Planning Commission Meeting 06-21-2016MINUTES OF A
REGULAR MEETING
OF THE PLANNING COMMISSION
OF THE
CITY OF ROLLING HILLS
JUNE 21, 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, June 21, 2016 in the City Council Chamber, at City Hall, 2
Portuguese Bend Road, Rolling Hills, California.
ROLL CALL
Commissioners Present: Cardenas, Gray, Smith and Chairman Chelf.
Commissioners Absent: Commissioner Kirkpatrick (excused).
Others Present: Yolanta Schwartz, Planning Director.
Natalie Karpelcs, Assistant City Attorney.
Wendy Starks, Associate Planner.
Heidi Luce, City Clerk.
Lauren Sharng, 5 Pinc Tree Lane.
Criss Gundcrson, Architect.
Ross Smith, 4 Bowie Road.
V'Etta Virtue, 4 Maverick Lanc.
Tavisha Nicholson, Bolton Engineering.
Charlie Raine, 4 Pinto Road.
Carmen Schaye, 58 Portuguese Bend Road.
Tom, Hynes, 23 Crest Road East (property owner).
Edddy Delgado, 38 Saddleback Road.
Carole Hoffman, 3 Hillside Lane.
APPROVAL OF THE AGENDA
Approved as presented.
PUBLIC COMMENTS ON MINUTES AND ANY ITEM NOT ON THE AGENDA
None.
APPROVAL OF MINUTES
May 17, 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 May 17, 2016 as presented. Commissioner
Cardenas seconded the motion, which carried without objection.
May 17, 2016, Regular Meeting of the Planning Commission
Commissioner Smith moved that the Planning Commission approve the minutes of the regular meeting
of the Planning Commission held on May 17, 2016 as presented. Commissioner Cardenas seconded the
motion, which carried without objection.
REORGANIZATION
CONSIDERATION OF REORGANIZATION OF THE PLANNING COMMISSION
The Planning Commission continued this matter to a future meeting.
CONSIDERATION OF REORGANIZATION OF THE COMMITTEE ON TREES
AND VIEWS
The Planning Commission continued this matter to a future meeting.
Minutes
Planning Commission Regular Meeting
06-21-16
T\�
REQUEST FOR TIME EXTENSION
REQUEST FOR TIME EXTENSION TO COMMENCE WORK IN ZONING CASE NO. 863,
38 PORTUGUESE BEND ROAD.
Commissioner Smith recused herself from consideration of this case due to the proximity of her properly
to the subject property and left the dais. Chairman Chelf introduced this item and asked for staff's
comments. Planning Director Schwartz stated the applicant in Zoning Case No. 863 at 38 Portuguese
Bend Road submitted a request for a two-year time extension to commence construction on the project.
Following brief discussion, Vice Chairman Gray moved that the Planning Commission adopt Resolution
No. 2016-16 granting two-year time extension to commence construction in Zoning Case No. 863 at 38
Portuguese Bend Road. Commissioner Cardenas seconded the motion, which carried without objection.
Commissioner Smith returned to the dais.
RESOLUTIONS
RESOLUTION NO. 2016-15. A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW,
FOR GRADING AND CONSTRUCTION OF A NEW RESIDENCE WITH A BASEMENT,
DETACHED GARAGES, COVERED PORCHES, STABLE. SWIMMING POOL WITH A
SPA, RETAINING WALLS, NEW DRIVEWAY; A CONDITIONAL USE PERMIT TO
CONSTRUCT A GUEST HOUSE, DETACHED GARAGES, AND STABLE WITH LOFT;
AND VARIANCES TO EXCEED MAXIMUM PERMITTED AVERAGE HEIGHT OF
RETAINING WALLS AND TO EXCEED THE MAXIMUM PERMITTED LOT
DISTURBANCE IN ZONING CASE NO. 901 AT 5 PINE TREE LANE, (LOT 94-RH),
(SHARNG).
Chairman Chelf introduced this item and asked for staffs comments. Planning Director Schwartz
briefly reviewed the applicant's request in Zoning Case No. 901 at 5 Pine Tree Lane stating that at its
last meeting, the Planning Commission directed staff to prepare a Resolution approving this project and
that resolution is presented for consideration with the standard findings of fact and conditions of
approval as well as certain conditions specific to this project. She noted that the proposed driveway
was reviewed by the Traffic Commission and recommended for approval but the applicant has since
revised the driveway location to address concerns raised. She reviewed the new driveway configuration
stating that it will be moved 20 II. to the North so that the Pine trees can be retained. She stated that this
change will be reviewed by the Traffic Commission at its July meeting and the resolution contains a
condition that the driveway is subject to Traffic Commission review and approval. She stated that
today, an e-mail was received from the new property owner at 3 Pine Tree Lane requesting that that the
Planning Commission defer its decision on this matter to give him an opportunity to review the plans.
Discussion ensued concerning this request and it was noted that there are no specific objection presented
in the correspondence.
Chairman Chelf called for public comments.
Lauren Shamg, 5 Pine Tree Lane addressed the Planning Commission regarding the request to defer
stating that she met the new owners at the RHCA office recently and offered to show them the plans and
review the project. She stated that the new owners were aware of the project when they purchased the
property and requested that the decision not be deferred.
Tavisha Nicholson, Bolton Engineering addressed the Planning Commission to further explain the
revised driveway configuration.
Following brief discussion, Vice Chairman Gray moved that the Planning Commission adopt Resolution
No. 2016-15 granting approval of the applicant's request in Zoning Case No. 901 at 5 Pine Tree Lane.
Commissioner Smith seconded the motion, which carried without objection.
PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETING
ZONING CASE NO. 895 -REVISED. Request for a Site Plan Review to construct a new 5,270
square foot single family residence, 848 square foot garage, 6,000 square foot basement,
swimming pool, several not to exceed 5' high retaining walls, a new driveway and grading of
8,500 cubic yards of dirt which includes excavation from basement and pool; Variances arc
Minutes
Planning Commission Regular Meeting
06-21-16
requested to encroach with the residence into the rear setback, to locate the set aside arca for a
future stable and portion of the corral in front yard and a portion of the corral within front
setback, to exceed the maximum permitted total lot coverage and disturbed arca of the lot, to
encroach with retaining walls and basement light wells into setbacks, to construct retaining walls
that do not average out to 2.5' in height, to exceed the maximum permitted coverage with a
driveway of the front setback and to export the dirt off site, in Zoning Case No. 895, 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, Section 15303.
Chairman Chelf introduced this item and asked for staffs comments. Planning Director Schwartz
reviewed the applicant's revised request stating that the revisions were made based on the concerns
raised by the Planning Commission and neighbors when the project was previously considered regarding
the size of the house, the grading, and the amount of fill, the driveway and the walls. She reviewed the
revisions stating that the size of the house was reduced from 6,269 sq. ft. to 5,270 sq. ft. resulting in less
encroachment into the yard setback; the number of lightwells was reduced; the pad was lowered by 5-6
ft.; the size of the building pad was reduced and the retaining walls were revised and reduced. She stated
that today, the applicant's representative submitted further revisions to the pool and the location of the
pool equipment based on concerns raised by a neighbor. She stated that by moving the pool, it is now in
front of the leading edge of the house, which requires a variance and will have to be noticed and
advertised as such. She noted that the grading quantities also changed. She further provided an overview
of the applicant's request including the grading, disturbance and variances requested. She stated that the
driveway approach was reviewed by the Traffic Commission and recommended for approval.
In response to Commissioner Cardenas regarding the size of the building pad getting smaller, Planning
Director Schwartz stated that it was a result of the pad being lowered and there being less fill.
Chairman Chelf called for public comment.
Criss Gunderson, Architect addressed the Planning Commission to further explain the changes that were
made to the project stating that in addition to addressing the concerns raised by the Planning
Commission, he met with several neighbors to hear their concerns and the revisions were based on those
concerns as well. With regard to moving the pool and the pool equipment, he stated that change was in
response to concern raised by a neighbor regarding noise the pool equipment and the pool itself.
Chairman Chelf expressed his appreciation to Mr. Gunderson for his responsiveness to the concerns
raised.
Ross Smith, 4 Bowie Road addressed the Planning Commission stating that he and other neighbors met
with Mr. Gunderson to express their concerns regarding the project and thc revised plans were reviewed
by neighbors. He stated that overall they are happy with what has been achieved so far. He commented
that Mr. Gunderson also agreed to landscape the area between his property and the subject property.
V'Etta Virtue, 4 Maverick Lane addressed the Planning Commission to express concern regarding the
soil stability in the area.
Chairman Chelf asked the Planning Commissioners if they feel a second field trip is necessary. Vice
Chairman Gray commented that his concerns have been addressed and he does not feel it is necessary to
visit the site again. Commissioner Cardenas concurred. Commission Smith commented that she would
like to sec the project.
In response to Chairman Chelf regarding the concern raised by Mrs. Virtue, Mr. Gunderson stated that
the soils and geology reports have been done and there were issues of concem. Discussion ensued
concerning the grading and the fill. Mr. Gunderson commented that there is no fill on the northerly
slopes.
Following discussion, Vice Chairman Gray moved that the Planning Commission direct staff to prepare
a Resolution granting approval of the applicant's request in Zoning Case No. 895 -REVISED at 10
Bowie Road with the standard findings of fact and conditions of approval. Commissioner Cardenas
seconded thc motion. Planning Director Schwartz commented that based on the latest revisions made,
the request for variance will be re-noticed/advertised and it will come back before the Planning
Minutes
Planning Commission Regular Meeting
06-21-16
Commission as a public hearing with a resolution of approval for consideration. Following brief
discussion. the motion carried with Commissioner Smith opposed.
ZONING CASE NO. 902. Request for a Site Plan Review for the construction of a new 11.100
square foot residence, with 11,100 square foot basement, 1,540 square feet attached garages,
2,654 square feet covered porches, 864 square foot swimming pool and spa, trellises, driveway
and an outdoor kitchen and grading for a total of 63,250 cubic yards of dirt, which includes over -
excavation and re -compaction; Conditional Use Permits to construct an 800 square foot guest
house, and a 1,300 square foot stable with a 792 square foot loll; in Zoning Case No. 902, at 23
Crest Road East, (Lot I32A-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 comtnents. Planning Director Schwartz
reviewed the applicant's request stating that the Planning Commission visited the site and held a public
hearing in May. She stated at the last meeting, the Planning Commission expressed concern regarding
the size of the house, the configuration of the lower pad, and the tennis court and the amount of fill
required for the tennis court and neighboring resident expressed concern regarding the grading and
drainage and the impact the development will have on the properties below in the Flying Triangle
landslide area. She further stated that in response to the concerns regarding drainage, the County
Engineer was present at the last meeting to address the drainage questions and the applicant has prepared
a hydrology study that was deemed adequate for this project by Willdan Engineering. She stated that in
response to the concerns raised previously, the applicant has revised the project in several aspects. She
reviewed the revisions. which include reducing the size of the house and basement to 11,100 sq. ft.;
relocating the driveway 20 11. to the east and 4 ft. south to lessen the impact of the driveway; modifying
the garages; reducing the size of the pool; removing some of the parking pads and outdoor amenities and
eliminating the tennis court. Shc stated that a 1,300 sq. Ii. stable and 800 sq. ft. guesthouse arc now
proposed on the lower pad instead of the tennis court. She further reviewed the grading for the lower pad
noting that the amount of cut and fill has been revised. She stated that as recommended by the Planning
Commission. the applicant is proposing cisterns to handle the water rather than the infiltration unit
previously proposed. She further reviewed the proposed drainage. She stated that the revised driveway
apron will be presented to the Traffic Commission for consideration at its July meeting. She further
reviewed the grading, which is proposed at 63,250 cu. yds. with 19,000 cu. yds. of overexcavation and
19,500 cu. yds. of recompaction. She stated that no variances are requested with this application since
the tennis court was eliminated and the driveway was reconfigured. Shc further reviewed the coverage
and grading percentages which are all below the Code requirements.
Brief discussion ensued concerning the proposed cisterns.
Chairman Chelf called for public comment.
Tavisha Nicholson, Bolton Engineering addressed the Planning Commission to further explain how the
cisterns were designed to work stating that all of the water from the upper area will be going the cisterns
and discharged into the outlet structure. Further discussion ensued concerning the proposed drainage
plan. Ms. Nicholson further explained the other revisions that were made to the project stating that all of
the variances were eliminated.
Charlie Raine, 4 Pinto Road addressed the Planning Commission to express concern that the drainage
and grading associated with this project will alTect the stability of the properties below. He reviewed a
map/aerial image of the arca showing the canyons and neighboring properties, pointing out the canyons
that flank property. He further commented that he believes the hydrology report should be further
reviewed.
Carmen Schaye, 58 Portuguese Bend Road addressed the Planning Commission to express concern
regarding the stability of property and the size of the house. She expressed further concern regarding the
drainage from the property and its affect on the properties below.
Tom Hynes, Property Owner addressed the Planning Commission stating that this property has been in
family many years and they should be able to develop it as long as the applicable laws and engineer's
recommendations are followed.
Minutes
Planning Commission Regular Meeting
06-21-16
-4
Commissioner Cardenas commented that he believes a site visit should be scheduled. Commissioner
Smith expressed concern regarding the large amount of cut and fill and the stability of the area. Vice
Chairman Gray commented that he is pleased with the addition of the cistems for water retention and
also expressed concern regarding the amount of fill on the lower pad and suggested that maybe the
guesthouse could be lowered to reduce the fill.
Chairman Chelf expressed appreciation to the applicant for the efforts that have been made in attempt to
address the concerns raised. He suggested the applicant provide an explanation of the water retention
system and how it affects the outflow. Commissioner Cardenas suggested that the applicant provide
more information regarding the affect the cisterns have on the amount of water coming off the
developed property as compared to the undeveloped site.
In response to Commissioner Smith, Mr. Hynes explained the history behind his family's purchase of
the property and stated that it was simply due to personal family reasons that the property was not
developed.
Following staffs presentation, public testimony and discussion, 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 revised request in Zoning Case No. 902 at 23
Crest Road East. The public hearing was continued.
ZONING CASE NO. 904 Request for a Site Plan Review and a Conditional Use Permit to
construct a 976 square foot stable with 767 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 staffs comments. Associate Planner Starks reviewed
the applicant's request and stated that the Planning Commission visited the site earlier in the day. She
stated that grading is proposed at 250 cu. yds. of cut and 250 cu. yds. of fill. She stated that as staff was
reviewing the staking, it was realized that there wasn't the required 35 ft. distance between the
guesthouse and the stable so the applicant will need to request a Variance if they wish to leave it as
currently proposed and the project will have to be renoticed/advertised. She reviewed the coverage
percentages stating that the structural lot coverage is 9.7%, total lot coverage is 22.9% and disturbance is
63%. She further stated that since the field trip staff received a letter from a neighbor regarding a utility
pole noting that the applicant will be required to underground the utilities to the structure, but there will
be no requirement that the pole he removed.
In response to Commissioner Cardenas, Planning Director Schwartz stated that the Zoning Ordinance
requires undergrounding to the structure under consideration, but does not require that the pole be
removed because other property owners may be receiving service form the pole.
Chairman Chelf called for public comment.
Eddy Delgado addressed the Planning Commission stating that she is working with her contractors to
determine the best way to address the concerns raised during the field trip but it is proving to be a
challenge because either the trail or the riding arena will be impacted. Ms. Delgado expressed
frustration over the challenges she's faced attempting to construct this stable. Discussion ensued
concerning options for addressing the concerns raised. It was suggested that applicant consider locating
the stable where the arena is proposed, the corral where stable is proposed and requesting a variance to
locate the riding arca in the front yard area.
Carole Hoffman, 3 Hillside Lane addressed the Planning Commission suggesting that the barn be re-
located to an arca with more open space around it to provide the best utilization for equestrian uses.
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. 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
Minutes
Planning Commission Regular Meeting
06-21-16
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. Planning Director Schwartz
reported that at the field trip earlier in the day, the Planning Commission directed staff to prepare a
Resolution granting approval of the applicant's request in Zoning Case No. 906 at 27 Crest Road West
with the standard findings of fact and conditions of approval which will be presented to the Planning
Commission for consideration at its July meeting.
Chairman Chelf called for public comment. Hearing none, he closed the public hearing.
NEW PUBLIC HEARINGS
None.
SCHEDULE OF FIELD TRIPS
The Planning Commission scheduled a field trip to the following properties to be conducted on Tuesday,
July 19, 2016 beginning at 7:30 a.m.
7 Ringbit Rd. E (tentative)
23 Crest Rd. East
10 Pine Tree Lane (Lot Line Adjustment)
2950 Palos Verdes Drive North - slope repair
ITEMS FROM THE PLANNING COMMISSION
Commissioner Smith expressed her appreciation to the other Planning Commissioners and stated that
she has enjoyed working with them and serving on the Planning Commission. Chairman Chelf thanked
Commissioner Smith for her years of service stating at he appreciates the balance she brought to the
Planning Commission.
ITEMS FROM STAFF
Topics and dates for joint meeting between the Planning Commission and City Council.
Planning Director Schwartz reviewed potential dates and topics for the joint meeting between the
Planning Commission and City Council. Recognizing that the August dates were not convenient for
everyone, staff was asked to look for dates in September for the meeting.
ADJOURNMENT
Hearing no further business before the Commission, Chairman Chelf adjourned the meeting at 8:31 p.m.
to an adjourned regular meeting of the Planning Commission scheduled to be held on Tuesday, July 19,
2016 beginning at 7:30 a.m. for the purpose of conducting field trips to 7 Ringbit Road East; 23 Crest
Road East; 10 Pine Tree Lane and 2950 Palos Verdes Drive North. The next regular meeting of the
Planning Commission is scheduled to be held on Tuesday, July 19, 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,
ctielAig4 «1)
Heidi Lucc
City Clerk
Minutes
Planning Commission Regular Meeting
06-21-16
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 17ih day of Junel, 2016,1 serve the within
Planning Commission Meeting Agenda
Regular Meeting - 06/21/2016
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
I certify (or declare) under penalty of perjury, that the foregoing is true and correct.
Executed on the 17th day of June, 2016 at Rolling Hills, California.
City Manager
Planning Commission
Ewa Nikodem
Administrative Assistant
al Rae ice¢
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, JUNE 21, 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. May 17, 2016, Adjourned Regular Meeting of the Planning Commission
B. May 17, 2016, Regular Meeting of the Planning Commission
6. REORGANIZATION
A. CONSIDERATION OF REORGANIZATION OF THE PLANNING
COMMISSION
B. CONSIDERATION OF REORGANIZATION OF THE COMMITTEE ON TREES
AND VIEWS
7. A. REQUEST FOR TIME EXTENSION TO COMMENCE WORK IN ZONING
CASE NO. 863, 38 PORTUGUESE BEND ROAD.
-1-
8. RESOLUTIONS
A. RESOLUTION NO. 2016-15. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE
PLAN REVIEW, FOR GRADING AND CONSTRUCTION OF A NEW RESIDENCE WITH A
BASEMENT, DETACHED GARAGES, COVERED PORCHES, STABLE, SWIMMING POOL
WITH A SPA, RETAINING WALLS, NEW DRIVEWAY;•A CONDITIONAL USE PERMIT
TO CONSTRUCT A GUEST HOUSE, DETACHED GARAGES, AND STABLE WITH LOFT;
AND VARIANCES TO EXCEED MAXIMUM PERMITTED AVERAGE HEIGHT OF
RETAINING WALLS AND TO EXCEED THE MAXIMUM PERMII"IED LOT
DISTURBANCE IN ZONING CASE NO. 901 AT 5 PINE TREE LANE, (LOT 94-RH),
(SHARNG).
9. PUBLIC HEARINGS ON ITEMS CONTINUED FROM A PREVIOUS MEETING
A. ZONING CASE NO. 895 -REVISED. Request for a Site Plan Review to construct a new
5,270 square foot single family residence, 848 square foot garage, 6,000 square foot basement,
swimming pool, several not to exceed 5' high retaining walls, a new driveway and grading
of 8,500 cubic yards of dirt which includes excavation from basement and pool; Variances are
requested to encroach with the residence into the rear setback, to locate the set aside area for
a future stable and portion of the corral in front yard and a portion of the corral within front
setback, to exceed the maximum permitted total lot coverage and disturbed area of the lot, to
encroach with retaining walls and basement light wells into setbacks, to construct retaining
walls that do not average out to 2.5' in height, to exceed the maximum permitted coverage
with a driveway of the front setback and to export the dirt off site, in Zoning Case No. 895, 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, Section 15303.
B. ZONING CASE NO. 902. Request for a Site Plan Review for the construction of a
new 11,100 square foot residence, with 11,100 square foot basement, 1,540 square feet
attached garages, 2,654 square feet covered porches, 864 square foot swimming pool and spa,
trellises, driveway and an outdoor kitchen and grading for a total of 63,250 cubic yards of
dirt, which includes over -excavation and re -compaction; Conditional Use Permits to
construct an 800 square foot guest house, and a 1,300 square foot stable with a 792 square foot
loft; 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.
C. ZONING CASE NO. 904, Request for a Site Plan Review and a Conditional Use
Permit to construct a 976 square foot stable with 767 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.
-2-
D. 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.
10. SCHEDULE OF FIELD TRIPS (July 19, 2016)
7 Ringbit Rd. E (tentative)
10 Bowie Rd.
23 Crest Rd. West
10 Pine Tree Lane (Lot Line Adjst)
2950 PVDR North- slope repair
11. ITEMS FROM STAFF
A. Topics and dates for joint meeting between the Planning Commisison and City
Council.
12. ITEMS FROM THE PLANNING COMMISSION
13. ADJOURNMENT
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.
-3-
DRAFT
Agenda Item No. 5-B
Meeting Date: 06-21-16
MINUTES 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: Cardenas, Gray, Smith and Chairman Chelf.
Commissioners Absent: Commissioner Kirkpatrick (excused).
Others Present: Yolanta Schwartz, Planning Director.
Natalie Karpeles, Assistant City Attorney.
Wendy Starks, Associate Planner.
Heidi Luce, 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
Minutes - Planning Commission Regular Meeting
05-17-16
DRAFT
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 carriedwithout 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.
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-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 and left the dais. Planning Director Schwartz reviewed the applicant's request to
construct a swimming pool and trellis in Zoning Case 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 are exceptional and extraordinary circumstances to warrant granting the variance to build
in the setback. He stated that he feels there are other areas 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.
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DRAFT
Following discussion, Commissioner Cardenas 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), (ELICIN).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 Chelf called for public comment.
Tavisha Nicholson, Bolton 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
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DRAFT
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 Chelf 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 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
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.
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
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DRAFT
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.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz
reviewed the 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. ft. garage and 6,000 sq. ft. 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
sidc 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.
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DRAFT
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 the movement of the soil. Discussion ensued concerning the size of the house and the
basement.
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 the 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 concems
regarding the project. The public hearing was continued.
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 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. She 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. She 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
Minutes - Planning Commission Regular Meeting
05-17-16
DRAFT
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 the 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 Chelf 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.
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 area 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 (85th 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 area 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
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DRAFT
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 downslope 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 Raine, 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 are reviewed by
the County. Ms. Nicholson explained how the calculations are done.
Mr. Raine 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.
Commissioner Cardenas commented that he is not opposed to the 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.
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DRAFT
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 the 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 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 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 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 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
reviewed the applicant's request to construct a new house in Zoning Case No. 901 at 5 Pine Tree 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 Tree 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 the stable She reviewed the development
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05-17-16
DRAFT
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
the project and the reasoning for the location of the driveway. She stated that the proposed location of
the house is designed to take best advantage of the existing views.
Lauren Shamg, 5 Pine Tree 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 the two Pine Trees can be 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 Chelf asked for comments from the Planning
Commission.
Vice Chairman Gray stated for the record that he listened to the meeting tape from the last time the
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 concemed
about the visibility of the stable from across the canyon. With regard to the driveway and the 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 Tree
Lane with the standard findings of fact and conditions of approval plus conditions that the old driveway
be abandoned and that construction vehicles do not use the neighboring driveway at 3 Pine Tree 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.
Minutes - Planning Commission Regular Meeting
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DRAFT
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 area 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.
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 Chelf introduced the item and asked for staff's 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.
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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 adjoumed 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, Califomia.
Respectfully submitted,
Heidi Luce
City Clerk
Approved,
Brad Chelf
Chairman
Minutes - Planning Commission Regular Meeting
05-17-16
Agenda Item No: 5A
Mtg. Date: 06-21-16
MINUTES OF AN
ADJOURNED REGULAR MEETING
OF THE PLANNING COMMISSION
MAY 17,2016
FIELD TRIP
PRESENT:
Chairman Chelf, Commissioners Cardenas, Gray, Kirkpatrick, and Smith
Raymond Cruz, City Manager
Yolanta Schwartz, Planning Director
Wendy Starks, Associate Planner
A. ZONING CASE NO. 905. Request for a Site Plan Review for a proposed porch
addition on a property with restricted development condition in Zoning Case No. 905 at
an existing residence located at 13 Outrider Road, (Lot 94-A-EF), Rolling Hills, CA,
(Hang Ja Yoo).
Also present at this field trip were:
Myung C. Chung, Project Architect
Chairman Chelf called the meeting to order at 7:30 a.m. at 13 Outrider Road.
Planning Director Schwartz reviewed the applicant's request for approval of a 244
square foot porch that would normally be approvable over-the-counter, but because
there is a condition on the property that any development must come before the
Planning Commission, a Site Plan Review is required. In addition, she stated that the
RHCA Architectural Committee required a covered porch on the house. Following brief
discussion and there being no objections, the Commissioners requested that staff draft a
Resolution of Approval for the evening meeting when the public hearing resumes.
B. ZONING CASE NO. 903. Request for a Site Plan Review for the construction of a
detached trellis at 37 Chuckwagon, on a property with a condition that any
construction or development on the property be reviewed by the Planning Commission,
in Zoning Case No. 903, (Lot 19 -CF), Rolling Hills, CA (Van Nortwick).
Also present at this field trip were:
Michael Maynez, Designer
Mr. and Mrs. Van Nortwick, Property Owners
Jim Aichele, resident 14 Crest Road West
Associate Planner Wendy Starks reviewed the applicant's proposed project for a 701
square foot trellis above existing outdoor amenities and stated that there is a Restricted
0
Development Condition on the property. There was discussion about where the
setback was and it was confirmed that the proposed development is outside of the
setback and complies with municipal code's height restriction. Following brief
discussion and there being no objections, the Commissioners requested that staff draft a
Resolution of Approval for the evening meeting when the public hearing resumes.
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, in Zoning Case No. 895, at 10 Bowie Road, (Lot 4-CRA), Rolling
Hills, CA (Pang Jui Yiu).
Also present for this field trip were:
Criss Gunderson, Project Architect
Jack Ng, Property Manager
Marsha Kulpa, resident 1 Bowie Road
Ross Smith, resident 4 Bowie Road
Mr. and Mrs. Hsu, residents 6 Bowie Road
Mr. and Mrs. Tsai, residents 8 Bowie Road
Jeanne Bishop, resident 12 Bowie Road
Allen Lay, resident 19 Caballeros Road
Jim Aichele, resident 14 Crest Road West
Planning Director Yolanta Schwartz described the project and Criss Gunderson
distributed a Proposed Project Layout detailing the staking. Director Schwartz
explained how the project was revised to address previous concerns. Specifically, the
house was "slid" back, porches at the front were removed, and trees will be added to
the front to provide screening. She stated that the driveway apron is proposed to be
widened and that the Traffic Commission will review it on May 26th. Chairman Chelf
asked if the project's pad could be lowered and was concerned about the long
driveway. Mr. Gunderson responded that the driveway cannot be reconfigured and still
meet the fire department requirements. Discussion ensued and Jeanne Bishop expressed
concerns about the proposed trees at the front of the proposed project as they may block
her views from her property. Chairman Chelf explained a landscape plan must be
submitted and approved and Mr. Gunderson said the trees will be respectful of her
view. Mr. Lay asked about the existing retaining wall that runs the length of the project
to the west of the property and wondered if it was built with permits when it was built
about 20 years ago. Director Schwartz advised that the building permits are unclear
and more investigation needs to be done. Some of the residents present inquired about
the location of the project in relationship to the setbacks and discussion ensued
regarding the amount and height of the fill necessary to create the larger building pad.
Commissioners expressed concerns with the height of the pad and encouraged the
architect to lower the building pad. Director Schwartz queried the number of light
wells. The residents expressed concerns about parking of vehicles during construction.
Director Schwartz stated that a condition could be included if the project is approved,
which would require that construction vehicles park on site or on Bowie Rd. easement
adjacent to the site. Mr. Gunderson advised that the first thing to be built would be the
new driveway to help accommodate construction vehicles.
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 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).
Also present for this field trip were:
Tavisha Nicholson, Engineer
Tony Inferrera, Architect
Kit Bagnell, Los Angeles County Public Works Engineer
Mr. and Mrs. Hynes, Property Owners
Jim Aichele, resident 14 Crest Road West
Mr. and Mrs. Mackenbach, residents 56 Portuguese Bend Road
Gordon Schaye, resident 58 Portuguese Bend Road
Chris Reinsch, Project Manager 27 Crest Road East
Charles Raine, resident 2 Pinto Road
Lauren Sharng, resident 5 Pine Tree Lane
Planning Director Schwartz described the project and explained that the applicant
removed the guesthouse, previously proposed in the front yard, in order to respond to
previously expressed concerns. Ms. Nicholson walked the group through the project
and explained the staking. Chairman Chelf asked if the driveway could be
reconfigured and Ms. Nicholson advised she would look into it but is constrained by
Fire Department requirements for a turn -around area and the slope from the street
further east of the proposed apron. Several residents and Commissioners asked
questions about grading and hydrology, and Director Schwartz explained that County
drainage engineer will be on hand at the evening public hearing to answer questions
and that the Supervising engineer is present at the field trip. Commissioner Chelf
asked if the house could be lowered. Ms. Nicholson said that this would have to be
studied further. All present then walked to the back of the development to view the
pool, stable set aside area, the proposed tennis court and biofiltration unit.
Commissioner Chelf expressed concerns about the proposed development in the rear
(the tennis court and trellis), as there would be a lot of fill required for the tennis court
and stated that it doesn't seem to be respectful towards the neighbors. Mr. and Mrs.
Mackenbach expressed concerns about how far down, below the building pad, grading
would have to start for benching and where the bedrock is and asked if the applicants
are aware of the history of landslides in the City, and about the drainage in this area.
Commissioner Chelf asked that Ms. Nicholson be prepared to address those questions
during the evening meeting. Commissioner Kirkpatrick expressed concerns about the
tennis court in general and inquired how important it is to the project overall. In
response to Commissioner Smith, Ms. Nicholson stated that the stable and corral set
aside area could not be staked because of the dense vegetation and pointed out the
general area of where it is proposed, which had limited stakes in the ground.
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
detached garages, covered porches, including at stable, 964 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, 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 in Zoning Case No. 901, at 5 Pine Tree Lane, (Lot
94-RH), Rolling Hills, CA. (Sharng).
Others present for this field trip were:
Tavisha Nicholson, Engineer
Tony Inferrera, Architect
Paul Mckeown of Mckeown Construction Inc.
Lauren Sharng, Property Owner
Mr. and Mrs. Hynes, property owners 23 Crest Road East
Jim Aichele, Resident 14 Crest Road West
William Hassoldt, 10 Pine Tree Lane
Planning Director Schwartz described the project and explained that the portion of the
existing driveway located on the property will need to be abandoned or a conditional
use permit would be required to retain it. She stated that the driveway apron must
remain on the project site as it serves the adjacent property at 3 Pine Tree Lane. Ms.
Nicholson walked the group through the project and explained the staking. Planning
Director Schwartz stated that in an effort to address some of the concerns the Planning
Commission had at the previous meeting, the applicant's removed the proposed tennis
court, reduced the size of the house and made the swimming pool and outdoor kitchen
smaller and relocated the outdoor kitchen towards the back wall. She explained that a
new driveway apron is proposed and that the Traffic Commission will review it at
their May 26th meeting. Mr. Hassoldt expressed concerns about the ridge height as it
can be seen from his property, especially once brush and trees are cleared. Discussion
ensued about elevations, grading, and slopes for the project. The property owner
explained that she desires a long flat driveway for horse trailers and for parking on -site
for her guests as there is limited parking available on Pine Tree Lane. Commissioner
Chelf inquired why at least one of the garages couldn't be attached to the house. Ms.
Sharng stated that architecturally the design works best for her and the future use of
the property. It was pointed out that the two-story stable would be seen from across
the canyon and responding to Commissioner's questions Planning Director Schwartz
advised there were no inquiries about the stable or about the project in general by any
residents, except for Mr. HassoIdt and Mr. Podell, the property owner at 3 Pine Tree
Lane who expressed concems regarding the use of the common driveway. Following
brief discussion regarding the landscaping and grading of the project, and discussion
about lowering the building pad, the group walked over to Mr. Hassoldt's property at
10 Pine Tree Lane to view the staking from his perspective and noticed from the
driveway that some of the ridgeline of the proposed house was visible through the
trees.
There being no further discussion, the public hearing was continued to the
evening meeting of the Planning Commission beginning at 6:30 PM.
Respectfully Submitted,
Yolanta Schwartz Date
Planning Director
Approved:
Brad Chelf, Chairman Date
•
MEMORANDUM
Agenda Item No.: 6A, 6B
Mtg. Date: 06/21/16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: A. CONSIDERATION OF REORGANIZATION OF THE
PLANNING COMMISSION
B. CONSIDERATION OF REORGANIZATION OF THE
COMMITTEE ON TREES AND VIEWS
RECOMMENDATION
It is recommended that members of the Planning Commission discuss reorganization of
the Planning Commission and the Committee on Trees and Views.
A. PLANNING COMMISSION
Pursuant to Section 2.20.060 of the Rolling Hills Municipal Code, the "Planning
Commission shall elect a Chairperson and Vice Chairperson from among its members,
who shall serve for a term of one year and until the successor of each is appointed".
Although the Municipal Code calls for reorganization, the Commission, after
voting, may retain the same officers.
In 2013 the Planning Commission decided that the annual reorganization should
take place in the spring of each year, (due to the fact that City Council elections,
when they occur, are in the spring).
The following is a history of chairperson and vice -chairperson positions since 2009-10.
Reorganization 2016-17
0
r
YEAR
CHAIRPERSON
VICE CHAIRPERSON
2009-10
DeRoy
Smith
2010-11
Smith
Pieper
2011-12
Pieper
Chelf (Henke declined)
2012-13
Pieper
Chelf (Henke declined)
2013-14
Chelf
Smith
2014-15
Chelf
Smith
2015-16
(Current)
Chelf
Gray
As stated before, the Commission may consider rotation or retain the current officers.
13. COMMITTEE ON TREES AND VIEWS
Pursuant to Section 17.26.20 of the Municipal Code, "the Committee on Trees
and Views is composed of three members of the Planning Commission appointed by
the Commission annually at the same time as the Commission selects its officers, or
whenever a vacancy occurs."
Current members of the Committee are Gray, Smith and Chelf, with Committee
member Smith serving as the Chairperson.
The Commission may consider re -organization of its members to the Committee or
retain the current officer. The Committee could also postpone reorganization until such
time as there is a view case before the Committee.
Reorganization 2016-17
MEMORANDUM TO RECUSE
TO: Honorable Chairman and Members of the Planning Commission
FROM: Heidi Luce, City Clerk
SUBJECT: Zoning Case No. 843, extension
DATE: June 21, 2016
Due to proximity of her property to the subject property, Commissioner Smith should
recuse herself from consideration of Zoning Case No. 843, request for time extension, at
38 Portuguese Bend Road. She may however participate as a resident.
Mr qdei
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Mtg. Date 6/21/16
Agenda Item: 7A
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: REQUEST FOR TIME EXTENSION -
Request for an extension to commence construction of a solid roof
covered patio, retaining wall and grading in Zoning Case No. 843 -
Modification at 38 Portuguese Bend Road (Wheeler).
DATE: JUNE 21, 2016
BACKGROUND
Attached is a request from Mr. and Mrs. Wheeler requesting a 2 year time
extension to commence grading for and construction of an 860 sq.ft. covered
patio, spa, outdoor kitchen and retaining walls.
After several revisions to the retaining walls, on June 17, 2014 by Resolution No.
2014-13 the Planning Commission approved a modification to a previously
approved Site Plan Review for the covered patio, outdoor amenities, spa and
grading. The modification entailed changes to the retaining walls surrounding
the proposed, building pad. This approval expires on July 17, 2016 unless
construction commences by that time.
The applicants have obtained the grading permit for the work and have all the
plans ready to be submitted to the Department of Building and Safety for plan
check for the structures; however, they won't be ready to commence the work by
July 17, 2016.
One of the conditions of approval of the modified site plan review requires that
the project commence within two years of the effective date of the resolution.
Pursuant to Section 17.46.080 of the Zoning Ordinance, the Planning
Commission may extend the approval for up to a maximum of two years.
In the request Mr. and Mrs. Wheeler state that some issues have come up that
need to be resolved before they could go forward with this project, and are
therefore requesting a 2 year extension.
RECOMMENDATION
It is recommended that the Planning Commission consider the request and adopt
Resolution No. 2016-16 granting the request. The resolution specifies two-year
extension, or July 17, 2018. However, the Commission could select a different
extension time period.
To the Rolling Hills Planning Commission June 6, 20i6
Re: Zoning case 8113
Covered Patio, Walls, and Spa
38 Portuguese Bend Road
We would like to ask for a 2 year extension on our approved plans
regarding zoning case 843 to allow commencement of the approved work
without further delay.
We do have our grading permit, and all plans are ready to go,just not
pulled. We are working out some kinks that popped up, and we are trying to
figure out our options.
Thank you foryour consideration.
Best Rear
Steve d Lori Wheeler
58 Portuguese Bend Road
RECEIVED
JUN 082016
City of Roiling Hills
By
THIS PAGE INTENTIONALLY LEFT BLANK
O
RESOLUTION NO. 2016-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING A TIME EXTENSION TO
A PREVIOSULY APPROVED PROJECT FOR SITE PLAN REVIEW
IN ZONING CASE NO. 843 -MODIFICATION, AT 38
PORTUGUESE BEND ROAD, LOT 118-RH, (WHEELER).
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. Wheeler with
respect to real property located at 38 Portuguese Bend Road requesting two year time
extension to comply with the requirements of Resolution No. 2014-13 to commence
construction of the approved project, consisting of 860 square foot solid roof patio,
retaining walls, spa, outdoor kitchen and grading. Resolution No. 2014-13 was a
modification to the construction of the retaining walls for this project, approved by
Resolution No. 2014-04, dated February 17, 2014.
Section 2. The Commission considered this item at a meeting on June 21,
2016 at which time information was presented by the applicants indicating that
additional time is needed to process and implement the project.
Section 3. Based upon information and evidence submitted, the Planning
Commission grants two year time extension and does hereby amend Paragraph B of
Section 6 of Resolution No. 2014-13, dated June 17, 2014 to read as follows:
B. The approval granted under Zoning Case No. 843, as amended herein,
shall expire within four years from the effective date of approval of this
modification if construction pursuant to this approval has not commenced
within that time period as required by Section 17.46.080A of the Rolling Hills
Municipal Code. No further extension shall be granted.
Section 4. Except as herein amended, the provisions and conditions of
Resolution No. 2014-04 and Resolution No. 2014-13 shall continue to be in full force
and effect.
PASSED, APPROVED AND ADOPTED THIS 21th DAY OF JUNE 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE
CITY CLERK
CJ
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2016-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A TIME EXTENSION TO A PREVIOSULY
APPROVED PROJECT FOR SITE PLAN REVIEW IN ZONING CASE NO. 843 -
MODIFICATION, AT 38 PORTUGUESE BEND ROAD, LOT 118-RH,
(WHEELER).
was approved and adopted at a regular meeting of the Planning Commission on
June 21, 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
HEIDI LUCE
CITY CLERK
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. S -A
Mtg. Date: 06-21-16
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
ZONING CASE NO. 901 -RESOLUTION OF APPROVAL
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 & MAY 5, 2016
REQUEST AND PLANNING COMMISSION ACTION
1. The applicant, Ms. Sharng requests 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
detached garages- (714 and 441 square feet each), 1,445 square feet covered porches,
including 520 sq.ft. at the stable, 964 square foot swimming pool and spa, 50 square foot
pool equipment, 300 square foot service yard, 275 square foot entryway, retaining walls,
new driveway and 350 square foot outdoor kitchen, and grading for a total of 48,150
cubic yards of dirt (11,775 c.y. cut and 11,775 c.y. fill; 12,300 c.y. over -excavation and
12,300 c.y. re -compaction). The applicant also requests a Conditional Use Permit to
construct an 800 square foot guesthouse, the detached garages, and 1,810 square foot
stable with 611 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.
ZC NO. 901, 5 Pine Tree Lane
A new driveway apron is also requested, and was reviewed and recommended for
approval by the Traffic Commission. However, the applicant would like to move the
driveway apron further north, so that a large Pine Tree could be retained. The Traffic
Commission will review the apron at their July 28 meeting. A condition has been placed
in the Resolution that a new driveway apron is subject to review and approval by the
Traffic Commission.
2. The Planning Commission held public hearings on April 19, and May 17, 2016
and a field trip on May 17, 2016 and following the review and discussion of the
revisions to the project, directed staff to prepare a Resolution of approval.
3. During the May 17, 2016 field visit and during the evening public hearing concerns
were expressed about the existing shared driveway with 3 Pine Tree Lane and access to
3 Pine Tree Lane during construction and the removal of large trees to accommodate
the construction.
Together with standard findings of facts and conditions of approval, conditions specific
to this project have been included in the draft Resolution, such as:
• Ensure that vehicular access to 3 Pine Tree Lane is not impacted by construction
activities
• Demolish the driveway on 5 Pine Tree Ln, but retain the access (apron) to 3 Pine
Tree Ln over 5 Pine Tree Ln property
• A new driveway apron off of Pine Tree Lane to be reviewed and approved by the
Traffic Commission
• Provide photographic evidence of the condition of the common apron and
restore it after construction, if damaged
• Ensure Best Management Practices for maintenance of the stable and manure
control
• All utility lines to be placed underground
• Provide landscaping plan prior to obtaining a grading permit
• The project is subject to the City's Water Efficient Landscape Ordinance and Low
Impact Development Ordinance
4. It is recommended that the Planning Commission review and consider the
attached Resolution 2016-15 for adoption.
ZC NO. 901
RESOLUTION NO. 2016-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW
FOR GRADING AND CONSTRUCTION OF A NEW RESIDENCE WITH
A BASEMENT, DETACHED GARAGES, COVERED PORCHES,
STABLE, SWIMMING POOL WITH A SPA, RETAINING WALLS AND
NEW DRIVEWAY; A CONDITIONAL USE PERMIT TO CONSTRUCT A
GUEST HOUSE, DETACHED GARAGES, AND STABLE WITH LOFT;
AND VARIANCES TO EXCEED MAXIMUM PERMITTED AVERAGE
HEIGHT OF RETAINING WALLS AND TO EXCEED THE MAXIMUM
PERMITTED LOT DISTURBANCE IN ZONING CASE NO. 901 AT 5
PINE TREE LANE, (LOT 94-RH), (SHARNG).
THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS
FOLLOWS:
Section 1. An application was duly filed by Ms. Lauren Sharng to request a
Site Plan Review for the construction of a new 5,250 square foot residence, with a 5,250
square foot basement, 1,115 square feet of detached garages (714 and 441 square feet
each), 1,445 square feet covered porches including 520 square feet at the stable, 964
square foot swimming pool and spa, 50 square foot pool equipment, 300 square foot
service yard, 275 square foot entryway, retaining walls, new driveway, 350 square foot
outdoor kitchen, and grading for a total of 48,150 cubic yards of dirt (11,775 c.y. cut and
11,775 c.y. fill; 12,300 c.y. over -excavation and 12,300 c.y. re -compaction). The applicant
also requests a Conditional Use Permit to construct an 800 square foot guesthouse, the
detached garages, and 1,810 square foot stable with 611 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.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application at their regular meeting on April 19, 2016 and in the field on
May 17, 2016 and continued to the evening meeting of May 17, 2016. Neighbors within
1,000 -foot radius were notified of the public hearings and a notice was published in the
Peninsula News on April 7, 2016 and May 5, 2016. The applicants and their agents were
notified of the public hearings in writing by first class mail and the applicant and her
agents were in attendance at the hearings. Evidence was heard and presented from all
persons interested in affecting said proposal, and from members of the City staff. Four
residents visited the site during the noticed field trip on May 17, 2016. During the first
public hearing on April 19, 2016, the Planning Commissioners 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. The
project was revised to eliminate the tennis court, the size of the residence was reduced
from 5,975 square feet with a 5,000 square foot basement to 5,250 square feet with a
Reso. 2016-15 1
5 Pine Tree Lane
5,250 square foot basement, the porches were increased to 1,445 square feet from 1,260
square feet, the pool/spa was reduced to 964 square feet from 1,152 square feet, the 275
square feet entryway was increased from 100 square feet, and the outdoor kitchen was
reduced to 350 square feet from 460 square feet. The loft in the stable was increased
from 481 square feet to 611 square feet. The applicant withdrew the application 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. The Planning Commission has reviewed, analyzed and studied said
revised proposal.
Section 3. 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. A Condition of Approval is for the applicant to abandon their portion of the
joint driveway once their new driveway is constructed and remove the concrete, but
retain the access serving 3 Pine Tree Lane.
Section 4. The Planning Commission finds that the project is exempt from the
California Environmental Quality Act, (CEQA) pursuant to Section 15303 (new
construction of single family residence and accessory structures), and Section
15061(b)(3) (common sense exemption) of the CEQA guidelines.
Section 5. Section 17.46.030 requires a development plan to be submitted for
Site Plan Review and approval before any grading requiring a grading permit or any
new building or structure may be constructed or any expansion, addition, alteration or
repair to existing buildings may be made which involve changes to grading or an
increase to the size of the building or structure by not more than 999 square feet in any
thirty-six (36) month period. The grading for the structures (new residence, garages,
swimming pool, guest house, and stable) require Site Plan Review due to the fact that
they are new structures and per Zoning Code 17.46.020.A-2. The pool requires a Site
Plan Review due to the grading required for it under Zoning Code 17.46.020.A.2(a) and
the size, and the retaining walls require a Site Plan Review due to their height being
over 3' in height and over 2.5' average.
With respect to the Site Plan for grading and the proposed structures 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 structures comply with
the General Plan requirement of low profile, low -density residential development with
sufficient open space between surrounding structures and maintaining sufficient
Reso. 2016-15 2
5 Pine Tree Lane
setbacks to provide buffers between residential uses. Although the disturbed area
exceeds the maximum permitted amount of 40% at 45.2%, a large portion of it is for the
proposed 1,810 square foot stable with 611 square foot loft (which requires a
Conditional Use Permit), and the associated 3,900 square foot corral along with the long
driveway that is needed to accommodate horse trailers. The stable and corral promote
the rural, equestrian aesthetic of Rolling Hills. None of the structures are in setbacks.
The project conforms to Zoning Code lot coverage requirements, except for disturbance.
The net lot area of the lot is 187,196 square feet. The structural net lot coverage is
proposed at 12,279 square feet or 6.56%, which includes all of the structures, with
allowance for permitted deductions, (20% max. permitted); and the total lot coverage
proposed, including the driveway would be 29,074 square feet or 15.5%, (35% max.
permitted). The disturbed area of the lot is proposed to be 45.2%, which exceeds the
maximum allowed disturbance of 40% (Municipal Code 17.16.070B).
B. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. The topography and the configuration of the
lot have been considered, and it was determined that the proposed development will
not adversely affect or be materially detrimental to adjacent uses, buildings, or
structures, because the proposed project will be constructed partially on the existing
building pad of the currently developed lot, will be the least intrusive to surrounding
properties, will be screened and landscaped with trees and shrubs, is of sufficient
distance from nearby residences so that it will not impact the view or privacy of
surrounding neighbors, and will allow the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners. The proposed
project would be located on a gentler slope of the property and leaving the steeper and
more densely vegetated areas in their natural state to the north and northeast, along
with the natural drainage course.
The project promotes equestrian uses, therefore furthering the City's goal to remain an
equestrian community.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, and is consistent with the scale of the neighborhood when compared
to other residences in the vicinity of said lot as the proposed house is 5,250 square feet
and the average in the vicinity is 5,149 square feet. The development plan follows the
natural contours of the site to minimize grading by utilizing a portion of the existing
building pad for the new development. Due to the existing house being located in the
setback and easement it is necessary to move the house and therefore drop the pad
elevation in order to achieve the necessary building pad. The residence is proposed on
the shallowest sloped area with a basement being added to increase the residence size
while reducing the footprint. The slopes being created have been rounded and it was
attempted to mimic the existing slope in the area. The use of retaining walls along the
upper side of the building pad/back yard, stable and driveway has helped to minimize
grading.
Reso. 2016-15 31 )
5 Pine Tree Lane �/
D. The development plan will introduce additional landscaping, which is
compatible with and enhances the rural character of the community, and the
landscaping will provide a buffer or transition area between private and public areas.
There will be some clearing of existing landscaping due to overgrowth and improper
maintenance that has become a fire hazard.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the new 20'
driveway will be safer to drive on as two cars can safely pass one another. There is
ample parking in the garages and there is a proposed parking pad at the front of the
house, outside of all setbacks, as Pine Tree Lane does not have wide shoulders to park
on so all visitor parking must be contained on site. An adequate driveway is proposed
to safely accommodate horse trailers to the stable and corral area.
Section 6. Sections 17.18.060 and 17.18.090 of the Rolling Hills Municipal
Code permit approval of a stable over 200 square feet and corral over 550 square feet
with a Conditional Use Permit. The proposed 1,810 square foot stable with 611 square
foot loft and 3,900 square foot corral comply with all requirements of these sections.
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. An 800 square foot guesthouse is
proposed. Section 17.16.210 (A)(5) of the Zoning Ordinance contains conditions for a
guesthouse, subject to approval of a conditional use permit. All of the detached
structures comply with the provisions and conditions for such structures. With respect
to this request for Conditional Use Permits, the Planning Commission finds as follows:
A. Conditionally permitted uses are not outright permitted by the Rolling
Hills Municipal Code. The Commission must consider applications for a Conditional
Use Permit and may, with such conditions as are deemed necessary, approve a
conditional use which will not jeopardize, adversely affect, endanger or to otherwise
constitute a menace to the public health, safety or general welfare or be materially
detrimental to the property of other persons located in the vicinity of such use.
B. The granting of a Conditional Use Permit for the stable, corral, detached
garages, and guest house would be consistent with the purposes and objectives of the
Zoning Ordinance and General Plan because the uses are consistent with similar uses in
the community, and meet all the applicable code development standards for a stable
and corral, detached garages, and guesthouse and they are located in areas on the
property that are adequately sized to accommodate such uses. The proposed uses are
appropriately located in that they will be sufficiently separated from nearby structures
used for habitation or containing sleeping quarters. The stable/corral would be
constructed in furtherance of the General Plan goal of promoting and encouraging
equestrian uses. The detached garages are proposed to separate the residential
structures from the stable. The proposed guesthouse in a common amenity to Rolling
Hills.
Reso. 2016-15 4 ((, )
5 Pine Tree Lane \� J
C. The nature, condition, and development of adjacent structures have been
considered, and the project will not adversely affect or be materially detrimental to
these adjacent uses, buildings, or structures because the proposed uses (stable/corral,
detached garages, and guest house) are located in the middle of a 4.3 acre net lot and
their general locations are of sufficient distance from nearby residences so as to not
impact the view or privacy of surrounding neighbors. The proposed stable is to be
located adjacent to the corral and a path designated for equestrian uses that runs from
the stable to the driveway is separate from the other outdoor living areas on the
property and will be comprised of decomposed granite. The loft area of the stable is
directly accessed from the driveway.
D. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the proposed uses (stable/corral, detached
garages, and guest house) complies with the low profile residential development
pattern of the community and will not give the property an over -built look, and areas
will remain open and unobstructed. The lot is 4.3 acres net in size and is sufficiently
large to accommodate the proposed uses.
The stable will be compatible with the uses in the surrounding area because
Rolling Hills is an equestrian community and stables are encouraged. The stable will
look like a stable and the 3,900 square foot corral will promote open space on the pad.
The detached garages will be compatible with surrounding uses as they meet the
requirements of the City as well as being proportioned to the house size. They will
function like garages and not a residential structure.
The guest house will be compatible with the uses in the surrounding area
because it will have the same architectural design as the house and is in the rear yard
and is an amenity other residences in Rolling Hills have.
E. The proposed conditional uses (stable/corral, detached garages, and guest
house) complies with all applicable development standards of the zone district and
requires Conditional Use Permits pursuant to Sections 17.18.060, 17.18.090,
17.16.210(A)(4), and 17.16.210(A)(5) of the Zoning Ordinance.
F. The proposed conditional uses are 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.
Section 7. Sections 17.38.010 through 17.38.050 of the Code permit approval of
a variance from the standards and requirements of the Zoning Ordinance when, due to
exceptional or extraordinary circumstances applicable to the property and not applicable
to other similar properties in the same zone, strict application of the Code would deny
the property owner substantial property rights enjoyed by other properties in the same
Reso. 2016-15 5 CI_
5 Pine Tree Lane
vicinity and zone. The applicant seeks a variance from the requirement 17.16.190(F) that
walls not exceed five feet or 2.5 feet in average, and from 17.16.070(B) that disturbance be
limited to 40% of the net lot area. The walls do not exceed 5' high maximum but they do
not average out to 2.5' high and require a variance. The disturbance is proposed at
45.2%, which is higher than the permitted 40% due in large part to the proposed long
driveway. With respect to this request for Variances, the Planning Commission finds as
follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property or to the intended use that do not apply generally to the other
property or class of use in the same zone because the existing lot, despite it being over 5
acres gross, has approximately half of its overall area at a slope of 2:1 or steeper and the
remainder undulated and hilly and the lot requires grading in order to create a
sufficient flat area to construct the house and accessory structures. The existing building
pad cannot be utilized in its entirety for the new development, as most of it is located in
the setback. There is a drainage course along the western property line, which must
also be avoided. In order to generate the dirt needed for the pad, it was necessary to
drop the pad and the walls helped to achieve this. However, due to the slope in the rear
of the lot, and no grading allowed in the Association easements, the average wall height
did not average to 2.5'. The majority of the walls will not be visible from the street and
will mainly only be seen by the owner as they will be flanking the residential pad. The
walls for the stable will be visible from the western side. However, there is a steep
slope between the walls and the property line along with existing vegetation, which will
add additional screening for these walls.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
which would be denied to the property in question absent a variance, because the site is
sloped in nature so in order to provide a pad that meets the development standards,
additional grading is required and it was necessary to push the limits of grading farther
out than if the lot did not have as much slope to it. The overage is not significant and
the property owner should not be denied the privilege of a new house because the
topographic nature of the lot makes it infeasible to comply strictly with Section
17.16.170.
The exceedance of the disturbance is due in large part to the proposed driveway.
Any concerns voiced by residents and the Planning Commissioners during the public
hearing were addressed in the revised site plan and during the field visit to the site.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone in
which the property is located. A minor increase in the overall percentage of disturbed
area on the lot will have no effect on the public welfare or on property or improvements
in the vicinity and the walls which exceed 2.5' average in height are not in any setbacks
and will not cause any line of sight issues on Pine Tree Lane due to the rows of existing
trees currently in the vicinity.
Reso. 2016-15 6
5 Pine Tree Lane \✓
D. The variance does not grant special privileges to the applicant. To the
contrary, absent a variance, the property owner would be deprived of the same rights
and privileges afforded to other property owners in the vicinity. Unique circumstances
applicable to the subject property make it infeasible for the property owner to comply
with Section 17.16.070. The minor overage requested will allow the property owner to
enjoy the same rights and privileges afforded to many other properties in the vicinity
and zone.
E. 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.
F. The variance request is consistent with the General Plan. The proposed
project, together with the variance, will be compatible with the objectives, policies,
general land uses and programs specified in the General Plan and will uphold the City's
goals to protect and promote construction that is rural in nature.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby approves Zoning Case No. 901 request for a Site Plan Review for the construction
of a new 5,250 square foot residence, with a 5,250 square foot basement, 1,115 square feet
of detached garages (714 and 441 square feet each), 1,445 square feet covered porches
including 520 square feet at the stable, 964 square foot swimming pool and spa, 50
square foot pool equipment, 300 square foot service yard, 275 square foot entryway,
retaining walls, new driveway, 350 square foot outdoor kitchen, 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); Conditional Use Permit to construct an 800 square
foot guesthouse, the detached garages, and 1,810 square foot stable with 611 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. With the proposed
grading, the disturbed area of the lot would be 45.2% subject to the following conditions:
A. The Site Plan, Conditional Use Permits, and Variances approvals shall
expire within two years from the effective date of approval as defined in Sections
17.46.080, 17.42.070, and 17.38.070 unless otherwise extended pursuant to the
requirements of these sections.
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 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 permit, or shown otherwise on an approved plan.
Reso. 2016-15 7
5 Pine Tree Lane
D. The lot shall be developed and maintained in substantial conformance with
the site plan on file 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 shall conform to the approved development plan. All conditions of the Site
Plan Review, Conditional Use Permit, and Variance approvals shall be incorporated into
the building permit working drawings, and where applicable complied with prior to
issuance of a grading or 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.
Any modifications and/ or changes to the approved project, including resulting from field
conditions, shall be discussed and approved by staff prior to implementing the changes.
E. Prior to submittal of final working drawings to 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.
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. Structural lot coverage of the lot shall not exceed 12,279 square feet or 6.56%
of the net lot area, in conformance with lot coverage limitations (20% maximum).
The total lot coverage proposed, including structures and flatwork, shall not
exceed 29,074 square feet or 15.5%, of the net lot area, in conformance with lot coverage
limitations (35% max).
H. Grading for this project shall not exceed 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 shall be balanced on site. The disturbed area of the lot, including the
approved stable and corral shall not exceed 45.2%.
I. The residential building pad is proposed at 44,100 square feet and shall not
exceed coverage of 9,344 square feet or 21.2% with allowed deductions. The stable pad is
proposed at 5,720 square feet and shall not exceed 2,149 square feet of coverage or 37.6%
with allowed deductions.
Reso. 2016-15
5 Pine Tree Lane
J. A new driveway shall be provided per the Fire Department requirements
and the apron of the driveway shall be subject to review and approval by the Traffic
Commission.
Further, the portion of the existing shared driveway with 3 Pine Tree Lane that is
located on the property at 5 Pine Tree Lane shall be abandoned and the concrete removed
once the new driveway off Pine Tree Lane is completed. At no time shall vehicular access
to 3 Pine Tree Lane be impacted by construction activities at 5 Pine Tree Lane. The
driveway apron serving 3 Pine Tree Lane, but located on 5 Pine Tree Lane shall be
unaffected by this development and shall be available at all times for egress and ingress
to 3 Pine Tree Lane. Photographic evidence of the condition of the shared driveway and
apron with 3 Pine Tree Lane shall be submitted to the Planning Department before any
construction or demolition. Any damage caused to the apron, easements or curbs by
construction activities shall be restored at the expense of the applicant.
K. Access to the stable and to the corral shall be decomposed granite or like
100% pervious roughened material.
L. Only one sanitary facility consisting of a shower, sink, and a toilet and a
kitchenette is permitted in the guesthouse per Section 17.16.210(A)(5)(c).
M. 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 all of the proposed
structures, or as otherwise required by the Fire Department.
N. 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), into natural
drainage course or spread on the property.
O. The pool equipment area shall be enclosed and screened with landscaping.
Per LA County Building Code, pool barrier/fencing shall be required.
P. 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,
roofing and material requirements of properties in the Very High Fire Hazard Severity
Zone.
Q. All utility lines to the residence, guesthouse, detached garages, and stable
shall be placed underground, subject to all applicable standards and requirements.
Reso. 2016-15 9
5 Pine Tree Lane
R. 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.
S. All graded slopes shall be landscaped. A landscaping plan shall be
submitted to the City in conformance with Fire Department Fuel Modification
requirements and graded slopes. Prior to finaling the project, trees and shrubs shall be
planted to screen the project from the neighbors. The landscaping shall not form a hedge
like screen but be offset. The height of any new trees and shrubs, to be planted in
conjunction with this project, shall not at any time exceed the ridgeline of the roof of the
structures, which they are screening. The landscaping plan shall utilize to the maximum
extent feasible, plants that are native to the area, are water -wise and are consistent with
the rural character of the community.
The landscaping shall be subject to the requirements of the City's Water Efficient
Landscape Ordinance, (Chapter 13.18of the RHMC).
T. The setback lines and roadway easement lines in the vicinity of the
construction for this project shall remain staked throughout the construction. A
construction fence may be required.
U. Perimeter easements, including roadway 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 Rolling Hills Community
Association.
V. 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 permits for waste hauling prior to start of work and provide proper
documentation to the City.
W. 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.
X. During construction, all parking shall take place on the project site, on the
new driveway and, if necessary, any overflow parking shall take place within the
unimproved roadway easements on the east side of Pine Tree 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.
Y. 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
Reso. 2016-15 10
5 Pine Tree Lane
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.
Z. 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#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.
AA. 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 drainage facilities
management and to the City's Low Impact development Ordinance (LID). Further the
property owners shall be required to conform to the County Health Department
requirements for a septic system.
AB. Prior to finaling of the project an "as graded" and an "as constructed" plans
and certifications, including certifications of ridgelines of the structures, 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.
AC. 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 21ST DAY OF JUNE 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Reso. 2016-15 11
5 Pine Tree Lane
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. 2016-15 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR
GRADING AND CONSTRUCTION OF A NEW RESIDENCE WITH A
BASEMENT, DETACHED GARAGES, COVERED PORCHES, STABLE,
SWIMMING POOL WITH A SPA, RETAINING WALLS AND NEW DRIVEWAY;
A CONDITIONAL USE PERMIT TO CONSTRUCT A GUEST HOUSE,
DETACHED GARAGES, AND STABLE WITH, LOFT; AND VARIANCES TO
EXCEED MAXIMUM PERMITTED AVERAGE HEIGHT OF RETAINING WALLS
AND TO EXCEED THE MAXIMUM PERMITTED 'LOT DISTURBANCE IN
ZONING CASE NO. 901 AT 5 PINE TREE LANE, (LOT 94-RH), (SHARNG).
was approved and adopted at regular meeting of the Planning Commission on
June 21, 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
HEIDI LUCE,
Reso. 2016-15 12
5 Pine Tree Lane
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 9A
Mtg. Date: 6-21-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
PROJECT RE -NOTICED: MAY 5, 2016, JUNE 9, 2016
ZONING CASE NO. 895
10 BOWIE ROAD (LOT 4-CRA)
RA -S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
PANG JUI YIU
CRISS GUNDERSON, ARCHITECT
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on December 15, 2015
and scheduled a field visit to the site on January 19, 2016 which, at the request of the
applicants was continued for several months to May 17, 2016, at which time the Planning
Commission visited the site to view the silhouette of the project and held a meeting in
the evening on May 17.
2. Following the December 2015 meeting, the applicant revised the plan to address
the concerns expressed by a neighbor. In addition, following the May 17, 2016 field trip
and the evening public hearing meeting, the applicants revised the plan further to
address the concerns expressed by the Planning Commission and neighbors.
Specifically, the following changes are proposed;
• Reduce the size of the proposed house from 6,269 sq.ft. to 5,270 sq.ft. and shorten
it by about 4'
• 1,060 sq. ft. of the house will encroach into rear yard setback. Maximum
encroachment is 18.25 feet, (previously 934 sq.ft. & up to 21' encroachment)
• Reduce number of light wells from 8 to 6
• Lower the building pad by 6 feet vertically at the north edge - front, and gently
slope back to the south; and about 5' lower in the back
ZC NO. 89510 Bowie Rd.
• No fill to be placed between the road and the house, except where necessary for
the driveway
• Reduce number of retaining walls along the driveway and reduce height of the
walls; eliminate the double walls along the middle area of the driveway
• Reduce the coverage of the front setback by the proposed driveway (from 24.8%
to 21.2%)
• Remove the 30" previously proposed wall along the building pad
• Construct a 5' retaining wall along the rear in the rear setback (in order to lower
the pad)
• Export all of the dirt, 8,500 cubic yards, necessitating a variance
• Lower the roof line of the proposed house by few inches
• Decrease the proposed building pad to 14,708 sq.ft. (previously 16,882 sq.ft.),
which reduces the limit of grading
3. With the proposed changes, the applicant, Mr. Pang Jui Yiu, requests a Site Plan
Review to construct a new 5,270 square foot single family residence, 844 square foot
garage, 6,000 square foot basement, 640 square foot swimming pool and spa, various
not to exceed 5' high retaining walls, service yard, entryway, covered porches and
outdoor kitchen. A new 400' long driveway and grading of 8,500 cubic yards of dirt,
which includes 4,209 cubic yards of excavation from basement and pool is also
proposed. Variances are requested to encroach with the residence into the rear setback,
to locate the set aside area for a stable and portion of the corral in front yard and a
portion of the corral within front setback; to exceed the maximum permitted total lot
coverage and disturbed area of the net lot; to construct retaining walls, service yard and
basement light wells that encroach into setbacks and walls that do not average out to
2.5' in height, to exceed the maximum permitted coverage with a driveway of the front
setback (21.2%) and to export dirt off site, (dirt from excavation activities only is
allowed to be exported).
4. It is recommended that the Planning Commission review the staff report, take
public testimony, determine if a field visit should be scheduled or provide other
direction to the applicant and 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
ZC No. 895
10 Bowie Road
status. That wall will not be altered or extended but will be maintained at the existing
height.
A new driveway is proposed that will access the site from Bowie Road, utilizing a
slightly reconfigured existing apron. The Traffic Commission reviewed the proposed
apron at their May 26, 2016 meeting and recommended approval.
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 8,500 cubic yards of dirt.
4,209 cubic yards of cut will be generated from basement and pool excavation and a cut
for the driveway. The total amount of the dirt will be exported, necessitating a variance.
Pursuant to the zoning ordinance only excavated material may be exported.
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 55,820 square feet (increase by 1,500 square feet) to 94.0%, 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 floor, and some elevations will be at 13' and 14'. The lowest finished grade
elevation over the span of the project will be at 1040.75-1041.8 feet and the ridge height
at the highest elevation will be at 1058.5 height. The house will have a full living area
basement with a depth of approximately 11 feet, at finished floor elevation 1029.5.
Proposed are six light wells, or shafts external and adjoining the building that allow
mainly for access of light and air to the basement. Three of the wells are 8' wide. One
light well 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.
ZC No. 895
10 Bowie Road
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
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 and size required by the Building Code be constructed.
12. The residential building pad (outside of setbacks) will be increased by 4,353
square feet to 14,708 square feet. The coverage on this pad is proposed at 48.5%, 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 8,116 square feet or 13.7%; with the
allowed deductions the structural coverage will be 7,996 or 13.5%, 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 22,466 square feet or 37.6% (previously 39.3%), which exceeds the
maximum permitted of 35%, (of net lot area); but is less than currently existing at 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.
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). 21.2% of the front yard setback will be covered by the driveway, (approx.
4,277 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
ZC No. 895
10 Bowie Road
"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
topography of this portion of the lot includes a steep upward grade. To accommodate
the 400' long driveway, a series of retaining walls are proposed along the entire
driveway, which range from a 6" curb to a maximum of 5 -feet. One portion of the
driveway (at the front) will be flanked by two sets of 5' high retaining walls, set back 5'
from each other, in order to keep the retaining wall along that portion of the driveway
to 5' maximum, rather than construct much higher retaining walls. Portions of the
proposed driveway retaining walls will be located in the RI-ICA 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, a new wall (approximately 40 -feet in
length) is proposed within the rear setback at a height ranging from 1 to 5 feet. It will
tie into an existing 7 -foot high retaining wall. In addition, a 5' high retaining wall is
proposed in the rear and east side yard setbacks.
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, although less than existing, still exceeds 35% coverage. The applicant's agent
states further that the project will preserve the existing topography with only minor
grading, and will preserve mature trees and drainage courses.
ZC No. 895
10 Bowie Road
He states that the existing house encroaches 28 feet into the rear setback for a total of
1,110 square feet, and the new construction will diminish this condition, therefore
providing for a greater rear yard.
19. While the disturbed area proportionate to net lot area remains high (96.6%), the net
increase is a relatively minor amount (2.5%) 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 portions of the driveway, to up to 6" curb 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 5,270
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
PREVIOUSLY PROPOSED
RA -S- 1 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 20 ft. from property line
Rear: 50 ft. from rear property line
STRUCTURES
(Site Plan Review required for
new residence and if size of
structure increases by more than
999 s.f. in a 36 -month period).
SINGLE FAMILY
RESIDENCE WITH
GARAGE, GAZEBO,
TO BE DEMOLISHED
NEW RESIDENCE WITH
BASEMENT, POOL, WALLS,
DRWY, OUTDOOR KITCHEN,
SET -ASIDE STABLE/ CORRAL
LOCATION
Residence
Garages
Stable (future)
Service yard
Pool
Pool Equipment
Outdoor kitchn.
Att. porches
Entry
Basement
TOTAL
REVISED 6/21/16
NEW RESIDENCE WITH
BASEMENT, POOL, WALLS,
DRWY, OUTDOOR KITCHEN,
SET -ASIDE STABLE/CORRAL
LOCATION
Residence
Garages
Stable (future)
Service yard
Pool/spa
Pool Equipment
Outdoor kitchn.
Att. Porches
Entry
Basement
Residence
Garage
Gazebo
Service yard
TOTAL
3506 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
4,432 sq.ft
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.
9,115 sq.ft
5270 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.
6000 sq.ft.
TOTAL 8,116 sq.ft.
STRUCTURAL LOT COVERAGE
(20% maximum)
7.2% (with allowances)
8,995 sq.ft. w/allowed
deductions or 15.1% of 59,376
sq.ft. net lot area
23,345 sq.ft. w/allowances or
39.3% of 59,376 sq.ft. net lot area
7,996 sq.ft. w/allowed
deductions or 13.5% of 59,376
sq.ft. net lot area
22,466 sq.ft. w/allowances or
37.6% of 59,376 sq.ft. net lot
area
48.5% of 14,708 sq.ft. residential
pad
TOTAL LOT COVERAGE
(35% maximum)
38.8%
BUILDING PADS (30% guideline)
Residence, garage, gazebo
Stable (minimum 450 sq. ft.)
GRADING
Site Plan Review required if
excavation and/or fill or
combination thereof that is more
than 3 feet in depth; must be
balanced on site (except basement)
41.6% (to be demolished)
None existing
N/A
47.4% of 16,882 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
4,209 c.y. cut and 4,075 c.y. fill
134 c.y. from basement (export)
21.7% on future 2,073 sq.ft. pad
8,500 c.y. total cut and fill; 4,209
c.y. excavation from basement
and pool.
All to be exported
10 Bowie, ZC No. 895 - R
6-a, b
DISTURBED AREA
91.5%
96.6%
59,376 sq.ft. of net lot area
94.0 % (55,820 sq.ft.) of 59,376
sq.ft. of net lot area
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
N/A
450 sq. ft. future proposed
550 sq. ft. future corral
450 sq. ft. future proposed
550 sq. ft. future corral
& 550 SQ.FI'. CORRAL)
STABLE ACCESS
N/A
Off main private driveway
Off main private driveway
ROADWAY ACCESS
Existing
Existing driveway approach,
slightly reconfigured.
Existing driveway approach,
slightly reconfigured -Traffic
Commission approved.
VIEWS
N/A
Planning Commission review
Planning Commission review
PLANTS AND ANIMALS
N/A .
Planning Commission review
Planning Commission review
10 Bowie, ZC No. 895 - R 6-a, b
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following findings:
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and zone;
ZC No. 895
10 Bowie Road
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.: 9-B
Mtg. Date: 06-21-16
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
JUNE 9, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission visited the site earlier in the morning on May 17, 2016
and continued the public hearing later that same evening. A public hearing was also
held on April 19, 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 the meeting on May
17, 2016. The City's grading/drainage engineer and a building official from LA County
Public Works Dept. both visited the site and attended the evening meeting to address
concerns about grading and drainage in general and specifically about the project. They
advised that they will review and assess the plan once it has been submitted to them to
ensure that proposed stormwater devices, whether biofiltration, cisterns or other
method, (currently proposed cisterns and dissipaters), would adequately ensure that
ZC NO. 902, 23 Crest E.
LJ
the proposed project does not generate more sheet flow or storm water to the properties
below then exists at present day with a vacant lot.
Planning Commissioners and residents expressed concerns about the length and
massing of the residence as seen from Crest Road, the grading required for the project,
the fill required for the tennis court and the impact of the overall development on the
lower pad.
The applicants revised the project and decreased the size of the residence by 400 square
feet, attached the two garages to the residence and removed the 410 square foot
breezeway to decrease the overall mass.
Planning Commissioners and residents expressed concerns about the proposed tennis
court in the southernmost portion of the lot where development is proposed. The
applicants responded by removing the tennis court from this current proposal and are
instead proposing an 800 square foot guest house, a 400 square foot trellis, and just
north of these proposed structures is a 1,300 square foot stable with 792 square foot loft
and 264 square feet of covered porches.
Planning Commissioners and residents also expressed concern about the driveway and
apron off of Crest Road. The applicants shifted the driveway apron 20' to the east,
shortened the driveway/turn around area near the previously proposed garages,
moved the driveway further south by few feet, which removed the variance request to
exceed 20% coverage of the front setback with a driveway.
This proposal removes all variances previously requested as follows:
Tennis court grading to exceed 750 cy's, and tennis court graded area to exceed
10,000 square feet = Tennis court is no longer being proposed.
Greater than 20% of front setback covered by driveway = reconfigured driveway
is 17.48% in the setback.
Guesthouse in front yard = guest house was removed for May 17submittal, but is
now being proposed in the southern portion of the lot where tennis court was
proposed.
This proposal removes the 2 previously proposed Conditional Use Permit requests and
replaces them with 2 new ones as follows:
Detached garage (both garages are now attached to the residence).
Request for tennis court (tennis court has been removed from proposal).
A two-story stable with 1,300 square foot on the first floor and a 792 square foot
loft has been added.
800 square foot guesthouse has been added.
3. With the proposed changes, the applicants request a Site Plan Review for the
construction of a new 11,100 square foot residence and 11,100 square foot basement
(was 11,500 square foot residence, 11,500 square foot basement), two garages totaling
1,540 square feet (both are now attached), 2,285 square feet of covered porches (was
ZC No. 902
G
2,430 square feet), a new pool and spa totaling 864 square feet (was 900 square feet)
with a 50 square foot pool equipment area, a 96 square foot service yard, a 270 square
foot outdoor kitchen (was 510 square feet), a 400 square foot trellis near the 800 square
foot guesthouse with 105 square foot covered porch, a two-story stable with 1,300
square foot on the first level with 264 square foot covered porch and a 792 square foot
loft, a new driveway and turnaround access. Grading will entail a total of 63,250 cubic
yards of dirt (12,125 c.y. cut and 12,125 c.y. fill; and 19,500 c.y. over -excavation and
19,500 c.y. recompaction).
4. It is recommended that the Planning Commission review the staff report, take
public testimony, deliberate and schedule a field trip to the site or provide other
direction to staff.
BACKGROUND
5. 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.
6. 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 an application for a subdivision.
7. 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 Geotechnical 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) is about 230 feet west of the
southwestern portion of the lot.
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.
MUNICIPAL CODE COMPLIANCE
8. The new residence is proposed at 11,100 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 18.5' above the finished floor, plus chimneys. The attached garages will
have a maximum ridge height of 13' from finished floor. The basement is proposed to
be 11,100 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
ZC No. 902
sloped area with a basement being added to increase the residence size while reducing
the footprint. None of the proposed structures are in setbacks.
9. The lot drains to the south west and south east of the property and the run-off is
proposed to be collected and stored in two cisterns that are 50' long and 10' in diameter
and located on the upper northeast portion of the lot under the driveway. A dissipater
is proposed just southeast of the cisterns and the residence to help filter stormwater
from the residential building pad.
A second dissipater is located southeast of the guesthouse/stable pad to filter
stormwater on the second pad. The dissipater has been repositioned from the previous
submittal to point away from the residence directly below and to the south of the
proposed project.
During the Planning Commission proceedings for the subdivision, several letters were
received from neighbors expressing their concern regarding drainage. Further, on the
site visit and during the public hearings in May residents continued to express their
concerns about drainage from the site. The applicant responded by providing 2
cisterns, removing the biofiltration unit, and repositioning the dissipater on guesthouse
pad as described above.
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. With the cistern method all new volume of water will be stored. The run-
off would first pass through a pre-treatment system and then would enter into the
cisterns. An overflow system will be installed to address times when the volume
exceeds the capacity in the tanks, such as a pump, which will released the excess
volume, possibly for irrigation, and will be collected in the dissipater to slowly be
distributed into the canyon.
As stated, LA County grading/drainage engineer and the building official were present
at the Planning Commission meeting on 5/17 and answered questions. 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).
10. 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 was shifted by
approximately 20 feet to the east, moved further back, away from Crest Road and is
ZC No. 902
O
9,875 square feet (was 10,650 square feet previously, and covers 17.48% of the front
setback (was 27.9%). Per Section 17.16.150B driveways shall not cover more than 20% of
the area of the setback in which they are located. The Traffic Commission reviewed and
approved the previously proposed driveway access at their May 26th meeting. The
Traffic Commission will review the newly revised and proposed apron on July 28, 2016
and the decision will be communicated to the Planning Commission.
A not to exceed 3' high retaining wall with a swale is proposed along the north and east
sides of the driveway. A 600 square foot parking pad (was 750 square feet) in front of
the residence, and adjacent to the driveway is proposed to accommodate guest parking.
Both meet Zoning Code provisions.
11. A stable with 1,300 square feet on the first floor and a 792 square foot loft with a
264 square foot covered porch and 2,300 square foot corral is proposed as part of the
guesthouse building pad that will be accessed by both a 10' wide stable access on a 25%
slope, accessed from Crest Road. A proposed (for pedestrians) 780 square foot stairway
with 3' high maximum walls joins the residence pad and the guesthouse pad. A 3' high
retaining wall is required just north of the stable and will have a swale behind it to
collect drainage.
Pursuant to the zoning code requirements the following is applicable to this request:
UQUIREMENTS
PROPOSED
Minimum 6' wide access with roughened surface
10 'wide access -way from Crest Road with
roughened surface (not paved)
Stable, corral not to be located on slopes
greater than 4:1
Grading with 3' retaining wall; 1,130 cubic
yards cut (480 for stable + 650 for corral)
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 4 stalls, 400 sf of
agricultural storage, 73 sf feed room, and
tack space in the loft (792 sf) which is 37.9%
of the structure
Size to include the entire footprint including loft,
if any
Ground floor (1,300 sf.): 593 sf stalls, 234 sf
center aisle, 73 sf feed room, 400 sf
agricultural storage;
Loft (792 sf is tack room)
Minimum of 60% shall be maintained for
agricultural uses
Agricultural uses: 1,300 sf (ground floor)
62.1%
Maximum of 40% not to exceed 800 s.f. may be
maintained for a tack room use
Tack use area comprises 792 sf. or 37.9%
Includes tack room/storage & bathroom
Tack area may have sanitary and kitchen
Bathroom proposed; no kitchen
ZC No. 902
amenities
Tack area may have glazed openings
Shall be a condition of approval.
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 tack room purposes
Loft plate height may not exceed 7'
The total height of the structure at its
highest peak is proposed to be 21' 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 2,300 sq. ft. corral enclosed with 3
high wall on north side
Access slope not to exceed 25%
From main driveway and Crest Road with
25% maximum slope
Commercial uses or sleeping is nut allowed
Applicant is nut proposing any conuuercial
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.
12. An 800 square foot guesthouse is proposed with a 14.6' high maximum ridgeline
plus chimneys. Section 17.16.210 (A)(5) of the Zoning Ordinance contains conditions for
a guesthouse, 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 exceed eight hundred square feet
An 800 square foot guesthouse
is proposed.
Shall not be located in the front yard or any
setback.
The guesthouse 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 a
kitchenette and a sanitary
facility
No vehicular access or paved parking area
shall be developed within fifty feet of the
guesthouse.
The driveway is more than fifty
feet away.
ZC No. 902
Occupancy of the guesthouse 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 guesthouse is prohibited.
This is a standard condition of
approval.
13. The proposed disturbed area of the lot will be 104,375 square feet or 39.8%, 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 12,125 cubic yards of cut and
12,125 cubic yards of fill, 19,500 cubic yards of over -excavation, and 19,500 cubic yards
of recompaction, for a total of 63,250 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 10,800 cubic yards accounting for yard areas, and 18,500 cubic
yards recompaction. The guest house pad requires a cut of 3,170 cubic yards and fill of
1,455 cubic yards (including over -excavation and recompaction). Maximum fill will be
12.5' at the southern portion of the pad for the proposed residence, 11.25' for the stair
feature, 10' for the outdoor kitchen, 6.5' for the house (south garage), and 5.5' at the
northwest curve of the driveway. Maximum cut will be 16.75' for the basement
excavation, 11.25' for the north driveway, 11' for the northeast corner, 9' for the south
landing of the stair feature, and 9' for the north garage.
The guesthouse pad has a maximum fill of 4.75' around the guest house and 11.5' fill for
the stable and 11.5' for the corral.
14. Two building pads are proposed. The residential building pad is proposed at
47,325 square feet and will have coverage of 16,205 square feet or 32.55% with allowed
deductions, (30% max. guideline). This pad includes all the structures minus the
guesthouse, stable and trellis. Pad 2 for the guesthouse and stable is proposed at 11,480
square feet with 2,389 square feet of coverage or 20.8% with allowed deductions for the
trellis.
15. The structural net lot coverage is proposed at 19,074 square feet or 7.3%, and
with allowed deductions would be 18,554 or 7.1%, (20% max. permitted); and the total
lot coverage including the structures and all hardscape and flatwork will be 36,684
square feet or 14.0% (35% max. permitted) excluding allowable deductions.
ZC No. 902
16. It will be required that the utility lines to the residence and garages be placed
underground.
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, and
Conditional Use Permit, 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.
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 2 ZONE SETBACKS
VACANT LOT
NEW RESIDENCE WITH
ACCESSORY STRUCTURES,
GUEST HOUSE, ATTACHED
GARAGES,POOL AND STABLE
Front: 50 ft. from front easement Tine
Side: 35 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
Residence
Basement
Garage attached
Garage attached
Pool/spa
Pool Equip.
Stable
Recreation Court
Att. Cov. Porches
Trellis
Outdoor Kitchen
Service yard
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 attached
Pool/spa
Pool Equip.
Stable -792 sf loft
Guesthouse
Att. Cov. Porches
Trellises
Outdoor Kitchen
Service Yard
11,100 sq.ft.
11,100 sq.ft.
770 sq.ft.
770 sq.ft.
864 sq.ft.
50 sq.ft.
1,300 sq.ft
800 sq.ft
2,654 sq.ft.
400 sq.ft.
270 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
19,074 sq.ft
STRUCTURAL LOT COVERAGE
0%
18,554 sf w/allowances 7.1% of
262,368 sq.ft. net lot area
(20% maximum)
TOTAL LOT COVERAGE
0%
36,684 w/allowances or 14.0% of
262,368 sq.ft. net lot area
(35% maximum)
BUILDING PADS (30% guideline)
N/A
N/A
32.55% of 47,325 sq.ft. pad
20.8% of 11,480 sq.ft pad
Residential
Guesthouse
GRADING
N/A
63,250 c.y. total; 12,125 cy cut,
12,125 cy (11!, 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. 8% (104,375 sq.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.)
ZC No. 902
3
STABLE (min. 450 SQ.FT.
N/A
1,300 sq. ft. (with 792 sq. ft loft)
2,300 sq. ft.
'Cr 550 SQ.FT. CORRAL)
STABLE ACCESS
N/A
Proposed from Crest Road
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 NEARBY PROPERTIES
For information onl
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
11,100 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;
ZC No. 902
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
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 amourit 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;
ZC No. 902
7. The project preserves surrounding native vegetation and
mature frees 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.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC No. 902
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: 9-C
Mtg. Date: 6/21/16
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 5, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission visited the site earlier in the morning of June 21, 2016.
The applicant, Ms. Delgado, requests a Site Plan Review and a Conditional Use Permit
for a 976 square foot stable with 767 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. The
applicant reduced the stable from 1,300 square feet to 976 square feet and increased the
porches from 750 square feet to 767.
2. It is recommended that the Planning Commission review the staff report, take
public testimony and provide direction to staff.
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
ZC NO. 904
0
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.
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 976 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 192 square foot tack room, and a 74 square foot muck room.
767 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 guesthouse 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
Distances from nearest residential structure
ZC NO. 904
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
agricultural uses only, but may include storage
for vehicles, household items
Stable is proposed to be for horse keeping
and associated uses.
Stable size to include the entire footprint
including loft, if any
976 square foot stable is comprised of 4
horse stalls, tack room, muck room, and a
feed room.
Stable minimum of 60% shall be maintained for
agricultural uses
Agricultural spaces, incl. stalls, muck room,
and shower comprise 80%
Stable maximum of 40% not to exceed 800 s.f.
may be maintained for a tack room use
Tack use area comprises 192 square feet or
20%.
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 c.y. cut and 250 c.y. fill) is proposed,
with cut for the stable and wall, and fill for the riding ring, for a total of 500 c.y. 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% or 64,000 square feet of the 101,040
square feet net lot area, which is legal non -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 14.9%.
ZC NO. 904
11. The structural lot coverage is proposed at 9,750 sf. or 9.7% of the net lot area, (20%
permitted); and the total lot coverage including the structures and paved areas is
proposed to be 23,170 square feet, or 22.9%, (35% permitted).
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 witt
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 with
center isle; 3,040 sq.ft. total
34 Saddleback Rd.
Proposed 976 sq.ft. - one story
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.
ZC NO. 904
0
16. The project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA Guidelines, Sec.15303).
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.
976 sq.ft.
1277 sq.ft.
350 sq.ft.
663 sq.ft.
600 sq.ft.
35 sq ft.
TOTAL:
8,007 sq.ft.
TOTAL
9,750 sq. ft.
GRADING
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.
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
STRUCTURAL LOT COVERAGE
7.9%
9.7% or 9,750 sf of 101,040 s.f.
net lot area
(20% maximum)
TOTAL LOT COVERAGE
20.3%
22.9% or 23,170 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
14.9% of 11,700 sq.ft. pad
(30% maximum -guideline)
Residential
Stable
DISTURBED AREA (40%
63.3% (legal nonconforming)
63.3% (legal nonconforming)
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
976 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
ZC NO. 904
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;
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. 904
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 uses observes the spirit and intent of this title.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 904
eel" el Rea 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.: 9-D
Mtg. Date: 6-21-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
APPLICATION NO. ZONING CASE NO. 906
SITE LOCATION: 27 CREST ROAD WEST (174 -B -MS)
ZONING AND SIZE: RA -S-2, 4.5 ACRES (GROSS)
APPLICANT: MR. & MRS. GOLDENBERG
REPRESENTATIVE: THOMAS G. DOBOS, LANDSCAPE ARCHITECT
DATE PUBLISHED: MAY 5, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing at their May 17 meeting and
visited the property in the morning of June 21, 2016.
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 wall will not
average out to 2.5' in height, thus the variance request.
2. It is recommended that the Planning Commission continue the hearing from the
field trip and provide direction to staff.
Z.C. No. 906
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 and a 1,173 square foot garage, a 7,000 square foot recreation
court, 1,690 square feet of entryways, 624 square feet of trellises, and a 200 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 water 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 pobl and spa will
be 27,373 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 50,464 square feet or
30.4%, with the allowable deductions; where maximum permitted is 35% (Municipal
Code 17.16.070A2).
6. Coverage on the residential building pad of 74,316 square feet will be 25.8%.
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 33.9%, 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 and yards, and 64
cubic yards of fill for the retaining walls and recompaction with 260 cubic yards being
exported.
Z.C. No. 906
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.
9. In response to justification for the variance 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 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
200 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
200 sq.ft
Site Plan Review
Variance required for walls that
average out to more than 2'6" in
height
TOTAL
25,370 sq.ft.
TOTAL
27,373 sq.ft
STRUCTURAL LOT COVERAGE
14.9%
26,691 sq.ft. w/allowances or
16.1% of 165,986 sq.ft. net lot area
(20% maximum)
Z.C. No. 906
TOTAL LOT COVERAGE
25.7%
50,464 sq.ft. w/allowances or
30.4% 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 - 25.8% of 74,316 sf. pad
Pad 2 - 21.5% of 2,120 sf. pad
GRADING
N/A
324 cubic yards of cut/excavation
for the pool, walls, stable, yard
64 cubic yards of fill
total grading = 388 cubic yards
260 c.y. to be exported
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
25.8% of the net lot area
33.9% 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;
Z.C. No. 906
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;
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.
Z.C. No. 906