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1.CALL TO ORDER 2.ROLL CALL 3.PLEDGE OF ALLEGIANCE 4.APPROVE ORDER OF THE AGENDA This is the appropriate time for the Chair or Commissioners to approve the agenda as is or reorder. 5.BLUE FOLDER ITEMS (SUPPLEMENTAL) Blue folder items are additional back up material to administrative reports and/or public comments received after the printing and distribution of the agenda packet for receive and file. 6.PUBLIC COMMENTS ON NON-AGENDA ITEMS This section is intended to provide members of the public with the opportunity to comment on any subject that does not appear on this agenda for action. Each speaker will be permitted to speak only once. Written requests, if any, will be considered first under this section. 7.CONSENT CALENDAR Business items, except those formally noticed for public hearing, or those pulled for discussion are assigned to the Consent Calendar. The Chair or any Commissioner may request that any Consent Calendar item(s) be removed, discussed, and acted upon separately. Items removed from the Consent Calendar will be taken up under the "Excluded Consent Calendar" section below. Those items remaining on the Consent Calendar will be approved in one motion. The Chair will call on anyone wishing to address the Commission on any Consent Calendar item on the agenda, which has not been pulled by Commission for discussion. 7.A.APPROVE AFFIDAVIT OF POSTING FOR THE PLANNING COMMISSION REGULAR MEETING OF APRIL 16, 2024 RECOMMENDATION: Approve as presented. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 AGENDA Regular Planning Commission Meeting PLANNING COMMISSION Tuesday, April 16, 2024 CITY OF ROLLING HILLS 6:30 PM The meeting agenda is available on the City’s website. The Planning Commission meeting will be live-streamed on the City’s website. Both the agenda and the live-streamed video can be found here: https://www.rolling-hills.org/government/agenda/index.php Members of the public may submit written comments in real-time by emailing the City Clerk’s office at cityclerk@cityofrh.net. Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information that you do not want to be published. Recordings to Planning Commission meetings can be found here: https://www.rolling-hills.org/government/agenda/index.php CL_AGN_240416_PC_AffidavitofPosting.pdf 1 7.B.APPROVE THE MINUTES FOR THE MARCH 19, 2024, PLANNING COMMISSION MEETINGS RECOMMENDATION: Approve as presented. 8.EXCLUDED CONSENT CALENDAR ITEMS 9.PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETING 9.A.ZONING CASE NO. 23-150: SITE PLAN REVIEW TO CONSTRUCT ADDITIONS TO AN EXISTING RESIDENCE AND STABLE GREATER THAN 999 SQUARE FEET, NEW BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, RETAINING WALLS, COVERED DECKS/PORCHES, GRADING, HARDSCAPE, LANDSCAPE, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR A STABLE GREATER THAN 200 SQUARE FEET WITH LOFT, CORRAL, AND A RECREATIONAL GAME COURT; AND VARIANCES FOR CONSTRUCTION IN THE FRONT AND REAR YARD SETBACKS FOR A PROPERTY LOCATED AT 2 POSSUM RIDGE ROAD, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 123- RH) (WHITCOMBE) RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take public testimony, and provide direction to staff and the applicant. A resolution is provided in case the Commission wishes to approve the project with conditions. 9.B.ZONING CASE NO. 23-070: SITE PLAN REVIEW TO DEVELOP A VACANT LOT INCLUDING NON-EXEMPT GRADING AND THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH BASEMENT, RETAINING WALLS EXCEEDING A HEIGHT OF 3 FEET (UP TO A MAXIMUM HEIGHT OF 5 FEET), DRIVEWAY WITH PORTIONS THAT EXCEED A WIDTH OF 20 FEET, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR CONSTRUCTION OF A STABLE, CORRAL, DETACHED TRELLIS, AND GUEST HOUSE; AND VARIANCES TO ALLOW THE STABLE, CORRAL, SWIMMING POOL, AND RETAINING WALLS TO ENCROACH INTO THE FRONT YARD, CL_MIN_240319_PC_FT_F.pdf CL_MIN_240319_PC_F.pdf Attachment 1: PL_ADR_240306_2PossumRidge_ZC23-150_RadiusMap.pdf Attachment 2: PL_ADR_2PossumRidgeRd_ZC23-150_PC_240416_Development Table_F.pdf Attachment 3: 2024-05_PC_Resolution_2PossumRidgeRd_ZC23- 150_Whitcombe_240416_D.pdf Attachment 4: PL_ADR_2PossumRidgeRd_ZC23- 150_LandscapePlan_240311_EDA_LandscapeReview.pdf Attachment 5: CL_AGN_240319_PC_Item10A_PublicComment01.pdf Attachment 6: PL_ADR_2PossumRidgeRd_ZC23-150_240319_PC_Set_Photos.pdf Attachment 7: PL_ADR_2PossumRidgeRd_ZC23- 150_240416_PC_Set_DevelopmentPlans.pdf.pdf Attachment 8: PL_ADR_2PossumRidgeRd_ZC23- 150_240319_PC_Set_EngineeringPlans.pdf.pdf Attachment 9: PL_ADR_2PossumRidgeRd_ZC23- 150_240319_PC_Phase2_barn_court_swap.pdf 2 ALLOW A PORTION OF THE CORRAL TO ENCROACH INTO THE FRONT YARD SETBACK, CONSTRUCT RETAINING WALLS EXCEEDING THE MAXIMUM AVERAGE HEIGHT OF TWO-AND-ONE-HALF FEET, CONSTRUCT A BASEMENT WITH A PORTION EXTENDING BEYOND THE BUILDING WALLS OF THE RESIDENCE, CONSTRUCT DECKS/PATIOS MORE THAN ONE FOOT ABOVE GRADE, AND ALLOW GRADING EXPORT FOR A PROPERTY LOCATED AT 23 CREST ROAD EAST, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 132A-MS) (OGASAWARA) RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take public testimony, and provide direction to staff and the applicant. A resolution is provided in case the Commission wishes to approve the project with conditions. 10.NEW PUBLIC HEARINGS 10.A.ZONING CASE NO. 23-056: SITE PLAN REVIEW FOR GRADING AND VARIANCE TO RETAIN GRADING IMPORT FOR A PROPERTY LOCATED AT 29 MIDDLERIDGE LANE SOUTH, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 239- A-6-MS) (JOHNSON) RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take public testimony, and provide direction to staff and the applicant. A resolution is provided in case the Commission wishes to approve the project with conditions (see Exhibit C). 11.OLD BUSINESS Attachment01_Vicinity Map_23 Crest Road East (ZC23-070).pdf Attachment02_Development Table 23 Crest Road East (ZC23-070) Attachment03_2024-06_PC_Resolution_23CrestRoadE_ZC23-070_D.pdf Attachment04_Grading Table_23 Crest Road East (ZC23-070) Attachment05_Comparison Table_23CrestRoadEast (ZC23-070) Attachment06_LandscapeReviewComments_23CrestRoadEast (ZC23-070) Attachment07_Photos_23 Crest Road East (ZC23-070) Attachment08_Comparison Plans_23CrestRoad East (ZC23-070) Attachment09_PL_ADR_23CrestRdE_ZC23- 070_240412_Plans_7thSubmittal_reduced_Part 1.pdf Attachment10_PL_ADR_23CrestRdE_ZC23- 070_240412_Plans_7thSubmittal_reduced_Part 2.pdf Attachment11_PL_ADR_23CrestRdE_ZC23- 070_240412_Plans_7thSubmittal_reduced_Part 3.pdf Attachment 1: PL_ADR_29MiddleridgeLnS_RadiusMap.pdf Attachment 2: PL_ADR_29MiddleridgeLnS_ZC23-056_240416_Development Table_F.pdf Attachment 3: 2024-07_PC_Resolution_29MiddleridgeLnS_ZC23-056_Johnson_F.pdf Attachment 4: PL_ADR_29MiddleridgeLaneS_ZC23- 056_230727_EmailfromAnthonyWongtoKenJohnson_Redacted.pdf Attachment 5: PL_ADR_29MRLS_ZC23-056_AerialPhoto_2019-2023.pdf Attachment 6: PL_ADR_29MRLS_ZC23-056_VariousSitePhotos.pdf Attachment 7: PL_ADR_29MiddleridgeLaneS_ZC23-056_230426_SurveyReport.pdf Attachment 8: PL_ADR_29MiddleridgeLnS_ZC23-056_230426_TopographicSurvey.pdf Attachment 9: PL_ADR_29MiddleridgeLnS_ZC23-056_240411_Plans.pdf 3 12.NEW BUSINESS 13.SCHEDULE FIELD TRIPS 14.ITEMS FROM STAFF 15.ITEMS FROM THE PLANNING COMMISSION 16.ADJOURNMENT Next meeting: Tuesday, May 21, 2024, at 6:30 p.m. in the City Council Chamber, Rolling Hills City Hall, 2 Portuguese Bend Road, Rolling Hills, California, 90274. Notice: 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. All of the above resolutions and zoning case items have been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines unless otherwise stated. 4 Agenda Item No.: 7.A Mtg. Date: 04/16/2024 TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO CITY MANAGER THRU:KARINA BAÑALES, CITY MANAGER SUBJECT:APPROVE AFFIDAVIT OF POSTING FOR THE PLANNING COMMISSION REGULAR MEETING OF APRIL 16, 2024 DATE:April 16, 2024 BACKGROUND: None. DISCUSSION: None. FISCAL IMPACT: None. RECOMMENDATION: Approve as presented. ATTACHMENTS: CL_AGN_240416_PC_AffidavitofPosting.pdf 5 Administrative Report 7.A., File # 2289 Meeting Date: 4/16/2024 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) AFFIDAVIT OF POSTING In compliance with the Brown Act, the following materials have been posted at the locations below. Legislative Body Planning Commission Posting Type Regular Meeting Agenda Posting Location 2 Portuguese Bend Road, Rolling Hills, CA 90274 City Hall Window City Website: https://www.rolling-hills.org/government/agenda/index.php https://www.rolling-hills.org/government/city_council/city_council_archive_agendas/index.php Meeting Date & Time APRIL 16, 2024 6:30pm As City Clerk of the City of Rolling Hills, I declare under penalty of perjury, the document noted above was posted at the date displayed below. Christian Horvath, City Clerk Date: April 12, 2024 6 Agenda Item No.: 7.B Mtg. Date: 04/16/2024 TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO CITY MANAGER THRU:KARINA BAÑALES, CITY MANAGER SUBJECT:APPROVE THE MINUTES FOR THE MARCH 19 , 2024, PLANNING COMMISSION MEETINGS DATE:April 16, 2024 BACKGROUND: None. DISCUSSION: None. FISCAL IMPACT: None. RECOMMENDATION: Approve as presented. ATTACHMENTS: CL_MIN_240319_PC_FT_F.pdf CL_MIN_240319_PC_F.pdf 7 MINUTES – PLANNING COMMISSION FIELD TRIP MEETING Tuesday, March 19, 2024 Page 1 Minutes Rolling Hills Planning Commission Tuesday, March 19 , 202 4 Field Trip Meeting 7:30 a.m. 4 Spur Lane 1. CALL MEETING TO ORDER The Planning Commission of the City of Rolling Hills met at 4 Spur Lane on the above date and the meeting was called to order at 7:32 a.m. Chair Chelf presiding. 2. ROLL CALL Commissioners Present: Douglass, Cardenas, Vice Chair Kirkpatrick, Chair Chelf Commissioners Absent: Cooley Staff Present: John F. Signo, AICP, Director of Planning & Community Services Stephanie Grant, Assistant Planner Karina Bañales, City Manager Abbie Sedillos, Administrative Clerk/Bookkeeper Public Present: Luis De Moraes, (architect) Chip Houske , (3 Spur Lane) Lars Houske, (3 Spur Lane) Leah Mirsch, (4 Cinchring Road) Ron Clearwaters, (4 Cinchring Road) 3. COMMENTS FROM THE PUBLIC ON ITEMS NOT ON THE AGENDA – NONE 4. FIELD TRIP 4.A. APPROVE AFFIDAVIT OF POSTING FOR THE PLANNING COMMISSION FIELD TRIP MEETING OF MARCH 19 , 2024 Unanimous voice vote to accept item. 4.B. ZONING CASE NO. 23-100: SITE PLAN REVIEW TO DEMOLISH AN EXISTING RESIDENCE, EXPAND THE RESIDENTIAL BUILDING PAD, CONSTRUCT A NEW RESIDENCE, ATTACHED GARAGE, SWIMMING POOL, RETAINING WALLS EXCEEDING A HEIGHT OF 3 FEET (UP TO A MAXIMUM HEIGHT OF 5 FEET), NON-EXEMPT GRADING, AND OTHER IMPROVEMENTS; AND VARIANCE TO EXCEED THE 40% DISTURBANCE FOR A PROPERTY LOCATED AT 4 SPUR LANE, ROLLING HILLS, CA, 90274, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 11-B-CH) (LUKIC) Public Present: Luis De Moraes, (architect) Chip Houske, (3 Spur Lane) Lars Houske, (3 Spur Lane) Leah Mirsch, (4 Cinchring Road) Lon Clearwaters, (4 Cinchring Road) Presentation by Director Signo and Assistant Planner Grant on the proposed project. 8 MINUTES – PLANNING COMMISSION FIELD TRIP MEETING Tuesday, March 19, 2024 Page 2 Commissioners and the public walked the site and visited the neighbor at 3 Spur Lane. No decision was made by the Commission and the item was continued to the evening meeting. At 8:12 a.m. the Commission moved to 2 Possum Ridge Road and reconvened at 8:21 a.m. 4.C. ZONING CASE NO. 23-150: SITE PLAN REVIEW TO CONSTRUCT ADDITIONS TO AN EXISTING RESIDENCE AND STABLE GREATER THAN 999 SQUARE FEET, NEW BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, RETAINING WALLS, COVERED DECKS/PORCHES, GRADING, HARDSCAPE, LANDSCAPE, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR A STABLE GREATER THAN 200 SQUARE FEET WITH LOFT, CORRAL, AND A RECREATIONAL GAME COURT; AND VARIANCES FOR CONSTRUCTION IN THE FRONT AND REAR YARD SETBACKS FOR A PROPERTY LOCATED AT 2 POSSUM RIDGE ROAD, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 123-RH) (WHITCOMBE) Public Present: Doug (John) Whitcombe, 2 Possum Ridge Road (owner) Megan Campbell (architect) Dan Bolton (engineer) Lon Clearwaters, 4 Cinchring Road Leah Mirsch, 4 Cinchring Road Presentation by Director Signo on the proposed project. Commissioners and the public walked the site. No decision was made by the Commission and the item was moved to the evening meeting. At 8:51 a.m. the Commission moved to 29 Eastfield Drive and reconvened at 9:03 a.m. 4.D. ZONING CASE NO. 23-137: SITE PLAN REVIEW TO CONSTRUCT AN ADDITION TO AN EXISTING RESIDENCE GREATER THAN 999 SQUARE FEET, ATTACHED COVERED PORCHES, OUTDOOR KITCHEN, AND OTHER IMPROVEMENTS; AND VARIANCE REQUESTS TO CONSTRUCT IN THE FRONT YARD SETBACK AND WAIVE THE REQUIREMENT FOR A STABLE AND CORRAL SET ASIDE AREA, FOR A PROPERTY LOCATED AT 29 EASTFIELD DRIVE, ROLLING HILLS, CA, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 45-EF) (AQUINO) Public Present: Brett Buchmann, (architect) Judith Haenel, (31 Eastfield Drive) Presentation by Assistant Planner Grant on the proposed project. Commissioners and the public walked the site. No decision was made by the Commission. 9 MINUTES – PLANNING COMMISSION FIELD TRIP MEETING Tuesday, March 19, 2024 Page 3 5. ADJOURNMENT : 9:16 A.M. The meeting was adjourned at 9:16 a.m. to the regular meeting of the Planning Commission scheduled to be held on Tuesday, March 19, 2024, beginning at 6:30 p.m. at City Hall. Respectfully submitted, ____________________________________ Christian Horvath, City Clerk Approved, ____________________________________ Brad Chelf, Chair 10 MINUTES – PLANNING COMMISSION MEETING Tuesday, March 19, 2024 Page 1 Minutes Rolling Hills Planning Commission Tuesday, March 19, 202 4 Regular Meeting 6:30 p.m. 1. CALL MEETING TO ORDER The Planning Commission of the City of Rolling Hills met in person on the above date at 6:30 p.m. Chair Chelf presiding. 2. ROLL CALL Commissioners Present: Cardenas, Douglass, Vice Chair Kirkpatrick, Chair Chelf Commissioners Absent: Cooley Staff Present: John F. Signo, AICP, Director of Planning & Community Services Stephanie Grant, Assistant Planner Scott Shapses, Assistant City Attorney Karina Bañales, City Manager Abbie Sedillos, Administrative Clerk/Bookkeeper 3. PLEDGE OF ALLEGIANCE Director Signo led the Pledge of Allegiance. 4. APPROVE ORDER OF THE AGENDA Chair Chelf approved the order of the agenda. Without objection, so ordered. 5. BLUE FOLDER ITEMS (SUPPLEMENTAL) Director Signo indicated there were items for Item 9.A and 10.A. Voice vote taken to receive items. 6. PUBLIC COMMENTS ON NON-AGENDA ITEMS Alfred Visco of 15 Cinchring Road discussed his concerns about the risks that firepits and outdoor open fires pose to start wildfires. Chair Chelf directed staff to include the issue of firepits on a future agenda. 7. CONSENT CALENDAR 7.A. APPROVE AFFIDAVIT OF POSTING FOR THE PLANNING COMMISSION REGULAR MEETING OF MARCH 19 , 2024 7.B. APPROVE THE MINUTES FOR THE JANUARY 16 , 2024, PLANNING COMMISSION MEETINGS 11 MINUTES – PLANNING COMMISSION MEETING Tuesday, March 19, 2024 Page 2 7.C. APPROVE A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A TWO -YEAR TIME EXTENSION FOR PREVIOUSLY APPROVED ZONING CASE NO. 21-29 FOR A CONDITIONAL USE PERMIT AND A VARIANCE TO ALLOW A NEW STABLE AND EXISTING CORRAL TO BE LOCATED WITHIN THE REAR AND SIDE YARD SETBACKS AND EXCEED THE LOT COVERAGE LOCATED AT 29 CREST ROAD WEST, ROLLING HILLS, CA 90274, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 174 - C-2-MS) (PERRIN) Motion to approve all items on the consent calendar by Commissioner Cardenas, seconded by Commissioner Douglass. Motion carried unanimously with the following vote: AYES: Cardenas, Douglass, Vice Chair Kirkpatrick, Chair Chelf NOES: None ABSENT: Cooley 8. EXCLUDED CONSENT CALENDAR ITEMS – NONE 9. PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETINGS 9.A. ZONING CASE NO. 23-100: SITE PLAN REVIEW TO DEMOLISH AN EXISTING RESIDENCE, EXPAND THE RESIDENTIAL BUILDING PAD, CONSTRUCT A NEW RESIDENCE, ATTACHED GARAGE, SWIMMING POOL, RETAINING WALLS EXCEEDING A HEIGHT OF 3 FEET (UP TO A MAXIMUM HEIGHT OF 5 FEET), NON-EXEMPT GRADING, AND OTHER IMPROVEMENTS; AND VARIANCE TO EXCEED THE 40% DISTURBANCE FOR A PROPERTY LOCATED AT 4 SPUR LANE, ROLLING HILLS, CA, 90274, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 11-B-CH) (LUKIC) Presentation by Assistant Planner Grant. Public Comment: Luis De Moraes, Dan Bolton, Chip Houske, Alfred Visco, Jen Lukic Motion by Commissioner Cardenas, seconded by Vice Chair Kirkpatrick to adopt Resolution No. 2024-03 and approve Zoning Case No. 23-100 with the following amendment to add a condition: The applicant shall lower the elevation of the building pad, finished floor, and roof ridges by 18 inches, and submit revised development plans to the City Planning Department for review and approval in accordance with this condition prior to submittal to building plan check. Motion carried unanimously with the following vote: AYES: Cardenas, Douglass, Vice Chair Kirkpatrick, Chair Chelf NOES: None ABSENT: Cooley 12 MINUTES – PLANNING COMMISSION MEETING Tuesday, March 19, 2024 Page 3 10. NEW PUBLIC HEARINGS 10.A. ZONING CASE NO. 23-150: SITE PLAN REVIEW TO CONSTRUCT ADDITIONS TO AN EXISTING RESIDENCE AND STABLE GREATER THAN 999 SQUARE FEET, NEW BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, RETAINING WALLS, COVERED DECKS/PORCHES, GRADING, HARDSCAPE, LANDSCAPE, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR A STABLE GREATER THAN 200 SQUARE FEET WITH LOFT, CORRAL, AND A RECREATIONAL GAME COURT; AND VARIANCES FOR CONSTRUCTION IN THE FRONT AND REAR YARD SETBACKS FOR A PROPERTY LOCATED AT 2 POSSUM RIDGE ROAD, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 123-RH) (WHITCOMBE) Presentation by Director John Signo. Public Comment: Megan Campbell, Doug Whitcombe, Dan Bolton, Amanda Huh Motion by Commissioner Cardenas, seconded by Vice Chair Kirkpatrick to continue Zoning Case No. 23- 150 to the next Planning Commission meeting on April 16, 2024. Motion carried unanimously with the following vote: AYES: Cardenas, Douglass, Vice Chair Kirkpatrick, Chair Chelf NOES: None ABSENT: Cooley 10.B. ZONING CASE NO. 23-137: SITE PLAN REVIEW TO CONSTRUCT AN ADDITION TO AN EXISTING RESIDENCE GREATER THAN 999 SQUARE FEET, ATTACHED COVERED PORCHES, OUTDOOR KITCHEN, AND OTHER IMPROVEMENTS; AND VARIANCE REQUESTS TO CONSTRUCT IN THE FRONT YARD SETBACK AND WAIVE THE REQUIREMENT FOR A STABLE AND CORRAL SET ASIDE AREA, FOR A PROPERTY LOCATED AT 29 EASTFIELD DRIVE, ROLLING HILLS, CA, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 45 -EF) (AQUINO) Presentation by Assistant Planner Grant. Public Comment: Brett Buchmann, Judith Haenel, Jaynee Barile Motion by Commissioner Cardenas, seconded by Vice Chair Kirkpatrick to Adopt Resolution No. 2024 -04 approving Zoning Case No. 23-137 as written, with the addition that the retaining walls are not to exceed a height of 3 feet. Motion carried unanimously with the following vote: AYES: Cardenas, Douglass, Vice Chair Kirkpatrick, Chair Chelf NOES: None ABSENT: Cooley 11. OLD BUSINESS – NONE 12. NEW BUSINESS – NONE 13. SCHEDULED FIELD TRIPS Chair Chelf scheduled a field trip to 23 Crest Road East to occur on April 16, 2024, at 7:30 a.m. followed by 2 Possum Ridge Road if ready. 13 MINUTES – PLANNING COMMISSION MEETING Tuesday, March 19, 2024 Page 4 14. ITEMS FROM STAFF – NONE 15. ITEMS FROM THE PLANNING COMMISSION – NONE 16. ADJOURNMENT : 8:56 P.M. The meeting was adjourned at 8:56 p.m. to the Planning Commission field trip meeting on Tuesday, April 16, 2024, beginning at 7:30 a.m. at 23 Crest Road East. Respectfully submitted, ____________________________________ Christian Horvath, City Clerk Approved, ____________________________________ Brad Chelf, Chair 14 Agenda Item No.: 9.A Mtg. Date: 04/16/2024 TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES THRU:KARINA BAÑALES, CITY MANAGER SUBJECT: ZONING CASE NO. 23-150: SITE PLAN REVIEW TO CONSTRUCT ADDITIONS TO AN EXISTING RESIDENCE AND STABLE GREATER THAN 999 SQUARE FEET, NEW BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, RETAINING WALLS, COVERED DECKS/PORCHES, GRADING, HARDSCAPE, LANDSCAPE, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR A STABLE GREATER THAN 200 SQUARE FEET WITH LOFT, CORRAL, AND A RECREATIONAL GAME COURT; AND VARIANCES FOR CONSTRUCTION IN THE FRONT AND REAR YARD SETBACKS FOR A PROPERTY LOCATED AT 2 POSSUM RIDGE ROAD, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 123-RH) (WHITCOMBE) DATE:April 16, 2024 BACKGROUND: This item was continued from the March 22, 2024 Planning Commission meeting. On that date, the Planning Commission conducted a morning field trip and evening meeting. The following concerns were raised: Visibility of the tennis court (recreational game court) at a prominent street corner Stable size Height of the stable and residence Drainage Construction parking The Planning Commission provided direction and continued the item to April 16, 2024. Suggestions included: (1) swapping the locations of the recreational game court and stable; and (2) demolishing existing structures so new development is not constrained by existing development. 15 Zoning and Lot Area The property is located in the southern portion of the City at the northwestern intersection of Portuguese Bend Road and Crest Road West. The property is traversed by Possum Ridge Road and is zoned RAS-2. The lot area excluding the roadway easement is 4.2 acres (181,429 square feet (SF)). For development purposes the net lot area is 3.5 acres (151,990 SF). The net lot area is used for calculations throughout this report. Existing Development Records show the existing residence was constructed in 1949. Additions to the residence and other structures were built in the later years with significant improvements made in the 1970s. The property is currently developed with eight buildings and a transformer/generator summarized as follows: Main residence (3,660 SF) Original 1,700 SF built in 1949 with attached garage and 900 SF of open porches Main residence extension Connected by a breezeway; possibly added in 1975 or 1978 Building permits show 884 SF added in 1975 1,000 SF addition and remodel in 1975 96 SF added to master bedroom and 440 SF for family room in 1978 Detached garage (built in 1975) Stable with loft (1,890 SF built in 1994) Farm equipment garage/shop (884 SF, built in 1975) Two storage sheds 120 SF garden storage shed built in 1954 300 SF hobby room built in 1975 Enclosed cabana (225 SF) Transformer/generator DISCUSSION: After the March 19th Planning Commission meeting, the applicant decided to move forward with the addition to the residence and postpone the conditional use permits for the barn addition, corral, and recreational game court (tennis court). The addition to the residence is the same, but the applicant has decided to keep the three-car garage rather than demolishing the third stall and attached storage. Originally, the third stall and storage were proposed to be demolished because of proximity to the stable addition. According to the Municipal Code, since the garage is proposed to be connected to the residence it must be 35 feet from the existing stable. Since the stable addition is no longer proposed, the applicant wishes to keep the third stall. However, a portion of the garage still encroaches into the required 35 feet, so the applicant is willing to demolish the garage wall or abide to a condition requiring future demolition of the stable. For purposes of this review, the Planning Commission is only considering the site plan review for the addition to the residence and other improvements, and the variance request to encroach into the front and rear yard setbacks. The conditional use permits for the stable, corral, and recreational game court are not being considered at this time. 16 Site Plan Review The applicant is requesting a Site Plan Review for construction of: 2,570 SF addition to an existing 3,660 SF residence for a total of 6,230 SF Plus 980 SF attached covered porches (total) Plus 1,950 SF basement (divided into two areas) Plus 890-square-foot attached garage Height: 18¾’ 170-square-foot outdoor kitchen 335-square-foot fire pit 1,200-square-foot swimming pool Driveway expansion Width: 20’ Motor court width: 32’ Landscaping Screening trees Vineyard Orchard Total Structural Lot Coverage: 12,605 SF (8.29% of net lot area) Total Structural and Flatwork Coverage: 28,280 SF (18.61% of net lot area) The existing breezeway that connects the two residential buildings will be incorporated into the proposed residence and the existing detached garage will be connected to the residence. There are two separate basements proposed: the northern basement is for a wine cellar and storage (650 SF); the southern basement is for a theater, bunk room, and bathroom (1,300 SF). There is a light well from the southern basement to the exterior. The project includes retaining walls with a maximum height of three feet located west and north of the residence creating a patio and walkway. A new retaining wall will be built along the driveway expansion. The swimming pool wall on the western side will be five feet high overlooking a slope. The pool equipment vault and firepit will be located north of the swimming pool. The driveway entrance will be widened to twenty feet and leads to a motor court with a tree feature in the center. The motor court will be pervious and extends 32 feet wide around a center tree planter. It connects to the garage and will provide access to the stable and shed. The applicant is proposing screening trees along Crest Road West at a maximum height of eight feet above grade level of the street. A vineyard and orchard are proposed on the portion east of Possum Ridge Road. A second vineyard is proposed in the northwestern corner of the lot behind the residence. Variances Variances are requested for encroachment into the front and rear yard setbacks. The northern portion of the existing residence already encroaches into the front yard setback, which will 17 require additions in that area to also encroach. A variance is also needed for the swimming pool, which will encroach into the required 50-foot rear yard setback. The applicant is claiming a hardship due to the configuration of the lot and the fact that Possum Ridge Road traverses the site into two portions. PROJECT REVISIONS/APPLICANT RESPONSE Stable, Corral, and Recreational Game Court On Hold As mentioned above, the applicant would like to postpone the conditional use permits for the barn addition, corral, and recreational game court. The plan is to return for a second phase in which the barn and recreational game court are switched as recommended by the Planning Commission; a new barn will be located east of Possum Ridge Road, and the existing barn will be torn down and replaced with a recreational game court. The applicant is seeking direction from the Planning Commission. Basement Connection to Swimming Pool Equipment The applicant revised the plan so the swimming pool equipment is no longer attached to the basement. The new location is next to a stairway leading to a firepit on the north side of the swimming pool. It will be underground and accessible from outside. Landscaping The project includes a vineyard and orchard on the eastern portion of the lot, and a vineyard in the western portion of the lot behind the residence. The vineyard and orchard are expected to replace the recreational game court that is on hold. The Rolling Hills Community Association (RHCA) has concerns with landscaping in its easement and requests the following condition be added: "The city cannot grant permission to use or encroach into the Rolling Hills Community Association easements. The applicant shall contact the Association regarding building regulations and easement policy." The applicant proposes screening trees along Crest Road East for privacy. Crest Road East is located at a higher elevation and any trees along Crest Road East will already be higher than the roof ridge of the residence. The Planning Commission should consider if these trees are appropriate. Issues Raised at March 19th Meeting The applicant has attempted to address the issues raised at the last meeting: Visibility of the recreational game court at a prominent street corner Response: Visibility of the recreational game court should be reduced once it is moved to the existing stable location. Stable size Response: A new stable will be proposed east of Possum Ridge Road, which will meet City and RHCA requirements. Height of the stable and residence Response: A new stable will be proposed meeting requirements. The height of the residence was approved in 1974 but was never constructed. It would be difficult to lower the height without affecting the roof pitch. Further, the proposed height of 18 feet 9 inches is not out of scale with the community. 18 Drainage Response: Existing drainage goes away from Possum Ridge Road to natural water courses. The proposed project follows the existing drainage pattern so runoff will not be discharged onto Possum Ridge Road. Drainage is not expected to impact properties further down on Possum Ridge Road. Construction parking Response: The intent is for all construction parking to be handled on site or along Crest Road. There will be no parking on Possum Ridge Road. The applicant is aware of the issue and agrees to a condition of approval. MUNICIPAL CODE COMPLIANCE Grading and Stabilization The western portion of the site is already disturbed and developed. Grading is needed for the swimming pool, basement, stable, walkways, and driveway. There will be 1,943 cubic yards (CY) of cut and 1,875 CY of fill for a total of 3,818 CY. A total of 68 CY of exempt dirt will be exported for the swimming pool and basement. Disturbance An additional 12,800 SF of the lot will be disturbed as opposed to the original proposal of 25,770 SF. Currently, 34,700 SF is disturbed. The project will bring a total of 47,500 SF of disturbance, or 31.25% of the lot. Height The finished roof height of the proposed residence is 18 feet 9 inches. The basement will be approximately 10’ in depth. Storm Water Management This application is subject to the General Permit requirements for storm water management, where the State requires that a Storm Water Pollution Prevention Plan be submitted and a permit obtained, due to grading on one or more acres of land. This application is also subject to the City’s Low Impact Development (LID) ordinance requirements for retention of water on site, and the City’s Water Efficient Landscaping Ordinance where the applicants must implement low water usage planting and devices and certify compliance. All of these requirements will be monitored at the plan check review process and during construction. Lot Coverage The structural net lot coverage is proposed at 12,605 SF or 8.29% (20% max. permitted). The total lot coverage proposed (structural and flatwork) will be 28,280 SF or 18.61%, which is less than the 32,605 square feet or 21.5% originally proposed (35% max. permitted). The residential building pad is proposed at 46,830 square feet. The building pad coverage on the main residence pad is proposed at 12,605 SF or 26.92%, which includes the residence, garage, swimming pool, stable, storage buildings, and other structures. 19 Pedestrian Access On grade walking paths are proposed to access the rear area of the property. There will be a minimum 5-foot-wide walkway around structures to comply with Fire Department requirements. Utility Lines / Septic Tank It will be a requirement that utility lines to the residence be placed underground. Septic tank review is done by the County Health Department. General In the application, the ratio of the proposed development to the lot is minimal because the site is very large. All setbacks and coverages are well below the requirements and the Zoning and General Plan allow a single-family residence on the lot. Rolling Hills Community Association Review Rolling Hills Community Association will review this project at a later date. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). Planning Commission Responsibilities When reviewing a development application, the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review, Conditional Use Permit, and Variance, as attached below. 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. 1. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. 2. 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: 20 3. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 4. 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; 5. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 6. 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); 7. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 8. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 9. 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; 10. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 11. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF A VARIANCE 17.38.050 Required Variance findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: 1. 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; 2. 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 4 denied the property in question; 3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; 4. That in granting the variance, the spirit and intent of this title will be observed; 5. That the variance does not grant special privilege to the applicant; 6. 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 7. That the variance request is consistent with the general plan of the City of Rolling Hills. FISCAL IMPACT: None. 21 RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take public testimony, and provide direction to staff and the applicant. A resolution is provided in case the Commission wishes to approve the project with conditions. ATTACHMENTS: Attachment 1: PL_ADR_240306_2PossumRidge_ZC23-150_RadiusMap.pdf Attachment 2: PL_ADR_2PossumRidgeRd_ZC23-150_PC_240416_Development Table_F.pdf Attachment 3: 2024-05_PC_Resolution_2PossumRidgeRd_ZC23- 150_Whitcombe_240416_D.pdf Attachment 4: PL_ADR_2PossumRidgeRd_ZC23- 150_LandscapePlan_240311_EDA_LandscapeReview.pdf Attachment 5: CL_AGN_240319_PC_Item10A_PublicComment01.pdf Attachment 6: PL_ADR_2PossumRidgeRd_ZC23-150_240319_PC_Set_Photos.pdf Attachment 7: PL_ADR_2PossumRidgeRd_ZC23- 150_240416_PC_Set_DevelopmentPlans.pdf.pdf Attachment 8: PL_ADR_2PossumRidgeRd_ZC23- 150_240319_PC_Set_EngineeringPlans.pdf.pdf Attachment 9: PL_ADR_2PossumRidgeRd_ZC23- 150_240319_PC_Phase2_barn_court_swap.pdf 22 City of Rolling Hills ROLLING HILLS, CA 90274 TITLE VICINITY MAP CASE NO. Zoning Case No. 23-150 Site Plan Review, Conditional Use Permits, Variances OWNER Whitcombe ADDRESS 2 Possum Ridge Road, Rolling Hills 90274 SITE 23 DEVELOPMENT TABLE Zoning Case No. 23-150 2 Possum Ridge Road SITE PLAN REVIEW VARIANCE EXISTING PROPOSED TOTAL RA-S-1 Zone SINGLE FAMILY RESIDENCE, ATTACHED GARAGE, STABLE, SHEDS, SERVICE YARD, PRIMARY DRIVEWAY, PAVED WALKWAYS, PATIO AREAS, AND COURTYARD ADDITION TO RESIDENCE, BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, ATTACHED COVERED PORCHES, HARDSCAPE, GRADING, AND OTHERS Net Lot Area 151,990 SF 0 SF 151,990 SF Residence 3,660 SF 2,570 SF 6,230 SF Attached Garage 1,080 SF -190 SF 890 SF Swimming Pools/Spa 0 SF 1,200 SF 1,200 SF Pool Equipment 0 SF 0 SF 0 SF Guest House 0 SF 0 SF 0 SF Cabana 225 SF 0 SF 225 SF Stable minimum: 450 SF 1,060 SF 0 SF 1,060 SF Recreation Court 0 SF 0 SF 0 SF Attached Covered Porches 185 SF 795 SF 980 SF Entryway/Porte Cochere, Breezeways 0 SF 0 SF 0 SF Attached Trellises 0 SF 0 SF 0 SF Detached Structures: Shed 1 Shed 2 Shed 3 Outdoor Kitchen Fire Pit 360 SF 185 SF 880 SF 0 SF 0 SF 0 SF 0 SF 0 SF 170 SF 335 SF 360 SF 185 SF 880 SF 170 SF 335 SF Service Yard 90 SF 0 SF 90 SF Other 0 SF 0 SF 0 SF Basement Area Depth of Basement 0 SF 0 SF 1,950 SF 10 FT 1,950 SF 10 FT Primary Driveway 4,535 SF 4,140 SF 8,675 SF Paved Walkways, Patio Areas, Courtyards 2,500 SF 2,690 SF 5,190 SF Pool Decking 0 SF 1,810 SF 1,810 SF Other Paved Driveways, Road Easements, Parking Pads 0 SF 0 SF 0 SF Grading 0 CY 1,943 CY CUT 1,875 CY FILL 3,818 CY TOTAL 68 CY exempt export Structural Lot Coverage (20% maximum with deductions) 7,725 SF (5.08%) 4,880 SF (3.21%) 12,605 SF (8.29%) Flatwork Lot Coverage 7,035 SF (4.63%) 8,640 SF (5.68%) 15,675 SF (10.31%) Total Lot Coverage (Structures & Flatwork) (35% max. w/ deductions) 14,760 SF (9.71%) 13,520 SF (8.90%) 28,280 SF (18.61%) Total Disturbed Area (40% maximum) 34,700 SF (22.83%) 12,800 SF (8.42%) 47,500 SF (31.25%) Main Residence Building Pad 1 (30% Maximum Guideline) Pad Area: 23,900 SF 7,725 SF (32.32%) Pad Area: 22,930 SF 4,880 SF (10.42%) Pad Area: 46,830 SF 12,605 SF (26.92%) 24 RESOLUTION NO. 2024-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 23-150 FOR A SITE PLAN REVIEW TO CONSTRUCT ADDITIONS TO AN EXISTING RESIDENCE GREATER THAN 999 SQUARE FEET, NEW BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, RETAINING WALLS, COVERED DECKS/PORCHES, GRADING, HARDSCAPE, LANDSCAPE, AND OTHER IMPROVEMENTS; AND VARIANCES FOR CONSTRUCTION IN THE FRONT AND REAR YARD SETBACKS FOR A PROPERTY LOCATED AT 2 POSSUM RIDGE ROAD, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 123-RH) (WHITCOMBE) THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS: Section 1. On December 28, 2023, an application was duly filed by Megan Campbell, Campbell Architects Inc. (“Applicant”), on behalf of the property owner, John D. Whitcombe, with respect to real property located at 2 Possum Ridge Road, Rolling Hills (LOT 123-RH ) requesting: a Site Plan Review to construct 2,570 square feet of additions to an existing residence, a new 1,950-square-foot basement, 1,200-square-foot swimming pool with a 5-foot-high wall along a slope, 1,635 square feet of additions to connect an existing stable to an accessory building, 778- square-foot addition to the stable loft for a tack room, 170-square-foot outdoor kitchen, 335- square-foot fire pit, maximum three-foot-high retaining walls, 795 square feet of covered decks/porches, 5,058 cubic yards of grading, new hardscape including an expansion of the driveway and motor court, landscaping, and other improvements; conditional use permits for a stable with loft greater than 200 square feet, corral, and a recreational game court; and variances for construction in the front and rear yard setbacks for the additions to the residence and stable, covered porches/decks, swimming pool, lightwell access, and sports court. Section 2. The lot is unusually shaped being traversed by Possum Ridge Road and having frontage on Crest Road West and Portuguese Bend Road. The net lot area is 3.49 acres (151,990 square feet), which excludes roadway easements and ten feet along property lines. Possum Ridge Road has a 50-foot-wide roadway easement which divides the property into two parts. The western part is developed and the eastern part is vacant. The lot has one 47,900- square-foot building pad (Pad 1) developed with the main residence, stable, and other improvements. The property is developed with a 3,660-square-foot main residence, 890-square- foot detached garage, 1,940 square-foot stable with a 793-square-foot storage loft, 225-square- foot enclosed cabana, 735 square feet of accessory structures used for storage, and a 90- square-foot service yard. The existing driveway is 4,535 square feet. Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at its field trip meeting and regular meeting on March 19, 2024. Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in the Daily Breeze on March 7, 2024. The applicants were notified of the public hearings in writing by first class mail and the applicants were in attendance at the hearings. At 25 2 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) the March 19, 2024 meeting, the Planning Commission continued the public hearing to April 16, 2024, and advised the applicant to address: the visibility of the recreational game court at the corner of Possum Ridge Road, Portuguese Bend Road, and Crest Road; stable size; height of the stable and residence; drainage; and construction parking. Subsequently, the applicant decided to move forward with the addition to the residence but postpone the conditional use permits for the barn addition, corral, and recreational game court. As such, the barn addition, corral, and recreational game court are not part of the revised project. On April 16, 2024, the Planning Commission considered the addition to the residence along with the other improvements, and provided direction to the applicant on the conditional use permit requests. Section 4. The Project is exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the proposed Project includes additions to the residence, a new swimming pool, hardscape, grading, and other residential improvements. Accordingly, the Project qualifies for the exemption pursuant to Section 15303. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. Much of the site has already been graded and developed. Section 5. Site Plan Review. Site Plan Review is required for construction of any new building or structure pursuant to Rolling Hills Municipal Code (RHMC) Section 17.46.020(A). The Project is for an addition to the residence, new basement, swimming, driveway expansion, and other improvements. With respect to the Site Plan Review for the development, the Planning Commission hereby makes the following findings: A. The Project complies with and is consistent with the goals and policies of the General Plan and all requirements of the zoning ordinance. The proposed development is compatible with the General Plan and Zoning ordinance. The proposed structures comply with the General Plan requirement of low profile, low-density residential development with sufficient open space between surrounding structures. The development is located on the existing building pad, which will reduce the visual impact from neighboring properties. The Project conforms to Zoning Code lot coverage requirements. The net lot area of the lot is 151,990 square feet (3.49 acres) per RHMC Section 17.16.060(A). The structural net lot coverage is proposed at 19,030 square feet or 12.5% (20% max. permitted) excluding exempt structures; and the total lot coverage proposed, including flatwork, would be 33,045 square feet or 21.7% (35% max. permitted). The disturbed area is 60,470 square feet or 39.8% (40% max permitted). 26 3 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) B. 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. The topography and the configuration of the lot have been considered, and the project will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures; the project will be on an existing building pad which enables project elements to be the least intrusive to surrounding properties. Further, the project will be a sufficient distance from nearby residences so views and privacy of surrounding neighbors will not be impacted. The lot has an existing building pad and 31.25% of the lot will be disturbed with the remaining area either landscaped or left in a natural state. C. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences. 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 new residences in the vicinity of said lot. The development plan takes into consideration the visibility of the project from Portuguese Bend Road, Crest Road West, and Possum Ridge Road. Significant portions of the lot will be left undeveloped or landscaped. D. 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). There will be no significant changes to the overall drainage features on the lot. The proposed project is located on an existing building pad. There will be minimal impact to site design, vegetation, and mature trees. The property will be landscaped in accordance with the approved landscape plan. E. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area. Grading will be balanced on site with exception to 68 cubic yards of export needed to create the basement and swimming pool, which is exempt. The project has been designed to follow natural contours of the site and minimize grading. F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course. Grading will be balanced on site with exception to 68 cubic yards of export needed to create the basement and swimming pool, which is exempt. Existing drainage channels will not be affected nor redirected. Additional hardscape will direct stormwater toward existing drainage channels. 27 4 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) G. 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. Surrounding native vegetation and mature trees will not be affected or will be replaced. New vegetation will be installed in accordance with the approved landscape plan. The development will be considerate of the environment and will enhance the rural character of the community. As such, the rural character of the community is maintained and privacy is maintained with neighbors. H. The project is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles. There are no changes to the existing circulation patterns for pedestrians or vehicles. The driveway will be widened and motor court enlarged to provide better vehicular circulation and more off-street parking. I. The project conforms to the requirements of the California Environmental Quality Act (CEQA). The Project is exempt from the CEQA Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including single family residence and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the Project includes additions to the residence, a new swimming pool, hardscape, grading, and other residential improvements. Accordingly, the Project qualifies for the exemption pursuant to Section 15303. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. Much of the site has already been graded and developed. Section 6. Variance Findings. Section 17.38.050 sets forth the required findings for granting Variances for a portion of the proposed project to be constructed in the front and rear yard setbacks for the additions to the residence, covered porches/decks, swimming pool, and lightwell access. With respect to this request for Variances, the Planning Commission finds as follows: 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. There are extraordinary circumstances applicable to this property. Unlike most properties in the RAS-2 Zone, the subject property is traversed by a roadway easement creating two smaller sections each with front yard setbacks along the easement. The existing residence already encroaches into the front yard setback, and the existing accessory buildings already encroach into the rear yard setback. The proposed project would encroach into the required front and rear yard setbacks; however, these areas are already developed and disturbed. The 28 5 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) main residence on the western portion of the property is accessible from a driveway on Possum Ridge Road. The existing eastern section of the residence already encroaches into the front yard setback, meaning the addition will be consistent with the appearance of the existing property. 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. The proposed project, including additions, is consistent with the existing development on the site which already encroaches into the front and rear yard setbacks. The variance requests are necessary for preservation and enjoyment of property rights consistent with other properties in the same vicinity and zone. 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. Granting a variance for encroachment into the front and rear yard setbacks will not be detrimental to the public welfare and will not be injurious to properties in the vicinity because it is consistent with the encroachments by the existing residence and structures. Further, the project will improve the appearance of the property by connecting buildings into a larger mass. Landscaping will be provided to screen structures from Crest Road West. D. That in granting the variance, the spirit and intent of this title will be observed. The granting of the variance will allow for a development that is harmonious in scale and mass with the site, the proposed project is visually harmonious with adjacent properties and in scale with adjacent residential development. E. That the variance does not grant special privilege to the applicant. The variance does not grant special privileges for the Applicant; the proposed project is an expansion of the existing development which already encroaches into the front and rear yard setbacks. The project, together with the variance, will be compatible with the objectives, policies, general land uses, and programs specified in the General Plan. 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. Granting a variance for the project will be consistent with the applicable portions of the Los Angeles County Hazardous Waste Management Plan related to siting criteria for hazardous waste facilities. The project site is not listed on the current State of California Hazardous Waste and Substances Sites List. The proposed project would not constitute a hazardous waste facility. 29 6 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) G. That the variance request is consistent with the General Plan of the City of Rolling Hills. Approvals granting the variance to allow encroachments into the front and rear yard setbacks will be consistent with the General Plan of the City of Rolling Hills, which encourages residential uses. Section 7. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 23-150 subject to the following conditions: A. Approval for the Site Plan Review and Variances shall expire within two years from the effective date of approval as defined in RHMC Section 17.38.070 of the Zoning Ordinance unless otherwise extended pursuant to the requirements of this section. B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee’s determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted; the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant’s request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC). 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 a variance to such requirement has been approved. D. The lot shall be developed and maintained in substantial conformance with the site plan on file at City Hall and approved by the Planning Commission on April 16, 2024, 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 and Variance approvals shall be incorporated into the building 30 7 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) 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 a separate sheet and included in the building plans submitted to the Building Department for review and shall be kept on site at all times. Any proposed modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed with staff so that staff can determine whether the modification is minor or major in nature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the Planning Commissioner after a public hearing. Applicant shall not implement modifications or changes to the approved project without the appropriate approval from the City Manager or designee or the Planning Commission, as required. E. Prior to submittal of final working drawings to Building and Safety Department for issuance of building and grading 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 herein 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 12,605 square feet or 8.29% of the net lot area (20% maximum). The flatwork coverage is 15,675 square feet or 10.31%. The total lot coverage proposed, including structures and flatwork, shall not exceed 28,280 square feet or 18.61% (35% maximum). H. The lot is already developed and the total disturbed area will be 47,500 square feet or 18.61% (maximum 40%). Grading for this project shall not exceed 1,943 cubic yards of cut and 1,875 cubic yards of fill for a total of 3,818 cubic yards. Export of 68 cubic yards for the basement and swimming pool is exempt. I. The total proposed building pad coverage for the residential main pad is 12,605 square feet or 26.92% which is still below the 30% maximum guideline. J. A driveway access shall be provided per the Fire Department requirements and the driveway shall be roughened and the first 20 feet of the driveway shall not exceed 7% in slope. 31 8 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) K. Access to the stable and to the corral shall be decomposed granite or 100% pervious roughened material; it shall not be wider than 12 feet. L. A minimum of five-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, including the detached garage and stable, or as otherwise required by the Fire Department. M. The applicant shall comply with all requirements of the Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32). N. Hydrology, soils, geology and other reports, as required by the Building and Public Works Departments, and as may be required by the Building Official, shall be prepared. O. Prior to issuance of a final construction approval of the project, all graded slopes shall be landscaped. Prior to issuance of building permit, the landscaping plan shall meet the requirements of the City, shall be submitted to the City in conformance with Fire Department Fuel Modification requirements, and shall be approved by the City’s landscape consultant. P. The project shall be landscaped, and continually maintained in substantial conformance with the landscaping plan on file approved by the City’s landscape consultant. A detailed landscaping plan shall provide that any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that screens the project development from adjacent streets and neighbors, such that shrubs and trees as they mature do not grow into a hedge or impede any neighbors’ views and the plan shall provide that all landscaping be maintained at a height no higher than the roof line of the nearest project structure. In addition, the landscaping plan shall provide for screening of development with vegetation not to exceed 10 feet in height, and that the vegetation used for screening shall be planted in an off-set manner, so as to prevent it, as it grows from forming a solid hedge. 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. Plants listed as high hazardous plants under RHMC Section 8.30.015 are prohibited. Q. The applicant shall submit a landscaping performance bond or other financial obligation, to be kept on deposit by the City, in the amount of the planting plus irrigation plus 15%. The bond shall be released no sooner than two years after completion of all plantings, subject to a City staff determination that the plantings required for the project are in substantial conformance with approved plans and are in good condition. A Certificate of Completion shall be submitted by the project designer or contractor prior to final landscape installation inspection. R. The landscaping shall be subject to the requirements of the City’s Water Efficient Landscape Ordinance, (Chapter 13.18 of the RHMC). S. Pursuant to Chapter 8.30 of the RHMC, the property shall at all times be maintained free of dead trees and vegetation. 32 9 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) 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 to advance equestrian use and emergency preparedness for evacuation within the City. Where RHCA has demonstrated authority over the easement, the City’s Planning Director may grant relief from this condition upon satisfactory proof of permission from RHCA and a legitimate showing that there is no need for the condition to advance equestrian uses and emergency preparedness. V. Minimum of 65% 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, storm water pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. X. During construction, to the extent feasible, all parking shall take place on the project site, on the new driveway and, if necessary, any overflow parking may take place within the unimproved roadway easements along adjacent streets, and shall not obstruct neighboring driveways, visibility at intersections or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. To the extent feasible, a minimum of 4’ wide path, from the edge of the roadway pavement, for pedestrian and equestrian passage shall be available and be clear of vehicles, construction materials and equipment at all times. Y. During construction, the property owners shall be required to schedule and regulate construction and relate traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. Z. Prior to demolition of the existing structures, an investigation shall be conducted for the presence of hazardous chemicals, lead-based paints or products, mercury and asbestos- containing materials (ACMs). If hazardous chemicals, lead-based paints or products, mercury or ACMs are identified, remediation shall be undertaken in compliance with California environmental regulations and policies. AA. The property owner and/or his/her contractor/applicant shall be responsible for compliance with the no-smoking provisions in the Municipal Code. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIRE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. 33 10 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) AB. Development shall drain in accordance with the approved grading and drainage plan. Drainage dissipaters shall be constructed outside of any easements. The drainage system shall be approved by the Department of Building and Safety. If an above ground swale and/or dissipater is required, it shall be designed in such a manner as not to cross over any equestrian trails or discharge water onto a trail, shall be stained in an earth tone color, and shall be screened from any trail, road and neighbors’ view to the maximum extent practicable, without impairing the function of the drainage system. AC. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. AD. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2022 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution. AE. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of storm water drainage facilities and septic tank. AF. The applicant shall pay all of the applicable Building and Safety and Public Works Department fees and Palos Verdes Peninsula Unified School District fees, if any. AG. Prior to final inspection of the project, “as graded” and “as constructed” plans and certifications shall be provided to the Planning Department and the Building Department to ascertain that the completed project is in compliance with the Planning Commission approved plans. In addition, any modifications made to the project during construction, shall be depicted on the “as built/as graded” plan. AH. The applicants shall execute an Affidavit of Acceptance of all conditions of the Variance approval, or the approval shall not be effective. AI. All conditions of this Resolution, when applicable, must be complied with prior to the issuance of a grading or building permit from the Building and Safety Department. AJ. 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. AK. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Rolling Hills, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, 34 11 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. AL. The pool equipment shall be relocated next to the swimming pool and shall have direct access from outside. Basement space outside of the footprint of the building is prohibited, with exception to the lightwell. AM. A minimum of 6,265 square feet of new pervious surface shall be provided to meet low impact development (LID) standards. Future expansion of the driveway or motor court is prohibited unless previously approved by the City. Connection to the stable and corral shall be decomposed granite or 100% pervious roughened material; it shall not be less than 6 feet wide and no wider than 12 feet. AN. The city cannot grant permission to use or encroach into the Rolling Hills Community Association easements. The applicant shall contact the Association regarding building regulations and easement policy. PASSED, APPROVED AND ADOPTED THIS 19th DAY OF APRIL, 2024. BRAD CHELF, CHAIRPERSON ATTEST: ____________________________________ CHRISTIAN HORVATH, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Civil Procedure Section 1094.6. 35 12 Resolution No. 2024-05 2 Possum Ridge Road (Whitcombe) STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2024-05 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 23-150 FOR A SITE PLAN REVIEW TO CONSTRUCT ADDITIONS TO AN EXISTING RESIDENCE GREATER THAN 999 SQUARE FEET, NEW BASEMENT, SWIMMING POOL, OUTDOOR KITCHEN, RETAINING WALLS, COVERED DECKS/PORCHES, GRADING, HARDSCAPE, LANDSCAPE, AND OTHER IMPROVEMENTS; AND VARIANCES FOR CONSTRUCTION IN THE FRONT AND REAR YARD SETBACKS FOR A PROPERTY LOCATED AT 2 POSSUM RIDGE ROAD, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 123-RH) (WHITCOMBE) was approved and adopted at a regular meeting of the Planning Commission on April 19, 2024, 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. __________________________________ CHRISTIAN HORVATH, CITY CLERK 36 Environmental Design Associates 14121 Sawston Circle . Westminster, CA 92683 Phone 714.350.6910 1 DATE: March 8, 2024 TO: John Signo FIRM: City of Rolling Hills FROM: Carrie Mandarino PROJECT: 2 Possum Ridge Road SUBJECT: Preliminary Landscape Plan Review Dear John, Thank you for the opportunity to review the preliminary landscape plan for 2 Possum Ridge Road located in the City of Rolling Hills. The landscape plans have been reviewed for compliance with the Model Water Efficient Landscape Ordinance (MWELO). Landscape plans were reviewed for appropriateness and adaptability of selected plants, water efficient irrigation design, and the use of design elements that enhance the character of the community. Review of hardscape and precise grading and drainage are not included. Model Water Efficient Landscape Ordinance (MWELO) Compliance Landscape plans have been reviewed for compliance with The City of Rolling Hills Water Efficient Landscape Ordinance No. 361. This is a Preliminary Plan submittal with 69,997 s.f. of landscape. The Water Efficient Landscape Worksheet calculations for the project was submitted. The Eto of 39.7 for City of Rolling Hills was used in the calculations. The pool is included in the ETWU calculation, however a 1.0 plant factor and 1.0 irrigation efficiency (1.0 ETAF) should be used. A hydrozone map is not provided. The preliminary plant palette is comprised of low and moderate water use plants, including California natives and grasses. Plant water use is shown in the legend and checked per WUCOLS IV Region 3 South Coastal. Several large zones show either low water use Kurapia ground cover or moderate water use Buffalo grass. A small area of high water use Marathon turfgrass is specified. The project application was submitted, along with MWELO Compliance notes, a Statement of Compliance with the Landscape Ordinance, and a note requiring a 3-inch layer of mulch. Planting notes with soil preparation with amendments for planting are shown. Irrigation Plan An irrigation equipment legend is provided. A rain sensor/shut-off needs to be added. Provide an irrigation plan with final submittal. 37 Environmental Design Associates 14121 Sawston Circle . Westminster, CA 92683 Phone 714.350.6910 2 Planting Plan The plant palette is comprised of a wide variety of low and moderate water use trees, shrubs, natives, grasses, and ground cover that are adapted to the local climate and conditions on site. A large area on the property proposes either low water use Lippia nodiflora ground cover or moderate water use UC Verde Buffalo grass. Low water use Olive ‘Swan Hill’, native Quercus agrifolia, and Prunus lyonii are proposed. Moderate water use trees include native Platanus racemosa, Cercis ‘Texas White’, Citrus species, and stone fruit trees. Planting notes are provided. A variety of low and moderate water use shrubs, grasses, and ground cover include: Acacia, Agapanthus, Baccharis, Carex, Carissa, Carpenteria, Ceanothus, Correa, Dianella, Dymondia, Heuchera, Iris, Laurus nobilis, Lavandula, Leucadendron, Lomandra, Muhlenbergia, Myoporum, Olea, Pennisetum, Pittosporum, Rhamnus, Rhaphiolepis, Rhus, Rosa, Rosmarinus, Salvia, Teucrium, Vitus, and Westringia. Low water use Lippia nodiflora (Kurapia) and moderate water use UC Verde Buffalo grass are proposed. Per Water Requirements of Turfgrass in WUCOLS IV, Buffalo grass is a moderate water user with a .6 plant factor. The proposed vineyard with a low growing erosion control understory and fruit tree orchard provide an interesting landscape element to the property. City Requirements and Notes Per City of Rolling Hills requirements, trees specified shall not grow taller than the roof ridge height. Species of concern that grow taller than this include, Olea europaea, Quercus agrifolia, and Platanus racemosa. Show the mature tree height in the legend. Trees should also be located so that neighboring views are not obstructed. No City prohibited tree species are shown on the plan. No planting is allowed in the RHCA easement. The landscaping along Crest Road West roadway easement has been removed. In addition, hedges are not allowed in Rolling Hills. Laurus nobilis or Prunus lyonii proposed at the edge of the property will create a hedge as shown unless spaced farther apart or in an uneven pattern approximately 15 feet minimum apart. The row of Olive trees as spaced will also create a screen and are at a higher elevation than the residence. The following City notes should be added to the Plan: No landscaping shall be allowed in the RHCA easement. Trees specified shall not grow higher than the height of the roof ridge. Trees shall be planted in locations that do not hinder views from the adjacent lots. Trees are required to be maintained to a height not to exceed the roof ridge and so that views from adjacent lots are not obstructed. Hedges are not allowed. 38 Environmental Design Associates 14121 Sawston Circle . Westminster, CA 92683 Phone 714.350.6910 3 Required Revisions for MWELO Compliance The pool should have a 1.0 ETAF (1.0 plant factor and 1.0 irrigation efficiency) in the ETWU calculation. If Buffalo grass is specified, use a moderate .6 plant factor in ETWU. Provide an irrigation plan with legend, notes/specifications, and details. Add rain sensor/shut-off to irrigation legend. Provide a planting plan with legend, notes/specifications, and details. Specify smaller trees with acceptable mature tree height below roof ridge. Locate trees so that neighboring views are not obstructed. Show mature height in legend. Space Laurus nobilis or Prunus lyonii shrubs so as not to create a hedge. Olive trees as shown will also create a screen and will grow above roof ridge height. Add City Required Notes shown above to plan. Installation Note The irrigation and planting plans shall be installed per the approved landscape plan documentation package. Any changes or substitutions to plans shall be subject to approval by the planning department and landscape architect for the City. A Certificate of Completion shall be submitted by the project designer or contractor prior to final landscape installation inspection. I appreciate the opportunity to assist with the review of this landscape plan and would be happy to discuss any questions you may have. Respectfully submitted, Environmental Design Associates Carrie Mandarino, RLA #4769 39 40 VIEW FROM CREST VIEW AT DRIVEWAY EXISTING HOUSE AND DETACHED ACCESSORY STRUCTURES VIEW FROM CREST & PORTUGUESE BEND EXISTING HOUSE FRONT EXISTING HOUSE REAR EXISTING HOUSE REAR EXISTING STABLE REV. # DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: 12" = 1'-0" 3/6/2024 12:58:28 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 03.19.24 SITE PLAN REVIEW A0-01 SITE PHOTOS 41 DN 1. INTERPRETATION OF DRAWINGS AND DOCUMENTS: EACH CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS AT THE PROJECT SITE BEFORE EXECUTING ANY WORK AND SHALL NOTIFY THE OWNER AND THE ARCHITECT OF ANY DISCREPANCIES BEFORE PROCEEDING. THE ARCHITECT SHALL BE NOTIFIED OF ANY UNUSUAL OR UNFORESEEN CONDITIONS OR SITUATIONS WHICH MAY AFFECT THE STRUCTURAL INTEGRITY OR SAFETY OF THE PROJECT. 2. ADHERENCE TO PLANS: STRICT ADHERENCE TO THE CONSTRUCTION DOCUMENTS MUST BE MAINTAINED. NO CHANGES SHALL BE MADE IN THE PROJECT WHICH DEVIATE FROM THE PLANS AND SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE OWNER. NO STRUCTURAL CHANGES SHALL BE MADE WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 3. WORKING DRAWING: FIGURED DIMENSIONS AND DETAILED DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO SCALE MEASUREMENTS. IN CASE OF ANY DOUBT ON THE PART OF THE CONTRACTOR AS TO THE EXACT MEANING OF THE DRAWINGS AND THESE SPECIFICATIONS, HE SHALL APPLY TO THE ARCHITECT FOR AN INTERPRETATION BEFORE PROCEEDING WITH HIS WORK. 4. SHOP DRAWINGS: CONTRACTOR SHALL SUBMIT COPIES OF ALL SHOP DRAWINGS FOR REVIEW BY ARCHITECT PRIOR TO CONTRACTOR'S APPROVAL FOR CONSTRUCTION. 5. THE CONTRACTOR SHALL PROVIDE ALL SHORING AND BRACING REQUIRED TO PROTECT PERSONNEL AND ADJACENT PROPERTY AND TO INSURE SAFETY OF THE PROJECT WORK. 6. WHEREVER IN THESE DRAWINGS ANY MATERIAL OR PROCESS IS INDICATED, IT IS FOR THE PURPOSE OF FACILITATING DESCRIPTION OF THE MATERIAL OR PROCESS DESIRED. THE CONTRACTOR MAY OFFER ANY MATERIAL OR PROCESS WHICH SHALL BE DEEMED EQUIVALENT BY THE ENGINEER AND THE ARCHITECT TO THAT MATERIAL OR PROCESS INDICATED OR SPECIFIED. 7. UNLESS OTHERWISE SPECIFIED, ALL MATERIALS SHALL BE NEW AND BOTH WORKMANSHIP AND MATERIALS SHALL BE THE BEST OF THEIR RESPECTIVE KINDS. THE CONTRACTOR SHALL, IF REQUIRED, FURNISH SATISFACTORY EVIDENCE AS THE KIND AND QUALITY OF MATERIALS. 8. IT SHALL BE THE DUTY OF THE GENERAL CONTRACTOR TO SEE THAT ALL SUB-CONTRACTORS ARE FULLY INFORMED IN REGARD TO THE GENERAL CONDITIONS AND PRELIMINARY SPECIFICATIONS. B. PERMITS AND REGULATIONS 1. EACH CONTRACTOR SHALL PAY FOR AND OBTAIN ALL PERMITS REQUIRED BY LOCAL AUTHORITIES BEFORE PROCEEDING WITH HIS RESPECTIVE INSTALLATION AND SHALL ARRANGE AND PAY FOR ANY INSPECTIONS AND EXAMINATIONS REQUIRED BY THOSE AUTHORITIES. 2. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE CURRENT EDITION OF THE UNIFORM BUILDING CODE, AND LAWS, ORDINANCES AND REGULATIONS OF ALL GOVERNMENTAL BODIES WITH JURISDICTION OVER THE PROJECT. 3. IF THE DRAWINGS AND SPECIFICATIONS ARE AT VARIANCE WITH ANY FEDERAL, STATE AND LOCAL OR MUNICIPAL LAW, ORDINANCE, RULES OR DEPARTMENTAL REGULATIONS, THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IN WRITING BEFORE PROCEEDING WITH THAT WORK. IF ANY OF THE CONTRACTOR'S WORK SHALL BE DONE CONTRARY THERETO WITHOUT SUCH NOTICE HE SHALL BEAR ALL COST ARISING THEREFROM. C. PROTECTION OF WORK & PROPERTY 1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL VIOLATIONS OF CITY ORDINANCES AND STATE LAWS INVOLVED IN THE PERFORMANCE OF HIS WORK. HE SHALL PROVIDE, DURING THE PROGRESS OF HIS WORK, EVERY AND ALL SAFEGUARDS AND PROTECTION AGAINST ACCIDENTS, INJURY AND DAMAGE TO PERSONS AND PROPERTY INCLUDING ADJOINING PROPERTY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS WORK AND EVERY PART THEREOF, AND FOR ALL MATERIALS, TOOLS, APPLIANCES AND PROPERTY OF EVERY DESCRIPTION USED IN CONNECTION THEREWITH. 2. THE CONTRACTOR ASSUMES ALL RISKS, HAZARDS AND CONDITIONS IN CONNECTION WITH THE PERFORMANCE OF THE CONTRACT, AND EVEN IF THE PERFORMANCE OF THE CONTRACT INVOLVES A GREATER EXPENDITURE OF MONEY THAN THE CONTRACTOR EXPECTED AT THE TIME OF BIDDING, NO ALLOWANCE WILL BE MADE ON ACCOUNT THEREOF, AND THE CONTRACTOR SHALL CONTINUE WITH AND COMPLETE THE WORK. D. SUPERVISION 1. THE CONTRACTOR SHALL GIVE PERSONAL SUPERVISION TO THE WORK, USING HIS BEST SKILL AND ATTENTION, AND SHALL KEEP A COMPETENT FOREMAN AND NECESSARY ASSISTANTS CONSTANTLY ON THE SITE. THE FOREMAN SHALL BE THE PERSONAL REPRESENTATIVE OF THE CONTRACTOR AND ALL DIRECTIONS GIVEN BY HIM SHALL BE AS BINDING AS IF GIVEN BY THE CONTRACTOR. COMMUNICATION DELIVERED TO THE FOREMAN BY THE ARCHITECT SHALL BE AS BINDING AS IF DELIVERED TO THE CONTRACTOR. E. DAMAGES IN THE WORK 1. THE OWNER, WITHOUT INVALIDATING THE CONTRACT, MAY ALTER BY ADDING TO OR DEDUCTING FROM THE WORK COVERED IN THE CONTRACT. ALL SUCH WORK SHALL BE EXECUTED UNDER THE CONDITIONS OF THE ORIGINAL CONTRACT EXCEPT THAT NO EXTRA WORK OR CHANGES SHALL BE DONE WITHOUT WRITTEN ORDER FROM THE ARCHITECT. SUCH ORDERS SHALL COVER THE AGREED PRICE AND TERMS OF EXTRA WORK OF CHANGES, IF WORK IS TO BE OMITTED, THEN PROPER CREDIT FOR SUCH OMITTED WORK SHALL BE GIVEN THE OWNER. F. CLEANING BUILDING AND PREMISES 1. PRIOR TO THE COMPLETION OF THE WORK, THE CONTRACTOR SHALL THOROUGHLY CLEAN THE EXTERIOR AND INTERIOR OF THE BUILDING, INCLUDING FIXTURES, EQUIPMENT, FLOORS AND HARDWARE, REMOVING ALL PLASTER SPOTS. STAINS, PAINT SPOTS AND ACCUMULATED DUST AND DIRT. THIS SHALL INCLUDE THOROUGH CLEANING OF ALL ROOFS, WINDOW SILLS AND LEDGES, HORIZONTAL PROJECTIONS, STEPS, RAILS, SIDEWALKS OR OTHER SURFACES WHERE DEBRIS MAY HAVE COLLECTED. WASH AND POLISH ALL GLASS. G. GUARANTEES 1. EXCEPT AS OTHERWISE SPECIFIED, ALL WORK SHALL BE GUARANTEED IN WRITING BY THE CONTRACTOR AGAINST DEFECTS RESULTING FROM DEFECTIVE MATERIALS, POOR WORKMANSHIP OR FAULTY EQUIPMENT, FOR A PERIOD OF ONE YEAR FROM THE DATE OF FILING THE NOTICE OF COMPLETION AND THE ACCEPTANCE OF THE BUILDING BY THE OWNER. IF WITHIN THE GUARANTEE PERIOD CORRECTION OF FAULTY MATERIALS OR WORKMANSHIP IS NECESSARY IN THE OPINION OF THE OWNER, THE CONTRACTOR SHALL PROMPTLY, UPON RECEIPT OF NOTICE FROM THE OWNER AND WITHOUT EXPENSE TO THE OWNER, CORRECT FAULTY MATERIALS OR WORKMANSHIP. H. VERIFICATION OF UNDERGROUND UTILITY IMPROVEMENTS 1. WHEN APPLICABLE THE GENERAL CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS-BUILT DRAWING LOCATING AND DESCRIBING ALL UNDERGROUND UTILITIES LOCATED ON THE SITE, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: GAS LINES, WATER LINES, SANITARY SEWERS, TELEPHONE LINES, AND ELECTRIC LINES. I. TRANSPORTATION OF EXCAVATED MATERIAL 1. WHEN APPLICABLE, THE CONTRACTOR SHALL TRANSPORT ALL EXCAVATED MATERIAL NOT REQUIRED FOR RE-COMPACTION TO AN APPROVED LANDFILL SITE OUTSIDE THE COASTAL ZONE. PROVIDE TRIP TICKETS FOR ALL EXCAVATED MATERIAL REMOVED FROM THE PROJECT.PORTUGUESE BENDCREST RD AREAS OF ADDITION POSSUM RIDGEN 50'-0" PROPERTY LINE PROPERTY LINE MAIN HOUSE + ATTACHED GARAGE(N) POOLEXPANDED MOTORCOURT (E) ACCESSORY STRUCTURES TO REMAIN 1 PROJECT SHALL COMPLY WITH 2022 CBC AND ALL LOCAL CITY OF ROLLING HILLS AMENDMENTS 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA TITLE 24 ENERGY STANDARDS 2022 TRIENNIAL EDITION OF THE CALIFORNIA BUILDING STANDARDS CODE, TITLE 24 GLAZING NOTE: PROPERTY IS IN A HIGH FIRE DANGER ZONE. ALL NEW GLAZING SHALL BE TEMPERED. LOT AREA: 217,890 SF (5.00 ACRES) NET LOT AREA: 151,990 SF (3.49 ACRES) ASSESSOR PARCEL NO. (APN): 7569-009-008 LEGAL: ROLLING HILLS LOT 123 ZONING RAS-2 (E) BUILDING SF: 3213 SF LIVING AREA OF PRIMARY RESIDENCE (2016 SF + 1196 SF) 1947 SF STABLE & AGRICULTURAL EQUIPMENT GARAGE PROPOSED SF: 6856 SF LIVING AREA OF PRIMARY RESIDENCE + ATTACHED GARAGE STORIES: (E) SINGLE (+ LOFT IN STABLE) HEIGHT: (E) 13'-0" AFF, PROPOSED ±19' YEAR BUILT 1949 TYPE OF CONSTRUCTION V-B OCCUPANCY CATEGORY R-3 SPRINKLERS NONE ARCHITECTURAL STYLE CONTEMPORARY RANCH SEE CIVIL SHEETS FOR DETAILED AREA CALCULATIONS ARCHITECT: MEGAN CAMPBELL, AIA, LEED AP CAMPBELL ARCHITECTS INC PO BOX 7554 TORRANCE, CA 90504 TEL 805.858.8508 MEGAN@MCARCHLA.COM LANDSCAPE ARCHITECT: ERIN CARROLL TEL 805.364.5075 ERINOCARROLL@GMAIL.COM CLIENT CONTACT (APPLICANT) JOHN WHITCOMBE 25550 HAWTHORNE BLVD, SUITE 310 TORRANCE, CA 90505 TEL 310.791.3343 CIVIL ENGINEER: DAN BOLTON BOLTON ENGINEERING CORP 25834 NARBONNE AVE #210 LOMITA CA 90717 TEL 310.325.5580 DBOLTON@BOLTONENGINEERING.COM STRUCTURAL ENGINEER: TBD ADDITION TO EXISTING SINGLE FAMILY RESIDENCE AND ACCESSORY STRUCTURES. NEW POOL, ENLARGED DECK, ENLARGED DRIVE. SEE CIVIL SHEETS FOR DETAILED ANALYSIS UNDER SEPARATE PROJECT (PHASE 2) - DEMO (E) BARN, NEW ROLACATED BARN & SPORT COURT 1 SHEET NO. SEQUENCE A1-01 SHEET NUMBER SHEET TYPE DISCIPLINE NORTH ARROW BUILDING ELEVATION REFERENCE EXTERIOR ELEVATION CALLOUT SHEET ON WHICH ELEVATION IS DRAWN INTERIOR ELEVATION REFERENCE INTERIOR ELEVATION CALLOUT SHEET ON WHICH ELEVATION IS DRAWN A101 1 SIM BUILDING SECTION REFERENCE WALL SECTION REFERENCE DETAIL SECTION REFERENCE DETAIL CALLOUT REFERENCE DETAIL SECTION NUMBER SHEET ON WHICH SECTION IS DRAWN LEVEL HEADS MATCHLINE REFERENCE CEILING TAG REVISION CALLOUT AND CLOUD ROOM NAME W/ ROOM # W/AREA WINDOW TAGDOOR TAG XX 101 1 DATUM/WORK POINT KEYNOTE NEW SPOT ELEVATION (E) SPOT ELEVATION X'-X"X'-X" 1 / A1.01 WALL TAG TRUE NORTH PROJECT NORTH 101# STOREFRONT & WINDOW TAG T TEMPERED GLAZING SYMBOL A101 1 SIM N Name Elevation 1 A101 SIM 1 A101 SIM A101 1 1 1 1 A101 1 1 1 1 x'-x" TECTUM CEILING TYPE HEIGHT AFF WALL SECTION NUMBER SHEET ON WHICH SECTION IS DRAWN BUILDING SECTION NUMBER SHEET ON WHICH SECTION IS DRAWN DETAIL SECTION NUMBER SHEET ON WHICH SECTION IS DRAWN ?01.01 SITE N BUILDING HEIGHT SINGLE STORY. ROOFING CLASS A ROOF, NON-REFLECTIVE. (CLASS A MATERIAL AND ASSEMBLY). STRUCTURAL LOT COVERAGE 20% OF NET LOT AREA MAX. TOTAL LOT COVERAGE 35% OF NET LOT AREA MAX. (INCLUDES STRUCTURES AND FLATWORK) BUILDING PAD COVERAGE THE PLANNING COMMISSION HAS ESTABLISHED A GUIDELINE OF 30% COVERAGE. BUILDING PAD SIZE 12,000 S.F. MIN. (NOT IN SETBACKS) MAXIMUM DISTURBED AREA 40% OF NET LOT AREA; 50% IF 50% OF SLOPES ARE 3:1 OR LESS; 60% IF ALL SLOPES (GRADED AREAS AND IMPERVIOUS SURFACES) ARE 3:1 OR LESS IN GRADE STABLE & CORRAL MIN. 200 S.F. STABLE (IF BUILT). (IF NOT BUILT, AREA MUST BE SET ASIDE MIN. 550 S.F. CORRAL. FOR FUTURE MIN. 450 S.F. STABLE VEHICULAR ACCESSWAY REQUIRED, WHICH MAY NOT BE ENTIRELY PAVED (EXCEPT THAT & 550 S.F. FOR CORRAL) THE FIRE DEPARTMENT MAY REQUIRE A PAVED ACCESS) VIEWS NEIGHBORS ARE ENCOURAGED TO WORK TOGETHER TO PRESERVE VIEWS. GEOLOGY & SOILS REQUIRED FOR ALL CONSTRUCTION. UTILITIES MUST BE PLACED UNDERGROUND FOR ALL NEW CONSTRUCTION & UPGRADES N NTRUE NORTH PROJECT NORTH REV. #DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: As indicated 4/8/2024 2:06:00 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 04.16.24 SITE PLAN REVIEW A0-00 COVER SHEET WHITCOMBE RESIDENCE SINGLE FAMILY HOME ADDITION 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 GENERAL NOTES KEYPLAN APPLICABLE CODES PROJECT DATA PROJECT TEAM PROJECT DESCRIPTION SHEET INDEX SYMBOLS LEGEND ASSESSOR MAP GENERAL A0-00 COVER SHEET A0-01 SITE PHOTOS A0-02 MODEL MASSING & VIEW SIMULATIONS SURVEY T1 TOPOGRAPHIC SURVEY CIVIL C0.0 OVERALL SITE PLAN C0.1 EXISTING SITE CONDITIONS C1.0 PRELIMINARY GRADING PLAN C1.1 COLOR CUT/FILL MAP C2.0 SECTIONS C2.1 SECTIONS LANDSCAPE L1.1 PRELIMINARY LANDSCAPE PLAN L1.2 PRELIMINARY PLANT LIST, MWELO INFORMATION & NOTES ARCHITECTURAL A2-01 EXISTING/DEMO FLOORPLAN A2-02 PROPOSED FLOORPLAN A2-03 PROPOSED ROOF PLAN A3-01 EXTERIOR ELEVATIONS RH ZONING REFERENCE AERIAL PHOTOS 1 04.16.24 SCOPE REVISION 42 VIEW FROM CREST VIEW FROM PORTUGUESE BEND & CREST NOTE: PROPOSED LANDSCAPE SCREENING ALONG ENTIRE PROPERTY, NOT SHOWN, REFER TO LANDSCAPE PLAN NOTE: PROPOSED LANDSCAPE SCREENING ALONG ENTIRE PROPERTY, NOT SHOWN, REFER TO LANDSCAPE PLAN REV. # DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: 12" = 1'-0" 4/8/2024 2:06:06 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 04.16.24 SITE PLAN REVIEW A0-02 MODEL MASSING & VIEW SIMULATIONS 01MASSING MODEL FRONT 02MASSING MODEL REAR 12" = 1'-0"03VIEW SIMULATIONS 43 UP EXISTING DRIVEWAY TO BE RECONFIGURED -REFER TO CIVIL (E) 'LAIR' NOT IN SCOPE (E) FARM EQUIPMENT BUILDING TO REMAIN (E) TOOL SHED -NOT IN SCOPE (E) 3-CAR GARAGE TO BE REDUCED TO 2-CAR GARAGE (E) STORAGE ROOM TO BE REMOVED (E) GUEST HOUSE (E) MAIN HOUSE ROOF PORTIONS TO BE DEMOLISHED A REQUIREDEASEMENT25'-0"AREAS OF ADDITION -DEMOLISH ALL SITE HARDSCAPE, LANDSCAPE, ETC (E) TOOL SHED -NOT IN SCOPE ALL (E) TREES TO REMAIN UNO (E) 3-RAIL FENCE TO BE REMOVED/RELOCATED AS NEEDED FOR DRIVEWAY WIDENING (E) 3-RAIL FENCE TO BE REMOVED REAR SETBACKREAR SETBACK50'-0"F RONT SET BACK5 0 '- 0 " (E) 3-RAIL FENCE TO REMAIN, TYP UNO ALL (E) TREES TO REMAIN UNO (E) HOUSE AREA IN FRONT SETBACK EXISTING DRIVEWAY & GARDEN WALL TO BE RECONFIGURED - REFER TO CIVIL EXISTING DRIVEWAY TO BE RECONFIGURED -REFER TO CIVIL WALL TO BE RELOCATED TO ALLOW FOR 35' MIN SEPARATION TO STABLE BUILDING SITE WALLS TO REMAIN COMPOSITE DECK AND STEPS TO BE REPLACED/RECONFIGURED AS NECESSARY (E) 3-RAIL FENCE TO BE REMOVED DEMOLISH EXISTING CONCRETE WALKWAY DRIVEWAY APRON TO REMAIN SITE WALLS TO REMAIN NREV. # DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: 1/8" = 1'-0" 4/8/2024 2:06:07 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 04.16.24 SITE PLAN REVIEW A2-01 EXISTING/DEMO FLOORPLAN 1/8" = 1'-0"01EXISTING/DEMO FLOORPLAN 44 DN W/DDN WD WD Cooktop U.C.Refr. Range REF DW UP UP A3-01 04 119 SF BUTLER'S PANTRY NEW INFINITY POOL LEVEL WITH DECK 759 SF LIBRARY 1086 SF GREATROOM 485 SF DINING 395 SF PRIMARY BEDROOM ? ? 104 SF ENTRY 221 SF LAUNDRY/mudroom 280 SF GUEST SUITE 205 SF OFFICE/BED 7 167 SF BED 5 167 SF BED 4 197 SF GYM 91 SF SPA 35 SF BATH 4 39 SF BATH 5 212 SF HALL 830 SF (E) 3 CAR GARAGE 216 SF PRIMARY CLOSET 23 SF POWDER 2 78 SF BATH 7 A3-01 01 A3-01 02 145 SF (E) TOOL SHED 23'-0"13'-0"HATCH TO BASEMENT LIGHTWELL OUTDOOR KITCHEN PLANTER BUILT IN SEATING (E) GENERATOR TO REMAIN FIREPIT DECK CUTOUT AROUND EXISTING TREE TRUNK ROOFLINE ABOVE 12'-11" 14'-6"24'-7"18'-2"17'-9"12'-8" POOL EQUIP & MECH VAULT BELOW 22'-9"15'-6"25'-7"32'-10"5'-0"24'-7"31'-9" 158'-0" RELOCATED FRONT ENTRY EASEMENT F R O N T Y A R D S E T B A C K (E) 20'-3"COVERED PATIO COVERED PATIO 44 SF CLOSET 25 SF BATH OUTDOOR TUB & SHOWER (FULLY SHROUDED BEHIND EXISTING LANDSCAPE TO REMAIN) POOL BATHROOM 5'-0"6'-5"5'-0" bench w towels above stone7'-6"61 SF WINE DISPLAY 64 SF BREAKFAST NOOK331 SF KITCHEN 1 DROP DOWN LADDER ATTIC ACCESS. STORAGE ATTIC 6' HIGH MAX THROUGHOUT REAR SETBACK 530 SF THEATRE 361 SF WINE CELLAR F R O N T S E T B A C K 29'-11"25'-2" OUTLINE OF FLOOR ABOVE 593 SF BUNK ROOM 22'-0"13'-6"36'-11" 164 SF LIGHTWELL 9'-5"POOL ABOVE 289 SF STORAGE 28'-1"15'-6"22'-6 1/2" 1/8" = 1'-0"01PROPOSED FLOORPLAN NREV. # DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: 1/8" = 1'-0" 4/8/2024 2:06:09 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 04.16.24 SITE PLAN REVIEW A2-02 PROPOSED FLOORPLAN 1/8" = 1'-0"02BASEMENT FLOORPLAN 1 04.16.24 SCOPE REVISION 45 DN A3-01 04 A3-01 03 A3-01 01 A3-01 02 5.0:125.0:125.0:12 5.0:125.0:125.0:12CONCRETE SHAKE ROOFING, MATCH EXISTING SKYLIGHTS, TYP TYPICAL 5:12 THROUGHOUT (MATCH EXISTING) REV. # DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: 1/8" = 1'-0" 4/8/2024 2:06:10 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 04.16.24 SITE PLAN REVIEW A2-03 PROPOSED ROOF PLAN 1/8" = 1'-0"01PROPOSED ROOFPLAN 46 MAIN HOUSE FF 1271' -9" (E) TOP PL 1279' -10" PROPOSED MAX 1290' -6"18'-9"(N) TOP PL 1280' -9" EXISTING RIDGE EXISTING RIDGE NEW RIDGE NEW RIDGE (E) BUILDING OUTLINE FOR REFERENCE 2'-5"5'-1"5'-10"8'-1"9'-0"18'-9"4'-10 1/2"MAIN HOUSE FF 1271' -9" (E) TOP PL 1279' -10" PROPOSED MAX 1290' -6" (E) STABLE MAX 1294' -2" (N) TOP PL 1280' -9" (E) STABLE LOFT 1283' -0" (E) EQUIP GARAGE 1270' -9" MAIN HOUSE FF 1271' -9" (E) TOP PL 1279' -10" PROPOSED MAX 1290' -6" (N) TOP PL 1280' -9" MAIN HOUSE FF 1271' -9" (E) TOP PL 1279' -10" PROPOSED MAX 1290' -6" (E) STABLE MAX 1294' -2" (N) TOP PL 1280' -9" BASEMENT 1261' -9" BASEMENT LIGHTWELL POOL REV. # DATE DESCRIPTION All ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect. DESIGNER: SCALE: 1/8" = 1'-0" 4/8/2024 2:06:20 PM WHITCOMBE RESIDENCE 2 POSSUM RIDGE ROAD ROLLING HILLS, CA 90274 04.16.24 SITE PLAN REVIEW A3-01 EXTERIOR ELEVATIONS 1/8" = 1'-0"04EAST (FRONT) ELEVATION 1/8" = 1'-0"03WEST (REAR) ELEVATION 1/8" = 1'-0"02SOUTH (SIDE) ELEVATION 1/8" = 1'-0"01NORTH (SIDE) ELEVATION 47 128910121113141516171819202122232627282425G130013001300130012951295 12901290128512851280 12801280128012801275127512751275127512751275 1275 1275 12701270127012701270 1270127012651265 12601260 126012551255 12551250 125012501250 1250 1250 1245 12451245124512451245 124512451245 1245 1240 1240 1240 1240 1240 1240 1240 1235 1235 1235 12351235 1235 1230 1230 12301230 1230 1225 12251225 1225 1220 12201220 1220121512151215 12151210 12101210 1210 120512051205 1205 120012001200 1200 119511951195 1195 1190 119011 8 5 1185 1185 11801180 1180 1175 303060302 POSSUM RIDGE ROADROLLING HILLS, CA 90274SCALE: 1" = 30'INDEX OF SHEETSOVERALL SITE PLANSCALE: 1" = 500'VICINITY MAPFOR PLANNING PURPOSES ONLY ENGINEERING CORP. C0.0VICINITY MAP ADDRESSESLEGENDACRONYMS123548 19" TREE1296.20 '24" TREE1269.33 'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X XXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X XXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X XXXXXXX XXXXX XXXXXX XXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXX XXXXXXXXX XXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXX X XXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXX X X XXXXXXX XXXXXX XX XXXXX X XXXXXX XXXXXXXXX XXXXXXXXXXXXX XXXXXX XXXXXX X X XX X X X X XX X X X X X X X XXXXXX X XXXXXX X XX X X X X X X X X X X X X X XXXXXX XXXXXXXXX XXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXX XXXXXXXXXXXXXX XXXXXX XXXXXXX XXXXXXXX X XXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXX X XXXX XX XX XX X XX X XXX X XXXX XX XX XX XXX XX XX X X X X XX XX X XXX XX X X X X X X X X X X X X X X X X XX XX XX X X X X X X X X X X X XX X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXX XX X X X XXXXXXXXXXX X X XX X X X X X X X X X X X XX X X X X X X X X X X X X XX X XXX XXXXXX XX X XXXX XX X XXXXXXX X XXX XXXX X XX X X X X XX XXX X XX XX XXXX X XX X X X X X X XXXXXXX X X X XXXXXXX X X X X X X X XXXXXXX X X X X XXX X X X X X XX X XX X X XXXXXXXXXX X X X XXXXXXXXXXXXXXXXX X X X XXX X X X X X X X XXX X XXX X X X X X XX X XXX X XX X X X XXXXX X X X XXXXXX X X X X XXXXXX X X XXX X XXX X X X X X XXX X XXX X X XXX X X X X X X X XXXXXXXXXXXXXXXX X XX X XXX X X X X X X X X X X X X XXX X X X X X X X X XXX X XX X X X X X XXX X XXX X X X X X X X X X X X X XXXXXXXXXXXXX X X X XXXXXXXXX X X X XXXXXXXXX X X X X XXXXXXXXXXX XX X X XX XXX XXX XX XXXXXXX X X X XXXX XX X X XXX XXX XXXXXX X X X XX XXXX XXXX XX X X X X X XX X X X X XX X X XX XX X X XX XX X X XXX X X X XXX X X X X XX X X X XXX X X XX XX X X X X XX X X XX XX X X XX XX X X X XX X X X XXX X X X XXX X X X XXX X X XX XX X X XX XX X X X X XX X X XX XX X X X XX X X X XXX X X X XXX X X X X XX X X X XXX X X XX XX X X X X XX X X XX XX X X XXX X X X X XX X X X XXX X X X XXX X X X XXX X X XX XX XXX X XXX XX X XX XX XXX XX X XX XX X XX XX XXXXX X X XXX XXXXX X X X XX XXXXX XX X XXXXXXX XX XXX XX XXX XX XX XXX XXX XX X X XXX X XXX XX X XXX XXX XX XX XXX XX X XX XX XXX XX X XX XX X XX XX XX XXX X XX XX XXX XX XXXXX X XX XX XX XXX XX XXX XX XXX XX X XX XXXX X XX X XXXX XXXXX XX XXX XXXXX XX XXX XX X XXX XXXX XX XX XX X XXX XX XX X XX XXXXX X XX XX XXXXX X XXXX XXX XX XX XXX XX X XX XXX XX XX XXX XX X X XXX XXXXX XXX XX XXX XX X XX XXXX X XX XX XXX XX XXX XX XXX XX XXX XX XXXXX X XXX XXX XXX XX X X X XX XXX XX X XX XX XXX XX X XX XX XXXX X XXX XX X XX XX XXXXX X XX XX X XXXX XXXXX XX XXX XX XXX XX X XX XXX XX XX X XXXXX X XXX XXXXX XX XXX XXXXX XXX XX XXXXX XX XX XXX XXX XX X XX XX XXX XX X XXXX XXX XX X XXXX XXX X X XX XXX XX X XX XXXXX XX X XX XX XXX XX XX XXX XXXXX XXX XX X XX XXX X X XX X XXXX XX XXX XX XXX XX XXX XX XXX XX X XXXXXX XX XX X XX X XXX XXXXXXXXX X XX X X XX X XX X X X X X X X X XX X XX X XXX XXX XXX X XX X XXX X XX X XX X XX X X X X XXX X XX X XXX XXX XXX X XX X X XX X X X X XX X XX X X X X XXX X XX X XX X XXX XXXX XX X X XX X X X XXX X XX X X X X XXX X XX X XX X X XX XXXX XX X X XX X X X X XX X X X X X XX XXX XXX X XX X X XX XX X X XX XX X X X X X X XX XXX XX XX X X X X XX X XX XX XX XX XX XX XX XX XX X X X X X XXX XXX X X XX XX X X XX XX X X X X X XXX XXX XX XX XX X X X X X XX XXXX XX X X XX XX XX XX X X X X X XXX X X X X X X X X X X X X XX X X XX X X XX X X X XX X X XX X X XX X X XX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X XXX XX XXXXXX XXXXXXXXXXXXXXXXXXXXXXX GXX X XX X XXX 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XX X X XX X XX X X XX XXX X XX XX XX XXX X X XX X XX XX X XX XX XXX X X XX XXX XXXXX XX XXX X XX XXX XX X XXX X XXX X XX X XX XXXX XXXXXX X XX X XX XXXX X XXXXX X XX XX X XXX X XX XXXX XX X XXX XXXXXXXX XXX XXX XXX X X XXXXXXXX XXXXXXXXXXX X X XXXXXXX XXXXX XXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X XX X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX EDACX XXX X X X X X XXX XXX X X X X X X XX XXXX X X X X XXXXXX X X X X XXXX XXX X X X X X XX X XXX X X X X X X XX XXX X X X X X XXXXXXX X X X XXXX XXX X X X X X XX X XXX X X X X X XXX XXX X X X X X X XX XXXX X X X X XXXXXX X X X X X X X XXXXXX X X X X X X X XXX XXX X X X X X X XX X XXXXX X X X X X XXX XXXXX X X X X X XXX XXX XX X XX X X AC130013001300130012951295 12901290128512851280 128012801 2 8 0 12801275127512751275127512751275 1275 1275 127012701270127 0 12 7 0 1270127012651265 12601260 126012551255 12551250 125012501250 1250 1250 1245 1245 1245 1245 1245 1245 124512451245 1245 1240 1240 1240 1240 1240 1240 1240 1235 1235 1235 12351235 1235 1230 1230 12301230 1230 1225 12251225 1225 1220 12201220 1220121512151215 12151210 12101210 1210 120512051205 1205 120012001200 1200 119511951195 1195 1190 119011 8 5 1185 1185 11801180 1180 1175WMED PBVLTHYDED VENTED VENTTEL MHHYDED VENTED VENTWVTW:1271 .46 'FS:1270 .98 'TW:1271 .46 'FS:1270 .91 'TW:1271 .54 'FS:1270 .92 'TW:1271 .57 'FS:1270 .00 'WMTW:1271 .31 'NG:1270 .31 'TW:1271 .30 'FS:1270 .87 'TW:1271 .00 'FS:1270 .48 'TW:1270 .47 'FS:1270 .06 'TW:1271 .17 'FS:1270 .83 'SHEDSHEDCABANACOMPOSITE DECKCOMPOSITE STEPS POS S U M RI D G E POR T U G U E S E B E N D R O A DCREST ROADADADADADADAD1 STORY HOUSE RH:1284.78' FF:1271.77'1 STORY HOUSERH:1284.39'FF:1271.57'GARAGE RH:1284.75' FF:1270.64' ST A B L E RID G E : 1 2 9 4 . 1 8 ' FF: 1 2 7 3 . 5 7 'BUILDINGRH:1284.75'FF:1270.64'CONCDRIVEWAY ASPH A L T STRE E T ASPHALTSTREETASPHA L T STREE T TRAILCONCCONC CONC HEAVY BRUSHHEAVY BRUSHHEAVY BRUSHHEAVY BRUSHHEAVY BRUSHED1270.60 '1270.32 '1270.69 '1270.67 '1270.30 '1270.95 '1270.79 '1270.19 '1270.11 '1269.56 ' 1270. 0 5 ' 1270. 7 7 ' 1270.69' 1270.23'1270.27'1270.48 ' 12 6 9 . 6 3 '1270.68 ' 127 0 . 8 4 ' 127 0 . 7 4 ' 127 0 . 6 1 ' 127 8 . 0 8 ' 127 5 . 2 3 ' 127 5 . 1 4 ' 127 3 . 1 7 ' 127 3 . 4 5 ' 127 2 . 4 5 ' 127 2 . 6 1 ' 127 5 . 4 0 ' 127 4 . 3 2 ' 127 3 . 3 2 ' 125 4 . 0 1 ' 125 2 . 7 6 ' 129 1 . 1 3 '1293.93 '1295.35 '1297.20 '1298.83 '1299.37 '1299.64 '1299.83'1291.84 '1289.48 '1284.85 '1278.65 '1260.32 '1248.47 '1238.45 '1273.57 '1271.53 '1270.78 '1270.54 '1270.61 '1270.36 '1270.37 '1272.44 '1270.40 ' 1270.74' 127 4 . 6 2 '1270.51 '1270.40 '1270.07 ' 1269.05' 1267.35' 1268.46' 1267.35'LOT 123ROLLING H ILLS TRACTM.B .201 PG 'S 29 -35LOT 123ROLLING H ILLS TRACTM.B .201 PG 'S 29 -35SET REBAR & CAPLS 9758 AT PCSET REBAR & CAPLS 9758 AT PCSET REBAR & CAPLS 9758 AT PCFD 2 " IRON P IPERE 122 , 4 .00 'DOWN AT PCFD 2 " IRON P IPERE 122 , ON PL ATROAD EASEMENTFD 2 " IRON P IPERE 122 , ON PL ATROAD EASEMENTFD REBAR & CAPLS 8958 , ON PL38.00 ' W 'LY OF CL INTERSECT IONWITH N 'LY L INESET REBAR & CAP LS9758, ON PL 110.00'E'LY OF PCNOTHING FOUND ORSET, INACCESSIBLE NOTHING FOUND ORSET, INACCESS IBLE NOTHING FOUND ORSET, INACCESS IBLE SET REBAR & CAP LS9758, ON PL 35 .00 'W'LY OF PCSET NA IL & TAGLS 9758 AT PC GENERATOR CONC CONC CO N C CO N C CO N C 1278.07 'TOS:1276.31'BOS:1270 . 8 7 'POWER POLE24" TREE25' 25 ' 50' 50' 50'40' 40 'LEGEND30306030SCALE: 1" = 30'ACRONYMSEXISTING SITE CONDITIONSFOR PLANNING PURPOSES ONLY ENGINEERING CORP. C0.112351271.53'49 G12951295 12901290128512851280 12801280128 0 12801275127512751275127512751275 1275 1275 12701270127012701270 1270127012651265 1260 12601255 12551250 1250 1250 1250 1245 12451245124512451245 124512451245 1245 1240 1240 1240 1240 1240 1240 1240 1235 1235 1235 12351235 1235 1230 1230 12301230 1230 1225 12251225 1220 12201220 1215121512151210 12101210 120512051205 120012001200 119511951195 1297'20204020SCALE: 1" = 20'PRELIMINARY GRADING PLANFOR PLANNING PURPOSES ONLY ENGINEERING CORP. C1.0LEGENDACRONYMS1235ROADRIDGEPOSSUMROADBENDPORTUGUESE50 G12951295 12901290128512851280 12801280128 0 12801275127512751275127512751275 1275 1275 12701270127012701270 1270127012651265 1260 12601255 12551250 1250 1250 1250 1245 12451245124512451245 124512451245 1245 1240 1240 1240 1240 1240 1240 1240 1235 1235 1235 12351235 1235 1230 1230 12301230 1230 1225 12251225 1220 12201220 1215121512151210 12101210 120512051205 120012001200 119511951195 1297'20204020SCALE: 1" = 20'CUT/////?/ - FILL AND COLOR MAP FOR PLANNING PURPOSES ONLY ENGINEERING CORP. C1.1LEGENDACRONYMS123551 POSSUMRIDGE ROADPOSSUMRIDGE ROAD FOR PLANNING PURPOSES ONLY ENGINEERING CORP. C2.0SECTIONS LEGENDACRONYMSSCALE: 1" = 10'SECTION C - RESIDENCESCALE: 1" = 10'SECTION B - RESIDENCE> POOL AND BASEMENT AREASSCALE: 1" = 10'SECTION A - RESIDENCEMATCH LINE BELOWMATCH LINE ABOVESCALE: 1" = 10'SECTION A1 - THROUGH FIRE PIT AND POOLSCALE: 1" = 10'SECTION A CONTINUED- RESIDENCE52 POSSUMRIDGE ROADFOR PLANNING PURPOSES ONLY ENGINEERING CORP. C2.1SECTIONS LEGENDACRONYMSSCALE: 1" = 10'SECTION D - RESIDENCE> DRIVEWAYSCALE: 1" = 10'SECTION E - FILL SLOPE AND FIRE PIT53 TYPE A2-8 (Modified)MOW CURB TYPE A1-6 (Modified)Bolton Engineering Corp.Civil Engineering and Surveying25834 Narbonne Avenue Suite 210Lomita, Ca. 90717Ph: 310-325-5580 Fax: 310-325-55816 54 DN75'-0"EXISTING FENCEFRONT YARD SETBACKEASEMENT25'-0"EASEMENT25'-0"EASEMENT25'-0"EASEMENT40'-0"EASEMENT25'-0"CL CRESTCL PORTUGUESE BENDPROPERTY LINEPROPERTY LINE50'-0"75'-0"BURM PLANTER W TREEPERMEABLE PAVERSPOSSOM RIDGE RDKEEP EXISTING 3-CAR GARAGERELOCATED COURTNOT IN SETBACKTURNOUT SIDE SETBACKFRONT SETBACKPREVIOUS RETAINING WALLSPREVIOUS COURTPREVIOUS COURT GRADED AREAEXISTING SITE WALL TO REMAINDEMOLISH (E) BARNCORRAL SET ASIDEDGBEGINNING OF UPPER SIS TRAILEQUESTRIAN GATEFF 1272.90GRADE THIS AREA AS NEEDED FOR MAX 2.5' RETAINING60'-0"120'-0"PROPOSED BARN72'-0"48'-0"8'-0"PROPOSED COURTPROPOSED DG DRIVEWAY FOR AG EQUIPMENT, WILL REQUIRE TRAFFIC APPROVAL(E) STABLE MAX1294' -2"(E) EQUIP GARAGE1270' -9"CRESTEXISTING GRADEPROPOSED COURTPROPOSED DRIVEWAYDRIVEWAY PERIMETER RETAINING WALL: 2'-6" MAX HEIGHTSLIGHT SLOPE UP TO COURT2:1 SLOPE & TERRACE WALLS AS NEEDEDSTABLE1253' -0"TURNOUT800 SF TACKROOM LOFT1" = 20'-0"01SCOPING SITE PLANNREV. #DATEDESCRIPTIONAll ideas, designs and plans indicated or represented by these drawings are owned by and are property of the Architect and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of the Architect.DESIGNER:SCALE: 1" = 20'-0"4/10/2024 12:42:57 PMWHITCOMBE RESIDENCE2 POSSUM RIDGE ROADROLLING HILLS, CA 9027404.16.24SITE PLAN REVIEWSK2-00DRAFT PH 2 SCOPINGSITE PLAN1" = 20'-0"02SECTION THROUGH COURT1" = 20'-0"03SECTION THROUGH STABLE55 Agenda Item No.: 9.B Mtg. Date: 04/16/2024 TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES THRU:KARINA BAÑALES, CITY MANAGER SUBJECT: ZONING CASE NO. 23-070: SITE PLAN REVIEW TO DEVELOP A VACANT LOT INCLUDING NON-EXEMPT GRADING AND THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH BASEMENT, RETAINING WALLS EXCEEDING A HEIGHT OF 3 FEET (UP TO A MAXIMUM HEIGHT OF 5 FEET), DRIVEWAY WITH PORTIONS THAT EXCEED A WIDTH OF 20 FEET, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR CONSTRUCTION OF A STABLE, CORRAL, DETACHED TRELLIS, AND GUEST HOUSE; AND VARIANCES TO ALLOW THE STABLE, CORRAL, SWIMMING POOL, AND RETAINING WALLS TO ENCROACH INTO THE FRONT YARD, ALLOW A PORTION OF THE CORRAL TO ENCROACH INTO THE FRONT YARD SETBACK, CONSTRUCT RETAINING WALLS EXCEEDING THE MAXIMUM AVERAGE HEIGHT OF TWO-AND-ONE-HALF FEET, CONSTRUCT A BASEMENT WITH A PORTION EXTENDING BEYOND THE BUILDING WALLS OF THE RESIDENCE, CONSTRUCT DECKS/PATIOS MORE THAN ONE FOOT ABOVE GRADE, AND ALLOW GRADING EXPORT FOR A PROPERTY LOCATED AT 23 CREST ROAD EAST, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 132A-MS) (OGASAWARA) DATE:April 16, 2024 BACKGROUND: This item was continued from the Planning Commission meeting on January 16, 2024. That morning, the Planning Commission held a public meeting field trip at 23 Crest Road East. Commissioners, staff, and attendees viewed the silhouettes of the proposed project. The project was presented later at the evening Planning Commission meeting at 6:30 p.m. The Planning Commissioners voted 3-0 (2 Commissioners were absent) to continue the item to the next meeting. 56 The Planning Commission directed staff to work with the applicant on revising the plans to address the following: The mound at the center of the oval driveway. The plans indicate 15 feet at the highest point, and also the mound landscaping would include Coast Live Oak Trees (these can grow up to 80 feet tall). If this would negatively impact the line of site from the Crest Road East. The proposed mound was not staked and silhouetted. The residents at 17 Crest Road East, expressed their concerns with privacy and the proximity of the proposed barn to her property. The walkway that extends out from the basement and the portion of the basement under the covered patio that is not under the footprint of the residence. The discrepancies with the grading calculations, application, and plans. Mixed-Use Structure/Stable located in the front yard. The guest house proximity to the canyon. Retaining walls along the stable. Floor level above the grade/raised decks – various sections of the residence, guest house, stable, and guest house show raised decks. Trellis calculations need to be added to the calculations (415 square feet (SF)). The project was not presented at the February 19, 2024 Planning Commission meeting because the applicant needed more time to address the issues. Zoning, Location, and Lot Description The property is zoned RAS-2 and the gross lot area is 7.05 acres or 307,098 SF. The net lot area for development purposes is 6.02 acres or 262,368 square feet. The lot is currently undeveloped and vacant. The lot is irregularly shaped and has a depth of approximately 820 feet and a width of approximately 480 feet. The property slopes downward from Crest Road East to the rear of the property. The grade elevation between the proposed main building pad and the street is approximately 42 feet. The lot is located in the southern portion of the City, and has views of the Pacific Ocean. 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. The existing topography of the project site slopes down approximately 115-feet from Crest Road East to the lowest portion of the lot. Previous Projects On February 13, 2017, the City Council adopted Resolution No. 1202 approving Zoning Case (ZC) No. 902 for construction of an 11,500-square-foot new single-family residence with an 11,500 SF basement and appurtenances. On December 12, 2018, the Planning Commission granted a two-year time extension for ZC No. 902 to January 23, 2021. Due to COVID-19 entitlements were placed on hold and Assembly Bill 1561 created an automatic time extension. As such, the expiration date for ZC No. 902 was extended to July 22, 2022, but the permit was not used and expired. On November 9, 2021, an application was received for development of a new 8,460-square- foot residence, basement, accessory dwelling unit (ADU), guest house, stable, swimming pool, spa, and other improvements (ZC No. 21-11). On March 15, 2022, the Planning 57 Commission conducted a field trip and evening meeting and continued the item to April 19, 2022. However, before the April 19, 2022 meeting could take place, the applicant requested the item be pulled because the property had been sold and there was no interest in moving forward with the project as proposed. As such, the item did not return to the Planning Commission and ZC No. 21-11 was closed. Thus, the project was never approved. DISCUSSION: Project Revisions The applicants revised the plans to address the concerns of the Planning Commission. The applicants also shifted the existing footprint of the main residence 12 feet and 5 inches to the north and 4 feet and 5 inches to the east to concerns with the proximity of to the canyon at both the west and east wings. The applicants also moved the stable away from the property lines. Main House Finish floor elevation: 1293’ (Previous 1291’) Apex elevation: 1288’ (Previous 1286’) Building footprint: moved 12’-5” north and 4’-6” east Pool footprint: angled perpendicular to west property line (Previously parallel with main house west wing) Building size including basement: 21,920 sf (Previous 20,940 sf) Guest House Finish floor elevation: 1293’ (Previous 1291’) Building footprint: moved 16’ north and 4’ west Southeast building corner to property line: 51’-3” (Previous 39’-9”) Southeast building corner does not require fill grading (Previously required fill grading) ADU Finish floor elevation: 1319’ (Previous 1320’) Building footprint: moved 2’-6” North and 0’-8”’ West Northeast building corner from property line: 38’-8” (Previous 37’-5”) Building footprint: 38’-4” x 18’-4” (Previous 36’-0” x 16’-0”) Building size: 700 SF (Previous 576 SF) Stable Finish floor elevation: 1316’ (Previous 1314’) Southwest corner of building: 62'4" from the western property line and 207'11" from the northeastern corner of 17 Crest Road East's nearest building (Previous southwest building corner 39'8" from the western property line and 185'7" from the north east corner of 17 Crest Road East's nearest building) Building footprint: 58’-10” x 20’-10” (Previous 70’’-0” x 27’-6”) Building size: 1,225 SF (Previous 1,295 SF) Office space, closet space, and full bath are omitted (Previously included) 58 Issues The mound at the center of the oval driveway. The plans indicate 15 feet at the highest point, and also the mound landscaping would include Coast Live Oak Trees (these can grow up to 80 feet tall). If this would negatively impact the line of site from the Crest Road East. The proposed mound was not staked and silhouetted. Addressed by applicant. The residents at 17 Crest Road East, expressed their concerns with privacy and the proximity of the proposed barn to her property. Revised by applicant to be further from property line. The walkway that extends out from the basement and the portion of the basement under the covered patio that daylights out. Unchanged. The discrepancies with the grading calculations, application, and plans. Revised by applicant. Mixed-Use Structure/Stable located in the front yard. The mixed-use has been removed, the project proposes a 1,225 stable and 5,019 SF Corral. The guest house proximity to the canyon. The guest house has been shifted over 16 feet north and 4 feet to the west. Retaining walls along the stable. The stable retaining wall has been added to the plans. Floor level above the grade/raised decks – various sections of the residence, guest house, stable, and guest house show raised decks. Addressed by applicant. Trellis calculations need to be added to the calculations. 415 SF shown. Site Plan Review As per Rolling Hills Municipal Code Section 17.46.020.A.1, A Site Plan Review (SPR) is required for the construction of any new buildings or structures that require any grading that is not exempt. The applicants are requesting a Site Plan Review for the construction of the project on a vac. The proposal situates the main house and assessor structures as sensitively on the lot as possible, integrating them into the existing topography. The proposed residence will only be partially visible to adjacent neighbors south of Crest Road East and with the inclusion of screening plants, the house will be mostly inscrutable from the street. As the house follows the 1,293-foot contour line that wraps around the prow of the site, a fraction of the residence is visible to each adjacent neighbor, reducing the visible presence of the house. The footprint of the main residence complies with the setbacks requirement of the RHMC. The main residence has been integrated into the existing slope to minimize grading and land disturbance by constructing a long and narrow V-shaped floor plan that closely follows the existing topography. The apex of the house is located at the point of the natural slope, with an adjacent west and east wing. The applicant is requesting a Site Plan Review for the following: 23,680 SF Single-Family Residence (Main Residence) 1,000 SF Garage (attached) 1,225 SF Stable & 5,190 SF Corral (Discussed under the Conditional Use Permit (CUP) and under Variance) 8,240 SF Basement Retaining Walls to exceed a height of 3 Feet (Maximum 5 Feet) 28,725 CY Non-Exempt Grading 3 Building Pads (1 st Pad 33,660 SF, 2 nd Pad 1,610 SF, and 3 rd Pad 2,900 SF) 25,343 SF mound in the center of the oval driveway. 59 Oval Driveway with center landscape mound Landscaping Native Plants & Tree Species 4,000 SF Native Pollinator Meadow in the center of the mound Grading The total grading for the project is 28,725 cubic yards (CY): 17,320 CY Cut total (13,560 CY of cut & 3,760 CY over-excavation) and 11,405 CY fill (6,005 CY of fill & 5,400 CY recompaction). There is a total of 5,915 CY of dirt for export. It includes 3,160 cubic yards that is exempt and 2,755 cubic yards that is non-exempt as defined by Code. A Site Plan Review is required for the non-exempt grading and a Variance is required for the non-exempt export. Grading for Pad 1 : The main residence building pad 1: The middle portion of the lot includes 2,946 CY of cut and 5,215 CY fill, for the landscaping area inside of the oval driveway, the depth of the cut will not exceed 15.1 feet and the fill will not exceed 6.9 feet. While grading for the main residence building pad is almost entirely subtractive, the dirt from the grading will be redistributed and filled in the front garden creating a gradual knoll that will help screen the house from the street. The mound creates a gentle privacy screen between Crest Road and the property. It will obscure the main house while minimally impacting the view to Catalina from Crest Road and the property above (22 Crest Road East). As shown in the renderings on the Page G06 of the plans, the visible extents of the house are broken by the knoll, screening plants, and outbuildings. The civil engineering used previously approved water management strategies to ensure that there will be no increase in runoff volume occurs on either drainage path on either side of the site. The grading for the oval driveway is 2,960 CY cut and will not exceed 15’ and the fill will be 553 CY and 6.9 feet in depth. The grading for the new residence, basement, covered porches, outdoor kitchen, fire pit, guest house and pool; the depth of the cut will range from 4.5’ to 16.4’ and the fill will range from 5’ to 10'. Grading for Pad 2 : Pad 2 will be developed with an accessory dwelling unit (ADU). There is 61 CY of cut with a maximum depth of 3.8 feet, and 10 cubic yards of fill at 1.8 feet in depth. Grading for Pad 3: Grading includes 120 CY of grading for a stable with a driveway that leads to the stable storage area. There is no grading proposed for the corral. The maximum depth of the cut will be 4 feet 2 inches and fill will not exceed 7 feet 9 inches. The applicant is proposing to use the excavated dirt to flatten surrounding areas, the majority of the dirt will be balanced on site, with the exception of 5,915 CY of dirt for export. It includes 3,160 cubic yards that is exempt and 2,755 cubic yards that is non-exempt as defined by Code. Maximizing the amount of fill on the subject property complies with the goals of the General Plan to balance grading on site. Conditional Use Permit Per Rolling Hills Municipal Code (RHMC) Section 17.80.050, a conditional use permit is required for stable greater than 200-square-feet and a corral that is greater than 550 square feet in size. The proposed 1,225-square-foot stable exceeds the 200-square-foot limit by 775 square feet. The proposed stable will not encroach into any required setbacks. The proposed corral encroaches into front yard and front setback. The stable and corral will require a Variance because it is located in the front yard. The 2,000-square-foot corral will also require a Variance to encroach into the 50-foot front setback. The proposed stable is located in the front 60 yard similar to many adjacent properties like 1 Southfield Drive, 17 Crest Road East, 12 Crest Road East, and 29 Crest Road East maintaining the public visibility of equestrian spaces within the neighborhood. The corral will remain in the natural state, there will be no grading or alteration of the corral area. Per RHMC Section 17.16.210, a conditional use permit is also required to construct a guest house. The proposed 540-square-foot guest will not encroach into any required setbacks. As per the RHMC, a conditional use permit is required for an accessory structure that exceeds 200-square-feet. The project includes a detached 415 square foot trellis at the bottom of the canyon. There are also two existing trails that lead down to the new trellis. The existing trails are currently overgrown and not accessible. The applicant is proposing to redesign and cut the overgrown vegetation the pathways for the new trellis. Variance The Rolling Hills Municipal Code requires a Variance application and approvals for the following: 1. Stable, corral, swimming pool, and retaining walls to encroach into the front yard; 2. Corral to encroach into the required 50-foot front setback; 3. Retaining walls that exceed the maximum average height of two-and-one-half feet; 4. Decks/patios that exceed more than one foot above grade; and 5. Grading export. Traffic Commission Review of Driveway The proposed driveway connects to Crest Road East and has a driveway apron of 62-feet 5- inches wide. The driveway entrance will be 26 feet wide and connects to an oval-shaped driveway that will be 15 feet wide. The oval-shaped driveway connects to the barn, ADU, and main residence. Existing eucalyptus trees along Crest Road East will remain. The proposed driveway apron was reviewed and approved by the Traffic Commission on December 11, 2023. The City Council makes the final decision on the Traffic Commission’s recommendations. Municipal Code Compliance Lot and Building Pad Coverage The net lot area is 262,368 square feet. The proposed structural coverage is as follows: the total proposed structural coverage is 17,802 SF or 6.79% which is well below the 20% maximum (with deductions). The proposed flatwork coverage is 18,715 SF or 7.13% which is below the 15% maximum. The total proposed structural and flatwork coverage for the entire lot with deductions is 37,587 SF or 14.33% which is well below the 35% maximum. The project complies with all of the development standards in the Rolling Hills Municipal Code (RHMC). Pad 1: Main Residence – will be developed with a 33,660-square-foot building pad area with a total of 17,410-square-feet or 51.72% building pad coverage. This exceeds the maximum 30% guideline by 21.44%. 61 Pad 2: ADU Pad – will be developed with a 1,610-square-foot building pad area with a total of 652-sqaure-feet or 40.50% building pad coverage. This exceeds the maximum 30% guideline by 10.5%. Pad 3: Stable Pad – will be developed with a 2,900-square-foot building pad area with a total of 1,225-square-feet or 46.21% building pad coverage. This exceeds the maximum 30% guideline by 26.21%. Disturbance The total disturbed area for the lot will be 87,920-square feet or 33.51.24% of the lot (40% maximum permitted). The disturbed area is located entirely in the already-cleared portion of the lot, where soil disturbance and re-compaction will not adversely impact existing populations of native vegetation, nor detract from areas of natural character on the site. The previous proposed disturbed area was 92,460-square feet or 35.24% of the lot (40% maximum permitted). This is less -4,540 SF and less -1.73%. Stable/Corral The proposed stable is located in the front yard similar to many adjacent properties like 1 Southfield Drive, 17 Crest Road East, 12 Crest Road East, and 29 Crest Road East, maintaining the public visibility of equestrian spaces within the neighborhood. The project proposes a 1,225-square-foot one story stable with 2 stalls, tack room/office, 2 bathrooms, tackwork space, feed/counter space, and large agricultural space with a garage accessible from the circular driveway. The ridgeline of the new stable is 13.9 feet maximum height. The stable is accessible from a driveway that is connected off of the northwest portion of the oval- shaped driveway. The previous proposed stable was 1,940-square-foot one story stable, this is less -715 SF. Site Access The new driveway apron will be located Crest Road East on the northeast side of the lot, and will provide access to the oval driveway. The driveway will be 15 feet wide leading to a stable storage garage, motor court, main entry to the house, and garage. The proposed continuous driveway allows for the simplest path between all structures, with a garage in the main residence accommodating 4 vehicles, suitable per RH guidelines for the main house, guest house and ADU parking requirements. The center of the oval driveway will be landscaped with native trees, native plants, native pollinator meadow, and 110-square-foot water feature. An entry gate with pilasters will be located at the driveway entrance. Walls The RHMC Section 17.16.190(F), requires a Site Plan review for any walls that exceed 3 feet high. Such walls require a variance if located in the front yard. The project proposes 6 wall sections (A, B, C, D, E, & F). Wall A is located at the east wing of the main residence and connects to the guest house, this wall has a maximum height of 2.5 feet high with a 2.5 foot high average height. Wall B is a 3-foot-high retaining wall located at the west wing of the main residence along the swimming pool. Wall C is located along the south portion of the mound and extends along the south portion of the driveway with an maximum height of 5 feet high with an average height of 4 feet high (Wall C requires a Variance). Wall D is located on the west portion of the mound and west portion of the driveway the maximum height is 5 feet high 62 with an average height of 4.1 feet high (Wall D requires a Variance). Wall E located along the southern portion of the driveway is maximum 2.5 feet high with average height of 2.1 feet high. Wall F is located just north of the stable walkway, and the maximum height is 3 feet high with an average of 2.4 feet high. Landscaping The project proposes 58,050 square feet of new native landscape area and 3,000 square feet of a native pollinator meadow area. Landscape will consist of combination of preservation strategies, re-establishing of native species on site, and addition of appropriately sized plant species to screen views of buildings from the street while preserving view corridors of neighbors. The project will restore the majority of the new landscape areas to a state similar to the original pre-developed, pre-cleared condition of the site, with few visible changes to the existing topography and to the panoramic views from the street and neighboring houses. Review by the City's landscape consultant is required for compliance with landscape standards and the Water Efficiency Landscape Ordinance (WELO). Building Height and Pad Elevations (Pads 1 - 3) The new residence, basement, and attached garage will be developed on the lower southern portion of Pad 1 with a maximum ridge height of 12 feet 9 inches; the ridgeline of these structures will be about 31 feet below Crest Road East. The maximum height of the chimneys are 19 feet 2 inches. The main residence includes eaves that will extend a maximum of 8 feet. The basement and atrium are located at the V section of the main residence under the proposed deck. The elevations on Page A201 of the plans show that there is a 5-foot maximum retaining wall just above the finished grade. The guest house will be 13 feet and 2 inches in height; the ridgeline of the structure will be about 31 feet below Crest Road East. The front upper east portion of the lot (Pad 2) will consist of a corral and stable. The stable and will be 13-feet and 9-inches in height; the ridgeline of the structures will be about 5 feet below Crest Road East. The accessory dwelling unit (ADU) (Pad 3) will be 11 feet and 9 inches in height; the ridgeline of the structure will be about 5 feet below Crest Road East. Drainage 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; however, no part of the lot is within the Flying Triangle. This project is subject to the Low Impact Development (LID) requirements pertaining to stormwater management, including provisions for retention of run-off on the property. LID is plan checked by Building Services after entitlements are granted by the City. The proposed storage system is designed to store the difference in stormwater runoff volume between the pre- and post-development conditions. The design proposes two separate drainage systems, splitting runoff between the two adjacent watercourses, to mimic the existing flow patterns. 63 Included in each system is a Contech Urbangreen SRPE cistern system, at the main residence pad, to intercept and store runoff as follows: 1. The eastern system will collect runoff from the ADU, easterly driveway, easterly half of the residence and residential pad, and guest house. 2. The western system will collect runoff from the stable/corral, westerly driveway, westerly half of the residence and residential pad, and pool area. 3. Each system: a. Will first pass runoff through a Contech inline CDS pre-treatment system, to remove trash, debris and suspended solids. Runoff will then enter the storage barrels. b. Downstream of the storage barrel will be a second manhole with a pump, supplying the irrigation system. Runoff impounded in the storage tanks will be used to irrigate the site after the storm has passed. c. Above the soffit of the storage barrel, an overflow pipe will direct runoff exceeding the storage capacity and discharge to the watercourse below through an erosion control outlet structure. Utility Lines / Septic Tank All utility lines for the development will be required to be placed underground. The Los Angeles County Public Health department will review the septic system (location to be determined). Rolling Hills Community Association Review Rolling Hills Community Association will review this project at a later date. Public Participation The public was given an opportunity to address the Commission at the field trip and evening meeting on January 16, 2024. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) under Class 3, Section 15303. New construction of a single-family residence and accessory structures. SITE PLAN REVIEW CRITERIA Section 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. 64 Section 17.46.50 Required findings. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review. 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; 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; 2. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 3. 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); 4. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 5. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 6. 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; 7. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 8. The project conforms to the requirements of the California Environmental Quality. CONDITIONAL USE PERMIT CRITERIA Section 17.42.50 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: 1. That the proposed conditional use is consistent with the General Plan; 2. 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; 3. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; 4. That the proposed conditional use complies with all applicable development standards of the zone district; 5. 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; 6. That the proposed conditional use observes the spirit and intent of this title. 65 CRITERIA FOR VARIANCE Section 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: 1. 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; 2. 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; 3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; 4. That in granting the variance, the spirit and intent of this title will be observed; 5. That the variance does not grant special privilege to the applicant; 6. 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 7. That the variance request is consistent with the general plan of the City of Rolling Hills. FISCAL IMPACT: None. RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take public testimony, and provide direction to staff and the applicant. A resolution is provided in case the Commission wishes to approve the project with conditions. ATTACHMENTS: Attachment01_Vicinity Map_23 Crest Road East (ZC23-070).pdf Attachment02_Development Table 23 Crest Road East (ZC23-070) Attachment03_2024-06_PC_Resolution_23CrestRoadE_ZC23-070_D.pdf Attachment04_Grading Table_23 Crest Road East (ZC23-070) Attachment05_Comparison Table_23CrestRoadEast (ZC23-070) Attachment06_LandscapeReviewComments_23CrestRoadEast (ZC23-070) Attachment07_Photos_23 Crest Road East (ZC23-070) Attachment08_Comparison Plans_23CrestRoad East (ZC23-070) Attachment09_PL_ADR_23CrestRdE_ZC23-070_240412_Plans_7thSubmittal_reduced_Part 1.pdf Attachment10_PL_ADR_23CrestRdE_ZC23-070_240412_Plans_7thSubmittal_reduced_Part 2.pdf Attachment11_PL_ADR_23CrestRdE_ZC23-070_240412_Plans_7thSubmittal_reduced_Part 3.pdf 66 1,000’ City of Rolling Hills ROLLING HILLS, CA 90274 TITLE VICINITY MAP CASE NO. Zoning Case No. 23-070 Site Plan Review, Conditional Use Permits, Variances OWNER OGASAWARA ADDRESS 23 Crest Road East, Rolling Hills 90274 SITE 67 Development Table for 23 Crest Road East Zoning Case No. 23-070_Planning Commission Meeting April 16, 2024 Site Plan Review, Conditional Use Permit Variance New 13,680 SF single family residence with 8,240 SF basement, atrium, 1,000 SF garage, 540 SF guest house, 1,225 SF stable, 315 SF new pool, new driveway apron, circular driveway, decks, motor court, retaining walls, concrete stairs, and landscape EXISTING Vacant Lot PROPOSED PAD NO. 1 Main Residence, Garage, Guest House, Swimming Pool, Decks, Retaining Walls, Entryways, Atrium, Water feature PROPOSED PAD NO. 3 Structure Stable with Agricultural storage and Corral TOTAL RA-S- 2 Zone Setbacks Front: 50 ft. from front easement line Side: 35 ft. from side property line Rear: 50 ft. from rear easement line Net Lot Area 262,368 SF 262,368 SF Residence 13,680 SF 13,680 SF Garage 1,000 SF 1,000 SF Swimming Pool/Spa 315 SF 315 SF Pool Equipment 60 SF 60 SF Guest House 540 SF 540 SF Accessory Dwelling Unit (ADU) 652 SF 652 SF Stable 1,225 SF Stable 5,190 SF Corral 1,225 SF Stable 5,190 SF Corral Basement 8,240 SF 8,240 SF Entryway, Breezeway 0 SF 0 SF Attached Covered Porches 480 SF 480 SF Light Wells for Basement 0 SF 0 F Sheds, Gazebo 0 SF 0 SF Trellis 415 SF 415 SF Raised Deck 0 SF 0 SF PROPOSED PAD NO. 2 Accessory Dwelling Unit 68 Development Table for 23 Crest Road East Zoning Case No. 23-070_Planning Commission Meeting April 16, 2024 Barbecue, Outdoor Kitchen, Fire Pit 0 SF 0 SF Water Feature 115 SF 115 SF Service Yard 390 SF 390 SF Primary Driveway 13,480 SF 13,480 SF Paved Walks, Patio Areas, Courtyards 2,675 SF 2,675 SF Pool Decking 1,120 SF 1,120 SF Other Paved Driveways, Road Easements, Parking Pads 1,440 SF 1,440 SF EXISTING PROPOSED PAD NO. 1 PROPOSED PAD NO. 2 PROPOSED PAD NO. 3 TOTAL Total Structure Area 18,457 SF 17,802 SF Structural Coverage (20% maximum) 7.03% 6.79% Grading 4,370 CY Cut 25 CY Fill 61 CY Cut 10 CY Fill 63 CY Cut 202 CY Fill 17,320 CY Cut 11,405 CY Fill 28,725 CY Total Flatwork Coverage (15% maximum) 18,715 SF (7.13%) 18,715 SF (7.13%) Total Structural and Flatwork Coverage (35% maximum) 37,587 SF (14.33%) 37,587 SF (14.33%) Disturbance (40% maximum) 87,920 SF (33.51%) 87,920 SF (33.51%) Building Pad 1 Area Building Pad Coverage 33,660 SF 17,315 SF (51.44%) 33,660 SF 17,410 SF (51.72%) Building Pad 2 Area Building Pad Coverage 1,610 SF 652 SF (40.50%) 1,610 SF 652 SF (40.50%) Building Pad 3 Area Building Pad Coverage 2,900 SF 1,340 SF (46.21%) 2,900 SF 1,340 SF (46.21%) 69 RESOLUTION NO. 2024-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 23-070 FOR A SITE PLAN REVIEW TO DEVELOP A VACANT LOT INCLUDING NON- EXEMPT GRADING AND THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH BASEMENT, RETAINING WALLS EXCEEDING A HEIGHT OF 3 FEET (UP TO A MAXIMUM HEIGHT OF 5 FEET), DRIVEWAY WITH PORTIONS THAT EXCEED A WIDTH OF 20 FEET, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR CONSTRUCTION OF A STABLE, CORRAL, DETACHED TRELLIS, AND GUEST HOUSE; AND VARIANCES TO ALLOW THE STABLE, CORRAL, SWIMMING POOL, AND RETAINING WALLS TO ENCROACH INTO THE FRONT YARD, ALLOW A PORTION OF THE CORRAL TO ENCROACH INTO THE FRONT YARD SETBACK, CONSTRUCT RETAINING WALLS EXCEEDING THE MAXIMUM AVERAGE HEIGHT OF TWO-AND-ONE-HALF FEET, CONSTRUCT A BASEMENT WITH A PORTION EXTENDING BEYOND THE BUILDING WALLS OF THE RESIDENCE, CONSTRUCT DECKS/PATIOS MORE THAN ONE FOOT ABOVE GRADE, AND ALLOW GRADING EXPORT FOR A PROPERTY LOCATED AT 23 CREST ROAD EAST, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 132A-MS) (OGASAWARA) THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS: Section 1. On June 2, 2023, application was filed by the applicant, Frank Escher of Escher, Gune, Wardena Architecture on behalf of the property owner Yuki Ogaswara, to request approval to construct on the vacant lot at 23 Crest Road East. The proposed project under Zoning Case (ZC) No. 23-070 includes a new 13,680-square-foot (SF) single-family residence with a 8,240 SF basement, 1,000 SF attached garage, 1,225 SF stable, 5,190 SF corral, 652 SF accessory dwelling unit (ADU), 540 SF guest house, 315 SF swimming pool, 60 pool equipment, 480 square feet of attached covered porches, service yard, lightwells, maximum five- foot-high retaining walls, walkways, native landscaping, and other improvements. There will be a 13,480- square-foot oval driveway with access to the residence, ADU, and stable. Section 2. The property is zoned RAS-2 and the gross lot area is 7.05 acres or 307,098 square feet. The net lot area for development purposes is 6.02 acres or 262,368 square feet. The lot is currently undeveloped and vacant. The lot is irregularly shaped and has a depth of approximately 820 feet and a width of approximately 480 feet. The property slopes downward from Crest Road East to the rear of the property. The grade elevation between the proposed main building pad and the street is approximately 42 feet. The lot is located in the southern portion of the City, and has views of the Pacific Ocean. 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. 70 2 Resolution No. 2024-06 23 Crest Road East (Ogasawara) Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at its morning field trip meeting and regular meeting on January 16, 2024. Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in the Daily Breeze on January 5, 2024. The applicant and owner were notified of the public hearings and were in attendance at the hearings. Evidence was heard and presented from all persons interested in affecting said proposal. The Planning Commission opened the meeting, took public testimony, and continued the public hearing to a later date. The Planning Commission directed staff to work with the applicant on revising the plans to address the issues. Subsequently, the applicant revised the Project, and it was brought back to the Planning Commission. The Planning Commission conducted duly noticed public hearings to consider the application at its field trip meeting and regular meeting on April 16, 2024. Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in the Daily Breeze on April 5, 2024. The applicant was notified of the public hearings and was in attendance at the hearings. Evidence was heard and presented at the public hearings from all persons interested in affecting said proposal. Section 4. On February 13, 2017, the City Council adopted Resolution No. 1202 approving Zoning Case (ZC) No. 902 for construction of an 11,500-square-foot new single- family residence with an 11,500-square-foot basement and appurtenances. On December 12, 2018, the Planning Commission granted a two-year time extension for ZC No. 902 to January 23, 2021. Due to COVID-19 entitlements were placed on hold and Assembly Bill 1561 created an automatic time extension. As such, the expiration date for ZC No. 902 was extended to July 22, 2022, but the permit was not used and expired. On November 9, 2021, an application was received for development of a new 8,460- square-foot residence, basement, accessory dwelling unit (ADU), guest house, stable, swimming pool, spa, and other improvements (ZC No. 21-11). On March 15, 2022, the Planning Commission conducted a field trip and evening meeting and continued the item to April 19, 2022. However, before the April 19, 2022 meeting could take place, the applicant requested the item be pulled because the property had been sold and there was no interest in moving forward with the project as proposed. As such, the item did not return to the Planning Commission and ZC No. 21-11 was closed. Thus, the project was never approved. On December 11, 2023, the Traffic Commission reviewed the proposed driveway and apron located on Crest Road East under the current application (ZC No. 23-070). The Traffic Commission approved the new driveway and apron. Section 5. The Project is exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the proposed Project includes development on a vacant lot for a new single-family residence, basement, attached garage, driveway, stable, swimming pool, ADU, guesthouse, trellis, walls, hardscape, landscape, and other residential improvements. Accordingly, the Project qualifies for the exemption pursuant to Section 15303. 71 3 Resolution No. 2024-06 23 Crest Road East (Ogasawara) Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The lot is vacant, and it is one of the last undeveloped lots in the neighborhood. Section 6. Site Plan Review. Site Plan Review is required for construction of any new building or structure pursuant to Rolling Hills Municipal Code (RHMC) Section 17.46.020(A). The Project is for Site Plan Review (SPR) to develop a vacant lot including non-exempt grading and the construction of a new single-family residence, basement, attached garage, retaining walls to exceed a height of 3 feet (up to a maximum of 5 feet), oval driveway with portions that exceed a width of 20 feet, and other improvements. With respect to the Site Plan Review for the development, the Planning Commission hereby makes the following findings: A. The Project complies with and is consistent with the goals and policies of the General Plan and all requirements of the zoning ordinance. The proposed development is compatible with the General Plan and Zoning ordinance. The proposed structures comply with the General Plan requirement of low profile, low-density residential development with sufficient open space between surrounding structures. The Project maintains the maximum possible distances from adjacent neighbors. The main residence has been integrated into the existing slope to minimize grading and land disturbance by constructing a long and narrow V-shaped floor plan that closely follows the existing topography, which will reduce the visual impact from neighboring properties. The Project complies with all of the City of Rolling Hills Development standards with the exception of requiring Variances for the structures to encroach into the front yard. The Project conforms to Zoning Code lot coverage requirements. The net lot area of the lot is 262,368 square feet (6.02 acres) per RHMC Section 17.16.060(A). The structural net lot coverage is proposed at 17,802 square feet or 6.79% (20% max. permitted) excluding exempt structures; and the total lot coverage proposed, including flatwork, would be 35,517 square feet or 13.92% (35% max. permitted). The disturbed area is 87,920 square feet or 33.51% (40% max permitted). B. 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. The topography and the configuration of the lot have been considered, and the project will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures; the project will be built on new building pads which enables project elements to be the least intrusive to surrounding properties. Further, the project will be a sufficient distance from nearby residences so views and privacy of surrounding neighbors will not be impacted. The main house is sited to minimize grading and minimize impact on the site below the 1293-foot contour line that defines both the Finished Floor level and the precise orientation of the wings of the house. The landscape below this line will not experience any site disturbance and will be utilized to seed and reestablish a pallet of native species back into the landscape above the house. The Project 72 4 Resolution No. 2024-06 23 Crest Road East (Ogasawara) includes three new building pads: Pad #1 is for the main residence for a total of 33,660 SF; Pad #2 is for the ADU for a total of 1,610 SF; and Pad #3 is for the stable for a total of 2,900 SF. C. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences. 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 new residences in the vicinity of said lot. The proposed site plan is harmonious with the site conditions of the existing lot and neighboring lots. The integration of the into the slope following the topography enables the residence to be largely hidden from view from the street and neighboring residences, maximizing the distance between the main house and the street. The slopes being created have been rounded and it was attempted to mimic the existing natural slopes in the area. D. 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). There will be no significant changes to the overall drainage features on the lot. There will be minimal impact to site design, vegetation, and mature trees. The property will be landscaped in accordance with the approved landscape plan. E. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area. The total proposed grading for the Project is 28,725 Cubic Yards (17,320 CY of cut and 11,405 CY of fill). The excavation for the basement 3,050 CY and pool 110 CY are exempt, the Site Plan Review is for the non-exempt grading total 25,565 CY. The Grading will be balanced on site with exception to 2,755 CY of non-exempt export. The project has been designed to follow natural contours of the site and minimize grading. F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course. Grading will be balanced on site with exception to 5,915 cubic yards of export (3,160 CY exempt and 2,755 CY non-exempt). Grading has been minimized by integrating the main residence into the natural slope. The width of the main residence is limited to 25 feet, and the result is a long and narrow ranch house rambling along the 1293-foot contour line. The main residence is centered on its site so that runoff is not increased within existing drainage courses on either side of the lot. Control of water collected by impervious surfaces will utilize large cisterns to collect and redistribute storm-water in a controlled manner that does not alter drainage courses or runoff loads from the undeveloped state of the lot. G. 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. 73 5 Resolution No. 2024-06 23 Crest Road East (Ogasawara) Surrounding native vegetation and mature trees will not be affected or will be replaced. New vegetation will be installed in accordance with the approved landscape plan. The development will be considerate of the environment and will enhance the rural character of the community. As such, the rural character of the community is maintained and privacy is maintained with neighbors. The new landscape will utilize this plant community as the framework for all new plantings in the landscape that will enhance the existing habitat and ecological community already present on site. These native plants are well suited to the existing site without the need for irrigation beyond their establishment period of 1 to 2 years. The trees will provide visual buffers and habitat creation between neighboring properties while preserving and protecting natural drainage patterns on the site. The new landscape adjacent to Crest Road focuses largely on the reestablishment of the coastal sage scrub planting community and providing habit for the local fauna while seamlessly blending the house into the surrounding native hillside without obstructing views H. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles. The proposed site plan is not detrimental to convenience and safety of pedestrians and vehicles. The proposed continuous driveway allows for the simplest path between all structures, with an attached garage in the main residence accommodating four vehicles, suitable per Rolling Hills guidelines for the main house, guest house and ADU parking requirements. The open agricultural room in the stable will also facilitate storage of maintenance vehicles and equipment, as well as animal transportation equipment. I. The project conforms to the requirements of the California Environmental Quality Act (CEQA). The Project is exempt from the CEQA Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including single family residence and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the Project includes development on a vacant lot for a new single-family residence, basement, attached garage, driveway, stable, swimming pool, ADU, guesthouse, trellis, walls, and other residential improvements. Accordingly, the Project qualifies for the exemption pursuant to Section 15303. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The lot is vacant, and it is one of the last undeveloped lots in the neighborhood. Section 7. Conditional Use Permit Findings. RHMC Section 17.16.040 and 17.16.200 require a Conditional Use Permit per RHMC Section 17.16.040(A)(3) for a guest house, per RHMC Section 17.16.040(A)(6) for a stable over 200 square feet, per RHMC Section 17.16.040(A)(7) for corral over 550 square feet, and per 17.16.200(H) for a 400 SF detached trellis, respectively. The Applicant is proposing a 540 SF guesthouse located at the eastern portion of the main building pad. The Applicant is also proposing a 1,225 SF stable with two 74 6 Resolution No. 2024-06 23 Crest Road East (Ogasawara) stalls and a tack room, and a 5,190 SF corral. Given the foregoing, in accordance with RHMC Section 17.42.050, the Planning Commission makes the following findings: A. That the proposed conditional use is consistent with the General Plan. The granting of a Conditional Use Permit for a guesthouse, stable, corral, and trellis is consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, and meets all the applicable code development standards for such use. The Project is compatible with existing land uses as other properties in the same zone have a guest house and stable. 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. 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 guest house, stable, corral, and trellis will be located on the property with sufficient proximity to neighboring buildings and structures. C. That the site for the proposed conditional use is of adequate size and shape to accommodate the uses and buildings proposed. The proposed conditional uses comply with all applicable development standards in the RAS-2 Zone. The net lot area is 262,368 square feet (6.02 acres) and is adequate to support the proposed uses. The area of the site considered the "front yard", between the proposed main residence and the street, is the widest and most level part of the site. The exception to this is the location of the stable in the front yard, and the corral in the front yard setback, both are subject to variances. The property will be developed and adequate in size and shape to accommodate the proposed uses and buildings. D. That the proposed conditional use complies with all applicable development standards of the zone district. The proposed conditional uses comply with all applicable development standards of the RAS-2 Zone, with exception to the variances requested herein. 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. Granting the proposed conditional use for the project will be consistent with the applicable portions of the Los Angeles County Hazardous Waste Management Plan related to siting criteria for hazardous waste facilities. The project site is not listed on the current State of California Hazardous Waste and Substances Sites List. The proposed project would not constitute a hazardous waste facility. 75 7 Resolution No. 2024-06 23 Crest Road East (Ogasawara) F. That the proposed conditional use observes the spirit and intent of this title. The proposed project allows the Applicant the ability to enjoy rights enjoyed by other residents in the City. The proposed uses are consistent with the residential character of the City. Section 6. Variance Findings. Section 17.38.050 sets forth the required findings for granting Variances to allow the stable, corral, swimming pool, and retaining walls to encroach into the front yard, allow a portion of the corral to encroach into the front yard setback, construct retaining walls exceeding the maximum average height of two-and one-half-feet, construct a basement with a portion extending beyond the building walls of the residence, construct decks/patios more than one foot above grade, and allow grading export. With respect to this request for Variances, the Planning Commission finds as follows: 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. There are extraordinary circumstances applicable to this property. The location of stable and corral between the main house and the street is a design adopted by many neighbors on Crest Road East, requiring a variance to allow stables and corrals in the front yard and front yard setback. The area of the site considered the "front yard", between the proposed main residence and the street, is the widest and most level part of the site. Allowing the proposed pool and retaining walls to encroach into the front yard will be consistent with the natural slope of the existing property. The construction of retaining walls to exceed the maximum average height of two-and one-half-feet, a basement with a portion extending beyond the building walls of the residence, and construction decks/patios more than one foot above grade will minimize grading and support the development. As a result of the shape of the lot, the grading of the project requires a variance to export non-exempt grading of 3,160 CY of soil to keep the peak of the knoll below the height of the street and out of the view of neighbors. 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. Developments similar to the proposed project, with stables and corrals in the front yard, are enjoyed by many neighbors on Crest Road East who similarly position main residences away from the street to create privacy and maximize views from their residences, all while making the equestrian uses of the neighborhood visible along the street. The variance requests are necessary for preservation and enjoyment of property rights consistent with other properties in the same vicinity and zone. 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. Granting a variance for the Project will not be detrimental to the public welfare and will not be injurious to properties in the vicinity because it is consistent with the encroachments by the existing residences and structures. 76 8 Resolution No. 2024-06 23 Crest Road East (Ogasawara) D. That in granting the variance, the spirit and intent of this title will be observed. The granting of the variance will allow for a development that is harmonious in scale and mass with the site, the proposed project is visually harmonious with adjacent properties and in scale with adjacent residential development. E. That the variance does not grant special privilege to the applicant. The variance does not grant special privileges for the Applicant; the proposed project is similar to other properties on Crest Road East that have stables and corrals in the front yard and setbacks. The project, together with the variance, will be compatible with the objectives, policies, and general land uses specified in the General Plan. 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. Granting a variance for the project will be consistent with the applicable portions of the Los Angeles County Hazardous Waste Management Plan related to siting criteria for hazardous waste facilities. The project site is not listed on the current State of California Hazardous Waste and Substances Sites List. The proposed project would not constitute a hazardous waste facility. G. That the variance request is consistent with the General Plan of the City of Rolling Hills. Approvals granting the variance to allow encroachments into the front yard setback will be consistent with the General Plan of the City of Rolling Hills, which encourages residential and equestrian uses. Section 8. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 23-070 subject to the following conditions: A. Approval for the Site Plan Review, Conditional Use Permits, and Variances shall expire within two years from the effective date of approval as defined in RHMC Section 17.38.070 of the Zoning Ordinance unless otherwise extended pursuant to the requirements of this section. B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the 77 9 Resolution No. 2024-06 23 Crest Road East (Ogasawara) event that the Applicant disputes the City Manager or his/her designee’s determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted; the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant’s request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC). 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 a variance to such requirement has been approved. D. The lot shall be developed and maintained in substantial conformance with the site plan on file at City Hall and approved by the Planning Commission on April 16, 2024, 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 Permits, 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 a separate sheet and included in the building plans submitted to the Building Department for review and shall be kept on site at all times. Any proposed modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed with staff so that staff can determine whether the modification is minor or major in nature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the Planning Commissioner after a public hearing. Applicant shall not implement modifications or changes to the approved project without the appropriate approval from the City Manager or designee or the Planning Commission, as required. E. Prior to submittal of final working drawings to Building and Safety Department for issuance of building and grading 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 78 10 Resolution No. 2024-06 23 Crest Road East (Ogasawara) this Resolution approving this project and all of the conditions set forth herein 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 17,802 square feet or 6.79% of the net lot area (20% maximum). The flatwork coverage is 18,715 square feet or 7.13%. The total lot coverage proposed, including structures and flatwork, shall not exceed 36,517 square feet or 13.92% (35% maximum). H. The total disturbed area will be 87,920 square feet or 33.51% (maximum 40%). Grading for this project shall not exceed 17,320 cubic yards of cut and 11,405 cubic yards of fill for a total of 28,725 cubic yards. Total export of 5,915 cubic yards, Variance granted for non- exempt 2,755 cubic yards, and export of exempt 3,160 cubic yards for the basement and swimming pool. I. The total proposed building pad coverage for the residential main pad 1 is 17,315 square feet or 51.44% which is above the 30% maximum guideline. The total proposed building pad coverage for the ADU pad 2 will be 652 square feet or 40.50%, which exceeds the maximum 30% guideline. The total proposed for stable pad 3 is 1,340 square feet or 46.21% which exceeds the maximum 30% guideline. J. A driveway access shall be provided per the Fire Department requirements and the driveway shall be roughened and the first 20 feet of the driveway shall not exceed 7% in slope. K. Access to the stable and to the corral shall be decomposed granite or 100% pervious roughened material; it shall not be wider than 12 feet. L. A minimum of five-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, including the detached garage and stable, or as otherwise required by the Fire Department. M. The applicant shall comply with all requirements of the Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32). N. Hydrology, soils, geology and other reports, as required by the Building and Public Works Departments, and as may be required by the Building Official, shall be prepared. O. Prior to issuance of a final construction approval of the project, all graded slopes shall be landscaped. Prior to issuance of building permit, the landscaping plan shall meet the requirements of the City, shall be submitted to the City in conformance with Fire Department Fuel Modification requirements, and shall be approved by the City’s landscape consultant. 79 11 Resolution No. 2024-06 23 Crest Road East (Ogasawara) P. The project shall be landscaped, and continually maintained in substantial conformance with the landscaping plan on file approved by the City’s landscape consultant. A detailed landscaping plan shall provide that any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that screens the project development from adjacent streets and neighbors, such that shrubs and trees as they mature do not grow into a hedge or impede any neighbors’ views and the plan shall provide that all landscaping be maintained at a height no higher than the roof line of the nearest project structure. In addition, the landscaping plan shall provide for screening of development with vegetation not to exceed 10 feet in height, and that the vegetation used for screening shall be planted in an off-set manner, so as to prevent it, as it grows from forming a solid hedge. 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. Plants listed as high hazardous plants under RHMC Section 8.30.015 are prohibited. Q. The applicant shall submit a landscaping performance bond or other financial obligation, to be kept on deposit by the City, in the amount of the planting plus irrigation plus 15%. The bond shall be released no sooner than two years after completion of all plantings, subject to a City staff determination that the plantings required for the project are in substantial conformance with approved plans and are in good condition. A Certificate of Completion shall be submitted by the project designer or contractor prior to final landscape installation inspection. R. The landscaping shall be subject to the requirements of the City’s Water Efficient Landscape Ordinance, (Chapter 13.18 of the RHMC). S. Pursuant to Chapter 8.30 of the RHMC, the property shall at all times be maintained free of dead trees and vegetation. 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 to advance equestrian use and emergency preparedness for evacuation within the City. Where RHCA has demonstrated authority over the easement, the City’s Planning Director may grant relief from this condition upon satisfactory proof of permission from RHCA and a legitimate showing that there is no need for the condition to advance equestrian uses and emergency preparedness. V. Minimum of 65% 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, storm water pollution prevention practices, county and local ordinances and 80 12 Resolution No. 2024-06 23 Crest Road East (Ogasawara) engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. X. During construction, to the extent feasible, all parking shall take place on the project site, on the new driveway and, if necessary, any overflow parking may take place within the unimproved roadway easements along adjacent streets, and shall not obstruct neighboring driveways, visibility at intersections or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. To the extent feasible, a minimum of 4’ wide path, from the edge of the roadway pavement, for pedestrian and equestrian passage shall be available and be clear of vehicles, construction materials and equipment at all times. Y. During construction, the property owners shall be required to schedule and regulate construction and relate traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. Z. Prior to demolition of the existing structures, an investigation shall be conducted for the presence of hazardous chemicals, lead-based paints or products, mercury and asbestos- containing materials (ACMs). If hazardous chemicals, lead-based paints or products, mercury or ACMs are identified, remediation shall be undertaken in compliance with California environmental regulations and policies. AA. The property owner and/or his/her contractor/applicant shall be responsible for compliance with the no-smoking provisions in the Municipal Code. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIRE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. AB. Development shall drain in accordance with the approved grading and drainage plan. Drainage dissipaters shall be constructed outside of any easements. The drainage system shall be approved by the Department of Building and Safety. If an above ground swale and/or dissipater is required, it shall be designed in such a manner as not to cross over any equestrian trails or discharge water onto a trail, shall be stained in an earth tone color, and shall be screened from any trail, road and neighbors’ view to the maximum extent practicable, without impairing the function of the drainage system. AC. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. AD. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2022 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution. 81 13 Resolution No. 2024-06 23 Crest Road East (Ogasawara) AE. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of storm water drainage facilities and septic tank. AF. The applicant shall pay all of the applicable Building and Safety and Public Works Department fees and Palos Verdes Peninsula Unified School District fees, if any. AG. Prior to final inspection of the project, “as graded” and “as constructed” plans and certifications shall be provided to the Planning Department and the Building Department to ascertain that the completed project is in compliance with the Planning Commission approved plans. In addition, any modifications made to the project during construction, shall be depicted on the “as built/as graded” plan. AH. The applicants shall execute an Affidavit of Acceptance of all conditions of the Variance approval, or the approval shall not be effective. AI. All conditions of this Resolution, when applicable, must be complied with prior to the issuance of a grading or building permit from the Building and Safety Department. AJ. 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. AK. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Rolling Hills, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. AL. The stable and corral shall comply with all requirements in Sections 17.18.060 and 17.18.090, unless otherwise approved herein. AM. Future expansion of the driveway or motor court is prohibited unless previously approved by the City. Connection to the stable and corral shall be decomposed granite or 100% pervious roughened material; it shall not be less than 6 feet wide and no wider than 12 feet. AN. New landscaping in the Rolling Hills Community Association (RHCA) easement is prohibited unless previously approved by RHCA. Landscaping not approved by RHCA in the easement shall be removed from the final landscape plan. 82 14 Resolution No. 2024-06 23 Crest Road East (Ogasawara) AO. The ADU will require Evergreen landscape screening that must be planted and maintained between the ADU and adjacent parcels. The plant specimens for screening must not exceed the maximum roofline height of the ADU. All landscaping must be drought-tolerant. All landscaping must be from the City's approved plant list. PASSED, APPROVED AND ADOPTED THIS 16th DAY OF April 2024. BRAD CHELF, CHAIRPERSON ATTEST: ____________________________________ CHRISTIAN HORVATH, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Civil Procedure Section 1094.6. 83 15 Resolution No. 2024-06 23 Crest Road East (Ogasawara) STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2024-06 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 23-070 FOR A SITE PLAN REVIEW TO DEVELOP A VACANT LOT INCLUDING NON- EXEMPT GRADING AND THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH BASEMENT, RETAINING WALLS EXCEEDING A HEIGHT OF 3 FEET (UP TO A MAXIMUM HEIGHT OF 5 FEET), DRIVEWAY WITH PORTIONS THAT EXCEED A WIDTH OF 20 FEET, AND OTHER IMPROVEMENTS; CONDITIONAL USE PERMITS FOR CONSTRUCTION OF A STABLE, CORRAL, DETACHED TRELLIS, AND GUEST HOUSE; AND VARIANCES TO ALLOW THE STABLE, CORRAL, SWIMMING POOL, AND RETAINING WALLS TO ENCROACH INTO THE FRONT YARD, ALLOW A PORTION OF THE CORRAL TO ENCROACH INTO THE FRONT YARD SETBACK, CONSTRUCT RETAINING WALLS EXCEEDING THE MAXIMUM AVERAGE HEIGHT OF TWO-AND-ONE-HALF FEET, CONSTRUCT A BASEMENT WITH A PORTION EXTENDING BEYOND THE BUILDING WALLS OF THE RESIDENCE, CONSTRUCT DECKS/PATIOS MORE THAN ONE FOOT ABOVE GRADE, AND ALLOW GRADING EXPORT FOR A PROPERTY LOCATED AT 23 CREST ROAD EAST, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 132A-MS) (OGASAWARA) was approved and adopted at a regular meeting of the Planning Commission on April 16, 2024, 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. __________________________________ CHRISTIAN HORVATH, CITY CLERK 84 23 CREST ROAD EAST ZONING CASE NO. 23-070- GRADING TABLE OVERALL SITE GRADING Cut (C.Y.) 17,560 Fill (C.Y.) 11,405 Over-Excavation 3,760 Re-Compaction (C.Y.) 5,400 Total Grading (C.Y.) 28,725 Total Allowable Export (C.Y.) (Exempt) 3,160 Total Export (C.Y.) (Non-exempt) 2,755 CUT/EXCAVATION BREAKDOWN CUT/EXCAVATION CUBIC YARDS MAXIMUM DEPTH FEET LOCATION For House/Addition 4,370 11.1 At Structure Stable 63 3.3 ADU 61 3.8 Driveways 2,960 15.0 Yard Areas 2,946 15.1 At toe of slope Basement Excavation 3,050 10.0 Pool/Spa Excavation 110 4.5 Total Overexcavation 3,760 3.0 TOTAL CUT 17,320 16.4 FILL/RECOMPACTION BREAKDOWN FILL/RECOMPACTION CUBIC YARDS MAXIMUM DEPTH FEET LOCATION For House/Addition 25 3.2 At Structure Stable 202 6.8 ADU 10 1.8 Driveways 553 6.9 Yard Areas 5,215 11.9 At top of slope Basement Recompaction 0 0 Pool/Spa Recompaction 0 0 Total Recompaction 5,400 3.0 TOTAL FILL 11,405 11.9 April 16, 2024 Planning Commission Meeting 85 Comparison Table 14/9/2024 Comparison Table: 2017 Hynes, 2022 Dark Moon Ranch, and 2023 Ogasawara Orig. and Rev-1 Proposals Hynes 2017 Dark Moon Ranch 2022 Ogasawara 1/16/24 Ogasawara 4/16/24 Architecture Main Residence and Garage 11,520 sf 9,970 sf 13,000 sf 14,680 sf Basement 10,400 sf 8,460 sf 7,610 sf 8,240 sf Covered Porches 2,500 sf 2,165 sf 480 sf 480 sf Guest House 800 sf 800 sf 540 sf 540 sf Guest House Porches 369 sf 570 sf 0 sf 0 sf Stable 2,092 sf 2,456 sf 1,940 sf 1,225 sf Stable Porches 350 sf 1,225 sf 0 sf 0 sf Misc Accessory Structures 956 sf 882 sf 300 sf 1,070 sf Raised Deck 0 sf 520 sf 0 sf 0 sf Pool 864 sf 1,230 sf 270 sf 315 sf Hardscape 8,100 sf 6,390 sf 6,430 sf 5,595 sf Primary Driveway 8,860 sf 8,050 sf 16,100 sf 13,480 sf Secondary Driveway 600 sf 1.850 sf 0 sf 0 sf Disturbance 95,850 sf 104,850 sf 92,460 sf 87,920 sf Structure Total Structures 29,851 sf 28,178 sf 17,184 sf 18,872 sf Total Structures (excluding Basment)19,451 sf 19,718 sf 9,574 sf 10,632 sf Total Flatwork 17,560 sf 16,290 sf 20,520 sf 18,714 sf Total Structures and Flatwork 47,411 sf 44,468 sf 37,704 sf 37,587 sf Total Structures (excluding Basment) and Flatwork 37,011 sf 36,008 sf 30,094 sf 29,347 sf Grading Cut 15,185 cy 14,600 cy 16,980 cy 17,320 cy Fill 7,300 cy 9,310 cy 11,950 cy 11,405 cy Over-excavation 11,750 cy 17.510 cy 3,760 cy 3,760 cy Recompaction 13,885 cy 22,800 cy 5,400 cy 5,400 cy Total Cut and Fill 22,485 cy 23,910 cy 28,930 cy 28,725 cy Total Overall 48,120 cy 64,220 cy 38,090 cy 37,885 cy 86 Environmental Design Associates 14121 Sawston Circle . Westminster, CA 92683 Phone 714.350.6910 1 DATE: January 30, 2024 TO: Stephanie Grant FIRM: City of Rolling Hills FROM: Carrie Mandarino PROJECT: 23 Crest Road E SUBJECT: Conceptual Landscape Plan Review Dear Stephanie, Thank you for the opportunity to review the conceptual landscape plan for 23 Crest Road East located in the City of Rolling Hills. The landscape plans have been reviewed for compliance with the Model Water Efficient Landscape Ordinance (MWELO). Landscape plans were reviewed for appropriateness and adaptability of selected plants, water efficient irrigation design, and the use of design elements that enhance the character of the community. Review of hardscape and precise grading and drainage are not included. Model Water Efficient Landscape Ordinance (MWELO) Compliance Landscape plans have been reviewed for compliance with The City of Rolling Hills Water Efficient Landscape Ordinance No. 361. This is a Conceptual Plan submittal with approximately 83,000 s.f. of landscape. The MAWA and ETWU calculations for the project are not provided. Refer to the City of Rolling Hills Water Efficient Landscape Submittal Package for plan requirements and Water Efficient Landscape Worksheet. Use the Eto of 39.7 for City of Rolling Hills in the calculations. Include the water feature in the ETWU calculation with a 1.0 plant factor and 1.0 irrigation efficiency (1.0 ETAF). Show the fountain as a high hydrozone, and provide a hydrozone map. The proposed plant palette is comprised low water use native plants. Three groups of low water use zones are shown and include a Native Meadow, Native Garden, and Native Chaparral. Photos with plant water use are shown and checked per WUCOLS IV Region 3 South Coastal. The Project Application needs to be submitted. Show a Statement of Compliance with the Landscape Ordinance, and a note requiring a 3-inch layer of mulch on the plan. Planting notes should include soil preparation with amendments for planting. Irrigation Plan An irrigation plan was not submitted. A Conceptual Plan for Water Management was included. Provide an irrigation plan showing equipment location and a legend. 87 Environmental Design Associates 14121 Sawston Circle . Westminster, CA 92683 Phone 714.350.6910 2 Planting Plan The plant palette is comprised of a variety of low water use trees, shrubs, succulents, grasses, and ground cover that are adapted to the local climate and conditions on site. Three plant palette zones of low water use plants are shown including, Native Meadow, Native Garden, and Native Chaparral. Photos of plants are included with the WUCOLS Water Use. Low water use native trees specified include: Quercus agrifolia and Lyonothamnus. Moderate water use Cercis ‘Forest Pansy’ is also specified. Planting details are shown. Planting notes should also be provided with soil preparation and amendments. City Requirements and Notes Per City of Rolling Hills requirements, trees specified shall not grow taller than the roof ridge height. Species of concern that grow taller than this include Quercus agrifolia and Lyonothamnus. Cercis ‘Forest Pansy’ trees are acceptable. Trees should also be located so that neighboring views are not obstructed. Show the mature tree height in legend. No City prohibited tree species are shown on the plan. No planting is allowed in the RHCA easement. In addition, hedges are not allowed in Rolling Hills. The Toyon hedge shown at the edge of the property should be spaced in an uneven pattern approximately 15 feet minimum apart so as not to create a hedge. The following notes should be added to the Plan: No landscaping shall be allowed in the RHCA easement. Trees specified shall not grow higher than the height of the roof ridge. Trees shall be planted in locations that do not hinder views from the adjacent lots. Trees are required to be maintained to a height not to exceed the roof ridge and so that views from adjacent lots are not obstructed. Hedges are not allowed. Required Revisions for MWELO Compliance Provide Water Efficient Landscape Worksheet project calculations. Include water feature in calculations as a high hydrozone with a 1.0 ETAF. Provide required notes on plan: Statement of Compliance with Landscape Ordinance, and 3-inches of mulch required in all planting areas. Provide irrigation plan with legend, notes/specifications, and details. Provide planting plan with legend, and notes/specifications. Specify smaller trees with acceptable mature tree height below roof ridge. Locate trees so that neighboring views are not obstructed. Show mature height in legend. Space Toyon shrubs so as not to create a hedge. Add City Required Notes shown above to plan. 88 Environmental Design Associates 14121 Sawston Circle . Westminster, CA 92683 Phone 714.350.6910 3 Installation Note The irrigation and planting plans shall be installed per the approved landscape plan documentation package. Any changes or substitutions to plans shall be subject to approval by the planning department and landscape architect for the City. A Certificate of Completion shall be submitted by the project designer or contractor prior to final landscape installation inspection. I appreciate the opportunity to assist with the review of this landscape plan and would be happy to discuss any questions you may have. Respectfully submitted, Environmental Design Associates Carrie Mandarino, RLA #4769 89 23 Crest Road East (Zoning Case No. 23-070) April 16, 2024 Planning Commission Meeting Photos Top Photo #1: Taken on January 9, 2024 from top of Crest Road East looking North. This is the location for the proposed new driveway and existing Eucalyptus Trees 90 Top Photo #2: Taken on April 10, 2024, from the top of Crest Road East looking West toward the apex at the proposed main residence. The site has been re-staked and re-silhouetted for the April 16, 2024 Planning Commission Field Trip meeting. 91 Top Photo #3: Taken on April 10, 2024 the proposed guest house. 92 Top Photo #4: Taken on April 10, 2024 the proposed ADU 93 13 6 0 1355136013401335134513501330134013351340134513351350133013551350134513601 3 6 5 135 513401335 135013401345136013551355134513501360136513601355135013651365135013701 3 7 0 134513401335133013401335131013201315132513201325133013101315130513201325133013351335133012851290129513001305130012901295131013151305130012951 2 9 012851 2 8 012701265 13001295129012851280131013051300129513151320132513201330131013051300131513001290129512801285 129012851280 1 2 7 5 1 2 7 0 1 2 6 5 1 2 6 0 1 2 5 5 126 0 125 5 1265 1275126512701265125512501245124012351220122512301215120512101200120512001195119011851230 1225 1220 121 0 11 8 5 118 0 121 5 120 5 120 0 119 5 119 0 1 1 7 5 11 7 0 1 1 6 5 1 1 6 0 11 5 5 11 5 0 1 1 8 5 11 8 0 11 9 5 11 9 0 1250 1245 1240 123 5 1230 1225 1220 1210 1215 1205 1200 1270 1260 1255 1265 1250 1245 1240 1235 1230 1225 12 2 0 127512701260125512651250124512951290128512801300127512701265121512401235123012251 2 20 12601255125012451285128012751265127012501245123512401260125512301225122012151185118011951190117511701165116011551205120012101 2 1 0 1 1 8 5 1 1 9 5 1 1 9 0 1 2 0 5 1 2 0 011451140113511301125 121012151220122511501185118011951190117511701165116011551205127012801275126512501245126012551240123512301310131513051320132512901 2 9 5 1 3 0 0 1 2 8 0 128512901305130013101295124 5 12 5 0 12 5 5 12 6 0 12 6 5 12 7 0 1 2 7 5 1285128012901265127012751295130012551 2 6 0 12 5 0 1 2 4 5 12 4 0 1 2 3 5 12 3 0 122 5 1200 121 0 121 5 12 2 0 1205 128012851290 1 2 7 5 1 2 6 5 1 2 7 0112011351125113012151220122512301235114511401150118511801195119011751170116511601155120012101205 114 5 114 0 115 0 1185 1180 1195 1190 117 5 11 7 0 116 5 116 0 11 5 5 1260125512501245 12701265 1280 C/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/ E C/ E C/ E C/ E C/ E C/ E C/ E C/ E C/EC/ENOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTAS1013/32"=1'-0"DRWCHK2024/01/01Previous Site PlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/32"=1'-0"Previous Site Plan1Guest HouseADUPoolStableCorralTrellisBasementOutlet185'-7"39'-8"39'-9"68'-2"172'-8"65'-9"1 1 8 ' - 3 " 15 1 ' - 8 " 156'- 1 1 " 80'-1 "101'-4"132'-1"141'-11"96'-7"134'-3"202' - 1 "35'SIDE YARDSETBACK35'SIDE YARDSETBACK35'100'SIDE YARDSETBACKFRO N T Y A R D SET B A C K SIDE YARDSETBACK35'25'SIDE YARDEASEMENT50' FRO N T Y A R D EAS E M E N T25'SIDE YARDEASEMENT25'SIDE YARDEASEMENT26'62'15'93'-2"67'-3"7% S l o p e First 2 0 'WaterFeature193'-5"Main House37'-5"1/16 Site Planning Hearing ConcernsGuest House proximity to canyon.Retaining wall at stable.Stable proximity to canyon / 17 Crest Road EastKnoll / Trees planted on knoll (see L101)Floor level above grade as raised decks (see A108)Decks above basement (see also C3) Stable mixed-use proposal (see A109)Grading calculations (see G104)Trellis calculations (see G104)12312345678566904.09.2494 13 6 0 1355136013401335134513501330134013351340134513351350133013551350134513601 3 6 5 135 513401335 135013401345136013551355134513501360136513601355135013651365135013701 3 7 0 134513401335133013401335131013201315132513201325133013351330128512901295130012901 2 9 012851 2 8 012701265 1295129012851280131013051300129513151320132513201330131013051300131513001290129512801285 129012851280 1 2 7 5 1 2 7 0 1 2 6 5 1 2 6 0 1 2 5 5 126 0 125 5 1265 1275126512701265125512501245124012351220122512301215120512101200120512001195119011851230 1225 1220 121 0 11 8 5 118 0 121 5 120 5 120 0 119 5 119 0 1 1 7 5 11 7 0 1 1 6 5 1 1 6 0 11 5 5 11 5 0 1 1 8 5 11 8 0 11 9 5 11 9 0 1250 1245 1240 123 5 1230 1225 1220 1210 1215 1205 1200 1270 1260 1255 1265 1250 1245 1240 1235 1230 1225 12 2 0 127512701260125512651250124512951290128512801300127512701265121512401235123012251 2 20 12601255125012451285128012751265127012501245123512401260125512301225122012151185118011951190117511701165116011551205120012101 2 1 0 1 1 8 5 1 1 9 5 11 9 0 1 2 0 5 1 2 0 011451140113511301125 121012151220122511501185118011951190117511701165116011551205127012801275126512501245126012551240123512301310131513051320132512901 2 9 5 1 3 0 0 1 2 8 0 128512901305130013101295124 5 12 5 0 12 5 5 12 6 0 12 6 5 12 7 0 1 2 7 5 1285128012901265127012751295130012551 2 6 0 12 5 0 1 2 4 5 12 4 0 1 2 3 5 12 3 0 122 5 1200 121 0 121 5 12 2 0 1205 128012851290 1 2 7 5 1 2 6 5 1 2 7 0112011351125113012151220122512301235114511401150118511801195119011751170116511601155120012101205 114 5 114 0 115 0 1185 1180 1195 1190 117 5 11 7 0 116 5 116 0 11 5 5 1260125512501245 12701265 1280 xxxxxxx x x x x x x x x x x x xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/ E C/ E C/ E C/ E C/ E C/ E C/ E C/ E C/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E 1310130513001295xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx x x x x x x x x NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTAS1023/32"=1'-0"DRWCHK2024/01/01Proposed Site PlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/32"=1'-0"Site Plan1Main HouseGuest HouseADUMotor CourtPoolStableCorralTrellisBasementOutlet207'-11"62'-4"38'-8"51'-3"68'-2"172'-8"65'-9"1 1 8 ' - 3 " 15 1 ' - 8 " 156'- 1 1 " 80'-1 "101'-4"132'-1"141'-11"96'-7"134'-3"202' - 1 "35'SIDE YARDSETBACK35'SIDE YARDSETBACK35'100'SIDE YARDSETBACKFRO N T Y A R D SET B A C K SIDE YARDSETBACK35'25'SIDE YARDEASEMENT50' FRO N T Y A R D EAS E M E N T25'SIDE YARDEASEMENT25'SIDE YARDEASEMENT26'62'15'15'93'-2"67'-3"7% S l o p e First 2 0 'WaterFeature193'-5"GarageSite Planning ChangelogMain House-Finish floor at 1293’ (Previous 1291’)-Apex at 1288’ (Previous 1286’)-Building footprint moved 12’-5” North and 4’-6” East-Pool footprint angled perpendicular to west property line (previously parallelwith main house west wing)-Building GSF incl. Basement 21,920 sf (Previous 20,940 sf)Guest House-Finish floor at 1293’ (Previous 1291’)-Building footprint moved 16’ North and 4’ West-Southeast building corner from property line 51’-3” (Previous 39’-9”)-Southeast building corner does not require fill grading (Previously requiredfill grading)ADU-Finish floor at 1319’ (Previous 1320’)-Building footprint moved 2’-6” North and 0’-8”’ West-Northeast building corner from property line 38’-8” (Previous 37’-5”)-Building footprint 38’-4” x 18’-4” (Previous 36’-0” x 16’-0”)-Building GSF 700 sf (Previous 576 sf)Stable-Finish floor at 1316’ (Previous 1314’)-Building southwest corner 62'4" from the western property line and 207'11"from the north east corner of 17 Crest Road East's nearest building.(Previous southwest building corner 39'8" from the western property line and185'7" from the north east corner of 17 Crest Road East's nearest building)-Building footprint 58’-10” x 20’-10” (Previous 70’’-0” x 27’-6”)-Building GSF 1,225 sf (Previous 1,295 sf)-Office space, closet space, and full bath are omitted (Previously included)Civil-Total grading 28,725 cy (Previous 28,930 cy)-Total Structure 18,457 sf (Previous 17,184 sf)-Total disturbed area 87,920 sf (Previous 92,460 sf)-Total flatwork 18,715 sf (Previous 20,520 sf)-Primary driveway 13,480 sf (Previous 16,100 sf)-Paved walks, patio areas 2,675 sf (Previous 4,010 sf)-Pool decking 1,120 sf (Previous 410 sf)95 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1013/32"=1'-0"DRWCHK2024/01/01Cover SheetTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24X###X#X-###X#ABCDSCALE:Drawing TitleX#Drawing IndexGeneralG101 Cover SheetG102SurveyG103Site PhotosG104Land Use TablesG105Site Planning DiagramsG106View Corridor DiagramsG107Site Renderings and Material KeyCivilC1Overall Site PlanC2Existing ConditionsC3Prelim Grading PlanC4Site SectionsC5Civil DetailsC6Earthwork Color ExhibitLandscapeL100Conceptual Landscape PlanL101Existing and Proposed Tree PlanL200Landscape DetailsL201Landscape DetailsL300Planting Zone DiagramL301Conceptual Plant ImagesL302Conceptual Plant ImagesArchitecturalAS101Previous Architectural Site PlanAS102Current Architectural Site PlanA101Basement Plan OverallA102First Floor Plan OverallA103Roof Plan OverallA104Basement Plan EnlargedA105First Floor Plan Enlarged EastA106First Floor Plan Enlarged CentralA107First Floor Plan Enlarged WestA108Main House ElevationsA109Stable Plans and ElevationsA110ADU Plans and ElevationsA111Guest House Plans and ElevationsProject DescriptionConstruction of a new 5 bedroom 6 bathroom + 3 powder room ranch style house with basement and pool, guest house, mixed-usestable (with corral, tack, and office/admin space), ADU, covered pavilion downslope from the house, gate and driveway, in addition toareas of new and restored landscape with new paths and restored/reestablished existing trails that connect the various buildings andlandscape elements across the site. Landscape will consist of combination of preservation strategies, reestablishing of native specieson site, and addition of appropriately sized plant species to screen views of buildings from the street while preserving view corridors ofneighbors. The approach to the land was driven by a study of the existing contours of the site so that the massing and orientation of theproposed buildings carefully follow the topography, while minimizing site disturbance. The project was also informed by a study of thepreviously approved design for this site (2017) and the City of Rolling Hills review criteria, so that pre-existing approved strategies forwater management (sensitive to downhill properties in the runoff zone of 23 Crest Rd. E), minimal grading, and view preservation werecentral to the design process and are reflected in this design proposal for 23 Crest Road East.Project DirectoryOWNER:Yukiko Ogasawara3 Flying Mane Ln,Rolling Hills, CA 90274Tel: 310.779.1982ARCHITECT:Escher GuneWardena Architecture815 Silver Lake BoulevardLos Angeles, CA 90026admin@egarch.netOffice: 323-665-9100Fax: 323-665-9103CIVIL ENGINEER:Dan BoltonBolton Engineering25834 Narbonne Avenue #201Lomita, CA 90277Tel: 310.325.5580Fax: 310.325.5581dbolton@boltonengineering.comLANDSCAPE ARCHITECTDavid Godshall & Kasey ToomeyTerremoto3401 Glendale Blvd,Los Angeles, CA 90039Tel: 814.935.9912Applicable Codes2017 RHCA Building RegulationsRH California Code of Ordinances2019 California Historic Building Code2019 California Residential Code (Volume 1 and 2)2019 California Electrical Code2019 California Mechanical Code2019 California Plumbing Code2019 California Energy Code2019 California Green Building Standards Code2020 Los Angeles Building CodeOGASAWARA RESIDENCE23 CREST ROAD EASTROLLING HILLS, CA 90274City MapSymbolsDrawingID NumberDrawingID NumberSheet NumberDrawing Title TagSection TagDrawingID NumberSheet NumberCallout TagDrawingID NumberSheet NumberInterior Elevation TagLevel IDLevel ElevationElevation Level TagDrawingID NumberSheet NumberBuilding Elevation TagX#X###Grid IDGridline TagRoom NameRoom TagRoom100Room ID NumberWindow TagX##Window IDD###Door TagDoor IDAbbreviationsAbove Finish FloorAtBottom of (X)Bottom of WallCenter LineConcreteEqualExistingFinish FloorFinish SurfaceHeightInteriorNon-RatedSquare FeetTo Be DeterminedTop of (X)Top of WallTypicalUnless Noted OtherwiseWithVerify In FieldAFF@BOBWCLCONCEQEQFFFSHTINTNRSFTBDTOTWTYPUNOW/VIF1/16 Site Planning Hearing ConcernsGuest House proximity to canyon.Retaining wall at stable.Stable proximity to canyon / 17 Crest Road EastKnoll / Trees planted on knoll (see L101)Floor level above grade as raised decks (see A108)Decks above basement (see also C3)Stable mixed-use proposal (see A109)Grading calculations (see G104)Trellis calculations (see G104)12345678996 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1023/32"=1'-0"DRWCHK2024/01/01SurveyTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/2497 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1033/32"=1'-0"DRWCHK2024/01/01SurveyTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24View from Street1View Main House Apex2Garage / Driveway Landing3Pool and Guest Wing4View from Entry Deck5View from Stable6View from Trellis7Site Plan1G1037G1036G1034G1033G1035G1032G103198 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1043/32"=1'-0"DRWCHK2024/01/01Land Use TablesTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/2489Land Use Tables199 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1053/32"=1'-0"DRWCHK2024/01/01Site PlanningDiagramsTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24100 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1063/32"=1'-0"DRWCHK2024/01/01View CorridorDiagramsTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NTSProposed Site Section2NTS2017 Approved Site Section123 Crest Road Project Comparisons Matrixi101 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTG1073/32"=1'-0"DRWCHK2024/01/01Site Renderingsand Material KeyTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24Douglas Fir1Natural Stone2Grey Slate3Material KeyPaint, White4View from Street, East1View from Street, West2Site RenderingsView from Ravine3102 12901330.610011341.5410041329.9210081218.8410091297.25CONCCONCCONCCONCASPH CONCC O N CCONCFUNDATION CONC DIR TDIRT DIR T DIRTDIRTCONCCONCASPHDIRT DIRTBRUSHTR A I LDENSE TREESDENSE TREES1370.51361.71355.61353.51354.21354.91329.31328.41314.41313.51313.71314.11329.51329.91328.91300.71310.21307.91307.81267.31267.51272.81273.21275.71296.41296.31264.71282.41305.91214.81123.31111.41116.51179.51253.31342.51351.61354.21354.21354.21364.11328.81328.6CONC 1363.9CONC1362.41361.91361.91365.21364.9CONC1311.9BRUSH1370.91372.2ASPH1370.91306.6CONC1299.81330.41330.11330.9DENSE TREES1282.2POOLCONC1301.9CONCCONC1313.7ASPH1326.51328.71328.9BRUSHBRUSHBRUSH1303.71300.61300.7BRUSHBRUSHBRUSHTRAILBRUSH1275.81275.9FUNDATION1266.9BRUSH1251.31264.51269.11256.1HOLE1248.71098.21178.61178.2CONCCONCPOOL1179.41209.01221.71236.7 TRAIL1252.513401335134513501330134013351340134513351350133013551350134513601365135513401335 1355134513501360136513601355135013651365137013401335133013251320133013001315 130012901295128012851 29 0 1 2 8 5 12 8 0 12 7 5 127 0 12 6 5 12 6 0 12 5 5 1260 1255 1265 12751265127012651255125012451240123512201225123012151205121011951200119012051200119511901185 1230 1225 1220 1210 1185 1180 1215 1205 1200 1195 1190 117511701165116011551150 118 5 118 0 1195 1190 1250 1245 1240 1235 1230 1225 1220 1210 1215 1205 1200 1270 1260 1255 1265 1250 1245 1240 1235 1230 1225 1220121 5 1 2 3 5 12301 2 2 5 12 2 0 121 0 118 5 11 9 5 11 9 0 12 0 5 12 0 0114511401135113011251150118511801195119011751170116511601155 1270128012751265125012451260125512401235123013151305 132013251290 1295 130012801285129013051300 1310129512451250125512601265127012751295130012551260125012451240123512301225120012101215122012051280128512901275126512701120113511251130121512201225123012351145114011501185118011951190117511701165116011551200121012051145114011501185118011951190117511701165116011551260125512501245127012651280127510951120111511101105110011251240124512501255126012151220122512301235118511801195119011751170120012101205126512701280127512401245125012551260121512201225123012351185118011951190117511701200120511401135113011451150115511651160115512951285129010851090110011051115111011201095110011051115 11801175117011601165118511801180117511701165116011551150114511401135113011251120111511101105 111511101120130529 CREST ROAD EASTAPN 7567-011-022C R E S TR O A D1313.91305191196121373421415161721223123323938302936343533282726242518108513720LEGENDABBREVIATIONSBolton Engineering Corp. Civil Engineering and Surveying 25834 Narbonne Avenue Suite 210 Lomita, Ca. 90717 Ph: 310-325-5580 Fax: 310-325-5581C1 23 CREST ROAD EASTROLLING HILLS, CA 90274SHEET INDEXSCALE: 1" = 40'OVERALL SITE PLANSCALE: 1" = 300'VICINITY MAP123456789101112131415161718192021222324252627282930313233343536373839TYPICAL SECTIONCRESTROADEAST23 103 Bolton Engineering Corp. Civil Engineering and Surveying 25834 Narbonne Avenue Suite 210 Lomita, Ca. 90717 Ph: 310-325-5580 Fax: 310-325-5581C2 23 CREST ROAD EASTROLLING HILLS, CA 90274SCALE: 1" = 40'EXISTING CONDITIONSCRESTROADEAST23 104 LEGENDABBREVIATIONS1214.8 Bolton Engineering Corp. Civil Engineering and Surveying 25834 Narbonne Avenue Suite 210 Lomita, Ca. 90717 Ph: 310-325-5580 Fax: 310-325-5581C3 23 CREST ROAD EASTROLLING HILLS, CA 90274CRESTROADEASTSCALE: 1" = 20'PRELIMINARY CIVIL PLAN23 105 Bolton Engineering Corp. Civil Engineering and Surveying 25834 Narbonne Avenue Suite 210 Lomita, Ca. 90717 Ph: 310-325-5580 Fax: 310-325-5581C4SCALE: 1" = 20'SECTION A-ASCALE: 1" = 20'SECTION B-BSCALE: 1" = 20'SECTION C-CSCALE: 1" = 20'SECTION D-DSCALE: 1" = 20'SECTION E-ESCALE: 1" = 20'SECTION B1-B123 106 TYPE A2-8 (Modified)MOW CURBTYPE A1-6 (Modified)Bolton Engineering Corp. Civil Engineering and Surveying 25834 Narbonne Avenue Suite 210 Lomita, Ca. 90717 Ph: 310-325-5580 Fax: 310-325-5581C523 107 129010011341.5410041329.9210091297.25CONCBRUSHT R A I LDENSE TREESDENSE TREES1329.31328.8CONC BRUSHDENSE TREESCONCBRUSHTR A I L 134013351330135013451340133513301260 1255 1265 1250 1245 1240 1235 1230 1225 1220 1 2 15 1 2 3 5 12301 2 2 5 1 2 2 0 1270128012751265125012451260125512401290 1295124512501255126012651270 C R E S TR O A D130517.0'6.0'0.0'-6.0'-17.0'Color Depth Area of FillArea of Cut LEGENDBolton Engineering Corp. Civil Engineering and Surveying 25834 Narbonne Avenue Suite 210 Lomita, Ca. 90717 Ph: 310-325-5580 Fax: 310-325-5581C3 23 CREST ROAD EASTROLLING HILLS, CA 90274CRESTROADEASTSCALE: 1" = 20'EARTHWORK COLOR EXHIBIT23 108 1290 1330.6 134 1. 5 4 1004 1329. 92 1008 121 8. 8 4 1009 1297. 2 5 CONC CONCCONCFUN D A TI O NCONC DIRTDIRTBRU S H TRAILDEN S E T R E E S DEN S E T R E E S 132 9. 3 131 4.41313.51313.71314. 1 1329. 5 1329. 9 132 8. 9 1300. 7 131 0. 2 130 7.9 130 7.81267. 3 127 3. 2 1296. 4 1296. 3 1264. 71282. 4 1214. 8 1179.5 1253.31342.5 132 8. 8 132 8.6CONC1330. 4 133 0.11330. 9 DEN S E T R E E S 1282. 2 POO L 1301. 9 CON C CON C1313.7 ASP H1326. 5 1328.7 132 8. 9 BRU S H BRU S H BRU S H 1303. 7 1300. 6 1300. 7 BRUS H BRUS H TR A I L BRU S H 1275. 81275.9 FUN D A TI O N 1266. 9 BRU S H 1251. 3 126 4.5 126 9.1 HOL E 1248.71178. 2 CON C CON C POO L 1179. 4 1209. 0 1221. 7 1236. 7TRAIL 1252.5 1340 1335 1345 1340 1345 1335 1350 1330 1350 1345 1340 1335 1340 1335 1330 1325 13201330 13 0 0 1315 1300 1290 1295 1280 1285 1260125512651275 1265 1270 1265 1205 1200 1195 1190 1185 1230122512201210118511801215120512001195119011751170116511601155115011851180119511901250124512401235123012251220121012151205120012701260125512651250124512401235123012251220121512351230122512201210118511951190120512001145 1140 1135 1130 1150 1185 1180 1195 1190 1175 1170 1165 1160 1155 12 7 0 12 8 0 1 2 7 5 126 5 12 5 0 1245 126 0 125 5 1240 1235 123 0 1315 13051320 1325 1290129513001280128512901305130013101295124512501255126012651270127512951300125512601250124512401235123012251200121012151220120512801285129012751265127012151220122512301235 1210 120 5 114511401150118511801195119011751170116511601155126012551250124512701265128012751240 1245 1250 1255 1260 1215 12201225 1230 1235 1195 1190 1200 1210 1205 1185 1180 1180 1305 29 C R E S T R O A D E A S T APN 7 5 6 7 - 0 1 1 - 0 2 2 C R E S T R O A D 131 3.9 1305 STABLE ADU GUEST HOUSE M A I N H O U S E L1.00 TERRE OGASAWARA MOTO 109 1290 1330.6 134 1. 5 4 1004 1329. 92 1008 121 8. 8 4 1009 1297. 2 5 CONC CONCCONCFUN D A TI O NCONC DIRTDIRTBRU S H TRAILDEN S E T R E E S DEN S E T R E E S 132 9. 3 131 4.41313.51313.71314. 1 1329. 5 1329. 9 132 8. 9 1300. 7 131 0. 2 130 7.9 130 7.81267. 3 127 3. 2 1296. 4 1296. 3 1264. 71282. 4 1214. 8 1179.5 1253.31342.5 132 8. 8 132 8.6CONC1330. 4 133 0.11330. 9 DEN S E T R E E S 1282. 2 POO L 1301. 9 CON C CON C1313.7 ASP H1326. 5 1328.7 132 8. 9 BRU S H BRU S H BRU S H 1303. 7 1300. 6 1300. 7 BRUS H BRUS H TR A I L BRU S H 1275. 81275.9 FUN D A TI O N 1266. 9 BRU S H 1251. 3 126 4.5 126 9.1 HOL E 1248.71178. 2 CON C CON C POO L 1179. 4 1209. 0 1221. 7 1236. 7TRAIL 1252.5 1340 1335 1345 1340 1345 1335 1350 1330 1350 1345 1340 1335 1340 1335 1330 1325 13201330 13 0 0 1315 1300 1290 1295 1280 1285 1260125512651275 1265 1270 1265 1205 1200 1195 1190 1185 1230122512201210118511801215120512001195119011751170116511601155115011851180119511901250124512401235123012251220121012151205120012701260125512651250124512401235123012251220121512351230122512201210118511951190120512001145 1140 1135 1130 1150 1185 1180 1195 1190 1175 1170 1165 1160 1155 12 7 0 12 8 0 1 2 7 5 126 5 12 5 0 1245 126 0 125 5 1240 1235 123 0 1315 13051320 1325 1290129513001280128512901305130013101295124512501255126012651270127512951300125512601250124512401235123012251200121012151220120512801285129012751265127012151220122512301235 1210 120 5 114511401150118511801195119011751170116511601155126012551250124512701265128012751240 1245 1250 1255 1260 1215 12201225 1230 1235 1195 1190 1200 1210 1205 1185 1180 1180 1305 29 C R E S T R O A D E A S T APN 7 5 6 7 - 0 1 1 - 0 2 2 C R E S T R O A D 131 3.9 1305 STABLE ADU GUEST HOUSE M A I N H O U S E L1.01 TERRE OGASAWARA MOTO 110 L2.00 TERRE OGASAWARA MOTO 1 CONCRETE DRIVEWAY2COBBLESTONE DRIVEWAY3DRY STACK STONE RETAINING WALL 5 PT TIMBER STEPS SECTION6PT TIMBER STEPS CLOSE-UP 4 STONE VENEERED RETAINING WALL 8 HANDRAIL AT RAMPS9CONCRETE STEPS 7 PT TIMBER TRAIL SECTION 111 L2.01 TERRE OGASAWARA MOTO 2 TREE PLANTING3HILLSIDE TREE PLANTING 4 BIOSWALE DETAIL5SHRUB PLANTING6PERENNIAL PLANTING 1 WATER FEATURE 112 1290 133 0.6 1341. 54 10041329.92 1008 1218. 8410091297. 25 CONC CONCCONCFUN D A TI O NCONC DIRTDIRTBRU S H TRAILDEN S E T R E E S DEN S E T R E E S 1329. 3 131 4. 4 1313.5 1313.71314.11329. 5 1329. 9 1328. 9 1300.7 1310. 2 1307. 9 1307. 8 1267.3 1273. 2 1296. 4 1296.3 1264.71282. 4 1214. 8 1179. 5 1253.3 134 2.51328.8 132 8.6CONC1330. 4 133 0. 1 1330.9 DEN S E T R E E S 1282. 2 POO L 1301. 9 CON C CON C1313.7 ASP H1326. 5 132 8.7 1328. 9 BRU S H BRU S H BRU S H 1303. 7 1300. 6 1300. 7 BRU S H BRUS H TR A I L BRU S H 1275. 81275.9FUND A TI O N 1266.9 BRU S H 1251.3 126 4. 5 126 9. 1 HOL E 1248. 7 1178.2CON C CON C POO L1179. 4 1209. 0 1221. 7 1236. 7TRAIL 1252.5 1340 1335 1345 1340 1345 1335 1350 1330 1350 1345 1340 1335 1340 1335 1330 1325 13201330 13 0 0 1315 1300 1290 1295 1280 1285 1260125512651275 1265 1270 1265 1205 1200 1195 1190 1185 1230122512201210118511801215120512001195119011751170116511601155115011851180119511901250124512401235123012251220121012151205120012701260125512651250124512401235123012251220121512351230122512201210118511951190120512001145 1140 1135 1130 1150 1185 1180 1195 1190 1175 1170 1165 1160 1155 12 7 0 12 8 0 1 2 7 5 126 5 12 5 0 1245 126 0 125 5 1240 1235 123 0131513051320 1325 1290129513001280128512901305130013101295124512501255126012651270127512951300125512601250124512401235123012251200121012151220120512801285129012751265127012151220122512301235 1210 1205 114511401150118511801195119011751170116511601155126012551250124512701265128012751240 1245 1250 1255 1260 1215 12201225 1230 1235 1195 1190 1200 1210 1205 1185 1180 1180 1305 29 C R E S T R O A D E A S T APN 7 5 6 7 - 0 1 1 - 0 2 2 C R E S T R O A D 131 3. 9 1305 STABLE ADU GUEST HOUSE M A I N H O U S E L3.00 TERRE OGASAWARA MOTO MATRIX 1: NATIVE MEADOW 24,000 SQ FT = 2,780 PLANTS (200) ACHILLEA MILLEFOLIUM (L) Max Height - 2' (600) BACCHARIS PILULARIS (L) Max Height - 3' (200) BOUTELOUA GRACILIS (L)Max Height - 2 (100) CEANOTHUS 'SKYLARK' (M)Max Height - 4' (600) CEANOTHUS 'YANKEE POINT' (L) Max Height - 3' (400) FESTUCA CALIFORNICA (L) Max Height - 2' (30)HETEROMELES ARBUTIFOLIA (L)Max Height - 10' (250) LAVANDULA DENTATA (L) Max Height - 2' (200) LUPINUS SUCCULENTUS (L)Max Height - 2' (200) SALVIA SPATHACEA (L)Max Height - 2' MATRIX 2: NATIVE GARDEN 20,000 SQ FT = 2,480 PLANTS (150) AGAVE VILMORINIANA (VL)Max Height - 3' (300) DUDLEYA LANCEOLATA (VL)Max Height - 1' (25) OPUNTIA FICUS-INDICA (VL) Max Height - 4' (150) ACHILLEA MILLEFOLIUM (L) Max Height - 2' (250) BACCHARIS PILULARIS (L)Max Height - 3' (25) CEANOTHUS 'RAY HARTMAN’ (L)Max Height - 12' (300) CEANOTHUS 'YANKEE POINT' (L) Max Height - 3' (150) DICHELOSTEMMA CAPITATUM (VL) Max Height - 2' (150) ESCHSCHOLZIA CALIFORNICA (VL) Max Height - 1' (200) FESTUCA CALIFORNICA (L) Max Height - 2' (30)HETEROMELES ARBUTIFOLIA (L)Max Height - 10' (150) LAVANDULA DENTATA (L)Max Height - 2' (150) LUPINUS SUCCULENTUS (L)Max Height - 2' (300) OLEA EUROPAEA 'LITTLE OLLIE' (L) Max Height - 5' (150) SALVIA SPATHACEA (L) Max Height - 2' MATRIX 3: NATIVE CHAPARRAL 21,000 SQ FT = 2,500 PLANTS (200) ARTEMISIA CALIFORNICA (VL) Max Height - 4' (150) ASCLEPIAS FASCICULARIS (VL) Max Height - 2' (150) CALOCHORTUS CATALINAE (VL) Max Height - 2' (150) ENCELIA CALIFORNICA (VL) Max Height - 3' (200) ERIOGONUM FASICULATUM (VL)Max Height - 3' (200) ERIOGONUM PARVIFOLIUM (VL)Max Height - 2' (30)HETEROMELES ARBUTIFOLIA (L)Max Height - 10' (150) ISOMERIS ARBOREA (VL)Max Height - 3' (150) LOTUS SCOPARIUS (VL)Max Height - 3' (200) MIMULUS AURANTIACUS (VL)Max Height - 3' (300) RHUS INTEGRIFOLIA (VL)Max Height - 8' (200) SALVIA APIANA (VL)Max Height - 3' (200) SALVIA LEUCOPHYLLA (VL)Max Height - 4' (200) SALVIA MELLIFERA (VL)Max Height - 4' (50) SAMBUCUS MEXICANA (VL)Max Height - 20' (7) LYONOTHAMNUS FLORIBUNDUS Max Height - 20' (6) QUERCUS AGRIFOLIA Max Height - 30' (8) CERCIS CANADENSIS 'FOREST PANSY' Max Height - 12' EXISTING TREE 113 L3.01 TERRE OGASAWARA MOTO MAX HEIGHT: 20'MAX HEIGHT: 30'MAX HEIGHT: 12' MAX HEIGHT: 3'MAX HEIGHT: 2'MAX HEIGHT: 3'MAX HEIGHT: 2' MAX HEIGHT: 4'MAX HEIGHT: 12'MAX HEIGHT: 4'MAX HEIGHT: 3' MAX HEIGHT: 5'MAX HEIGHT: 8'MAX HEIGHT: 20' MAX HEIGHT: 3'MAX HEIGHT: 1'MAX HEIGHT: 6' MAX HEIGHT: 2'MAX HEIGHT: 10' 114 L3.02 TERRE OGASAWARA MOTO MAX HEIGHT: 2'MAX HEIGHT: 2'MAX HEIGHT: 2' MAX HEIGHT: 3'MAX HEIGHT: 2'MAX HEIGHT: 1' MAX HEIGHT: 2'MAX HEIGHT: 3'MAX HEIGHT: 3' MAX HEIGHT: 2' MAX HEIGHT: 2' MAX HEIGHT: 4' MAX HEIGHT: 2' MAX HEIGHT: 3' MAX HEIGHT: 2' MAX HEIGHT: 2' MAX HEIGHT: 3' MAX HEIGHT: 4' 115 13 6 0 1355136013401335134513501330134013351340134513351350133013551350134513601365135513401335 1350134013451360135513551345135013601365136013551350136513651350137013 7 0 1345134013351330134013351310132013151325132013251330131013151305132013251330133513351330128512901295130013051300129012951310131513051300129 5 12 9 0 128 5 1 2 8 012701265 1300129512901285128013101 305130012 9 5 13151320132513201330131013051300131513001290129512801285 12901285 1 2 8 0 1 2 7 5 12 7 0 1 2 6 5 1 2 6 0 1 2 5 5 1260 125 5 1265 1275126512701265125512501245124012351220122512301215120512101200120512001195119011851230 1225 1220 1210 118 5 1180 1215 120 5 1200 1195 1190 11 7 5 11 7 0 11 6 5 11 6 0 115 5 11 5 0 11 8 5 11 8 0 119 5 11 9 0 1250 1245 1240 123 5 1230 1225 1220 1210 1215 1205 1200 1270 1260 1255 1265 1250 1245 1240 1235 1230 1225 122 0 1275 127 0 1 26 0125 5 12651250124512951290128512801300127512701265121512401 23 512301 225 1 2 2 0 126012551250124512851280127512651270125012451235124012601255123012251220121511851180119511901175117011651160115512051200121012 1 0 11 8 5 1 1 9 5 1 1 9 0 12 0 5 1 2 0 011451140113511301125 12101215122012251150118511801195119011751170116511601155120512701280127512651250124512601255124012351230131013151305132013251290 1295 130012801285129013051300 131012951245 1250 1255 1260 1265 1270 1275 1285128012901265127012751295 130012551260125012451240123512301225120012101215122012051280128512901275126512701120113511251130121512201225123012351145114011501185118011951190117511701165116011551200121012051145114011501185118011951190117511701165116011551260125512501245127012651280 C/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/ E C/ E C/EC/ENOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTAS1013/32"=1'-0"DRWCHK2024/01/01Previous Site PlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/32"=1'-0"Previous Site Plan1Guest HouseADUPoolStableCorralTrellisBasementOutlet185'-7"39'-8"39'-9"68'-2"172'-8"65'-9"118'-3" 15 1 ' - 8 " 156'-1 1 " 80'-1"101'-4"132'-1"141'-11"96'-7"134'-3"202'- 1 "35'SIDE YARDSETBACK35'SIDE YARDSETBACK35'100'SIDE YARDSETBACKFRO N T Y A R D SETB A C K SIDE YARDSETBACK35'25'SIDE YARDEASEMENT50' FRO N T Y A R D EASE M E N T25'SIDE YARDEASEMENT25'SIDE YARDEASEMENT26'62'15' 93'-2"67'-3"7% Sl o p e First 2 0 'WaterFeature193'-5"Main House37'-5"1/16 Site Planning Hearing ConcernsGuest House proximity to canyon.Retaining wall at stable.Stable proximity to canyon / 17 Crest Road EastKnoll / Trees planted on knoll (see L101)Floor level above grade as raised decks (see A108)Decks above basement (see also C3)Stable mixed-use proposal (see A109)Grading calculations (see G104)Trellis calculations (see G104)123123456785669116 13 6 0 1355136013401335134513501330134013351340134513351350133013551350134513601365135513401335 1350134013451360135513551345135013601365136013551350136513651350137013 7 0 1345134013351330134013351310132013151325132013251330133513301285129012951300129012 9 0 128 5 1 2 8 012701265 129512901285128013101 305130012 9 5 13151320132513201330131013051300131513001290129512801285 12901285 1 2 8 0 1 2 7 5 12 7 0 1 2 6 5 1 2 6 0 1 2 5 5 1260 125 5 1265 1275126512701265125512501245124012351220122512301215120512101200120512001195119011851230 1225 1220 1210 118 5 1180 1215 120 5 1200 1195 1190 11 7 5 11 7 0 11 6 5 11 6 0 115 5 11 5 0 11 8 5 11 8 0 119 5 11 9 0 1250 1245 1240 123 5 1230 1225 1220 1210 1215 1205 1200 1270 1260 1255 1265 1250 1245 1240 1235 1230 1225 122 0 1275 127 0 1 26 0125 5 12651250124512951290128512801300127512701265121512401 23 512301 225 1 2 2 0 126012551250124512851280127512651270125012451235124012601255123012251220121511851180119511901175117011651160115512051200121012 1 0 11 8 5 1 1 9 5 1 1 9 0 12 0 5 1 2 0 011451140113511301125 12101215122012251150118511801195119011751170116511601155120512701280127512651250124512601255124012351230131013151305132013251290 1295 130012801285129013051300 131012951245 1250 1255 1260 1265 1270 1275 1285128012901265127012751295 130012551260125012451240123512301225120012101215122012051280128512901275126512701120113511251130121512201225123012351145114011501185118011951190117511701165116011551200121012051145114011501185118011951190117511701165116011551260125512501245127012651280 xxxxxx x x x x x x x x x x x x xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/E C/E C/E C/E C/E C/E C/ E C/ E C/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/EC/E C/E C/E C/E C/E C/E C/E C/E C/E C/E C/E 1310130513001295xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx x xxx x x xxxxxx x xxx xx xx x x x x x xx x NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTAS1023/32"=1'-0"DRWCHK2024/01/01Proposed Site PlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/32"=1'-0"Site Plan1Main HouseGuest HouseADUMotor CourtPoolStableCorralTrellisBasementOutlet207'-11"62'-4"38'-8"51'-3"68'-2"172'-8"65'-9"118'-3" 15 1 ' - 8 " 156'-1 1 " 80'-1"101'-4"132'-1"141'-11"96'-7"134'-3"202'- 1 "35'SIDE YARDSETBACK35'SIDE YARDSETBACK35'100'SIDE YARDSETBACKFRO N T Y A R D SETB A C K SIDE YARDSETBACK35'25'SIDE YARDEASEMENT50' FRO N T Y A R D EASE M E N T25'SIDE YARDEASEMENT25'SIDE YARDEASEMENT26'62'15'15' 93'-2"67'-3"7% Sl o p e First 2 0 'WaterFeature193'-5"GarageSite Planning ChangelogMain House-Finish floor at 1293’ (Previous 1291’)-Apex at 1288’ (Previous 1286’)-Building footprint moved 12’-5” North and 4’-6” East-Pool footprint angled perpendicular to west property line (previously parallelwith main house west wing)-Building GSF incl. Basement 21,920 sf (Previous 20,940 sf)Guest House-Finish floor at 1293’ (Previous 1291’)-Building footprint moved 16’ North and 4’ West-Southeast building corner from property line 51’-3” (Previous 39’-9”)-Southeast building corner does not require fill grading (Previously requiredfill grading)ADU-Finish floor at 1319’ (Previous 1320’)-Building footprint moved 2’-6” North and 0’-8”’ West-Northeast building corner from property line 38’-8” (Previous 37’-5”)-Building footprint 38’-4” x 18’-4” (Previous 36’-0” x 16’-0”)-Building GSF 700 sf (Previous 576 sf)Stable-Finish floor at 1316’ (Previous 1314’)-Building southwest corner 62'4" from the western property line and 207'11"from the north east corner of 17 Crest Road East's nearest building.(Previous southwest building corner 39'8" from the western property line and185'7" from the north east corner of 17 Crest Road East's nearest building)-Building footprint 58’-10” x 20’-10” (Previous 70’’-0” x 27’-6”)-Building GSF 1,225 sf (Previous 1,295 sf)-Office space, closet space, and full bath are omitted (Previously included)Civil-Total grading 28,725 cy (Previous 28,930 cy)-Total Structure 18,457 sf (Previous 17,184 sf)-Total disturbed area 87,920 sf (Previous 92,460 sf)-Total flatwork 18,715 sf (Previous 20,520 sf)-Primary driveway 13,480 sf (Previous 16,100 sf)-Paved walks, patio areas 2,675 sf (Previous 4,010 sf)-Pool decking 1,120 sf (Previous 410 sf)117 UPPowderRoom105Meditation104Storage106Mechanical107Atrium110Bar111Theater108OutdoorFurnitureStorage114Storage116Wine112Music102Den101Vest.115Elev.113Hall109Storage117UPStorage &Mech. Equip.118NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1013/32"=1'-0"DRWCHK2024/01/01Basement PlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH3/32"=1'-0"Basement Plan Overall1A1041118 DNDNToilet205Bath202Shower203Shower201Bath204Closet207Hall208Toilet206Closet211Atrium209Closet210Bedroom212Atrium213Study214Storage217266Gym267Pool265Bedroom264Closet263Bath262Bath261Bedroom259Closet260Hall255Closet254Bath257Bedroom253Atrium256Mech.251Service248Closet247Toilet245Bedroom242Atrium240Sitting246Laundry244Toilet243Entry241Catering239Storage238Entry235Pantry236Toilet237Elevator234Kitchen229Atrium232Sitting233Dining249Bath250Shower228Garage230Living231Bar221Vestibule222Entry224Storage225Vest.226Pwd.227Toilet220Walled Entry219Coat216Storage218Atrium215LibraryUPUPClosetNOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1023/32"=1'-0"DRWCHK2024/01/01Overall First FloorPlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH3/32"=1'-0"Overall First Floor Plan1A1041A1051A1061A1062A1086A1085A1087A1081A108244'-2" 119 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1033/32"=1'-0"DRWCHK2024/01/01Roof PlanTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH3/32"=1'-0"Roof Plan1A2026A2025A2027A2014A2011A2012A2013207'-512"44'-2"134'-10"10 3 ' - 1 1 1 2"242'44'-2"131'-612"53'-912"30'-012"26'-312"8'8'8'12'-312"8' 28'-2"3'6'-10"18'-3"8'8'8'3:12 Slope Typ.3:12 Slope Typ. 120 UPPowderRoom105Meditation104Storage106Mechanical107Atrium110Bar111Theater108OutdoorFurnitureStorage114Storage116Wine112Music102Den101Vest.115Elev.113Hall109Storage117UPStorage &Mech. Equip.118NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1041/4"=1'-0"DRWCHK2024/01/01Basement PlanCentral AreaTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"Basement Enlarged Plan1121 Toilet205Bath202Shower203Shower201Bath204Closet207Hall208Toilet206Closet211Atrium209Closet210Bedroom212Atrium213Study214Storage217219Coat216Storage218Atrium215LibraryUPNOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1051/4"=1'-0"DRWCHK2024/01/01First Floor PlanEast WingTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"First Floor - East Wing18'-31 2"662'14'-7"7'-6"A2026A2025A2027stackedwasherdryer20'-4"16'-5"5'-3"26'-5"44'-4"14'-11"3'122 DNDNStorage217242Atrium240Sitting241Catering239Storage238Entry235Pantry236Toilet237Elevator234Kitchen229Atrium232Sitting233Dining228Garage230Living231Bar221Vestibule222Entry224Storage225Vest.226Pwd.227Toilet220Walled Entry219Coat216Storage218AtriumUPClosetNOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1061/4"=1'-0"DRWCHK2024/01/01First Floor PlanCentral AreaTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"First Floor - Central Area1A2025A2014A2011123 DN 266Gym265Bedroom264Closet263Bath262Bath261Bedroom259Closet260Hall255Closet254Bath257Bedroom253Atrium256Mech.251Service248Closet247Toilet245Bedroom242Atrium240Sitting246Laundry244Toilet243Entry241Catering239Storage238Entry235Pantry236Toilet237Elevator234Kitchen249Bath250Shower228Garage222Entry224Storage225Vest.227Toilet220Walled Entry219CoatUP UPCloset267Pool NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1071/4"=1'-0"DRWCHK2024/01/01First Floor PlanWest Wing & PoolTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"First Floor - West Wing1NORTH1/4"First Floor - Pool2A2011A2012A2013124 NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1081/8"=1'-0"DRWCHK2024/01/01Main ResidenceBuilding ElevationsTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/241/8"=1'-0"North Building Elevation51/8"=1'-0"South Building Elevation61/8"=1'-0"East Building Elevation71/8"=1'-0"Northwest Building Elevation21/8"=1'-0"Southwest Building Elevation1125 12345ABC58'12'8'18'20'10'10'Stall101Stall102Tack Room103Storage107Powder105Corriddor104Storage106Storage10874'-10"36'-10"12345Ridge+14'-6"Top of Finish Floor+0'-0"Bottom of Eave+8'-6 1/4"AB12345Ridge+14'-6"Top of Finish Floor+0'-0"Bottom of Eave+8'-6 1/4"ABNOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1093/32"=1'-0"DRWCHK2024/01/01Stable Plans andElevationsTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"=1'-0"First Floor Plan1NORTH1/4"=1'-0"Roof Plan21/4"=1'-0"North Building Elevation31/4"=1'-0"West Building Elevation41/4"=1'-0"South Building Elevation51/4"=1'-0"East Building Elevation65A1093A1096A1094A109777777126 1234BA11'-10"11'-10"13'-10"17'-6"1234AB4321BANOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1103/32"=1'-0"DRWCHK2024/01/01ADU Plans andElevationsTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"=1'-0"First Floor Plan1NORTH1/4"=1'-0"Roof Plan21/4"=1'-0"North Building Elevation31/4"=1'-0"West Building Elevation41/4"=1'-0"South Building Elevation51/4"=1'-0"East Building Elevation63A1105A1106A1104A110127 234558'16'16'6'Stall101Tack Room1034'-6"Storage105Powder1041234CBA6'-9"8'-4"6'5'-6"21'-11"Powder102Kitchenette101Closet103Main Room1001AB20'10'Storage1071234CBA21'-11"8'8'28'-2"8'First Floor+100'-0"Bottom of Eave+108'-0"Ridge+115'-0 1/4"First Floor+100'-0"Bottom of Eave+108'-0"Ridge+115'-0 1/4"Finish Grade at Building+102'-2 1/2"First Floor+100'-0"Bottom of Eave+108'-0"Ridge+115'-0 1/4"NOTESDate:Scale:Drawn:Checked:COPYRIGHT © ESCHER GUNEWARDENA ARCHITECTURE, INC.OWNERTHESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF ESCHER GUNEWARDENA ARCHITECTURE, INC.DateNo.Issuance815 Silver Lake Boulevard Los Angeles, CA 90026 Tel: 323 665 9100 Fax: 323 665 9103 NO PART THEREOF SHALL BE COPIED OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT WHICH THEY HAVE BEEN PREAPRED WITHOUT WRITTEN CONSENT OF ESCHER GUNEWARDENA ARCHITECTURE, INC.GENERAL CONTRACTOREscher GuneWardena Architecture STAMPSARCHITECT OF RECORDSTRUCTURAL ENGINEERCIVIL ENGINEERMEP ENGINEERLANDSCAPE ARCHITECTA1113/32"=1'-0"DRWCHK2024/01/01Guest House andTrellis Plans andElevationsTerremoto3401 Glendale BlvdLos Angeles, CA 90039PAE6060 Center Dr, 10th FlrLos Angeles, CA 90045Bolton Engineering Corp.25834 Narbonne Ave, Ste 210Lomita, CA 90717Nous Engineering5050 Eagle Rock BlvdLos Angeles, CA 90041TBD### Streetname St.Los Angeles, CA #####Yukiko Ogasawara3 Flying Mane LnRolling Hills, CA 90274OgasawaraResidence23 Crest RoadRolling Hills, CA 90274Site Planning Hearing04/16/24NORTH1/4"=1'-0"First Floor Plan1NORTH1/4"=1'-0"Roof Plan21/4"=1'-0"North Building Elevation31/4"=1'-0"West Building Elevation41/4"=1'-0"South Building Elevation51/4"=1'-0"East Building Elevation65A1113A1116A1114A1111/4"=1'-0"Trellis Roof Plan71/4"=1'-0"Trellis Floor Plan81/4"=1'-0"Trellis South Elevation91/4"=1'-0"Trellis Section A-A109A111A11110Finish Floor+00'-0"B/ Retaining Wall-02'-6"T/ Retaining Wall+02'-6"B/ Trellis Structure+08'-0"Finish Floor+00'-0"B/ Retaining Wall-02'-6"T/ Retaining Wall+02'-6"B/ Trellis Structure+08'-0"T/ Trellis Structure+09'-0"T/ Trellis Structure+09'-0"10'-014"26'-5"10'-014"Lattice trellice roofPartial height retaining wallTrellis support columns128 Agenda Item No.: 10.A Mtg. Date: 04/16/2024 TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES THRU:KARINA BAÑALES, CITY MANAGER SUBJECT: ZONING CASE NO. 23-056: SITE PLAN REVIEW FOR GRADING AND VARIANCE TO RETAIN GRADING IMPORT FOR A PROPERTY LOCATED AT 29 MIDDLERIDGE LANE SOUTH, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 239-A-6-MS) (JOHNSON) DATE:April 16, 2024 BACKGROUND: This item began as a code enforcement case after staff was informed by a resident that dump trucks had been delivering dirt to Middleridge Lane South. In September 2022, staff conducted an inspection at 29 Middleridge Lane South and observed grading work, including imported soil, on the lower portion of the property (see Attachments 5 and 6 for reference). A notice of violation was issued that the import and storage of dirt was a violation of the Rolling Hills Municipal Code (RHMC), especially in close proximity of a trail and canyon (RHMC Sections 8.32.060 and 15.04.130(1)). The trail is maintained by the Rolling Hills Community Association (RHCA) and the canyon is a natural drainage course. The owner was informed that the imported dirt must be abated or an application be submitted for review and approval. The dirt was imported purportedly to restore the pad and slope that had previously eroded. In early 2023, rain caused uncompacted dirt to erode onto the trail and possibly into the natural drainage course. On January 25, 2023, staff and representatives of RHCA visited the site and trail below to assess the condition. On February 7, 2023, City staff met with representatives of RHCA and the California Department of Fish and Wildlife (CDFW) to inspect the site and any impacts to the trail and natural drainage course. Subsequently, RHCA cleared the trail of debris, but CDFW determined the erosion had not impacted the natural drainage course and no further action was required. 129 On April 25, 2023, the property owner, Ken Johnson, submitted a site plan review application for non-exempt grading and a variance application to retain grading import placed on a lower existing pad. The project engineer estimates 638 cubic yards (CY) was imported covering a surface area of 5,848 square feet (SF) at a depth of three feet (see Attachment 7). On July 27, 2023, staff and the Los Angeles County grading plan checker visited the site and informed Mr. Johnson of necessary steps needed to stabilize the site to prevent further erosion (see Attachment 4 for reference). Lot Size and Existing Development The gross lot area is 3.42 acres (149,008 square feet) in the RAS-2 zoning district (see Attachment 2 for reference). For development purposes, the net lot area, which excludes the roadway easement and 10 feet along the property lines, is 2.48 acres (108,188 square feet). There are three building pads: (1) the main residential pad which is 32,288 square feet; (2) the barn pad which is 9,446 square feet; and (3) the proposed lower pad which is 9,709 square feet. The property is developed with a 3,784-square-foot residence with a 704-square-foot attached garage. The property is also developed with a swimming pool, service yard, entryway, trellis, barn, and other improvements. The lower pad, which is the subject of this application, is undeveloped and the owner has no intention of developing it in the near future. DISCUSSION: The project has been on hold pending additional information needed to move forward to the Planning Commission. As this is a code enforcement case, receiving information for "as built" grading has been difficult. Aerial photos can show how the site looked before and after (see Attachment 5) but quantifying the amount of dirt moved has been challenging. According to the project engineer, approximately 638 CY was imported covering a surface area of 5,848 SF with a maximum depth of three feet (see Attachment 7). However, based on site observations, portions of the imported soil appear to be deeper near the edge of the slope. Additionally, settling and erosion may have caused the dirt to shift over the months. The Planning Commission is advised to walk the site to get an understanding of the extent of grading (see Attachments 8 and 9). According to the owner, the dirt was imported from an excavation site at Bowie Road behind the Rolling Hills gates. However, the dirt appears to be nonnative and not indicative of local soil due to it being soft and sandy. The owner claims the dirt was placed on the lower pad near the trail easement in preparation to repair the trail. However, RHCA indicated they were unaware of issue. The owner indicates no other properties are affected, but the dirt appears to have eroded onto the trail below and to the neighboring property to the north. The owner claims the pad provides fire defense from canyon fires and also provides a pad for firefighters to access the canyon with large trucks and firefighter equipment. It also facilitates vegetation control and emergency access. The owner indicates the work slightly enlarges the existing pad so there is better firefighting access to the canyon bottom. 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 130 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. 1. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. 2. 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: 3. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 4. 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; 5. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 6. 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); 7. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 8. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 9. 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; 10. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 11. The project conforms to the requirements of the California Environmental Quality Act. Per Section 17.46.050, the Planning Commission must make findings for approval of a Site Plan Review to grade the lower pad to repair the slope due to erosion. Findings to support the grading are included in the attached resolution. CRITERIA FOR APPROVAL OF A VARIANCE Findings for approval of a variance are needed to keep the imported dirt to restore a pad and slope. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. In the subject application, the Applicant requests a variance for exemption from strict compliance to Sections 131 17.16.220-230, which require balanced grading on site. The Applicant is requesting a variance to retain the imported soil. Findings to support the variance request are included in the attached resolution. 17.38.050 Required Variance findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: 1. 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; 2. 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 4 denied the property in question; 3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; 4. That in granting the variance, the spirit and intent of this title will be observed; 5. That the variance does not grant special privilege to the applicant; 6. 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 7. That the variance request is consistent with the general plan of the City of Rolling Hills. FISCAL IMPACT: None. RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take public testimony, and provide direction to staff and the applicant. A resolution is provided in case the Commission wishes to approve the project with conditions. ATTACHMENTS: Attachment 1: PL_ADR_29MiddleridgeLnS_RadiusMap.pdf Attachment 2: PL_ADR_29MiddleridgeLnS_ZC23-056_240416_Development Table_F.pdf Attachment 3: 2024-07_PC_Resolution_29MiddleridgeLnS_ZC23-056_Johnson_F.pdf Attachment 4: PL_ADR_29MiddleridgeLaneS_ZC23- 056_230727_EmailfromAnthonyWongtoKenJohnson_Redacted.pdf Attachment 5: PL_ADR_29MRLS_ZC23-056_AerialPhoto_2019-2023.pdf Attachment 6: PL_ADR_29MRLS_ZC23-056_VariousSitePhotos.pdf Attachment 7: PL_ADR_29MiddleridgeLaneS_ZC23-056_230426_SurveyReport.pdf Attachment 8: PL_ADR_29MiddleridgeLnS_ZC23-056_230426_TopographicSurvey.pdf Attachment 9: PL_ADR_29MiddleridgeLnS_ZC23-056_240411_Plans.pdf 132 City of Rolling Hills ROLLING HILLS, CA 90274 TITLE VICINITY MAP CASE NO. Zoning Case No. 23-056 Site Plan Review, Variance OWNER JOHNSON ADDRESS 29 MIDDLERIDGE LANE SOUTH, ROLLING HILLS, CA 90274 SITE 133 Development Table Zoning Case No. 23-056 29 Middleridge Lane South SITE PLAN REVIEW, CONDITIONAL USE PERMIT, & VARIANCE EXISTING PROPOSED TOTAL RAS-1 Zone Residence, swimming pool, trellis, barn, and other improvements Import of dirt only Net Lot Area 108,133 SF (2.48 AC) -- 108,133 SF (2.48 AC) Residence 3,784 SF --3,784 SF Garage 704 SF -- 704 SF Swimming Pools/Spa 472 SF -- 472 SF Pool Equipment 40 SF -- 40 SF Guest House 0 SF --0 SF Cabana 0 SF --0 SF Stable minimum: 450 SF Corral minimum: 550 SF 2,160 SF Minimum met -- 2,160 SF Minimum met Recreation Court 0 SF -- 0 SF Attached Covered Porches 0 SF --0 SF Entryway/Porte Cochere, Breezeways 130 SF --130 SF Attached Trellises 260 SF -- 260 SF Detached Structures:0 SF -- 0 SF Service Yard 96 SF -- 96 SF Other 0 SF -- 0 SF Basement Area Depth of Basement 0 SF 0 SF -- -- 0 SF 0 FT Primary Driveway 3,717 SF -- 3,717 SF Paved Walkways, Patio Areas, Courtyards 188 SF -- 188 SF Pool Decking 878 SF -- 878 SF Other Paved Driveways, Road Easements, Parking Pads 4,783 SF -- 4,783 SF Grading (balanced onsite)0 CY 638.34 CY FILL 0 CY CUT 638.34 CY TOTAL (all imported) Structural Lot Coverage (20% maximum with deductions) 7,646 SF (7%) No change 7,646 SF (7%) Flatwork Lot Coverage (15% maximum) 4,783 SF (4.4%) No change 4,783 SF (4.4%) Total Lot Coverage (Structures and Flatwork) (35% maximum with deductions) 12,429 SF (11.5%) No change 12,429 SF (11.5%) Total Disturbed Area (40% maximum) 37,216 SF (34.40%)5,848 SF (1.90%) 43,064 SF (39.8%) Building Pad 1 (Residence) (30% Maximum Guideline) 12,702 SF PAD AREA 5,486 SF (43.10%) No change 12,702 SF PAD AREA 5,486 (43.10%) Building Pad 2 (Stable) (30% Maximum Guideline) 6,262 SF PAD AREA 2,160 SF (34.40%) No change 6,262 SF PAD AREA 2,160 SF (34.40%) Building Pad 3 (Lower Pad) (30% Maximum Guideline) --5,848 SF Limit of grading only No development 5,848 SF Limit of grading only No development 134 RESOLUTION NO. 2024-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 23-056 FOR A SITE PLAN REVIEW FOR GRADING AND VARIANCE TO RETAIN GRADING IMPORT AT 29 MIDDLERIDGE LANE SOUTH AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 248-A-1-UR) (JOHNSON) THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS: Section 1. In September 2022, staff conducted an inspection and observed grading work including imported soil in the lower portion of the property. A notice of violation was issued and the owner was instructed that Planning approval was required. Section 2. On April 25, 2023, the property owner, Ken Johnson, submitted a site plan review application for non-exempt grading and a variance application to retain grading import placed on a lower existing pad at a property located at 29 Middleridge Lane South. A visit to the site revealed that the loose dirt delivered to the pad was next to a trail maintained by the Rolling Hills Community Association (RHCA) and a canyon. There is a potential for the dirt to fall onto the trail and into the bottom of the canyon which supports a natural drainage course. If not properly engineered, the dirt may cause erosion of the slopes into the trail and canyon. City Staff notified the owner that the imported dirt and storage of dirt adjacent to the trail and canyon was a violation of Rolling Hills Municipal Code Section 8.32.060 and Section 15.04.130(1) and required that the imported dirt be abated or an application be submitted for review and approval. The project engineer estimates 638 cubic yards (CY) was imported covering a surface area of 5,848 square feet (SF). Based on site observations, portions of the imported soil is six feet high near the edge of the slope. Section 3. The Planning Commission considered this item at a duly noticed public hearing on April 16, 2024. The Planning Commission reviewed and considered the staff report, reviewed and considered the Applicant’s request, public testimony, and other information on the record. Section 4. The applicant was notified of the public hearing in writing by first class mail. Neighbors within 1,000-foot radius were notified of the public hearings and a notice was published in the Daily Breeze on April 5, 2024. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicant was in attendance at the hearing. Section 5. The Project is exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15304, Class 4 (Minor Alterations to Land), which exempts grading of land with a slope of less than 10 percent, except that grading shall not be exempt in a waterway, in any wetland, in an officially designated (by federal, state, 135 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 2 or local government action) scenic area, or in officially mapped areas of severe geologic hazard such as an Alquist-Priolo Earthquake Fault Zone or within an official Seismic Hazard Zone, as delineated by the State Geologist. Accordingly, the Project qualifies for this exemption since grading is on slopes less than 10 percent and not in a waterway, wetland, or officially designated scenic area. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. Much of the site has already been graded and disturbed. Section 6. The gross lot area is 3.42 acres (149,008 square feet) in the RAS-2 zoning district. For development purposes, the net lot area, which excludes the roadway easement and 10 feet along the property lines, is 2.48 acres (108,188 square feet). There are three building pads: (1) the main residential pad which is 32,288 square feet; (2) the barn pad which is 9,446 square feet; and (3) the proposed lower pad which is 9,709 square feet. The property is developed with a 3,784-square-foot residence with a 704- square-foot attached garage. The property is also developed with a swimming pool, service yard, entryway, trellis, barn, and other improvements. The lower pad, which is the subject of this application, is undeveloped and the owner has no intention of developing it in the near future. Section 7. Findings for approval of a variance are needed to keep 638 cubic yards of imported dirt to restore a pad and slope. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. In the subject application, the Applicant requests a variance for exemption from strict compliance to Sections 17.16.220-230, which require balanced grading on site. With respect to this request, the Planning Commission finds as follows: 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. 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 in the same zone because the imported dirt replaces dirt that has eroded. Other properties do not have the same issues with erosion. 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. Strict application of the Zoning Ordinance would deprive the Applicants of the right and benefits enjoyed by similarly situated properties in the same vicinity and zone. Integration of the imported soil onto the property permits the use of the lot to the extent 136 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 3 allowed for other properties in the vicinity and will otherwise avoid the environmental impacts related to the removal of all imported dirt from the property. 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. 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. Integration of the imported soil into the development of the project permits the use of the lot to the extent allowed for other properties in the vicinity and will otherwise avoid the environmental impacts related to the removal of all imported dirt from the property. D. That in granting the variance, the spirit and intent of this title will be observed. In granting the variance, the spirit and intent of the Zoning Code will be observed because the integration of the soil permits the use of the lot to the extent allowed for other properties in the vicinity. E. That the variance does not grant special privilege to the applicant. The variance does not grant any special privilege(s) to the applicant; the applicant needs to integrate the imported soil on the property to prevent further erosion. 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. 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 because there are no hazardous waste facilities involved. G. That the variance request is consistent with the General Plan of the City of Rolling Hills. The variance request is consistent with the General Plan of the City of Rolling Hills because the proposed improvements will repair and preserve the stability of the slopes which were damaged by erosion. Furthermore, the slopes will be landscaped in order to prevent further erosion. Section 8. Findings for Approval of Site Plan Review to grade the lower pad to repair the slope due to erosion, as required by Section 17.46.050. With respect to the Site Plan Review application, the Planning Commission finds as follows: A. The Project complies with and is consistent with the goals and policies of the General Plan and all requirements of the zoning ordinance. 137 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 4 The grading complies with and is consistent with the goals and policies of the General Plan and all requirements of the Zoning Ordinance. The grading will repair and preserve the stability of the slope and pad, which will be landscaped in order to prevent further erosion. B. 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. The grading will substantially preserve the natural and undeveloped state of the lot because it will be conducted on the slope above the canyon adjacent to the property. The proposed grading will not affect the developed pads above and will not increase building coverage because no development is proposed; the project is for slope restoration due to erosion. C. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The proposed grading is harmonious in scale and mass with the site, the natural terrain and surrounding residences because nothing will be constructed on the pad and slope. The proposed grading will repair and preserve the stability of the pad and slope with a gradient not to exceed 2:1. The slope will also be landscaped and therefore will not impact the aesthetics of the surrounding canyon. D. 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). The proposed grading will not negatively impact existing topographic features of the site. Repairing the pad due to erosion would increase the aesthetics of the site. E. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area. The grading has been designed for the lower pad and will retain a slope no greater than 2:1 gradient. F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course. The proposed project will consider drainage channels and stormwater flow. The natural flow is toward the canyon below and the project will restore the existing slope and drainage course. 138 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 5 G. 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. As part of the overall approval of the project, the grading must preserve the surrounding native vegetation and mature trees by supplementing these elements with drought-tolerant native landscaping (which is compatible with and enhances the rural character of the community while providing a buffer/transition area between private and public areas). H. The project is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles. The proposed grading is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles because it will not be conducted on or near any existing driveway or pedestrian walkway. Nor will the grading along the slope impact any hiking or horse trails which is located below along the canyon. I. The project conforms to the requirements of the California Environmental Quality Act (CEQA). The proposed grading conforms to the requirements of the California Environmental Quality Act and qualifies as a Class 4 Exemption, and is therefore categorically exempt from environmental review under the California Environmental Quality Act (see Section 5). Section 9. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review and Variance application in Zoning Case No. 23-056 subject to the following conditions: A. The Site Plan Review and Variance approvals shall expire within two years from the effective date of approval if construction pursuant to this approval has not commenced within that time period, as required by Sections 17.46.080(A) and 17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the requirements of those sections. B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee’s determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not 139 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 6 yet been posted, the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant’s request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC). C. All requirements of the Building and Construction Code, the Zoning Code, and of the zone in which the subject property is located must be complied with, including the Outdoor Lighting Ordinance, unless otherwise set forth in this approval, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file and approved by the Planning Commission on April 16, 2024. Prior to submittal of final working drawings to the Building and Safety Department for issuance of grading and/or 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. The conditions of approval specified herein shall be printed on all construction plans and shall be available at the construction site at all times. E. The licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth therein and the City’s Building Code and Zoning Ordinance. Further, the person obtaining a building 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. F. The project must be reviewed and approved by RHCA. G. Grading shall not exceed 638 cubic yards total. No additional grading or disturbance, including for access to the construction site shall be permitted. H. Structural lot coverage shall not exceed 7,646 square feet or 7% of the net lot area in conformance with the zoning requirement. 140 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 7 I. The total structural and flatwork coverage on the residential and stable building pads shall not exceed 5,486 square feet or 43.1% and 2,160 square feet or 34.4%, respectively. J. Total lot coverage of structures and paved areas shall not exceed 12,429 square feet, or 11.5% in conformance with the zoning ordinance. K. The disturbance of the net lot shall not exceed 43,064 square feet of surface area or 39.8% of the net lot area, which includes the lower pad and graded slope. L. Prior to any further grading activity, the applicants shall inform the City and RHCA staff of the date and time of this activity. Workers shall implement Best Management Practices to assure that streets and adjacent properties are not impacted. M. Prior to issuance of a grading permit a detailed landscaping plan shall be submitted to City staff for review. 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. A final inspection shall not be granted unless the slopes are vegetated. N. The graded areas shall be landscaped and continually maintained in good condition. Any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that will not result in a hedge like screening and will not impair views from neighboring properties. O. If applicable, the applicant shall be required to conform to the City of Rolling Hills Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal Code. P. The applicants shall submit a detailed drainage plan to the City’s drainage engineer. This project shall meet the requirements of the City’s Low Impact Development portion of the Storm Water Management and Pollution Control ordinance, if applicable. The applicant shall comply with grading requirements relative to submittal of grading and construction reports as required by the Building Official. In order to prevent sediments and water run-off from reaching the canyon from the disturbed slopes by June 16, 2024, an erosion control plan shall be submitted to the Building Department and implemented, even if grading permits have not been issued by that time. The applicants shall secure all permits from the Department of Building and Safety prior to commencing any work. Consult with the California Department of Fish and Wildlife for additional requirements. Q. Minimum of 65% of the construction material spoils shall be recycled and diverted from landfills. The hauler shall obtain a Construction and Demolition permit from the City and provide proof of recycling. R. There shall be no discarding of any debris, trash, soil and construction spoils or any other material into the canyon or deposited anywhere on the property, 141 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 8 including easements. No grading, planting, structures, drainage devices or hardscape, including driveways, or storage of any objects including building materials shall take place in the easements, unless approved by the RHCA. S. The City or the Building Department may require a construction fence for the duration of the grading for this project. Such fence shall not be located in any easement or cross over trails or natural drainage course and shall be removed immediately upon completion of the grading work. In addition, any construction facility, such as a construction trailer/office or portable toilets, to a maximum extent practicable, shall be located in a manner not visible from the street, and be in a location satisfactory to City staff. T. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. U. Construction vehicles or equipment, employees vehicles, delivery trucks shall not impede any traffic lanes to maximum extend practical; if traffic must be blocked in order to aid in the construction, no more than a single lane may be blocked for a short period of time and flagmen utilized on both sides of the impeded area to direct traffic. V. During construction, all parking shall take place on the project site, and, if necessary, any overflow parking may take place within the unimproved roadway easement along Portuguese Bend Road, and shall not obstruct neighboring driveways or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. A minimum of 4’ wide path, from the edge of the roadway pavement, for pedestrian and equestrian passage shall be available and clear at all times. W. No drainage device may be located in such a manner as to contribute to erosion or in any way affect a slope, an easement, trail or adjacent properties. The energy dissipaters shall be designed in such a manner as to not cross over any equestrian trails or easements. The drainage system(s) shall not discharge water onto a trail, shall incorporate earth tone colors, including in the design of the dissipater and shall be screened from any trail and neighbors views to the maximum extent practicable, without impairing the function of the drainage system. X. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department requirements for the installation of best management practices (BMPs) related to solid waste and storm water management, including erosion control measures, and post construction maintenance of stormwater drainage facilities. 142 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 9 Y. During construction, conformance with the air quality management district requirements shall be complied with, so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors. Z. The property owner and/or his/her contractor/applicant shall be responsible for compliance with the no-smoking provisions in the Municipal Code. AA. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FI RE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. AB. The property on which the project is located shall maintain an area of minimum of 550 square feet to provide an area meeting all standards for a corral with access thereto, if applicable. AC. Until the applicants execute and record an Affidavit of Acceptance of all conditions of this Site Plan Review and Variance approvals, as required by the Municipal Code, the approvals shall not be effective. AD. Prior to final inspection of the project, “as graded” and “as constructed” plans and certifications shall be provided to the Planning Department and the Building Department to ascertain that the completed project is in compliance with the Planning Commission approved plans. In addition, any modifications made to the project during construction, shall be depicted on the “as built/as graded” plan. AE. Any proposed modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed with staff so that staff can determine whether the modification is minor or major in mature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the Planning Commission after a public hearing. The applicant shall not implement modifications or changes to the approved project without the appropriate approval from the City Manager or designee or the Planning Commission, as required. AF. All conditions of the Site Plan and Variance approvals, that apply, shall be complied with prior to the issuance of grading or building permit. AG. All conditions of Resolution No. 2011-02 adopted by the Planning Commission on February 15, 2011, unless amended by this resolution, shall be in full force and effect. PASSED, APPROVED AND ADOPTED THIS 16th DAY OF APRIL 2024. 143 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 10 _____________________________________ BRAD CHELF, CHAIRMAN ATTEST: _________________________________ CHRISTIAN HORVATH, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6 144 Resolution No. 2024-07 (ZC 23-056) 29 Middleridge Lane South (Johnson) 11 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2024-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 23-056 FOR A SITE PLAN REVIEW FOR GRADING AND VARIANCE TO RETAIN GRADING IMPORT AT 29 MIDDLERIDGE LANE SOUTH AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LOT 248-A-1-UR) (JOHNSON) was approved and adopted at a regular meeting of the Planning Commission on April 16, 2024, 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. CHRISTIAN HORVATH, CITY CLERK 145 From:Anthony Wong To: Cc:John Signo; Stephanie Grant Subject:29 Middleridge Lane South, Rolling Hills, CA 90274 - Unpermitted Grading Date:Thursday, July 27, 2023 3:03:36 PM Attachments:inky-injection-inliner-Qu4cfKRjY1wLxlol-bzGsQ.png inky-injection-inliner-b0LUiNNIz82Gv_lJfK-fag.png External (anwong@dpw.lacounty.gov) Report This Email FAQ Protection by INKY Hello Ken, Thank you for letting us visit today and see the unpermitted grading at 29 Middleridge Lane South, Rolling Hills, CA 90274. As discussed, I have reviewed our procedures for unpermitted grading, and determined that the site will need to be stabilized asap. Here is the procedure: Owner will need to stabilize the site, i.e. erosion control, drainage, geotechnical (if necessary). Erosion Control Plan with Special Purpose Permit Civil Engineer Hired to create an erosion control plan, and address drainage control for control of sediment and stormwater flow. Must consider downslope properties. D&G plan checker [me] to review and approve this special purpose permit prior to work on the site. Geotechnical/Geologist Stability Assess the stability of the unpermitted slope and provide recommendations. D&G / GMED [LA County Public Works] to determine whether stability work will need to occur right away Dumped Fill Determine the volume of dumped fill Provide recommendations on how to remove dumped fill [if necessary] Determine if any contaminated soil is on site Environmental Engineer Identify which landfill to take contaminated soils Here is additional information for minimum compliance requirements: 1. A licensed civil/soils engineer is required to prepare an investigation report. 2. Is imported soil contaminated or not? Boring tests required. 146 3. If soil is contaminated, must be removed. An environmental engineer shall identify which landfill to take to OR 4. If soil is clean, it may remain with these conditions and is only applicable to this case – a. Document and record fill area as “Restricted Use Area - Uncertified fill. No building structures permitted at recorded at this location.” b. Slope stability report required with global safety factor of 1.5 minimum. c. Max slope permitted is 2:1 or less. d. GMED review and approval of soils report may be required. 5. A grading permit application is required to initiate review. Others fees such as GMED review, code enforcement, etc. may also be assessed. After the soil has been stabilized, I would be able to begin the process of the grading permit. It is my understanding that you would like to keep the soil on site. If you have additional questions, please let us know. Thanks, Anthony Wong, P.E. Associate Civil Engineer Los Angeles County Public Works Cell: Office: (310) 534-3760 We strive to answer all emails within two business days. Should you experience delays beyond the response time, you can contact my Supervisor, Mr. Jason Zhang, at or email . For additional information, you may visit our website at Los Angeles County Building and Safety (lacounty.gov). 147 29 MIDDLERIDGE LANE SOUTH 2023 2019 148 29 MIDDLERIDGE LANE SOUTH 2023 2019 149 29 Middleridge Lane South – ZC 23‐056 Above (2): Dump truck on Middleridge Lane South (Taken by resident, circa Sept. 2022) Bottom: Dump truck on lower pad of 29 Middleridge Lane South (Taken by resident, circa Sept. 2022) 150 29 Middleridge Lane South – ZC 23‐056 Close up of dump truck on lower pad of 29 Middleridge Lane South (Taken by resident, circa Sept. 2022) 151 29 Middleridge Lane South – ZC 23‐056 Top: Pathway to lower pad on 29 Middleridge Lane South (Sept. 2022) Bottom: Lower pad and pathway (Sept. 2022) 152 29 Middleridge Lane South – ZC 23‐056 Top: Lower pad of 29 Middleridge Lane South looking north (Sept. 2022) Bottom: Lower pad of 29 Middleridge Lane South looking south (Sept. 2022) 153 29 Middleridge Lane South – ZC 23‐056 Top: Johns Canyon Trail shown undisturbed (1/25/23) Bottom: Johns Canyon Trail covered with eroded soil (1/25/23) 154 29 Middleridge Lane South – ZC 23‐056 Top and bottom: Photos of erosion on lower pad of 29 Middleridge Lane South caused by rain (2/7/23) 155 29 Middleridge Lane South – ZC 23‐056 Top and bottom: Wattles to prevent further erosion onto Johns Canyon Trail (2/7/23) 156 29 Middleridge Lane South – ZC 23‐056 Top: Path of runoff eroding onto Johns Canyon Trail (2/7/23) Bottom: Extent of erosion onto Johns Canyon Trail (2/7/23) 157 158 159 160 161 162 163 164 165