CL_AGN_230718_PC_AgendaPacket_F_A1.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
2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
AGENDA
Regular Planning Commission
Meeting
PLANNING COMMISSION
Tuesday, July 18, 2023
CITY OF ROLLING HILLS
6:30 PM
This meeting is held pursuant AB 361
All Planning Commissioners will participate by teleconference. Public Participation: City Hall
will be closed to the public until further notice.
A live audio of the Planning Commission meeting will be available on the City's website
(https://www.rolling-hills.org/PC%20Meeting%20Zoom%20Link.pdf).
The meeting agenda is also available on the City's website
(https://www.rolling-hills.org/government/agenda/index.php).
Join Zoom Meeting via https://us02web.zoom.us/j/99343882035?
pwd=MWZXaG9ISWdud3NpajYwY3dF bllFZz09
Meeting ID: 993 4388 2035 Passcode: 647943
Members of the public may submit comments by emailing the City Clerk's office
at cityclerk@cityofrh.net. Your comments will become a part of the official meeting record. You
must provide your full name but do not provide any other personal information (i.e., phone
numbers, addresses, etc) that you do not want to be published. Members of the public may
also provide comments in real time by speaking during the public comment and/or public
hearing portions of the meeting.
1
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 JULY 18, 2023
RECOMMENDATION: Approve as presented.
7.B.CONTINUATION OF REMOTE PLANNING COMMISSION MEETINGS DURING
THE MONTH OF JULY 2023, PURSUANT TO THE REQUIREMENTS OF AB 361
RECOMMENDATION: Adopt Resolution No. 2023-07.
7.C.APPROVE THE MINUTES FOR THE MAY 16, 2023, 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. 22-51: REQUEST FOR APPROVAL OF A SITE PLAN
REVIEW TO CONSTRUCT A NEW 7,290-SQUARE-FOOT SINGLE-FAMILY
RESIDENCE WITH BASEMENT, ATTACHED GARAGE, FIVE-FOOT-HIGH
RETAINING WALLS, NON-EXEMPT GRADING, AND RELATED
IMPROVEMENTS; VARIANCE TO CONSTRUCT A SWIMMING POOL AND SPA
IN THE FRONT YARD ON A PROPERTY LOCATED AT 4 POPPY TRAIL,
ROLLING HILLS, CA 90274 (LOT 17-A-PT) (ARVIDSON), AND FINDING THE
PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
RECOMMENDATION:
Staff recommends the Planning Commission open the public hearing, receive
public testimony, discuss the proposed project, provide direction to staff and
the applicant, and continue the public hearing to the regularly scheduled
Planning Commission meeting on August 15, 2023, or September 19, 2023.
CL_AGN_230718_PC_AffidavitofPosting.pdf
2023-07_PC_Resolution_Updated_AB361_Findings_July_F.pdf
CL_MIN_230516_PC_FT_F.pdf
CL_MIN_230516_PC_F.pdf
ATTACHMENT1_CL_PBN_230321_4PoppyTrail_ZC22-51_VicinityMap.pdf
ATTACHMENT2_PL_ADR_4PoppyTrail_ZC22-51_DevelopmentTable.pdf
ATTACHMENT3_PL_ADR_4PoppyTr_ZC22-51_230711_Email_DaveLong.pdf
ATTACHMENT4_PL_ADR_4PoppyTrail_ZC22-
51_Alternate_Development_on_Barn_Pad.pdf
ATTACHMENT5_PL_ADR_4PoppyTrail_ZC22-51_ArchitecturalPlans.pdf
2
10.NEW PUBLIC HEARINGS
11.OLD BUSINESS
12.NEW BUSINESS
13.SCHEDULE FIELD TRIPS
14.ITEMS FROM STAFF
14.A.ITEMS FROM STAFF
RECOMMENDATION: None.
15.ITEMS FROM THE PLANNING COMMISSION
16.ADJOURNMENT
Next meeting: August 15, 2023, at 6:30 p.m. via teleconference.
ATTACHMENT6_PL_ADR_4PoppyTrail_ZC22-51_LandscapePlan.pdf
ATTACHMENT7_PL_ADR_4PoppyTrail_ZC22-51_SitePlan_Grading.pdf
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.
3
Agenda Item No.: 7.A
Mtg. Date: 07/18/2023
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO
CITY MANAGER
THRU:David H. Ready. Esq., Ph.D
SUBJECT:APPROVE AFFIDAVIT OF POSTING FOR THE PLANNING
COMMISSION REGULAR MEETING OF JULY 18, 2023
DATE:July 18, 2023
BACKGROUND:
None.
DISCUSSION:
None.
FISCAL IMPACT:
None.
RECOMMENDATION:
Approve as presented.
ATTACHMENTS:
CL_AGN_230718_PC_AffidavitofPosting.pdf
4
Administrative Report
7.A., File # 1914 Meeting Date: 7/18/2023
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 JULY 18, 2023 6:30 pm
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: July 14, 2023
5
Agenda Item No.: 7.B
Mtg. Date: 07/18/2023
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO
CITY MANAGER
THRU:David H. Ready. Esq., Ph.D
SUBJECT:CONTINUATION OF REMOTE PLANNING COMMISSION MEETINGS
DURING THE MONTH OF JULY 2023, PURSUANT TO THE
REQUIREMENTS OF AB 361
DATE:July 18, 2023
BACKGROUND:
On March 4, 2020, Governor Newsom declared a state of emergency due to COVID-19.
Shortly thereafter, the Governor issued Executive Order N-25-20, which waived certain
remote meeting requirements of the Ralph M. Brown Act (“Brown Act”) in response to COVID-
19. In September 2021, the Governor signed Assembly Bill 361 (“AB 361”), which amended
the Brown Act to allow continued flexibility in holding virtual public meetings. In accordance
with Executive Order N-25-20, and later AB 361, the Planning Commission has met virtually
since the start of the pandemic in 2020.
DISCUSSION:
The state’s COVID-19 state of emergency ended on February 28, 2023. Although the state of
emergency has ended, the provisions of AB 361 will remain in effect until January 1, 2024.
While AB 361 remains in effect, it authorizes public meetings to be held virtually if specified
conditions are met. These conditions include when state or local officials have imposed or
recommended measures to promote social distancing.
Research by staff indicates that officials continue to recommend social distancing. Specifically,
California Division of Occupational Safety and Health (“Cal/OSHA”) regulations—at Title 8
Section 3205—recommend physical distancing in the workplace as precautions against the
spread of COVID-19 and impose certain restrictions and requirements due to a “close contact”
which occurs when individuals are within six feet of another in certain circumstances.
Relatedly, the Centers for Disease Control and Prevention continue to recommend avoiding
contact and keeping a safe distance from a person who has a suspected or confirmed case of
6
COVID-19.
Staff recommends that the Planning Commission adopt the attached resolution, which makes
the requisite AB 361 findings for the Planning Commission to meet virtually this month. For the
duration of the time that the Commission meets virtually, staff will continue agendizing this
item to enable the Commission to continue making the requisite AB 361 findings.
FISCAL IMPACT:
None.
RECOMMENDATION:
Adopt Resolution No. 2023-07.
ATTACHMENTS:
2023-07_PC_Resolution_Updated_AB361_Findings_July_F.pdf
7
65277.00010\41090120.1
03/21/23
RESOLUTION NO. 2023-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS, CALIFORNIA, APPROVING REMOTE PLANNING
COMMISSION MEETINGS PURSUANT TO THE REQUIREMENTS OF
ASSEMBLY BILL 361
WHEREAS, in response to the COVID-19 pandemic, Governor Newsom declared
a statewide state of emergency on March 4, 2020; and
WHEREAS, Governor Newsom signed Assembly Bill 361 (“AB 361”) on
September 17, 2021, which went into effect immediately as urgency legislation; and
WHEREAS, AB 361 added section 54953(e) to the Brown Act, authorizing
legislative bodies to conduct remote meetings provided the legislative body makes
specified findings on a regular basis; and
WHEREAS, the Governor’s COVID-19 state of emergency ended on February 28,
2023; and
WHEREAS, notwithstanding the foregoing, AB 361 remains in effect until
January 1, 2024; and
WHEREAS, AB 361 authorizes legislative bodies to continue meeting virtually if
specified conditions are met. These conditions include when state or local officials have
imposed or recommended measures to promote social distancing; and
WHEREAS, among other measures to promote physical distancing, the California
Division of Occupational Safety and Health (“Cal/OSHA”) regulations—at Title 8 Section
3205—recommend physical distancing in the workplace as precautions against the
spread of COVID-19 and impose certain restrictions and requirements due to a “close
contact” which occurs when individuals are within six feet of another in certain
circumstances; and
WHEREAS, the Centers for Disease Control and Prevention continue to
recommend avoiding contact and keeping a safe distance from a person who has a
suspected or confirmed case of COVID-19; and
WHEREAS, to allow for physical distancing and remote meeting attendance in
accordance with these recommended measures, the Planning Commission does hereby
find that the Planning Commission shall conduct its meetings without compliance with
paragraph (3) of subdivision (b) of Government Code section 54953, as authorized by
subdivision (e) of section 54953, and that the Planning Commission shall comply with the
requirements to provide the public with access to the meetings electronically as
prescribed in paragraph (2) of subdivision (e) of section 54953.
8
65277.00010\41090120.1
03/21/23
2
Resolution No. 2023-07
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS:
Section 1. All of the above recitals are true and correct and incorporated herein
by reference.
Section 2. The Planning Commission has considered the above circumstances
and hereby recognizes that state and local officials continue to recommend social
distancing measures, which can impact the ability of the City and the public to meet safely
in person.
Section 3. The Planning Commission shall conduct public meetings in
accordance with Government Code section 54953(e) and other applicable provisions of
the Brown Act for remote only meetings.
PASSED, APPROVED AND ADOPTED THIS 18th DAY OF JULY, 2023.
_____________________________________
BRAD CHELF, CHAIRMAN
ATTEST:
__________________________________________
CHRISTIAN HORVATH, CITY CLERK
9
65277.00010\41090120.1
03/21/23
3
Resolution No. 2023-07
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2023-07 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS, CALIFORNIA, APPROVING REMOTE PLANNING
COMMISSION MEETINGS PURSUANT TO THE REQUIREMENTS OF
ASSEMBLY BILL 361
was approved and adopted at a regular meeting of the Planning Commission on May 16,
2023, 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
10
Agenda Item No.: 7.C
Mtg. Date: 07/18/2023
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO
CITY MANAGER
THRU:David H. Ready. Esq., Ph.D
SUBJECT:APPROVE THE MINUTES FOR THE MAY 16 , 2023, PLANNING
COMMISSION MEETINGS
DATE:July 18, 2023
BACKGROUND:
None.
DISCUSSION:
None.
FISCAL IMPACT:
None.
RECOMMENDATION:
Approve as presented.
ATTACHMENTS:
CL_MIN_230516_PC_FT_F.pdf
CL_MIN_230516_PC_F.pdf
11
MINUTES – PLANNING COMMISSION FIELD TRIP MEETING
Tuesday, May 16, 2023
Page 1
Minutes
Rolling Hills Planning Commission
Tuesday, May 16, 2023
Field Trip Meeting 7:30 a.m.
42 Portuguese Bend Road
1. CALL MEETING TO ORDER
The Planning Commission of the City of Rolling Hills met at 42 Portuguese Bend Road on the above date
and the meeting was called to order at 7:30 a.m. Chair Brad Chelf presiding.
2. ROLL CALL
Commissioners Present: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
Commissioners Absent: None
Staff Present: John Signo, Planning & Community Services Director
Public Present: Dan Bolton, Leah Mirsch, Kevin Hsu, Dee Dee Hsu
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 APRIL 18, 2023
Motion made by Commissioner Cardenas and seconded by Commissioner Cooley to approve Item 4.A.
Motioned passed unanimously, 5-0, via voice vote.
4.B. ZONING CASE NO. 23-004: REQUEST FOR A SITE PLAN REVIEW TO CONVERT ATTACHED
COVERED PORCHES TO ENCLOSED LIVING AREAS, PAVE 1,250 SQUARE FEET OF LAWN
AREA, CONVERT AN EXISTING GARAGE INTO A KITCHEN, AND FOR INTERIOR AND
EXTERIOR REMODEL IMPROVEMENTS ON A PROPERTY LOCATED AT 17 CREST ROAD
EAST (LOT 9-FT), ROLLING HILLS, CA (WANG), AND FINDING THE PROJECT
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
Presentation by Director Signo.
Public Comment: Dan Bolton, Kevin Hsu, Dee Dee Hsu
Commissioners and the public walked the site and asked questions. Issues raised included: location of the
accessory dwelling unit (ADU); location and use of existing stable; and grading needed to level pad.
5. ADJOURNMENT: 7:57 A.M.
The meeting was adjourned at 7:57 a.m. to the regular meeting of the Planning Commission scheduled to
be held on Tuesday, May 16, 2023, beginning at 6:30 p.m. via tele-conference.
12
MINUTES – PLANNING COMMISSION FIELD TRIP MEETING
Tuesday, May 16, 2023
Page 2
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Approved,
____________________________________
Brad Chelf, Chair
13
MINUTES – PLANNING COMMISSION MEETING
Tuesday, May 16, 2023
Page 1
Minutes
Rolling Hills Planning Commission
Tuesday, May 16, 2023
Regular Meeting 6:30 p.m.
Via tele-conference
1. CALL MEETING TO ORDER
The Planning Commission of the City of Rolling Hills met via teleconference on the above date with Chair
Chelf presiding. Chair Chelf called the meeting to order at 6:33 p.m.
2. ROLL CALL
Commissioners Present: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
Commissioners Absent: None
Staff Present: John Signo, Planning & Community Services Director
Ryan Stager, Assistant City Attorney
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 and there were no objections.
5. BLUE FOLDER ITEMS (SUPPLEMENTAL)
Motion by Chair Chelf, seconded by Vice Chair Kirkpatrick to receive the Blue Folder Item for Item 10.A.
Motion carried with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
6. PUBLIC COMMENTS ON NON-AGENDA ITEMS – NONE
7. CONSENT CALENDAR
7.A. APPROVE AFFIDAVIT OF POSTING FOR THE PLANNING COMMISSION REGULAR MEETING
OF MAY 16, 2023
7.B. CONTINUATION OF REMOTE PLANNING COMMISSION MEETINGS DURING THE MONTH OF
MAY 2023, PURSUANT TO THE REQUIREMENTS OF AB 361
7.C. APPROVE THE MINUTES FOR THE APRIL 18 , 2023, PLANNING COMMISSION MEETINGS
14
MINUTES – PLANNING COMMISSION MEETING
Tuesday, May 16, 2023
Page 2
Motion by Commissioner Cardenas, seconded by Commissioner Cooley, to approve Items 7A, 7B, and 7C.
Motion carried with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
8. EXCLUDED CONSENT CALENDAR ITEMS – NONE
9. PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETINGS - NONE
10. NEW PUBLIC HEARINGS
10.A. ZONING CASE NO. 22-95: A REQUEST FOR A SITE PLAN REVIEW FOR THE DEMOLITION
AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE WITH A BASEMENT,
ATTACHED GARAGE, NONEXEMPT GRADING, MAXIMUM FIVE-FOOT-HIGH RETAINING
WALLS, AND OTHER SITE IMPROVEMENTS LOCATED AT 42 PORTUGUESE BEND ROAD,
ROLLING HILLS, CA 90274 (LOT 120-RH) (HSU) AND FINDING THE PROJECT
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
Presentation by Director Signo.
Chair Chelf opened the public hearing for comments.
Public Comments: George Sweeney, Miles Pritzkat, Dan Bolton
Assistant City Attorney Stager recommended the Commission continue the item to a date certain.
Motion by Commissioner Cardenas, seconded by Commissioner Douglass, to continue the item to the
regularly scheduled Planning Commission meeting on June 20, 2023. Motion carried with the following roll
call vote:
AYES: Cardenas, Cooley, Douglass, Kirkpatrick, Chair Chelf
NOES: None
ABSTAIN: None
ABSENT: None
11. OLD BUSINESS – NONE
12. NEW BUSINESS –
12.A. REQUEST FOR A TIME EXTENSION FOR A PREVIOUSLY APPROVED PROJECT FOR MAJOR
MODIFICATION TO A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND VARIANCE
ENTITLEMENTS BY THE PLANNING COMMISSION IN ZONING CASE NO. 20-08 LOCATED AT
20 UPPER BLACKWATER CANYON ROAD, ROLLING HILLS, CA 90274 (LOT 101-RH)
(IANNITTI)
Presentation by Director Signo.
15
MINUTES – PLANNING COMMISSION MEETING
Tuesday, May 16, 2023
Page 3
Motion by Commissioner Cardenas, seconded by Commissioner Cooley, to approve the time extension.
Motion carried with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Kirkpatrick, Chair Chelf
NOES: None
ABSTAIN: None
ABSENT: None
13. SCHEDULED FIELD TRIPS – NONE
14. ITEMS FROM STAFF
Director Signo indicated he could be reached if any Commissioners were interested in upcoming South Bay
Cities Council of Governments (SBCCOG) workshops. However, he indicated the City may be leaving
SBCCOG soon.
15. ITEMS FROM THE PLANNING COMMISSION – NONE
16. ADJOURNMENT : 7:31 P.M.
The meeting was adjourned at 7:31 p.m. to the Planning Commission meeting on Tuesday, June 20, 2023,
beginning at 6:30 p.m.
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Approved,
____________________________________
Brad Chelf, Chair
16
Agenda Item No.: 9.A
Mtg. Date: 07/18/2023
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES
THRU:David H. Ready. Esq., Ph.D
SUBJECT:
ZONING CASE NO. 22-51: REQUEST FOR APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT A NEW 7,290-SQUARE-FOOT
SINGLE-FAMILY RESIDENCE WITH BASEMENT, ATTACHED
GARAGE, FIVE-FOOT-HIGH RETAINING WALLS, NON-EXEMPT
GRADING, AND RELATED IMPROVEMENTS; VARIANCE TO
CONSTRUCT A SWIMMING POOL AND SPA IN THE FRONT YARD ON
A PROPERTY LOCATED AT 4 POPPY TRAIL, ROLLING HILLS, CA
90274 (LOT 17-A-PT) (ARVIDSON), AND FINDING THE PROJECT
CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
DATE:July 18, 2023
BACKGROUND:
March 21, 2023 Planning Commission Field Trip and Evening Meeting
This item was originally presented to the Planning Commission on March 21, 2023. At the
morning field trip, the Commission and the public visited the site, walked the subject property,
and asked questions of staff and the applicant. Those present included the project team
consisting of Andy Arvidson (owner), Dan Bolton (engineer), and Criss Gunderson (architect).
John Lacey of 7 Poppy Trail joined after the meeting was adjourned.
All Commissioners were in attendance at the evening meeting on March 21, 2023. Present
from the public included:
• Greg Willis (9 Portuguese Bend Road)
• Andy Arvidson (owner of 4 Poppy Trail)
• Dan Bolton (Engineer for 4 Poppy Trail)
• Criss Gunderson (Architect for 4 Poppy Trail)
• John Lacey (7 Poppy Trail)
• James Aichele (14 Crest Road West)
• Councilmember Leah Mirsch
17
The following items were raised by the Commission:
Amount of grading on the proposed building pad.
The project team indicated the finished grade would be 15 feet lower than the
existing grade, plus another 10 feet for the basement.
Why was the barn pad not selected? It is at a higher elevation (about 70 feet higher than
the proposed building pad) and better views. It may also require less grading by utilizing
the existing driveway and building pad.
The project team responded that the barn pad was considered but they were not
sure it would be supported due to the variances needed to encroach into the
required yards and proximity to property lines.
Commissioners suggested grading be reduced even if involved development on the barn
pad. The proposed building pad requires 42,000 cubic yards of grading.
The project team indicated it may be possible to reduce grading, but they would
need to keep the retaining walls for the driveway and would request variances for
encroachment.
Mr. John Lacey indicated anything to reduce grading would be better, but there is a concern
with land movement.
Dan Bolton indicated RHCA reviewed the bridal trail that will be moved and they did approve
the easements. He indicated the owner hired the same geologist, GMU, who worked on the
Poppy Trail landslide. He explained that landslide was caused by a broken water pipe that
saturated the area and the land had not been recompacted so that combination caused the
land to fail. In reviewing the subject property, GMU concluded there were no unusual
geological constraints that prohibited development on the proposed building pad. He explained
that a Filterra system would be constructed at the base of the driveway to address storm
water.
The Commission voted to continue the item to the April 18th meeting so the applicant could
look into the issues discussed, particularly regarding development on the barn pad and
reducing grading. The motion passed unanimously.
On April 18, 2023, the project team was still addressing the issues regarding grading and barn
pad location so the item was not included on the agenda.
Proposed Project
An application was filed by the applicant, Dan Bolton of Bolton Engineering, on behalf of the
property owner, Andy Arvidson, to request approval to construct a new 7,290-square-foot (SF)
single-family residence with a 7,290 SF basement, 1,100 SF attached garage, 1,135 square
feet of attached covered porches, 195 SF attached trellis, 850 SF accessory dwelling unit
(ADU), 540 SF swimming pool/spa, pool equipment, service yard, lightwells, maximum five-
foot-high retaining walls, driveway, walkways, landscaping, and other improvements. The
project includes 41,874 cubic yards (CY) of grading to be balanced on site. This includes
22,340 CY cut and 19,534 CY fill. There will be 2,806 CY of export for excavation of the
basement and swimming pool, which is exempt.
The ADU, swimming pool/spa, service yard and other minor improvements are not subject to
discretionary review. However, the swimming pool/spa requires a variance for location in the
18
front yard, and certain retaining walls require a variance for location in the front yard and
having an average height above two-and-one-half feet.
Building Pads/Driveway Access
The proposed project will create two new building pads: a 20,635 SF pad for the main
residence and appurtenances located roughly in the middle of the property; and a 2,770 SF
pad for the ADU located southeast of the main pad at an elevation approximately 9 feet lower.
Both pads will be located outside of any required setbacks and will be accessible via a new
20-foot-wide driveway that connects to an existing driveway. There will be a turnaround for
Fire Department access at the terminus of the new driveway on the main building pad. The
existing driveway, which connects to Poppy Trail, will be widened to 20 feet. The length of the
overall driveway from Poppy Trail to the main residence will be approximately 700 feet. The
Traffic Commission will consider the widening of the driveway and apron at its meeting on
Thursday, March 23, 2023.
Zoning, Location, and Lot Description
The property located at 4 Poppy Trail is zoned RAS-2 and has a net lot area of 6.37 acres
(277,335 square feet). Only one building pad exists on the property and is located at the
highest portion in rear of the property. This building pad is 16,200 square feet and is
developed with a 3,330 SF stable.
The property is irregularly shaped and only has an 86-foot segment connected to Poppy Trail.
The front property line is considered the portion that connects to Poppy Trail plus the eastern
property line which parallels an equestrian dirt path known as the Sleepy Hollow Trail. Sleepy
Hollow Trail traverses much of the front yard setback which is 50 feet wide. The 50-foot-wide
rear yard setback is along the western property line and the 35-foot-wide side yard setback is
along all other property lines. The property slopes upward from Poppy Trail to the existing
barn in the southwestern corner. The elevation difference between Poppy Trail to the barn pad
is approximately 172 feet with the proposed main building pad approximately 100 feet higher
than Poppy Trail.
Previous Approvals
On May 18, 2004, the Planning Commission adopted Resolution Nos. 2004-13 A and B
approving a lot line adjustment between three parcels and a variance to retain an existing
stable on the subject property which is located in the side yard setback. The stable was
constructed around 1977 for use by the property owner who lived on the abutting property at 8
Reata Lane. On September 14, 2010, the Planning Commission adopted Resolution No.
2010-18 approving a lot line adjustment between three properties, which included a lot owned
by the City.
DISCUSSION:
Since the March 21, 2023 Planning Commission meeting, the applicant has explored options
for placing the residence on the existing barn pad. This requires utilization of an access
easement that traverses the neighboring properties owned by Sakamoto and connects to
Poppy Trail. Additionally, offsite grading is needed to remediate the slope and provide stability
on the Hsu and Constant properties as shows in Attachment 4. The applicant was successful
in receiving approval from the LA County Fire Department for access to the barn pad.
However, development of the barn pad will have challenges due to offsite remediation.
19
Applicant Request
The original request is for a Site Plan Review for construction of the residence and
appurtenant structures and for grading. The project requires a variance request to locate the
swimming pool and spa in the front yard.
The total structures will be 15, 180 SF or 5.47% of the net lot area.
The flatwork area, which includes the driveway, paved walkways, patios, and courtyards is
17,400 square feet. This covers 6.3% of the net lot area.
Total disturbance covers 109,995 SF and accounts for 39.7% of the net lot area.
The residential building pad will be 20,635 square feet and the residence and other structures
will cover 51.9% of the pad.
The ADU pad will be 2,770 SF and structures will cover 36.1% of the pad.
The existing stable pad is 16,200 SF and the stable covers 21.5% of the pad.
New landscaping will cover 104,708 SF. A preliminary landscape plan has been prepared and
reviewed by the City's landscape consultant for compliance with the Model Water EfficIent
Landscape Ordinance (MWELO). The plan was 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. The preliminary landscape plan was found to be in
compliance with MWELO and landscape conditions will be included for installation and
maintenance.
Site Plan Review
Site Plan Review (SPR) is needed for construction of any new building or structures, and non-
exempt grading per Rolling Hills Municipal Code (RHMC) Section 17.46.020.
Variance Requests
Variance requests are needed to construct: (1) a swimming pool/spa in the front yard, (2)
retaining walls exceeding an average of 2½ feet in height, and (3) retaining walls in the front
yard. However, since the applicant is still looking at options for the location of the residence,
the variance requests may change.
Environmental Review
The proposed project has been determined to not have a significant effect on the environment
and is categorically exempt from the provisions of CEQA pursuant to Section 15303 (New
Construction or Conversion of Small Structures) of the CEQA Guidelines, which exempts a
single-family residence, swimming pool, and accessory structures.
Public Participation
Mr. John Lacey was able to provide comments at the March 21, 2023 Planning Commission
meeting regarding reducing grading and land movement.
An email was received from Mr. Dave Long who indicated his home is situated directly across
20
the project site. Mr. Long is opposed to the project. His email is attached.
CRITERIA FOR SITE PLAN REVIEW
17.46.050 - Required Site Plan Review findings.
The Commission shall be required to make findings in acting to approve, conditionally
approve, or deny a Site Plan Review application. No project which requires Site Plan Review
approval shall be approved by the Commission, or by the City Council on appeal, unless the
following findings can be made:
1. The project complies with and is consistent with the goals and policies of the general
plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of the lot by
minimizing building coverage. Lot coverage requirements are regarded as maximums,
and the actual amount of lot coverage permitted depends upon the existing buildable
area of the lot;
3. The project is harmonious in scale and mass with the site, the natural terrain and
surrounding residences;
4. The project preserves and integrates into the site design, to the greatest extent possible,
existing topographic features of the site, including surrounding native vegetation, mature
trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to minimize the
amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage flow, unless
such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees and supplements
these elements with drought-tolerant landscaping which is compatible with and
enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and safe movement of
pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental Quality Act.
10. If all of the above findings cannot be made with regard to the proposed project, or cannot
be made even with changes to the project through project conditions imposed by City
staff and/or the Planning Commission, the site plan review application shall be denied.
CRITERIA FOR VARIANCES
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
denied the property in question;
21
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:
Staff recommends the Planning Commission open the public hearing, receive public
testimony, discuss the proposed project, provide direction to staff and the applicant, and
continue the public hearing to the regularly scheduled Planning Commission meeting on
August 15, 2023, or September 19, 2023.
ATTACHMENTS:
ATTACHMENT1_CL_PBN_230321_4PoppyTrail_ZC22-51_VicinityMap.pdf
ATTACHMENT2_PL_ADR_4PoppyTrail_ZC22-51_DevelopmentTable.pdf
ATTACHMENT3_PL_ADR_4PoppyTr_ZC22-51_230711_Email_DaveLong.pdf
ATTACHMENT4_PL_ADR_4PoppyTrail_ZC22-51_Alternate_Development_on_Barn_Pad.pdf
ATTACHMENT5_PL_ADR_4PoppyTrail_ZC22-51_ArchitecturalPlans.pdf
ATTACHMENT6_PL_ADR_4PoppyTrail_ZC22-51_LandscapePlan.pdf
ATTACHMENT7_PL_ADR_4PoppyTrail_ZC22-51_SitePlan_Grading.pdf
22
City of Rolling Hills
TITLE
VICINITY MAP
CASE NO.
ZONING CASE NO. 22-51
Site Plan Review, Variance
OWNER ARVIDSON
ADDRESS 4 POPPY TRAIL, ROLLING HILLS, CA 90274 SITE
1,000’ Georgeff Rd 23
DEVELOPMENT TABLE ZONING CASE NO. 22-51
(4 POPPY TRAIL)
Site Plan Review and Variance PAD 1 (SF)
Main Residence
PAD 2 (SF)
ADU
PAD 3 (SF)
Stable
TOTAL (SF)
Uses
RAS-2 Zone Setbacks
Front: 50 ft.
Side: 35 ft.
Rear: 50 ft.
Single family
residence, garage,
pool
Meets all setbacks
ADU
Meets all
setbacks
Existing Stable
Variance
approved for
yard
encroachment
Pad Area/Net Lot Area 20,635 2,770 16,200 277,335
Residence 7,290 7,290
Garage 1,100 1,100
Swimming Pool/Spa 540 540
Pool Equipment 50 50
ADU 850 850
Stable (min. 450 SF) 3,330 3,330
Attached Covered Porches 985 150 150 1,285
Attached Trellises 195 195
Lightwell 445 445
Service Yard 95 95
Total Structure Area 10,700 1,000 3,480 15,180
Total Structural Coverage (20% max) 5.5%
Total Flatwork 17,400
% of Front Setback Covered
(20% max)
13.2%
Total Structural and Flatwork 32,580
Total Lot Coverage (35% maximum) 11.8%
Building Pad Coverage
(Policy: 30% maximum)
51.85% 36.1% 21.5%
Disturbed Area (40% maximum; up to
60% with slopes less than 3:1)
109,995
39.7%
Grading
22,340 Cut / 19,534 Fill
Export: 2,806 CY
(export to excavate basement
and pool exempt)
41,874 Total
24
1
John Signo
From:Dave Long <dlong@dblsearch.com>
Sent:Tuesday, July 11, 2023 2:00 PM
To:Planning
Subject:Zoning case no. 22-51
Caution: External (dlong@dblsearch.com)
First-Time Sender Details
Report This Email FAQ Protection by INKY
Dear Planning Commission,
Our home is situated directly across proposed the site in Zoning case no. 22‐51. We are adamantly opposed to any
construcƟon of a family residence that is so low in the canyon and so close to our property. There are no other
residences (only stables) that are like what the Arvidson’s are proposing in the canyon, and it would permanently
destroy the rural ambiance we have enjoyed for twenty plus years living in this beauƟful community. Our property and
our neighbors’ homes will be negaƟvely impacted by the construcƟon noise for an extended period of Ɵme, not to
menƟon the future noise associated with a new residence and swimming pool, so close to our properƟes. Our property
values also would be adversely affected. Again, we are adamantly opposed to this project.
Thank you for your consideraƟon.
David Long
25
N72°45'18"W89.84'S35°24'10"W106.06'N17°35'20"W204.11'34.79'N84°52'35"E40.00'S22°47'47"E96.86'S21°36'25"E183.79'S42°09'50"W430.68'S22°47'47"E129.97'N64°57'08"W249.73'N17°35'20"W660.00'N41°05'00"E98.40'S79°11'45"E86.33'N17°35'20"W5
0.00
0
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84.80'S42° 07' 10"W56.00'L
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74.26'S16° 14' 05"E84.84'S47° 05' 10"E70.86'L=80.61',R=30.00'Δ=153°57'40"L=17.24',R=30.00'Δ=32°55'06"N16° 14' 05"W99.54'N33° 38' 35"W108.12'
N80° 51' 24"W38.48'N57° 03' 32"W51.79'
FOR PLANNING PURPOSES ONLY
ENGINEERING CORP.C0.04 POPPY TRAILROLLING HILLS, CA 90274OVERALL SITE PLANSCALE: 1" = 30'PARCEL 1PARCEL 3PARCEL 4PARCEL 4 PARCEL 5
PARCEL 6
A.D.U.RESIDENCE
(P)
S
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a
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3/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIA1.1ARVIDSON RESIDENCE4 POPPY TRAIL LANE , CALIFORNIA27
MAIN FLOOR PLANDNDN
DN
DN
UP UP
MASTERBEDROOMMASTERBATHROOMDRESSINGBEDROOM-3BEDROOM-2BEDROOM-1BATH-1BATH-2CLO.1CLO.2CLO.COVERED PORCHDININGLIVINGENTRYGARAGEF.P.R=10FTR=10FTKITCHENTRASHGALLERYCLO.ELEV.F.P.PDR.DN
CLO.FOODBUTLERPOOLBATHF.P.
BENCH DENBATH-3GREAT ROOMT.V.UPBENCH
DN
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UPDNFF 892.54'FF 891.00'FF 894.49'FF 893.66'FF 892.25'FF 892.41'FF 892.54'FF 893.79'FF 893.54'FF 892.54'FF 894.20'FF 892.54'FF 892.54'FF 892.54'FF 893.37'FF 892.54'FF 895.45'DN
LIN.12" LOW PLANTER WALLSPOTENTIALDOORSTORAGESTORAGE
STORAGE
ENTRY PORCHXS
LIGHTWELL
LIGHTWELLLIGHTWELL
LIGHTWELL 8'-912"27'-0"5'-7"14'-1"5'-0"2'-8"14'-8"35'-0"25'-1"52'-812"25'-1"6'-6"13'-6"21'-10"19'-1"13'-8"16'-11"20'-6"3'-612"7'-1012"15'-6"23'-4 116"20'-0 116"19'-7"5'-6"10'-1012"5'-318"25'-1"49'-8"165'-8"115'-612"165'-818"94'-958"3'-0"16'-8"8'-112"3/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIA JOB NORTH2.128
ELEV.UP
BEDROOM-8BATH-8PDR.STORAGEUNDERSTAIRLOUNGETHEATERWINEMECH 2BEDROOM-7LAUNDRYCHUTEWDBARCLO.STO.CRAFT ROOMXS
BASEMENT PLANLIGHTWELL
BEDROOM-6BEDROOM-5CLO.CLO.CLO.CLO.DNDNMECH 1STO.STO.EXERCISESPAJACUZZIWET SAUNADRY SAUNATREATMENTROOMBATH-7BATH-6BATH-5BATH-4LIGHTWELL
BILLIARDOPTIONAL STAIRS
TO POOL
SCREEN CONCEALEDDOORFIRE ACCESS
PATH ABOVEOPTIONAL DOORTO POOLLIGHTWELL
FIRE ACCESS
PATH ABOVE
FIRE ACCESS
PATH ABOVE
LIGHTWELLLIGHTWELL
LIGHTWELL
SITE PLANTER
SITE PLANTER
SITE
P
L
A
N
T
E
R
FIRE
A
C
C
E
S
S
PATH
A
B
O
V
E
SI
T
E
P
L
A
N
T
E
R
3/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIA JOB NORTH2.229
ROOF PLANCHIMNEY
VALLEYGABLERIDGE
GABLEVALLEYRIDGERIDGEPITCHBREAKPITCHBREAK2:12
2:12 GABLEVALLEYRIDGE
GABLE
VALLEYVALLEYGABLERIDGE
GABLEVALLEY5:12
5:12WALL BETWEEN ROOFS10'-6"PL10'-6"PL8'-6"PL8'-6"PL8'-6"PL10'-3"PL9'-6"PL12'-4"PL10'-6"PL8'-6"PL8'-6"
PL
8'-6"
PL
8'-11"
PL
8'-7"
PL 8'-6"PLPITCHSTANDING SEAM COPPER ROOFBREAKSTANDING SEAM COPPER ROOFCUPOLACHIMNEY
4:12CUPOLATRELLISCHIMNEY
5:12 5:125:12
5:12 5:12
5:125:125:125:125:125:125:125:125:125:125:125:12RIDGERIDGE908.42907.46909.50 909.50
914.83RIDGE 908.82
909.17 910.25
RIDGE907.925:12 5:121'-6" TYP. 3'-0" TYP. 3'-0"2'-0"3'-0"2'-6"3'-0"
3/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIA JOB NORTH3.130
8'-6"PL #BEDROOM-1FF 893.548'-6"PL #GARAGE SOUTH ELEVATIONFF 895.45F.G.8'-6"PL #GALLERYFF 893.79FF 892.5410'-6"PL #KITCHENFF 893.669'-10"PL #ENTRYFF 893.79NSNS1X4 VERTICALSIDING14'-11"RIDGE 907.46RIDGE 908.4213'-9"RIDGE 909.5015'-9"
21'-3"RIDGE 914.8315'-2"RIDGE 908.8215'-9"FG 894.50RIDGE 910.25STONE VENEER BASEGABLE VENT TYP. TRUSS PER DET.CUPOLAGARAGE O/H DOORPER DET.FF 892.5410'-3"FG 891.00PL # MAST NORTH ELEVATIONSTEPS TO PATIOF.G.CHIMNEY10'-6"PL #GREAT RM8'-6"FF 893.54PL #GARAGES9'-6"PL # PORCHPL #MAST. BATH12'-4"PL #DENNCUPOLAN11'-9"S13'-11"FG 893.40RIDGE 907.46FG 891.0018'-6"RIDGE 909.5017'-5"RIDGE 908.4223'-10"RIDGE 914.8318'-2"RIDGE 909.17CLASS "A"SHINGLE ROOF1X8 HORIZONTAL SIDINGBUILT-UP POST TYP. EAST ELEVATION10'-6"STONE VENEER10'-3"FF 892.54PL #DENPL #MAST PORCHFF 891.00FG 894.508'-6"PL #BEDROOM-1FF 895.45FG 893.548'-6"PL #GARAGE13'-9"RIDGE 907.46RIDGE 908.4220'-5"RIDGE 914.8315'-9"RIDGE 910.2515'-9"RIDGE 909.5018'-2"RIDGE 909.174'-9"
4'-2"
7'-0"
1'-7"
14'-11"TRELLIS PER PLANCLASS "A"SHINGLE ROOF WEST ELEVATION1/8" = 1'-0"FF 892.5410'-3"FG 891.00FF 895.45PL #MASTPL #BEDROOM-18'-6"PL # BED 28'-11"PL # MAST. BATHPL # BED 3PL # DRESSING8'-6"
8'-6"FF 894.209'-4"FF 893.3718'-2"RIDGE 909.1723'-10"RIDGE 914.8316'-11"FG 894.50RIDGE 910.2514'-11"FG 893.00RIDGE 907.921X8 HORIZONTAL SIDINGCOPPER SEAMROOF PER DET.GABLE VENT TYP. 3/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIA4.131
ADU FLOOR PLANBATH-2BEDROOM-1BATH-1PORCHENTRY PORCHPORCHBEDROOM-2CLO.W/DLIVING / DININGSKYLIGHTABV.SITE WALLSITE WALLREF.KITCHENTV
GARDEN16" DEEP POTSHELF28'-3"16'-11"6'-7"6'-10"11'-3"15'-11"9'-2"9'-2"2'-4"37'-7"5'-0"13'-2"5'-3"61'-0"54'-8"4'-9"
4'-2"11'-3"13'-4"
28'-8"SKYLIGHT9'-0"PL9'-0"PL2'-0"
2'-
0
"1'-0"TYP.1'-0"TYP.2'-6"
TYP.
3'-0"3'-0"GABLEGABLE
GABLE
GA
B
L
E RIDGERIDGERIDGERIDGE 9'-0"PL9'-0"PL9'-0"PL8'-4"PL2'-
6
"
5:125:12
5:125:12
5:125:125:
1
2
5:
1
2 VALLEYV
A
L
L
E
Y
TRUSSSITE WALLSITE WALLGARDENOPEN3'-0"889.43891.10889.52
888.85 ROOF PLAN3/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIAADU1
32
FF 876.00'PL # ENTRY PORCH9'-0"PL # BATH-19'-0"
8'-4"PL # BED 2CLASS "A"SHINGLE ROOFGABLE VENT TYP. 1X8 HORIZONTAL SIDINGTRUSS PER DET.EXISTINGRETAINING WALL BEYONDFF 876.00'NORTH ELEVATION1X4 VERTICALSIDINGFG 875.60RIDGE 889.4313'-10"15'-5"RIDGE 891.1013'-11"RIDGE 889.52FG 875.6013'-4"RIDGE 888.85FF 876.00'PL # BED 1 CLO.9'-0"
8'-4"PL # BED 2EXISTINGRETAINING WALLFF 876.00'SOUTH ELEVATIONSKYLIGHT TYP. FG 880.359'-2"RIDGE 891.10RIDGE 889.4310'-9"PL # BED 1 CLO.9'-0"FF 876.00'FF 876.00'PL # ENTRYPORCH9'-0"PL # BATH- 29'-0"FF 876.00'FF 876.00'PL # ENTRY PORCH9'-0"
8'-4"PL # BED 2EAST ELEVATIONWEST ELEVATIONOPEN16" DEEP POT SHELF6X6 CORBEL BRACESFG 875.60RIDGE 889.4313'-10"
15'-5"RIDGE 891.1013'-11"RIDGE 889.5213'-11"RIDGE 889.5213'-4"RIDGE 888.85RIDGE 891.1010'-9"FG 880.353/15/2023 10:29 AM
ARVIDSON RESIDENCE
4 POPPY TRAIL LANE, CALIFORNIAADU2
33
34
35
36
37
38
39
7567-014-0107567-001-0177567-001-0167567-001-0187567-001-0137567-006-0277567-006-0287567-006-0267567-014-0287567-014-0277567-015-0077567-014-0261ID No. Address/APN2345679101181213141516171819202122237567-001-008#2 POPPY TRAIL#7 POPPY TRAIL#3 POPPY TRAIL#38 CHUCKWAGON#9 REATA LANE#0 POPPY TRAIL#1 POPPY TRAIL7567-006-024#44 CHUCKWAGON7567-006-025VACANT LAND#40 CHUCKWAGON#36 CHUCKWAGON7567-014-025#8 REATA LANE#7 REATA LANE#5 REATA LANE#3 REATA LANE7567-014-024#6 REATA LANE7567-014-023#2 REATA LANE7567-014-022#23 GEORGEFF ROAD#22 GEORGEFF ROAD7567-014-021#25 GEORGEFF ROAD7567-014-018#24 GEORGEFF ROAD7567-014-012#26 GEORGEFF ROAD7567-014-019#27 GEORGEFF ROAD247567-014-013VACANT LAND25267569-007-00224 PORTUGUESE BEND RD7569-007-00326 PORTUGUESE BEND RD277567-014-017VACANT LOTID No. Address/APNN72°45'18"W89.84'S35°24'10"W106.06'N17°35'20"W204.11'34.79'S22°47'47"E96.86'S21°36'25"E183.79'S42°09'50"W430.68'S22°47'47"E129.97'N64°57'08"W249.73'N17°35'20"W660.00'S84°11'15"E174.38'N41°05'00"E98.40'S79°11'45"E86.33'N17°35'20"W50.000 60.000 100.000DIRTDIRT
DIRTDIRT10006787.3310027960.97POOLASPHASPHDIRTDIRTDIRTDIRTDIRTASPHDIRTASPHDIRTASPHASPH10006787.338959109159209059009159209108808758708658608558508458408358308858908208158108058007957908258058308208158108007958258958858908658708808608758408358458508559009058858908808958708758658608308408358458508558208258158808858708758658608408458508558908958408458858808758708658608308358208258508558408458858808758708658608908959009059109159209409359309259458058108158308358208258508558408458858808758708658608058108858007958058108158308358208258508558408458808758708658608658558608708458108158258408358308758508658558608708207907958007957907807757707657607807757707657807757707807757857857857858007907958057857807907857857907958007958058107958008007958058108158008208108158108158158208258308908959008258308358408458508208558608708758808658858208158408258308358108808758658708258308358408458508558608858909159209259058909008959108808758708859859909959309359259659809709759459409559509608908959009059109159209259409359309459509258908858959008308358258508558408458808758708658609109059159208359009059109158908858958508558408458808758708658609209259309359009059109158908858958808758708658658558508358408458608258308508558358408458608308658708908958808758858508558408458608658708908959009059109159209258808758858508558608658708658558608758808858908558708658608908959009059109158808758858658608708758658608708558808858758658858909459509559209259309359409951000100596597098599094595095593093594096097598099010251030965970955975960980100099598510201015100598098599099510001005101010151020970965960975975960970965980975990980940935930945950955940945950950925955945940935930920920925930900905910915890895885880930S79° 12' 28"W84.80'S42° 07' 10"W56.00'L=138.68',R=102.49'Δ=77°31'30"L =6 2 .3 9 ',R =10 0.0 0'Δ =3 5 °4 4 ' 4 9"L=4 2.21',R =8 0 .0 0 'Δ =3 0 °1 3 '5 0 "N84° 49' 55"E42.93'L=42.21',R=80.00'Δ=30°13'51"N42° 07' 10"E103.60'S22° 50' 27"E159.94'S74° 48' 32"W74.26'S16° 14' 05"E84.84'S47° 05' 10"E70.86'L=80.61',R=30.00'Δ=153°57'40"L=17.24',R=30.00'Δ=32°55'06"N16° 14' 05"W99.54'N33° 38' 35"W108.12'N80° 51' 24"W38.48'N57° 03' 32"W51.79'30306030FOR PLANNING PURPOSES ONLY
ENGINEERING CORP.C0.04 POPPY TRAILROLLING HILLS, CA 90274INDEX OF SHEETS:OVERALL SITE PLANSCALE: 1" = 30'VICINITY MAP SCALE: 1" = 500'VICINITY MAP ADDRESSESLEGENDACRONYMSPARCEL 1PARCEL 3PARCEL 4PARCEL 4PARCEL 5 PARCEL 6 LEGAL DESCRIPTIONA.D
.U
.C0.0OVERALL SITE PLANC0.1 EXISTING SITE CONDITIONSC1.0 PROPOSED SITE PLANC1.1 SECTIONSC1.2 SECTIONS (cont'd)C2.0 CIVIL DETAILSCM COLOR SITE MAPCN CUT FILL COLOR MAPGARAGERESIDENCE
450' 620' 650' 650' 425' 655' Pool in Front Yard40
LOT 21 TRACT 19040PORTION OF LOT 22TRACT 19040PORTION OF LOTS 9, 17AND 22 TRACT 19040AND PORTION OF LOT 34LACA MAP 51PORTION OF LOT 9 AND LOT 17 TRACT 19040POPPY TRIALPOPPY TRIALPORTION LOT 191L.A.C.A. MAP No. 51LOT 20 TRACT 19040LOT 18 TRACT 1904055'50.000 60.000 100.000DIRTDIRT
DIRTDIRT10006787.3310027960.97POOLASPHASPHBRUSHBRUSHBRUSHDIRT799.6882.3784.6783.8784.4956.8956.2956.5957.4957.4957.3956.8BRUSHDIRTDIRTBRUSH785.9785.2785.9785.9799.0799.1892.3891.6DIRTDIRT909.8790.2784.5784.2783.1784.8784.5785.7803.6801.4803.8805.3799.9ASPH788.6DIRTBRUSH881.9881.9814.1816.3ASPHBRUSHBRUSHDIRTASPH847.2BRUSH957.3956.8ASPH914.5877.110006787.3389591091592090590091592091088087587086586085585084584083583088589082081581080580079579082580583082081581080079582589588589086587088086087584083584585085590090588589088089587087586586083084083584585085582082581588088587087586586084084585085589089590590089589088588087587086586084585085584084588588087587086586089089590090591091592094093593092594595095583083582082585085584084588588087587086586089089590090591091592094093593092594595095596080581081583083582082585085584084588588087587086586080581088580079580581081583083582082585085584084588087587086586086585586087084581081582584083583087585086585586087082079079580079579078077577076576078077577076578077577078077578578578578580079079580578578079078578579079580079580581079580080079580581081580082081081581081581582082583088588087589089590089089590090582583083584084585082085586087087588086588582081584082583083581088087586587082583083584084585085586088589091592092590589090089591088087587088596597097598010159859909951010100510009309359259659809709759459409559509608908959009059109159209259409359309459509559609258908858959008308358258508558408458808758708658609109059159208359009059109158908858958508558408458808758708658609209259309359009059109158908858958808758708658658558508358408458608258308508558358408458608308658708908958808758858508558408458608658708908959009059109159209258808758858508558608658708658558608758808858908558708658608908959009059109159208808758858658608708758658608708558808858758708708658858909459509559209259309359409951000100596597098599094595095593093594096097598099010251030965970955975960980100099598510201015100510409809859909951000100510101015102010251030103597096596097597598599099510001005960970965980975100510109901000995980940935930945950955940945950950925955945940935930920920925930900905910915890895885880930S79° 12' 28"W84.80'S42° 07' 10"W56.00'PARCEL 2EASEMENTPER TITLEREPORTPARCEL 6EASEMENTPER TITLEREPORTPARCEL 4EASEMENTPER TITLEREPORTPARCEL 4EASEMENTPER TITLEREPORTL=138.68',R=102.49'Δ=77°31'30"L =6 2 .3 9 ',R =10 0.00 'Δ =3 5 °4 4 ' 4 9 "L=42 .21 ',R =8 0 .0 0 'Δ =3 0 °1 3 ' 5 0 "N84° 49' 55"E42.93'L=42.21',R=80.00'Δ=30°13'51"N42° 07' 10"E103.60'S22° 50' 27"E159.94'S74° 48' 32"W74.26'S16° 14' 05"E84.84'S47° 05' 10"E70.86'L=80.61',R=30.00'Δ=153°57'40"L=17.24',R=30.00'Δ=32°55'06"N16° 14' 05"W99.54'N33° 38' 35"W108.12'N80° 51' 24"W38.48'N57° 03' 32"W51.79'30306030FOR PLANNING PURPOSES ONLY
ENGINEERING CORP. C0.1EXISTING SITE CONDITIONSSCALE: 1" = 30'LEGENDACRONYMSPARCEL 3PARCEL 4PARCEL 4PARCEL 5 PARCEL 6
AINROFILACFOETATS LS 8958EXP 9/30/24LICEN
S
E
DLANDSURVEYORBR
IA
NG.ON'EILL41
N72°45'18"W89.84'S35°24'10"W106.06'N17°35'20"W204.11'34.79'S22°47'47"E96.86'S21°36'25"E183.79'S42°09'50"W430.68'S22°47'47"E129.97'TRACT 19040NOT A PARTN64°57'08"W249.73'N17°35'20"W660.00'N41°05'00"E98.40'S79°11'45"E86.33'N17°35'20"W50.000 60.000 100.000DIRT
DIRTDIRT10006787.3310027960.97ASPH784.6783.8784.4956.8956.2956.5957.4957.4957.3956.8785.9785.9790.2784.5784.2783.1784.8785.7803.6801.4805.3ASPH788.6DIRT814.1816.3ASPHDIRTASPH847.2957.3956.8ASPH10006787.33805830820815810800795825835830835820825815885880830835820825850855840845885880875870865860890895900905910915920940935930925945805810815830835820825850855840845885880875870865860805810885800795805810815830835820825850855840845880875870865860795790780775770780775785800790795805785780790785785790795800795805810795800800795805810815800820810815810815815820825830825830835840845850820855860820815840825830835810825830835840845850855985990995930935925965980970975945940955950960890895900905910915920925940935930945950925890885895900830835825850855840845880875870865860910905915920835900905910915890885895850855840845880875870865860920925930935900905910915890885895880875870865865855850835840845860825830850855835840845860830865870880875885850855840845860865870880875850855860865870865855860875880885890855870865860955960970965960975960970965980975980940935930945950955940945950950925955945940935930920920925930900905910915890895885880S79° 12' 28"W84.80'S42° 07' 10"W56.00'L=138.68',R=102.49'Δ=77°31'30"L =6 2 .3 9 ',R =10 0 .0 0 'Δ =3 5 °4 4 '4 9 "L =4 2 .2 1',R =8 0 .0 0 'Δ =3 0 °1 3 '5 0 "N84° 49' 55"E42.93'L=42.21',R=80.00'Δ=30°13'51"N42° 07' 10"E103.60'S22° 50' 27"E159.94'S74° 48' 32"W74.26'S16° 14' 05"E84.84'N16° 14' 05"W99.54'N33° 38' 35"W108.12'20204020FOR PLANNING PURPOSES ONLY
ENGINEERING CORP. C1.0PROPOSED SITE CONDITIONSSCALE: 1" = 20'LEGENDACRONYMSTYP. RETAINING WALL1TYP. RETAINING WALL2TYP. RETAINING WALL31122333GARAGEA.D.U.WALL HEIGHT COMPUTATIONRESIDENCEWALL AWALL BWALL CWALL EWALL EWALL GWALL GWALL FWA
L
L
AWALL EWALL A42
SECTIONS LEGENDFOR PLANNING PURPOSES ONLY
ENGINEERING CORP. C1.1SECTION A-ASCALE: 1" = 10'SECTION A-ASCALE: 1" = 10'SECTION B-BSCALE: 1" = 10'SECTION C-CSCALE: 1" = 10'43
SECTIONS LEGENDFOR PLANNING PURPOSES ONLY
ENGINEERING CORP. C1.2SECTION D-DSCALE: 1" = 10'DRIVEWAY PROFILESCALE: 1" = 30'44
FTBSV CONFIGURATION(OPTIONS: BASIN "-B", GREEN INFR. INLET "-I", PIPE INLET "-P", SLOTTED THROAT INLET "-T")MEDIABAY SIZEVAULT SIZE(L x W)LONG SIDE INLETDESIGNATIONSHORT SIDE INLETDESIGNATIONAVAILABILITYOUTLETPIPE DIAMIN. NO. OF INLETPIPES (-P ONLY)4 x 44 x 4FTBSV0404FTBSV0404ALL4" SDR 3516 x 46 x 4FTBSV0604FTBSV0406N/A CA4" SDR 3516.5 x 46.5 x 4FTBSV06504FTBSV04065CA ONLY4" SDR 3517.83 x 4.5 7.83 x 4.5FTBSV078045FTBSV045078DE,MD,NJ,PA,VA.WVONLY4" SDR 3518 x 48 x 4FTBSV0804FTBSV0408N/ADE,MD,NJ,PA,VA,WV4" SDR 3516 x 66 x 6FTBSV0606FTBSV0606ALL4" SDR 3518 x 68 x 6FTBSV0806FTBSV0608ALL4" SDR 35110 x 610 x 6FTBSV1006FTBSV0610ALL6" SDR 35212 x 612 x 6FTBSV1206FTBSV0612ALL6" SDR 35213 x 713 x 7FTBSV1307FTBSV0713ALL6" SDR 35214 x 814 x 8FTBSV1408†N/AALL6" SDR 35316 x 816 x 8FTBSV1608†N/AN/A OR,WA6" SDR 35315 x 915 x 9FTBSV1509†N/AOR,WA ONLY6" SDR 35318 x 818 x 8FTBSV1808†N/ACALL CONTECH6" SDR 35320 x 820 x 8FTBSV2008†N/ACALL CONTECH6" SDR 35422 x 822 x 8FTBSV2208†N/ACALL CONTECH6" SDR 354†UTILIZES (2) CURB OPENINGS WITH MIN 1' SPACINGN/A = NOT AVAILABLESDR 35 OUTLET COUPLING CASTINTO PRECAST VAULT WALL(OUTLET PIPE LOCATION MAY VARY)*
*
*CURB AND GUTTER(NOT BY CONTECH)SEE FILTERRA BIOSCAPE VAULT CURBINLET DETAIL SHEET18" GI INLET (CAST-IN)ENERGY DISSIPATION ROCKSPLANT PROVIDED BY CONTECHSECTION A-AGREEN INFRASTRUCTURE INLET - TOP FLUSH WITH TOP OFCURB, NOT INTENDED FOR SIDEWALK APPLICATIONSPLAN VIEWSHORT SIDE INLET4' CURB INLET (MAX)REFER TO OTHERDETAILS FORALTERNATE INLETSINLET SHAPING(NOT BY CONTECH)CURB(NOT BY CONTECH)UNDERDRAIN FLOWKITTYPE A2-8 (Modified)MOW CURBTYPE A1-6 (Modified)FOR PLANNING PURPOSES ONLY
ENGINEERING CORP. C2.045
N72°45'18"W89.84'S35°24'10"W106.06'N17°35'20"W204.11'34.79'S22°47'47"E96.86'S21°36'25"E183.79'S42°09'50"W430.68'S22°47'47"E129.97'N64°57'08"W249.73'N17°35'20"W660.00'S84°11'15"E174.38'N41°05'00"E98.40'S79°11'45"E86.33'N17°35'20"W50.000 60.000 100.000DIRTDIRT
DIRTDIRT10006787.3310027960.97POOLASPHASPHDIRTDIRTDIRTDIRTDIRTASPHDIRTASPHDIRTASPHASPH10006787.338959109159209059009159209108808758708658608558508458408358308858908208158108058007957908258058308208158108007958258958858908658708808608758408358458508559009058858908808958708758658608308408358458508558208258158808858708758658608408458508558908958408458858808758708658608308358208258508558408458858808758708658608908959009059109159209409359309259458058108158308358208258508558408458858808758708658608058108858007958058108158308358208258508558408458808758708658608658558608708458108158258408358308758508658558608708207907958007957907807757707657607807757707657807757707807757857857857858007907958057857807907857857907958007958058107958008007958058108158008208108158108158158208258308908959008258308358408458508208558608708758808658858208158408258308358108808758658708258308358408458508558608858909159209259058909008959108808758708859859909959309359259659809709759459409559509608908959009059109159209259409359309459509258908858959008308358258508558408458808758708658609109059159208359009059109158908858958508558408458808758708658609209259309359009059109158908858958808758708658658558508358408458608258308508558358408458608308658708908958808758858508558408458608658708908959009059109159209258808758858508558608658708658558608758808858908558708658608908959009059109158808758858658608708758658608708558808858758658858909459509559209259309359409951000100596597098599094595095593093594096097598099010251030965970955975960980100099598510201015100598098599099510001005101010151020970965960975975960970965980975990980940935930945950955940945950950925955945940935930920920925930900905910915890895885880930S79° 12' 28"W84.80'S42° 07' 10"W56.00'L=138.68',R=102.49'Δ=77°31'30"L =6 2 .3 9 ',R =10 0.0 0'Δ =3 5 °4 4 ' 4 9"L=4 2.21',R =8 0 .0 0 'Δ =3 0 °1 3 '5 0 "N84° 49' 55"E42.93'L=42.21',R=80.00'Δ=30°13'51"N42° 07' 10"E103.60'S22° 50' 27"E159.94'S74° 48' 32"W74.26'S16° 14' 05"E84.84'S47° 05' 10"E70.86'L=80.61',R=30.00'Δ=153°57'40"L=17.24',R=30.00'Δ=32°55'06"N16° 14' 05"W99.54'N33° 38' 35"W108.12'N80° 51' 24"W38.48'N57° 03' 32"W51.79'PROP(RTY LIN((AS(0(NTS(T%AC.N(T LOT AR(A(;ISTING 'IST8R%ANC(PROPOS(' %8IL'ING PA' PROPOS(' %8IL'ING PA' 2(;ISTING STA%L(PROPOS(' R(SI'(NC(PROPOS(' GARAG(PROPOS(' POOLPROPOS(' G8(ST HO8S(PROPOS(' 'RI9(:AYPROPOS(' CONCR(T(PROPOS(' CO9(R(' PORCHPROPOS(' LIGHT:(LLSPROPOS(' R(TAINING :ALL(;ISTING 0A-OR CONTO8R(;ISTING 0INOR CONTO8R)8T8R( 0A-OR CONTO8R7567-014-0107567-001-0177567-001-0167567-001-0187567-001-0137567-006-0277567-006-0287567-006-0267567-014-0287567-014-0277567-015-0077567-014-0261ID No. Address/APN2345679101181213141516171819202122237567-001-008#2 POPPY TRAIL#7 POPPY TRAIL#3 POPPY TRAIL#38 CHUCKWAGON#9 REATA LANE#0 POPPY TRAIL#1 POPPY TRAIL7567-006-024#44 CHUCKWAGON7567-006-025VACANT LAND#40 CHUCKWAGON#36 CHUCKWAGON7567-014-025#8 REATA LANE#7 REATA LANE#5 REATA LANE#3 REATA LANE7567-014-024#6 REATA LANE7567-014-023#2 REATA LANE7567-014-022#23 GEORGEFF ROAD#22 GEORGEFF ROAD7567-014-021#25 GEORGEFF ROAD7567-014-018#24 GEORGEFF ROAD7567-014-012#26 GEORGEFF ROAD7567-014-019#27 GEORGEFF ROAD247567-014-013VACANT LAND25267569-007-00224 PORTUGUESE BEND RD7569-007-00326 PORTUGUESE BEND RD277567-014-017VACANT LOTID No. Address/APN30306030FOR PLANNING PURPOSES ONLY
ENGINEERING CORP.CM4 POPPY TRAILROLLING HILLS, CA 90274OVERALL SITE PLANSCALE: 1" = 30'VICINITY MAP SCALE: 1" = 500'VICINITY MAP ADDRESSESCOLOR MAP LEGENDACRONYMSPARCEL 1PARCEL 3PARCEL 4PARCEL 4PARCEL 5 PARCEL 6 LEGAL DESCRIPTIONA.D
.U
.POOLGARAGERESIDENCE
46
N72°45'18"W89.84'S35°24'10"W106.06'N17°35'20"W204.11'34.79'S22°47'47"E96.86'S21°36'25"E183.79'S42°09'50"W430.68'S22°47'47"E129.97'N64°57'08"W249.73'N17°35'20"W660.00'S84°11'15"E174.38'N41°05'00"E98.40'S79°11'45"E86.33'N17°35'20"W50.000 60.000 100.000DIRTDIRT
DIRTDIRT10006787.3310027960.97POOLASPHASPHDIRTDIRTDIRTDIRTDIRTASPHDIRTASPHDIRTASPHASPH10006787.338959109159209059009159209108808758708658608558508458408358308858908208158108058007957908258058308208158108007958258958858908658708808608758408358458508559009058858908808958708758658608308408358458508558208258158808858708758658608408458508558908958408458858808758708658608308358208258508558408458858808758708658608908959009059109159209409359309259458058108158308358208258508558408458858808758708658608058108858007958058108158308358208258508558408458808758708658608658558608708458108158258408358308758508658558608708207907958007957907807757707657607807757707657807757707807757857857857858007907958057857807907857857907958007958058107958008007958058108158008208108158108158158208258308908959008258308358408458508208558608708758808658858208158408258308358108808758658708258308358408458508558608858909159209259058909008959108808758708859859909959309359259659809709759459409559509608908959009059109159209259409359309459509258908858959008308358258508558408458808758708658609109059159208359009059109158908858958508558408458808758708658609209259309359009059109158908858958808758708658658558508358408458608258308508558358408458608308658708908958808758858508558408458608658708908959009059109159209258808758858508558608658708658558608758808858908558708658608908959009059109158808758858658608708758658608708558808858758658858909459509559209259309359409951000100596597098599094595095593093594096097598099010251030965970955975960980100099598510201015100598098599099510001005101010151020970965960975975960970965980975990980940935930945950955940945950950925955945940935930920920925930900905910915890895885880930S79° 12' 28"W84.80'S42° 07' 10"W56.00'L=138.68',R=102.49'Δ=77°31'30"L =6 2 .3 9 ',R =10 0.0 0'Δ =3 5 °4 4 ' 4 9"L=4 2.21',R =8 0 .0 0 'Δ =3 0 °1 3 '5 0 "N84° 49' 55"E42.93'L=42.21',R=80.00'Δ=30°13'51"N42° 07' 10"E103.60'S22° 50' 27"E159.94'S74° 48' 32"W74.26'S16° 14' 05"E84.84'S47° 05' 10"E70.86'L=80.61',R=30.00'Δ=153°57'40"L=17.24',R=30.00'Δ=32°55'06"N16° 14' 05"W99.54'N33° 38' 35"W108.12'N80° 51' 24"W38.48'N57° 03' 32"W51.79'30306030FOR PLANNING PURPOSES ONLY
ENGINEERING CORP.CN4 POPPY TRAILROLLING HILLS, CA 90274CUT/FILL COLOR MAPSCALE: 1" = 30'LEGENDACRONYMSPARCEL 1PARCEL 3PARCEL 4PARCEL 4PARCEL 5 PARCEL 6
A.D
.U
.CUT/FILL LEGENDGARAGERESIDENCE
47
Agenda Item No.: 14.A
Mtg. Date: 07/18/2023
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES
THRU:David H. Ready. Esq., Ph.D
SUBJECT:ITEMS FROM STAFF
DATE:July 18, 2023
BACKGROUND:
None.
DISCUSSION:
Interim City Manager David Ready
City Hall staffing
SBCCOG membership
Upcoming projects
Wireless Communication Facilities Ordinance
Continued items
4 Poppy Trail
42 Portuguese Bend Road
12 Upper Blackwater Canyon Road
New items
Time extension for 79 Eastfield Drive
19 Portuguese Bend Road
20 Portuguese Bend Road
10 Pine Tree Lane - Lot Line Adjustment
FISCAL IMPACT:
None.
RECOMMENDATION:
None.
ATTACHMENTS:
48