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2025-09_PC_Resolution_5RingbitRdW_ZC25-081_F_E Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 1 RESOLUTION NO. 2025-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A VARIANCE TO CONSTRUCT AN ATTACHED ACCESSORY STRUCTURE (PERGOLA) IN THE FRONT YARD SETBACK AND WAIVE THE REQUIREMENT FOR A STABLE AND CORRAL SET ASIDE AREA FOR A PROPERTY LOCATED AT 5 RINGBIT ROAD WEST (LOT 7-SF), ROLLING HILLS, CA (SLEEP & COLLIDA) AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Steven Hosa on behalf of Hosa Design Associates with respect to real property located at 5 Ringbit Road West, Rolling Hills (Lot 7- SF) requesting a Variance to construct a 869.5-square-foot pergola to be attached to the residence and to encroach into the front yard setback, and requesting a Variance to waive the requirement for a stable and corral set aside area. Section 2. The subject property is zoned RAS-1 and the net lot area is 48,100 square feet (1.10 acres). The property is an irregular shaped lot developed with only one building pad containing a 3,662-square-foot single-family residence, 764-square-foot attached garage, and 11,861 square feet of hardscape including the concrete patio area surrounding the residence. The property includes a 25-foot-wide roadway easement along Ringbit Road West. Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at a field trip meeting and regular meeting on September 16, 2025. Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in the Daily Breeze on September 6, 2025. The Applicants were notified of the public hearings in writing by first class mail and were in attendance at the hearings. At the evening public hearing meeting, on September 6, 2025, the Planning Commission continued the public hearing to October 28, 2025, to give the applicant time to redesign the pergola due to issues with its massing compared to the size of the house. The project was re-designed, re-staked and the new silhouette was re-certified on October 1, 2025. A courtesy notice was published in the Daily Breeze on October 17, 2025. At the October 28, 2025, 2025 morning field trip meeting, staff provided a brief overview of the re- designed project and the Planning Commissioners walked the project site. The meeting was continued to the evening public hearing. 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 single family residence and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 2 Project includes the construction of a new single-family residence and related 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 site has already been graded and existing structures are on site. Section 5. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance granting relief from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity or zone. A variance from the requirements of Section 17.24.045.B. of the Zoning Code is requested for an accessory structure to encroach into the front setback. A variance from the requirements of Section 17.16.170 (stable and corral site required) of the Zoning Ordinance is requested to waive the requirements of a stable and corral set aside. With respect to the aforementioned request, the Planning Commission finds as follows: A. There are exceptional or extraordinary circumstances and conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone. The area for the proposed accessory structure (an 869.5 square foot attached pergola) is partially located in the required 50-foot front setback. The irregular shape of the lot, the steep slope of the lot towards Klondike Canyon in the rear, its location at the end of a cul-de- sac and its small size are all constraints on the lot that generally do not apply to other properties in the same vicinity. As such the area for construction of the accessory structure is limited without the granting of a variance to encroach in the front yard setback as also afforded the existing house. Further, the topography of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. B. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone but which is denied to the property in question. The variance to encroach into the front yard is necessary for the preservation and enjoyment of the property. The attached pergola is located in an area of the house that is already encroaching into the front setback due to the size, location, configuration and topography of the lot. The variance to deviate from the stable and corral set aside area is necessary for the preservation and enjoyment of the property owner since the property contains steep slopes not Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 3 suitable for a new pad. The ability to provide a stable and corral or a set aside area is an amenity enjoyed by most property owners in the City. The subject property is not capable of providing such an amenity due to constraints with size, topography, and configuration. The limited building pad on the property prevents the construction of a new stable and corral or placement of a set aside area. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. C. The granting of the variance would not be materially detrimental to the public welfare or injurious to the properties or improvements in such vicinity. Granting the variance to encroach into the front yard is not materially detrimental to the public welfare or injurious to properties or improvements in the vicinity. The area for the attached pergola functions as a shade structure for the residence due to the configuration and topography of the lot. It is not in close proximity to other properties or improvements in the vicinity. The lack of a stable and corral set aside area will not be detrimental to the public welfare or injurious to the properties or improvements in the vicinity since no development would occur. Eliminating a set aside area will not negatively affect drainage or traffic circulation to and from the property. It may be beneficial to the public welfare and other properties because by not constructing a stable and corral since there will be no grading on the lot. D. In granting the variances, the spirit and intent of the Zoning Ordinance will be observed. The granting of the variance will allow for a development that is harmonious in scale and mass with the site as the proposed pergola is visually harmonious with the home and adjacent properties. It provides an enhanced design element to the existing house that matches in form (rounded design) and function (shade) for the property and is also on scale with surrounding residential development. The elimination of a set aside area is consistent with other properties in the area that do not have a stable and corral nor have a set aside area. The variance will make the property more cohesive with the rural character of the neighborhood by eliminating grading needed for a building pad. The waiver to the stable and corral set aside area meets the intent of the Zoning Ordinance as it will prevent extensive grading and disturbance on the property. It will also preserve the environmentally sensitive nature of the site by protecting the slopes from any construction. The size, topography, and configuration of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 4 E. The variances will not grant special privilege to the applicant. The area for the attached accessory structure, a pergola is located on the same building pad as the existing residence. However, due to the size, shape, location, configuration and topography of the lot, the existing residence encroaches into the front yard setback. The variance will not grant a special privilege to the applicant. Rather, it will allow the applicant to provide an enhancement to the house otherwise not possible without a variance. The waiver of the stable and corral set aside area in this case will not grant special privilege to the applicant. There are several properties in the City that do not lend themselves to construction of a stable and corral, and if they were forced to either set aside an area or construct such equestrian facilities it would require large grading quantities and large disturbance of the lot. This would not meet the goal of the General Plan, which is to maintain to the maximum extent feasible the natural terrain of the lots. The size, topography, and configuration of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. F. The variances are 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 project site is not listed on the current State of California Hazardous Waste and Substances Sites List. It will not affect any existing hazardous waste management facilities. G. The variances are consistent with the General Plan of the City of Rolling Hills. Approvals granting the variance to allow the accessory structure to encroach into the required setback will be consistent with the General Plan of the City of Rolling Hills, which encourages residential uses and supporting structures. The size, shape, location, topography, and configuration of the lot do not support the construction of accessory structures in the front yard nor do these constraints support the construction of a stable and corral. By granting these variances, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. Section 6. Approval Conditions. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 25-081 subject to the following conditions: Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 5 A. The Variance approvals shall expire within two years from the effective date of approval as defined in RHMC Section 17.38.070 unless otherwise extended pursuant to the requirements of these sections. B. If any condition of this resolution is violated, the entitlements 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 RHMC Chapter 17.58. 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 October 28, 2025, 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 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 mature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 6 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. 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 5,296 square feet or 11.00% of the net lot area, in conformance with structural lot coverage limitations (20% maximum). The flatwork coverage shall not exceed 7,435.2 square feet or 12.6%. The total lot coverage proposed, including structures and flatwork, shall not exceed 11,861.2 square feet or 21.9% of the net lot area, in conformance with lot coverage limitations (35% maximum). H. The disturbed area of the lot shall not exceed 13,131 square feet or 23.88%, and the Project does not propose any additional disturbance. I. The existing Building Pad 1 coverage is 2,232 square feet or 17.76%, and the Project proposes an additional 869.5 square feet or 0.06%, and shall not exceed coverage of 3,582 square feet or 27.28% with allowed deductions. This is below the 30% maximum guideline. J. 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, or as otherwise required by the Fire Department. K. A drainage plan, as required by the Building Department shall be prepared and approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to LA County Code requirements. L. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190.E), pertaining to lighting on said property, Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 7 M. The applicant shall comply with all requirements for roofing and material requirements of properties in the Very High Fire Hazard Severity Zone. N. The applicant shall comply with all Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32). O. All utility lines shall be undergrounded pursuant to Section 17.27.030. P. 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. Q. Prior to issuance of building permit, the landscaping plan, if required, 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. R. A construction fence may be required. If needed, it shall be reviewed and approved by the Planning Department for location, height, and screening material prior to installation. S. Perimeter easements, including roadway easements and trails, if any, shall remain free and clear of any of improvements to advance equestrian use and emergency preparedness for evacuation within the City. Where Rolling Hills Community Association (“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. T. 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. U. Prior to demolition of any 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. V. Prior to construction, an on-site inspection and site walk-through, including through all existing structures as needed, shall be scheduled with City Staff and the applicant. W. During construction, the site shall be maintained in a safe manner so as not to threaten the health, safety, or general welfare of the public. X. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and Resolution No. 2025-09 5 Ringbit Road West (Sleep and Collida) 8 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. Y. 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. Z. 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. 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. BB. Storm water shall drain in accordance with the approved grading and drainage plan at the discretion of the Building Official. Drainage dissipaters shall be constructed outside of any easements. The drainage system shall be approved by the Department of Building and Safety if applicable. 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. CC. 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. DD. During construction, an Erosion Control Plan containing the elements set forth in the 2022 County of Los Angeles Building Code shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution. EE. The property owner 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.