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2025-10_PC_Resolution_80 Saddleback_ZC24-162_F_E1 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) RESOLUTION NO. 2025-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 24-162: SITE PLAN REVIEW FOR CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH, ATTACHED GARAGE, NON-EXEMPT GRADING, AND RELATED IMPROVEMENTS; CONDITIONAL USE PERMIT TO CONSTRUCT A DETACHED CABANA, RECREATION COURT, STABLE, CORRAL, AND DETACHED TRELLIS AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR LOCATION AT 80 SADDLEBACK RD (LOT 67-RH) (TURPANJIAN) THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS: Section 1. On December 23, 2024, an application was duly filed by Shilpa Mehta of Joseph Spierer Architects, Inc. (“Applicant”), on behalf of the property owner, Paul Turpanijan, with respect to real property located at 80 Saddleback Road, Rolling Hills (LOT 67-RH) requesting: Site Plan Review for construction, non-exempt grading, and a conditional us permit to construct a detached cabana greater than 200 square feet, recreation court, stable, corral, and detached trellis. Section 2. The lot is irregularly shaped and only has street frontage via the driveway entrance on Saddleback Road. The net lot area is 5.82 acres (253,700 square feet), which excludes roadway easements and ten feet along property lines. Saddleback Road has a 30-foot- wide roadway easement. The property is currently vacant with an exception of an existing 4,165 square foot driveway. Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at a field trip meeting and regular meeting on October 28, 2025. Neighbors within a 1,000-foot radius were mailed the public hearings notice on October 17, 2025 and a notice was published in the Daily Breeze on October 15, 2025. The applicants were notified of the public hearings in writing by first class mail and the applicant was in attendance at the morning filed trip and the evening 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 accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. The proposed Project includes the construction of a new single-family residence with attached garage, detached cabana, recreation court, stable, corral, detached trellis 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. Section 5. Site Plan Review. The Rolling Hills Municipal Code requires a Site Plan Review 2 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) for construction of any new building or structure pursuant to RHMC Section 17.46.020(A)(2), grading pursuant to RHMC Section 17.46.020(A)(3)(a), and any pool or spa eight hundred square feet or greater pursuant to RHMC Section 17.16.200(G)(3). The Project proposes a one-story, new single-family residence, new attached four (4) car garage, a new pool andspa greater than eight hundred square feet. With respect to the Site Plan Review for the development, the Planning Commission hereby makes the following findings required by RHMC § 17.46.050: 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 conforms to Zoning Code lot coverage requirements. The property has a net lot area of 253,700 square feet (5.82 acres). The proposed structural lot coverage is 27,190 square feet, or 10.72% of the net lot area (maximum permitted: 20%), excluding exempt structures. Including flatwork, the total lot coverage is proposed at 51,235 square feet, or 20.20% (maximum permitted: 35%). 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 site design clusters improvements to retain large portions of the property in a natural or landscaped state, and the project avoids excessive grading or sprawl across the lot. By staying well under the allowable lot coverage thresholds, the project demonstrates a deliberate effort to minimize development impact, preserve open space, and retain the rural character and natural appearance of the site, consistent with the community’s planning principles and zoning objectives. 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 primarily from Saddleback Road. Significant portions of the lot will be left undeveloped or landscaped. 3 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) 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 project is sited to minimize disturbance to natural landforms and existing vegetation. Development is clustered on flatter portions of the 5.82-acre lot, avoiding hillsides and major slopes. No significant trees or drainage courses are proposed to be removed or altered, and the landscape plan incorporates native and drought-tolerant planting that complements the site’s natural features. The property will also 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 proposed 23,998 cubic yards of grading is balanced on-site, minimizing off-site impacts. The design follows the site’s natural contours, with structures sited on flatter areas to reduce the need for extensive earthwork. No major landforms are altered, and the grading supports a low-profile development that blends with the existing terrain. F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course. The proposed grading plan maintains existing drainage patterns and does not alter natural drainage channels. Any redirected flow will be managed on-site and directed into existing drainage courses, consistent with City requirements. 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 and motor court will be redesigned to allow emergency vehicle access and better vehicular circulation and more off-street parking. I. The project conforms to the requirements of the California Environmental Quality Act (CEQA). 4 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) 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 residences and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the Project includes a new cabana and additional floor area to an existing house. 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. Section 6. Conditional Use Permit Findings. Pursuant to RHMC Section 17.16.040(A), a Conditional Use Permit is required for specified accessory structures greater than 200 square feet, recreational game courts, stables exceeding 200 square feet, and corrals exceeding 550 square feet. A Conditional Use Permit is also required for detached trellises with a total square footage exceeding 800 square feet, per RHMC § 17.16.210(H). The Applicant is proposing the construction of a new 791-square-foot detached cabana, a 5,760-square-foot recreational court, two detached trellises with a combined 801 square feet, a 730-square-foot stable, and a 1,350- square-foot 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 the proposed uses 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 such accessory uses. The Project is consistent with Open Space and Conservation Element Goal 2, which aims for expanded opportunities for outdoor recreation. 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 proposed accessory structures are appropriately scaled for a 5.82-acre parcel and are sited to reduce visibility and potential impacts on neighboring properties. No lighting is proposed for the recreation court, and no sleeping quarters are proposed in the cabana. The stable and corral are located at the rear of the lot, consistent with other equestrian properties in the area. The project preserves privacy and maintains the character of surrounding development, with no anticipated adverse effects on adjacent uses. C. That the site for the proposed conditional use is of adequate size and shape to accommodate the uses and buildings proposed. The subject property has a net lot area of 253,700 square feet (5.82 acres), which is more than adequate to support the proposed accessory uses, including a tennis court, cabana, and other related structures. The site is of sufficient size and shape to accommodate all proposed improvements while maintaining compliance with required setbacks, lot coverage, and other 5 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) applicable development standards of the RAS-1 zoning district. D. The proposed conditional uses comply with all applicable development standards of the RAS-1 Zone, with exception to the variances requested herein. The proposed conditional uses comply with all applicable development standards in the RAS-1 Zone. 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. 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 and spirit of the City. Section 7. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 24-162 subject to the following conditions: A. Approval for the Site Plan Review and Conditional Use Permit shall expire within two years from the effective date of approval as defined in RHMC § 17.46.080(A)(1) and RHMC § 17.42.070(A)(2), respectively, unless 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 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 6 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) 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 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 Site Plan Review, Conditional Use Permit, and Variance approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department. The conditions of approval of this Resolution shall be printed onto 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 Commission 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 27,190 square feet or 10.72% of 7 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) the net lot area (20% maximum). The flatwork coverage is 24,975 square feet or 9.84%. The total lot coverage proposed, including structures and flatwork, shall not exceed 51,235 square feet or 20.20% (35% maximum). H. The lot is currently not developed and the total disturbed area will be 99,350 square feet or 39.16% (maximum 40% permitted provided that no more than fifty percent of the slopes resulting from the grading are greater [steeper] than 3:1, or three units horizontal [run] to one unit vertical [rise]). Grading for this project shall not exceed 11,999 cubic yards of cut and 11,999 cubic yards of fill for a total of 23,998 cubic yards. I. 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. J. 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. K. 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. 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. 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 requirements of the Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32). O. 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. P. 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. Q. Prior to issuance of a final construction approval of the project, all graded slopes shall be landscaped. Prior to issuance of building permit, the landscape 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. R. 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, 8 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) 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. S. 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. T. The landscaping shall be subject to the requirements of the City’s Water Efficient Landscape Ordinance, (RHMC Chapter 13.18). U. Pursuant to RHMC Chapter 8.30, the property shall at all times be maintained free of dead trees and vegetation. V. 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. W. 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 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. X. 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. Y. 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. Z. 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 9 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) 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. AA. 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. BB. 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. CC. 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. DD. 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. EE. 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. FF. 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. GG. 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. HH. The property owners shall be required to conform to the Regional Water Quality 10 Resolution No. 2025-10 (ZC 24-162) 80 Saddleback (Turpanjian) Control Board and County Health Department requirements for the installation and maintenance of storm water drainage facilities and septic tank. II. 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. JJ. 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. KK. The applicants shall execute an Affidavit of Acceptance of all conditions of the Conditional Use Permit and Variance approvals, or the approvals shall not be effective. LL. 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. MM. 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. NN. 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. OO. The future stable and corral shall comply with all requirements in RHMC Sections 17.18.060 and 17.18.090, unless otherwise approved herein. PP. New landscaping in the 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.