ResolutionNo1418_23CrestRoadE_ZC26-73_F_A_E
RESOLUTION NO. 1418
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS
GRANTING APPROVAL OF MODIFICATIONS TO A CITY COUNCIL-
APPROVED SITE PLAN REVIEW TO DEVELOP A VACANT LOT INCLUDING
NON-EXEMPT GRADING AND THE CONSTRUCTION OF A NEW SINGLE-
FAMILY RESIDENCE WITH ACCESSORY STRUCTURES; CONDITIONAL USE
PERMITS FOR A GUEST HOUSE, A STABLE GREATER THAN 200 SQUARE
FEET, A CORRAL GREATER THAN 550 SQUARE FEET AND A DETACHED
ACCESSORY STRUCTURE GREATER THAN 200 SQUARE FEET; AND
VARIANCES TO ALLOW CONSTRUCTION OF CERTAIN STRUCTURES IN
THE FRONT YARD, TO ALLOW A CORRAL TO ENCROACH INTO THE FRONT
YARD SETBACK, TO ALLOW RETAINING WALLS TO EXCEED THE
MAXIMUM AVERAGE HEIGHT OF 2.5 FEET, TO ALLOW A PORTION OF THE
BASEMENT TO EXTEND BEYOND THE WALLS OF THE RESIDENCE, AND
TO ALLOW GRADING EXPORT; AND FINDING THE PROJECT
CATEGORICALLY EXEMPT FROM CEQA FOR 23 CREST ROAD EAST (LOT
132A-MS)(OGASAWARA)
THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE,
AND ORDER AS FOLLOWS:
Section 1. On October 28, 2024, the City Council adopted Resolution No. 1376
approving Zoning Case (ZC) No. 23-070 for construction of a new single-family residence with
a basement, attached garage, stable, corral, a guest house, a swimming pool, maximum five-
foot-high retaining walls, an oval driveway and other improvements (the “Previously-Approved
Project”).
On May 22, 2026, an application was filed by the Applicant, Shawn Smith of Crest Real
Estate, on behalf of the property owner, Yuki, Ogasawara, to request approval of modified
grading and architectural plans for the Previously-Approved Project. The proposed modifications
are responsive to agency requirements, Rolling Hills Community Association design review and
geotechnical and geological requirements of the site. The proposed modifications are
considered “major modifications,” pursuant to RHMC Sections 17.38.065 (Variances –
Subsequent Modification) and 17.46.070 (Site Plan Review – Subsequent Modification), as well
as Planning Commission Policy Criteria for Determining Minor and Major Modifications for
Development Projects. The project modifications related to the Conditional Use Permits are
minor in nature and did not rise to the level of “major modifications.” However, it is more efficient
and clearer to keep all Project entitlements on the same timeline as they progress through the
development process. Therefore, the requested Conditional Use Permits are being considered
anew along with the Site Plan Review and Variances.
The proposed Project under Zoning Case (ZC) No. 26-73 includes a new 12,070-square-
foot (SF) single-family residences with a 7,916 SF basement, a 921 SF attached garage, a 1,226
SF stable, a 5,190 SF corral, a 612 SF guest house, a 280 SF swimming pool, a 400 SF detached
trellis, retaining walls, oval driveway, tunnel egress from the basement, native landscaping and
other improvements (the “Project”).
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Section 2. The property is zoned RA-S-2 and has a net lot area for development
purposes of 6.48 acres or 282,368 SF. The vacant property is located on the south side of Crest
Road and is one of the last and most expansive undeveloped lots in the neighborhood. The
property is irregularly shaped and is bordered by residential development to the south, east and
west and Crest Road to the north. The lot has a depth of approximately 820 feet and a width of
approximately 480 feet, and has an overall elevation change of over 200 feet from Crest Road
East to the rear of the property. The property has a 50-foot-wide roadway easement along Crest
Road East and a 25-foot-wide Rolling Hills Community Association (RHCA) easement along the
east, west and south perimeter of the lot. A natural drainage course is located along the western
portion of the lot and a blue line stream, which is a part of the Klondike Canyon System, is
located approximately 200 feet south of the southern property line of the lot. The lot is also
located in proximity to the Geotechnical Hazardous area of the City, known as the Flying
Triangle.
Section 3. On December 11, 2023, the Traffic Commission reviewed the proposed
driveway and apron located on Crest Road East under the Previously-Approved Project (ZC No.
23-070) and recommended approval of the new driveway and apron to the City Council.
Section 4. On July 13, 2026, the City Council conducted a duly noticed public hearing at
its regularly scheduled evening meeting to consider the application. Neighbors within a 1,000-
foot radius were notified of the public hearing and notices were posted in three locations within
the City. The Applicant and Owner were notified of the public hearing and were in attendance at
the hearing. Evidence was heard and presented from all persons interested in affecting said
proposal. The City Council opened the public hearing, took public testimony, and discussed the
Project.
Section 5. CEQA Findings. The City Council finds that the Project is categorically
exempt from further environmental review pursuant to Section 15303 of Title 14 of the California
Code of Regulations (“State CEQA Guidelines”), Class 3 "New Construction or Conversion of
Small Structures." Class 3 exempts the construction and location of a limited number of new,
small facilities or structures, including single family residence and accessory structures,
including but not limited to garages, carports, patios, swimming pools and fences. Here, the
Project involves the construction of a new single-family residence on a vacant lot within a
residential zone, along with attached garage, driveway, stable, swimming pool, ADU,
guesthouse and other residential improvements. Accordingly, the Project qualifies for the
exemption pursuant to Section 15303.
Further, no exceptions to the exemptions in State CEQA Guidelines Section 15300.2 apply.
Specifically, the Project:
a. Is not located in a particularly sensitive environment. The Project is located in an
urbanized area and is not environmentally sensitive.
b. There is no possibility of a cumulative impact of the same type of project in the
same place over time. The Project entails the construction of a 12,070-square-foot single-family
residence with accessory structures and landscaping/hardscaping improvements. Once the
residence is built, the likelihood of a successive project on this site is low and probability of a
cumulative impact is low.
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c. Is not marked by unusual circumstances. There is nothing unusual about the
construction of a new single-family residence and accessory structures in a residential area. In
addition, the Project will implement best management practices (BMPs) to prevent erosion and
construction pollutants from contacting stormwater.
d. Would not damage scenic resources, including but not limited to, trees, historic
buildings, rock outcroppings, or similar resources, within a highway officially designated as a
state scenic highway.
e. Is not located on a site which is included on any list compiled pursuant to Section
65962.5 of the Government Code.
f. Would not cause a substantial adverse change in the significance of a historical
resource.
The City Council directs staff to prepare, execute, and file a Notice of Exemption with the
Los Angeles County Clerk and the State Clearinghouse within five (5) working days of the
Project’s approval and the adoption of this Resolution.
Section 5. Site Plan Review Findings. Site Plan Review is required for construction of
any new building or structure pursuant to Rolling Hills Municipal Code (RHMC) Section
17.46.020(A). The Project requires a Site Plan Review (SPR) due to the proposed construction
of a new single-family residence, retaining walls that exceed a height of 3 feet, associated
grading and other improvements. With respect to the Site Plan Review for the development, the
City Council hereby makes the following findings:
A. The Project complies with and is consistent with the goals and policies of
the General Plan and all requirements of the zoning ordinance.
The Project complies with and is consistent with the General Plan and zoning ordinance
with the exception of the requested variances discussed in the Variance section below. The
proposed structures are consistent with General Plan policies requiring low profile, low-density
residential development that is sensitive to the natural environment and provides sufficient open
space between surrounding structures. The main residence has been integrated into the existing
slope to minimize land disturbance by constructing a long and narrow V-shaped floor plan that
closely follows the existing topography, which will reduce the visual impact from neighboring
properties. The Project substantially conforms to the residential development standards in the
zoning ordinance, including but not limited to height, lot coverage, setbacks, disturbed area and
requirements for equestrian facilities.
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 Project conforms to the lot coverage requirements of the zoning ordinance. The
property’s net lot area is 282,368 square feet (6.48 acres) per RHMC Section 17.16.060(A). The
structural net lot coverage is proposed at 15,885 square feet or 5.6% (20% max. permitted)
excluding exempt structures; and the total lot coverage proposed, including flatwork, would be
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40,307 square feet or 14.3% (35% max. permitted). The Project will disturb 38.4% of the area of
the lot (40% max permitted).
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
because the design is sensitive to the natural environment and consistent with the overall scale
of the neighborhood. The integration of the residence into the slope following the topography
enables the residence to be largely hidden from view from the street and neighboring residences.
The proposed slopes have been rounded in an attempt to mimic the existing natural slopes in
the area.
D. The Project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls).
The topography and the configuration of the lot have been considered in the design of
the residence and the site. The Project will be a sufficient distance from nearby residences so
views and privacy of surrounding neighbors will not be impacted. As there is no longer a flat
plateau on the mound in the center of the driveway, vistas across the site will be enhanced. The
maximum height of the mound is proposed at 1334 feet in elevation and vegetation on the mound
is limited to three feet in height.
The main house is sited to minimize grading and minimize impact on the site below the
1293-foot contour line that defines both the Finished Floor level and the precise orientation of
the wings of the house. The landscape below this line will not experience any site disturbance
and will be utilized to seed and reestablish a palette of native species back into the landscape
above the house.
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 Project will create three new building pads that have been designed to follow the
natural contours of the site and minimize grading to the extent feasible. The total proposed
grading for the Project is 18,653 cubic yards (17,395 CY of cut and 1,258 CY of fill). Excavated
material from the site (cut) will be used for the on-site fill and the remaining material will be
exported off site. The export due to excavations for the foundation, basement, swimming pool,
guest house and ADU foundations totaling 8,909 CY is considered exempt from the Site Plan
Review. The remaining 7,228 CY of export is not exempt and therefore subject to Site Plan
Review. Export is needed to maintain the existing topography as much as possible, rather than
retaining the dirt on the property. Exporting this material has the added benefit of decreasing the
weight of soil on the site.
F. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course.
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The main residence is centered on its site so that runoff is not increased within existing
drainage courses on either side of the lot. Sloped areas will be planted with native or drought-
tolerant vegetation to prevent erosion. Infiltration for this project was deemed unfeasible;
therefore, control of water from impervious surfaces will be collected in two 35,000-gallon
retention tanks that have been designed to hold the 100-year storm rain event. In case of the
tank getting filled, an overflow outlet will be installed to discharge the excess runoff into rip rap
downhill of the property. The proposed drainage plans will be reviewed by the County and the
Applicant is required to obtain the necessary geotechnical approvals and permits to construct
the project.
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 an approved landscape plan that is required
to comply with the City’s Water Efficient Landscape Ordinance. The Project proposes to use
native plants that are well suited to the existing site without the need for irrigation beyond their
establishment period of 1 to 2 years. Trees will provide visual buffers and create habitat between
neighboring properties while preserving and protecting natural drainage patterns on the site.
Proposed trees are restricted to locations that do not hinder views from adjacent lots and must
be maintained to a height not to exceed the roof ridge. Additionally, the City Council previously
prohibited any trees be planted on the mound in the center of the driveway. The new landscape
adjacent to Crest Road focuses largely on the reestablishment of the coastal sage scrub planting
community and providing habitat for the local fauna while seamlessly blending the house into
the surrounding native hillside without obstructing views.
H. The Project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles.
The proposed site plan, driveway and apron are not detrimental to the convenience and
safety of pedestrians and vehicles based on field observations and engineering judgment of the
City’s Traffic Engineer and as determined by the Traffic Commission on December 11, 2023.
The proposed continuous driveway allows for the simplest path between all structures, with an
attached garage in the main residence accommodating four vehicles, suitable per Rolling Hills
guidelines for the main house, guest house and ADU parking requirements. The open
agricultural room in the stable will also facilitate storage of maintenance vehicles and equipment,
as well as animal transportation equipment.
I. The Project conforms to the requirements of the California Environmental
Quality Act (CEQA).
The Project is categorically exempt from further environmental review pursuant to State
CEQA Guidelines, Section 15303, Class 3 (New Construction or Conversion of Small
Structures). Class 3 exempts the construction and location of a limited number of new, small
facilities or structures, including single family residence and accessory structures, including but
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not limited to garages, carports, patios, swimming pools and fences. Further, no exceptions to
the exemptions in State CEQA Guidelines, section 15300.2, apply.
Section 8. Conditional Use Permit Findings. Conditional Use Permits provide for certain
uses that require special review to determine if the proposed use is compatible with surrounding
uses or can be made compatible with surrounding uses through the imposition of conditions
pursuant to RHMC Chapter 17.42. This Project requires Conditional Use Permits due to the
proposed stable being greater than 200 SF per RHMC §17.16.040(A)(6), the proposed corral
being greater than 550 SF per RHMC §17.16.040(A)(7), the proposed construction of a guest
house greater than 200 SF per RHMC §17.16.040(A)(3), and the proposed detached accessory
structure that is greater than 200 SF per RHMC §17.16.200(H). Given the foregoing, in
accordance with RHMC Section 17.42.050, the City Council makes the following findings:
A. That the proposed conditional use is consistent with the General Plan.
The granting of a Conditional Use Permit for a guest house, stable, corral, and trellis is
consistent with the purposes and objectives of the zoning ordinance and General Plan because
these residential accessory structures meet the applicable code development standards. The
Project is compatible with existing uses on other properties in the same zone which have guest
houses, stables, corrals and trellises.
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be
materially detrimental to these adjacent uses, building or structures.
The nature, condition, and development of adjacent structures have been considered,
and the Project will not adversely affect or be materially detrimental to these adjacent uses,
buildings, or structures because the proposed guest house, stable, corral, and trellis will be
located on the property with sufficient distance to neighboring buildings and structures.
C. That the site for the proposed conditional use is of adequate size and shape
to accommodate the uses and buildings proposed.
The proposed conditional uses substantially comply with the applicable development
standards in the RA-S-2 Zone. The approximately seven-acre property is an adequate size to
support the proposed uses and buildings and sufficient distance is provided between structures.
D. That the proposed conditional use complies with all applicable development
standards of the zone district.
The proposed conditional uses substantially comply with the applicable development
standards of the RA-S-2 Zone, with exception of the proposed stable and corral located in the
front yard. Due to the steep topography of the site, these structures are proposed in the front
yard because it is the flattest area of the property. The proposed front yard location of these
uses requires Variances, as discussed in the Variance section below.
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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 uses for the Project is 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 develop their property and
construct a single-family residence with accessory structures, a right that is enjoyed by other
residents in the City. The proposed uses are consistent with the rural residential character of the
City.
Section 9. Variance Findings. A Variance procedure is provided to grant relief from zoning
provisions when, due to special circumstances applicable to a property, including size, shape,
topography, location or surroundings, the strict application of the zoning code deprives such
property of privileges enjoyed by other property in the vicinity and under identical zoning
classification. Variances are required for this project due to the following proposed project
components:
1. Stable, corral, swimming pool and retaining walls to encroach into the front yard
(RHMC §17.16.200, §17.18.060 and §17.18.090);
2. Corral to encroach into the required 50-foot front setback (RHMC §17.16.110 and
§17.16.200);
3. Retaining walls that exceed the maximum average height of 2.5 feet (RHMC
§17.16.190(F));
4. Basement with a portion extending beyond the building walls of the residence
(RHMC §17.12.020); and
5. Grading export (RHMC 17.16.230).
Given the foregoing, in accordance with RHMC Section 17.38.050, the City Council makes
the following findings:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties in the same
vicinity and zone.
This finding can be made because the shape and steep topography of the site. The
location of the stable and corral between the main house and the street is a design adopted by
many neighbors on Crest Road East and would be consistent with other nearby properties.
However, this design does require a Variance to allow the stable, corral, swimming pool and
retaining wall in the front yard and the corral to encroach into the required 50-foot setback. The
area of the site considered the front yard, between the proposed main residence and the street,
is the widest and most level part of the site. Locating the proposed pool and retaining walls in
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the front yard is considerate of the natural slope and avoids additional grading on steeper
portions of the lot. The construction of retaining walls to exceed the maximum average height
of 2.5 feet, and the light well/tunnel portion of the basement extending beyond the building walls
of the residence supports the overall design and access on the steep site. As a result of the
shape of the lot, the grading of the Project requires a variance to export non-exempt grading of
7,228 CY of soil to keep the peak of the mound below the height of the street and out of the
view of neighbors.
B. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same vicinity and zone
but which is denied the property in question.
This finding can be made because stables and corrals in the front yard are enjoyed
by many neighbors on Crest Road East who similarly position main residences away from
the street to create privacy and maximize views from their residences, all while making the
equestrian uses visible along the street. The topographic constraints of the site support the
taller than 2.5-foot average retaining walls and walls located in the front yard. The Project’s
earthwork is unbalanced on site due to the cut required to fully expose the street side of
the residence and to accommodate the shallow slopes required for the septic system. The
requested Variance to export of 7,228 CY of excess material is warranted due to
unavoidable site conditions and in order to minimize view obstruction from neighboring
residences.
The Variance request pertaining to the basement extending beyond the walls of the
residence is solely for a subterranean egress tunnel connecting the basement to the
exterior of the residence at grade. The basement requires a secondary means of egress
independent of the primary interior stairway. Due to the site’s topography, the basement
floor elevation sites below adjacent finished grade on all exposed sides making a
conventional window well or direct exterior door impractical without significant grading and
retaining wall construction along the building perimeter. The proposed tunnel is angled so
as not offer provide a clear view into the basement.
C. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to properties or improvements in the vicinity.
This finding can be made because the Applicant is required to obtain all necessary
geotechnical approvals and permits from Los Angeles County and other agencies, as
applicable, to construct the project. The requested variances are designed to make the
development less intensive in terms of grading, maintain views from Crest Road, maximize
privacy and reduce other impacts to the neighborhood to ensure the protection of the public
welfare.
D. That in granting the variance, the spirit and intent of this title will be
observed.
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This finding can be made because the requested Variances will allow the site to be
developed with low-density residential development that is harmonious in scale and mass with
the site, the natural environment and with adjacent residential development.
E. That the variance does not grant special privilege to the applicant.
This finding can be made because the Project proposes residential uses and
accessory structures that are allowed in the RA-S-2 zone and are compatible with
neighboring properties that have stables, corrals, retaining walls and other accessory
structures in the front yard and setbacks. The taller than 2.5-foot average retaining walls at
the site are necessary given the steep topography of the site and is a reasonable use
enjoyed by other properties in the vicinity. The Project’s earthwork is unbalanced on site
due to the cut required to fully expose the street side of the residence and to accommodate
the shallow slopes required for the septic system which does not constitute special privilege
to the applicant. The proposed basement egress tunnel would meet the requirement for a
secondary means of egress while minimizing the limits of disturbance and preserving
existing grade at the rear of the residence.
F. That the variance is consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities.
This finding can be made because the Project is 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, and the Project does not constitute
a hazardous waste facility.
G. That the variance request is consistent with the General Plan of the City of
Rolling Hills.
This finding can be made because the Project is consistent with the General Plan of
the City of Rolling Hills goals to maintain the City’s rural residential character, accommodate
development that is compatible with and complements existing land uses and is sensitive
to the natural environment and accounts for environmental hazards. The Project, together
with the Variances, aligns with the goals, objectives and policies specified in the General
Plan.
Section 10. Based upon the foregoing findings, and the evidence in the record, the City
Council hereby approves Zoning Case No. 26-73 subject to the following conditions:
A. Approval for the Site Plan Review, Conditional Use Permits, and Variances shall
expire within two years from the effective date of approval as defined in RHMC §§ 17.38.070,
17.42.070, and 17.46.080 of the Zoning Ordinance unless otherwise extended pursuant to the
requirements of this section.
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B. If any condition of this resolution is violated, the entitlement granted by this
resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt
of written notice from the City, all construction work being performed on the subject property
shall immediately cease, other than work determined by the City Manager or his/her designee
required to cure the violation. The suspension and stop work order will be lifted once the
Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the
event that the Applicant disputes the City Manager or his/her designee’s determination that a
violation exists or disputes how the violation must be cured, the Applicant may request a hearing
before the City Council. The hearing shall be scheduled at the next regular meeting of the City
Council for which the agenda has not yet been posted; the Applicant shall be provided written
notice of the hearing. The stop work order shall remain in effect during the pendency of the
hearing. The City Council shall make a determination as to whether a violation of this Resolution
has occurred. If the Council determines that a violation has not occurred or has been cured by
the time of the hearing, the Council will lift the suspension and the stop work order. If the Council
determines that a violation has occurred and has not yet been cured, the Council shall provide
the Applicant with a deadline to cure the violation; no construction work shall be performed on
the property until and unless the violation is cured by the deadline, other than work designated
by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council
may either extend the deadline at the Applicant’s request or schedule a hearing for the
revocation of the entitlements granted by this Resolution pursuant to Chapter
17.58 of the Rolling Hills Municipal Code (RHMC).
C. All requirements of the Building and Construction Ordinance, the Zoning
ordinance, and of the zone in which the subject property is located must be complied with unless
otherwise a variance to such requirement has been approved.
D. The lot shall be developed and maintained in substantial conformance with the site
plan on file at City Hall and approved by the City Council on July 13, 2026, except as otherwise
provided in these conditions. The working drawings submitted to the Department of Building and
Safety for plan check review shall conform to the approved development plan. All conditions of
the Site Plan Review, Conditional Use Permits, and Variance approvals shall be incorporated
into the building permit working drawings, and where applicable complied with prior to issuance
of a grading or building permit from the building department.
The conditions of approval of this Resolution shall be printed onto a separate sheet and
included in the building plans submitted to the Building Department for review and shall be kept
on site at all times.
Any proposed modifications and/or changes to the approved Project, including resulting
from field conditions, shall be discussed with staff so that staff can determine whether the
modification is minor or major in nature. All major modifications to the project, as well as minor
modifications involving drainage, water retention, detention, and dispersion, hardscape changes
and the on-site wastewater treatment system on the Property are subject to City Council
approval 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 City
Council, as required.
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E. Prior to submittal of final working drawings to Building and Safety Department for
issuance of building and grading permits, the final plans for the Project shall be submitted to City
staff for verification of conformance to the City Council-approved plans.
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 18,205 square feet or 6.94% of
the net lot area (20% maximum). The flatwork coverage is 18,385 square feet or 7.01%. The
total lot coverage proposed, including structures and flatwork, shall not exceed 36,590 square
feet or 13.95% (35% maximum).
H. The total disturbed area will be 87,770 square feet or 33.45% (maximum 40%).
Grading for this Project shall not exceed 19,052 cubic yards of cut and 9,337 cubic yards of fill
for a total of 28,389 cubic yards. Total export of 9,715 cubic yards, Variance granted for non-
exempt 6,584 cubic yards, and export of exempt 3,131 cubic yards for the basement and
swimming pool.
I. The total proposed building pad coverage for the residential main pad 1 (32,610
square foot area) is 17,799 square feet or 54.58% which is above the 30% maximum guideline.
The total proposed building pad coverage for the ADU pad 2 (1,610 square foot area) will be
700 square feet or 43.48%, which exceeds the maximum 30% guideline. The total proposed for
stable pad 3 (2,900 square foot area) is 1,340 square feet or 46.21% which exceeds the
maximum 30% guideline.
J. A driveway access shall be provided per the Fire Department requirements and
the driveway shall be roughened and the first 20 feet of the driveway shall not exceed 7% in
slope.
K. Access to the stable and to the corral shall be decomposed granite or 100%
pervious roughened material; it shall not be wider than 12 feet.
L. A minimum of five-foot level path and/or walkway, which does not have to be
paved, shall be provided around the entire perimeter of all of the proposed structures, including
the detached garage and stable, or as otherwise required by the Fire Department.
M. The applicant shall comply with all requirements of the Low Impact Development
requirements for storm water management on site (RHMC Chapter 8.32).
N. Hydrology, soils, geology and other reports, as required by the Building and Public
Works Departments, and as may be required by the Building Official, shall be prepared.
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O. Prior to issuance of a final construction approval of the Project, all graded slopes
shall be landscaped. Prior to issuance of building permit, the landscaping plan shall meet the
requirements of the City, shall be submitted to the City in conformance with Fire Department
Fuel Modification requirements, and shall be approved by the City’s landscape consultant.
P. The Project shall be landscaped, and continually maintained in substantial
conformance with the landscaping plan on file approved by the City’s landscape consultant. A
detailed landscaping plan shall provide that any trees and shrubs used in the landscaping
scheme for this Project shall be planted in a way that screens the Project development from
adjacent streets and neighbors, such that shrubs and trees as they mature do not grow into a
hedge or impede any neighbors’ views and the plan shall provide that all landscaping be
maintained at a height no higher than the roof line of the nearest Project structure. In addition,
the landscaping plan shall provide for screening of development with vegetation not to exceed
10 feet in height, and that the vegetation used for screening shall be planted in an off-set manner,
so as to prevent it, as it grows from forming a solid hedge. The landscaping plan shall utilize to
the maximum extent feasible, plants that are native to the area, are water-wise and are
consistent with the rural character of the community. Plants listed as high hazardous plants
under RHMC Section 8.30.015 are prohibited.
Q. The applicant shall submit a landscaping performance bond or other financial
obligation, to be kept on deposit by the City, in the amount of the planting plus irrigation plus
15%. The bond shall be released no sooner than two years after completion of all plantings,
subject to a City staff determination that the plantings required for the Project are in substantial
conformance with approved plans and are in good condition.
A Certificate of Completion shall be submitted by the Project designer or contractor to the
City prior to final landscape installation inspection.
R. The landscaping shall be subject to all current and applicable City standards,
including the requirements of the City’s Water Efficient Landscape Ordinance, (Chapter 13.18
of the RHMC).
S. Pursuant to Chapter 8.30 of the RHMC, the property shall at all times be
maintained free of dead trees and vegetation.
T. The setback lines and roadway easement lines in the vicinity of the construction
for this Project shall remain staked throughout the construction. A construction fence may be
required.
U. Perimeter easements, including roadway easements and trails, if any, shall remain
free and clear of any improvements to advance equestrian use and emergency preparedness
for evacuation within the City. Where RHCA has demonstrated authority over the easement, the
City Manager or their designee 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.
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Resolution No. 1418
23 Crest Road East (Ogasawara)
V. Minimum of 65% of any construction materials must be recycled or diverted from
landfills. The hauler of the materials shall obtain City’s Construction and Demolition permits for
waste hauling prior to start of work and provide proper documentation to the City.
W. During construction, conformance with the air quality management district
requirements, storm water pollution prevention practices, county and local ordinances and
engineering practices so that people or property are not exposed to undue vehicle trips, noise,
dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required.
X. During construction, to the extent feasible, all parking shall take place on the
Project site, on the new driveway and, if necessary, any overflow parking may take place within
the unimproved roadway easements along adjacent streets, and shall not obstruct neighboring
driveways, visibility at intersections or pedestrian and equestrian passage. During construction,
to the maximum extent feasible, employees of the contractor shall car-pool into the City. To the
extent feasible, a minimum of 4’ wide path, from the edge of the roadway pavement, for
pedestrian and equestrian passage shall be available and be clear of
vehicles, construction materials and equipment at all times.
Y. During construction, the property owners shall be required to schedule and
regulate construction and relate traffic noise throughout the day between the hours of 7 AM and
6 PM, Monday through Saturday only, when construction and mechanical equipment noise is
permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills.
Z. Prior to demolition of the existing structures, an investigation shall be conducted
for the presence of hazardous chemicals, lead-based paints or products, mercury and asbestos-
containing materials (ACMs). If hazardous chemicals, lead-based paints or products, mercury or
ACMs are identified, remediation shall be undertaken in compliance with California
environmental regulations and policies.
AA. The property owner and/or his/her contractor/applicant shall be responsible for
compliance with the no-smoking provisions in the Municipal Code. The contractor shall not use
tools that could produce a spark, including for clearing and grubbing, during red flag warning
conditions. It is the sole responsibility of the property owner and/or his/her contractor to monitor
the red flag warning conditions.
AB. Development shall drain in accordance with the approved grading and drainage
plan. Drainage dissipaters shall be constructed outside of any easements. The drainage system
shall be approved by the Department of Building and Safety. If an above ground swale and/or
dissipater is required, it shall be designed in such a manner as not to cross over any equestrian
trails or discharge water onto a trail, shall be stained in an earth tone color, and shall be screened
from any trail, road and neighbors’ view to the maximum extent practicable, without impairing
the function of the drainage system. In the event a storm drain pipe is installed to divert water
flows through Klondike Canyon, the property owner shall use reasonable efforts to investigate
the viability of creating a connection between the water overflow from the two retention tanks on
the property and the installed storm drain pipe.
14
Resolution No. 1418
23 Crest Road East (Ogasawara)
AC. During construction, dust control measures shall be used to stabilize the soil from
wind erosion and reduce dust and objectionable odors generated by construction activities in
accordance with South Coast Air Quality Management District, Los Angeles County and local
ordinances and engineering practices.
AD. During construction, an Erosion Control Plan containing the elements set forth in
Section 7010 of the 2025 County of Los Angeles Uniform Building Code shall be followed to
minimize erosion and to protect slopes and channels to control storm water pollution.
AE. The property owners shall be required to conform to the Regional Water Quality
Control Board and County Health Department requirements for the installation and maintenance
of storm water drainage facilities and the onsite wastewater treatment system.
AF. The applicant shall pay all of the applicable Building and Safety and Public Works
Department fees and Palos Verdes Peninsula Unified School District fees, if any.
AG. Prior to final inspection of the Project, “as graded” and “as constructed” plans and
certifications shall be provided to the Planning Department and the Building Department to
ascertain that the completed Project is in compliance with the City Council approved plans. In
addition, any modifications made to the Project during construction, shall be depicted on the “as
built/as graded” plan.
AH. The applicants shall execute an Affidavit of Acceptance of all conditions of the
Variance, Conditional Use Permits, and Site Plan Review approvals, or the approval shall not
be effective.
AI. All conditions of this Resolution, when applicable, must be complied with prior to
the issuance of a grading or building permit from the Building and Safety Department.
AJ. Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Section 17.54.070 of
the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6.
AK. To the extent permitted by law, applicant 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 applicant 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 applicant 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.
15
Resolution No. 1418
23 Crest Road East (Ogasawara)
AL. The stable and corral shall comply with all requirements in Sections 17.18.060 and
17.18.090, unless otherwise approved herein.
AM. Future expansion of the driveway or motor court is prohibited unless previously
approved by the City.
AN. New landscaping in the Rolling Hills Community Association (RHCA) easement is
prohibited unless previously approved by RHCA. Landscaping not approved by RHCA in the
easement shall be removed from the final landscape plan.
AP. The mound at the center of the driveway shall have a maximum elevation of 1334
feet. Landscaping on the mound shall be planted in accordance with the approved landscape
plan on file at City Hall. Three-foot-high shrubs shall be allowed atop the mound. Landscaping
shall be reviewed and approved by the City’s landscape consultant prior to issuance of a grading
permit.
AQ. The passageway on the western side of the basement shall be angled or
zigzagged. The passageway shall be on the plans and reviewed and approved by the Planning
Department prior to submittal to building plan check.
AR. The applicant, irrespective of any approval, direction or other information from the
County of Los Angeles or other relevant permitting agency, must report to the City Manager all
modifications to the approved project. All major modifications to the project, as well as minor
modifications involving drainage, water retention, detention, and dispersion, hardscape changes
and the on-site wastewater treatment system on the Property are subject to City Council
approval after a public hearing.
AT. The applicant shall process the Project’s post entitlement permits such as building
permits and any other required permits through Los Angeles County only as opposed to any
qualified private consultant under contract with the City.
AU. The decks attached/adjacent to the main residence shall not be cantilevered in
excess of 12’ above grade.
AV. No trees shall be planted on the mound.
AW. The project modifications related to the Conditional Use Permits are minor in
nature and did not rise to the level of “major modifications.” However, it is more efficient and
clearer to keep all Project entitlements on the same timeline as they progress through the
development process. Therefore, the requested Conditional Use Permits are being considered
anew along with the Site Plan Review and Variances.
Section 11. Previous Approvals. Rolling Hills City Council Resolution No. 1376 is hereby
rescinded and the previously approved entitlements for the site are void.
Section 12. Custodian of Records: The documents and materials associated with this
Resolution that constitute the record of proceedings on which these findings are based are