Loading...
2026-15_PC_Resolution_7Outrider_ZC26-40_F_EResolution No. 2026-15 7 Outrider Road (TRH I LLC) 1 RESOLUTION NO. 2026-15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR REMODEL AND ADDITIONS TO AN EXISTING SINGLE-FAMILY RESIDENCE; AND A VARIANCE REQUEST TO DESIGNATE A STABLE AND CORRAL SET ASIDE AREA IN THE FRONT YARD; AND FINDING THE PROJECT EXEMPT FROM CEQA FOR 7 OUTRIDER ROAD (LOT 79-EF) (TRH I LLC) THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS: Section 1. On May 15, 2026, an application was filed by Ryan Levis, agent with respect to real property located at 7 Outrider Road, Rolling Hills (Lot 79-EF) requesting a Site Plan Review for new construction and a Variance to designate a stable and corral set aside area in the front yard. Section 2. The property is zoned RA-S-1 and has a gross lot area of 51,808 square feet (SF) and, for development purposes, a net lot area of 37,320 square feet. The irregularly- shaped parcel is located on the west side of Outrider Road and has a 30-foot-wide roadway easement along this frontage. The property also has 25-foot-wide side and rear easements. The lot was originally developed with a single-family residence and attached garage in 1952. Various additions and improvements have been made to the property over the years, including a swimming pool in 1957, a stable in 1966, additions in 1972 and 2005. A previous stable was located in the front yard and was demolished at an unknown date. In 2007, the Planning Commission approved a Site Plan Review and Variance to construct a 912 SF stable and 1,536 SF corral in the front yard. This stable and corral was never constructed and as a result these entitlements have since expired. The existing 4,547 SF residence, attached garage and swimming pool are located on the main building pad and, below that, a playground structure sits on a small secondary building pad in the front yard. The front yard of the property slopes down from the main building pad over 20 feet to Outrider Road below. Section 3. The Planning Commission conducted a duly noticed public hearings to consider the application at its field trip meeting and regular meeting on August 18 2026. Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in three public places on August 6, 2026. The applicants and their agent were notified of the public hearings in writing by first class mail and the agent was in attendance at the hearings. Evidence was heard and presented from all persons interested in affecting said proposal. Section 4. The Planning Commission finds that the project qualifies as a Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the proposed Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 2 Project is the construction of additions to a single-family residence, and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Further, no exceptions to the exemptions in State CEQA Guidelines Section 15300.2 apply. Section 5. Site Plan Review Findings. Site Plan Review is required 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 additions to the existing residence. Given the foregoing, in accordance with RHMC §17.46.050, the following findings can be made: 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 variance discussed in the Variance section below. The proposed additions are consistent with General Plan policies requiring low profile, low-density residential development with sufficient open space between surrounding structures. The existing residence maintains reduced setbacks that conform to those allowed for dwelling units constructed before May 23, 2012 on lots that are 1.25 acres or less, pursuant to RHMC §17.24.045(A). The Project will not change the existing minimum setbacks of the residence. The Project conforms to the residential development standards in the zoning ordinance, including but not limited to height, lot coverage, setbacks and disturbance. 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 37,320 square feet (0.86 acres). The structural net lot coverage is proposed at 6,626 square feet or 17.8% (20% max. permitted) excluding exempt structures; and the total lot coverage proposed, including flatwork, will be 12,670 square feet or 32.9% (35% max. permitted). The property maintains a 57.6% lot disturbance based on the existing building pads. The lot was originally developed in 1952 and predates the City’s incorporation in 1957. The original grading for the existing building pads resulted in no slopes more than 3:1 and, therefore, the property meets the lot disturbance exceptions allowing for a maximum of 60% lot disturbance (RHMC 17.16.070(B)(A)(1)). The Project proposes no expansion to the building pad size nor increase to the disturbed area of the lot. 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 properties in the vicinity. The proposed additions to the residence and garage will be consistent with the pattern and style of development on surrounding properties, many of which are also irregularly-shaped and have sloping front and side yard areas. Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 3 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 additions which all take place on the existing building pad. The additions meet side and rear setback requirements and are therefore a sufficient distance from nearby residences and will not impact views and privacy of surrounding neighbors. The Project will retain most existing trees and vegetation that is compatible with and enhances the rural character of the community. 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. 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 substantially preserves the natural contours of the lot by locating the additions in areas that are already disturbed and by balancing all cut and fill of materials onsite. The total proposed grading for the Project is 32 cubic yards of excavation. The excavation is for foundation of additions and is therefore considered exempt. This exempt excavated material will be exported off-site. F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course. The minimal grading on site will support new additions located on the existing building pad. 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. H. The project is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles. The Project will not change the existing driveway and driveway apron, and will not change the existing circulation for pedestrians and vehicles. I. The project conforms to the requirements of the California Environmental Quality Act (CEQA). Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 4 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). Section 6. 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. A Variance is required for this project due to the proposed stable and corral set aside area located in the front yard (RHMC §17.16.110). Given the foregoing, in accordance with RHMC Section 17.38.050, the Planning Commission 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, topography and easements of the lot constrain feasible locations for a stable and corral that is a minimum of 35 feet from the main residence and neighboring structures. Locating the stable and corral set aside area in the front yard will take advantage of an existing secondary pad at this location which was previously used as an equestrian area. 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 the configuration and topography of the lot are conditions that do not apply generally to other properties in the RA-S-1 zone. Granting a Variance for this front yard location allows the Applicant to designate this equestrian set aside area, which is a substantial property right enjoyed by others properties in the vicinity and RA-S- 1 zone. C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity. This finding can be made because the project will only designate a stable and corral set aside area in the front yard, and there are no plans to construct a stable at this time. Should the Applicant apply to construct a stable and corral at a future date, the application is subject to review by the Planning Commission and, if approved, would be required to obtain all necessary geotechnical approvals and permits from Los Angeles County and other agencies, as applicable, to construct the project. D. That in granting the variance, the spirit and intent of this title will be observed. Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 5 This finding can be made because the requested Variance will allow the designation of an equestrian set aside area that is harmonious in scale and mass with the site, the natural environment and with adjacent residential development. The lot is sufficient to accommodate the proposed area. E. That the variance does not grant special privilege to the applicant. This finding can be made because the Project will designate the required stable and corral set aside area which could, at a future date, result in a common amenity enjoyed by many other properties throughout the City. Strict application of the zoning code would deny the Applicant the same rights as other properties within the RA-S-1 zone. 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 residential and equestrian 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 Variance, aligns with the goals, objectives and policies specified in the General Plan. Section 7. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 26-40 subject to the following conditions: A. The Site Plan and Variance approvals shall expire within two years from the effective date of approval as defined in RHMC Sections 17.46.080 and 17.38.070 of the Zoning Ordinance unless otherwise extended pursuant to the requirements of these 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 Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 6 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. The applicants shall execute an Affidavit of Acceptance of all conditions of the Site Plan Review and Variance approvals, or the approval shall not be effective. D. 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. E. 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 August 18, 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 and Variance approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department. The conditions of approval of this Resolution shall be printed onto a separate sheet and included in the building plans submitted to the Building Department for review and shall be kept on site at all times. Any proposed modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed with staff so that staff can determine whether the modification is minor or major in nature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the Planning Commissioner after a public hearing. Applicant shall not implement modifications or changes to the approved project without the appropriate approval from the City Manager or designee or the Planning Commission, as required. F. 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. Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 7 G. 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. 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. H. The total structural coverage on the building pad shall not exceed 6,626 square feet or 19.4%. I. Total lot coverage of structures and paved areas shall not exceed 12,670 square feet or 33.95%. J. The disturbance of the lot shall not exceed 13,199 square feet of surface area or 35.4% of the lot area. K. The Applicant shall secure all permits from the Department of Building and Safety prior to commencing any work, and pay all applicable Building and Safety and Public Works Department fees and Palos Verdes Peninsula Unified School District fees, if any. 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. L. 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. M. The Applicant shall submit a detailed drainage plan to the City’s drainage engineer. This project shall meet the requirements of the City’s Low Impact Development portion of the Storm Water Management and Pollution Control ordinance, if applicable. The applicant shall comply with grading requirements relative to submittal of grading and construction reports as required by the Building Official. In order to prevent sediments and water run-off from reaching the canyon from the disturbed slopes and an erosion control plan shall be submitted to the Building Department and implemented, even if grading permits have not been issued by that time. N. Prior to issuance of a grading permit a detailed landscaping plan shall be submitted to City staff for review. 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). The landscaping plan shall utilize to the maximum extent feasible, plants that are native to the area, are water-wise and are consistent with the rural character of the community. A Certificate of Completion shall be submitted by the Project designer or Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 8 contractor to the City prior to final landscape installation inspection. A final inspection shall not be granted unless the slopes are vegetated. O. The applicant shall comply with all requirements of the Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32). P. Prior to any further grading activity, the Applicant shall inform the City and RHCA staff of the date and time of this activity. Workers shall implement Best Management Practices to assure that streets and adjacent properties are not impacted. Q. The graded areas shall be landscaped and continually maintained in good condition. Any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that will not result in a hedge like screening and will not impair views from neighboring properties. Pursuant to Chapter 8.30 of the RHMC, the property shall at all times be maintained free of dead trees and vegetation. R. The City or the Building Department may require a construction fence for the duration of the grading for this project. Such fence shall not be located in any easement or cross over trails or natural drainage course and shall be removed immediately upon completion of the grading work. S. Any construction facility, such as a construction trailer/office or portable toilets, to a maximum extent practicable, shall be located in a manner not visible from the street, and be in a location satisfactory to City staff. T. There shall be no discarding of any debris, trash, soil and construction spoils or any other material into the canyon or deposited anywhere on the property, including easements. No grading, planting, structures, drainage devices or hardscape, including driveways, or storage of any objects including building materials shall take place in the easements, unless approved by the RHCA. U. 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 onsite wastewater treatment system/septic system. 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 property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. X. Construction vehicles or equipment, employees’ vehicles, delivery trucks shall not impede any traffic lanes to maximum extend practical; if traffic must be blocked in order to aid in Resolution No. 2026-15 7 Outrider Road (TRH I LLC) 9 the construction, no more than a single lane may be blocked for a short period of time and flagmen utilized on both sides of the impeded area to direct traffic. Y. 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. Z. 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. AA. 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. AB. 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. AC. 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. AD. During construction, 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. AE. 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. AF. Minimum of 65% of the construction material spoils shall be recycled and diverted from landfills. The hauler shall obtain a Construction and Demolition permit from the City and provide proof of recycling.