796, Convert stable structure into , CorrespondenceCtt 491l2lf,.9 J/di
•
INCORPORATED JANUARY 24, 1957 ,
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
November 30, 2010
Mr. and Mrs. John Mavredakis
83 Crest Road East
Rolling Hills, CA 90274
SUBJECT: ZONING CASE NO. 796, Request for a Conditional Use Permit and
Variance
Dear Mr. and Mrs. Mavredakis:
This is to inform you that the City Council at their November 22, 2010 meeting
received and filed the Planning Commission's decision in your application.
The approval is valid for two years, with the opportunity to request an up to
two-year extension. The request must be made in writing prior to the expiration
of the approval. The approval becomes null and void if work has not
commenced within the two year period of time.
Enclosed is a copy of RESOLUTION NO. 2010-26, specifying the conditions of
approval set forth by the Planning Commission. The approval will not become
effective until you complete the enclosed AFFIDAVIT OF ACCEPTANCE
FORM, have the signature(s) notarized, and forward (or hand deliver) the
completed form and a copy of the Resolution to:
Los Angeles County Registrar -Recorder
Real Estate Records Section
12400 East Imperial Highway
Norwalk, CA 90650
or
LAX Courthouse
11701 S. La Cienega Blvd. 6th Floor
Los Angeles, CA 90045 310-727-6142
Mon -Fri 8:30 a.m. to 11:00 a.m. and 1:00 p.m. to 3:30 p.m.
Include a check in the amount of $13.00 for the first page and $3.00 for each
additional page.
Please assure that your contractor is aware of the conditions of approval listed
in the resolution. The conditions must be printed on the final plans, prior to
submission to the Building and Safety Department.
Printed on Recycled Paper
•
The City now offers two agencies for plan review, issuance of building and
grading permit, inspections and follow up; as in the past, the Los Angeles
County Building and Safety and for additional fee for expedited process Willdan
Engineering. If you wish to have Willdan process your plans, please contact this
office and we'll provide you with their information.
The City will notify the Los Angeles County Building & Safety Division or
Willdan to issue permits only after the Affidavit of Acceptance and the
Resolution are recorded and received by us and any conditions of the Resolution
required prior to issuance of building permits are met. As you go through the
development process, please be aware of the conditions of the Resolution, as
there are conditions that have to be met at different stages of the process.
Please feel free to call me at (310) 377-1521 if you have any questions.
Singer ly,
14 hta Schwartz
P1aing Director
Enclosures: AFFIDAVIT OF ACCEPTANCE FORM
RESOLUTION NO. 2010-26
PLAN FOR YOUR FILE
cc: Jamshid Sarmast, Construction (Cover letter only)
612 N. Irena Ave # E
Redondo Beach, CA 90277-2992
RECORDING REQUESTED BY ANC
MAIL TO:
CITY OF ROLLING HILLS
PLANNING DEPARTMENT
2 PORTUGUESE BEND RD.
ROLLING HILLS, CA 90274
(310) 377-1521
(310) 377-7288 FAX
T RECORDER'S USE ONLY
THE REGISTRAR -RECORDER'S OFFICE REQUIRES THAT THE FORM BE NOTARIZED BEFORE
RECORDATION.
ZONING CASE NO. 796
XX CONDITIONAL USE PERMIT XX VARIANCE
I (We) the undersigned state
I am (We are) the owner(s) of the real property described as follows:
83 CREST ROAD EAST, ROLLING HILLS, (LOT 69-C-3MS), CA 90274
This property is the subject of the above numbered case and conditions of approval
I am (We are) aware of, and accept, all the stated conditions in said case:
ZONING CASE NO. 796
XX CONDITIONAL USE PERMIT XX VARIANCE
I (We) certify (or declare) under the penalty of perjury that the foregoing is true and correct.
Signature
Name typed or printed
Address
City/State
Signature
Name typed or printed
Address
City/State
See Attached Exhibit "A", RESOLUTION OF APPROVAL NO. 2010-26
• •
Signatures must be acknowledged by a notary public.
State of California )
County of Los Angeles )
On before me,
Personally
appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/ are
subscribed to the within instrument and acknowledged to me that he/ she/ they executed the same in
his/her/their authorized capacity(ies) and that by his/ her /their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS by hand and official seal.
Signature of Notary ( Seal)
• •
City olielling
November 17, 2010
Mr. and Mrs. John Mavredakis
83 Crest Road East
Rolling Hills, CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
SUBJECT: ZONING CASE NO. 796, Request for a Conditional Use Permit and
Variance
Dear Mr. and Mrs. Mavredakis:
This letter shall serve to notify you that the Planning Commission adopted a resolution
on November 16, 2010, granting approval of your request. That action accompanied by
the record of the proceedings before the Commission will be reported to the City Council
on Monday. November 22. 2010. The meeting starts at 7:30 PM. You or your
representative must be present to answer any questions the Council may have.
The Planning Commission's decision in this matter shall become effective thirty days
after the adoption of the resolution by the Commission, unless an appeal has been filed
or the City Council takes jurisdiction of the case within that thirty (30) day appeal period.
(Section 17.54.010(B) of the Rolling Hills Municipal Code). Should there be an appeal,
the Commission's decision will be stayed until the Council completes its proceedings in
accordance with the provisions of the Municipal Code.
Please review the conditions in the resolution. Should you have any objections to any of
the conditions, you may appeal them to the City Council.
If no appeals are filed within the thirty (30) day period after adoption of the Planning
Commission's Resolution, the Planning Commission's action will become final and you
will be required to cause to be recorded an Affidavit of Acceptance Form together with
the subject Resolution in the Office of the County Recorder before the Commission's
action takes effect. Instructions for recordation will be forwarded to you after the
Council's proceedings.
Feel free to call me at (310) 377-1521 if you have any questions regarding this matter.
S' c-' -I
Y`'anta Sc wartz, Plan g Director
cc: Jamshid Sarmast Construction
612 N. Irena Ave # E
Redondo Beach, CA 90277-2992
Printed on Recycled Paper
• •
RESOLUTION NO. 2010-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONVERT
AN EXISTING STABLE STRUCTURE TO A RECREATION ROOM AND TO
SET ASIDE AN AREA FOR A FUTURE STABLE AND CORRAL ELSEWHERE
ON THE LOT AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED
DISTURBED AREA OF THE LOT, (WITH FUTURE STABLE CONSTRUCTION),
ON A PROPERTY DEVELOPED WITH A SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 796, AT 83 CREST ROAD EAST, (LOT 69-C-3MS),
(MAVREDAKIS). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. John Mavredakis with
respect to real property located at 83 Crest Road East (Lot 69-C-3MS) requesting a
Conditional Use Permit to convert an existing 645 square foot stable structure to a
recreation room, while reserving an area for future stable and corral elsewhere on the
lot and to exceed the maximum disturbed area of the lot, when and if the future stable
and corral are constructed.
Section 2. The property is zoned RAS-2 and consists of 2.49 acres gross. The
net lot area for development purposes is 87,832 square feet, 2.01 acres. The lot is
irregular in shape and is located below (south) of a lot fronting Crest Road. It is
accessed through an easement on an adjacent lot.
Section 3. Currently the structure under consideration is vacant. The
applicants propose to use this structure as a recreation room, subject to a Conditional
Use Permit, and allocate an area elsewhere on the lot for a future stable and corral. The
future grading for the stable and corral require a Variance, as it would exceed the
current legal non -conforming condition on the lot where the disturbance is 47.0%,
whereas maximum disturbance permitted is 40.0% of the net lot area. With the future
grading the disturbed area would be 42,781 square feet or 48.7% of the net lot area.
Section 4. The Planning Commission conducted a duly noticed public hearing
on the subject application in the field on October 19, 2010 and at a regular meeting on
October 19 and November 16, 2010. After the project was noticed, staff determined that
a Variance would be required for the exceedance of the disturbed net lot area, and the
project was re -noticed. The applicant was notified of the public hearings in writing by
first class mail. Evidence was heard and presented from all persons interested in
affecting said proposal and from members of the City staff and the Planning
Reso. 2010-26
ZC 796
1
• •
Commission having reviewed, analyzed and studied said proposal. Mrs. Mavredakis
and applicant's representative were in attendance at the hearings.
Section 5. The Planning Commission finds that the project qualifies as a Class
1 Exemption, Existing Facilities, and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 6. Section 17.16.210(A)(2) of the Rolling Hills Municipal Code
permits approval of a recreation room under certain conditions, provided the
Planning Commission approves a Conditional Use Permit. With respect to this request
for a Conditional Use Permit, the Planning Commission finds as follows:
A. The granting of a Conditional Use Permit for the conversion of a structure
previously approved as a stable, into a recreation room would be consistent with the
purposes and objectives of the Zoning Ordinance and General Plan because the use is
consistent with similar uses in the community, meets all the applicable code
development standards for a recreation room, and the area being set aside and proposed
for the future stable and corral is located in an area on the property that is adequately
sized to accommodate a 450 square foot barn and 550 square foot adjoining corral and
appropriately located in that it will be sufficiently separated from nearby structures
used for habitation or containing sleeping quarters both on and off the project site.
B. The nature, condition, and development of adjacent structures have been
considered, and the interior remodeling of a stable to a recreation room will not
adversely affect or be materially detrimental to these adjacent uses, buildings, or
structures because the proposed recreation room structure's orientation is towards the
lot interior and main residence, as opposed to towards neighbors and its general location
is of sufficient distance from nearby residences so as to not impact the view or privacy of
surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the recreation room complies with the low
profile residential development pattern of the community and is screened from
neighbors view by trees that will be retained.
D. The proposed conditional use complies with all applicable development
standards of the zone district because the 645 square foot size of the recreation room is
less than the maximum 800 square feet permitted under the Municipal Code and the
recreation room does not encroach into any setback areas and is not located in the front
of the lot.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
Reso. 2010-26
ZC 796
2
• •
hazardous waste facilities because the project site is not listed on the current State of
California Hazardous Waste and Substances Sites List.
F. ' The proposed conditional use observes the spirit and intent of Title 17 of
the Zoning Code because an adequate area is set aside for the construction of a future
stable structure and adjacent corral and the structure is screened from adjacent
properties and is not obtrusive to neighbors.
Section 7. Sections 17.38.010 through 17.38.050 of the Code permit approval of a
variance from the standards and requirements of the Zoning Ordinance when, due to
exceptional or extraordinary circumstances applicable to the property and not applicable
to other similar properties in the same zone, strict application of the Code would deny
the property owner substantial property rights enjoyed by other properties in the same
vicinity and zone. The applicant seeks a variance from the 40% maximum disturbed area
standard set forth in Section 17.16.070 of the Rolling Hills Municipal Code. 48.7% of the
net lot would be disturbed when the future stable and corral are constructed. With
respect to this request for a Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property or to the intended use that do not apply generally to the other
property or class of use in the same zone. The Variance for the total disturbance would be
necessary for the future construction of a stable and corral. Currently the lot already
exceeds the 40% maximum disturbance permitted. Due to the extreme slopes in the rear
and side of the lot it was not possible to develop the property without exceeding the
maximum permitted disturbance. The shape of the lot and its location makes it difficult to
meet the letter of the law.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and zone,
but which is denied to the property in question. The Variance is necessary because of the
unusual shape of the lot and because the lot already exceeds the maximum disturbance
and therefore any construction, outside the existing building pad, would trigger further
exceedance, and therefore a Variance.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone in
which the property is located. The project as conditioned by this Resolution will be
adequately screened to prevent adverse visual impact to surrounding properties. A
minor increase in the overall percentage of disturbed area on the lot will have no effect
on the public welfare or on property or improvements in the vicinity.
In granting the Variance, the spirit and intent of the Zoning Ordinance will be observed.
The purpose of the Zoning Ordinance is to regulate development in an orderly fashion
and in a manner consistent with the goals and policies of the General Plan. Approval of
Reso. 2010-26
ZC 796
3
the variance will not impede any goals of the Zoning Ordinance or the General Plan.
Rather, the variance will allow the property owner to enjoy the same rights and
privileges afforded to other property owners in the vicinity. The overage requested is
not substantial and does not undermine the spirit or intent of the Zoning Ordinance.
D. The variance does not grant special privileges to the applicant. To the
contrary, absent a variance, the property owner would be deprived of the same rights
and privileges afforded to other property owners in the vicinity. Unique circumstances
applicable to the subject property make it infeasible for the property owner to comply
with Section 17.16.070. The overage requested is not substantial and does not
undermine the spirit or intent of the Zoning Ordinance.
E. 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.
F. The variance request is consistent with the General Plan. The proposed
project, together with the variance, will be compatible with the objectives, policies,
general land uses, and programs specified in the General Plan.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby approves Zoning Case No. 796 including a Conditional Use Permit for
conversion of a stable to a recreation room, with set aside area for a future 450 square
foot stable and 550 square foot corral, and a Variance for lot disturbance subject to the
following conditions:
A. The Conditional Use Permit and Variance approvals shall expire within
two years from the effective date of approval as defined in Sections 17.38.080 and
17.42.070, unless otherwise extended pursuant to the requirements of this section.
B. It is declared and made a condition of this approval that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given writ -ten notice to
cease such violation, the opportunity for a hearing has been provided, and if requested,
has been held, and thereafter the applicant fails to correct the violation within a period
of thirty (30) days from the date of the City's determination.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in this permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated September 20, 2010 except as otherwise provided in
Reso. 2010-26
ZC 796
4
• •
these conditions. The working drawings submitted to the County Department of
Building and Safety for plan check review shall conform to the approved
development plan. All conditions of the Variance and CUP approvals, herein as
applicable, shall be incorporated into the building permit working drawings and/or
complied with prior to issuance of a building permit from the building department.
E. Prior to submittal of final working drawings to the Building and Safety
Department for issuance of building 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 and that the plans were approved by the
RHCA Architectural Committee.
F. Structural lot coverage shall not exceed 9,596 square feet or 10.9% of the
net lot area, in conformance with lot coverage limitations (20% maximum).
G. The total lot coverage proposed, including structures and flatwork shall
not exceed 26,608 square feet or 30.3%, of the net lot area, in conformance with lot
coverage limitations (35% max).
H. The disturbed area of the lot is 41,281 square feet or 47.0% of the net lot
area, and would increase to 48.7% should a new stable be constructed in the future, in
conformance with the Variance approval.
I. The existing residential building pad is 20,600 square feet and has
coverage of 44.4%. The future stable pad is proposed to be 1,000 square feet and will
have coverage of 45%, if a 450 square foot stable is constructed in the future.
J. There shall be no grading for this project. Any future grading for the
future stable and corral shall be reviewed and approved by the Planning Commission.
K. The property owners 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.
L. Since electrical upgrades are proposed for the recreation room, all utility
lines to the recreation room shall be placed or converted to underground, subject to all
applicable standards and requirements.
M. The property owners shall comply with the requirements of the Zoning
Ordinance pertaining to roof covering (RHMC 17.16.190).
N. ' The recreation room shall not be used as sleeping quarters, may not be
rented out and may not be used as a separate dwelling. Sanitary facility consisting of a
toilet, shower and a sink may be constructed within the recreation room. Kitchen
Reso. 2010-26
ZC 796
5
• •
facilities may include a hot plate or microwave, sink, dishwasher, under counter
refrigerator, shelves and cabinets.
O. Perimeter easements and trails, if any, including roadway easements
shall remain free and clear of any improvements including, but not be limited to,
fences -including construction fences, landscaping, irrigation and drainage devices,
play equipment, parked vehicles, building materials, debris and equipment, except as
otherwise approved by the Rolling Hills Community Association.
P. 50% of any demolition work, including roofing material must be
recycled or diverted from landfills. The hauler of the materials shall obtain City's
Construction and Demolition permit prior to start of work. No final inspection shall
be granted until all documentation is filed with the City.
Q. 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.
R. During and after construction, all parking shall take place on the project
site and, if necessary, any overflow parking shall take place within nearby roadway
easements.
S. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best
Management Practices (BMP's) requirements related to solid waste, drainage and
storm water management.
T. The conditions of approval specified herein shall be printed on the
construction plans submitted to the RHCA and buidling department for plan check
and permitting.
U. The applicant shall execute an Affidavit of Acceptance of all conditions
of this permit pursuant to Zoning Ordinance, or the approval shall not be effective.
V. 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.
Reso. 2010-26
ZC 796
6
PASSED, APPROVED AND ADOPTED THIS 16th DAY OF NOVEMBER 2010.
i Al< /611/6Ad
JILL V $ vIITH, CHAIRPERSON
ATTEST:
HEIDI LUCE, DEPUTY CITY CLERK
Reso. 2010-26
ZC 796
7
• •
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2010-26 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONVERT
AN EXISTING STABLE STRUCTURE TO A RECREATION ROOM AND TO
SET ASIDE AN AREA FOR A FUTURE STABLE AND CORRAL ELSEWHERE
ON THE LOT AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED
DISTURBED AREA OF THE LOT, (WITH FUTURE STABLE CONSTRUCTION),
ON A PROPERTY DEVELOPED WITH A SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 796, AT 83 CREST ROAD EAST, (LOT 69-C-3MS),
(MAVREDAKIS). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA).
was approved and adopted at regular meeting of the Planning Commission on
November 16, 2010 by the following roll call vote:
AYES: Commissioners Henke, DeRoy, Pieper and Chairperson Smith.
NOES: None.
ABSENT: Commissioner Chelf (recused).
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
gitalt:t60
HEIDI LUCE, DEPUTY CITY CLERK
Reso. 2010-26
ZC 796
8
•
Czt, JJi/I
October 20, 2010
Mr. and Mrs. John Mavredakis
83 Crest Road East
Rolling Hills, CA 90274
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
SUBJECT: ZONING CASE NO. 796, Request for a Conditional Use Permit and a
Variance:
Dear Mr. and Mrs. Mavredakis:
This letter shall serve to notify you that the Planning Commission at their field
trip meeting on October 19 directed staff to prepare a draft resolution, with
conditions, to approve your request in Zoning Case No. 796, which will be
considered at their November 16, 2010 meeting. However, it was determined that
additional grading would be required for the future stable and corral area, which
would exceed the maximum permitted disturbed area of the lot. This exceedance
requires a Variance application. There is no additional fee to process such an
application. The Variance portion of the application must be renoticed to the
Newspaper and to your neighbors.
Proper notification will be provided and any comments received reported to the
Planning Commission at their November 16 meeting. At the November 16, 2010
meeting the Commission could approve the resolution or consider the case
further.
The resolution with findings and conditions of approval will be forwarded to
you prior to the next Planning Commission meeting. Please review the
conditions of approval when you receive them.
The Planning Commission decision shall become effective thirty days after the
adoption of the resolution unless an appeal has been filed by you, any interested
party or the City Council takes jurisdiction of the case within that thirty (30) day
appeal period. (Section 17.54.010(B) of the Rolling Hills Municipal Code). Should
there be an appeal, the Commission's decision will be stayed until the Council
completes its proceedings in accordance with the provisions of the Municipal
Code.
The Planning Commission action, accompanied by the records of the
proceedings will be presented to the City Council as a report item on their
agenda at the Council's regular meeting following the Commission's approval.
Printed on Recycled Paper
• •
Feel free to call me at (310) 377-1521 if you have any questions regarding this
matter.
Si e ely,
anta Schwartz
anning Director
cc: Jamshid Sarmast, Construction
612 N. Irena Ave # E
Redondo Beach, CA 90277-2992
• •
City ofielliny INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
STATUS OF APPLICATION
& NOTIFICATION OF MEETING
September 27, 2010
Mr. and Mrs. John Mavredakis
83 Crest Road East
Rolling Hills, CA 90274
SUBJECT: ZONING CASE NO. 796, Request for a Conditional Use Permit
Dear Mr. and Mrs. Mavredakis:
Pursuant to state law the City's staff has completed a preliminary review of the
application noted above and finds that it is substantially complete.
A public hearing and a field trip has been scheduled in your case for Wednesday.
October 13. 2010 at 8:00 a.m. to view the project.
Please note that the City may require further information in order to clarify, amplify,
correct, or otherwise supplement the application. If the City requires such additional
information, it is strongly suggested that you supply that information promptly to avoid
any delay in the processing of the application.
Following the field trip, the Planning Commission will reconvene deliberation at their
regular meeting on Tuesday, October 19, 2010 beginning at 6:30 PM in the Council
Chambers, Rolling Hills City Hall Administration Building, 2 Portuguese Bend Road,
Rolling Hills. You or your designated representative must attend all meetings to present
your project and to answer questions.
The area for the future stable and corral must be staked in accordance with the enclosed
Silhouette Construction Guidelines and the following requirements. Please note that
inadeauate stakina will result in postponement of the case to another month.
• Show the property lines, and setback lines in the vicinity
of the proposed future stable
• Delineate the stable and corral area with a tape or paint
on the ground
• Erect at least four corners and the highest point of the
future stable and connect them with flags
• Show feasible access to the future stable
The silhouette shall be constructed a minimum of 5-7 days
prior to the field trip. The silhouette must remain on the
property during the entire review process of this case,
L.�
Printed on Recycled Paper
• •
including City Council's review. It is, therefore, imperative
that the construction of the silhouette be of a sturdy
nature. including the stakes for the property lines and
setbacks.
Please call me at (310) 377-1521 if you have any questions.
54/
YoI nta Schwartz
PI nning Director
cc: Jamshid Sarmast, Construction
612 N. Irena Ave # E
Redondo Beach, CA 90277-2992
i
,„ ' ,
3.r 5 7 - 0077
SILHOUETTE CONSTRUCTION GUIDELINES
);Li ; i i'r;:: rf.7..1',
!;;:, i iill.l :. C.;.! 11. f'.`'i •'d
•:10)
A silhouette of proposed construction must be erected the week preceding the designated
Planning Commission or City Council meeting/field trip.
Silhouettes should be constructed with 2" x 4" lumber. Printed boards are not acceptable.
Bracing should be provided.
Lumber, wire or other suitable material should be used to delineate roof ridges and eaves.
Flags in close proximity to each other must be attached to the wire or twine to aid in the
visualization of the proposed construction.
Property lines, setback lines and easement lines must be staked along the areas of
construction. 21/2 - 3' high wooden stakes must be used to delineate the lines. Such stakes must
be flagged and marked on their sides:
• Property line ( red or pink flag)
• Setback line (green flag)
• Easement line (yellow flag) .
and remain in the ground throughout the entire review and approval process as well as
during the entire construction process, when required by the Commission.
The application may be delayed if inaccurate or incomplete silhouettes are constructed.
If you have any further questions contact the Planning Department Staff at (310) 377-1521.
Ult IR
SECTION PLAN