842, Construction of an above grade, Staff ReportsTO:
FROM:
Re/lig, glad
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No: 7B
Mtg. Date: 11-19-13
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 842
26 CINCHRING ROAD (LOT 18-2-CH)
RA-S-1, 1.5 ACRES
ELLIOTT AND NOURIT BRUNNER
DOMANI ARCHITECTURE
JULY 4, 2013
OCTOBER 3, 2013
PLANNING COMMISSION PREVIOUS ACTION
1. The Planning Commission viewed the project in the field on October 31, 2013. At
the field trip a neighbor brought up a concern regarding the location of the eastern
property line. The applicant agreed to verify the line and place permanent markers
indicating the property line. Commissioner Mirsch expressed a concern regarding the
proposed access to the future stable.
2. Following discussion, Commissioner Gray made a motion to direct staff to bring
forth a Resolution of approval for the November 19, 2013 meeting. Chairman Chelf
seconded the motion clarifying that the Commission may further deliberate the case at
the November meeting, and left the public hearing open.
3. Staff prepared a Resolution of approval for this project for Commission's
consideration based on the property lines as staked in the field. As requested by the
Commissioners, the Resolution includes a condition that any modification or further
development on the property requires Planning Commission review and approval, and
that the project meet all of the required zoning and building code requirements
including Water Efficient landscaping ordinance.
Z.C. No. 842
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4. The property owner had a survey done along the eastern property line and it was
determined that the property line as originally delineated and presented to the Planning
Commission and on the plans was off by few inches, which does not affect the location
of any of the existing or proposed structures in relationship to setbacks.
5. It is recommended that the Planning Commission review and adopt the
Resolution.
BACKGROUND
6. The applicants request to construct a 629 square feet above grade deck, which will
be 110 feet long along the front of the residence. The deck at its highest point will be 2'6"
above grade. The applicants propose to re -grade the area between the driveway and the
deck to provide for terraced areas with retaining walls, which would not exceed 4' in
height. The proposed front retaining walls would vary in length from a 140' long lower
wall (closer to the driveway) to 110' long second wall, (closer to the deck); with a flat
planter area of between 3-5 feet in between the walls with the remaining separation of not
to exceed 2:1 slopes. Other retaining walls include up to 5' high 88' long retaining wall,
on the average 4'4" tall, along the spa patio area; up to 5' high by 31 foot long, on the
average 4'6" tall retaining wall along the enlarged driveway, to provide for additional
turn around area; and a 23' long retaining wall, on the average 4'4" high to accommodate
a new pool equipment and planter area. An existing 8' high retaining wall behind the
pool and a planter will be removed and replaced with terraced walls to soften the
appearance and to provide more usable rear yard area.
Variances are also requested to export 340 cubic yards of dirt from the excavation and re-
grading and to exceed by 2% the maximum permitted 40% disturbance of the net lot area.
The applicants propose to demolish the existing swimming pool and construct a new 933
square foot pool, which requires a Site Plan Review.
7. The property is zoned RAS-1 and the gross lot area is 1.58 acres. The net lot area
for development purposes is 58,670 square feet or 1.34 acres. The lot is landlocked. Access
to the property is over easements on adjacent properties.
8. In addition, minor grading is proposed beyond the swimming pool to create
paths and on grade viewing areas. For that area, several not to exceed 2.5 high MSE-
mechanically stabilized earth walls (verdura soil retention walls) are proposed. These
walls will be planted. Other areas where the verdure walls are proposed is along the
eastern easement line, behind the pool and the front yard area. A dissipater with a bio-
retention basin is proposed in the front setback to take advantage of the natural drainage
course in that area. Section 17.17.150D of the Zoning Ordinance permits not to exceed 3'
high rubble walls and drainage devices in setbacks.
Z.C. No. 842
C9
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9. An over-the-counter approval by staff was recently granted for interior remodel
of the residence. Additional grading of approximately 110 cubic yards will be required in
the future for the stable pad.
10. Building permits show that the residence and pool were built between 1977-
1979.
MUNICIPAL CODE COMPLIANCE
11. As stated above a Site Plan Review is required due to the construction of an
above grade deck, grading, construction of walls and construction of 933 square foot
swimming pool. Variances are requested for export of dirt, exceedance of the disturbed
area and for 3 retaining walls that on the average exceed 2/ feet in height.
12. The existing residential building pad (outside the setbacks) is 9,812 square feet
and has coverage of 57.6%. The new pad will be 11,132 square feet and will have
coverage of 6,822 square feet or 61.3%, which is the added deck and entryway.
13. The structural net lot coverage is proposed at 7,859 square feet or 13.4%, which
includes all the structures and the proposed deck, minus the allowed deductions (20%
permitted); and the total lot coverage including structures and paved areas is proposed
at 15,710 square feet or 26.8%, (35% permitted).
14. Currently 24.5% of the lot is disturbed, which does not include the future stable
and corral. With the future stable area, 42.0% of the lot will be disturbed. (Max.
permitted 40%).
15. The grading will entail 610 cubic yards of cut and 270 cubic yards of fill with a
request to export 340 cubic yards of dirt. The applicants could retain the dirt on site by
grading down some of the existing slopes to create a flat area where the dirt could be
deposited and compacted. That would add to the disturbance of the lot and flatten a
natural area.
16. The applicants show a future set aside for a stable and corral of 1,000 square feet
on a separate building pad, which will have coverage of 45%, if 450 square foot stable is
constructed.
17. In response to the justification for the Variances, the applicants' representative
states that the wall in the rear replaces an 8' high wall and creates a gentler grade and
terraced patios resulting in more natural appearance. The wall along the enlarged
parking accommodates a turn around area for emergency vehicles for improved fire
safety. Grooming the backyard slopes results in the need to export dirt. In order to
retain the dirt an artificial pad would need to be created, which would contribute to
even more disturbance of the lot. Many of the existing trees and groundcover will
remain.
Z.C. No. 842
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18. When reviewing a site plan review and variance applications the Planning
Commission should consider Site Plan Review and Variance criteria shown below.
19. The project meets the City's structural and total coverage standards.
20. The lot contains an adequate area to construct a stable and corral in the future.
The location would require minor disturbance and grading.
21. The Rolling Hills Community Association Architectural Committee review is
also required.
22. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZONING CASE NO. 842
REVIEW CRITERIA
RA -S-1 Zone Setbacks:
Front: 50 ft. from front easement
Side: 20 ft. from property line
Rear: 50 ft. from property line
Site Plan Review required if size
of structure increases by at least
1,000 sq.ft. in a 36-month period;
decks, grading and pool
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum -guideline)
Stable
Grading
Disturbed Area
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
Z.C. No. 842
EXISTING
I Residence with accessory
structures
Residence
Garage
Swim Pool /spa
Stable
Service Yard
Pool eqp.
Att. trellis
Entry
Raised deck
TOTAL
3919 sq.ft.
661 sq.ft.
603 sq.ft.
0 sq.ft.
90 sq.ft.
40 sq.ft.
528 sq.ft.
225 sq.ft.
109 sq.ft.
6,175 sq.ft.
10.5%
22.6%
57.6% on 9,812 sq.ft. pad
N/A
N/A
24.5%
PROPOSED
New deck, pool, grading &
walls
Residence
Garage
Swim Pool /spa
Stable -Future
Service Yard
Pool eqp.
Att. trellis
Entry
Det. Trellises
Water features
BBQ/Fire pit
Raised deck
3935 sq.ft.
661 sq.ft.
933 sq.ft.
450 sq.ft.
139 sq.ft.
134 sq.ft.
550 sq.ft.
391 sq.ft.
310 sq.ft.
157 sq.ft.
45 sq.ft.
629 sq.ft.
TOTAL 8,334 sq.ft.
w/allowed deductions 7,859 s.f
13.4% of 58,670 s.f. net lot area
(incl. future stable)
26.8% (15,710 sq.ft.)
61.3% on 11,132 sq.ft. pad
45%-Future (if 450 s.f. stable is
constructed)
880 c.y. total with 340 c.y.
export
42.0%, with future stable, corral
and access (24,602 sq.ft.)
•
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area where impervious surfaces
exist.
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and Animals
Existing from Cinchring
N/A
N/A
N/A
SITE PLAN REVIEW CRITERIA
Existing from Cinchring
Future from drwy
Planning Commission review
Planning Commission review
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of
certain development projects in the City for the purposes of ensuring that the proposed
project is consistent with the City's General Plan; incorporates environmentally and
aesthetically sensitive grading practices; preserves existing mature vegetation; is
compatible and consistent with the scale, massing and development pattern in the
immediate project vicinity; and otherwise preserves and protects the health, safety and
welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by
the Commission, or by the City Council on appeal, unless the following findings can be
made:
1. The project complies with and is consistent with the goals and policies of the
general plan and all requirements of the zoning ordinance;
2. 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;
3. The project is harmonious in scale and mass with the site, the natural terrain
and surrounding residences;
4. 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);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course;
7. 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;
Z.C. No. 842
• •
8. The project is sensitive and not :detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental
Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on
appeal) must make 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be
observed;
E. That the variance does not grant special privilege to the applicant;
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; and
G. That the variance request is consistent with the general plan of the City of
Rolling Hills.
SOURCE: City of Rolling Hills Zoning Ordinance
Z.C. No. 842
RESOLUTION NO. 2013-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW
FOR GRADING AND CONSTRUCTION OF AN ABOVE GRADE DECK
AND REQUEST FOR VARIANCES TO EXPORT DIRT FROM THE SITE,
TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE AND TO
EXCEED THE REQUIREMENT THAT WALLS BE ON THE AVERAGE
2.5 FEET IN HEIGHT IN ZONING CASE NO. 842, 26 CINCHRING
ROAD, (LOT 18-2-CH), ROLLING HILLS, CA. (BRUNNER). PROJECT
HAS BEEN DETERMINED TO BE EXEMPT FROM 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. An application was duly filed by Drs. Elliott and Nourit Brunner
with respect to real property located at 26 Cinchring Road, Rolling Hills (Lot 18-2-CH)
requesting a Site Plan Review to grade 880 cubic yards of dirt, to construct a 629 square
feet above grade deck, to construct several walls ranging in height from a curb to 5',
reconfigure and enlarge the pool for a total of 933 square foot pool and spa, reconstruct
the rear patio and enlarge the turn around at the end of the driveway. A Variance is also
requested to export 340 cubic yards of dirt, to exceed the maximum disturbed area and
to exceed the requirement that walls be on the average 2.5 feet in height.
Section 2. The Planning Commission conducted duly noticed public hearings
at field trips to the property on July 16, 2013 and October 31, 2013 to consider the
application and at a regular Planning Commission meetings on November 19, 2013. The
applicants were 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 Commission having reviewed,
analyzed and studied said proposal. The applicants and their representatives were in
attendance at the hearings.
During the field trip a concern was raised by a neighbor to the east regarding location of
the property line between the two properties. The applicant had the property line re-
surveyed and a corner marked.
Section 3. The property is zoned RAS-1 and the gross lot area is 1.58 acres.
The net lot area for development purposes is 58,670 square feet or 1.34 acres. The lot is
landlocked. Access to the property is over easements on adjacent properties. The rear of
the property is located in a steep canyon, which is also a flood hazard area, and is not
developable.
ZC No. 842, 26 Cinchring Rd.
• •
Section 4. The Planning CommisSion finds that the project qualifies as a Class
3 Exemption, and is therefore categorically exempt from environmental review under
the California Environmental Quality Act.
Section 5. Section 17.46.030 of the Zoning Ordinance requires a development
plan to be submitted for Site Plan Review and approval before any grading requiring a
grading permit or any building or structure may be constructed. Section 17.46.020
requires a development plan to be submitted for Site Plan Review for above grade deck
and Section 17.16.190F requires a Site Plan review for walls over 3 feet in height.
Grading is required for these improvements. With respect to the Site Plan Review
application for grading and for the improvements the Planning Commission makes the
following findings of fact:
A. The proposed development is compatible with the General Plan and
surrounding uses because the proposed project complies with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The grading for the improvements are minor
and are not contained in one area, therefore the lot does not have the appearance of
having unnatural terrain, as all of the grading blend into a natural looking condition.
The grading cut is not deep nor the fill is very high; and in several areas follow the
natural topography. The proposed deck replaces an old deck that is in disrepair and
almost 8 feet above ground. The proposed project is screened from the road so as to
reduce the visual impact of the development.
B. The development plan substantially preserves the natural and undeveloped state
of the lot because the new improvements will not cause the lot to look overdeveloped.
The proposed deck will be located in the same place, along the residence, as the existing
deck, but the slope reaching the deck will be terraced to eliminate the 8' above grade
condition. Most of the disturbance is on grade and follows the natural topography of
the property. The proposed 5' wall in the rear will replace an existing 8' wall to soften
the appearance of the rear yard. Significant portions of the lot will be left undeveloped
so as to maintain open space on the property. The nature, condition, and development
of adjacent uses, buildings, and structures and the topography of the lot have been
considered, and the construction will not adversely affect or be materially detrimental
to the adjacent uses, buildings, or structures because the proposed improvements will
be constructed on a portion of the lot which is least intrusive to surrounding properties,
will be screened and landscaped with flowers and shrubs is of sufficient distance from
nearby residences so that the proposed project will not impact the view or privacy of
surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale and mass
with the site, the natural terrain and surrounding residences. The proposed project is
consistent with the scale of the neighborhood. The proposed project does not entail
construction of new structures, but low walls, terraced configuration for landscaping
ZC No. 842, 26 Cinchring Rd.
2 g
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purposes and enlarged pool from what currently exists. Grooming of the lot, rather than
steep grading, will result in a softer topography and more useful areas and will not add
structural development.
D. The development plan follows natural contours of the site to the maximum
extend practicable to accomplish groomed and usable areas of the lot. Natural drainage
courses will not be affected by the project. Grading will not modify existing drainage
channels nor redirect drainage flow. The project is not located in a canyon or on existing
slopes that exceed 25%.
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because the proposed
development will utilize the existing driveway.
F. The project conforms to the requirements of the California Environmental
Quality Act and is exempt.
G. The project preserves much of the exiting vegetation and mature trees and will
supplement these elements with drought -tolerant landscaping. A landscaping plan will
be filed with the City.
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. A Variance to Section 17.16.070 (B) is required because it states that
the lot disturbance shall be limited to 40.0% of the net lot area. The applicant is
requesting a Variance because total disturbance of the net lot area is proposed to be
42.0%, which included disturbance for the future stable, corral and access thereto. 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 this property that do not apply generally to the other properties in the same zone.
The property is unique in that the rear of the property is designated as a flood hazard
area, and although it is relatively flat, no construction of any sort would be permitted in
that area. The exceedance of 2% of the disturbance over the permitted disturbance is
attributed to the construction of the stable and corral, if constructed in the future.
Without the flood hazard area, the future stable and corral could be located in the rear
yard area, where no grading would be required. Until the stable, corral and access
thereto is constructed, the disturbance of the lot will be in compliance.
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
ZC No. 842, 26 Cinchring Rd.
•
•
would be denied to the property in question absent a variance. The applicants propose
to demolish several existing tall retaining walls and replace them with longer but
shorter walls and groom the lot to soften the cuts in the topography, which resulted
from the existing high walls. Those shorter walls necessitate disturbance of the lot
beyond the current disturbance. The overage is of 2% over the maximum permitted
disturbance is not significant and the property owner should not be denied the privilege
of a more usable lot simply because the topographic nature of the lot and the flood
hazard area constraint, on which structures may not be constructed make it infeasible to
comply strictly with Section 17.16.170.
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. 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.
D. 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 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.
E. The variance does not grant special privileges to the applicant. Unique
circumstances applicable to the subject property make it infeasible for the property
owner to comply with Section 17.16.070. The minor overage requested will allow the
property owner to enjoy the same rights and privileges afforded to many other
properties in the vicinity and zone.
Section 7. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in the
same vicinity. A Variance from Section 17.16.190F is requested because it states that walls
may not exceed 5' on the average of 21/2 feet in height. The applicants request a Variance
to allow a portion of the rear walls to exceed on the average 2.5 feet in height. 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 this property that do not apply generally to the other properties in the same zone. The
property is unique in that the original grading and construction created steep slopes
ZC No. 842, 26 Cinchring Rd. 4 9.7
•
between the driveway and the building pad and an 8' high wall in the rear of the
property to accommodate a pool and a back yard. In order to soften the topography of
the lot and create more usable areas the rear and side walls will not exceed 5', but will be
4'4" to 4'6" high on the average. A portion of the 8' wall will be replaced with those
lower walls, which will soften the rear yard area and allow for additional landscaping
and gentler slopes. In order to shore up the rear slope, after removal of the 8' wall, those
walls are necessary.
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
would be denied to the property in question absent a variance. Many of the homes in
the area are developed with walls that on the average exceed 2.5' in height. The
construction of the walls is intended to remove an 8' high wall, soften the looks of the
rear yard and the slopes above.
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 proposed wall will not impact the view or privacy of
surrounding neighbors, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
D. 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 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, where the
topography of the lots dictate grading requirements for property stabilization and
erosion control and height of walls. The requested variance 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.
Section 8. A Variance to Section 17.16.230 is required because it states that no
import or export of soil shall be permitted in connection with any grading. The
applicant is requesting a Variance because a total of 340 cubic yards of dirt is proposed
to be exported from the property. 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 this property that do not apply generally to the other properties in the same zone
because there is no feasible area on the lot to deposit the extra soil that will be generated
ZC No. 842, 26 Cinchring Rd. 5
li
•
from the grooming of the lot. The property is unique in that the rear of the property is
designated as a flood hazard area, and although it is relatively flat, no construction of
any sort would be permitted in that area, including deposit of dirt. Deposition of dirt in
this area would cause flooding elsewhere on the lot and on other lots. The other areas of
the lot are not conducive to deposition of dirt, because it would cause an increase in the
disturbance of the lot and modify the remaining natural terrain on the lot.
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
would be denied to the property in question absent a variance. The request to export
dirt is not substantial and would preserve much of the natural terrain of the property.
One of the goals of the General Plan is to protect to a maximum extent practicable the
natural terrain of properties and not create unnecessary flat areas. The property owners
would like to adhere to that goal and not create additional flat areas.
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. Export of 340 cubic yards of soil is minimal, compared to the
allowed export of soil from excavation activities, such as basements and pools. The
export of dirt will have no effect on the public welfare or on property or improvements
in the vicinity.
D. 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 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 export
requested is not substantial and does not undermine the spirit or intent of the Zoning
Ordinance.
E. The variance does not grant special privileges to the applicant. Unique
circumstances applicable to the subject property make it infeasible for the property
owner to comply with Section 17.16.230. The minor overage requested will allow the
property owner to enjoy the same rights and privileges afforded to many other
properties in the vicinity and zone.
Section 9. Based upon the foregoing findings in Sections 5, 6, 7 and 8, the
Planning Commission hereby approves the Site Plan Review and Variances application
in Zoning Case No. 842 for grading, export of dirt, above grade deck, walls exceeding
2.5' in height on the average and enlarged swimming pool as shown on the Site Plan
dated October 8, 2013 subject to the following conditions:
ZC No. 842, 26 Cinchring Rd. 6 ��
• •
A. The conditions of approval, specified herein shall be printed on all
construction plans and shall be available at the construction site at all times.
B. The Site Plan Review and Variances approvals shall expire within two
years from the effective date of approval if construction pursuant to this approval has
not commenced within that time period, as required by Sections 17.46.080(A) and
17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise
extended pursuant to the requirements of those sections.
C. It is declared and made a condition of the approval, that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
hereunder shall lapse; provided that the applicants have been given written 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.
D. All requirements of the Building and Construction Code, the Zoning
Code, and of the zone in which the subject property is located must be complied with,
including the Lighting Ordinance, unless otherwise set forth in this approval, or shown
otherwise on an approved plan.
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated October 8, 2013. Prior to submittal of final working
drawings to the Building and Safety Department for issuance of grading and/ or
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.
F. The 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
therein 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 project must be reviewed and approved by the RHCA.
H. Grading shall not exceed a total of 880 cubic yard of cut and fill total; of
which 340 cubic yards may be exported as approved herein by a Variance. Cut and fill
slopes shall not exceed steepness as shown on the development plan dated October 8,
2013.
ZC No. 842, 26 Cinchring Rd.
• •
I. Structural lot coverage shall not exceed 7,589 square feet or 13.4% of the
net lot area, in conformance with the zoning requirements.
J Total lot coverage of structures and paved areas shall not exceed 15,710
square feet, including the driveway or 26.8% in conformance with the zoning ordinance.
K. The retaining wall along the patio in the rear yard and along the enlarged
parking pad/turn out area may not exceed 5 feet in height at any one point from the
finished grade.
L. The disturbance of the net lot shall not exceed 24,602 square feet of surface
area or 42.0%, which includes the future stable, corral and access thereto.
M. Residential building pad coverage on the 11,132 square feet residential
building pad shall not exceed 6,922 square feet or 61.3%.
N. The applicant shall be required to conform to the City of Rolling Hills
Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal Code. The
applicant shall submit to the City two copies of a landscaping and irrigation plan and
water usage certification prior to obtaining grading permit. Within 90-days of
completion of the construction of the project, the applicant shall submit a landscaping
compliance certification.
O. All graded areas shall be vegetated utilizing to the greatest extent feasible
mature native and drought resistant plants. Plants shall be utilized, which are consistent
with the rural character of the community and meet the fire department requirements
for fire resistant plants. 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 as not
to impair views of neighboring properties but to screen the project site.
P. Minimum of 50% of the construction material spoils shall be recycled and
diverted. The hauler shall provide the appropriate documentation to the City.
Q. There shall be no dumping of any debris, trash, soil spoils, construction
materials or any other matter into the canyon.
R. No grading, construction or storage of any objects including building
materials shall take place in the easement, unless approved by the RHCA.
S. 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.
ZC No. 842, 26 Cinchring Rd.
8 �1
• •
T. During grading and construction operations, trucks shall not park, queue
and/or idle at the project site or in the adjoining right-of-way before or after the
permitted hours of operations. To the maximum extent possible, staging of equipment
and parking of vehicles during construction shall be on site.
U. The applicant shall comply with grading requirements relative to
submitting grading and construction reports as required by the Building and Grading
Code.
V. The applicant shall submit a detailed drainage plan including hydrology
study to the City's drainage engineer, if required. This project shall meet the
requirements of the City's Low Impact Development portion of the Storm Water
Management and Pollution Control ordinance.
W. No drainage device may be located in such a manner as to contribute to
erosion or in any way affect an easement, frail or adjacent properties. The energy
dissipaters shall be designed in such a manner as to not cross over any equestrian trails
or easements. The drainage system(s) shall not discharge water onto a trail, shall
incorporate earth tone colors, including in the design of the dissipater and shall be
screened from any trail and neighbors views to the maximum extent practicable,
without impairing the function of the drainage system.
X. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department requirements for the
installation and post construction maintenance of stormwater drainage facilities.
Y. During construction, conformance with the air quality management
district requirements shall be complied with, so that people or property are not exposed
to undue vehicle trips, noise, dust, and objectionable odors.
Z. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department Best Management
Practices (BMPs) related to solid waste and storm water management, including erosion
control measures.
AA. The property owner and/or his/her contractor/applicant shall be
responsible for compliance with the no -smoking provisions in the Municipal Code.
AB. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http://www.wrh.noaa.gov/Iox/main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions.
ZC No. 842, 26 Cinchring Rd. 9
• •
AC. Until the applicants execute and record an Affidavit of Acceptance of all
conditions of this Site Plan Review and Variances approvals, as required by the
Municipal Code, the approvals shall not be effective.
AD. All conditions of the Site Plan and Variances approvals, that apply, shall
be complied with prior to the issuance of grading or building permit.
AE. Any modification to the project, including but not be limited to
increase in grading quantities, limits of grading or disturbed area on the property
that varies from this approval and any future development on the property shall be
reviewed and approved by the Planning Commission, except as provided for in
Section 17.46.040C.
AF. 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
PASSED, APPROVED AND ADOPTED THIS 19th DAY OF NOVEMBER 2013.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
ZC No. 842, 26 Cinchring Rd.
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2013-18 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW
FOR GRADING AND CONSTRUCTION OF AN ABOVE GRADE DECK
AND REQUEST FOR VARIANCES TO EXPORT DIRT FROM THE SITE,
TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE AND TO
EXCEED THE REQUIREMENT THAT WALLS BE ON THE AVERAGE
2.5 FEET IN HEIGHT IN ZONING CASE NO. 842, 26 CINCHRING
ROAD, (LOT 18-2-CH), ROLLING HILLS, CA. (BRUNNER). PROJECT
HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT, (CEQA).
was approved and adopted at a regular meeting of the Planning Commission on
November 19, 2013 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
HEIDI LUCE
CITY CLERK
ZC No. 842, 26 Cinchring Rd. 11 5
TO:
FROM:
84 a/Rd/1# qteli
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No: 4B-Field Trip
Mtg. Date: 10-15-13
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 842
26 CINCHRING ROAD (LOT 18-2-CH)
RA-S-1, 1.5 ACRES
ELLIOT AND NOURIT BRUNNER
DOMANI ARCHITECTURE
JULY 4, 2013
OCTOBER 3, 2013
REQUST AND RECOMMENDATION
1. The property owners, Drs. Elliot and Nourit Brunner, request a Site Plan Review to
grade 880 cubic yards of dirt to construct 520 square feet above grade deck and reconstruct
an existing 109 square foot deck for a total of 629 square feet above grade deck: construct
several walls ranging in height from a curb to 5', reconfigure and enlarge the pool for a
total of 933 square foot pool and spa, reconstruct the rear patio and enlarge the turn
around at the end of the driveway. A Variance is also being requested to export 340 cubic
yards of dirt, to exceed the maximum disturbed area and to exceed the requirement that
walls be on the average 2.5 feet in height.
It is recommended that the Planning Commission review the staff report, view the project
in the field, take public testimony and provide direction to staff.
BACKGROUND
2. The Planning Commission visited the site in July 2013. Due to conflicting
information provided and change in scope of work, the project was continued.
Z.C. No. 842
• •
3. The property is zoned RAS-1 and the gross lot area is 1.58 acres. The net lot area
for development purposes is 58,670 square feet or 1.34 acres. The lot is landlocked. Access
to the property is over an easement on adjacent properties.
4. The applicants revised the scope of work and are currently requesting to construct
a 520 square foot above grade deck and reconstruct an existing 109 square foot deck for a
total of 629 square feet deck, which will be 110 feet long along the front of the residence.
The deck at its highest point will be 2'6" above grade. The applicants propose to re -grade
the area between the driveway and the deck to provide for terraced areas with retaining
walls, which would not exceed 4' in height. The proposed front retaining walls would
vary in length from a 140' long lower wall (closer to the driveway) to 110' long second
wall, (closer to the deck); with a flat planter area of between 3-5 feet in between the walls
with the remaining separation of not to exceed 2:1 slopes. Other retaining walls include
up to 5' high 88' long retaining wall, on the average 4'4" tall, along the spa patio area; up
to 5' high by 31 foot long, on the average 4'6" tall retaining wall along the enlarged
driveway, to provide for additional turn around area; and a 23' long retaining wall, on
the average 4'4" high to accommodate a new pool equipment and planter area. An
existing 8' high retaining wall behind the pool and a planter will be removed and
replaced with terraced walls to soften the appearance and to provide more usable rear
yard area.
Variances are also requested to export 340 cubic yards of dirt from the excavation and re-
grading and to exceed by 2% the maximum permitted 40% disturbance of the net lot area.
The applicants also propose to demolish the existing swimming pool and construct a new
933 square foot pool, which requires a Site Plan Review.
5. In addition minor grading is proposed beyond the swimming pool to create paths
and on grade viewing areas. For that area, several not to exceed 2.5 high MSE-
mechanically stabilized earth walls (verdura soil retention walls) are proposed. These
walls will be planted. Other areas where the verdure walls are proposed is along the
eastern easement line, behind the pool and the front yard area. A dissipater with a bio-
retention basin is proposed in the front setback to take advantage of the natural drainage
course in that area. Section 17.17.150D of the Zoning Ordinance permits not to exceed 3'
high rubble walls and drainage devices in setbacks.
6. An over-the-counter approval by staff was recently granted for interior remodel
of the residence. Additional grading of approximately 110 cubic yards will be required in
the future for the stable pad.
7. Building permits show that the residence and pool were built between 1977-1979.
Z.C. No. 842
• •
MUNICIPAL CODE COMPLIANCE
8. As stated above a Site Plan Review is required due to the construction of an
above grade deck, grading, construction of walls and construction of 933 square foot
swimming pool. Variances are requested for export of dirt, exceedance of the disturbed
area and for 3 retaining walls that on the average exceed 21/2 feet in height.
9. The existing residential building pad (outside the setbacks) is 9,812 square feet
and has coverage of 57.6%. The new pad will be 11,132 square feet and will have
coverage of 6,822 square feet or 61.3%, which is the added deck and entryway.
10. The structural net lot coverage is proposed at 7,859 square feet or 13.4%, which
includes all the structures and the proposed deck, minus the allowed deductions (20%
permitted); and the total lot coverage including structures and paved areas is proposed
at 15,710 square feet or 26.8%, (35% permitted).
11. Currently 24.5% of the lot is disturbed, which does not include the future stable
and corral. With the proposed grading, including the future stable area, 42.0% of the lot
will be disturbed. (Max. permitted 40%).
12. The grading will entail 610 cubic yards of cut and 270 cubic yards of fill with a
request to export 340 cubic yards of dirt. The applicants could retain the dirt on site by
grading down some of the existing slopes to create a flat area where the dirt could be
deposited and compacted. That would add to the disturbance of the lot and flatten a
natural area.
13. The applicants show a future set aside for a stable and corral of 1,000 square feet
on a separate building pad, which will have coverage of 45%, if 450 square foot stable is
constructed.
14. In response to the justification for the Variances, the applicants' representative
states that the wall in the rear replaces an 8' high wall and creates a gentler grade and
terraced patios resulting in more natural appearance. The wall along the enlarged
driveway accommodates a turn around area for emergency vehicles for improved fire
safety. Grooming the backyard slopes results in the need to export dirt. In order to
retain the dirt an artificial pad would need to be created, which would contribute to
even more disturbance of the lot. Many of the existing trees and groundcover will
remain.
15. When reviewing a site plan review and variance applications the Planning
Commission should consider Site Plan Review and Variance criteria shown below.
16. The project meets the City's coverage standards, except for the building pad
coverage and disturbance.
Z.C. No. 842
• •
17. The lot contains an adequate area to construct a stable and corral in the future.
The location would require minor disturbance and grading.
18. The Rolling Hills Community Association Architectural Committee review is
also required.
19. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZONING CASE NO. 842
REVIEW CRITERIA
RA -S-1 Zone Setbacks:
Front: 50 ft. from front easement
Side: 20 ft. from property line
Rear: 50 ft. from property line
Site Plan Review required if size
of structure increases by at least
1,000 sq.ft. in a 36-month period;
decks, grading and pool
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum -guideline)
Stable
Grading
Disturbed Area
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
area where impervious surfaces
exist.
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and Animals
EXISTING
Residence with accessory
structures
Residence
Garage
Swim Pool /spa
Stable
Service Yard
Pool eqp.
Att. trellis
Entry
Raised deck
TOTAL
3919 sq.ft.
661 sq.ft.
603 sq.ft.
0 sq.ft.
90 sq.ft.
40 sq.ft.
528 sq.ft.
225 sq.ft.
109 sq.ft.
6,175 sq.ft.
10.5%
22.6%
57.6% on 9,812 sq.ft. pad
N/A
N/A
24.5%
Existing from Cinchring
N/A
N/ A
N/A
PROPOSED
New deck, pool, grading &
walls
Residence 3935 sq.ft.
Garage 661 sq.ft.
Swim Pool /spa 933 sq.ft.
Stable -Future 450 sq.ft.
Service Yard 139 sq.ft.
Pool eqp. 134 sq.ft.
Att. trellis 550 sq.ft.
Entry 391 sq.ft.
Det. Trellises 310 sq.ft.
Water features 157 sq.ft.
BBQ/Fire pit 45 sq.ft.
Raised deck 629 sq.ft.
TOTAL 8,334 sq.ft.
w/allowed deductions 7,859 s.f
13.4% of 58,670 s.f. net lot area
(incl. future stable)
26.8% (15,710 sq.ft.)
61.3% on 11,132 sq.ft. pad
45%-Future (if 450 s.f. stable is
constructed)
880 c.y. total with 340 c.y.
export
42.0%, with future stable, corral
and access (24,602 sq.ft.)
Existing from Cinchring
Future from drwy
Planning Commission review
Planning Commission review
Z.C. No. 842 f -4- y1
• •
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of
certain development projects in the City for the purposes of ensuring that the proposed
project is consistent with the City's General Plan; incorporates environmentally and
aesthetically sensitive grading practices; preserves existing mature vegetation; is
compatible and consistent with the scale, massing and development pattern in the
immediate project vicinity; and otherwise preserves and protects the health, safety and
welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by
the Commission, or by the City Council on appeal, unless the following findings can be
made:
1. The project complies with and is consistent with the goals and policies of the
general plan and all requirements of the zoning ordinance;
2. 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;
3. The project is harmonious in scale and mass with the site, the natural terrain
and surrounding residences;
4. 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);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course;
7. 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;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental
Quality Act.
SOURCE: City of Rolling Hills Zoning Ordinance
Z.C. No. 842
• •
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on
appeal) must make 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be
observed;
E. That the variance does not grant special privilege to the applicant;
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; and
G. That the variance request is consistent with the general plan of the City of
Rolling Hills.
Z.C. No. 842 -6-
NET LOT AREA: 58, 670 SF
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EXISTING STRUCTURES ON SITE
AREA BREAKDOWN 10-07-13
BRUNNER RESIDENCE AREA BREAKDOWN SHEET
STRUCTURES CALCULATIONS: 6,175 SF
SECTION AREA
A RESIDENCE 3,919 SF
B GARAGE 661 SF
C POOL/ SPA 603 SF
D POOL EQUIP. 39 SF
G ATTACHED TRELLIS 528 SF
H ENTRYWAY 225
K EXISTING DECK 109 SF
L SERVICE YARD 91 SF
6,175 SF
TOTAL EXISTING STRUCTURES AREA:
SCALE: N.T.S.
c7)
NET LOT AREA: 58, 670 SF
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EXISTING FLATWORK ON SITE
AREA BREAKDOWN 10-07-13
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BRUNNER RESIDENCE AREA BREAKDOWN SHEET
FLATWORK CALCULATIONS: 7,064 SF
•
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SECTION
AREA
1 DRIVEWAY 4,618 SF
2 PAVED WALKS 479 SF
/ SITE WALLS
3 POOL DECK 1,967 SF
7,064 SF
TOTAL FLATWORK AREA:
SCALE: N.T.S.
r
TO:
FROM:
•
Raaef gai
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No: 4A-Field Trip
Mtg. Date: 07-16-13
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 842
26 CINCHRING ROAD (LOT 18-2-CH)
RA-S-1, 1.5 ACRES
ELLIOT AND NOURIT BRUNNER
SANDRA KOVACS, DOMANI ARCHITECTURE
JULY 4, 2013
REQUST AND RECOMMENDATION
1. The property owners, Drs. Elliot and Nourit Brunner, request a Site Plan Review to
construct 517 square feet above grade deck at an existing single family residence.
It is recommended that the Planning Commission review the staff report, view the project
in the field, take public testimony and provide direction to staff.
BACKGROUND AND MUNICIPAL CODE COMPLIANCE
2. The applicants request a Site Plan Review to construct 517 square feet of above
ground deck, which at the highest point would be 1'4" out of grade. The existing 148
square foot above ground deck will remain.
3. The applicants also propose to renovate the pool, lower the pool deck by less than
12" and generally upgrade the exterior hardscape. These improvements do not require
discretionary approval. However, pursuant to Section 17.12.190 of the Zoning Code, a
deck raised 12 inches or more above grade is considered a structure that requires Site
Plan Review. An over-the-counter approval by staff was recently granted for interior
renovation to the residence.
Z.C. No. 842
•
•
4. The property is zoned RAS-1 and the gross lot area is 1.58 acres. The net lot area
for development purposes is 58,588 square feet or 1.34 acres. The lot is landlocked,
accessed over an easement on a neighbors' property.
5. Building permits show that the residence and pool were built between 1977-1979.
6. The existing residential building pad (outside the setbacks) is 10,990 square feet
and will have coverage of 6,135 square feet or 55.8%, which includes the deck, but
excludes a portion of the covered porch. The existing coverage is 51.1 %.
7. The structural net lot coverage is proposed at 7,234 square feet or 12.3%, which
includes all the structures and the proposed deck (20% permitted); and the total lot
coverage including structures and paved areas is proposed at 14,356 square feet or
24.5%, (35% permitted).
8. Currently 22.9% of the lot is disturbed, which does not include the future stable
and corral. With the disturbance for the future grading, the disturbance of the lot would
be 16,175 square feet or 27.6%. The proposed deck will be located on previously
disturbed area. The architect estimates that approximately 62 cubic yards of dirt would
need to be graded if the stable area was developed, including the access.
9. The applicants propose a not to exceed 30" wall under the proposed deck, to
prevent erosion. No grading is proposed for the improvements, except that 31.5 cubic
yards of fill will be required to backfill the 30" wall under the deck, which will be
available from the hardscape improvements.
10. The applicants show a future set aside for a stable and corral of 1,000 square feet
on a separate building pad, which will have coverage of 45.0%, if 450 square foot stable
is constructed.
11. When reviewing a site plan review application the Planning Commission must
consider whether the proposed project is consistent with the City's General Plan;
incorporates environmentally and aesthetically sensitive grading practices; preserves
existing mature vegetation; is compatible and consistent with the scale, massing and
development pattern in the immediate project vicinity; and otherwise preserves and
protects the health, safety and welfare of the citizens of Rolling Hills.
12. The project meets the City's development standards, except for the building pad
coverage.
13. The lot contains an adequate area to construct a stable and corral in the future.
The location would require minor disturbance and grading.
14. The Rolling Hills Community Association Architectural Committee review is
also required.
Z.C. No. 842
15. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA)
ZONING CASE NO. 838
REVIEW CRITERIA
RA -S-1 Zone Setbacks:
Front: 50 ft. from front easement
Side: 20 ft. from property line
Rear: 50 ft. from property line
Site Plan Review required if size
of structure increases by at least
1,000 sq.ft. in a 36-month period,
decks, grading and certain
accessory structures
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum -guideline)
Stable
Grading
Disturbed Area
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
area where impervious surfaces
exist.
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and Animals
Z.C. No. 842
EXISTING
Residence with accessory
structures
Residence
Garage
Swim Pool /spa
Stable
Service Yard
Pool eqp..
Att. porch
Entry
Raised deck
TOTAL
11.5%
23.6%
3905 sq.ft.
674 sq.ft.
603 sq.ft.
0 sq.ft.
90 sq.ft.
70 sq.ft.
518 sq.ft.
229 sq.ft.
148 sq.ft.
6,717 sq.ft.
51.1 % on 10,990 sq.ft. pad
N/A
PROPOSED
New deck
Residence
Garage
Swim Pool /spa
Stable -Future
Service Yard
Pool eqp.
Att. porch
Entry
Raised deck
3905 sq.ft.
674 sq.ft.
603 sq.ft.
480 sq.ft.
90 sq.ft.
70 sq.ft.
518 sq.ft.
229 sq.ft.
665 sq.ft.
TOTAL 7,234 sq.ft.
12.3% of 58,588 s.f. net lot area
(incl. future stable)
24.5% (14,356 sq.ft.)
55.8% on 10,990 sq.ft. pad
45%-Future (if 450 s.f. stable is
constructed)
31.6 cubic yards
Future stable 62 c.y.
22.9% 27.6%, with future stable corral
and access (16,175 sq.ft.)
Existing from Cinchring
N/A
N/ A
N/ A
Existing from Cinchring
Future from drwy
Planning Commission review
Planning Commission review
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of
certain development projects in the City for the purposes of ensuring that the proposed
project is consistent with the City's General Plan; incorporates environmentally and
aesthetically sensitive grading practices; preserves existing mature vegetation; is
compatible and consistent with the scale, massing and development pattern in the
immediate project vicinity; and otherwise preserves and protects the health, safety and
welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by
the Commission, or by the City Council on appeal, unless the following findings can be
made:
1. The project complies with and is consistent with the goals and policies of the
general plan and all requirements of the zoning ordinance;
2. 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;
3. The project is harmonious in scale and mass with the site, the natural terrain
and surrounding residences;
4. 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);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is, redirected into an existing drainage course;
7. 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;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental
Quality Act.
SOURCE: City of Rolling Hills Zoning Ordinance
Z.C. No. 842