438, Demolish existing SFR, stable , Staff ReportsCity o/ JII/h
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
MEMORANDUM
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: CRAIG R. NEALIS, CITY MANAGER
SUBJECT: REQUEST BY PROPERTY OWNER AT 16 CREST ROAD FYI
DATE: DECEMBER 1,1999
Last week, Lowell Blau, representing the Nagelhouts, 16 Crest Road West, requested
that the City/County consider issuing a temporary residential occupation permit which
would allow the Nagelhouts and their children, ages 3, 6 and 8 to occupy their
unfinished home at 16 Crest Road West. Upon receiving this request, Planning Director
Lola Ungar and Lata Thakar, Director of the Los Angeles County Department of
Building and Safety, Lomita Office, inspected the property.
The property is actively under construction without a paved driveway, without final
utilities and without kitchen facilities. The only thing partially completed in the house
appears to be the laundry room, one restroom and 3 of the bedrooms. The house is
approximately 1 / 3rd complete.
Following their inspection, and reviewing the Code, the County has issued a letter
(attached) that this request cannot be approved at this time.
Should you wish to discuss this further, please do not hesitate to let me know.
CRN:mlk
12/01/99ccnagelhout. mem
®Printed on Recycled Paper.
12/01/99 WED 16:54 FAX 310 377 7288 CITY OF ROLLING HILLS RI001
********************* •
*** TX REPORT ***
*********************
TRANSMISSION OK
TX/RX NO 0056
CONNECTION TEL
CONNECTION ID
ST. TIME 12/01 16:52
USAGE T 02'O1
PGS. 4
RESULT OK
5416741
City `eo fP;,,y
INCORPORATED JANUARY 24, 1957
NO.2 POFilUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
E-malt cltyofrfiegoLcom
FAX COVER SHEET
DATE:
TO: r,L,l,,
TIME SENT:
FROM:
FAX: OPERATOR:
SUBJECT:
REMARKS:
• - •
Cu, 0/R0fi
December 1, 1999
Mr. and Mrs. Robert Nagelhout
1521 Nelson Avenue
Manhattan Beach, CA 90266
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Dear Mr. and Mrs. Nagelhout:
Thank you for your correspondence dated November 30,1999 requesting that the
County consider authorizing a temporary Certificate of Occupancy for your residence at
16 Crest Road West.
We have enclosed a copy of correspondence from Los Angeles County Department of
Public Works District Engineer Lata Thakar highlighting the reasons that your request
cannot be approved at this time.
Should you wish to discuss this further, please do not hesitate let us know. Thank you
for your cooperation.
Since> ly,
Lola Ungar
Planning Direct or
LU:mlk
12/01/99nagelhou t.ltr
cc: Craig R. Nealis, City Manager
Lowell Blau
Printed on Recycled Paper.
Sent By: B&S LOMITA;
To: ROLLING HILLS
At: 13103777288
•
1 310 530 5482;
Dec-1-99 12:04; Page 1/1
•
COUNTY OF LOS ANGELES
DEPARTMENT OF PUBLIC 'WORKS
24320 SOUTHNARBONNE AVENUE
LOMrrA. CAU '01(N1A 90717
Telephone: (310) 534-3760
HARRY W. STONY., Director
November 30, 1999
Mr. Craig R. Nealis
City Manager
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, CA 90274
Dear Mr. Nealis:
TEMPORARY CERTIFICATE OF OCCUPANCY FOR. A RESIDENCE UNDER
CONSTRUCTION AT #16, CREST ROAD WEST, ROLLING HILLS
We have received a copy of the letter, that was sent t� you. dated November 30, 1999
from Mr. Lowel Blau the contractor for the subject project, requesting temporary certificate
of occupancy for the partially finished residence under construction.
In order to consider the request for temporary certificate of occupancy fora residence, the
Building Code definition requires that a dwelling unit contains living facilities, including
provision for sleeping, eating, cooking and sanitation.
The City of Rolling Hills Zoning Ordinance ( 17.16.1130) requires, every single family
dwelling used as a primary residence, shall have a garage with a minimum capacity of two
cars with direct paved access to a maintained roadway.
Reviewing the approved set of plan and our site visit on Nov. 29, 1999 we noticed that a
major portion of the structure Is not finished, only the east wing bedrooms and one
bathroom were almost completed, the kitchen and the garage including the driveway were
not finished. We can only consider the request for temporary certificate of occupancy
when these minimum code requirements are completed.
1 hope this information is of assistance to you.
Very truly yours,
) .0#aL VLA -�-,- LATA THAKAR
District Engineer, Lomita
• •' `• •
November 30, 1999
Mr. Craig Nealis
City Manager
City of Rolling Hills
Dear Mr. Nealis,
NOV 3 0 1999
I wish to request a "temporary" Certificate of Occupancy for my residence at 16 Crest Road, Rolling
Hills, Califomia 90274. The reason for this request is so that a gas meter can be installed as soon
as possible. It is my intent to live in this house at this time under these temporary conditions and
consequently I need a gas meter installed for space heating and bathing purposes.
As per a meeting at my residence on Friday, November 26 with Lata Thakar, District Engineer,
Lomita District, George Woods, Building and Safety Inspector and Lola Unger, Planning Director,
City of Rolling Hills, certain items were required to be complete before issuance of a "temporary"
Certificate of Occupancy would be considered. These items were completion of "Living Facilities"
which included provisions for sleeping, eating, cooking and sanitation for one family. These items
are now complete. I understand that this "temporary" Certificate will be for the East wing of the
house and I will confine myself and my family to that portion of the house untilconstruction of the
balance of the residence has been completed. I anticipate that completion of construction for the
entire residence will be approximately 2 to 3 months from the above date.
The reason for this request at this time is that my current residence has been sold and I have to
vacate the premises to the new owner as of the above date. I understand the concern for issuing a
"temporary" Certificate of Occupancy, but I assure you that I will assume full responsibility for the
safety of my family.
This situation is an extreme hardship for my family and if circumstances were not so urgent I would
wait until construction of my home was complete before occupying my new home.
My Contractor, Lowell Blau, is well aware of my situation an oncurred with this request.
JULIE NAGELHOUT
LOWELL BLAU
c.c: Lata Thakar, District Engineer, Lomita District
George Woods, Building And Safety Inspector
Lola Unger, Planning Director, City Of Rolling Hills
City O/ /0/ftflg ..AA INCORPORATED JANUARY 24, 1957
MEETING DATE: DECEMBER 21, 1993
TO:
FROM:
SUBJECT:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA UNGAR, PRINCIPAL PLANNER
16 CREST ROAD WEST
MR. HUSSAIN SHAIKH
Staff spoke with Mr. Shaikh who says that work will begin shortly
but, gave no date.
Staff has inspected the property with the Building Inspector.
During the field inspection, we observed that the foundation,
basement and garage area had been constructed. The basement areas
are sectioned by bearing walls. We also observed one workman at
the site.
We sent a letter to the owner requesting a construction schedule by
the first of the year.
S
Printed on Recycled Paper.
City ofiellin9, JUL
MEMORANDUM
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
DATE: NOVEMBER 22, 1993
TO: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: INQUIRY RE: 16 CREST ROAD WEST (LOT 74-A-MS)
Staff spoke to the property owner, Mr. Hussain Shaikh, on November
18, 1993. Mr. Shaikh said that he would be continuing construction
on the property soon, but did not give a specific date. He
appeared to be surprised by the City's concern when told that the
building site appears to be abandoned and unsightly. Staff will be
sending a letter requesting a construction schedule.
V
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•
City 0/ leottiny
agenda Item # 4F
Mtg..Date: 2/.1O/9Z
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTENTION: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: ZONING CASE NO. 438
Mr. and Mrs. Hussain Shaikh, 16 Crest Road West (Lot 74-A-MS)
RESOLUTION NO. 92-6: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS APPROVING
AN EXTENSION OF TIME FOR A VARIANCE TO THE FRONT
YARD SETBACK AND SITE PLAN REVIEW, AND MODIFYING
RESOLUTION NO. 91-3 IN ZONING CASE NO. 438.
BACKGROUND
1. The Planning Commission approved the subject resolution on February 1, 1992.
2. Approval in this case was originally granted under Planning Commission Resolution
No. 91-3 on March 9, 1991.
3. The proposed residence is at 7,500 square feet with an accompanying 1,600 square
foot garage, 630 square foot swimming pool and 450 square foot future stable.
4. Total lot coverage including paved areas and driveways will be 18,702 square feet
which equals 18.5% of the lot.
5. On January 8, 1992, correspondence was received by this office from the applicant's
engineer requesting a one-year extension due to the inability to obtain County
Grading and Geology Department permits within the original one year approval
period.
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 92-6.
•
City .1) leollin9.
MEETING DATE: JANUARY 21, 1992
TO:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING .
COMMISSION
FROM: LOLA UNGAR, PRINCIPAL PLANNER
SUBJECT: ZONING CASE NO. 438, MR. AND MRS. HUSSAIN SHAIKH
16 CREST ROAD WEST (LOT 74-A-MS)
BACKGROUND
Attached is a request from Thomas P. Black for a one year extension
for a Variance to the front yard setback and a Site Plan Review to
construct a new single family residence at the subject site.
Planning Commission Resolution No. 91-3 was approved on March 9,
1991.
Since that time, the applicant has been pursuing the project with
the County and all that remains is final approval by the County's
Soils and Geology Division.
RECOMMENDATION
It is recommended that the Planning Commission review the request.
3/4
279 West Seventn Street
San Pedro CA 90731.332'
•
January 7, 1992
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, California 90274
Attn: Lola Unger - Principal Planner
Subject: 16 West Crest Road
Rolling Hills, CA 90274
Dear Lola,
c• 213 832.2681
rgt0/
- 8 i-,�S?
I•a
crix OF ROLLING HILL
My records indicate that the application permit for the subject address will expire on March 9, 1992. Our
pursuit of "permitting" this project has been delayed by extensive time spent with the county grading +
geology departments in satisfying their demands prior to permit. We submitted this project on.March 27,*
1991 and we are hopeful that the permit will be available within the next two weeks. We therefore
respectfully request an extension of one (1) year to assure our receiving the proper permits within the
Rolling Hills Planning Commission time limitations.
Thank you for your consideration in this matter.
Yours very truly,
homas P. Black
esident
T
Bala
•
cc: Maq Hussain
South Bay Engineering/Doug McCaddie
*P.S. The delays were largely due to staff vacations and submittal overloads.
• •
i
RESOLUTION NO. 92-6
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING A MODIFICATION TO RESOLUTION NO.
91-3 GRANTING A VARIANCE TO THE FRONT YARD SETBACK,
DENYING A CONDITIONAL USE PERMIT TO CONSTRUCT A POOL
HOUSE, AND GRANTING SITE PLAN REVIEW APPROVAL IN ZONING
CASE NO. 438.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. A request has been filed by Mr. and Mrs. Hussain
Shaikh with respect to real property located at 16 Crest Road West,
Rolling Hills (Lot 74-A-MS) requesting a modification to the
condition of approval for a Variance to the front yard setback and
a Site Plan Review. The modification requested is to extend the
allowable time period for a proposed 7,500 square foot new single
family residence, 1,600 square foot garage, 630 square foot
swimming pool and a 450 square foot future stable.
Section 2. The Commission considered this item at its meeting
on January 21, 1992 at which time information was presented
indicating that the extension of time is necessary for completion
of soils and geology approval by Los Angeles County.
Section_ 3_ Based upon information and evidence submitted, the
Planning Commission does hereby modify Paragraph Q, Section 11 of
Resolution No. 91-3 to read as follows:
"Q. The Variance to the front yard setback and Site Plan
approval shall expire within two years of the approval of
this Resolution."
Section 4. Except as herein amended, the provisions of
Resolution No. 91-3 shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED THIS 21ST DAY OF JANUARY, 1992.
ATTEST:
DIANE SAWYER, DEPUTY CITY CLERK
ALLAN ROBERTS, CHAIRMAN
• •
City oi Rolling
TO: HONORABLE MAYOR & CITY COUNCIL
ATTENTION: CRAIG NEALIS, CITY MANAGER
FROM: LOLA UNGAR, PRINCIPAL PLANNER
f5
INCORPORATED JANUARY 24, •I957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
Agenda Item No. ! C
Meeting Date 3/11/91
SUBJECT: REPORT OF PLANNING COMMISSION ITEM
MODIFICATION TO ZONING CASE NO. 438
MR. HUSSAIN SHAIKH, 16 CREST ROAD (LOT 74-A-MS)
The following approved case is hereby transmitted as action of the
Planning Commission from their regular meeting of February 19,
1991.
The original zoning case was approved by the Planning Commission on
December 8, 1990 and, subsequently, the City Council took the case
under jurisdiction and remanded it back to the Planning Commission
on December 17, 1990. On January 15, 1991, redrawn plans were
presented to the Planning Commission whereby the driveway, garage
and pool deck were shown on the west side of the residence instead
of the east side to accommodate complaints raised by neighbors.
The Commission required that a full-sized silhouette of the
proposed project be constructed by the applicant for their February
field trip. In the attached resolution, the Commission has
approved the Variance for two sets of masonry pilasters in the
front yard setback and the Site Plan Review for a new residence
but denied the Conditional Use Permit for the pool cabana.
The applicants were also required to move the garage westerly by 10
feet to eliminate the two-story appearance created by the high
south facing wall of the westerly wing of the house.
Attached find the proposed resolution which the Planning Commission
finalized on March 9, 1991. If there are any additions or
corrections to the resolution, they will be brought to your
attention in written form at the City Council Meeting.
The recommended action of the City Council is to receive and file:
Resolution No. 91-3 re: Modification of Zoning Case No. 438
Mr. Hussain Shaikh, 16 Crest Road, (Lot 74-A-MS)
Approval of a Request for a Variance to the front yard setback;
Approval of a Request for a modification of a Site Plan Review for
a new residence; and Denial of a Request for a pool cabana.
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• •
RESOLUTION NO. 91-3
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A VARIANCE
TO THE FRONT YARD SETBACK, DENYING A
CONDITIONAL USE PERMIT TO CONSTRUCT A POOL
HOUSE, AND GRANTING SITE PLAN REVIEW APPROVAL
IN ZONING CASE NO. 438.
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 Mr. and
Mrs. Hussain Shaikh with respect to real property located at 16
Crest Road West, Rolling Hills (Lot 74-A-MS) requesting: (1) a
Variance to the front yard setback requirement to construct a
retaining wall; (2) a Conditional Use Permit to construct a pool
house; and (3) Site Plan Review approval to construct a new
residence and future stable.
Section 2. The Planning Commission conducted a duly
noticed public hearing to consider the application on August 21,
1990, October 16, 1990 and November 20, 1990, and conducted two
field visits on September 18, 1990 and November 3, 1990. The
applicant thereafter submitted a revised application which the
Planning Commission considered at a duly noticed public hearing
held on January 15, 1991 and February 19, 1991 and at a field
visit on February 16, 1991.
fiaetion 3. Sections 17.32.010 through 17.32.030
permit approval of a Variance from the standards and require-
ments of the Zoning Ordipance 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. Section•17.16.060 requires a front yard
setback for every residential parcel to be fifty (50) feet. The
applicant is requesting to construct a retaining wall with a
maximum height of five feet (5'), averaging no more than 2.5 feet
in height, which will encroach into the front yard setback.
Pursuant to this Section, the Planning Commission finds that:
A. There are exceptional or extraordinary circum-
stances or conditions applicable to the property or to the
intended uses that do not apply generally to the other property
or class of use in the same► vicinity and zone because there
exists topographical constraints that justify the encroachment,
in that grading will be minimized if the structure is oriented
closer to the front of the lot; the encroachment is for the
construction of the retaining wall only, a condition which
existed with the previous residence.
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B. The variance is necessary for the preservation and
enjoyment of a substantial property right possessed by other
property in the same vicinity and zone, but which is denied to
the property in question because other residences do not have the
same topographical constraints.
C. The granting of the variance would not be materi-
ally detrimental to the public welfare or injurious to the prop-
erty or improvements in such vicinity and zone in which the
property is located because the proposed project will be compat-
ible with surrounding properties, since the lot is generally at a
lower elevation than the roadway and surrounding properties,
thereby view impacts are minimal.
Section 4. Based upon the foregoing findings, the
Planning Commission hereby approves the Variance for Zoning Case
No. 438 to permit encroachment of the retaining wall into the
front yard setback, as indicated on the development plan sub-
mitted with this application and incorporated herein by reference
as Exhibit A, subject to the conditions specified in Section 11.
Section 5. The applicant has submitted plans to con-
struct a pool house as shown in Exhibit A. Section 17.16.012(G)
of the Municipal Code provides for the discretion of the Planning
Commission to grant a Conditional Use Permit for a pool house
provided no kitchen or cooking facilities are provided.
Section 6. The Planning Commission makes the following
findings:
A. The granting of a Conditional Use Permit would not
be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan and not be desirable to the public
convenience and welfare because the proposed pool house would be
located on the southerly edge of the building pad so as to be
visibly prominent and when viewed from Crest Road West and would
impair the natural vista across that portion of property from
Crest Road West to the canyon and ocean below.
B. The granting of a Conditional Use Permit would not
be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan, because the proposed project will not
comply with the low profile residential development pattern of
the City.
pection 7. Based upon the foregoing findings, the
Planning Commission hereby denies a Conditional Use Permit for a
pool house in Zoning Case No. 438.
Section 8. Section 17.34.010 requires a development
plan to be submitted for site plan review and approval before any
building or structure may be constructed or any expansion,
-2-
910306 1j A540.KCE (2)
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• •
addition, alteration or repair to existing buildings may be made
which involve changes to grading or an increase to the size of.
the building or structure by more than twenty five percent (25%)
in any thirty-six (36) month period.
section 9. The Planning Commission makes the following
findings of facts
A. The proposed development is compatible with the
General Plan, the Zoning ordinance and surrounding uses because
the proposed structure complies with the General Plan requirement
of low profile, low density residential development with suffi-
cient open apace between surrounding structures. The project
conforms to Zoning Cod. setback and lot coverage requirements.
The lot has a net square foot area of 101,240 square feet. The
proposed residence (7,500 square feet), garage (1,600 square
feet), swimming pool (630 square feet), and future stable (450
square feet) will total 10,180 square feet which constitutes 10%
of the lot which is within the maximum 20% structural lot
coverage requirement.' The total lot coverage including paved
areas and driveway will be 18,702 square feet which equals 18.5%
of the lot, which is within the 35% maximum overall lot coverage
requirement. The proposed project is on a relatively large lot
with most of the proposed structures located below the road so as
to reduce the visual impact of the development and is similar and
compatible with several neighboring developments.
B. The proposed development preserves and integrates
into the site design, to the maximum extent feasible, existing
natural topographic features of the lot including surrounding
native vegetation, mature trees, drainage courses, and land forms
(such as hillsides and knolls) because grading will be minimized
and most of the mature trees will not be removed, thereby retain-
ing the current drainage pattern and landscape screening for the
site.
C. The development plan follows natural contours of
the site to minimize grading and the existing drainage courses
will continue to the canyons at the rear of this lot.
D. The development plan incorporates existing large
trees and surrounding native vegetation to the maximum extent
feasible and supplements it with landscaping that is compatible
with and enhances the rural character of the community.
E. The development plan•substantially preserves the
nettural and undeveloped state of the lot by minimizing building
coverage because the new structures will not cause the structural
and total lot coverage to be exceeded. Further, the proposed
project will have a buildable pad coverage of 35%. Significant
portions of the lot will be left undeveloped so as to maintain
- 3 -
910306 11 AS40.KQE (2)
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• •
trail access across the property and scenic vistas across the
westerly portions of the property.
F. The proposed development is harmonious in scale
and mass with the site, the natural terrain and surrounding
residences because as indicated in Paragraph A, the maximum lot
coverage requirement will not be exceeded and the proposed
project is of consistent scale with the neighborhood. The ratio
of the proposed structure to lot coverage is similar to the ratio
found on several properties in the vicinity.
G. The proposed development is sensitive and not
detrimental to convenience and safety of circulation for pedes-
trians and vehicles because the proposed project will utilize the
existing vehicular access, thereby having no further impact to
the roadway.
H. The project conforms with the requirements of the
California Environmental Quality Act and is categorically exempt
from environmental review.
fige,j,on 10. Based upon the foregoing findings, the
Planning Commission hereby approves the Site Plan Review
application for Zoning Case No. 438 for a proposed residential
redevelopment as indicated on the development plan incorporated
herein as Exhibit A and subject to the conditions contained in
Section 11.
,$ection 11. The front yard setback variance approved
in Section 4 and the Site Plan Review for residential redevelop-
ment approved in Section 10 are subject to the following
conditions:
A. All requirements of the Zoning Ordinance and of
the zone in which the subject property is located must be com-
plied with unless otherwise set forth in the Permit, or shown
otherwise on an approved plan.
B. The lot shall be developed and maintained in sub-
stantial conformance with the site plan on file marked Exhibit A
except as otherwise provided iri these conditions. Due to the
substantial size of the property, the westerly portion of the
property shall be maintained undeveloped, so as to preserve the
remaining rural and open nature of the rest of the property.
C. The lot coverage shall not exceed 18.5%.
D. The equestrian trail shall be relocated along the
interior of the south and westerly property line, and connected
to the trail on Crest Road West.
• -4-
910306 1) A540.K0E (2)
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E. The garage shall be reduced in width so as to
accommodate no more than six (6) standard size automobiles when
parked in a tandem configuration. The total garage opening width
shall not exceed 32 feet. The front face of the garage shall be
aligned with the westerly edge of the residence so as to
eliminate the two-story appearance created by the high south
facing wall of the westerly wing of the house.
F. The retaining will incorporated into the front
yard setback shall not be greater than five feet (5') in height
at any point, averaging no more than 2-1/2 feet in height.
G. A landscape plan must be submitted to the
Landscape Committee of the Rolling Hills Community Association,
which shall forward its recommendation for approval or revision
to the City of Rolling Hills' Planning Department Staff for
approval prior to the issuance of any grading and building
permit. The landscaping plan submitted must comply with the
purpose and intent of the Site Plan Review Ordinance, shall
incorporate existing mature trees and native vegetation, and
shall utilize to the maximum extent feasible, plants that are
native to the area and/or consistent with the rural character of
the community.
A bond in the amount of the cost estimate of the imple-
mentation of the landscaping plan plus 15% shall be required to
be posted prior to issuance of a grading and building permit and
shall be retained with the city for not less than two years after
landscape installation. The retained bond will be released by
the City Manager after the City Manager determines that the
landscaping was installed pursuant to the landscaping plan as
approved, and that such landscaping is properly established and
in good condition.
H. The landscape plan shall include landscaping so as
to screen the residential development and pool deck area from the
trails on the southerly and westerly portion of the property and
from Crest Road West. The existing landscaping along the east
property line shall be maintained and augmented to screen the
project from the adjacent property.
I. The planter area along the perimeter of the
elevated deck over the garage shall have maintained landscaping
to provide a noise buffer and privacy.
J. The Landscape Plan shall include appropriately
spaced specimen trees along Crest Road West,. the type, variety
and location of which shall be approved by the Rolling Hills
Community Association.
K. Prior to the submittal of an applicable final
grading plan to the County of Los Angeles for plan check, a
-5-
910306 l) AS40.1COE (2)
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detailed grading and drainage plan with related geology, soils
and hydrology reports that conform to the Development Plan as
approved by the Planning Commission must be submitted to the
Rolling Hills Planning Department staff for their review. Cut
and fill slopes must conform to the City of Rolling Hills
standard of 2 to 1 slope ratio.
L. The project must be reviewed and approved by the
Rolling Hills Community Association Architectural Review
Committee prior to the issuance of any building or grading
permit.
M. The working drawings submitted to the County
Department of Building and Safety for plan check review must
Conform to the Development Plan approved with this application.
N. Any modifications to the project which would
constitute a modification to the Development Plan as approved by
the Planning Commission, shall require the filing of an applica-
tion for modification of the Development Plan pursuant to Sec-
tion 17.34.070 of the Rolling Hills Municipal Code.
0. All conditions of this Variance and Site Plan
Review approval must be complied with prior to the issuance of a
building or grading permit from the County of Los Angeles.
P. It is declared and made a condition of the
Variance and the Site Plan Review approval, that if any condi-
tions thereby are violated, the Permit shall be suspended and the
privileges granted thereunder shall lapse; provided that the
applicant has been given written notice to cease such violation
and has failed to do so for a period of thirty (30) days.
Q. The Variance shall expire unless used within one
year from the effective date of approval as defined in Section
17.32.10 of the Municipal Code. The Site Plan Review approval
shall expire within one year from the effective date of approval
as defined in Section 17.34.080.A.
R. Applicant shall execute an Affidavit of Acceptance
of all conditions of this Variance and Site Plan Review, or the
approval shall not be effective.
PASSED, APPROVED AND ADOPTED this day of
, 1991.
ATTEST:
Diane Sawyer, Deputy City Clerk
-6-
910306 lJ A540.KG2 (2)
Allan Roberts, Chairman
•
elty o/ Rotting JUL
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX: (213) 377.7288
DATE OF HEARING: JANUARY 15, 1991
TO: PLANNING COMMISSION
FROM: ANNE PALATINO, INTERIM PRINCIPAL PLANNER
SUBJECT: MODIFICATION TO ZONING CASE NO. 438; 16 CREST
ROAD WEST; OWNER: Mr. HUSSAIN SHAIKH
REQUEST: MODIFICATION TO THE PREVIOUSLY APPROVED
SITE PLAN REVIEW
DISCUSSION:
Zoning case No. 438, a request for a Conditional Use Permit to
construct a pool house, a Variance to the front yard setback to
coonstruct a retaining wall, and site plan review approval was
granted at the Planning Commission meeting of December 8, 1990, and
forwarded to the City Council to be received and filed. At the City
Council meeting of December 17, 1990 the City Council appealed the
decision of the Planning Commission and referred the item back to
the Planning Commission for further consideration.
Simultaneously, on December 17, 1990 the applicant submitted
revised plans and requested a modification to the previously
approved plans in an effort to appease the concerns of neighboring
property owners.
The plans that are before you for this hearing depict the driveway,
garage, and pool deck to be flipped over to the other side of the
house (from the east to the west). These are the elements of the
plan which the neighboring property owners felt would be potential
sources of noise production. In making this modification, the
residence needed to be shifted over twenty feet; previously
approved plans showed a side yard of seventy feet, while this
modification shows a side yard of fifty feet.
All other elements of the residence remain the same as previously
approved. There is no change in the size of the structure, no
change in lot coverage, and no substantial change in the grading
except that the finished floor of the structure is set down
-1-
• •
approximately one foot lower than the previous submittal.
The legal ads were placed and notices were sent to nearby property
owners. There have been no comments by any concerned residents over
the last two weeks.
RECOMMENDATION
It is recommended that the Planning Commission review the
modification and take testimony if any.
• i
e41 0/ ie0t&4
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
DATE OF HEARING: JANUARY 15, 1991
TO: PLANNING COMMISSION
FROM: ANNE PALATINO, INTERIM PRINCIPAL PLANNER
SUBJECT: RE: ZONING CASE 438
16 CREST ROAD WEST
MR. HUSSAIN SHAIRH
Grading plans for the modification to Zoning Case No. 438 were
received on Friday, January 11, after the Planning Commission
Agenda was prepared.
Please note that these plans show an increase in lot coverage from
21% to 30%; however, this still falls within the allowable lot
coverage percentage of 35%.
Mr. Douglas McHattie of South Bay Engineering will be available at
the meeting to answer any questions regarding these plans.
AP:ds
•
aiy 0/ Rolling
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
TO: PEGGY MINOR, ROLLING HILLS COMMUNITY ASSOCIATION MANAGER
FROM: CRAIG R. NEALIS, CITY MANAGER
SUBJECT: RESIDENTIAL DEVELOPMENT AT 16 CREST ROAD WEST.
DATE: DECEMBER 27, 1990
Members of the Rolling Hills City Council took action during their
regular meeting held Monday, December 17, 1990, to appeal the new
residential structure proposed for 16 Crest Road West. This item
has been referred back to the Planning Commission for
consideration. At this time, we anticipate that this project will
be considered by the Planning Commission on Tuesday, January 15,
1990.
I noticed that the Community Association Architectural Committee
had several concerns regarding this property which were raised
during their December 18th meeting. We anticipate that the
applicant, Robert Shaikh will formally submit a proposal for
modification of the residence.
Members of the Planning Commission and the City Council share
concerns regarding the proposed development. Also, as you are
aware, the adjacent property owners have voiced concerns as well.
We will keep you informed of the actions of the Planning Commission,
and the City Council regarding this project.
CN:ds
DATE OF HEARING: NOVEMBER 20, 1990
TO: PLANNING COMMISSION
FROM: ANNE PALATINO, INTERIM PRINCIPAL PLANNER
SUBJECT: ZONING CASE NO. 438, 16 CREST ROAD WEST
OWNER: MR. HUSSAIN SHAIKH
REQUEST: FOR A SITE PLAN REVIEW FOR A NEW RESIDENTIAL
REDEVELOPMENT ON THE SITE
DISCUSSION
This item was continued from the October 16th Planning Commission
meeting to a field inspection review by the Commissioners and
concerned parties, held on November 3, 1990.
The revised plans were reviewed. The applicant was asked to reduce
the total development, residence and garages down to approximately
7,500 sq. ft. total, rather than the originally proposed residence
at 7,500 sq. ft. plus two attached garages at 1,600 sq. ft. which
equals 9,100 sq. ft.
The applicant inquired about subterranean garages and was told by
staff an opinion would be sought from the Assistant City Attorney.
Counsel replied that this request would require a Variance.
The applicant and his representative were so advised in a letter; a
copy is attached for your information.
RECOMMENDATION
It is recommended that the Commission receive any further testimony
and review any revised request or proposals the applicant may
have.
DATE: OCTOBER 11, 1990
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 438; 16 Crest Road West; Owner: Shaikh
DISCUSSION
The subject was continued from the regular meeting in September to allow
the applicant and his design professional time to consider suggestions
from the Commission. The applicant has submitted revised plans to the
City that address concerns of the Commission and neighbors. The following
revisions have been made:
1. Reduced the square footage of the residence from 9,380 to 7,500 square
feet plus an approximate 960 square foot basement.
2. Reduced the total square footage of the two attached garages from
2,050 to 1,600 square feet.
3. Reduced the size of the pool/spa from 1,200 to 900 square feet.
4. Redesignated the stable to a "future' stable.
5. Removed the proposed tennis court and designated the area as a
"future" riding ring.
6. Reduced the visual impact relative to the front width of the proposed
residence from approximately 170 feet to about 150 feet.
7. Reduced the depth of the proposed residence along the easterly
property line from over 100 feet to about 60 feet.
8. Overall flatwork has been reduced from 12,000 to 9,500 square feet.
9. Lot and pad coverages have been reduced from at or near maximum to 11%
structure, 21% total, and 22% pad area coverage.
10. Grading for the project has been reduced from 9,700 to 9,400 cubic
yards of cut/fill balance.
11. An 800 square foot pavillion/cabana has been relocated to the vicinity
of the pool/spa to serve as a pool house. The pool decking has been
proposed to extend over the structure. This area has potential visual
impacts due to the height of the structure. A suggestion to consider for
dealing with the heights and contours in this area could be switching
locations of the pool and pool house. Thiis would allow a gradual step
down of structures on this slope.
12. A conceptual landscaping plan is indicated for any discussion.
EpCOMMENDATION
The applicant has made great strides to address the concerns of the
Commission and surrounding neighbors. Staff is of the opinion that the
revised plan is more in compatible to the site and neighborhood.
Correspondingly, staff could recommend approval of the revised project,
subject to the modification of the pool house and conditions accordingly.
zc438#3
0*** STAFF REPORT
DATE:
TO:
FROM:
SUBJECT:
SEPTEMBER 18, 1990
PLANNING COMMISSION
STAFF
ZONING CASE NO. 438; Request for a Conditional Use Permit to
construct and maintain a tennis court and pavilion/cabana;
Request for a Variance to encroach into the front yard setback
to construct a retaining wall; Request for Site Plan Review for a
new residential redevelopment on the site, stable, tennis court
and pavilion/cabana; 16 Crest Road West, Lot 74-A-MS;
Owner: Shaikh
DISCUSSION
The subject application was continued from the regular meeting of August
21, 1990 to an adjourned meeting so as to conduct the field inspection.
Issues raised for discussion from the previous meeting are as follows:
1. Redevelopment of essentially the
grading, pad location and
landscaping.
2. Project statistics:
A. Grading: 9,070 CY cut/fill
B. Structures: 20,200 Sq. ft.; 20% coverage
C. Flatwork: 12,000 sq. ft.; 12% coverage
D. Lot coverage: 32%
E. Pad coverage: 40%
3. Compatibility of project with site and
including potential view impairment, drainage,
preservation. There was previous mention of a
the site. City code prevents the blockage
courses.
4. Geology of the site. The applicant's technical experts identify the
lot as buildable (see supplemental attachment).
RECOMMENDATION
coverage,
entire buildable
proposed accessory
area, including
structures, and
surrounding properties,
open space and vegetation
natural spring located on
of such natural drainage
Before a variance, conditional use permit and site plan review can be
approved, affirmative findings as required by the ordinance must be
determined by the Commission. Should the requests be approved, conditions
must be imposed to mitigate any impacts resulting from the project.
zc438#2
***
STAFF REPORT
DATE:
AUGUST 16, 1990
PROJECT DESCRIPTION
APPLICATION NO.:
SITE LOCATION:
ZONING:
APPLICANT:
REPRESENTATIVE
PUBLISHED:
PRIOR CITY ACTIONS:
PROPERTY SIZE/
CONFIGURATION:
PRESENT DEVELOPMENT:
REQUEST:
ZONING CASE NO. 438
16 Crest Road Road West, Lot 74-A-MS
RAS-2
Hussain Shaikh & Mohd Shaikh
Loc Ng, BOA architects
August 11, 1990
2.624 acres gross, Irregular shape
Single family residence, stable, pool
A Conditional Use Permit to construct and maintain a Tennis
Court and Pavilion/Cabana structure; Site Plan Review for
new residential redevelopment on the site, tennis court,
pavilion/cabana structure and stable.
REVIEW AND EVALUATION OF ISSUES
In reviewing the applicant's request under Title 17 (Zoning), staff would
identify the following issues for evaluation:
1. The proposed project involves the demolition of all existing
structures (nonconforming residence) on the site and redeveloping the
property with a new residence with attached garages, tennis court with
accessory pavilion/cabana structure and stable. No variances are required
for the buildings. Proposed structural area include 9,380 square feet for
the residence and 2,050 square feet for the attached garages.
2. In further reviewing the proposed plans, staff noted that a new
retaining wall will be constructed within the front yard setback. This
matter was inadvertently omitted from the legal advertisement and will be
amended and renoticed for the next regular meeting.
3. The project calls for major grading of a 9,070 cubic yard cut/fill
balance. The proposed residence will be located on a pad further from the
roadway and be generally developed at a height lower than the existing
house. Impacts of grading to the natural terrain, vegetation and drainage
must be addressed and evaluated.
4. Site compatibility must be reviewed for the proposed tennis court and
800 square foot pavilion/cabana. Additionally, a 960 square foot stable,
with unpaved access, is proposed toward the southwest corner of the
property abutting School District property.
5. Adherence to City policy regarding coverage
been called out at a percent coverage of 40%,
totals comply with code standards (20% structure,
of buildable pad area has
and proposed lot coverage
32% total).
• 00
****
Zoning Case No. 438
Page 2.
STAFF REPORT
6. Landscaping requirements addressing the retention and/or replacement
of vegetation must be evaluated.
RECOMMENDATION
Before a variance, conditonal use permit and site plan review can be
approved, required affirmative findings must be determined by the Planning
Commission. Potential impacts must be evaluated to consider imposing
conditions• should the requests be approved. The Commission should receive
public testimony and continue the matter to an adjourned meeting for an
inspection of the site and surrouding properties.
zc438rh