438, Demolish existing SFR, stable , CorrespondenceNovember 30, 1999
Mr. Craig Nealis
City Manager
City of Rolling Hills
Dear Mr. Nealis,
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NOV 3 0 1999
CITY OF ROLLING HILLS
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I wish to request a "temporary" Certificate of Occupancy for my residence at 16 Crest Road, Rolling
Hills, California 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 until construction 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 any 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/ /o/fin INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF, 90274
(310) 377.1621
FAX: (310) 377.7288
February 9, 1994
Mr. Hussain Shaikh
22 Crest Road East
Rolling Hills, CA 90274
SUBJECT: ABANDONED CONSTRUCTION SITE
16 CREST ROAD WEST (LOT 74-A-MS)
Dear Mr. Shaikh:
As discussed with you recently, the Planning Department
continuously receives inquiries regarding the building site at the
subject address that appears to be abandoned and unsightly and
dangerous.
We have also spoken with Mr. Lowell Blau, your contractor, who said
that he was meeting with you to discuss resuming construction in
the near future.
Attached is a notice from Inspector Bernal of the Los Angeles
County Department of Public Works Building & Safety Division that
the building site is dangerous and that you must secure the job
site by means of a 6 foot chain link fence within 10 days.
Please call me at (310) 377-1521 if you have any questions. Your
cooperation is appreciated.
Sincerely,
LOLA UNGA
PRINCIPAL( Pi,ANNER
cc:
Mr. Craig Nealis, City Manager
Ms. Peggy Minor, Rolling Hills Community Association Manager
Ms. Lata Thakar and Mr. Rafael Bernal, L.A. County Department
of Public Works, Building and Safety Division
Members of the City Council
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(310) 534-3760
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November 29, 1993
Mr. Hussain Shaikh
22 Crest Road East
Rolling Hills, CA 90274
SUBJECT: ABANDONED CONSTRUCTION SITE
16 CREST ROAD WEST (LOT 74-A-MS)
Dear Mr. Shaikh:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
As discussed in our telephone conversation on November 18, 1993,
the Planning Department has received a number of inquiries
regarding the building site at the subject address that appears to
be abandoned. and unsightly.
During our conversation, you said that you would be revising plans.
and continuing construction soon, but did not give any specific
dates. The last inspection by Los Angeles County Building and
Safety took place in May, 1993.
Please consider this letter a formal request by the City of Rolling
Hills for a Revision of Plans and a Construction Time Schedule
within 30 days of receipt of this letter.
You may call me at (310) 377-1521 if you have any questions. Your
cooperation is appreciated.
Sincerely,
LOLA UNGA
PRINCIPAL"PLANNER
cc: Mr. Craig Nealis, City Manager
Ms. Peggy Minor, Rolling Hills Community Association Manager
Ms. Lata Thakar and Mr. Rafael Bernal, L.A. County Department
of Public Works, Building and Safety Division
®Printed on Recycled Paper.
•
MEMORANDUM •
October 6,1992
TO: Lola Ungar, City Planner
Rolling Hills City Hall
2 Portuguese Bend Road
Rolling Hills, California 90274
FROM: Julie Heinsheimer, Consultant
SUBJECT: Zoning Case #438
Shaikh Residence
16 Crest Road West
Rolling Hills, California
This landscape plan complies with the Site Plan Review Ordinance in that existing
trees are to remain and plant material is consistent with rural character. The
southerly and westerly boundaries will be sufficiently screened as well as the
easterly property line. The planters above the garage will provide adequate
screening. Item J refers to planting along Crest Road West and the plan indicates
California Pepper trees which are consistent with the surrounding area.
The cost of the project appears to be reasonable.
This plan is approved as submitted.
cry `Ro Rollin JI�/h
January 24, 1992
• 3-3- P.PP/- D -t J
5 9/ - cg6. 7-
Mr. and Mrs. Hussain Shaikh
22 Crest Road East
Rolling Hills, CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX (213) 377.7288
SUBJECT: ZONING CASE NO. 43$. 16 Crest Road West (Lot 74-A-MS)
Request for a one year extension of time.
Dear Mr. and Mrs. Shaikh:
This letter shall serve as official notification that a one year extension in Zoning Case No.
438 was APPROVED by the Planning Commission at their regular meeting on January 21.
1992.
The final Resolution and conditions of APPROVAL will be forwarded to you after they are
signed by the Planning Commission Chairman and City Clerk.
Note that the Resolution will include a paragraph reauirine the cleanup of construction
debris and maintenance of the existing property within a specified period of time for the
extension to continue.
Feel free to call me at (213) 377-1521 if you have any questions regarding this matter.
Sincerely, .
LOLA M. UNGAR
PRINCIPAL PLANNER
cc: Mr. Thomas Black
Architecture
279 West Seventh Street
San Pedro, CA 90731-3321
b4o
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,
Telephone: 213/832-2681
I►� JAN - 8 1992
errY 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,
e
Thomas P. Black
President
T DB:Ia
cc: Maq Hussain
South Bay Engineering/Doug McCaddie
*P.S. The delays were largely due to staff vacations and submittal overloads.
40,
CI44 al RO/A Jijh
March 27, 1991
INCORPORATED JANUARY 24, 1957
NO.2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377.7288
Mr. & Mrs. Hussain Shaikh
16 Crest Road West
Rolling Hills, CA 90274
SUBJECT: ZONING CASE NO. 438: Request for a Variance to the front
yard setback; Request for a Conditional Use Permit to
construct a pool house; Request for a Site Plan Review
for a proposed residential redevelopment.
Dear Mr. & Mrs. Shaikh:
This is to inform you that the City Council, at their meeting on
March 11, 1991, received and filed the Planning Commission's
approval of the Variance and Site Plan Review, but denied the
Conditional Use Permit.
Pursuant to Section 17.32.087, Ordinance No. 207, an Affidavit of
Acceptance form must be executed before the above approval becomes
effective. A copy of the Resolution of Approval, No. 91-2
specifying conditions of approval set forth by the Planning
Commission, is enclosed for your information. We have also
enclosed the previous Resolution No. 90-34 that you requested.
Once you have received the Resolution of Approval, please complete
the enclosed Affidavit of Acceptance form, have the Signature(s)
notarized, and forward the affidavit to the office of the County
Recorder, Room 15, 227 North Broadway, Los Angeles, CA 90012, with
a check in the amount of &7.00.
When the Affidavit of Acceptance has been returned to the City,
duly executed and recorded, the Los Angeles County Department of
Building and Safety will be notified that a permit can be issued.
Please feel free to call me at (213) 377-1521, if you have any
questions.
Sincerely,
Lola Ungar
Principal
LU/bc
Enclosures:
anner
Resolution No. 91-3
Affidavit of Acceptance Form
Ca, Jh//J
CERTIFIED MAIL,
RESULTS OF CASE
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX (213) 377-7288
March 12, 1991
Mr. & Mrs. Hussain Shaikh
16 Crest Road West
Roiling Hills, CA 90274
SUBJECT: MODIFICATION TO ZONING CASE NO. 438
16 Crest Road (Lot 74-A-MS)
Request for a modification to the request for a Variance
to the front yard setback; Conditional Use Permit for
a pool cabana; and Site Plan Review for a new
residential redevelopment.
Dear Mr. and Mrs. Shaikh:
Pursuant to Section 17.32.090 of the Rolling Hills Municipal Code,
this letter shall serve as official notification that the subject
Zoning Case application was reviewed by the Planning Commission at
their adjourned regular meeting of March 9, 1991. At that meeting,
the Planning Commission voted to approve the Variance and Site Plan
Review but, deny the Conditional Use Permit for the pool cabana.
The final Resolution and conditions of approval will be forwarded
to you following execution by the Planning Commission Chairman.
The Planning Commission's decision was reported to the City Council
at their regular meeting on March 11, 1991. The decision of the
Planning Commission may be appealed within twenty days of receipt
of this letter, pursuant to Sections 17.32.140 and 17.32.150 of the
Municipal Code. A copy of Resolution 614, establishing the fee for.
filing an appeal is also enclosed for your information.
Should you have any questions regarding this matter, please contact
this office.
Sincerely,
Lola Ungar
Principal Planner
LU/bc
Christopher A. Manning, Ph.D.
14 Crest Road West, Rolling Hills, California 90274
February 19, 1991
By
FEB 101991
City i Rolling Hills
Telephone
(213) 377-4335
Planning Commission and
Mr. Craig Nellis, City Manager
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, California 90274
Dear Planning Commission and Craig:
After seeing the proposed new house elevations staked out high in the air
above the steep slope of the lot at 16 Crest Road West, I still don't see
how a new house exceeding 6,000 sq. ft. (including garage and cabana) with
a 2,000 square foot deck can be made to blend into the semi -rural
environment of Rolling Hills or "substantially preserve(s) the natural and
undeveloped state of the lot" as called for in section 17.34.040 paragraph
A(e) of the new Site Plan Review Ordinance. Recall that on your 11/3/90
field trip to this site, before elevations were indicated in the air, you
had directed the applicant to decrease the combined total square footage of
this house and garage from the current 9,100 square feet to somewhere
between 7,000 to 7,500 square feet total.
Given (1) the severe nature of the current 5-year draught, (2) the
likelihood that water will continue to be in short supply indefinitely for
extensive new Rolling Hills sized landscape projects that provide good
screening, and (3) the comments in our letter to you on 1/14/91, please
protect the existing landscape screening on our property within 100 feet of
the joint property boundary shared with 16 Crest Road West. To do so, Mr.
Sidney Croft, attorney for the Rolling Hills Community Association, advises
us that you need to ask the legal owners of 16 Crest Road West to sign the
attached short 2-paragraph notarized and recordable agreement.
Chris Manning
s
C1iy 0/eo fl,.g Jd.•FP,
February 7, 1991
Mr. Hussain Shaikh
16 Crest Road
Rolling Hills, CA
90274:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX (213) 377-7288
SUBJECT: ORDINANCE NO. 230; AN ORDINANCE OF THE CITY OF -
ROLLING HILLS ESTABLISHING A MINIMUM SIZE FOR STABLES AND
CORRALS AND AMENDING THE MUNICIPAL CODE.
Dear Mr. Shaikh:
Please find enclosed a copy of City Ordinance No. 230 adopted by
the City Council on January 28, 1991. This new Ordinance will take
effect on February 27, 1991.
Please note that this Ordinance may affect the progress of the
plans you have submitted because it stipulates that a minimum of
1,000 sq.ft. must be set aside for horsekeeping facilities (a
minimum of 450 sq.ft. for stable and 550 sq. ft. for corral). The
Ordinance further states that the stable and corral must be located
on property having a slope of no greater than 4:1, and that the
stable foot print will be included in calculation of structural
coverage of the lot.
If this new Ordinance does impact your project, you are advised to
contact your architect or project manager.
If you have any further questions, please do not hesitate to
contact Rolling Hills Principal Planner Lola Ungar at (213) 377-
1521.
Sincerely,
Craig R. Nealis
City Manager
CN:ds
•
•
A
City `l2 Pf•,.g Jd.•FF,
February 6, 1991
Mr. Hussain Shaikh
132 W. 132nd Street
Los Angeles, CA 90061
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
SUBJECT: APPLICATION FOR MODIFICATION TO ZONING CASE NO. 438
16 CREST ROAD WEST
Dear Mr. Shaikh:
Please be advised that the Planning Commission continued the
subject application to an adjourned meeting to be held Saturday.
February 16, 1991 at 7:30 AM, so as to conduct a field inspection
of the site.
The site must be prepared with a full-size silhouette of the
proposed proiect showing the roof ridge and bearing walls and the
height of the garage door opening. The owner and/or representa-
tive should be present.
Please call me at (213) 377-1521 if you have any questions.
Sincerely,
LOLA M. UNGAR
PRINCIPAL PLANNER
FLDTRP/LMU
• i
Christopher A. Manning, Ph.D.
14 Crest toad West, Rolling Hills, California 90274
January 14, 1991
Planning Commission and
Mr. Craig Nellis, City Manager
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, California 90274
Dear Planning Commission and Craig:
By
J P n 1991
City Of Rolling Hills
Telephone
(213) 377-4335
Given that you approve a 9,100 sq. ft. house, with an additional 4,870 sq.
ft. of decking, for Mr. Shaikh's relatives and friends, and assuming that
our trees are adequately protected, we believe that the new site plan now
before you is probably the best one possible for us personally, as well as
Mr. Shaikh.
We also want to take this opportunity to thank Mac Shaikh for switching his
driveway to the West side of this property. While we have been told by his
contractor, Mr. Lowell Blau, that Mr. Shaikh would prefer his driveway on
the West side anyway, we understand that he moved it partly to accommodate
our objection to the noise we would suffer in our master bedroom area.
However, given the precedent setting nature of this case, we do feel the
obligation to point out, as citizens of Rolling Hills, that approval of the
plan before you goes against your earlier directives to the applicant, and
if approved as is, would set dangerous precedent.
In neither of the applicant's past two site plans, to include the one
before you, has the size of the house been reduced to the 7,000 - 7,500 sq.
ft. limit (including garage) that you asked of him on November 3, 1990.
The following documents are in your site plan review file on this
application and are a matter of public record:
1. File notes dated November 3, 1990, recording the Planning
Commission's field trip earlier in the day state: "After considerable
discussion, the applicant and his architect were directed to decrease the
combined size of the house and garages from the current 9,100 square feet
to a combined total square footage of 7,500, with the reduction to come
from the east side of the house, that which is nearest to the neighboring
property owned by the Manning's."
• •
Planning Commission
Page 2
January 14, 1991
2. November 20, 1990, RH staff notes to the Planning Commission
by Anne Palatino, Interim Principal Planner: "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 recommendation of Anne Palatino in her 11/20/90 staff notes, after just
receiving the applicant's latest plan earlier in the day and noting that it
did not conform to the Planning Commissions' direction given the applicant
on 11/3/90, was the following: "It is recommended that the Commission
receive any further testimony and review any revised request or proposals
the applicant may have." Note that Anne Palatino did not recommend
Planning Commission approval of a plan which did not comply with your
directive of 11/3/90.
Due to the discontinuity in your Planning Staff support resulting from the
departure of Ray Hamada, we believe it our responsibility to point out
that this plan now before you, as well as the proposed plan you approved on
December 10, 1990, is actually a larger house than the previous one you
asked Mr. Shaikh to reduce in size on 11/3/90. The past two proposed
developments have not only 200 sq. ft. more basement area than the 1,000
sq. ft. basement limit you set during your meeting of 10/16/90, but these
last two plans have an additional 1,600 sq. ft. of decking area over the
garage. To reverse your earlier decision of 11/3/90, just because the
1,600 sq. ft. garage has decking, instead of a roof over it, opens a giant
loophole for future applicants to walk through.
We also ask that you consider what it will do to the Rolling Hills single-
family semi -rural environment to have a number of large houses built, like
the one before you, that are designed for multiple families. The 9,100 sq.
ft. of the proposed house is made up of 13 bedrooms and is essentially
designed as a duplex, two separate homes of 4,500 sq. ft. each. (Two of
the larger bedrooms are even labeled as master bedrooms.) Your approval of
this site plan creates a significant risk that when this house is sold, it
will be attractive only to multiple families (perhaps totally unrelated)
that must pool their incomes to afford living in Rolling Hills. Converting
one of the 13 bedrooms to a second kitchen would make this house a true
duplex in every sense of the word. Realistically, is there anything that
can be done, once you, the Planning Commission, approve a structure such
as this and it is built, to prevent it from becoming a duplex?
Planning Commission
Page 3 .
January 14, 1991
In regard to the amount of grading required, we would like to point out
that the Rolling Hills Municipal Code, as amended by Ordinance 221, now
states in Chapter 17.34.040 paragraph A(c) that ". . . ; extensive grading
and recontouring of existing terrain to maximize buildable area shall not
be approved. . ." Mr. Ray Hamada, in his Planning Staff memo to you
dated August 16, 1990, stated that Mr. Shaikh's proposed redevelopment of
16 Crest Road West requires major regrading of this property to accommodate
the new house which is approximately 4 times larger than the existing one.
(Mr. Hamada's issue #3 in his 8/16/90 RH Planning Staff memo to you states:
"The project calls for ma.ior aradino of a 9,070 cubic yard cut/fill
balance. . . .").
It would appear from this that the 9,800 cu. yds. of grading required for
the applicant's previously approved plan, that was rejected by the City
Council last month, was in violation of the Rolling Hills Municipal Code
since it required 730 cu. yds. more grading than the "ma.ior aradina" cited
by Ray Hamada as to an earlier plan proposal.
We can't comment on the accuracy of the greatly reduced grading
requirement indicated on the site plan before you. Frankly, we don't
understand how it is physically possible to reduce the grading required by
almost 2/3 rds (down to 3,550 cu. yds.), when you are still building
essientially the same house as before with only two more feet difference
between house and deck and there is no import or export of dirt from the
site. Assuming it's accurate, we wish to thank Mr. Shiakh for making this.
change. Furthermore, we would like to let Mr. Shiakh know how very much we
appreciate his reducing the deck's elevation by 6' and the house elevation
by 4'.
Finally, we ask that you provide us the tree and screening protection that
you indicated in your last meeting would be included as part of your
approval of this large complex. To accomplish this, you evidently need to
require that Mr. Shaikh agree in writing to prevent future residents from
petitioning the City to cut down the existing trees on our property which
borders his. We have already worked with his representative to draft this
agreement. These beautiful 40-year old pine trees provide us privacy from
RPV houses on the hill overlooking our back yard as well as from his
proposed house.
We believe this request to be fair, in addition to legal, given that your
approval of Mr. Shaikh's proposed 9,100 sq. ft. 13-bedroom house is what
would likely lead to an attack on our beautiful 40-year old trees that we
cherish so much. In moving the house down the hill, parts of Mr. Shiakh's
proposed 9,100 sq. ft. 13 bedroom house will have views inferior to the
existing rooms in the present house. While most areas of the house will
still have spectacular views, one of its residents may someday want to
improve their view from one of its 13 bedrooms. We do not want our privacy
and lifestyle at risk when this happens.
• •
Planning Commission
Page 4
January 14, 1991
It is true, as his representative has often pointed out, that in the
current City environment, no one would ask us to cut our trees to improve
the already spectacular view from the new house. However, as new people
with new values move into our community, this is likely to change.
Chris Manning
•�_
•
THOMAS F. HEINSHEIMER
Mayor
GODFREY PERNELL
Mayor Pro Tem
GINNY LEEUWENBURGH
Councilwoman
JODY MURDOCK
Councilwoman
GORDANA SWANSON
Councilwoman
December 21, 1990
•
Ciig °Moiling _WSJ
Mr. Hussain Shaikh
132 W. 132nd St.
Los Angeles, Ca. 90061
Subject: Zoning Case No. 438
Dear Mr. Shaikh:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX (213) 377.7288
Zoning case No. 438 was appealed by the City Council at their
meeting of December 17, 1990 with the directive that this item be
returned to the Planning Commission for consideration of a revised
proposal.
To date, the plans for the modification have been received.
If the remainder of the application is received next week your case
will be scheduled for the January 15,1991 Planning Commission
meeting.
Attached are the sections of the Municipal Code pursuant to
the appeal procedure and the action minutes of the December 17 City
Council meeting.
Please call if you have any questions.
Sincere y,
Anne Palatino
Interim Principal Planner
AP:fm
• ,•
f. Correspondence from Los Angeles County Transportation
Commission Relative to the Development of Proposition
C Guidelines.
ACTION: Received and filed.
g. Planning .Com{aipsion Iteps: _
=iiReiolutiion ret -Zon tag CaseN1b .4 .1
onrg,- i_:aCti:K:1! sbin °Sh lkti 16 Crest Road West, (Lot 74-A-MS) .
Request for a Conditional Use Permit to construct a pool house; a
variance to the front yard setback; and Site Plan Review approval.
ACTION: The City Council acted to appeal the decision of the Planning
Commission and directed that this item be returned to the Planning Commission
for further consideration.
II. Resolution re: Zoning Case No. 441
Mr. & Mrs. Michael Salisbury, 6 Maverick Lane (Lot 25-SK). Request
for a variance to encroach into the front and side yard setbacks to
construct residential additions.
ACTION: Received and filed.
III. Resolution re: Zoning Case No. 443
Dr. & Mrs. Lam, 68 Saddleback Road (Lot 6-RH). Request for Site
Plan Review to construct a new residence and stable.
ACTION: The City Council acted to appeal the decision of the Planning
Commission and directed that this item appear on the next City Council Agenda
with further explanation of the building pad/structure calculations.
pmBI,IC HEARINGS
A. CONTINUED PUBLIC HEARING REGARDING APPEAL OF PLANNING COMMISSION'S
DENIAL OF ZONING CASE NO. 414; A REQUEST FOR LOT LINE ADJUSTMENT
FOR LOT 241-A-2-MS (35 CREST ROAD WEST) AND FOR LOT 241-A-1-MS
(VACANT LOT OFF OF CHESTNUT LANE).
ACTION: The City Council directed that the subject public hearing be
continued to the meeting of January 14, 1990
Q;,D BUSINESS
A. ORDINANCE NO. 229: AN ORDINANCE OF THE CITY OF ROLLING
HILLS REQUIRING A CONDITIONAL USE PERMIT FOR A DETACHED
GARAGE OR MIXED USE STRUCTURE AND AMENDING THE ROLLING
HILLS MUNICIPAL CODE.
ACTION: Commissioner Murdock acted to approve the subject application.
Councilwoman Leeuwenburgh seconded the motion. The motion carried
unanimously.
17.32.140--17.32.160
17.32.140 Appeal --Persons authorized. The action by
the Planning Commission in matters described in this
chapter shall be by majority vote and shall be final, con-
clusive and effective twenty calendar days after the filing
of notice, as provided in Section 17.32.090, unless within
saidttwenty-day period an appeal in writing is filed with
the City Clerk by any of the following:
A. The applicant;
B. Any person who protested, either orally or in
writing, as a matter of record, prior to the final vote
of the Planning Commission on the matter and who, in
addition, received or was entitled to receive the'written
notice specified in subdivision 2 of subsection A of Section
17.40.060; or
C. The City Council, upon the affirmative vote of
three members of the Council. (Ord. 188(part), 1981: Ord.
155 S4, 1978: Ord. 33 S6.14, 1960).
17.32.150 Appeal--Contents--Fee. An appeal from any
order, requirement, decision, or determination under the
title must set forth specifically. wherein it is claimed -
there was an error or abuse of discretion by the Planning
Commission or wherein the decision of the Planning Commission
is not supported by the evidence in the matter. In
addition, any person appealing the decision of the Planning
Commission must pay to the City Clerk, at the time of filing
the written notice of appeal, the required fee specified by
resolution as hereafter adopted and from time to time
changed by the City Council. (Ord. 188(part), 1981: Ord.
33 S6.15, 1960).
17.32.160 Appeal--Recordkeepinq. Upon receipt of a
written appeal and the payment of the fee required, the
City Clerk shall advise the Secretary of the Planning
Commission to transmit forthwith the complete record of
the entire proceeding before the Planning Commission. The
Secretary of the Planning Commission shall be charged with
the duty and responsibility of maintaining a complete file
and record on each application processed pursuant to this
chapter which shall contain the original application
processed pursuant to this chapter, all correspondence and
reports pertaining thereto, all affidavits of publication,
posting and mailing, as required by law, minutes of all
meetings of the Planning Commission pertaining to this
matter, advisory reports of technical agents, the report,'
findings and decision of the Planning Commission, and an
affidavit of the mailing and the giving of said notice, as
required by this chapter. (Ord. 188(part), 1981: Ord.
33 S6.16, 1960).
215 • (Rolling Hills 8/83)
•City opeoltinF
November 13, 1990
Mr. Hussain Shaikh
22 Crest Road East
Rolling Hills, CA 90274
Dear Mr. Shaikh:
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX: (213) 377.7288
At the Planning Commission meeting of November 3, 1990, the
construction of subterranean garages was discussed.
It has been brought to my attention that your architect Mr. Tom
Black, has obtained an opinion form the Attorney of the Rolling Hills
Community Association that construction of subterranean garages under
living space is acceptable.
However, the opinion of the Assistant City Attorney, Mr. Kevin
Ennis, is that the construction of subterranean garages under living
space may only be acceptable upon receipt of a granted variance.
You must submit an application for a variance from the Zoning
Code (Section 17.16.050, the section which prohibits habitable space
from being constructed over any space except a basement). This
application would then be reviewed by and subject to the approval of
the Planning Commission, prior to obtaining a building permit for
this type of construction.
For your information, I have attached a copy of the City's
Zoning Code, Section 17.16.050, the section which prohibits habitable
space from being constructed over any other space, except basements.
If you have any questions regarding this correspondence, I can
be contacted at (213) 377-1521.
Sincerely,
Anne Palatino
Interim Principal Planner
cc: Mr. Kevin Ennis, Assistant City Attorney
Ms. Peggy Minor, Community Association Manager
Mr. Tom Black, B.O.A. Architects
C1iy ol RJ/4 Jd.•F?
October 23, 1990
Mr. Hussain Shaikh & Mr. Mohd Shaikh
16 Crest Road West
Rolling Hills, CA 90274
Subject: ZONING CASE NO. 438
Dear The Shaikhs:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377•1521
FAX (213) 377•7288
The Planning Commission, at their regular meeting of October 16,
1990, continued the above stated application to an adjourned meeting
on Saturday, November 3, 1990, 7:30 A.M. The purpose of the future
meeting will be to conduct a field inspection of the subject site and
surrounding properties. The property must be prepared to exhibit the
proposed project, and the owner and/or representative should be
present. Any further questions, please contact the undersigned at
(213) 377-1521.
Sincerely,
CITY OF ROLLING HILLS
11/4"4146119
1Ray amada
Pr ncipal Planner
cc: Mr.
Mr.
Mr.
Mr.
RH: j r
Tom Black, BOA Architects
Douglas McHattie, South Bay Engineering
Lowell Blau, Contractor
& Mrs. Chris Manning
• •
City ol Rotting -Ails
December 10, 1990
Mr. Hussain Shaikh
132 W. 132nd Street
Los Angeles, CA
90061
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
SUBJECT: ZONING CASE NO. 438
Request for a variance to encroach into the front yard
setback in order to construct retaining wall; conditional
Use Permit to construct a pool house; request for Site
Plan Review to construct a new residence and future
stable.
Dear Mr. & Mrs. Shaikh:
Pursuant to Section 17.32.090 of the
this letter shall serve as official
Zoning Case application was reviewed
their adjourned regular meeting of
meeting, the Planning Commission
request.
Rolling Hills Municipal Code,
notification that the subject
by the Planning Commission at
December 8, 1990. At that
voted to approve the above
The final Resolution and conditions of approval will be forwarded
to you following execution by the Planning Commission Chairman.
The Planning Commission's decision will be reported to the City
Council at their regular meeting on December 17, 1990. The
decision of the Planning Commission may be appealed pursuant to
Sections 17.32.140 and 17.32.150 of the Municipal Code. A copy of
Resolution 614, establishing the fee for filing an appeal is also
enclosed for your information.
Should you have any questions regarding this matter, please contact
this office.
Sincerely,
od-Qofr-74a
Anne Palatino
Interim Principal Planner
AP:ds
cc: Ms. Peggy Minor, RHCA Manager
4111
Christopher A. Manning, Ph.D.
14 Crest Road West, Rolling Hills, California 90274
October 10, 1990
Planning Commission
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hils, California 90274
Dear Commission:
force
Telephone
(213) 377-4335
OCTMRP7ROW LEHI]
1 C 1990
City Of Nils
We have reviewed the most recent site plan for 16 Crest Road West and offer
the following observations and suggestions:
1. Proposed house is unnecessarily close to our property line and house.
a. Proposed house is moved 2/3rds of the present distance toward our
40-year old home from the location of their existing house.
b. The wing of proposed house along our joint property line is larger
than our entire home, and their property is less than 1/2 the size
of ours.
Proposed house is situated way off center of their property toward
our joint property line. Better use can be made of the other side
of their property where there is no residence.
Good landscape screening should be required along joint property
open space to maintain privacy of both residences.
Homeowner should agree to protect the existing screening between
our two properties and not be permitted to later ask that our trees
and shrubs be cut to further enhance their view from the new
structure. The 40-year old trees along our joint property line also
provide our home with valuable screening from Rancho Palos Verdes
houses that look down upon our property from a much higher
elevation. As you suggested in an earlier meeting, it is requested
that the Planning Commission require the owners of 16 Crest to
agree to protect privacy of both properties. (Copy of agreement
attached.)
c.
d.
e.
2. Proposed poolhouse elevation is unnecessarily too high.
a. Proposed poolhouse is situated at northwest corner of existing
barn.
b. That corner of the barn is cut approximately 4 feet into the
existing grade of hillside.
Planning Commission
Page 2
October 10, 1990
c. When proposed approximate 8 feet of fill dirt is added to grade
plus 10 feet of poolhouse first storey plus 6 feet of second storey
deck, noise from 2nd storey pool deck will be raised 28 feet above
the current pad level of the existing barn.
d. Wouldn't it be better for proposed residence to switch locations of
proposed pool and poolhouse to gain the following advantages ?
1. More useable deck space closer to house.
2. Poolhouse would then not need to be placed so high above
existing grade and would be at the same level for enjoyment of
pool with view beyond.
3. Adequate screening of poolhouse from our adjacent property
would then be possible.
4. This would also help to reduce sound traveling between the two
living areas of our two properties for three reasons: (1) more
landscape screening, (2) more difference in elevation between
our home and their poolhouse, and (3) greater distance between
these living areas of the two properties.
3. Proposed house is still too lame for this property (A 9,000 square
foot house plus undisclosed amount of additional basement living space).
a. This area within Rolling Hills is zoned single-family residence per
two acre lot. Many lots in this area along Crest Road have more
than 4 acres. For comparison, our 4.5 acre lot has only a 3500
square foot house. In addition, doesn't "single-family residence"
imply something different than 8 to 12 people living at a site that
are not all related by direct decendence (i.e. children, parents,
grandparents).
b. What living density is encouraged by the proposed house which has
1,600 square feet of garage space, enough for over 10 cars. For
comparison, our house has a two -car garage.
c. Basement size of proposed structure should be specified before any
plan is approved so that there is a limit to the living space on
this adjacent property.
Thank you for giving consideration to our concerns in evaluating
the development currently proposed for this site.
/.../aorrt-2
Chris Manning
14 Crest Road West /
Cathy T ping
,14 Cr st Road Wet
•
•
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
COVENANT AND AGREEMENT
THIS COVENANT AND AGREEMENT between CHRISTOPHER A.
MANNING and CATHY NICHOLS MANNING (hereinafter usually referred
to as "Manning") and MOHAMMED YOUSUF SHAIKH and NAYYAR SHAIKH
(hereinafter usually referred to as "Shaikh") is made with
reference to the following facts:
1. Manning and Shaikh own adjoining properties described
in exhibits 1 and 2 attached hereto and made a part of this
Agreement by this reference, commonly'known as 14 and 16 Crest
Road West, Rolling Hills, California.
2. Both parties agree that the trees and shrubs located
on the Manning property benefit both properties by providing
valuable screening and privacy.
3. The parties wish to create and record a Covenant
running with the land as said term is set forth in Civil Code
Section 1468 to affect and benefit their properties.
4. This Covenant is intended to bind all successive
owners of the property owned by Manning and Shaikh.
-1-
1110
Manning and Shaikh hereby Covenant and agree:
1. Manning shall maintain the trees and shrubs on its
property bordering the Shaikh property.
2. Manning shall have the right to replace the trees and
shrubs on its property bordering the Shaikh property.
3. Shaikh forever relinquishes any right he has under
any law or ordinance to require cutting or trimming for the
purpose of improving view or any other purpose of any trees and
shrubs on the Manning property.
4. This Covenant shall be binding on all successor
owners of the land described in exhibits 1 and 2.
IN WITNESS WHEREOF the parties hereto have executed this
Covenant and Agreement this day of October, 1990, at
Rolling Hills, California.
STATE OF CALIFORNIA
ss.
COUNTY OF LOS ANGELES
CHRISTOPHER A. MANNING
CATHY NICHOLS MANNING
MOHAMMED YOUSUF SHAIKH
NAYYAR SHAIKH
On , 1990, before me, the undersigned,
a Notary Public in and for said State, personally appeared
-2-
-i'1UNNL+ EK SOILS ENGINEERING
Consulting Geotechnical En rs
3454 W. 1ST STREET, LOS ANGELES, CA 90004
•
TEL: (213) 738.6977 • FAX: (213) 381-7730
September 13, 1990
0932-FG
Mr. Lowell Blau
#2 Outrider Road
Rolling Hills, California 90274
Subject: Soil and Geology Investigation
16 Crest Road, West
Rolling Hills, California
40'<•.1.ri 131411649 1?
Lti).1, t
lk ,1 % -6
t�
Vco f
0
Dear Mr. Blau:
This letter is to bring you up to date on our ongoing investiga-
tion of the above referenced site. Since our letter of August
14, 1990 we have reviewed some geologic and geotechnical reports
considered pertinent to our investigation. In addition Mr. Keith
Ehlert (consulting geologist) was consulted regarding the local
geology and geology of the subject site. The following are our
preliminary conclusions regarding the stability of the site and
the suitability of carrying out the proposed construction. We
have also included a list of.references reviewed.
According to Mr. Ehlert the general consensis of geologists who
have worked in this vicinity is that the east -west -trending
valley south of Crest Road is a graben that is bounded on the
south by a north dipping fault and that the graben and fault were
formed when the Portugese Bend landslide first moved. However,
the valley and the ridge to the south became disconnected from
the main slide a very long time ago (over 100,000 years) and has
not moved since.
We are currently analyzing the stability of this slide mass and
the stability of the subject site, but it is our opinion at this
time that the slide and the site are stable and the proposed
construction may be carried out. This opinion must, of course,
be confirmed by our analyses and approved by the County of Los
Angeles before permits can be issued.
0932-FG/16 Crest Rd. West, Rolling Hills -2-
You should also be aware that in 1984, American Geotechnical
(formerly American Earth Technologies) performed an investigation
on the subject lot, revealing much the same thing that we are
finding. In addition, some time within the last year Mr. Keith
Ehlert prepared a geologic review letter on the site for a
prospective client. These documents should have been made
available to your client prior to the purchase of the lot.
Respectfully submitted,
PIONEER SOIL ENGINEERING
fL(
Paul Sungkyo Kim, RGE #2066
c.74,
Richard Crook, Jr. CEG #924
111
0932-FG/16 Crest Rd. West, Rolling Hills -3-
List of References
Ehlert, K.W., 1986, Origin of a mile -long valley located norther-
ly of the ancient Portuguese Bend landslide Palos Verdes Peninsu-
la, Southern California. In Landslides and Landslide Mitigation
in Southern California: Geological Society of America Cordiller-
an Section Guidebook and Volume Trips 3, 13 and 16.
Merriam, Richard, 1960, Portuguese Send Landslide, Palos Verdes
Hills, California: Jour. Geology, v. 68, p. 140-153.
Robert Stone and Associates, Inc., 1985, Report on Geologic
Investigation, Origin of Canyon Along Valley View Road, Cities of
Rancho Palos Verdes and Rolling Hills, California: unpub. cons-
ulting report, Project No. 2578-00, 22 p.
Woodring, W.P., Bramlette, M.N., and Kew, W.S.W., 1946, Geology
and Paleontology of Palos Verdes Hills, California: U.S. Geol.
Survey, Prof. Paper 207, 145 p.
TOTAL P.04
410 410
Ciiy 0/ Rollin fidia
August 27, 1990
Mr. Hussain Shaikh & Mr. Mohd Shaikh
16 Crest Road West
Rolling Hills, CA 90274
Subject: ZONING CASE NO. 438
Dear The Shaikhs:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
The Planning Commission, at their regular meeting of August 21, 1990,
continued the above stated application to an adjourned meeting on
Saturday, September 15, 1990, 7:30 A.M. The purpose of the future
meeting will be to conduct a field inspection of the subject site and
surrounding properties. The property must be prepared to exhibit the
proposed project, and the owner and/or representative should be
present. Any further questions', please contact the undersigned at
(213) 377-1521.
Sincerely,
CITY OF ROLLING HILLS
Ray Hamada
Principal Planner
RH: j r
CC: Mr. Lowell Blau, Contractor
Mr. Loc Ng, BOA Architects
Mr. & Mrs. Chris Manning
•� •
PIONEER SOILS ENGINEERING
Consulting Geotechnical Engineers
3454 W. 1ST STREET, LOS ANGELES, CA 90004
August 14, 1990
0932-FG
Mr. Lowell Blau
-#2 Outrider Road
Rolling Hills, California 90274
Subject: Soil and Geology Investigation
16 Crest Road, West
Rolling Hills, California
TEL: (213) 738-6977 • FAX: (213) 381-7730
-p5glEamg
AUG '1 6 1990
CITY OF ROLLING HILLS;
By
•er38
IMO
Dear Mr. Blau:
This is to report the interim results of soil and geology
investigation at the subject site.
Five(5) test pits and three(3) borings were excavated or drilled
to a depth ranging from 3 to 40 feet.
Samples are under testing including shear and consolidation
tests.
SOIL AND RACK CONDITIONS
Bedrock beneath the site is part of the Alta Mira Shale Hember of
the Miocene age Monterey Formation. Inspection of the test pits
and borings indicates that the bedrock consists primarily of hard
moderately thin -bedded, cherty siltstone with numerous interbedd-
ed layers of firm to very firm siltstone and a few thin intervals
of firm bentonite. Under most of the site the bedrock is well
indurated and competent, however Test pits 3, 4 and 5 and Borings
1, 2 and 3 encountered rock that is moderately disturbed to
depths of 16 to 20 feet below the ground surface.
41)
• •
0932-FG/ 16 Crest Rd. West, Rolling Hills -2-
The rock within this zone is similar to the undisturbed rock
except that it commonly is highly fractured and has open fractur-
es and it contains some layers, up to several feet thick, where
the rock fragments have been rotated and are embedded in a silty
clay matrix. No distinct slide planes were found within or at
the base of this disturbed rock and it is the opinion of the
Engineering Geologist that the disturbance was created by down
slope creep over a long period of time rather than as a distinct
landslide.
CONCLUSION
The subject lot is buildable from soil engineering and geologic
standpoint at large. The area underlain by the disturbed rock is
mostly outside the proposed building pad. Type of foundations
wjll.be conventional spread footings. The disturbed rock within
the top certain feet shall be excavated and recompacted based on
the test results.
Respectfully submitted,.
PIONEER SOIL ENGINEERING
ux;tiL
Paul Sungkyo Kim, RGE #2066
Richard Crook, Jr. CEG #924
TOTAL P.02
7 74
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