592, accepting existing Grading of , Staff Reports• •
City �/ /o/?fin g i�ia 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
Agenda Item No.: 4.D.
Mtg. Date: 3/22/99
DATE: MARCH 22,1999
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 99-9: A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW
APPROVAL TO AUTHORIZE THE CONTINUED EXISTENCE OF AN
EXISTING ILLEGALLY GRADED HILLSIDE AREA AT AN EXISTING SINGLE
FAMILY RESIDENCE AT 3 CREST ROAD WEST (LOT 115-1-RH) AND THAT
AFFECTS PROPERTY AT 2 QUAIL RIDGE ROAD NORTH (LOT 115-2-RH) IN
ZONING CASE NO. 592.
Mr. Tien (Tony) Zee and Ms. Colette Zee, Intex Properties Corporation,
3 Crest Road West (Lot 115-1-RH) and that affects property at 2 Quail Ridge
Road North (Lot 115-2-RH)
BACKGROUND
1. The Planning Commission adopted the attached Resolution No. 99-9 on March 16, 1999
at their regular meeting granting Site Plan Review approval to authorize the continued
existence of an existing illegally graded hillside area at an existing single family
residence that affects property at 2 Quail Ridge Road North (Lot 115-2-RH). The vote
was 5-0.
2. The applicants voluntarily reported and made application on December 28, 1998
requesting Site Plan Review to authorize the continued existence of an existing illegally
graded hillside area at an existing single family residence at 3 Crest Road West, an area
covering approximately 15,400 square feet and up to 4.5 feet in depth that incidentally
included property within the easement at 2 Quail Ridge Road North (approximately 190
square feet). The fill grading took place at the northwest portion of the lot without
benefit of permits and involved 820 cubic yards of fill soil accumulated from the
construction of the pool and surrounding landscaping at the northeast portion of the
lot. A letter from Mr. Karl Fjoslien, LAGreens, A Division of Landscape West, is
attached describing the two railroad tie landscape walls at the northwest and northeast
corners of the lot that are founded in dirt and do not have a concrete foundation. The
northwest wall crosses the adjoining property line.
ZONING CASE NO. 592
PAGE 1 OF 3
LJ
Printed on Recycled Paper.
3. The total disturbbarea of the 3 Crest Road lot was 111P337 square feet or 34.8%. The
Zoning Code describes "disturbed area" as 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 and limits disturbed area to 40%
maximum.
4. Previously, on November 1, 1995, following application by Mr. and Ms. Zee, the
Planning Commission approved a Conditional Use Permit to permit the construction
of a 330 square foot pool house at the northwest portion of the lot and Site Plan Review
was approved for the development of the pool area that required grading. The project
was abandoned by the applicants when they decided not to build the pool house but
instead build a pool in the rear yard at the northeast portion of the lot.
5. The existing house and attached garage near the corner of Crest Road West and
Quailridge Road North was built in 1985. In 1995, the building was remodeled with
the addition of 479 square feet and the demolition of 482 square feet. Also, new doors
and windows were replaced in an existing 675 square foot guest house in 1995.
6. Rolling Hills Municipal Code Section 15.04.010 and Los Angeles County Building Code Section
106 (Permits Required) require that, "No person shall erect, construct, enlarge, alter, repair,
move, improve, remove, connect, convert, demolish, or equip any building, structure or portion
thereof, or automatic fire -extinguishing system regulated by Chapter 9, perform any grading, or
perform landscaping as regulated by Chapter 71, or cause the same to be done, without first
obtaining a separate permit for each such building, structure, automatic fire -extinguishing
system, grading or landscaping from the building official."
A grading permit is required for a cut that is more than three feet or a fill that is more than three
feet or covers more than 2,000 square feet in accordance with Section 15.04 (Building Code) of
the Rolling Hills Municipal Code. Site Plan Review is also required for any grading that
requires a grading permit in accordance with Section 17.46 (Site Plan Review) of the Rolling
Hills Municipal Code).
-- 7. A 450 square foot future stable and greater than 550 square foot corral area is available
at the site where the grading took place at the northwest portion of the lot. Access to
the stable is available from Crest Road West at a slope that is not greater than 25%.
8. The structural lot coverage is 10,308 square feet or 10.4% (20% maximum permitted)
and the total lot coverage is 18,937 square feet or 19.2% (35% maximum permitted).
9. Structural coverage of the 41,816 square foot residential building pad is 21.4%,
structural coverage of the 14,292 square foot pool pad is 6.4% and total coverage for the
56,108 square foot building pads are 18.4% (Guideline maximum of 30%).
10. Section 15304 (b) of the California. Environmental Quality Act (CEQA) permits Minor
Alterations to Land as a Class 4 exemption. This exemption consists of minor public or
private alterations in the condition of land, water, and/or vegetation which do not
involve removal of mature, scenic trees except for forestry and agricultural purposes.
Thus, staff has determined the project to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 99-9.
ZONING CASE NO. 592
PAGE 2 OF 3
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.ft.
and has the effect of increasing the size
of the structure by more than 25% in a
36-month period).
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft.) must be balanced
on site.
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)
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
TOTAL BUILDING PAD
COVERAGE (Guideline of 30%)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
[Accessibility and maximum 4:1 (25%)
slope required ONLY for new residence
or additions that require Site Plan
Review].
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
PREVIOUS APPROVAL
No encroachments
Residence
Garage
Swim Pool
Service Yard
Guest House
Pool House
Future Stable
7,193 sq.ft.
748 sq.ft.
914 sq.ft.
328 sq.ft.
675 sq.ft..
330 sq.ft.
450 sa.ft.
TOTAL 10,638 sq.ft.
250 cu. yds cut soil
250 cu. yds fill soil
39% or 39,500 sq.ft.
10.8%
19.5%
15.9%
None
N/A
Off Crest Road West at the
southeast portion of the lot
Planning Commission reviewed
Planning Commission reviewed
EXISTING
No encroachments
Residence
Garage
Swim Pool
Service Yard
Guest House
Future Stable
TOTAL
820 cu. yds fill soil
34.8%
10.4%
19.2%
18.4%
7,193 sq.ft.
748 sq.ft.
914 sq.ft.
328 sq.ft.
675 sq.ft..
450 sa.ft.
10,308 sq.ft.
Available in graded area at the
northwest portion of the Iot:450
sq.ft.stable and 550 sq.ft. corral
Available through easement from
Crest Road West at southwestern
portion of the property.
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 592
PAGE 3 OF 3
• •
RESOLUTION NO. 99-9
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL
TO AUTHORIZE THE CONTINUED EXISTENCE OF AN EXISTING
ILLEGALLY GRADED HILLSIDE AREA AT AN EXISTING SINGLE
FAMILY RESIDENCE AT 3 CREST ROAD WEST (LOT 115-1-RH) AND
THAT AFFECTS PROPERTY AT 2 QUAIL RIDGE ROAD NORTH (LOT
115-2-RH) IN ZONING CASE NO. 592.
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. Tien (Tony) Zee and Ms.
Colette Zee, Intex Properties Corporation with respect to real property located at 3
Crest Road West (Lot 115-1-RH), Rolling Hills requesting Site Plan Review to
authorize the continued existence of an existing illegally graded hillside area at an
existing single family residence that affects property at 2 Quail Ridge Road North
(Lot 115-2-RH). The applicants voluntarily reported the illegal grading and made
application on December 28, 1998.
Section 2. On November 1, 1995, the Planning Commission approved a
Conditional Use Permit to permit the construction of a 330 square foot pool house at
the* northwest portion of the lot and Site Plan Review was approved for the
development of the pool area that required grading. The project was abandoned by
the applicants when they decided not to build the pool house but instead build a
pool only in the rear yard at the northeast portion of the lot that did not require Site
Plan Review. The soil from the pool excavation was used to fill the illegally graded
hillside area.
Section 3. The Planning Commission conducted a duly noticed public
hearing to consider the application for Site Plan Review on January 19, 1999 and
February 16, 1999, and at a field trip visit on February 6, 1999. The applicants were
notified of the public hearing in writing by first class mail and through the City's
newsletter. 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'
representative was in attendance at the hearing. Members of Caballeros were in
attendance at the field trip. A letter from Mr. Karl Fjoslien, LAGreens, A Division
of Landscape West, was introduced that described two railroad tie landscape walls at
the northwest and northeast corners of the lot that are founded in dirt and do not
have a concrete foundation. The northwest wall crosses the northern adjoining
property line and includes approximately 190 square feet of that property.
Section 4. Section 17.46.030 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 or any expansion, addition, alteration
RESOLUTION NO. 99-9
PAGE 1 OF 5
• •
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 at least 1,000 square feet and has
the effect of increasing the size of the building or structure by more than 25% in any
36-month period. The applicant requests Site Plan Review to authorize the
continued existence of an existing illegally graded hillside area at an existing single
family residence at 3 Crest Road West (Lot 115-1-RH), an area covering
approximately 15,400 square feet and up to 4.5 feet in depth that affects 190 square
feet of the property at 2 Quail Ridge Road North (Lot 115-2-RH). With respect to the
Site Plan Review application, the Planning Commission makes the following
findings of fact:
A. The existing illegal grading 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 sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements. The lot has
a net square foot area of 98,700 square feet. The existing residence (7,193 sq.ft.), garage
(748 sq.ft.), swimming pool (914 sq.ft.), future stable (450 sq.ft.), guest house (675
sq.ft.), and service yard (96 sq.ft.) has 10,308 square feet which constitutes 10.4% of the
lot which is within the maximum 20% structural lot coverage requirement. The
total lot coverage including paved areas and driveway has 18,937 square feet which
equals 19.2% of the lot, which is within the 35% maximum overall lot coverage
requirement.
B. The illegal grading 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 a minimum amount of grading would be
allowed to remain to provide drainage that will flow away from the graded area,
landscape walls, the existing residence, and neighboring residences.
C. The illegal grading, as conditioned, is harmonious in scale and mass
with the site, the natural terrain and surrounding residences. As indicated in
Paragraph A, the lot coverage maximum will not be exceeded and the project is
consistent with the scale of the neighborhood when compared to this irregular -
shaped lot. Grading shall be permitted only to restore the natural slope of the
property.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the future
stable structure will not cause the structural and total lot coverage to be exceeded.
Further, the proposed project is designed to minimize grading. Significant portions
RESOLUTION NO. 99-9
PAGE 2 OF 5
of the lot will be left undeveloped so as to maintain scenic vistas across the
northwesterly portions of the property.
F. The development plan incorporates grading that will not modify
existing drainage channels nor redirect drainage flow, except to redirect flow into an
existing drainage course.
G. The development plan 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.
H. The illegal development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will utilize the same driveway to Crest Road West for access.
I. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 592 to
authorize the continued existence of an existing illegally graded hillside area at an
existing single family residence that affects property at 2 Quail Ridge Road North
(Lot 115-2-RH) as indicated on the development plan incorporated herein as Exhibit
A and subject to the following conditions:
A. The Site Plan Review approval shall expire within one year from the
effective date of approval as defined in Section 17.46.080(A) unless otherwise
extended pursuant to the requirements of that section.
B. It is declared and made a condition of the Site Plan Review approval,
that if any conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the applicant has been
given 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.
C. All requirements of the Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise approved by Variance.
D. Grading shall not exceed 820 cubic yards of cut soil and 820 cubic yards
of fill soil.
RESOLUTION NO. 99-9
PAGE 3 OF 5
E. Any new garden or retaining walls shall require Planning Department
review and approval.
F. Structural coverage of the residential building pad shall not exceed
21.4% and structural coverage of the pool pad shall not exceed 6.4%.
G. Prior to the submittal of an applicable final grading plan to the County
of Los Angeles for plan check, a 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.
H. 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.
I. 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.
J. The applicant shall execute an Affidavit of Acceptance of all conditions
of this Site Plan Review, or the approvalshall not be effective.
K. All conditions of this Site Plan Review approval must be complied
with prior to the issuance of a building or grading permit from the County of Los
Angeles.
PASSED, APPROVED AND ADOPTED ON6TH D,Y OF MARCH, 1999.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN DEPUTY CITY CLERK
RESOLUTION NO. 99-9
PAGE 4 OF 5
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
)
) §§
I certify that the foregoing Resolution No. 99-9 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL
TO AUTHORIZE THE CONTINUED EXISTENCE OF AN EXISTING
ILLEGALLY GRADED HILLSIDE AREA AT AN EXISTING SINGLE
FAMILY RESIDENCE AT 3 CREST ROAD WEST (LOT 115-1-RH) AND
THAT AFFECTS PROPERTY AT 2 QUAIL RIDGE ROAD NORTH (LOT
115-2-RH) IN ZONING CASE NO. 592.
was approved and adopted at a regular meeting of the Planning Commission on
March 16, 1999 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners Hankins, Margeta, Sommer, Witte and
Chairman Roberts.
None.
None.
None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
.
DEPUTY CITY CLERK
RESOLUTION NO. 99-9
PAGE 5 OF 5
LAGREENS
A Division of Landscape West
24217 Hawthorne Boulevard Suite One — Torrance, Ca. 90505 — Phone (310)373-2766—Fax (310)373-1666
December 21, 1998
Dear City of Rolling Hills
The two railroad tie landscape walls that we installed at the north-west and north-east
corners of 3 Crest West are founded in dirt and do not have a concrete foundation.
Sincerely,
Vow
Karl Fjoslien
Owner
State license # 567390
City °Pelting ',Alio
HEARING DATE: FEBRUARY 16, 1999
TO:
FROM:
•
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
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 592
3 CREST ROAD WEST (LOT 115-1-RH) THAT
INCIDENTALLY INCLUDES PROPERTY AT 2 QUAIL
RIDGE ROAD NORTH (LOT 115-2-RH)
RAS-2, 2.58 ACRES
MR. TIEN (TONY ZEE & MS. COLETTE ZEE, INTEX .
MR. DOUGLAS MCHATTIE, BOLTON ENGINEERING
JANUARY 9, 1999
Request for Site Plan Review to authorize the continued existence of an existing
illegally graded hillside area at an existing single family residence at 3 Crest Road
West (Lot 115-1-RH) that incidentally included property at 2 Quail Ridge Road
North.
BACKGROUND
1. The Planning Commission viewed the site on Saturday, February 6, 1999.
2. The applicants voluntarily reported and made application requesting Site
Plan Review to authorize the continued existence of an existing illegally
graded hillside area at an existing single family residence at 3 Crest Road
West, an area covering approximately 15,400 square feet and up to 4 feet in
depth that incidentally included property at 2 Quail Ridge Road North
(approximately 190 square feet). The fill grading took place at the northwest
portion of the lot without benefit of permits and involved 820 cubic yards of
fill soil accumulated from the construction of the pool and surrounding
landscaping at the northeast portion of the lot. A letter from Mr. Karl
Fjoslien, LAGreens, A Division of Landscape West, is attached describing the
two railroad tie landscape walls at the northwest and northeast corners of the
lot that are founded in dirt and do not have a concrete foundation. The
northwest wall crosses the adjoining property line.
ZONING CASE NO. 592
PAGE 1
Printed on Recycled Paper.
• •
3.
4.
5.
6.
7.
8.
The total disturbed area of the 3 Crest Road lot was 34,337 square feet or 34.8%.
The Zoning Code describes "disturbed area" as 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 and limits
disturbed area to 40% maximum.
Previously, on November 1, 1995, following application by Mr. and Ms. Zee,
the Planning Commission approved a Conditional Use Permit to permit the
construction of a 330 square foot pool house at the northwest portion of the
lot and Site Plan Review was approved for the development of the pool area
that required grading. The project was abandoned by the applicants when
they decided not to build the pool house but instead build a pool in the rear
yard at the northeast portion of the lot. y
The existing house and attached garage near the corner of Crest Road West
and Quailridge Road North was built in 1985. In 1995, the building was
remodeled with the addition of 479 square feet and the demolition of 482
square feet. Also, new doors and windows were replaced in an existing 675
square foot guest house in 1995.
Rolling Hills Municipal Code Section 15.04.010 and Los Angeles County
Building Code Section 106 (Permits Required) require that, "No person shall
erect, construct, enlarge, alter, repair, move, improve, remove, connect,
convert, demolish, or equip any building, structure or portion thereof, or
automatic fire -extinguishing system regulated by Chapter 9, perform any
grading, or perform landscaping as regulated by Chapter 71, or cause the same
to be done, without first obtaining a separate permit for each such building,
structure, automatic fire -extinguishing system, grading or landscaping from
the building official."
A grading permit is required for a cut that is more than three feet or a fill that
is more than three feet or covers more than 2,000 square feet in accordance
with Section 15.04 (Building Code) of the Rolling Hills Municipal Code. Site
Plan Review is also required for any grading that requires a grading permit in
accordance with Section 17.46 (Site Plan Review) of the Rolling Hills
Municipal Code).
A 450 square foot future stable and greater than 550 square foot corral area is
available at the site where the grading took place at the northwest portion of
the lot. Access to the stable is available from Crest Road West at a slope that is
not greater than 25%.
The structural lot coverage is 10,308 square feet or 10.4% (20% maximum
permitted) and the total lot coverage is 18,937 square feet or 19.2% (35%
maximum permitted).
ZONING CASE NO. 592
PAGE 2
• •
9. Structural coverage of the 41,816 square foot residential building pad is 21.4%,
structural coverage of the 14,292 square foot pool pad is 6.4% and total
coverage for the 56,108 square foot building pads are 18.4% (Guideline
maximum of 30%).
10. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits
Minor Alterations to Land as a Class 4 exemption. This exemption consists of
minor public or private alterations in the condition of land, water, and/or
vegetation which do not involve removal of mature, scenic trees except for
forestry and agricultural purposes. Thus, staff has determined the project to
be categorically exempt pursuant to the California Environmental Quality Act
(CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
ZONING CASE NO. 592
PAGE 3
SITE PLAN REVIEW I PREVIOUS APPROVAL
RA-S-2 ZONE SETBACKS No encroachments
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing the
size of the structure by more than 25% in
a 36-month period).
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft.) must be balanced
on site.
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)
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
TOTAL BUILDING PAD
COVERAGE (Guideline of 30%)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
[Accessibility and maximum 4:1 (25%)
slope required ONLY for new residence or
additions that require Site Plan Review].
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
No encroachments
Residence 7,193 sq.ft. Residence
Garage 748 sq.ft. Garage
Swim Pool 914 sq.ft. Swim Pool
Service Yard 328 sq.ft. Service Yard
Guest House 675 sq.ft.. Guest House
Pool House 330 sq.ft. Future Stable
Future Stable 450 sa.ft.
TOTAL 10,308 sq.ft.
TOTAL 10,638 sq.ft.
250 cu. yds cut soil
250 cu. yds fill soil
39% or 39,500 sq.ft.
10.8%
19.5%
15.9%
None
N/A
Off Crest Road West at the
southeast portion of the lot
Planning Commission reviewed
Planning Commission reviewed
820 cu. yds fill soil
34.8%
10.4%
19.2%
18.4%
7,193 sq.ft.
748 sq.ft.
914 sq.ft.
328 sq.ft.
675 sq.ft..
450 sa.ft.
Available in graded area at the
northwest portion of the Iot:450
sq.ft.stable and 550 sq.ft. corral
Available through easement from
Crest Road West at southwestern
portion of the property.
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 592
PAGE 4
LAGREENS
A Division of Landscape West
24217 Hawthorne Boulevard Suite One — Torrance, Ca. 90505 — Phone (310)373-2766—Fax (310)373-1666
December 21, 1998
Dear City of Rolling Hills
The two railroad tie landscape walls that we installed at the north-west and north-east
corners of 3 Crest West are founded in dirt and do not have a concrete foundation.
Sincerely,
Karl Fjoslien
Owner
State License # 567390
•
City o/A/I'..p Jh//
HEARING DATE: FEBRUARY 6, 1999
TO:
FROM:
•
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
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 592
3 CREST ROAD WEST (LOT 115-1-RH) THAT
INCIDENTALLY INCLUDES PROPERTY AT 2 QUAIL
RIDGE ROAD NORTH (LOT 115-2-RH)
RAS-2, 2.58 ACRES
MR. TIEN (TONY ZEE & MS. COLETTE ZEE, INTEX .
MR. DOUGLAS MCHATTIE, BOLTON ENGINEERING
JANUARY 9, 1999
Request for Site Plan Review to authorize the continued existence of an existing
illegally graded hillside area at an existing single family residence at 3 Crest Road
West (Lot 115-1-RH) that incidentally included property at 2 Quail Ridge Road
North.
BACKGROUND
1. The Planning Commission will view the site on Saturday, February 6, 1999 at
7:30 AM following a visit to 28 Portuguese Bend Road and 10 Eastfield Drive.
2. The applicants voluntarily reported and made application requesting Site
Plan Review to authorize the continued existence of an existing illegally
graded hillside area at an . existing single family residence at 3 Crest Road
West, an area covering approximately 15,400 square feet and up to 4 feet in
depth that incidentally included property at 2 Quail Ridge Road North
(approximately 190 square feet). The fill grading took place at the northwest
portion of the lot without benefit of permits and involved 820 cubic yards of
fill soil accumulated from the construction of the pool and surrounding
landscaping at the northeast portion of the lot. A letter from Mr. Karl
Fjoslien, LAGreens, A Division of Landscape West, is attached describing the
two railroad tie landscape walls at the northwest and northeast corners of the
ZONING CASE NO. 592
PAGE 1
Printed on Recycled Paper.
• •
lot that are founded in dirt and do not have a concrete foundation. The
northwest wall crosses the adjoining property line.
3. The total disturbed area of the 3 Crest Road lot was 34,337 square feet or 34.8%.
The Zoning Code describes "disturbed area" as 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 and limits
disturbed area to 40% maximum.
4. Previously, on November 1, 1995, following application by Mr. and Ms. Zee,
the Planning Commission approved a Conditional Use Permit to permit the
construction of a 330 square foot pool house at the northwest portion of the
lot and Site Plan Review was approved for the development of the pool area
that required grading. The project was abandoned by the applicants when
they decided not to build the Pool house but instead build a pool in the rear
yard at the northeast portion of the lot.
5. The existing house and attached garage near the corner of Crest Road West
and Quailridge Road North was built in 1985. In 1995, the building was
remodeled with the addition of 479 square feet and the demolition of 482
square feet. Also, new doors and windows were replaced in an existing 675
square foot guest house in 1995.
6. Rolling Hills Municipal Code Section 15.04.010 and Los Angeles County
Building Code Section 106 (Permits Required) require that, "No person shall
erect, construct, enlarge, alter, repair, move, improve, remove, connect,
convert, demolish, or equip any building, structure or portion thereof, or
automatic fire -extinguishing system regulated by Chapter 9, perform any
grading, or perform landscaping as regulated by Chapter 71, or cause the same
to be done, without first obtaining a separate permit for each such building,
structure, automatic fire -extinguishing system, grading or landscaping from
the building official."
A grading permit is required for a cut that is more than three feet or a fill that
is more than three feet or covers more than 2,000 square feet in accordance
with Section 15.04 (Building Code) of the Rolling Hills Municipal Code. Site
Plan Review is also required for any grading that requires a grading permit in
accordance with Section 17.46 (Site Plan Review) of the Rolling Hills
Municipal Code).
7. A 450 square foot future stable and greater than 550 square foot corral area is
available at the site where the grading took place at the northwest portion of
the lot. Access to the stable is available from Crest Road West at a slope that is
not greater than 25%.
ZONING CASE NO. 592
PAGE 2
• •
8. The structural lot coverage is 10,308 square feet or 10.4% (20% maximum
permitted) and the total lot coverage is 18,937 square feet or 19.2% (35%
maximum permitted).
9. Structural coverage of the 41,816 square foot residential building pad is 21.4%,
structural coverage of the 14,292 square foot pool pad is 6.4% and total
coverage for the 56,108 square foot building pads are 18.4% (Guideline
maximum of 30%).
10. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits
Minor Alterations to Land as a Class 4 exemption. This exemption consists of
minor public or private alterations in the condition of land, water, and/or
vegetation which do not involve removal of mature, scenic trees except for
forestry and agricultural purposes. Thus, staff has determined the project to
be categorically exempt pursuant to the California Environmental Quality Act
(CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
ZONING CASE NO. 592
PAGE 3
SITE PLAN REVIEW I PREVIOUS APPROVAL I EXISTING
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing the
size of the structure by more than 25% in
a 36-month period).
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft.) must be balanced
on site.
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)
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
TOTAL BUILDING PAD
COVERAGE (Guideline of 30%)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
[Accessibility and maximum 4:1 (25%)
slope required ONLY for new residence or
additions that require Site Plan Review].
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
No encroachments
No encroachments
Residence 7,193 sq.ft. Residence
Garage 748 sq.ft. Garage
Swim Pool 914 sq.ft. Swim Pool
Service Yard 328 sq.ft. Service Yard
Guest House 675 sq.ft.. Guest House
Pool House 330 sq.ft. Future Stable
Future Stable 450 sa.ft.
TOTAL 10,308 sq.ft.
TOTAL 10,638 sq.ft.
250 cu. yds cut soil
250 cu. yds fill soil
39% or 39,500 sq.ft.
10.8%
19.5%
15.9%
None
N/A
Off Crest Road West at the
southeast portion of the lot
Planning Commission reviewed
Planning Commission reviewed
820 cu. yds fill soil
34.8%
10.4%
19.2%
18.4%
7,193 sq.ft.
748 sq.ft.
914 sq.ft.
328 sq.ft.
675 sq.ft..
450 sa.ft.
Available in graded area at the
northwest portion of the Iot:450
sq.ft.stable and 550 sq.ft. corral
Available through easement from
Crest Road West at southwestern
portion of the property.
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 592
PAGE 4
LAGREENS
A Division of Landscape West
24217 Hawthorne Boulevard Suite One — Torrance, Ca. 90505 — Phone (310)373-2766—Fax (310)373-1666
December 21, 1998
Dear City of Rolling Hills
•
The two railroad tie landscape walls that we installed at the north-west and north-east
corners of 3 Crest West are founded in dirt and do not have a concrete foundation.
Sincerely,
Karl Fjoslien
Owner
State License # 567390
•
City o/ ie0ti4
HEARING DATE: JANUARY 19, 1999
TO:
FROM:
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
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 592
3 CREST ROAD WEST (LOT 115-1-RH) THAT
INCIDENTALLY INCLUDES PROPERTY AT 2 QUAIL
RIDGE ROAD NORTH (LOT 115-2-RH)
RAS-2, 2.58 ACRES
MR. TIEN (TONY ZEE & MS. COLETTE ZEE, INTEX .
MR. DOUGLAS MCHATTIE, BOLTON ENGINEERING
JANUARY 9,.1999
Request for Site Plan Review to authorize the continued existence of an existing
illegally graded hillside area at an existing single family residence at 3 Crest Road
West (Lot 115-1-RH) that incidentally included property at 2 Quail Ridge Road
North.
BACKGROUND
1. The applicants voluntarily reported and made application requesting Site
Plan Review to authorize the continued existence of an existing illegally
graded hillside area at an existing single family residence at 3 Crest Road
West, an area covering approximately 15,400 square feet and up to 4 feet in
depth that incidentally included property at 2 Quail Ridge Road
(approximately 190 square feet). The fill grading took place at the northwest
portion of the lot without benefit of permits and involved 820 cubic yards of
fill soil accumulated from the construction of the pool and surrounding
landscaping at the northeast portion of the lot. A letter from Mr. Karl
Fjoslien, LAGreens, A Division of Landscape West, is attached describing the
two railroad tie landscape walls at the northwest and northeast corners of the
lot that are founded in dirt and do not have a concrete foundation. The
northwest wall crosses the adjoining property line.
ZONING CASE NO. 592
PAGE 1
Printed on Recycled Paper.
• •
2. The total disturbed area of the 3 Crest Road lot was 34,337 square feet or 34.8%.
The Zoning Code describes "disturbed area" as 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 and limits
disturbed area to 40% maximum.
3. Previously, on November 1, 1995, following application by Mr. and Ms. Zee,
the Planning Commission approved a Conditional Use Permit to permit the
construction of a 330 square foot pool house at the northwest portion of the
lot and Site Plan Review was approved for the development of the pool area
that required grading. The project was abandoned by the applicants when
they decided not to build the pool house but instead build a pool in the rear
yard at the northeast portion of the lot.
4. The existing house and attached garage near the corner of Crest Road West
and Quailridge Road North was built in 1985. In 1995, the building was
remodeled with the addition of 479 square feet and the demolition of 482
square feet. Also, new doors and windows were replaced in an existing 675
square foot guest house in 1995.
5. Rolling. Hills Municipal Code Section 15.04.010 and Los Angeles County
Building Code Section 106 (Permits Required) require that, "No person shall
erect, construct, enlarge, alter, repair, move, improve, remove, connect,
convert, demolish, or equip any building, structure or portion thereof, or
automatic fire -extinguishing system regulated by Chapter 9, perform any
grading, or perform landscaping as regulated by Chapter 71, or cause the same
to be done, without first obtaining a separate permit for each such building,
structure, automatic fire -extinguishing system, grading or landscaping from
the building official."
A grading permit is required for a cut that is more than three feet or a fill that
is more than three feet or covers more than 2,000 square feet in accordance
with Section 15.04 (Building Code) of the Rolling Hills Municipal Code. Site
Plan Review is also required for any grading that requires a grading permit in
accordance with Section 17.46 (Site Plan Review) of the Rolling Hills
Municipal Code).
6. A 450 square foot future stable and greater than 550 square foot corral area is
available at the site where the grading took place at the northwest portion of
the lot. Access to the stable is available from Crest Road West at a slope that is
not greater than 25%.
7. The structural lot coverage is 10,308 square feet or 10.4% (20% maximum
permitted) and the total lot coverage is 18,937 square feet or 19.2% (35%
maximum permitted).
ZONING CASE NO. 592
PAGE 2
• •
8. Structural coverage of the 41,816 square foot residential building pad is 21.4%,
structural coverage of the 14,292 square foot pool pad is 6.4% and total
coverage for the 56,108 square foot building pads are 18.4% (Guideline
maximum of 30%).
9. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits
Minor Alterations to Land as a Class 4 exemption. This exemption consists of
minor public or private alterations in the condition of land, water, and/or
vegetation which do not involve removal of mature, scenic trees except for
forestry and agricultural purposes. Thus, staff has determined the project to
be categorically exempt pursuant to the California Environmental Quality Act
(CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
ZONING CASE NO. 592
PAGE 3
•
•
SITE PLAN REVIEW I PREVIOUS APPROVAL I EXISTING
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing the
size of the structure by more than 25% in
a 36-month period).
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft.) must be balanced
on site.
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)
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
TOTAL BUILDING PAD
COVERAGE (Guideline of 30%)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
[Accessibility and maximum 4:1 (25%)
slope required ONLY for new residence or
additions that require Site Plan Review].
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
No encroachments
No encroachments
Residence 7,193 sq.ft. Residence
Garage 748 sq.ft. Garage
Swim Pool 914 sq.ft. Swim Pool
Service Yard 328 sq.ft. Service Yard
Guest House 675 sq.ft.. Guest House
Pool House 330 sq.ft. Future Stable
Future Stable 450 sa.ft.
TOTAL 10,308 sq.ft.
TOTAL 10,638 sq.ft.
250 cu. yds cut soil
250 cu. yds fill soil
39% or 39,500 sq.ft.
10.8%
19.5%
15.9%
None
N/A
Off Crest Road West at the
southeast portion of the lot
Planning Commission reviewed
Planning Commission reviewed
820 cu. yds fill soil
34.8%
10.4%
19.2%
18.4%
7,193 sq.ft.
748 sq.ft.
914 sq.ft.
328 sq.ft.
675 sq.ft..
450 sa.ft.
Available in graded area at the
northwest portion of the Iot:450
sq.ft.stable and 550 sq.ft. corral
Available through easement from
Crest Road West at southwestern
portion of the property.
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 592
PAGE 4
LAGREENS
A Division of Landscape West
24217 Hawthome Boulevard Suite One — Torrance, Ca. 90505 — Phone (310)373-2766--Fax (310)373-1666
December 21, 1998
Dear City of Rolling Hills
The two railroad tie landscape walls that we installed at the north-west and north-east
corners of 3 Crest West are founded in dirt and do not have a concrete foundation.
Sincerely,
Karl Fjoslien
Owner
State License # 567390