913, Construct a chicken coop in fr, Staff Reports• •
Ral&if geek
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 5-A
Mtg. Date: 01/09/17
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
THRU: RAYMOND R. CRUZ, CITY MANAGER
SUBJECT: RESOLUTION NO. 2016-25. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF
VARIANCES AND SITE PLAN REVIEW TO CONSTRUCT A CHICKEN COOP IN
THE FRONT YARD, TO EXCEED THE PREVIOUSLY APPROVED LOT
DISTURBANCE AND TO RELOCATE A POOL EQUIPMENT AREA
NECESSITATING AN UP TO 4' TALL ENCLOSURE WALL ON A PROPERTY WITH
A RESTRICTED DEVELOPMENT CONDITION IMPOSED THROUGH A PRIOR
PROJECT, IN ZONING CASE NO. 913, AT 10 CREST ROAD W. (LOT 2-CH)
ROLLING HILLS, CA, (FRYKMAN).
REQUEST AND PLANNING COMMISSION ACTION
1. It is recommended that the City Council receive and file this report or provide
other direction to staff.
2. The applicants, Mr. and Mrs. Karl Frykman requested a SPR (Site Plan Review)
and Variances. The Site Plan Review request is to relocate and enlarge by 10 sq.ft. a
previously approved pool equipment area consisting of a maximum 4-foot tall retaining
wall and 2 access gates, with incidental grading of a total of 10-cubic yards. The
Variances requested seek permission to: 1) construct a 72-square foot chicken coop in
the "front yard" (area between the leading edge of the residence and front property
line); and 2) increase the amount of disturbed area of the lot from 64.6% to 66.1% (40%
maximum allowed) due to minor grading for the proposed pool equipment enclosure.
3. The Planning Commission held public hearings to consider the application in the
field on November 15, 2016 and at an evening meeting on the same day, and after a
modification was submitted to the pool equipment area, as recommended by the
Z.C. No. 913
• •
Planning Commission, the Commission held a public hearing on December 20, 2016 at
their regular meeting and adopted the Resolution approving the project.
The resolution contains standard finding of facts and conditions as well as conditions
specific to this case:
• The previous approval for the property requires that the graded slopes be
landscaped and that the stable, pool and deck be screened. These conditions will
be reviewed and inspected upon completion of the previously approved project
• Plants shall not be planted so that their growth would result in a hedge like wall,
but must be offset
• Any future development must be reviewed by the Planning Commission, except
as permitted in Section 17.46.040C
The Planning Commission found that the project is not obtrusive, that it fits on the lot
and that due to the location of the house, in the rear of the lot, there is no other place, but
in front of the house to construct any improvement. With the stable previously approved
in the front yard, the chicken coop fits nicely in between the house and the stable. The
pool enclosure is proposed in an area that would be tucked into a hill with a short 4'
retaining wall, and away from the residence and neighbors. With the condition to screen
the equipment area, there will be no impact on the neighboring properties.
MUNICIPAL CODE COMPLIANCE
4. The property is zoned RAS-1. The gross lot area is 1.3 acres. The net lot area for
development purposes is 40,914 square feet, (.93 acres). The topography slopes gently up
from Crest Rd. The existing home is at the rear of the lot, partially within the rear
setback.
5. As a result of the entitlements granted by Resolution 2014-21, the site is currently
approved for: 4,385 square foot residence, 750 square foot attached garage, 1,104 square
foot pool (within the rear setback), 90 square foot pool equipment, 735 square foot stable
and 2,700 square foot corral, both, within the front yard, 234 square feet of porches, 227
square feet detached trellis, 195 square feet of attached trellis, 32 square feet of barbeque,
a 192 square foot deck and a 90 square foot service yard. The existing trellis and
barbeque are required to be legalized as there is no evidence that they were permitted.
This approval received a condition that any future development must be reviewed by the
Planning Commission, except as allowed by Section 17.46.040C.
6. The structural coverage for the project including the proposed coop and pool
equipment structure will be 18.7%, (20% max. permitted) with allowed deductions and
32.85% for combined structural/flatwork (35% max. permitted). The disturbed area will
increase by 1.53% over the 2014 approved Variance to 27,046 square feet, or 66.1% (40%
max. permitted).
7. The residential building pad for the property contains 11,050 square feet. With
the proposed pool equipment structure, the total residential pad coverage will be 58.1 %.
Z.C. No. 913
• •
When reviewing this application, the Planning Commission should consider whether
the application meets the criteria for granting variances and site plan review. The
applicant's representative has stated that approval of the requested variances is justified
due to the location of the home towards the rear of the lot, which results in an
unusually deep front yard.
8. Minor new grading is proposed-10 cubic yards total. The coop will be located on
a relatively flat area near the future stable, requiring minor new disturbance and the
pool equipment structure, to be located near the residence adjacent to the side setback
will also require minor additional disturbance.
9. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a "Class 3" exemption, qualifying as a
small structure that is accessory to the existing residence.
10. When reviewing a site plan review application the Planning Commission consider
whether the proposed project is consistent with the criteria for Site Plan Review
11. The Rolling Hills Community Association Architectural Committee reviewed and
approved the project.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on
appeal) must make the following findings:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties
in the same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same
vicinity and zone but which is denied the property in question;
C. That the granting of such variance will not be materially detrimental to
the public welfare or injurious to properties or improvements in the
vicinity;
D. That in granting the variance, the spirit and intent of this title will be
observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities; and
G. That the variance request is consistent with the general plan of the City of
Rolling Hills.
Z.C. No. 913
•
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of
certain development projects in the City for the purposes of ensuring that the proposed
project is consistent with the City's General Plan; incorporates environmentally and
aesthetically sensitive grading practices; preserves existing mature vegetation; is
compatible and consistent with the scale, massing and development pattern in the
immediate project vicinity; and otherwise preserves and protects the health, safety and
welfare of the citizens of Rolling Hills.
1 1 46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can
be made:
1. The project complies with and is consistent with the goals and policies of
the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. Lot coverage requirements are
regarded as maximums, and the actual amount of lot coverage permitted
depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including
surrounding native vegetation, mature trees, drainage courses and land
forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees and
supplements these elements with drought -tolerant landscaping which is
compatible with and enhances the rural character of the community, and
landscaping provides a buffer or transition area between private and
public areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental
Quality Act.
SOURCE: City of Rolling Hills Zoning Ordinance
Z.C. No. 913
ZONING CASE NO. 913
DEVELOPMENT
STANDARDS
RA-S-1 ZONE SETBACKS
Front: 50 ft. front easement
line
Side: 20 ft. from property
line
Rear: 50 ft. from property
line
Site Plan Review required for
new structures, grading, pool
greater than 800 sq.ft. CUP
for stable and corral.
Variances for lot disturbance,
setback and yard area
encroachment & existing
trellis.
STRUCTURAL LOT
COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD
COVERAGE
RESIDENTIAL
(30% maximum guideline)
STABLE
Z.C. No. 913
PREVIOUSLY
APPROVED
RESIDENCE , STABLE
SWIMMING POOL,
CORRAL
Residence
Garage
Stable
Service
Pool/spa
Pool eqpm.
Porches
Trellis attch.
Trellis det.
Bbq
4385 sq.ft
750 sq.ft
735 sq.ft.
90 sq.ft
1104 sq.ft.
90 sq.ft.
234 sq.ft
227 sq.ft.
195 sq.ft
32 sq.ft.
TOTAL 7,842 sq.ft
18.5% of 40,914 sq.ft. net
lot area (excl. allowed
deductions)
13,359 sq. ft. or 32.65% of
40,914 sq.ft. net lot area
(excl. deduct.)
11,050 sq.ft. pad, 58.1%
including pool
1,371 sq.ft.pad, 65.3%
(w/ deductions)
PROPOSED
CHICKEN COOP & POOL
EQUIPMENT
Residence
Garage
Stable
Service
Pool/ spa
Pool eqpm.
Porches
Trellis det.
Trellis attch.
Bbq
Chicken coop
4385 sq.ft
750 sq.ft
735 sq.ft.
90 sq.ft
1104 sq.ft.
100 sq.ft.
234 sq.ft
227 sq.ft.
195 sq.ft
32 sq.ft.
72 sq.ft.
TOTAL 7,924 sq.ft.
7,665 sq. ft. or 18.73% of
40,914 sq.ft. net lot area
(excl. allowed deductions)
13,441 sq. ft. or 32.85% of
40,914 sq.ft. net lot area
(excl. deduct.)
11,050 sq.ft. pad, 58.2%
including pool
1,371 sq.ft.pad, 70.5%
(w/ deductions)
•
GRADING
Site plan review required if
excavation and/or fill or
combination thereof is more
than 3 feet in depth and
covers more than 2,000 sq. ft.
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.)
STABLE (minimum 450 sa.
ft.)
CORRAL (minimum 550 sa.
f
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
Z.C. No. 913
785 cubic yards total;
345 c.y. stable; 440 c.y.
including excavation and
re -compaction
250 c.y. export from the
pool
26,421 sq.ft. or 64.6% of
40,914 sq.ft. net lot area
10 cubic yards
27,046 sq.ft. or 66.1% of
40,914 sq.ft. net lot area
1,188 sq.ft. 2-story stable; 1,188 sq.ft. 2-story stable;
2,700 sq.ft. corral 2,700 sq.ft. corral
From existing drwy
Existing from Crest W.
N/A
Landscaping condition
From existing drwy
Existing from Crest W.
N/A
Landscaping condition
is
RESOLUTION NO. 2016-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF VARIANCES AND SITE PLAN
REVIEW TO CONSTRUCT A CHICKEN COOP IN THE FRONT YARD, TO
EXCEED THE PREVIOUSLY APPROVED LOT DISTURBANCE AND TO
RELOCATE A POOL EQUIPMENT AREA NECESSITATING AN UP TO 4'
TALL ENCLOSURE WALL ON A PROPERTY WITH A RESTRICTED
DEVELOPMENT CONDITION IMPOSED THROUGH A PRIOR PROJECT, IN
ZONING CASE NO. 913, AT 10 CREST ROAD W. (LOT 2-CH) ROLLING
HILLS, CA, (FRYKMAN).
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 property owners Mr. and Mrs.
Karl Frykman with respect to real property located 10 Crest Road West (Lot 2-CH)
Rolling Hills, CA requesting a SPR (Site Plan Review) and two Variances. The Site Plan
Review request is to permit construction of a 100 square foot uncovered pool
equipment enclosure consisting of a maximum 4-foot tall block wall and 2 access gates,
with incidental grading of a total of 10-cubic yards. The Variances requested seek
permission to: 1) construct a 72-square foot chicken coop table in the "front yard" (area
between the leading edge of the residence and front property line); and 2) increase the
amount of disturbed area of the lot from 64.6% to 66.1% (40% maximum allowed) due
to grading for the proposed pool equipment enclosure.
Section 2. The Planning Commission conducted duly noticed public hearings
on November 15, including a field trip, and on December 20, 2016 to consider the
application. The applicants and neighbors within 1,000-foot radius of subject property
were notified of the public hearing in writing by first class mail. Evidence was heard
and presented from all persons interested in affecting said proposal and from members
of the City staff, and the Planning Commission reviewed, analyzed and studied said
proposal. At its November 15th public hearing meeting, the Planning Commission
expressed concern with the size, height of wall and location of the pool equipment
enclosure. The applicant subsequently modified the application so that the enclosure
design is as follows: 1) enclosure wall height of 4-feet; 2) the gate opening width no
more than 10-feet in length (5-feet each door), with both doors attached to walls on both
sides; 3) total gate width no more than 50% of the total length of wall in which the gate
is located; and, 4) the enclosure wall set back a minimum 1-foot from the easement line,
in order to provide room between the easement and enclosure wall for landscaping,
sufficient to screen the appearance of the wall from the view of neighboring properties
to the west.
Reso. 2016-25
10 Crest Rd. West
ly
Section 3. The property is developed with a 4,385 square foot residence, 750
square foot garage, 195 square foot attached trellis, 227 square foot detached trellis,
service yard and 32 square foot barbecue (BBQ and detached trellis are non -permitted).
A portion of the existing residence encroaches into the rear setback, approved in 1993.
The site was approved in 2014 (Resolution PC 2014-21) for construction of a pool and
spa in the rear setback and stable/coral in the front yard of the lot. The trellis and
barbeque are required to be legalized.
Section 4. The Planning Commission finds that the project is categorically
exempt from environmental review under the California Environmental Quality Act
(CEQA) as a "Class 3" project in that it is new construction of limited sized structures,
in accordance with the CEQA Guidelines, Section 15303.
Section 5. Site Plan Review Findings - Pool Equipment Enclosure. The subject
property has a "restricted development" condition currently imposed in Resolution No.
2014-21, pursuant to Section 17.46.040.C.1. With respect to the Site Plan Review
application requesting construction of a pool equipment enclosure with incidental
grading, the Planning Commission makes the following findings of fact:
A. The approval herein of a Site Plan Review is consistent with the purposes
and objectives of the Zoning Ordinance and goals and policies of the General Plan
because the proposed pool equipment enclosure is consistent with similar uses in the
community, meets all the applicable code development standards and will be
adequately sized and designed to be effectively visually screened from view of the
adjoining property by landscaping and will be sufficiently separated from nearby
structures used for habitation. The structure will be located approximately 75.feet from
the rear property line and will be visually screened from Crest Road by a future stable
and the existing residence.
B. The subject lot is 1.13 acres in size and is sufficiently large to accommodate
the proposed structure while maintaining considerable amount of open space. The
project proposes total lot coverage of 32.85%, which conforms to the Zoning Code lot
coverage limit of 35% (of net lot area).
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the equipment enclosure, as designed and
in complying with code requirements, will blend with the low profile residential
development pattern of the community and will not give the property an over -built
look. The structure is proposed to be located in the rear of the lot and will be low scale
(4-foot tall for pool equipment enclosure and 8-foot tall for chicken coop), thereby
reducing their visibility.
D. The nature, condition, and development of adjacent structures have been
considered, and the project will not adversely affect or be materially detrimental to
adjacent uses, buildings, or structures because the proposed pool equipment enclosure
Reso. 2016-25
10 Crest Rd. West
• •
is oriented away from all but one of the adjoining properties. The visibility to the
property adjoining on the west will be lessened by the maintenance of vegetation to be
planted between the side easement line and enclosure wall. Grading involving 10 cubic
yards for the pool equipment structure is the maximum needed to construct the
structure and the structure will be recessed as much as possible into the existing slope
to allow for more effective screening.
E. The development plan follows to the maximum extent practicable, the
contours of the site to minimize grading and retain the natural drainage courses. The
area being graded to accommodate the pool equipment enclosure will be landscaped
and is minimal in size.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because there are no
changes to the existing driveway nor will there be any encroachments on private
easements or trails.
Section 6. Variances. Sections 17.38.010 through 17.38.050 of the Code permit
approval of a variance in order to grant relief from the standards and requirements of
the Zoning Ordinance when, due to exceptional or extraordinary circumstances
applicable to the subject property and not to other similar properties in the same zone,
strict application of the Code would deny the property owner substantial property
rights enjoyed by other properties in the same vicinity and zone. With respect to the
variances requested to exceed the amount of lot disturbance (66.1% requested; 40%
permitted) and to construct a chicken coop within the "front yard", the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the subject property that do not apply generally to other property or class
of use in the same zone in that, principally, the fact that the existing residence was
constructed largely towards the rear of the lot, leaving the majority of the lot to be
considered front yard. Being that a portion of the house is located in the rear setback,
there is no location in the rear yard for the coop to be placed that is 35-feet away from a
structure (as required of public health regulations) and outside of setbacks. This
constraint is also a factor in that additional disturbance is needed to locate both
structures in the areas available for development. In addition, being that the applicant
has gained prior approval for the barn and corral in the front yard (Reso. 2014-21), it is
also logical. that the coop, which is actually farther from Crest Road than the previously
approved barn, could be located in the vicinity to the barn. Other than the coop location
and lot disturbance exceedance, the project meets all codes.
B. The requested Variances for front yard location and disturbance are
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 in that swimming pools and associated equipment and chicken coops are
Reso. 2016-25
10 Crest Rd. West
amenities common to, and characteristic of the large estate sized properties that permit
animal keeping and private recreational uses complimentary to the single family RA-S-1
Residential zone.
C. The chicken coop and the pool equipment structures will not be injurious
to neighbors. The coop will be located between the stable and the residence and away
from Crest Road, will not encroach into any setbacks and will have a conforming
distance (minimum 35-feet) away from any residence. The pool equipment enclosure
will be located on the west side of the existing residence, but not within the side yard
setback. It will be recessed into the ground with the surrounding walls no higher than
4-feet, with access on the west side via two (2) five-foot wide gates attached to walls on
either side that are also 5-feet in width, with a one -foot minimum planter in front of its
west wall. The enclosure's location and design, particularly its low -scale height, and
buffering landscaping are expected to mitigate any potential visual or other impacts to
neighbors.
D. The chicken coop and pool enclosure are compatible with the general plan
and zoning ordinance in that, other than being in the front yard (coop) and causing a
minor increase in disturbance, will comply with all standards as an accessory
agricultural use, including location, size, height, distance from residential structures
(min. 35 feet) and use, and both will be compatible with the city's land use goals for the
RA-S-1 zone.
E. The proposed accessory uses are consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
hazardous waste facilities in that the project site is not listed on the current State of
California Hazardous Waste and Substances Sites List.
F. The variances do not grant special privileges to the applicant. To the
contrary, absent a variance, the property owner would be deprived of the same rights
and privileges afforded to other property owners in the vicinity, especially due to the
unusual location of the existing residence close to the property's rear, as opposed to
front property line. This unique physical constraint makes it infeasible for the property
owner to comply with Sections 17.16.070.B (disturbance limit) and 17.16.200 (conditions
for accessory uses).
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves Zoning Case No. 913, request for a Site Plan Review and Variances for
a 72 square foot chicken coop in the front yard, minor grading and a 100 square foot
pool enclosure, with not to exceed 4' retaining walls, subject to the following conditions:
A. The Site Plan and Variances approvals shall expire within two years from
the effective date of approval as defined in Sections 17.38.070 and 17.46.080, unless
otherwise extended pursuant to the requirements of these sections.
Reso. 2016-25
10 Crest Rd. West
• •
B. If any condition of this resolution is violated, the entitlement granted by
this resolution shall be suspended and the privileges granted hereunder shall lapse and
upon receipt of written notice from the City, all construction work being performed on
the subject property shall immediately cease, other than work determined by the City
Manager or his/her designee required to cure the violation. The suspension and stop
work order will be lifted once the Applicant cures the violation to the satisfaction of the
City Manager or his/her designee. In the event that the Applicant disputes the City
Manager or his/her designee's determination that a violation exists or disputes how the
violation must be cured, the Applicant may request a hearing before the City
Council. The hearing shall be scheduled at the next regular meeting of the City Council
for which the agenda has not yet been posted, the Applicant shall be provided written
notice of the hearing. The stop work order shall remain in effect during the pendency
of the hearing. The City Council shall make a determination as to whether a violation
of this Resolution has occurred. If the Council determines that a violation has not
occurred or has been cured by the time of the hearing, the Council will lift the
suspension and the stop work order. If the Council determines that a violation has
occurred and has not yet been cured, the Council shall provide the Applicant with a
deadline to cure the violation; no construction work shall be performed on the property
until and unless the violation is cured by the deadline, other than work designated by
the Council to accomplish the cure. If the violation is not cured by the deadline, the
Council may either extend the deadline at the Applicant's request or schedule a hearing
for the revocation of the entitlements granted by this Resolution pursuant to Chapter
17.58 of the Rolling Hills Municipal Code (RHMC).
C. All requirements of the Building and Construction Ordinance, the Zoning
Ordinance, LA County Building Code and of the zone in which the subject property is
located must be complied with unless otherwise set forth in the Permit, or shown
otherwise on an approved plan.
D. The conditions of approval specified herein shall be printed on the
construction plans submitted to the building department for plan check and, permitting
and shall be available at all time at the construction site.
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated December 8, 2016, except as otherwise provided in these
conditions. The working drawings submitted to the Department of Building and Safety
for plan check review shall conform to the approved development plan. All conditions
of the Site Plan Review and Variance approvals shall be incorporated into the building
permit working drawings and where applicable complied with prior to issuance of a
building permit.
F. Prior to submittal of final working drawings to the Building and Safety
Department for issuance of building permits, the plans for the project shall be
Reso. 2016-25
10 Crest Rd. West
submitted to City staff for verification that the final plans are in compliance with the
plans approved by the Planning Commission.
G. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans conform
in all respects to this Resolution approving this project and all of the conditions set forth
therein and the City's Building Code and Zoning Ordinance. Further, the person
obtaining a building permit for this project shall execute a Certificate of Construction
stating that the project will be constructed according to this Resolution and any plans
approved therewith.
H. Structural lot coverage of the lot shall not exceed 7,665 square feet or
18.73% of the net lot area with allowable deductions, in conformance with lot coverage
limitations (20% maximum). The size of the structures shall be measured from the
exterior surface of the outside walls.
I. The total lot coverage proposed, including structures and flatwork, shall
not exceed 13,441 square feet or 32.85%, of the net lot area, in conformance with lot
coverage limitations (35% max).
J. Grading for this project shall not exceed 10 cubic yards total (cut and fill)
the amount needed minimally to site the proposed structures. The disturbance of the lot
shall not exceed 66.1%.
K. A drainage plan, if required by the Building Department shall be prepared
and approved by City Staff prior to issuance of a construction permit. Such plan shall be
subject to County Code requirements.
L. The proposed pool equipment enclosure shall be shielded on the west side
by landscaping but not be located in the RHCA easement, unless permitted by the
RHCA. A landscaping plan for the pool equipment area shall be submitted to the City
prior to construction. Any plants introduced for this project shall not grow into a hedge
but be offset. The landscaping plan shall utilize to the maximum extent feasible, plants
that are native to the area and are consistent with the rural character of the community.
M. Perimeter easements and trails, if any, including roadway easements shall
remain free and clear of any improvements including, but not be limited to, driveways,
fences including construction fences, landscaping, irrigation and drainage devices,
except as otherwise approved by the Rolling Hills Community Association.
N. 50% of any construction materials must be recycled or diverted from
landfills. The hauler of the materials shall obtain City's Construction and Demolition
permit prior to start of work.
Reso. 2016-25 6 g).
10 Crest Rd. West
• •
O. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
P. During construction, all parking shall take place on the project site and, if
necessary, any overflow parking shall take place within nearby unimproved roadway
easement adjacent to subject site. There shall be no blocking of adjacent driveways or of
the roadway easement for passage of pedestrians and equestrians. During construction
a flagmen shall be present to direct traffic when it is anticipated that a lane may be
impeded. During construction, to the maximum extent feasible, employees of the
contractor shall be encouraged to car-pool to and from the City.
Q. The property owner shall at all times maintain the pool equipment within
the proposed enclosure such that it does not create any undue noise disturbances or
visual impacts to neighbors. Sound attenuating equipment shall be installed to dampen
the sound. The pool equipment shall utilize the most, quiet and technologically
advanced equipment to dampen the sound.
R. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) requirements related to solid waste, drainage and storm water
drainage facilities management and the Low Impact Development Ordinance (LID), if
applicable, of the City of Rolling Hills.
S. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property or this project, which would
constitute additional grading or any structural development shall require the filing
of a new application for approval by the Planning Commission, except as permitted
in Section 17.46.040C.
T. The applicant shall execute an Affidavit of Acceptance of all conditions of
this permit pursuant to Zoning Ordinance, or the approval shall not be effective.
PASSED, APPROVED AND ADOPTED THI,� 20th AY OF DECEMBER 2016.
ATTEST:
ceth,
HEIDI LUCE, CITY CLERK
Reso. 2016-25
10 Crest Rd. West
) CH RM
7 ®
•
Any action challenging the final decision of the City made as a result of
the public hearing on this application must be filed within the time limits set
forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2016-25 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF VARIANCES TO CONSTRUCT
A CHICKEN COOP IN THE FRONT YARD AND TO INCREASE THE LOT
DISTURBANCE AND . A SITE PLAN REVIEW TO CONSTRUCT A POOL
EQUIPMENT ENCLOSURE WITH MINOR GRADING ON A PROPERTY WITH
A RESTRICTED DEVELOPMENT CONDITION, IN ZONING CASE NO. 913 AT
10 CREST ROAD WEST, LOT 2-CH, ROLLING HILLS, CA (FRYKMAN).
was approved and adopted at a regular meeting of the Planning Commission on
December 20, 2016 by the following roll call vote:
AYES: Commissioners Kirkpatrick, Seaburn and Chairman Chelf.
NOES: None.
ABSENT: Commissioners Cardenas and Gray.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
Reso. 2016-25
10 Crest Rd. West
HEIDI LUCE, CITY CLERK
s 8
TO:
FROM:
Ralle# qedej
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 8A
Mtg. Date: 12-20-16
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING/ LOT SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 913
10 CREST RD. E. (LOT 2-CH)
RA-S-1 / 1.3 ACRES (GROSS)
MR. AND MRS. KARL FRYKMAN
BOLTON ENGINEERING
NOVEMBER 3, 2016
REQUEST AND RECOMMENDATION
1. Mr. and Mrs. Karl Frykman of 10 Crest Road East request Variances to construct
a 72 square foot chicken coop and to exceed disturbance on the lot. The applicants also
propose to relocate and slightly enlarge a pool equipment enclosure with a 4' high wall,
requiring a Site Plan Review. The chicken coop is proposed to be within the "front
yard" of the lot and with the new structures the lot disturbance will increase by 625
square feet and by 1.53% beyond the amount granted in a prior Variance request, and
will be 66.1 %. Also proposed are two short walls (not exceed 2' in height) in the area of
the chicken coop to accomplish a flat area.
2. The Planning Commission held public hearings on November 15, 2016, in the
field and later that same day in Council Chambers. At the field trip the location of the
pool equipment area was discussed and the Planning Commission suggested that the
applicants reconfigure the wall, access to the enclosure and the slope location of the
pool equipment area. At the evening public hearing, following discussion, the Planning
Commission directed staff to bring a Resolution of approval of the project subject to the
applicants submitting a revised plan for the pool equipment incorporating the
suggestions made by the Planning Commission.
ZC NO.913
10 Crest Rd. W.
• •
3. The applicants submitted a revised plans calling for a 100 square foot pool
equipment area tucked into the side yard slope with not to exceed 4' high retaining
walls, located 1' from the easement line. The applicants propose to move the entire
enclosure slightly to the north of the previous proposal to allow for a wider walkable
area around it and the house, and a 4' wide planter surrounding the enclosure along the
rear and sides. The access to the enclosure will be taken from the west side having a
two, 5' wide doors. The front of the enclosure will be landscaped (not in easement).
4. Enclosed for Planning Commission's consideration is Resolution No. 2016-25
approving the project based on the revised plan allowing not to exceed 4' walls and
requiring screening of the pool equipment area from the west side.
5. The previously approved project contains a condition that the Planning
Commission shall review any further development on the property. Unless directed
otherwise by the Planning Commission, this condition has been included in the
proposed Resolution.
MUNICIPAL CODE COMPLIANCE
6. The calculations submitted for the November meeting for the structural, total lot
and building pad coverages and disturbance of the lot are not going to change.
7. The property is zoned RAS-1. The gross lot area is 1.3 acres. The net lot area for
development purposes is 40,914 square feet, (.93 acres). The topography slopes gently up
from Crest Rd. The existing home is at the rear of the lot, partially within the rear
setback.
8. As a result of the entitlements granted by Resolution 2014-21, the site is currently
approved for: 4,385 square foot residence, 750 square foot attached garage, 1,104 square
foot pool (within the rear setback), 90 square foot pool equipment 735 square foot stable
(within front yard), 234 square feet of porches, 227 square feet detached trellis, 195 square
feet of attached trellis, 32 square feet of barbeque, a 192 square foot deck and a 90 square
foot service yard. In addition, the 2014 approvals permitted a 2,700 square foot corral,
within the front yard.
9. The structural coverage for the project including the proposed coop and pool
equipment structure will be 18.7%, (20% max. permitted) with allowed deductions and
32.85% for combined structural/flatwork (35% max. permitted). The disturbed area will
increase by 1.53% over the 2014 approved Variance to 27,046 square feet, or 66.1% (40%
max. permitted).
10. The residential building pad for the property contains 11,050 square feet. With the
proposed pool equipment structure, the total residential pad coverage will be 58.1 %.
With the proposed coop, the stable pad (1,371 square feet) will have 70.6% coverage.
• •
11. When reviewing this application, the Planning Commission should consider
whether the application meets the criteria for granting variances and site plan review..
The applicant's representative has stated that approval of the requested variances is
justified due to the location of the home towards the rear of the lot, which results in an
unusually deep front yard.
12. Minor new grading is proposed-10 cubic yards total. The coop will be located on
a relatively flat area near the future stable, requiring minor new disturbance and the
pool equipment structure, to be located near the residence adjacent to the side setback
will also require minor additional disturbance.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following findings:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties in the
same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but
which is denied the property in question;
C. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to properties or improvements in the vicinity;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling
Hills.
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
• •
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can
be made:
1. The project complies with and is consistent with the goals and policies of
the
general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. Lot coverage requirements are
regarded as maximums, and the actual amount of lot coverage permitted
depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including surrounding
native vegetation, mature trees, drainage courses and land forms (such as
hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees
and supplements these elements with drought -tolerant landscaping which is
compatible with and enhances the rural character of the community, and
landscaping provides a buffer or transition area between private and public
areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
SOURCE: City of Rolling Hills Zoning Ordinance
• •
RESOLUTION NO. 2016-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF VARIANCES AND SITE PLAN
REVIEW TO CONSTRUCT A CHICKEN COOP IN THE FRONT YARD, TO
EXCEED THE PREVIOUSLY APPROVED LOT DISTURBANCE AND TO
RELOCATE A POOL EQUIPMENT AREA NECESSITATING AN UP TO 4'
TALL ENCLOSURE WALL ON A PROPERTY WITH A RESTRICTED
DEVELOPMENT CONDITION IMPOSED THROUGH A PRIOR PROJECT, IN
ZONING CASE NO. 913, AT 10 CREST ROAD W. (LOT 2-CH) ROLLING
HILLS, CA, (FRYKMAN).
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 property owners Mr. and Mrs.
Karl Frykman with respect to real property located 10 Crest Road West (Lot 2-CH)
Rolling Hills, CA requesting a SPR (Site Plan Review) and two Variances. The Site Plan
Review request is to permit construction of a 100 square foot uncovered pool
equipment enclosure consisting of a maximum 4-foot tall block wall and 2 access gates,
with incidental grading of a total of 10-cubic yards. The Variances requested seek
permission to: 1) construct a 72-square foot chicken coop table in the "front yard" (area
between the leading edge of the residence and front property line); and 2) increase the
amount of disturbed area of the lot from 64.6% to 66.1% (40% maximum allowed) due
to grading for the proposed pool equipment enclosure.
Section 2. The Planning Commission conducted duly noticed public hearings
on November 15, including a field trip, and on December 20, 2016 to consider the
application. The applicants and neighbors within 1,000-foot radius of subject property
were notified of the public hearing in writing by first class mail. Evidence was heard
and presented from all persons interested in affecting said proposal and from members
of the City staff, and the Planning Commission reviewed, analyzed and studied said
proposal. At its November 15th public hearing meeting, the Planning Commission
expressed concern with the size, height of wall and location of the pool equipment
enclosure. The applicant subsequently modified the application so that the enclosure
design is as follows: 1) enclosure wall height of 4-feet; 2) the gate opening width no
more than 10-feet in length (5-feet each door), with both doors attached to walls on both
sides; 3) total gate width no more than 50% of the total length of wall in which the gate
is located; and, 4) the enclosure wall set back a minimum 1-foot from the easement line,
in order to provide room between the easement and enclosure wall for landscaping,
sufficient to screen the appearance of the wall from the view of neighboring properties
to the west.
Reso. 2016-25 1
10 Crest Rd. West
Section 3. The property is developed with a 4,385 square foot residence, 750
square foot garage, 195 square foot attached trellis, 227 square foot detached trellis,
service yard and 32 square foot barbecue (BBQ and detached trellis are non -permitted).
A portion of the existing residence encroaches into the rear setback, approved in 1993.
The site was approved in 2014 (Resolution PC 2014-21) for construction of a pool and
spa in the rear setback and stable/coral in the front yard of the lot. The trellis and
barbeque are required to be legalized.
Section 4. The Planning Commission finds that the project is categorically
exempt from environmental review under the California Environmental Quality Act
(CEQA) as a "Class 3" project in that it is new construction of limited sized structures,
in accordance with the CEQA Guidelines, Section 15303.
Section 5. Site Plan Review Findings - Pool Equipment Enclosure. The subject
property has a "restricted development" condition currently imposed in Resolution No.
2014-21, pursuant to Section 17.46.040.C.1. With respect to the Site Plan Review
application requesting construction of a pool equipment enclosure with incidental
grading, the Planning Commission makes the following findings of fact:
A. The approval herein of a Site Plan Review is consistent with the purposes
and objectives of the Zoning Ordinance and goals and policies of the General Plan
because the proposed pool equipment enclosure is consistent with similar uses in the
community, meets all the applicable code development standards and will be
adequately sized and designed to be effectively visually screened from view of the
adjoining property by landscaping and will be sufficiently separated from nearby
structures used for habitation. The structure will be located approximately 75 feet from
the rear property line and will be visually screened from Crest Road by a future stable
and the existing residence.
B. The subject lot is 1.13 acres in size and is sufficiently large to accommodate
the proposed structure while maintaining considerable amount of open space. The
project proposes total lot coverage of 32.85%, which conforms to the Zoning Code lot
coverage limit of 35% (of net lot area).
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the equipment enclosure, as designed and
in complying with code requirements, will blend with the low profile residential
development pattern of the community and will not give the property an over -built
look. The structure is proposed to be located in the rear of the lot and will be low scale
(4-foot tall for pool equipment enclosure and 8-foot tall for chicken coop), thereby
reducing their visibility.
D. The nature, condition, and development of adjacent structures have been
considered, and the project will not adversely affect or be materially detrimental to
adjacent uses, buildings, or structures because the proposed pool equipment enclosure
Reso. 2016-25
10 Crest Rd. West
2 g
is oriented away from all but one of the adjoining properties. The visibility to the
property adjoining on the west will be lessened by the maintenance of vegetation to be
planted between the side easement line and enclosure wall. Grading involving 10 cubic
yards for the pool equipment structure is the maximum needed to construct the
structure and the structure will be recessed as much as possible into the existing slope
to allow for more effective screening.
E. The development plan follows to the maximum extent practicable, the
contours of the site to minimize grading and retain the natural drainage courses. The
area being graded to accommodate the pool equipment enclosure will be landscaped
and is minimal in size.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because there are no
changes to the existing driveway nor will there be any encroachments on private
easements or trails.
Section 6. Variances. Sections 17.38.010 through 17.38.050 of the Code permit
approval of a variance in order to grant relief from the standards and requirements of
the Zoning Ordinance when, due to exceptional or extraordinary circumstances
applicable to the subject property and not to other similar properties in the same zone,
strict application of the Code would deny the property owner substantial property
rights enjoyed by other properties in the same vicinity and zone. With respect to the
variances requested to exceed the amount of lot disturbance (66.1% requested; 40%
permitted) and to construct a chicken coop within the "front yard", the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the subject property that do not apply generally to other property or class
of use in the same zone in that, principally, the fact that the existing residence was
constructed largely towards the rear of the lot, leaving the majority of the lot to be
considered front yard. Being that a portion of the house is located in the rear setback,
there is no location in the rear yard for the coop to be placed that is 35-feet away from a
structure (as required of public health regulations) and outside of setbacks. This
constraint is also a factor in that additional disturbance is needed to locate both
structures in the areas available for development. In addition, being that the applicant
has gained prior approval for the barn and corral in the front yard (Reso. 2014-21), it is
also logical that the coop, which is actually farther from Crest Road than the previously
approved barn, could be located in the vicinity to the barn. Other than the coop location
and lot disturbance exceedance, the project meets all codes.
B. The requested Variances for front yard location and disturbance are
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 in that swimming pools and associated equipment and chicken coops are
Reso. 2016-25 3 CD
10 Crest Rd. West
• •
amenities common to, and characteristic of the large estate sized properties that permit
animal keeping and private recreational uses complimentary to the single family RA-S-1
Residential zone.
C. The chicken coop and the pool equipment structures will not be injurious
to neighbors. The coop will be located between the stable and the residence and away
from Crest Road, will not encroach into any setbacks and will have a conforming
distance (minimum 35-feet) away from any residence. The pool equipment enclosure
will be located on the west side of the existing residence, but not within the side yard
setback. It will be recessed into the ground with the surrounding walls no higher than
4-feet, with access on the west side via two (2) five-foot wide gates attached to walls on
either side that are also 5-feet in width, with a one -foot minimum planter in front of its
west wall. The enclosure's location and design, particularly its low -scale height, and
buffering landscaping are expected to mitigate any potential visual or other impacts to
neighbors.
D. The chicken coop and pool enclosure are compatible with the general plan
and zoning ordinance in that, other than being in the front yard (coop) and causing a
minor increase in disturbance, will comply with all standards as an accessory
agricultural use, including location, size, height, distance from residential structures
(min. 35 feet) and use, and both will be compatible with the city's land use goals for the
RA-S-1 zone.
E. The proposed accessory uses are consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
hazardous waste facilities in that the project site is not listed on the current State of
California Hazardous Waste and Substances Sites List.
F. The variances do not grant special privileges to the applicant. To the
contrary, absent a variance, the property owner would be deprived of the same rights
and privileges afforded to other property owners in the vicinity, especially due to the
unusual location of the existing residence close to the property's rear, as opposed to
front property line. This unique physical constraint makes it infeasible for the property
owner to comply with Sections 17.16.070.B (disturbance limit) and 17.16.200 (conditions
for accessory uses).
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves Zoning Case No. 913, request for a Site Plan Review and Variances for
a 72 square foot chicken coop in the front yard, minor grading and a 100 square foot
pool enclosure, with not to exceed 4' retaining walls, subject to the following conditions:
A. The Site Plan and Variances approvals shall expire within two years from
the effective date of approval as defined in Sections 17.38.070 and 17.46.080, unless
otherwise extended pursuant to the requirements of these sections.
Reso. 2016-25
10 Crest Rd. West
• •
B. If any condition of this resolution is violated, the entitlement granted by
this resolution shall be suspended and the privileges granted hereunder shall lapse and
upon receipt of written notice from the City, all construction work being performed on
the subject property shall immediately cease, other than work determined by the City
Manager or his/her designee required to cure the violation. The suspension and stop
work order will be lifted once the Applicant cures the violation to the satisfaction of the
City Manager or his/her designee. In the event that the Applicant disputes the City
Manager or his/her designee's determination that a violation exists or disputes how the
violation must be cured, the Applicant may request a hearing before the City
Council. The hearing shall be scheduled at the next regular meeting of the City Council
for which the agenda has not yet been posted, the Applicant shall be provided written
notice of the hearing. The stop work order shall remain in effect during the pendency
of the hearing. The City Council shall make a determination as to whether a violation
of this Resolution has occurred. If the Council determines that a violation has not
occurred or has been cured by the time of the hearing, the Council will lift the
suspension and the stop work order. If the Council determines that a violation has
occurred and has not yet been cured, the Council shall provide the Applicant with a
deadline to cure the violation; no construction work shall be performed on the property
until and unless the violation is cured by the deadline, other than work designated by
the Council to accomplish the cure. If the violation is not cured by the deadline, the
Council may either extend the deadline at the Applicant's request or schedule a hearing
for the revocation of the entitlements granted by this Resolution pursuant to Chapter
17.58 of the Rolling Hills Municipal Code (RHMC).
C. All requirements of the Building and Construction Ordinance, the Zoning
Ordinance, LA County Building Code and of the zone in which the subject property is
located must be complied with unless otherwise set forth in the Permit, or shown
otherwise on an approved plan.
D. The conditions of approval specified herein shall be printed on the
construction plans submitted to the building department for plan check and permitting
and shall be available at all time at the construction site.
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated December 8, 2016, except as otherwise provided in these
conditions. The working drawings submitted to the Department of Building and Safety
for plan check review shall conform to the approved development plan. All conditions
of the Site Plan Review and Variance approvals shall be incorporated into the building
permit working drawings and where applicable complied with prior to issuance of a
building permit.
F. Prior to submittal of final working drawings to the Building and Safety
Department for issuance of building permits, the plans for the project shall be
Reso. 2016-25 5
10 Crest Rd. West
CGJ
• •
submitted to City staff for verification that the final plans are in compliance with the
plans approved by the Planning Commission.
G. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans conform
in all respects to this Resolution approving this project and all of the conditions set forth
therein and the City's Building Code and Zoning Ordinance. Further, the person
obtaining a building permit for this project shall execute a Certificate of Construction
stating that the project will be constructed according to this Resolution and any plans
approved therewith.
H. Structural lot coverage of the lot shall not exceed 7,665 square feet or
18.73% of the net lot area with allowable deductions, in conformance with lot coverage
limitations (20% maximum). The size of the structures shall be measured from the
exterior surface of the outside walls.
I. The total lot coverage proposed, including structures and flatwork, shall
not exceed 13,441 square feet or 32.85%, of the net lot area, in conformance with lot
coverage limitations (35% max).
J. Grading for this project shall not exceed 10 cubic yards total (cut and fill)
the amount needed minimally to site the proposed structures. The disturbance of the lot
shall not exceed 66.1%.
K. A drainage plan, if required by the Building Department shall be prepared
and approved by City Staff prior to issuance of a construction permit. Such plan shall be
subject to County Code requirements.
L. The proposed pool equipment enclosure shall be shielded on the west side
by landscaping but not be located in the RHCA easement, unless permitted by the
RHCA. A landscaping plan for the pool equipment area shall be submitted to the City
prior to construction. Any plants introduced for this project shall not grow into a hedge
but be offset. The landscaping plan shall utilize to the maximum extent feasible, plants
that are native to the area and are consistent with the rural character of the community.
M. Perimeter easements and trails, if any, including roadway easements shall
remain free and clear of any improvements including, but not be limited to, driveways,
fences including construction fences, landscaping, irrigation and drainage devices,
except as otherwise approved by the Rolling Hills Community Association.
N. 50% of any construction materials must be recycled or diverted from
landfills. The hauler of the materials shall obtain City's Construction and Demolition
permit prior to start of work.
Reso. 2016-25 6
10 Crest Rd. West
• •
O. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
P. During construction, all parking shall take place on the project site and, if
necessary, any overflow parking shall take place within nearby unimproved roadway
easement adjacent to subject site. There shall be no blocking of adjacent driveways or of
the roadway easement for passage of pedestrians and equestrians. During construction
a flagmen shall be present to direct traffic when it is anticipated that a lane may be
impeded. During construction, to the maximum extent feasible, employees of the
contractor shall be encouraged to car-pool to and from the City.
Q. The property owner shall at all times maintain the pool equipment within
the proposed enclosure such that it does not create any undue noise disturbances or
visual impacts to neighbors. Sound attenuating equipment shall be installed to dampen
the sound. The pool equipment shall utilize the most quiet and technologically
advanced equipment to dampen the sound.
R. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) requirements related to solid waste, drainage and storm water
drainage facilities management and the Low Impact Development Ordinance (LID), if
applicable, of the City of Rolling Hills.
S. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property or this project, which would
constitute additional grading or any structural development shall require the filing
of a new application for approval by the Planning Commission, except as permitted
in Section 17.46.040C.
T. The applicant shall execute an Affidavit of Acceptance of all conditions of
this permit pursuant to Zoning Ordinance, or the approval shall not be effective.
PASSED, APPROVED AND ADOPTED THIS 20th DAY OF DECEMBER 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Reso. 2016-25 7
10 Crest Rd. West
Any action challenging the final decision of the City made as a result. of
the public hearing on this application must be filed within the time limits set
forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2016-25 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF VARIANCES TO CONSTRUCT
A CHICKEN COOP IN THE FRONT YARD AND TO INCREASE THE LOT
DISTURBANCE AND A SITE PLAN REVIEW TO CONSTRUCT A POOL
EQUIPMENT ENCLOSURE WITH MINOR GRADING ON A PROPERTY WITH
A RESTRICTED DEVELOPMENT CONDITION, IN ZONING CASE NO. 913 AT
10 CREST ROAD WEST, LOT 2-CH, ROLLING HILLS, CA (FRYKMAN).
was approved and adopted at a regular meeting of the Planning Commission on
December 20, 2016 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
CITY CLERK
Reso. 2016-25 8
10 Crest Rd. West
TO:
FROM:
le4 giet4
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 4B-FT
Mtg. Date: 11-15-16
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING/ LOT SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 913
10 CREST RD. E. (LOT 2-CH)
RA-S-1 / 2.3 ACRES (GROSS)
MR. AND MRS. KARL FRYKMAN
BOLTON ENGINEERING
NOVEMBER 3, 2016
REQUEST AND RECOMMENDATION,
1. Mr. and Mrs. Karl Frykman of 10 Crest Road East request Variances to construct
a 72 square foot chicken coop and to exceed disturbance on the lot. The applicants also
propose to relocate and slightly enlarge a pool equipment enclosure with a 5' wall,
requiring a Site Plan Review. The chicken coop is proposed to be within the "front
yard" of the lot and with the new structures the lot disturbance will increase by 625
square feet and by 1.53% beyond the amount granted in a prior Variance request. Also
proposed are two short walls (not exceed 2' in height) in the area of the chicken coop to
accomplish a flat area.
It is recommended that the Planning Commission review the staff report, view the
project in the field, open the public hearing, accept public testimony and continue the
meeting to the evening meeting.
BACKGROUND
2. Resolution No. 2014-21 contains a "restricted development condition" that
requires that any future structural addition, except small minor amenities, be subject to
Planning Commission review. Although minor in nature, the proposed development
does not qualify to be exempt from the restricted development condition, per RHMC
ZC NO.913
10 Crest Rd. W.
• •
17.46.040.C.1 on the basis that it triggers a variance and the pool equipment wall is over
3 feet in height. The previously approved pool equipment structure is proposed to be
enlarged by 10 square feet (100 square feet total) and moved slightly, from adjacent to
the home to the west property line. The enclosure walls will be set into a slope and will
be 5' high at the highest point.
3. In 2014 (Zoning Case 860) the Planning Commission adopted Resolution No. 2014-
21, approving a Site Plan Review, Conditional Use Permit and Variances to allow
construction of a stable within the front yard, corral in the front setback, swimming pool
and wall in the rear setback, and related grading at the subject property. One of the
approved Variances permitted the applicant to increase the amount of disturbed area
beyond the maximum 40% allowed to 64.6% due to project related grading.
4. The property owners submitted the subject application for two new Variances and
SPR related to construction of a 72 square foot chicken coop and relocation of the pool
equipment area. It is proposed that the coop be built within the "front yard" of the
property, between the front roadway easement and front building wall of the residence,
which triggers the first Variance. As a result of the coop and pool equipment
construction, the disturbed area will be increased by 1.53%, to 66.1%, which triggers the
second Variance.
No other revisions to the effective approval for this project (Resolution 2014-21) are
proposed.
5. The proposed project has been determined to be categorically exempt pursuant to
the California Environmental Quality Act (CEQA) as a "Class 3" exemption, qualifying as
a small structure that is accessory to the existing residence.
MUNICIPAL CODE COMPLIANCE,
6. The property is zoned RAS-1. The gross lot area is 2.3 acres or 100,188 sq.ft. The
net lot area for development purposes is 40,914 square feet, (.93 acres). The topography
slopes gently up from Crest Rd. The existing home is at the rear of the lot, partially
within the rear setback.
7. As a result of the entitlements granted by Reso. 2014-21, the site is currently
approved for: 4,385 square foot residence, 750 square foot attached garage, 1,104 square
foot pool (within the rear setback), 90 square foot pool equipment 735 square foot stable
(within front yard), 234 square feet of porches, 227 square feet detached trellis, 195 square
feet of attached trellis, 32 square feet of barbeque, a 192 square foot deck and a 90 square
foot service yard. In addition, the 2014 approvals permitted a 2,700 square foot corral,
within the front yard.
8. The structural coverage for the project including the proposed coop and pool
equipment structure will be 18.7%, (20% max. permitted) with allowed deductions and
32.85% for combined structural/flatwork (35% max. permitted), excluding deductions.
• •
The disturbed area shall increase by 1.53% over the 2014 approved Variance, 27,046
square feet, or 66.1% (40% max. permitted).
9. The residential building pad for the property contains 11,050 square feet. With the
proposed pool equipment structure, the total residential pad coverage will be 58.1%.
With the proposed coop, the stable pad (1,371 square feet) will have 70.57% coverage.
The proposed pool equipment enclosure is in compliance with all criteria required of a
"minor amenity" pursuant to the zoning code and therefore, subject to Commission
concurrence, is exempt from the restricted development condition applicable to this site.
10. When reviewing this application, the Planning Commission should consider
whether the application meets the criteria for granting variances and site plan review.
The applicant's representative has stated that approval of the requested variances is
justified due to the location of the home towards the rear of the lot, which results in an
unusually deep "front yard".
11. Very minor new grading is proposed-10 cubic yards. The coop will be located on a
relatively flat area near the future stable, requiring minor new disturbance and the pool
equipment structure, to be located near the residence adjacent to the side setback will also
require minor additional grading
12. The Rolling Hills Community Association Architectural Committee will review the
project at a later date.
CRITERIA FOR VARIANCES,
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following findings:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties in the
same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but
which is denied the property in question;
C. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to properties or improvements in the vicinity;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling
Hills.
• •
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can
be made:
1. The project complies with and is consistent with the goals and policies of
the
general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. Lot coverage requirements are
regarded as maximums, and the actual amount of lot coverage permitted
depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including surrounding
native vegetation, mature trees, drainage courses and land forms (such as
hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees
and supplements these elements with drought -tolerant landscaping which is
compatible with and enhances the rural character of the community, and
landscaping provides a buffer or transition area between private and public
areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
SOURCE: City of Rolling Hills Zoning Ordinance
ZONING CASE NO. 913
•
DEVELOPMENT STANDARDS
RA-S-1 ZONE SETBACKS
Front: 50 ft. front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
Site Plan Review required for
new structures, grading, pool
greater than 800 sq.ft. CUP for
stable and corral. Variances for
lot disturbance, setback and yard
area encroachment & existing
trellis.
STRUCTURAL
COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
LOT
BUILDING PAD COVERAGE
RESIDENTIAL
(30% maximum guideline)
STABLE
GRADING
Site plan review required if
excavation and/or fill or
combination thereof is more than
3 feet in depth and covers more
than 2,000 sq. ft. 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.)
STABLE (minimum 450 sq. ft.)
CORRAL (minimum 550 sq. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
PREVIOUSLY APPROVED
RESIDENCE , STABLE
SWIMMING POOL, CORRAL
Residence 4385 sq.ft
Garage 750 sq.ft
Stable 735 sq.ft.
Service 90 sq.ft
Pool/spa 1104 sq.ft.
Pool eqpm. 90 sq.ft.
Porches 234 sq.ft
Trellis attch. 227 sq.ft.
Trellis det. 195 sq.ft
Bbq 32 sq.ft.
TOTAL 7,842 sq.ft
7,684 sq. ft. or 18.5% of 40,914
sq.ft. net lot area (excl.
allowed deductions)
13,359 sq. ft. or 32.65% of
40,914 sq.ft. net lot area (excl.
deduct.)
11,050 sq.ft. pad, 58.1%
including pool
1,371 sq.ft.pad, 65.3%
(w/ deductions)
785 cubic yards total;
345 c.y. stable; 440 c.y.
including excavation and re -
compaction
250 c.y. export from the pool
26,421 sq.ft. or 64.6% of 40,914
sq.ft. net lot area
1,188 sq.ft. 2-story stable; 2,700
sq.ft. corral
From existing drwy
Existing from Crest W.
N/A
N/A
PROPOSED
CHICKEN COOP & POOL
EQUIPMENT
Residence 4385 sq.ft
Garage 750 sq.ft
Stable 735 sq.ft.
Service 90 sq.ft
Pool/spa 1104 sq.ft.
Pool eqpm. 100 sq.ft.
Porches 234 sq.ft
Trellis det. 227 sq.ft.
Trellis attch. 195 sq.ft
Bbq 32 sq.ft.
Chicken 72 sq.ft.
coop
TOTAL 7,924 sq.ft.
7,665 sq. ft. or 18.73% of 40,914
sq.ft. net lot area (excl. allowed
deductions)
13,441 sq. ft. or 32.85% of 40,914
sq.ft. net lot area (excl. deduct.)
11,050 sq.ft. pad, 58.2%
including pool
1,371 sq.ft.pad, 70.5%
(w/ deductions)
10 cubic yards
27,046 sq.ft. or 66.1 % of 40,914
sq.ft. net lot area
1,188 sq.ft. 2-story stable; 2,700
sq.ft. corral
From existing drwy
Existing from Crest W.
N/A
N/A