860, Construct pool in rear yard se, Correspondence•
C1ty al,eo er,�ng
December 21, 2016
Mr. and Mrs. Karl Frykman
10 Crest Rd. W.
Rolling Hills, CA 90274
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
ZONING CASE NO. 860. - Request for time extension to commence construction
at 10 Crest Rd. W
Dear Mr. and Mrs. Frykman:
This letter shall serve to notify you that the Planning Commission approved a
two-year time extension in Zoning Case No. 860. The construction of the
previously approved stable, corral and swimming pool, together with legalizing
the unpermitted structures must commence on or before February 16, 2019, or
the approval will become null and void.
Enclosed please find the Resolution memorializing the extension.
Please feel free to call me at (310) 377-1521 if you have any questions.
ely,
a to thwart
lanning Director
cc:
Tavisha Nicholson, Bolton Engineering
Printed on Recycled Paper
RESOLUTION NO. 2016-27
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING A TIME EXTENSION TO
COMMENCE CONSTRUCTION OF A PREVIOUSLY APPROVED
PROJECT WHICH ENTAILS A SITE PLAN REVIEW,
CONDITIONAL USE PERMIT AND VARIANCES FOR GRADING
AND CONSTRUCTION OF A SWIMMING POOL, STABLE, AND
CORRAL, WHICH WOULD ENCROACH INTO SETBACKS AND
EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE
LOT IN ZONING CASE NO. 860, AT 10 CREST ROAD WEST,
(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 Mrs. Helen Frykman, property
owner, with respect to real property located at 10 Crest Road West requesting a 2-
year time extension to comply with the requirements of Resolution No. 2014-21 to
commence construction of the project.
Section 2. The Commission considered this item at a meeting on December
20, 2016 at which time information was presented indicating that additional time is
needed to commence the project.
Section 3. Based upon information and evidence submitted, the Planning
Commission grants the request for time extension and does hereby amend Paragraph
A, Section 9 of Resolution No. 2014-21, dated December 16, 2014 to read as follows:
A. The Conditional Use Permit, Site Plan and Variances approvals shall
expire within four years from the effective date of approval as defined in
Sections 17.38.070 17.46.080 and 17.42.070. No additional extension shall be
granted.
Section 4. Except as herein amended, the provisions and conditions of
Resolution No. 2014-21 shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED .' IS 20s;��AYD'C �' BE 2016.
BTA i CH'LF, AIR AN
ATTEST;
wirl I . ii tJJ
HEIDI LUCE, CITY CLERK
• 1
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2016-27 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A TIME EXTENSION TO COMMENCE
CONSTRUCTION OF A PREVIOUSLY APPROVED PROJECT WHICH
ENTAILS A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND
VARIANCES FOR GRADING AND CONSTRUCTION OF A SWIMMING
POOL, STABLE, AND CORRAL, WHICH WOULD ENCROACH INTO
SETBACKS AND EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF
THE LOT IN ZONING CASE NO. 860, 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.
HEIDI LUCE, CITY CLERK
•
Friday, November 25, 2016 10:33 PM Pacific Standard Time
Subject: Fwd: Extention of case 860
Date: Thursday, November 24, 2016 6:11:09 PM Pacific Standard Time
From: helen frykman <hfrykman@aol.com>
To: Yolanta Schwartz <ys@cityofrh.net>
Dear Yolanta. We are requesting a 2 year extension in zoning case #860 to
commense construction of stable, coral and swimming pool.
The delay is due to a combination of regulations and our slowness in getting everything
accomplished. Thank you, Helen and Karl Frykman
Original Message
From: Helen Frykman <hfrykman@aol.com>
To: Yolanta Schwartz <ys@cityofrh.neb
Sent: Mon, Oct 10, 2016 6:50 pm
Subject: Re: Extention of case 860
Thankyou
Sent from my Phone
4 n nna /n _a n .,, net W.-I_._1_ ....
• •
City ol Polling
January 20, 2015
Mr. and Mrs. Karl Frykman
10 Crest Road West
Rolling Hills, CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
ZONING CASE NO. 860, CUP, Site Plan Review & Variance -Stable & Pool
Dear Mr. and Mrs. Frykman:
This letter shall serve to notify you that the City Council at their regular meeting on
January 12, 2015 received and filed Zoning Case No. 860.
Before this case takes effect the owners are required to record an Affidavit of
Acceptance Form together with the subject Resolution in the Office of the County
Recorder.
Please read the conditions of approval, as some may have to be met prior to issuance
of a permit. In addition, the conditions of approval must be placed onto the cover
sheet of the plans submitted for Building Department review.
I am enclosing a copy of RESOLUTION NO. 2014-21 specifying the conditions of
approval set forth by the Planning Commission and the approved Development Plan
to keep for your files. Make a copy of the Resolution for your files. Please complete
the enclosed AFFIDAVIT OF ACCEPTANCE FORM, have the signature(s) notarized,
and forward, (or hand deliver), the completed form and a copy of the Resolution to:
Los Angeles County Registrar -Recorder
Real Estate Records Section
12400 East Imperial Highway
Norwalk, CA 90650
(562) 462-2125
OR
LAX Courthouse
11701 S. La Cienega Blvd. 6th Floor
Los Angeles, CA 90045
310-727-6142
0
Printed on Recycled Paper
• •
Please confirm the cost of recordation with the County Clerks Office, as their fees
change frequently.
The preparer of the construction plans will be required to sign an affidavit stating
that the plans submitted to the Building Department for review are the same as those
approved by the City; and further, prior to obtaining a grading/building permit you
and/ or your agent will be required to sign an affidavit stating that the structure will
be constructed according to the approved plans. I will provide you the certification
forms prior to your submittal of the plans to the Building Department.
Please make a copy of the Resolution for your records and keep a copy of the plans
with the conditions printed on the plans at the construction site at all times and
assure that the contractor adheres to the conditions in the Resolution during the
entire construction process. Any deviation from the approved plans and conditions
of approval must be brought to City's attention for review prior to it being
implemented by the contractor.
Please call me at (310) 377-1521 if you have any questions.
Sin
Yolata Schwartz
Pla ing Director
Enclosures: AFFIDAVIT OF ACCEPTANCE FORM
RESOLUTION NO. 2014-21
DEVELOPMENT PLAN
cc: Dan Bolton, Bolton Engineering (w/o attachments)
George Sweeney, Architect (w/ o attachments)
• .
RECORDING REQUESTED BY AND
MAIL TO:
CITY OF ROLLING HILLS
PLANNING DEPARTMENT
2 PORTUGUESE BEND RD.
ROLLING HILLS, CA 90274
(310) 377-1521
(310) 377-7288 FAX
T RECORDER'S USE ONLY
THE REGISTRAR -RECORDER'S OFFICE REQUIRES THAT THE FORM BE NOTARIZED BEFORE
RECORDATION.
AFFIDAVIT OF ACCEPTANCE FORM
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
ZONING CASE NO. 860
) §§
)
XX VARIANCE XX CONDITIONAL USE PERMIT XX SITE PLAN REVIEW
(SEE EXHIBIT A ATTACHED)
I (We) the undersigned state
I am (We are) the owner(s) of the real property described as follows:
10 CREST ROAD WEST, ROLLING HILLS, CA 90274 (LOT 2-CH)
This property is the subject of the above numbered case and conditions of approval
I am (We are) aware of, and accept, all the stated conditions in said ZONING CASE NO. 860
XX VARIANCE XX CONDITIONAL USE PERMIT XX SITE PLAN REVIEW
I (We) certify (or declare) under the penalty of perjury that the foregoing is true and correct.
Signature Signature
Name typed or printed Name typed or printed
Address Address
City/State City/State
• •
SEE EXHIBIT "A"
Signatures must be acknowledged by a notary public.
State of California )
County of Los Angeles )
On before me,
(Insert Name of Notary Public and Title)
• Personally
appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/ are
subscribed to the within instrument and acknowledged to me that he/ she/ they executed the same in
his/her/their authorized capacity(ies) and that by his/ her /their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS by hand and official seal.
Signature of Notary ( Seal)
RESOLUTION NO. 2014-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE
PERMIT, SITE PLAN REVIEW AND VARIANCES TO CONSTRUCT A
STABLE WITH A LOFT IN THE FRONT YARD AREA OF THE LOT AND A
CORRAL IN THE FRONT YARD SETBACK; A SWIMMING POOL AND A
WALL IN THE REAR YARD SETBACK; TO RETAIN AN UNPERMITTED
TRELLIS AND BARBEQUE IN THE REAR YARD SETBACK AND FOR
GRADING WHICH WOULD CAUSE EXCEEDANCE OF THE MAXIMUM
PERMITTED DISTURBANCE OF THE LOT IN ZONING CASE NO. 860 AT 10
CREST ROAD WEST, LOT 2-CH, ROLLING HILLS, CA. (FRYKMAN). IT
HAS BEEN DETERMINED THAT THE PROJECT IS CATEGORICALLY
EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by 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), CUP (Conditional Use Permit)
and Variances. The CUP request is to permit construction of a stable consisting of 735
square foot first story and 453 square foot hay loft, for a total of 1,188 square feet, 234
square foot covered porch, and 2,700 square foot corral. The SPR request is to allow
construction of a 1,104 square foot swimming pool, pool equipment area and grading
of 785 cubic yards related to the stable and pool. The Variances requested seek
permission to: 1) locate the stable and corral in the "front yard" (area between the
leading edge of the residence and front property line) and corral in the front setback;
2) locate two swimming pools up to 40 feet within the 50-foot rear yard setback; 3)
locate a 5-foot maximum retaining wall on the west side of the swimming pools
within the rear yard setback; 4) retain two existing non -permitted and noncompliant
structures (barbeque and trellis) within the rear yard setback; and 5) increase the
amount of lot disturbed area further beyond the maximum 40% allowed (increase
from 56.3% to 64.6%).
Section 2. The Planning Commission conducted duly noticed public
hearings on July 15, August 19, including a field trip, and November 18, including a
field trip 2014 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 August 19th public hearing
meeting the Planning Commission received one public comment of concern for the
proposed stable height and the Planning Commission expressed concerns regarding
the project massing, scale and impacts to the visual openness of the project site from
1
• •
Crest Road West. To address concerns, the applicant submitted revisions to the
project at the public hearing meeting of November 18 whereby the stable floor area
was reduced, pool decking was eliminated and grading quantities were reduced.
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 and the property was approved for a variance to locate a future
stable and corral in the front yard area.
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. Section 17.46.030 requires a development plan to
be submitted for Site Plan Review and approval subject to certain criteria, prior to
performing any amount of grading that requires a grading permit or before any new
building or structure is constructed. With respect to the Site Plan Review application
requesting grading and construction of a new stable and swimming pool, 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 stable and swimming pool is consistent with
similar uses in the community, meets all the applicable code development standards
(with approval of Variances) and the stable advances the General Plan goals of
maintaining an equestrian lifestyle in the City in concert with low profile, low -density
residential development. The areas where the stable and corral are to be located are
adequately sized and will be sufficiently separated from nearby structures used for
habitation or containing sleeping quarters both on and off the project site.
B. The subject lot is 1.13 acres in size and is sufficiently large to
accommodate the proposed structures while maintaining considerable amount of open
space. The project proposes total lot coverage of 32.54%, which conforms to the Zoning
Code lot coverage limit of 35% (of net lot area). The proposed project will be screened
from the road and neighbors so as to reduce the visual impact of the development.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the stable, in complying with design
requirements, will blend with the low profile residential development pattern of the
community and will not give the property an over -built look. The swimming pool,
BBQ and trellis structures are proposed to be located in the rear of the lot, behind the
residence and will not be visible from the road or neighbors, as the property is located
on a knoll above other residences and the properties below the subject site are
2
• •
development with homes that are significant distance from the proposed pool in the
setback.
D. The nature, condition, and development of adjacent structures have
been considered, and the project will not adversely affect or be materially detrimental
to these adjacent uses, buildings, or structures because the proposed stable/corral
orientation and pool are away from neighbors and its general location is of sufficient
distance from nearby residences so as to not impact the view or privacy of
surrounding neighbors. Landscaping will be provided, including existing mature
trees that will be retained to screen the project from the roadway on Crest Road and
from view of adjacent residences including on the west side and new landscaping will
be introduces to further screen the proposed structures. The project utilizes the
relatively flat area near the front of the lot to the extent practical for the proposed
corral and stable, minimizing the need for grading. Grading for the stable pad has
been reduced by 20 cubic yards (cut) and 50 cubic yards of fill in order to preserve to
the degree feasible, the natural terrain of the property.
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
graded areas will be landscaped.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the existing
driveway will be utilized.
Section 6. CUP: Section 17.18 of the Rolling Hills Municipal Code permits
stables over 200 square feet and a corral over 550 square feet in area, subject to
compliance with all applicable development standards, unless a Variance is granted,
and approval of a Conditional Use Permit. The subject stable complies with the
requirements for stable use and design, but requires a Variance due to the proposed
location of the corral within the front setback and both stable and corral within the
"front yard" area (See Section 7 for Variances).
With respect to the CUP application the Planning Commission finds as follows:
A. Conditionally permitted uses are not outright permitted by the Rolling
Hills Municipal Code. The Commission must consider applications for conditional
use permit and may, with such conditions as are deemed necessary, approve a
conditional use which will not jeopardize, adversely affect, endanger or otherwise
constitute a menace to the public health, safety or general welfare or be materially
detrimental to the property of other persons located in the vicinity of such use.
B. The granting of a Conditional Use Permit for the construction of the
stable and corral would be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan because the use is consistent with similar uses in the
community, meets all the applicable code development standards for a stable and
3
• •
corral, and the area is located in an area on the property that is adequately sized to
accommodate the stable and adjoining corral, (with approval of a Variance). The
proposed structure is appropriately located in that it will be sufficiently separated
from nearby structures used for habitation or containing sleeping quarters.
C. The nature, condition, and development of adjacent structures have
been considered, and the project will not adversely affect or be materially detrimental
to these adjacent uses, buildings, or structures because the proposed stable and corral
orientation is not towards neighbors and its general location is of sufficient distance
from nearby residences so as to not impact the view or privacy of surrounding
neighbors. The proposed stable and corral are to be located largely on an already
graded area, therefore preserving the natural terrain of the remaining of the property.
D. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the stable complies with the low profile
residential development pattern of the community and will not give the property an
over -built look, and the corral area will remain open and unobstructed. The lot is
sufficiently large to accommodate the proposed structure.
E. The proposed conditional use complies with all applicable development
standards of the RAS-1 zone district with the exception of stable location within the
front yard and corral in the front setback per Section 7 of this Resolution and requires
a Conditional Use Permit pursuant to Section 17.18 of the Zoning Ordinance.
F. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
hazardous waste facilities because the project site is not listed on the current State of
California Hazardous Waste and Substances Sites List.
Section 7. Structure Variances (front/rear yard encroachments.) 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 these variance requests, the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the subject property or to the intended accessory structures that do not
apply generally to the other property or class of use in the same zone in that: existing
residence already occupies portions of the rear yard setback, making it impossible, due
to insufficient space, to locate the proposed accessory structures such that they would
conform to setbacks, yards and required separation of the stable from the residence. In
addition, portion of the terrain in the mid -portion of the lot, presents constraints due to
sloped conditions, and would still require a Variance due to the exceptionally large
4
"front yard" based on the location of the residence at the rear of the lot. The existing
BBQ and trellis and proposed pool are integral to outdoor living in the City and there
are no other viable options in locating these amenities without further grading or
requiring a Variance (as is the case with locating in the front).
B. The requested Variances 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 because, due to the
existing residence location, it would be impossible to locate the stable in the relatively
small area to the rear of the home and meet the 35'required separation requirement
between living areas and stables. In addition, the expansive open space in the front
yard setback comfortably supports a corral. The proposed corral is to be located in a
relatively flat area therefore preserving the natural terrain and the stable in an area
prior set aside for a stable. The stable's required accessway is readily available from
the existing driveway serving the residence. The rear yard is relatively small due to the
placement of the residence and will maintain the look of openness with the
construction of the pool, as the applicants have eliminated much of the previously
proposed hardscape and the pool will be at grade blending with the adjacent terrain of
the rear yard.
C. The granting of the requested Variances would not be materially
detrimental to the public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located because a stable, the existing
accessory structures (BBQ and trellis) or the swimming pool would not affect any
neighbor's views and property value and would be screened from the street.
Development of the stable in the front yard setback and the pool in the rear will allow
substantial portion of the rear of the lot to remain visually open.
D. See Section 6. F. regarding consistency with County of Los Angeles
Hazardous Waste Management Plan.
Section 8. Disturbed Area Variance. The applicant seeks a variance from the
40% maximum disturbed area standard set forth in Section 17.16.070 of the Rolling
Hills Municipal Code. In its existing condition, the subject lot has a disturbed area of
56.3%, which is proposed to be increased to 64.6%.
With respect to the request for a disturbed area Variance, the Planning Commission
finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to other properties in the same
vicinity and in the same zone. Section 17.16.070 of the Municipal Code provides that
disturbance shall be limited to 40% of the net lot area. The project involves adding
accessory uses (stable/corral, pool) while retaining the residence in its existing size and
location on the lot. In its existing condition, the amount of disturbed area is already
nonconforming (56.3%), which is proposed to be increased to 64.6%. The topographic
5
• •
nature of the subject property is such that the applicants are not able to met the
requirement that all slopes be 3:1 or less, which is needed to increase the allowable
percentage of disturbed area to 60% and avoid a Variance. Half of the resulting slopes,
however will be at 3:1 or less, which allows a disturbance of 50% and thereby
minimizes the degree of noncompliance. The additional 8.3% disturbance, which is
proposed, is minimal for construction of a stable, corral and the pool. The pool pad
disturbance results from the grading required to keep the wall height around the pool
to 5 feet or less. A 2:1 slope is proposed to be created along the westerly side of the
wall, but most of the resulting slopes will be less steep.
The stable disturbance is due to the grading required to balance the cut and to
keep the wall height along the stairs to the loft at no higher than 3'. The resulting
slopes will vary from 3:1 to 2.5:1 in grade.
B. The variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and zone,
but which would be denied to the property in question absent a variance. Stables and
corrals or set aside areas are a requirement of the Zoning Ordinance and the applicant
proposes to construct the equestrian amenities in an area that was previously set aside
for such uses, but was not calculated in the disturbance of the lot. Swimming pools are
a common amenity enjoyed by several properties in the vicinity and zone. The overage
in disturbance is not significant and the property owner should not be denied the
privilege of a swimming pool simply because the nature of the lot and location of the
residence makes it infeasible to comply strictly with Section 17.16.070.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located. A minor increase in the overall percentage of
disturbed area on the lot will have no effect on the public welfare or on property or
improvements in the vicinity.
D. In granting the variance, the spirit and intent of the Zoning Ordinance
will be observed. The purpose of the Zoning Ordinance is to regulate development in
an orderly fashion and in a manner consistent with the goals and policies of the
General Plan. Approval of the variance will not impede any goals of the Zoning
Ordinance or the General Plan. Rather, the variance will allow the property owner to
enjoy the same rights and privileges afforded to other property owners in the vicinity.
The overage requested is not substantial and does not undermine the spirit or intent
of the Zoning Ordinance.
E. The variance does not grant special privileges to the applicant. 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
location of the existing residence where the applicants are trying to comply with the
City's requirement for stable and corral. Unique circumstances applicable to the
6
subject property make it infeasible for the property owner to comply with Section
17.16.070.
Section 9. Based upon the foregoing findings in Section 5, 6, 7 and 8, the
Planning Commission hereby approves Zoning Case No. 860, request for a
Conditional Use Permit, Site Plan Review and Variances subject to the following
conditions:
A. The Conditional Use Permit, Site Plan and Variances approvals shall
expire within two years from the effective date of approval as defined in Sections
17.38.070 17.46.080 and 17.42.070, unless otherwise extended pursuant to the
requirements of these sections.
B. It is declared and made a condition of this 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 Buildings and Construction Ordinance, the
Zoning Ordinance of the City of Rolling Hills, including specifically, but not be limited
to Chapter 17.18 of the Zoning Ordinance for stables, requirements of the Lighting
Ordinance - RHMC 17.16.190 E, roof covering - RHMC 17.16.190, undergrounding of
utility lines - RHMC 17.27.030 as well as all other development standards and of the
zone in which the subject property is located must be complied with unless otherwise
set forth in this permit, or shown otherwise on an approved plan.
D. The loft area of the structure may not exceed 453 square feet and the plate
height may not exceed 7'. Only one bathroom is permitted in a stable structure.
Agricultural spaces, including feed and storage shall be 84.3% of the size of the
structure and the tack room may not exceed 186 sq.ft. or 15.6% of the structure.
E. The stable uses and interior and exterior design are subject to the
requirements of Section 17.18.060 of the Zoning Ordinance. The surface of the corral,
paddock and areas adjacent to the agricultural portion of the stable shall remain
permeable at all times, and may not be paved, icluding pavers or bricks set in sand.
F. 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.
G. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated November 12, 2014 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
7
•
•
conditions of the Site Plan, Variance and CUP approvals, herein as applicable, shall be
incorporated into the building permit working drawings and complied with prior to
issuance of a building permit from the building department.
H. The applicants shall be required to obtain building permits for the
existing, unauthorized trellis and barbeque structures or they shall be demolished.
I. 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
submitted to City staff for verification that the final plans are in compliance with the
plans approved by the Planning Commission.
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 and/ or grading permit for this project
shall execute a Certificate of Construction stating that the project will be constructed
according to this Resolution and any plans approved therewith.
J. Structural lot coverage of the lot shall not exceed 7,583 square feet or
18.5% of the net lot area with allowable deductions, in conformance with lot coverage
limitations (20% maximum). The size of the structure shall be measured from the
exterior surface of the outside walls.
K. The total lot coverage proposed, including structures and flatwork, shall
not exceed 13,359 square feet or 32.7%, of the net lot area, in conformance with lot
coverage limitations (35% max).
L. Grading for this project shall not exceed 750 cubic yards total (cut and
fill), and up to 250 cubic yards of dirt from excavation of the swimming pool may be
exported off site. The total disturbance of the lot shall not exceed 64.6% as approved
herein by this Variance. The resulting slopes from grading shall not exceed 3:1 and
2.5:1 in the front and 2:1 in the rear for the pool.
M. The stable building pad is 1,371 square feet and the coverage on this pad
shall not exceed 65.3%. The residential building pad is 11,050 and coverage on this
pad shall not exceed 58.1 %, which includes the swimming pool located outside of the
building pad.
N. 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 and City's Low Impact
development ordinance, if applicable.
8
• •
O. All graded areas shall be landscaped with ground cover. A landscaping
plan shall be submitted to the City in conformance with Fire Department Fuel
Modification requirements. Trees and shrubs shall be planted to screen the project
from the neighbors, and especially along the west side of the stable. However, the
landscaping shall not form a hedge like screen but be offset. The height of the trees
and shrubs shall not at any time exceed the ridgeline of the roof of the stable structure.
P. 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.
Q. 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.
R. 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.
S. During and after construction, all parking shall take place on the project
site and, if necessary, any overflow parking shall take place within nearby roadway
easements, but not block any driveways.
T. 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), of the City of Rolling Hills. The stable bathroom facility, if
constructed, shall be connected to a septic system.
U. Notwithstanding Section 17.46.020 of the Rolling Hills Municipal
Code, there shall be no further the Planning Commission shall review any
modifications or changes to this project and any future development or
construction on the property, except as permitted in Section 17.46.040C.
V. 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.
W. 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.
9
• •
PASSED, APPROVED AND ADOPTED THL, 16h P ; OF iEC; MBER 2014.
ATTEST:
HEIDI LUCE, CITY CLERK
CHELF, CHAIRMA
10
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2014-21 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A
CONDITIONAL USE PERMIT, SITE PLAN REVIEW AND VARIANCES
TO CONSTRUCT A STABLE WITH A LOFT IN THE FRONT YARD AREA
OF THE LOT AND A CORRAL IN THE FRONT YARD SETBACK; A
SWIMMING POOL AND A WALL IN THE REAR YARD SETBACK; TO
RETAIN AN UNPERMITTED TRELLIS AND BARBEQUE IN THE REAR
YARD SETBACK AND FOR GRADING WHICH WOULD CAUSE
EXCEEDANCE OF THE MAXIMUM PERMITTED DISTURBANCE OF
THE LOT IN ZONING CASE NO. 860 AT 10 CREST ROAD WEST, LOT 2-
CH, ROLLING HILLS, CA. (FRYKMAN). IT HAS BEEN DETERMINED
THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA).
was approved and adopted at a regular meeting of the Planning Commission
on December 16, 2014 by the following roll call vote:
AYES: Commissioners Kirkpatrick, Mirsch and Chairman Chelf.
NOES: Commissioners Gray and Smith.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
di-e,t6Lt
CITY CLERK
11
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City olleolling
December 17, 2014
Mr. and Mrs. Karl Frykman
10 Crest Road West
Rolling Hills, CA 90274
•
INCORPORATED JANUARY 24, 1957
SUBJECT: ZONING CASE NO. 860 - SPR, CUP & VARIANCE
Dear Mr. and Mrs. Karl Frykman:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
This letter shall serve to notify you that the Planning Commission adopted a resolution
on December 16, 2014, granting a request in Zoning Case No. 860. That action
accompanied by the record of the proceedings before the Commission will be reported
to the City Council on Monday, January 12, 2015 beginning at 7:30 PM. You or your
representative must be present to answer any questions the Council may have.
The Planning Commission's decision in this matter shall become effective thirty days
after the adoption of the resolution by the Commission, unless an appeal has been filed
within that thirty (30) day appeal period or the City Council takes the case under their
jurisdiction within 45 days of adoption of the Resolution. (Section 17.54.010(B) of the
Rolling Hills Municipal Code). Should there be an appeal, the Commission's decision
will be stayed until the Council completes its proceedings in accordance with the
provisions of the Municipal Code.
Please submit 7 copies of the site and grading plans, including the landscaping plans by
December 31, 2014 for submission to the City Council.
A copy of the resolution was provided to you before. Please familiarize yourself with the
conditions of approval.
If no appeals are filed within the specified time frame, including City Council, the
Planning Commission's action will become final and you will be required to cause to be
recorded an Affidavit of Acceptance Form together with the subject Resolution in the
Office of the County Recorder before the Commission's action takes effect. Instructions
for recordation will be forwarded to you after the Council's proceedings.
Feel free to call me at (310) 377-1521 if you have any questions regarding this matter.
S'nc:rely,
hartz
ing Director
cc: Dan Bolton, Bolton Engineering
Printed on Recycled Paper
• •
City 0 INCORPORATED JANUARY 24, 1957
v
October 22, 2014
Mr. and Mrs. Karl Frykman
10 Crest Road West
Rolling Hills, CA 90274
SUBJECT: ZONING CASE NO. 860
Dear Mr. and Mrs. Frykman:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
As you requested, the Planning Commission continued the hearing in your case to
their November meeting. They have scheduled a field visit to your property to view
the revised project on Tuesday, November 18, 2014 at approximately 8:00 am.
If you're planning to proceed with your project, please submit revised plans and
calculations to the Planning Department by November 4, 2014. In addition, at least 5-
7 days prior to the meeting the site shall be prepared according to the enclosed
guidelines provided to you for the previous field trip.
After the field trip, the next regular meeting of the Planning Commission will take
place on Tuesday, November 18, at 6:30 PM at City Hall, at which time the
Commission will further discuss your project.
If you do not wish to pursue this project at this time, please provide a written
notification of withdrawal of your request. However, should you wish to proceed
with your application, please fill out and return the enclosed form to request and
consent to a 90-day time extension for the Commission to consider your project.
Should you have any questions, please call me at (310) 377-1521.
Sincerely,
4
Yclanta Schwartz
Planning Director
cc: Dan Bolton, Bolton Engineering (with enclosures)
Printed on Recycled Paper
• •
C1ty ell2 fli,.g Jh/i1
FIELD TRIP NOTIFICATION
July 16, 2014
Mr. and Mrs. Karl Frykman
10 Crest Road West
Rolling Hills, CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
SUBJECT: ZONING CASE NO. 860
Dear Mr. and Mrs. Frykman:
The Planning Commission scheduled a field inspection of your property to view the
proposed project on Tuesday, August 19, 2014 at 7:30 am.
The owner and/or representative must be present to explain and answer questions
regarding the project. Your neighbors within 1,000-foot radius will be notified of this
meeting.
The site shall be prepared according to the enclosed Silhouette Construction Guidelines
and the following requirements:
• A full-size silhouette showing the footprint, roof ridge, porch and exterior walls
of the stable must be constructed;
• Delineate on the ground or stake the corral
• Delineate in different color tape or chalk on the ground or stake the front
roadway easement line and the front yard setback (50 ft from the roadway
easement line);
• Delineate the side 25 feet easement line in the vicinity of the stable and pool
• Delineate/stake the rear property line and the rear 50 feet setback line
• Delineate/stake the access to the stable/corral
• Delineate the pools, steps, walls and decking
After the field trip, the next regular meeting of the Planning Commission will take place
on Tuesday, August 19, at 6:30 PM at City Hall, at which time the Commission will
further discuss your project.
Please call me at (310) 377-1521 if you have any questions.
ely,
Tanta Schwartz
anning Director
.cc:
Dan Bolton, Bolton Engineering
Printed on Recycled Paper
• •
City a/ Rolling ,Atillo
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
SILHOUETTE CONSTRUCTION GUIDELINES
A silhouette of proposed construction must be erected the week preceding the designated
Planning Commission or City Council meeting / field trip.
Silhouettes should be constructed with 2" x 4" lumber. Printed boards are not acceptable.
Bracing should be provided.
Lumber, wire or other suitable material should be used to delineate roof ridges and eaves.
Flags in close proximity to each other must be attached to the wire or twine to aid in the
visualization of the proposed construction.
Property lines, setback lines and easement lines must be staked along the areas of construction.
2 1/2 - 3' high wooden stakes must be used to delineate the lines. Such stakes must be flagged
and marked on their sides:
• Property line ( red or pink flag)
• Setback line (green flag)
• Easement line (yellow flag)
and remain in the ground throughout the entire review and approval process as well as during
the entire construction process, when required by the Commission.
The application may be delayed if inaccurate or incomplete silhouettes are constructed.
If you have any further questions contact the Planning Department Staff at (310) 377-1521.
ellt
r �
SECTION PLAN
▪ W
Printed on Recycled Paper
• •
LETTER OF CONSENT TO EXTENSION OF TIME
Government Code Section 65957
Date: October 22, 2014
Application: Zonina Case No. 860
Department of Planning
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, California 90274
Attn: Yolanta Schwartz
Pursuant to California Government Code Section 65957, Mr. and Mrs. Karl Frykman
hereby request and consents to a ninety (90) day extension to the time period specified
in Government Code Sections 65950, 65950.1 and 65952 for the City of Rolling Hills
Planning Commission to take action on the above referenced application at 10 Crest
Road West (Lot 2C-H) in the City of Rolling Hills, CA.
Signature of Applicant (1)
or Applicant's Representative
Printed Name of Applicant (1)
or Applicant's Representative
Signature of Applicant (2)
or Applicant's Representative
Printed Name of Applicant (2)
or Applicant's Representative
Received by:
•
Wednesday, October 8, 200:56:37 AM Pacific Daylight Time
Subject: Frykman 10 Crest West Continuance
Date: Wednesday, October 8, 2014 7:52:11 AM Pacific Daylight Time
From: Tavisha Nicholson <tnicholson@boltonengineering.com>
To: Yolanta Schwartz <ys@cityofrh.net>
CC: 'Helen Frykman' <hfrykman@aol.com>, 'Dan Bolton' <dbolton@boltonengineering.com>
Good Morning Yolanta,
On behalf of our client Karl & Helen Frykman at 10 Crest West, we would like to request a
continuance to the November Planning Commission field trip meeting. We will submit revised
plans at a later date.
Regards
Tavisha Nicholson, E.I.T. I Bolton Engineering Corp.
25834 Narbonne Ave. Suite 210
Lomita, CA 90717
P: (310)325-5580
F: (310)325-5581
OCT,, !Lai ,i \ 1 P
0 0 2014
City of Rolling Hills
By
Page 1 of 1
•
Friday, August 29, 7:22:31 AM Pacific Daylight Time
Subject: 10 Crest West Continuance
Date: Friday, August 29, 2014 7:21:31 AM Pacific Daylight Time
From: Tavisha Nicholson <tnicholson@boltonengineering.com>
To: Yolanta Schwartz <ys@cityofrh.net>
CC: George Sweeney<gmsarchitects@verizon.net>, 'Helen Frykman' <hfrykman@aol.com>, 'Ross
Bolton' <rbolton@boltonengineering.com>
Yolanta,
After receiving feedback from the Planning Commission regarding the new stable and pool
additions at 10 Crest West we would like to request a continuance until the October Planning
Commission Meeting. We do not feel that we have an adequate amount of time to revise the
plans and re -submit by the required deadline of the end of next week. We would prefer to take the
extra time to ensure we have a design that meets the clients wishes and includes the Planning
Commissioners recommendations. I will bring in revised plans in a couple of weeks to discuss
changes and if we need to re -stake and or re -notice the project. Please let me know if you need
anything else at this time.
Regards,
Tavisha Nicholson, E.I.T. I Bolton Engineering Corp.
25834 Narbonne Ave. Suite 210
Lomita, CA 90717
P: (310)325-5580
F: (310)325-5581
AUG 2 9 2014
City of Rolling Hills
Page 1 of 1
•
City ol Rolling ,Alitio
FIELD TRIP NOTIFICATION
July 16, 2014
Mr. and Mrs. Karl Frykman
10 Crest Road West
Rolling Hills, CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
SUBJECT: ZONING CASE NO. 860
Dear Mr. and Mrs. Frykman:
The Planning Commission scheduled a field inspection of your property to view the
proposed project on Tuesday, August 19, 2014 at 7:30 am.
The owner and/or representative must be present to explain and answer questions
regarding the project. Your neighbors within 1,000-foot radius will be notified of this
meeting.
The site shall be prepared according to the enclosed Silhouette Construction Guidelines
and the following requirements:
• A full-size silhouette showing the footprint, roof ridge, porch and exterior walls
of the stable must be constructed;
• Delineate on the ground or stake the corral
• Delineate in different color tape or chalk on the ground or stake the front
roadway easement line and the front yard setback (50 ft from the roadway
easement line);
• Delineate the side 25 feet easement line in the vicinity of the stable and pool
• Delineate/stake the rear property line and the rear 50 feet setback line
• Delineate/stake the access to the stable/corral
• Delineate the pools, steps, walls and decking
After the field trip, the next regular meeting of the Planning Commission will take place
on Tuesday, August 19, at 6:30 PM at City Hall, at which time the Commission will
further discuss your project.
Please call me at (310) 377-1521 if you have any questions.
Y,
lanta Schwartz
ll?f
anning Director
cc: Dan Bolton, Bolton Engineering
0
Printed on Recycled Paper
• •
CLt INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377.7288
SILHOUETTE CONSTRUCTION GUIDELINES
A silhouette of proposed construction must be erected the week preceding the designated
Planning Commission or City Council meeting / field trip.
Silhouettes should be constructed with 2" x 4" lumber. Printed boards are not acceptable.
Bracing should be provided.
Lumber, wire or other suitable material should be used to delineate roof ridges and eaves.
Flags in close proximity to each other must be attached to the wire or twine to aid in the
visualization of the proposed construction.
Property lines, setback lines and easement lines must be staked along the areas of construction.
2 1/2 - 3' high wooden stakes must be used to delineate the lines. Such stakes must be flagged
and marked on their sides:
• Property line ( red or pink flag)
• Setback line (green flag)
• Easement line (yellow flag)
and remain in the ground throughout the entire review and approval process as well as during
the entire construction process, when required by the Commission.
The application may be delayed if inaccurate or incomplete silhouettes are constructed.
If you have any further questions contact the Planning Department Staff at (310) 377-1521.
SECTION
PLAN
0
Printed on Recycled Paper