872, Construct a pool, Correspondence•
ENVIROTECHNO
Proposed Revisions — 23 Middleridge Lane North
Mr. & Mrs. Hammond's Residence
6-25-2015
Per our brief discussion the other day, I am following up with a summary of the changes proposed as a result of the
review with the Homes Association.
By now, you should have received a full set of the preliminary approved drawings by the Homes Association and a letter
confirming the Preliminary Approval.
The revised scope include the following:
1. Elimination of Garage from the front yard. Garage shall remain as is and no Variance will be needed
for the front encroachment.
2. Small projection/addition of the laundry room/bath at front of the house but clear of the required front
set -back.
3. Extension of 3' at playroom and basement towards back yard.
These changes were reviewed and approved by the Homes Association.
The revised numbers are as follows:
Original Approved by Planning: Current Revisions as Approved
by the Homes Association:
Existing House: 2,448 sq.ft.
Proposed Habitable Area Increase:
Proposed Master Bedroom (un-permitted): 303 sq.ft.
Proposed Master Bath (un-permitted): 51 sq.ft.
Kid's Bedroom Bay Window: 21 sq.ft.
Bonus Room Addition: 523 sq.ft.
Laundry Room/Bath Addition:
Entry Vestibule 5 sq.ft.
Garage Playroom Conversion: 491 sq.ft.
Total Habitable Area: 1,394 sq.ft.
Existing Garage: 491 sq.ft.
Garage Addition/Relocation: 479 sq.ft.
Basement Addition: 349 sq.ft.
Hardscape restaured from original driveway
303 sq.ft.
51 sq.ft
21 sq.ft.
566 sq.ft.(revised)
103 sq.ft. (new)
5 sq.ft.
0 sa.ft. (eliminated)
1,049 sq.ft. (345 sq.ft. Reduction)
491 sq.ft.
0 sa.ft. (eliminated)
444 sq.ft. (95 sq.ft. addition)
479 sq.ft. (put back)
We are ready to proceed with working drawings, but would like to get your `ok" before we move forward. Please let me know what you
need to finalize this phase of the project.
Thank you again for all your help,
Luis de Moraes, AIA-ASID-LEED AP BD+C
Principal Architect,
INTERACTIVE ARCHITECTURE * INTERIOR DESIGN * COMPUTER AIDED DRAFTING AND DESIGN
Westside Office: 13101 Washington Boulevard # 404 • Los Angeles, California 90066 • Tel: 310/216-0844
email: luis(@envirotechno.com website:www.envirotechno.com
•
C1ty ("Rolling
May 14, 2015
Mr. Rob Hammond
23 Middleridge Lane North
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. 872 - Site Plan Review and Variances.
Dear Mr. Hammond:
This letter is to notify you that the City Council at their regular meeting on May 11,
2015 received and filed Zoning Case No. 872, approving your project to construct
certain additions, pool and deck and to legalize the unpermitted construction.
Before this case takes effect you are required to record an Affidavit of Acceptance
Form together with the Resolution in the Office of the County Recorder.
Please familiarize yourself with the conditions of approval, as some may have to be
met prior to issuance of a permit.
I am enclosing a copy of RESOLUTION NO. 2015-09 together with the affidavit of
acceptance form specifying the conditions of approval set forth by the Planning
Commission and the approved Development Plan. The plan is 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 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
Confirm the hours of operation and cost of recordation with the County Clerks
Office, as they change frequently.
Printed on Recycled Paper
• •
T
The preparer of the construction plans for plan check and later construction 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 project 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 Resolutions during the
entire construction process. Any deviation from the approved plans and conditions
of approval, either prior to construction or during 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 erely,
nta S hwartz
anning Director
Enclosures: AFFIDAVIT OF ACCEPTANCE FORM
RESOLUTION NO. 2015 — 09
SITE PLAN
cc: Luis De Moraes, AIA Envirotechno Architecture (cover letter only)
•
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. 872 (SEE EXHIBIT A ATTACHED)
XX SITE PLAN REVIEW XX VARAINCE
I (We) the undersigned state
I am (We are) the owner(s) of the real property described as follows:
23 MIDDLERIDGE LANE NORTH (Lot 2-MR)
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. 872
XX SITE PLAN REVIEW XX VARIANCE
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
Notary form revised 2015
•
Signatures must be acknowledged by a notary public.
A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of
that document.
STATE OF
COUNTY OF
}
On , before me,
Public, personally appeared
, a Notary
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 my hand and official seal.
Signature:
Name of Notary:
Date Commission Expires
Commission No.
Notary form revised 2015
115--X.0 (61 r
RESOLUTION NO. 2015-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW
FOR SUBSTANTIAL ADDITIONS, AN ABOVE GRADE DECK AND TO
LEGALIZE VARIOUS PREVIOUSLY CONSTRUCTED STRUCUTRES;
AND A VARIANCE WHERE PORTIONS OF THE ADDITIONS WOULD
ENCROACH INTO SETBACKS AND A TRELLIS THAT WOULD
ENCROACH INTO REAR SETBACK IN ZONING CASE NO. 872 AT 23
MIDDLERIDGE LANE NORTH, (LOT 2-MR), IN THE OVERLAY
ZONING DISTRICT-OZD-1, (HAMMOND).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. Hammond with respect to
real property located at 23 Middleridge Lane North, Rolling Hills (Lot 2-MR) requesting
a Site Plan Review and a Variance to construct a 1,389 square foot residence addition, of
which 349 sq.ft. has been previously constructed, but is unpermitted, a 349 square foot
basement, unpermitted previously constructed above grade deck and infinity pool wall
not to exceed 4'9" and Variances to encroach with portions of the additions and
basement into the side and front yard setbacks and with a 198 sq.ft. trellis into the rear
yard setback. A portion of the "as built" unpermitted addition encroaches 4.5' into the
side setback and 17'9" into the rear setback. When completed, the residence will be
3,837 square feet and the garage will be 479 square feet. Also proposed is a 735 square
foot infinity swimming pool with 129 square foot pool equipment area to be located
under an existing unpermitted above grade deck.
Together with the additions and the swimming pool, the applicant's desire is to legalize
and correct the several non -permitted conditions on this lot, which were constructed
prior to his purchase of the property.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on February 17, and March 17, 2015 and at a field trip to the
property on March 17, 2015. The applicants were notified of the public hearings in
writing by first class mail. Evidence was heard from all persons interested in affecting
said proposal and from members of the City staff. The Planning Commission reviewed,
analyzed and studied said proposal. The applicant and his representatives were in
attendance at the regular meetings of the Planning Commission. No comments, pro or
against, were received from the neighbors.
Section 3. The property is located at the end of a cul-de-sac in the RAS-1
Overlay Zoning District (OZD-1) of the City and is less than one acre in size, (the net lot
area of this lot is 34,260 square feet). The OZD-1 was established within the RAS-1
ZC No. 872 1
•
zoning district to allow modernization, reconstruction or enlargement of homes located
on unique lots generally characterized by steep terrain, smaller than typical lots in the
City, smaller than typical homes in the City, lots that are divided by a road and lots
where redevelopment is difficult due to setback requirements.
Properties in the OZD-1 are allowed a reduced front yard setback for locating primary
structures including attached garages to 30' from the roadway easement line,
(elsewhere in the City the front yard setback is 50' from the roadway easement line). In
addition, an existing encroachment of not more than 10' into the side setback may be
reconstructed; however, any new construction must comply with the 20' side yard
setback requirement.
Section 4. The Planning Commission finds that the project qualifies as a Class
3 Exemption, pursuant to Section 15303 of the CEQA (California Environmental Quality
Act) Guidelines and is therefore categorically exempt from environmental review.
Section 5. Section 17.46.030 of the Zoning Ordinance requires a development
plan to be submitted for Site Plan Review and approval before any structure, (with
exceptions), may be constructed, which includes above grade decks. Section
17.46.020.A.3 requires Site Plan Review for an addition exceeding 999 square feet. With
respect to the Site Plan Review applications for the improvements subject to the
requirements of the above listed Sections of the Zoning Ordinance, the Planning
Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan and
surrounding uses because the proposed project complies with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The construction will occur in an area
previously graded and disturbed and new earthwork will be confined to excavation for
new foundations only, and to functionally integrate the new swimming pool with the
existing above grade deck. The deck will be decreased in size to accommodate the
swimming pool, however the pool equipment area will be located within the existing
above grade portion of the deck. Adjacent landscaped areas and reduction in the deck
area for the construction of the pool will mitigate the out -of -grade condition and "bulk"
of the existing deck and proposed additions. The front addition will utilize the
allowance for reduced setback; however the side additions and the existing non -
permitted addition would encroach into the side and rear setbacks.
B. The development plan substantially preserves the natural and undeveloped state
of the lot because no grading is required and the design and location of the addition
follows the line of existing development or, where permissible takes advantage of the
reduced front yard setback. The as built deck will be reduced in size and a portion of
the addition already exists and does not cause the lot to look overdeveloped. Significant
portions of the lot will be left undeveloped so as to maintain open space on the
ZC No. 872 2
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property. The nature, condition, and development of adjacent uses, buildings, and
structures and the topography of the lot have been considered, and the construction
will not adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed improvements will be constructed on a portion of the
lot which is least intrusive to surrounding properties, will be screened and landscaped
with shrubs and trees and is of sufficient distance from nearby residences so that the
proposed project will not impact the view or privacy of surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale and mass
with the site, the natural terrain and surrounding residences. The proposed project is
consistent with the scale of homes in the surrounding RA-S-1, OZD-1 similarly zoned
neighborhood. The proposed project entails additions of a garage and living area with a
basement, a trellis, swimming pool, pool equipment are, service yard, all of which are
common improvements throughout the City. The project site, with the development,
will be within the allowed total coverage of the lot (31.0% proposed/35% maximum).
D. The development plan generally follows natural contours of the site to the
maximum extend practicable to accomplish groomed and usable areas of the lot.
Natural drainage courses will not be affected by the project. No grading is proposed
and therefore existing drainage channels are not anticipated to be impacted. The project
construction will not be located in a canyon or on existing slopes that exceed 25%.
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because the proposed
development will utilize the existing driveway approach but the driveway into the
garage will be improved.
F. The project conforms to the requirements of the California Environmental
Quality Act (CEQA) and is exempt pursuant to Section 15303 of the CEQA Guidelines.
G. The project preserves much of the existing vegetation and mature trees and will
supplement these elements with drought -tolerant landscaping. A landscaping plan will
be filed with the City.
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. A Variance to Section 17.17.030 is required because it states that every
lot in the RAS-1, OZD-1 zone shall have a front setback of not less than 30 feet from the
roadway easement and for new construction, 20 feet from the side property line; Section
17.16.060 states that the rear setback shall be 50' from the property line or roadway
easement line, if the easement is developed with a street. The applicants request a
ZC No. 872 3
• •
Variance to construct several additions that would encroach up to 10 feet into the side
setbacks, and up to 24' into the reduced front setback. With respect to this request for a
Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to this property that do not apply generally to other properties or class of
uses in the same zone because the configuration of the existing structure, which
encroaches into the setbacks, prevent further expansion, except into the setback. In
addition the proposed encroachment would follow the limits of the structure in the side
of the property. The lot is constrained in that the area feasible for development is
located in the front of the lot with steep slopes to the rear and to the sides. The
Commission further finds that the configuration of the existing residence and interior
layout of the residence creates a hardship to improving the property.
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 is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same zone. The encroachment permits the use of the
lot to the extent allowed for other properties with similar lot configurations. The
encroachment will be along the line of the current encroachment of the residence. The
property is located in the Overlay District of the City, where it has been determined the
lots are difficult to develop due to their configuration, size or steepness, and therefore
the front setbacks were reduced.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located. Development in the front setback is minimal and is in
line with the existing side setback encroachment. The encroachment into the rear
setback exists and the applicant requests to legalize it and obtain a permit. The
structural lot coverage and the total impervious lot coverage are within the
requirements of the City. The area of addition would not impair views.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed addition will be orderly, attractive and shall
protect the rural character of the community. The proposed addition will not encroach
into potentially future equestrian uses on the property. A suitable stable and corral area
exists on the site.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
ZC No. 872 4
• •
F. 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.
Section 7. Based upon the foregoing findings the Planning Commission
hereby approves the Site Plan Review and Variance application in Zoning Case No. 872
for as built above grade deck, a pool wall, which exceeds 3' in height and substantial
additions, including 349 square foot previously, constructed additions subject to the
following conditions:
A. The conditions of approval specified herein shall be printed on all
construction plans and shall be available at the construction site at all times.
B. The Site Plan Review and Variance approvals shall expire within two
years from the effective date of approval if construction pursuant to this approval has
not commenced within that time period, as required by Sections 17.46.080(A) and
17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise
extended pursuant to the requirements of those sections.
C. It is declared and made a condition of the approval, that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
hereunder shall lapse; provided that the applicants have 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.
D. All requirements of the Building and Construction Code, the Zoning
Code, and of the zone in which the subject property is located must be complied with,
including the Outdoor Lighting Ordinance, unless otherwise set forth in this approval,
or shown otherwise on an approved plan. All existing overhead utility lines serving the
subject property shall be undergrounded pursuant to Section 17.27.030.
E. The lot shall be developed and .maintained in substantial conformance
with the site plan on file dated March 11,615 and M 7, 2015. Prior to submittal of
final working drawings to the Building and Safety Department for issuance of grading
and/or 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.
F. The 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.
ZC No. 872 5
• •
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.
G. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA).
H. There shall be no grading for the project except excavation and grade
earthwork to functionally integrate the new addition into the existing topography. The
basement light well wall shall not be exposed more than 5' above the natural grade, and
there shall be a minimum 4' wide walkable walkway around the entire structure, which
does not have to be paved.
I. Structural lot coverage shall not exceed 6,773 square feet or 19.4% of the
net lot area, in conformance with the zoning ordinance limit of 20%.
J. Total lot coverage of structures and paved areas shall not exceed 10,647
square feet, or 31 %, which is in conformance with the zoning ordinance limit of 35 %.
K. The new infinity pool wall shall not exceed 4'9" in height.
L. The disturbance of the net lot area shall not exceed 21,172 square feet of
surface area or 61.8%, which was previously disturbed.
M. Residential building pad coverage on the 6,013 square feet residential
building pad shall not exceed 92.3 %, which includes the allowable encroachment into
the reduced front yard setback.
N. Should 5,000 square feet or more of existing landscaping be altered or new
landscaping introduced, the applicant shall be required to conform to the City of
Rolling Hills Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal
Code. The applicant shall submit to the City two copies of a landscaping and irrigation
plan and water usage certification prior to obtaining grading permit. Within 90-days of
completion of the construction of the project, the applicant shall submit a landscaping
compliance certification.
O. All backfilled areas shall be vegetated utilizing to the greatest extent
feasible mature native and drought resistant plants. Plants shall be utilized, which are
consistent with the rural character of the community and meet the fire department
requirements for fire resistant plants. Any trees and shrubs used in the landscaping
scheme for this project shall be planted in a way that will not result in a hedge like
screening and as not to impair views of neighboring properties but to screen the project
site.
ZC No. 872 6
• •
P. Pursuant to Section 17.17.030, 60% of the front yard area shall be
landscaped, as defined in Section 17.12.250 of the Zoning Ordinance.
Q. The existing bocce court may not be paved or altered. Plans shall be
submitted and construction permits obtained from the Building and Safety Department
for the existing unpermitted addition, outdoor entertainment/kitchen area, the deck
and the stable in conjunction with the construction of the proposed improvements.
The applicant shall remove the shed located in the side setback and the lamppost
located on the outdoor kitchen.
R. Minimum of 50% of the construction material spoils shall be recycled and
diverted. The hauler shall provide the appropriate documentation to the City.
S. There shall be no dumping of any debris, trash, soil spoils, construction
materials or any other matter anywhere on the property. Further, perimeter easements
and trails shall remain free and clear of any improvements including, but not be limited
to, driveways, fences -including construction fences, grading, landscaping, irrigation
and drainage devices, play equipment, parked vehicles, building materials, debris and
equipment, except if permitted by the Rolling Hills Community Association.
No encroachment of any sort shall be permitted on the City of Rolling Hills Estates
roadway easement, unless permitted by said City.
T. 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.
U. During construction, trucks shall not park, queue and/or idle at the project
site or in the adjoining right-of-way before or after the permitted hours of operations.
To the maximum extent possible, staging of equipment and parking of vehicles during
construction shall be on site.
V. If required by the City's drainage engineer, the applicant shall submit a
detailed drainage plan. This project may be subject to the requirements of the City's
Low Impact Development portion of the Storm Water Management and Pollution
Control ordinance triggered where 10,000 square feet or more of impervious surface is
reconstructed or added and/ or the project is deemed hillside development.
W. No drainage device may be located in such a manner as to contribute to
erosion or in any way affect an easement, trail or adjacent properties. The energy
dissipaters, if required, shall be designed in such a manner as to not cross over any
equestrian trails or easements. The drainage system(s) shall not discharge water onto a
ZC No. 872 7
i •
trail, shall incorporate earth tone colors, including in the design of the dissipater and
shall be screened from any trail and neighbors views to the maximum extent
practicable, without impairing the function of the drainage system.
X. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department requirements for the
installation and post construction maintenance of stormwater drainage facilities.
Y. The property owners shall comply with the LA County Public Health
Department requirements pertaining to septic sewer systems.
Z. During construction, conformance with the air quality management
district requirements shall be complied with, so that people or property are not exposed
to undue vehicle trips, noise, dust, and objectionable odors.
AA. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department Best Management
Practices (BMPs) related to solid waste and storm water management, including erosion
control measures.
AB. The property owner and/or his/her contractor/applicant shall be
responsible for compliance with the no -smoking provisions in the Municipal Code.
AC. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions.
AD. The property on which the project is located shall contain a stable and
corral or a set aside area to provide an area meeting all standards for a stable, corral
with access thereto.
AE. 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, height or structural development shall require the
filing of a new application for approval by the Planning Commission.
AF. Until the applicants execute and record an Affidavit of Acceptance of all
conditions of this Site Plan Review and Variances approvals, as required by the
Municipal Code, the approvals shall not be effective.
ZC No. 872 8
• •
AG. All conditions of the Site Plan Review and Variance approvals, that
apply, shall be complied with prior to the issuance of building permit.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF APRIL 2015.
ATTEST:
HEIDI LUCE, CITY CLERK
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.
ZC No. 872 9
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2015-09 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR SUBSTANTIAL
ADDITIONS, AN ABOVE GRADE DECK AND TO LEGALIZE PREVIOUSLY
CONSTRUCTED VARIOUS STRUCUTRES; AND A VARIANCE WHERE PORTIONS
OF THE ADDITIONS WOULD ENCROACH INTO SETBACKS AND A TRELLIS
THAT WOULD ENCROACH INTO REAR SETBACK IN ZONING CASE NO. 872 AT
23 MIDDLERIDGE LANE NORTH, (LOT 2-MR), IN THE OVERLAY ZONING
DISTRICT-OZD-1, (HAMMOND).
was approved and adopted at a regular meeting of the Planning Commission on April
21, 2015 by the following roll call vote:
AYES: Commissioners Gray, Kirkpatrick, Smith and Chairman Chelf.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
gifiViduaa)
HEIDI LUCE
CITY CLERK
ZC No. 872 10
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April 22, 2015
Mr. Rob Hammond
23 Middleridge Lane North
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. 872 - Site Plan Review and Variances.
Dear Mr. Hammond:
The Planning Commission adopted a resolution on at their regular meeting on April 21, 2015,
granting approval of your request. That action accompanied by the record of the proceedings
before the Commission will be reported to the City Council on Monday, May 11, 2015, at their
regular meeting beginning at 7:30 PM. You or your representative should be present to answer
any questions the Council may have. Please submit 6 sets of plans for the City Council by May
1, 2015, including the cross sections for the basement and the pool.
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 or the City
Council takes jurisdiction of the case within that thirty (30) day appeal period. (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 review the conditions in the resolution that was provided to you previously. Should you
have any objections to any of the conditions, you may appeal them to the City Council.
If no appeals are filed within the thirty (30) day period after adoption of the Planning
Commission's Resolution, 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.
The staff report to the City Council with a copy of the signed Resolution will be forwarded to
you on May 8, 2015.
Feel free to call me at (310) 377-1521 if you have any questions regarding this matter.
Yo - nta Schwartz, Planning Director
cc: Luis De Moraes, AIA Envirotechno Architecture
Printed on Recycled Paper
RESOLUTION NO. 2015-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW
FOR SUBSTANTIAL ADDITIONS, AN ABOVE GRADE DECK AND TO
LEGALIZE VARIOUS PREVIOUSLY CONSTRUCTED STRUCUTRES;
AND A VARIANCE WHERE PORTIONS OF THE ADDITIONS WOULD
ENCROACH INTO SETBACKS AND A TRELLIS THAT WOULD
ENCROACH INTO REAR SETBACK IN ZONING CASE NO. 872 AT 23
MIDDLERIDGE LANE NORTH, (LOT 2-MR), IN THE OVERLAY
ZONING DISTRICT-OZD-1, (HAMMOND).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. Hammond with respect to
real property located at 23 Middleridge Lane North, Rolling Hills (Lot 2-MR) requesting
a Site Plan Review and a Variance to construct a 1,389 square foot residence addition, of
which 349 sq.ft. has been previously constructed, but is unpermitted, a 349 square foot
basement, unpermitted previously constructed above grade deck and infinity pool wall
not to exceed 4'9" and Variances to encroach with portions of the additions and
basement into the side and front yard setbacks and with a 198 sq.ft. trellis into the rear
yard setback. A portion of the "as built" unpermitted addition encroaches 4.5' into the
side setback and 17'9" into the rear setback. When completed, the residence will be
3,837 square feet and the garage will be 479 square feet. Also proposed is a 735 square
foot infinity swimming pool with 129 square foot pool equipment area to be located
under an existing unpermitted above grade deck.
Together with the additions and the swimming pool, the applicant's desire is to legalize
and correct the several non -permitted conditions on this lot, which were constructed
prior to his purchase of the property.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on February 17, and March 17, 2015 and at a field trip to the
property on March 17, 2015. The applicants were notified of the public hearings in
writing by first class mail. Evidence was heard from all persons interested in affecting
said proposal and from members of the City staff. The Planning Commission reviewed,
analyzed and studied said proposal. The applicant and his representatives were in
attendance at the regular meetings of the Planning Commission. No comments, pro or
against, were received from the neighbors.
Section 3. The property is located at the end of a cul-de-sac in the RAS-1
Overlay Zoning District (OZD-1) of the City and is less than one acre in size, (the net lot
area of this lot is 34,260 square feet). The OZD-1 was established within the RAS-1
ZC No. 872 1
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zoning district to allow modernization, reconstruction or enlargement of homes located
on unique lots generally characterized by steep terrain, smaller than typical lots in the
City, smaller than typical homes in the City, lots that are divided by a road and lots
where redevelopment is difficult due to setback requirements.
Properties in the OZD-1 are allowed a reduced front yard setback for locating primary
structures including attached garages to 30' from the roadway easement line,
(elsewhere in the City the front yard setback is 50' from the roadway easement line). In
addition, an existing encroachment of not more than 10' into the side setback may be
reconstructed; however, any new construction must comply with the 20' side yard
setback requirement.
Section 4. The Planning Commission finds that the project qualifies as a Class
3 Exemption, pursuant to Section 15303 of the CEQA (California Environmental Quality
Act) Guidelines and is therefore categorically exempt from environmental review.
Section 5. Section 17.46.030 of the Zoning Ordinance requires a development
plan to be submitted for Site Plan Review and approval before any structure, (with
exceptions), may be constructed, which includes above grade decks. Section
17.46.020.A.3 requires Site Plan Review for an addition exceeding 999 square feet. With
respect to the Site Plan Review applications for the improvements subject to the
requirements of the above listed Sections of the Zoning Ordinance, the Planning
Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan and
surrounding uses because the proposed project complies with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The construction will occur in an area
previously graded and disturbed and new earthwork will be confined to excavation for
new foundations only, and to functionally integrate the new swimming pool with the
existing above grade deck. The deck will be decreased in size to accommodate the
swimming pool, however the pool equipment area will be located within the existing
above grade portion of the deck. Adjacent landscaped areas and reduction in the deck
area for the construction of the pool will mitigate the out -of -grade condition and "bulk"
of the existing deck and proposed additions. The front addition will utilize the
allowance for reduced setback; however the side additions and the existing non -
permitted addition would encroach into the side and rear setbacks.
B. The development plan substantially preserves the natural and undeveloped state
of the lot because no grading is required and the design and location of the addition
follows the line of existing development or, where permissible takes advantage of the
reduced front yard setback. The as built deck will be reduced in size and a portion of
the addition already exists and does not cause the lot to look overdeveloped. Significant
portions of the lot will be left undeveloped so as to maintain open space on the
ZC No. 872 2
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property. The nature, condition, and development of adjacent uses, buildings, and
structures and the topography of the lot have been considered, and the construction
will not adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed improvements will be constructed on a portion of the
lot which is least intrusive to surrounding properties, will be screened and landscaped
with shrubs and trees and is of sufficient distance from nearby residences so that the
proposed project will not impact the view or privacy of surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale and mass
with the site, the natural terrain and surrounding residences. The proposed project is
consistent with the scale of homes in the surrounding RA-S-1, OZD-1 similarly zoned
neighborhood. The proposed project entails additions of a garage and living area with a
basement, a trellis, swimming pool, pool equipment are, service yard, all of which are
common improvements throughout the City. The project site, with the development,
will be within the allowed total coverage of the lot (31.0% proposed/35% maximum).
D. The development plan generally follows natural contours of the site to the
maximum extend practicable to accomplish groomed and usable areas of the lot.
Natural drainage courses will not be affected by the project. No grading is proposed
and therefore existing drainage channels are not anticipated to be impacted. The project
construction will not be located in a canyon or on existing slopes that exceed 25%.
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because the proposed
development will utilize the existing driveway approach but the driveway into the
garage will be improved.
F. The project conforms to the requirements of the California Environmental
Quality Act (CEQA) and is exempt pursuant to Section 15303 of the CEQA Guidelines.
G. The project preserves much of the existing vegetation and mature trees and will
supplement these elements with drought -tolerant landscaping. A landscaping plan will
be filed with the City.
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. A Variance to Section 17.17.030 is required because it states that every
lot in the RAS-1, OZD-1 zone shall have a front setback of not less than 30 feet from the
roadway easement and for new construction, 20 feet from the side property line; Section
17.16.060 states that the rear setback shall be 50' from the property line or roadway
easement line, if the easement is developed with a street. The applicants request a
ZC No. 872 3
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s.
Variance to construct several additions that would encroach up to 10 feet into the side
setbacks, and up to 24' into the reduced front setback. With respect to this request for a
Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to this property that do not apply generally to other properties or class of
uses in the same zone because the configuration of the existing structure, which
encroaches into the setbacks, prevent further expansion, except into the setback. In
addition the proposed encroachment would follow the limits of the structure in the side
of the property. The lot is constrained in that the area feasible for development is
located in the front of the lot with steep slopes to the rear and to the sides. The
Commission further finds that the configuration of the existing residence and interior
layout of the residence creates a hardship to improving the property.
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 is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same zone. The encroachment permits the use of the
lot to the extent allowed for other properties with similar lot configurations. The
encroachment will be along the line of the current encroachment of the residence. The
property is located in the Overlay District of the City, where it has been determined the
lots are difficult to develop due to their configuration, size or steepness, and therefore
the front setbacks were reduced.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located. Development in the front setback is minimal and is in
line with the existing side setback encroachment. The encroachment into the rear
setback exists and the applicant requests to legalize it and obtain a permit. The
structural lot coverage and the total impervious lot coverage are within the
requirements of the City. The area of addition would not impair views.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed addition will be orderly, attractive and shall
protect the rural character of the community. The proposed addition will not encroach
into potentially future equestrian uses on the property. A suitable stable and corral area
exists on the site.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
ZC No. 872 4
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F. 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.
Section 7. Based upon the foregoing findings the Planning Commission
hereby approves the Site Plan Review and Variance application in Zoning Case No. 872
for as built above grade deck, a pool wall, which exceeds 3' in height and substantial
additions, including 349 square foot previously, constructed additions subject to the
following conditions:
A. The conditions of approval specified herein shall be printed on all
construction plans and shall be available at the construction site at all times.
B. The Site Plan Review and Variance approvals shall expire within two
years from the effective date of approval if construction pursuant to this approval has
not commenced within that time period, as required by Sections 17.46.080(A) and
17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise
extended pursuant to the requirements of those sections.
C. It is declared and made a condition of the approval, that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
hereunder shall lapse; provided that the applicants have 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.
D. All requirements of the Building and Construction Code, the Zoning
Code, and of the zone in which the subject property is located must be complied with,
including the Outdoor Lighting Ordinance, unless otherwise set forth in this approval,
or shown otherwise on an approved plan. All existing overhead utility lines serving the
subject property shall be undergrounded pursuant to Section 17.27.030.
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated March 11, 2015 and March 17, 2015. Prior to submittal of
final working drawings to the Building and Safety Department for issuance of grading
and/or 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.
F. The 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.
ZC No. 872 5
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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.
G. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA).
H. There shall be no grading for the project except excavation and grade
earthwork to functionally integrate the new addition into the existing topography. The
basement light well wall shall not be exposed more than 5' above the natural grade, and
there shall be a minimum 4' wide walkable walkway around the entire structure, which
does not have to be paved.
I. Structural lot coverage shall not exceed 6,773 square feet or 19.4% of the
net lot area, in conformance with the zoning ordinance limit of 20%.
J. Total lot coverage of structures and paved areas shall not exceed 10,647
square feet, or 31%, which is in conformance with the zoning ordinance limit of 35%.
K. The new infinity pool wall shall not exceed 4'9" in height.
L. The disturbance of the net lot area shall not exceed 21,172 square feet of
surface area or 61.8%, which was previously disturbed.
M. Residential building pad coverage on the 6,013 square feet residential
building pad shall not exceed 92.3%, which includes the allowable encroachment into
the reduced front yard setback.
N. Should 5,000 square feet or more of existing landscaping be altered or new
landscaping introduced, the applicant shall be required to conform to the City of
Rolling Hills Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal
Code. The applicant shall submit to the City two copies of a landscaping and irrigation
plan and water usage certification prior to obtaining grading permit. Within 90-days of
completion of the construction of the project, the applicant shall submit a landscaping
compliance certification.
O. All backfilled areas shall be vegetated utilizing to the greatest extent
feasible mature native and drought resistant plants. Plants shall be utilized, which are
consistent with the rural character of the community and meet the fire department
requirements for fire resistant plants. Any trees and shrubs used in the landscaping
scheme for this project shall be planted in a way that will not result in a hedge like
screening and as not to impair views of neighboring properties but to screen the project
site.
ZC No. 872 6
P. Pursuant to Section 17.17.030, 60% of the front yard area shall be
landscaped, as defined in Section 17.12.250 of the Zoning Ordinance.
Q. The existing bocce court may not be paved or altered. Plans shall be
submitted and construction permits obtained from the Building and Safety Department
for the existing unpermitted addition, outdoor entertainment/kitchen area, the deck
and the stable in conjunction with the construction of the proposed improvements.
The applicant shall remove the shed located in the side setback and the lamppost
located on the outdoor kitchen.
R. Minimum of 50% of the construction material spoils shall be recycled and
diverted. The hauler shall provide the appropriate documentation to the City.
S. There shall be no dumping of any debris, trash, soil spoils, construction
materials or any other matter anywhere on the property. Further, perimeter easements
and trails shall remain free and clear of any improvements including, but not be limited
to, driveways, fences -including construction fences, grading, landscaping, irrigation
and drainage devices, play equipment, parked vehicles, building materials, debris and
equipment, except if permitted by the Rolling Hills Community Association.
No encroachment of any sort shall be permitted on the City of Rolling Hills Estates
roadway easement, unless permitted by said City.
T. 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.
U. During construction, trucks shall not park, queue and/or idle at the project
site or in the adjoining right-of-way before or after the permitted hours of operations.
To the maximum extent possible, staging of equipment and parking of vehicles during
construction shall be on site.
V. If required by the City's drainage engineer, the applicant shall submit a
detailed drainage plan. This project may be subject to the requirements of the City's
Low Impact Development portion of the Storm Water Management and Pollution
Control ordinance triggered where 10,000 square feet or more of impervious surface is
reconstructed or added and/or the project is deemed hillside development.
W. No drainage device may be located in such a manner as to contribute to
erosion or in any way affect an easement, trail or adjacent properties. The energy
dissipaters, if required, shall be designed in such a manner as to not cross over any
equestrian trails or easements. The drainage system(s) shall not discharge water onto a
ZC No. 872 7
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trail, shall incorporate earth tone colors, including in the design of the dissipater and
shall be screened from any trail and neighbors views to the maximum extent
practicable, without impairing the function of the drainage system.
X. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department requirements for the
installation and post construction maintenance of stormwater drainage facilities.
Y. The property owners shall comply with the LA County Public Health
Department requirements pertaining to septic sewer systems.
Z. During construction, conformance with the air quality management
district requirements shall be complied with, so that people or property are not exposed
to undue vehicle trips, noise, dust, and objectionable odors.
AA. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department Best Management
Practices (BMPs) related to solid waste and storm water management, including erosion
control measures.
AB. The property owner and/or his/her contractor/applicant shall be
responsible for compliance with the no -smoking provisions in the Municipal Code.
AC. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions.
AD. The property on which the project is located shall contain a stable and
corral or a set aside area to provide an area meeting all standards for a stable, corral
with access thereto.
AE. 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, height or structural development shall require the
filing of a new application for approval by the Planning Commission.
AF. Until the applicants execute and record an Affidavit of Acceptance of all
conditions of this Site Plan Review and Variances approvals, as required by the
Municipal Code, the approvals shall not be effective.
ZC No. 872 8
AG. All conditions of the Site Plan Review and Variance approvals, that
apply, shall be complied with prior to the issuance of building permit.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF APRIL 2015.
B,RHELF, CHAIR
ATTEST:
HEIDI LUCE, CITY CLERK
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.
ZC No. 872 9
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2015-09 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR SUBSTANTIAL
ADDITIONS, AN ABOVE GRADE DECK AND TO LEGALIZE PREVIOUSLY
CONSTRUCTED VARIOUS STRUCUTRES; AND A VARIANCE WHERE PORTIONS
OF THE ADDITIONS WOULD ENCROACH INTO SETBACKS AND A TRELLIS
THAT WOULD ENCROACH INTO REAR SETBACK IN ZONING CASE NO. 872 AT
23 MIDDLERIDGE LANE NORTH, (LOT 2-MR), IN THE OVERLAY ZONING
DISTRICT-OZD-1, (HAMMOND).
was approved and adopted at a regular meeting of the Planning Commission on April
21, 2015 by the following roll call vote:
AYES: Commissioners Gray, Kirkpatrick, Smith and Chairman Chelf.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
HEIDI LUCE
CITY CLERK
ZC No. 872 10
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C1ty ol iQo//iniJJ�ff,
March 20, 2015
Mr. Rob -Hammond
23 Middleridge Lane North
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. 872 - Site Plan Review and Variances.
Dear Mr. Hammond:
This letter shall serve to notify you that the Planning Commission at their
meeting on March 17, 2015, directed staff to prepare a Resolution, with
conditions, to approve your request in Zoning Case No. 872, as it was presented
to the Commission. Any changes or additional grading and any other
information that were not part of this presentation will need to come back to the
Planning Commission for a public hearing process.
The Commission will review, deliberate and vote on this resolution at their April
21, 2015 meeting. The meeting starts at 6:30 PM, at City Hall. The staff report
with a copy of the Resolution will be mailed to you the Friday before the
meeting.
To ascertain that no other discretionary approvals will be required for this
project, please confirm and submit a grading plan prior to the meeting showing
that the resulting slopes below the pool and deck will not exceed 2:1 grade. The
City's zoning code and the LA County Building Code allows maximum 2:1 slope
gradient and slopes steeper than that require a variance (from City) and special
construction method and approval pursuant to the LA County Building Code. In
addition, per the City code no import or export of dirt is allowed, except that dirt
may be exported from the excavation of the pool and basement. If your grading
for the pool/deck requires import of dirt, or if the resulting slopes behind the
pool, deck or the house addition (on the side) would be steeper than 2:1, you will
be required to come back to the Planning Commission and request Variances.
Therefore, it is best to ascertain now what you expect the conditions of the
construction to be. No grading was listed as a proposed activity in the
application, other than excavation of basement and pool in the amount of 320
cubic yards of dirt, shown to be exported.
Printed on Recycled Paper
•
Based on the above, should additional discretionary review by the Planning
Commission be required, please inform me within 10 days of this letter, so that
we can re -advertise the project and the Commission could hear it at their April
21 meeting. This action would delay your project by one month only, and there
would be no additional fees from the City. Meanwhile, you could begin with
inspection and legalization of the "as built" structures.
If all goes well and additional hearing is not required, following Planning
Commission action, the information will be presented to the City Council as a
report item at the Council's regular meeting. The City Council can uphold the
Planning Commission's decision or take the case under their jurisdiction. We
anticipate to present this case to the City Council on May 11, 2015. Their
meetings start at 7:30 PM. Seven sets of complete plans will be required to be
submitted for the City Council meeting, this time with grading plans.
The Planning Commission decision shall become effective thirty days after the
adoption of the resolution unless an appeal has been filed by you, any interested
party or the City Council takes jurisdiction of the case within that thirty (30) day
appeal period. (Section 17.54.010 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.
Feel free to call me at (310) 377-1521 if you have any questions.
Si ce
111o1., aSch . rtz
11a ing Director
�
cc: Luis De Moraes, AIA Envirotechno Architecture
Alan McGregor, Landscape Architect
• r
City 0//Qo//in 9 jJi/i
February 19, 2015
Mr. Rob Hammond
23 Middleridge Lane North
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. 872 - Site Plan Review and Variances.
Dear Mr. Hammond:
The Planning Commission scheduled a field inspection of your property to view the
proposed project on Tuesday, March 17, 2015 at approximately 8:00 AM.
The Planning Commission's schedule is to visit another property beginning at
7:30 am, and then proceed to your site.
The owner and/or representative must be present to answer any questions regarding the
proposal. Please assure that the staking is based on a new survey of the property and please
submit a copy of the survey to the City. The proposed additions and improvements (together
with the existing structures) should be placed on the survey and a new set of plans submitted
to the City.
The site must be prepared according to the enclosed Silhouette Construction
Guidelines at least a week prior to the meeting and as follows:
• A full-size silhouette for all of the proposed structures
showing the footprint, ridgelines and height;
• Delineate the front, rear and side setback lines in the
vicinity of the project;
O Delineate the front roadway easement line
O Stake all proposed water features, pool, pool equipment
area, walls, stairs, trash area and decks
Please be advised that inaccurate staking could delay
the review of the project.
Do not hesitate to call me at (310) 377-1521 if you have any questions.
1,
Yola� :a Schwa rtz, Pla e: g Director
cc: 1/ Luis De Moraes, AIA Envirotechno Architecture
c:•
Printed on Recycled Paper
1957 ... 2007
SILHOUETTE CONSTRUCTION GUIDELINES
i
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. 21/2 - 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.
LI
SECTION PLAN
ssd
410
City O e011ing J41/1/4 INCORPORATED JANUARY 24, 1957
v
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
STATUS OF APPLICATION
& FIELD TRIP NOTIFICATION
February 2, 2015
Mr. Rob Hammond
23 Middleridge Lane North
Rolling Hills, CA 90274
SUBJECT: ZONING CASE NO. 872, Request for a Site Plan Review
and Variances.
Dear Mr. Hammond:
Pursuant to state law the City's staff has completed a preliminary review of the
application noted above and finds that the information submitted is:
X Sufficiently complete as of the date indicated above to allow the application
to be processed for the first public hearing.
However, prior to the field trip meeting, we will require certification and
confirmation of the property lines and setback lines in the areas of the proposed
development. The scale shown on the site plan does not match some of the
distances as measured using architectural scale. Because the additions are
proposed to encroach into the setbacks, it is required that the property lines and
setback lines be surveyed and certified.
Your application for Zoning Case No. 872, 23 Middleridge Lane N. has been set
for public hearing consideration by the Planning Commission on Tuesday,
February 17, 2015 beginning at 6:30 PM in the Council Chambers, Rolling Hills
City Hall Administration Building, 2 Portuguese Bend Road, Rolling Hills. You
or your designated representative must attend the meeting to present the project
and to answer questions.
At the meeting on 2/17, the Planning Commission will schedule a field trip to
your property for the following month. For the field visit you will be required to
erect a silhouette of the proposed development in the correct location in
Printed on Recycled Paper
• •
relationship to the property lines and setback lines and those lines will have to
be staked.
The staff report for this project will be available at the City Hall after 3:00 PM on
Friday, February 13, 2015. We will mail the report to you and your
representative.
Please do not hesitate to call me at (310) 377-1521 if you have any questions.
Si ly,
s
Y., . to Schwartz
P1.:. ng Director
cc: Luis De Moraes, AIA Envirotechno Architecture