533, Demo existing SFR & Guest hous, Resolutions & Approval Conditions1) (_12%96 1 :02 'tj`slit 548 1484
JZB OFFICE
EOo1. ooi
RECORDING REQUESTED BY AND MAIL TO: Recorder's Use
CITY OF ROLLING HILLS
2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
Please record this form with the Registrar -Recorder's Office and return to:
City of Rolling Hills, 2 Portuguese Bend Road, Rolling Hills, CA 90274
(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. 533 SITE PLAN REVIEW MODIFICATION 111
VARIANCE
CONDITIONAL USE PERMIT O
I (We) the undersigned state:
I am (We are) the owner(s) of the real property described as follows:
Buggy Whip Drive. Rolling Hills (Lot 176-A-MS and a portion of Lot 176-MS1
This property is the subject of the above numbered case.
I am (We are) aware of, and accept, all the stated conditions in said
ZONING CASE NO.533
SITE PLAN REVIEW MODIFICATION
VARIANCE
CONDITIONAL USE PERMIT
I (We) certify (or.declare) .under the penalty of perjury that the foregoing is true and correct.
Print Print
Owner 50 \I n 1'a ' Owner
Name ( Name
Signature. ` .Signature
Address Ike 0 Address
City/State
City/State
Scan ee4 r C 4-
Signatures must be acknowledged by a notary public.
State of ClatL.Ir041.•N1 ) On this the 914day of 0Oti•R-vvt \>2c , 1915-,before me,
County of (.OS fVNrr tks )g3 1 N E 5.....A Q.41_Ck1
the undersigned Notary Public, personally appeared
,/ li)ht'N %• t...h 'EVt(+4
0 personally known to me
Sir proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) t s
cribed to the within instrument, and acknowledged that
r :c' '� , INISI(4RDIOI I301}-N 2- SLA7— fi r,ik executed it.
rr � : � Comm, t 967374
e l kotARrrueuc•uuFOAn3 NESS hand and official seal.
II,��; f Los mon Com/
yr+ri 5'3' AID CCarn. fxDW t lW, ,1Ji6 R , 0
Notary's Signature
See Exhibit "A" attached
hereto and made a part hereof
96 244456
•
•
•
RESOLUTION NO. 95-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING MODIFICATIONS TO AN
APPROVED SITE PLAN REVIEW APPLICATION FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND
OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 533.
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. John Z. Blazevich with
respect to real property located at 1 Buggy Whip Drive, Rolling Hills (Lot 176-A-MS
and a portion of Lot 176-MS), requesting modifications to an approved Site Plan
Review application for the construction of a new single family residence, tennis
court and other improvements to replace an existing single family residence and
tennis court.
Section 2. The proposed modified project includes the construction of the
following structures: (i) a residence of 9,333 square feet; (ii) garage area of 2,265
square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall
that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a
future stable of 450 square feet; and (vi) a service yard of 96 square feet. The subject
property consists of 7.43 acres. The structural lot coverage proposed is 20,514 square
feet or 7.03% and the total lot coverage proposed is 36,858 square feet or 12.63%
within the limits of the Zoning Code. The building pad coverage proposed is
23.79%.
Section 3. The City Council had approved a site plan for the property on
February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application.
This site plan (Zoning Case No. 505A) included a semisubterranean garage. The
Planning Commission had approved Resolution No. 94-21 in Zoning Case No.
505A on November 22, 1994.
Section 4. Previously, the Planning Commission had denied an earlier
version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9).
The applicant appealed that denial to the City Council. During that appeal, the
applicant submitted revised plans showing a reduction in the size of the residence.
On June 23, 1994, the Council remanded the subject case back to the Planning
Commission for review of the modified application. The revised application was
then assigned a new case number (Zoning Case No. 505A) and submitted the project
to the Planning Commission as a new application.
Section 5. The Planning Commission conducted a duly noticed public
hearing to consider the newly proposed modifications to the approved site plan on
RESOLUTION NO. 95-14
PAGE 1 of 8
• •
October 17, 1995. At the hearing, the Planning Commission considered the size and
shape of the residence and garage, amount of grading, restoration of the slope, the
reason for constructing the garage at ground level rather than semisubterranean as
previously proposed, the relocation of the internal driveway on the lot,
comparisons of grading of various large projects and their pad size creation, and lot
line adjustment information regarding the creation of the existing lot on October 26,
1993.
Section 6. The Planning Commission found that the project will not have
a significant effect on the environment and adopted a mitigated Negative
Declaration in accordance with the California Environmental Quality Act. The
proposed modification is consistent with the project reviewed in the previously
adopted mitigated Negative Declaration.
Section 7. Section 17.46.010 of the Rolling Hills Municipal Code requires a
development plan to be submitted for site plan review and approval before any
building or structure may be constructed or any expansion, addition, alteration or
repair to existing buildings may be made which involve changes to grading or an
increase to the size of the building or structure by at least 1,000 square feet and has
the effect of increasing the size of the building or structure by more than twenty-five
percent (25%) in any thirty-six month period. Additionally, Section 17.46.070
requires that after a site plan review application has been approved, modification of
the approved plans and/or any conditions imposed, including additions and
deletions, when considered major modifications shall be reviewed and acted upon
by the Planning Commission.
Section 8. The Planning Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements. The lot has
a net square foot area of 291,758 square feet (6.7 acres). The residence (9,333 sq. ft.),
attached garage (2,265 sq. ft.), swimming pool (1,310 sq. ft.), inset tennis court (7,060
sq.ft.), stable (450 sq. ft.), and service yard (96 sq.ft.) will have 20,514 square feet which
constitutes 7.03% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 36,858 square feet which equals 12.63% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with the proposed structures located away from the road so as to reduce the
visual impact of the development and is similar and compatible with several
neighboring developments. The building pad is 86,205 square feet and structural
coverage on the building pad is 23.79%.
RESOLUTION NO. 95-14
PAGE 2 of 8
• •
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls). Much of the lot will remain in its natural
state and most of the development will occur on the portion of the lot previously
graded for the existing residence and existing tennis court. While the area to be
graded seems to be extremely large, grading for the project will vastly improve
drainage and restore the slope of the site.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the eastern
canyon at the rear of the lot.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible and supplements it with landscaping
that is compatible with and enhances the rural character of the community. As
stated previously, grading for the project will improve drainage and restore some of
the natural drainage of the site.
E. The development plan, as conditioned, substantially preserves the
natural and undeveloped state of the lot by minimizing building coverage because
the new structures will not cause the structural and total lot coverage to be exceeded.
Significant portions of the lot will be left undeveloped so as to minimize the impact
of development. Further, the proposed project will have a buildable pad coverage of
23.79%. Significant portions of the lot will be left undeveloped so as to maintain
scenic vistas across the northerly portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this very
large lot. Grading shall be permitted only to restore the natural slope of the property.
The ratio of the proposed structure to lot size is similar to the ratio found on several
properties in the vicinity. The applicant's latest proposal submitted on October 2,
1995, includes a residential structure of 9,333 square feet and an attached ground
level garage of 2,265 square feet. The Planning Commission finds that a structure of
this size on this lot and as proposed would comply with the requirements of the
City's Site Plan Review Ordinance. Specifically, a residence of this size would be
consistent with the low profile, low -density residential development pattern of the
existing community. The size of this structure in conjunction with other proposed
improvements on the property would not crowd the building pad or create a
visually obtrusive development inconsistent with the development on other
properties along Buggy Whip Drive.
G. The proposed development is sensitive to and not detrimental to the
convenience and safety of circulation of pedestrians and vehicles because the
RESOLUTION NO. 95-14
PAGE 3 of 8
• •
proposed project will utilize Buggy Whip Drive for access and has been conditioned
to provide adequate sight distance between the driveway and approaching vehicles
along Buggy Whip Drive.
H. The project will not have a significant effect on the environment and
the Planning Commission adopted a mitigated Negative Declaration in accordance
with the California Environmental Quality Act.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan for construction of a new single family residence, an
attached garage, pool, inset tennis court, stable, and service yard to replace an
existing single family residence and existing tennis court, as indicated on the
Development Plan dated January 3, 1995 and marked Exhibit A, subject to the
conditions specified in Section 13.
Section 10. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code
allows for the construction of a tennis court with an approved Conditional Use
Permit. The City Council previously approved a Conditional Use Permit for a
tennis court on this site in conjunction with the original approval of the Site Plan
Review for this project (See Section 9 of Resolution No. 754). The Site Plan which is
approved by way of this modification incorporates the tennis court as previously
approved. The effective date of the Conditional Use Permit authorized by Section 9
of Resolution No. 754 is hereby modified to the effective date of this Resolution.
Section 11. The modified Site Plan for a new single family residence,
attached garages, pool, inset tennis court, stable, and service yard, approved in
Section 9, as indicated on the Development Plan attached hereto and incorporated
herein as Exhibit A dated October 19, 1995 as revised herein, is subject to the
following conditions:
A. Site Plan Review and Conditional Use Permit approvals shall expire
within one year from the effective date of approval as defined in Sections
17.42.070(A) and 17.46.080(A).
B. It is declared and made a condition of the Conditional Use Permit and
Site Plan Review approvals, that if any conditions thereof are violated, the Permit
shall be suspended and the privileges granted thereunder shall lapse; provided that
the applicant has been given written notice to cease such violation and has failed to
do so for a period of thirty (30) days.
C. All requirements of the Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise approved by Variance.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A dated October 17, 1995 except as
otherwise provided in these conditions.
RESOLUTION NO. 95-14
PAGE 4 of 8
• •
E. The property on which the project is located shall contain an area of
sufficient size to also provide an area meeting all standards for a stable and corral
with vehicular access thereto.
F. Structural lot coverage shall not exceed 20,514 square feet or 7.03% and
total lot coverage of structures and paved areas shall not exceed 36,858 square feet or
12.63%.
G. Grading shall not exceed 7,650 cubic yards of cut soil and 7,650 cubic
yards of fill soil.
H. Maximum disturbed area shall not exceed 34.3%.
I. All grading required for the construction of the tennis court shall be
balanced on site, as regards cutting and filling and shall not exceed seven hundred
fifty (750) cubic yards.
J. The area graded for the tennis court shall not exceed 10,000 square feet.
K. Any grading shall preserve the existing topography, flora, and natural
features to the greatest extent possible.
L. A drainage system approved by the City Engineer shall be incorporated
into the overall plan of the tennis court and landscaping.
M. The landscape plan must be submitted for review by the Planning
Department and include native drought -resistant vegetation that will not disrupt
the impact of the views of neighboring properties prior to the issuance of any
building or grading permit. The landscaping plan submitted must comply with the
purpose and intent of the Site Plan Review Ordinance, shall incorporate existing
mature trees and native vegetation, and shall utilize to the maximum extent
feasible, plants that are native to the area and/or consistent with the rural character
of the community.
A bond in the amount of the cost estimate of the implementation of the
landscaping plan plus 15% shall be required to be posted prior to issuance of a
grading and building permit and shall be retained with the City for not less than two
years after landscape installation. The retained bond will be released by the City
Manager after the City Manager determines that the landscaping was installed
pursuant to the landscaping plan as approved, and that such landscaping is properly
established and in good condition.
N. Landscaping shall be designed so as not to obstruct views of
neighboring properties but, to obscure structures and tennis court fencing.
RESOLUTION NO. 95-14
PAGE 5 of 8
O. Tennis court lighting shall not be permitted.
P. All retaining walls incorporated into the tennis court shall not be
greater than four feet in height at any point. Exposed exterior retaining walls shall
not be permitted.
Q. Tennis court fencing shall not exceed 4 feet in height above
high retaining walls for a total of 8 feet.
R. Noise from tennis court use shall not create a nuisance to
surrounding properties.
S. Building permits shall be obtained for each structure
residence, attached garage, pool, stable, retaining walls and tennis court.
the 4 foot
owners of
including
T. During the construction phase, the existing guest house that
encroaches into the front yard setback may be used as a construction workroom.
However, the existing guest house along with the existing driveway that parallels
Buggy Whip Drive shall be demolished and all related debris removed prior to final
inspection of the newly constructed residential structure by the County Department
of Building and Safety and the Rolling Hills Planning Department.
U. There shall be only a single driveway access to Buggy Whip Drive
which shall be located so that its southerly edge is 43 feet north of the southerly
property line on Buggy Whip Drive.
V. The driveway apron shall be 26 feet in width for at least 24 feet inward
from Buggy Whip Drive.
W . The driveway shall not be less than 16 feet nor more than 20 feet in
width. The driveway leading from the roadway shall be revised to reflect the
driveway configuration within the front yard setback shown on the site plan dated
February 14, 1995.
X. The trees within the driveway access area along Buggy Whip Drive
shall be trimmed and maintained to accommodate sight distance for ingress and
egress to the property.
Y. During the construction phase, the currently configured driveway
entrance near the southerly boundary may be utilized.
Z. The modifications to the driveway described in Conditions U, V, W
and X shall be implemented within six months of the approval of this resolution.
AA. Prior to the submittal of an applicable final grading plan to the County
of Los Angeles for plan check, a detailed grading and drainage plan with related
geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills
RESOLUTION NO. 95-14
PAGE 6 of 8
• •
Planning Department staff for their review. Cut and fill slopes must conform to the
City of Rolling Hills standard of 2 to 1 slope ratio.
BB. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
CC. The working drawings submitted to the County Department of
Building and Safety for plan check review must conform to the development plan
described in Condition A.
DD. The applicant shall execute an Affidavit of Acceptance of all conditions
of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060,
or the approval shall not be effective.
EE. In the event that subsurface material of an archaeological,
paleontological or other cultural resource is encountered during project grading or
development, all grading and construction shall cease in the immediate area, and
the find shall be left untouched until a qualified professional archaeologist or
paleontologist, whichever is appropriate, is contacted and called in to evaluate the
find and makes recommendations as to disposition, mitigation or salvage. The
developer shall incur the cost of such professional investigation. The developer
shall comply with the mitigation measures recommended and approved by the City
for the disposition, mitigation or salvage of such material.
FF. Further subdivision of the property shall not be permitted.
GG. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional structural
development shall require the filing of a new application for Site Plan Review
approval by the Planning Commission.
HH. All conditions of these Site Plan Review and Conditional Use Permit
approvals must be complied with prior to the issuance of a building or grading
permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED ON THE 7TH DA\ 01 ICTOBER, 1995.
•
94,
ALLAN ROBERTS, CHAIRMAN
ATTEST:
�� . t� 1/4.t►i
MARILYN Ia N, DEPUTY CITY CLERK
RESOLUTION NO. 95-14
PAGE 7 of 8
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 95-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING MODIFICATIONS TO AN
APPROVED SITE PLAN REVIEW APPLICATION FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND
OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 533.
was approved and adopted at a regular meeting of the Planning Commission on
October 17, 1995 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and Chairman Roberts
NOES: None
ABSENT: None
ABSTAIN: None
and in compliance with the laws of California was posted at the following:
Administrative Offices
MARILYN KERN, DEPUTY CITY CLERK
RESOLUTION NO. 95-14
PAGE 8 of 8
•
•
Ci,y a/ie0m4 JJ.•PF
HEARING DATE: OCTOBER 17,1995
TO:
FROM:
•
.�A
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377.7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
4110 REOUEST
ZONING CASE NO. 533
1 BUGGY WHIP DRIVE (LOT 176-A-MS
AND A PORTION OF LOT 176-MS)
RAS-2, 7.43 ACRES
MR. JOHN Z. BLAZEVICH
MR. DOUGLAS MCHA11IE, SOUTH BAY
ENGINEERING COMPANY
OCTOBER 7,1995
Request for Site Plan Review Modification of a previously approved single family residence
to replace an existing single family residence.
BACKGROUND
1. A modified plan was presented for the subject site and staff felt that the changes to the
previously approved plan were significant enough to return to the Planning
Commission. The Planning Commission approved a Site Plan on November 22, 1994
that was reaffirmed by the City Council on February 14, 1995.
2. The Planning Commission should consider the amended placement and shape of the
residence, the new garage structures and the relocation of the internal driveway on
the lot.
The attached letter from the applicant, Mr. John Blazevich, lists the following
improvements to the project following review and approval by the Community
Association Architectural Committee:
A. Subterranean garage omitted as a result of architectural review;
B. Building pad lowered 1 foot;
ZONING CASE NO. 533
PAGE 1
C. Building pad reduced approximately 3,000 sq.ft., primarily due to the
elimination of the subterranean garage and motor court; Staff prepared a table
comparing the existing, previously proposed and proposed project;
D. Grading reduced by 80 cubic yards; and
E. Roof pitch lowered from 4-1 /2;12 to 3:12 which reduced ridge height by 3 feet.
3. Attached are a draft resolution of approval for the project, previously approving
Resolution No. 754, and a table of the Criteria & Major Impacts of the approved and
proposed modified Site Plan.
4. The proposed modified project includes the construction of the following structures:
(i) a residence of 9,333 square feet; (ii) garage area of 2,265 square feet; (iii) a 7,060
square foot inset tennis court surrounded by a retaining wall that will not exceed 4
feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450
square feet; and (vi) a service yard of 96 square feet. The subject property consists of
7.43 acres. The structural lot coverage proposed is 20,514 square feet or 7.03% and the
total lot coverage proposed is 36,858 square feet or 12.63% within the limits of the
Zoning Code. The building pad coverage proposed is 23.79%.
5. The Planning Commission found that the project will not have a significant effect on
the environment and adopted a mitigated Negative Declaration in accordance with
the California Environmental Quality Act. The proposed modification is consistent
with the project reviewed in the previously adopted mitigated Negative Declaration.
RECOMMENDATION
It is recommended that the Planning Commission review the attached documents, the
modified Site Plan, and take public testimony.
ZONING CASE NO. 533
PAGE 2
•
•
• •
CRITERIA
& MAJOR IMPACTS
RA-S-2 Zone Setbacks:
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
Residence
Garage
Swimming Pool/Spa
Stable
Tennis Court
Service Yard
Guest House
• Total Structures
Grading
•
Maximum Disturbed Area
(40% maximum; any graded building
pad area, any nongraded area where
impervious surfaces exist and any
planned landscaped areas)
Structural Lot Coverage
(20 6 maximum)
Total Lot Coverage
(35% maximum)
Residential & Total Building Pad
Coverage
(30 to 35% recommended)
ZONING CASE NO. 533
PAGE 3
APPROVED
Propose to demolish
guest house that
encroaches into front
yard setback prior to
final inspection
10,278 sq.ft.
semisubterranean
garage 1,320 sq.ft.
1,125 sq.ft.
450 sq.ft.
7,060 sq.ft.
96 sq.ft.
0 sq.ft.
20,329 sq.ft.
7,730 cubic yards
7,730 cubic yards
33.1%
6.9% (20,329 sq.ft.)
12.7% (37,165 sq.ft.)
22..8% of 89,193 sq.ft.
building pad
PROPOSED
Propose to demolish
guest house that
encroaches into front
yard setback prior to
final inspection
9,333 sq.ft.
2,265 sq.ft.
1,610 sq.ft.
450 sq.ft.
7,060 sq.ft.
96 sq.ft.
0 sq.ft.
20,514 sq.ft.
7,650 cubic yards
7,650 cubic yards
34.3%
[New code = 40%
maximum; and any remedial
grading (temporary
disturbance), anygraded
slopes and builing pad
areas, any nongraded area
where impervious surfaces
exist and any planned
landscaped areas -
approx. 36.6%]
7.03% (20,514 sq.ft.)
12.63% (36,858 sq.ft.)
23.79% of 86,205 sq.ft.
building pad
•
Roadway Access
Access to Stable and Corral
(Accessibility and maximum 4:1
(25%) slope required ONLY for new
residence or additions that require
Site Plan Review).
Preserve Views
Preserve Plants and Animals
ZONING CASE NO. 533
PAGE 4
43 feet north of the
southerly property
line off Buggy Whip
Drive
Stable access existing
along southern
easement from Buggy
Whip Drive
No Impact
No Impact
43 feet north of the
southerly property
line off Buggy Whip
Drive
Stable access existing
along southern
easement from Buggy
Whip Drive
Planning Commission
Review
Planning Commission
Review
•
•
JOHN Z. BLAZEVICH
Date: October 4, 1995
To: Mr. Craig Nealis
Ms. Lola Unger
From: John Z. Blazevich
1 Buggy Whip Drive
CR1 0 4199S
OF HGA.`,;,G 1-AiLLS
CcIN
8Y
I would like to thank both of you for your efforts in assisting me and my consultants finalize the
review process. After having the project reviewed and approved by the Community Association
Architectural Committee, favorable and prominent improvements have been made to this project.
Please note the following:
1). Subterranean garage omitted; as a result of architectural review.
2). Building pad lowered 1 ft.
3). Building pad reduced approximately 3,000 sq. ft.; primarily due to elimination of
subterranean garage and motor court.
4). Amount of grading lowered by 80 cy.
5). Roof pitch lowered from 4 1/2:12 to 3:12 which reduced ridge height approximately 3 ft.
With all of these improvements, the lot coverage calculations which were approved by the
Planning Commission and City Council on February 14, 1995, remain virtually identical as
described on the attached page. The slight difference in the pad coverage is due to the reduced
size of the pad.
Also, for your reference, please review the overlapping footprint of the existing residence
(hatched), the approved February 14, 1995 Planning Commission footprint (in yellow), and the
approved October 3, 1995 Architectural Committee footprint (bold black line). It is the approved
October 3, 1995 Architectural Committee footprint which we are requesting final approval by the
Planning Commission.
Even though this has been a long and very expensive 26 month process. I would like to again,
thank both of you for your kind efforts and guidance.
pc: Members of the Rolling Hills
Planning Commission
222 WEST SIXTH STREET, EIGHTH FLOOR, SAN PEDRO, CALIFORNIA 90731-3316
; t o . 832 . 8000 FAX 310 . 548 . 1484
• •
CALCULATION OF LOT COVERAGE
APPROVED
February 14. 1995
PROPOSED PERMITTED
October 17. 1995 GUIDELINES
I. LOT AREA 291,758 sq. ft. 291,758 sq. ft.
2. BUILDING PAD(S) 89,193 86,205
A. RESIDENCE 10,278 9,333
} 11,598 } 11,598
B. GARAGE 1,320 2,265
C. SWIMMING POOL/SPA 1,125 1,310
D. STABLE 450 450
E. RECREATION COURT 7,060 7,060
(Tennis)
F. SERVICE YARD 96 96
G. TOTAL STRUCTURES
(A+B+C+D+E+F)=G
% STRUCTURAL
COVERAGE (G / I)
% TOTAL PAD
COVERAGE (G / 2)
20,329 sq. ft.
6.96 %
22.79 %
20,514 sq. ft.
7.03 %
23.79 %
20%
30%
H. DRIVEWAY
12,810 sq. ft. 9,362 sq. ft.
1. PAVED WALKS AND 2,310 4,354
PATIO AREA
J. POOL DECKING
1,716 2,628
K. TOTAL FLATWORK
(I-1+1+1)=K
% TOTAL FLATWORK
COVERAGE (K / 1)
16,836 sq. ft. 16,344 sq. ft.
5.77 % 5.60 %
L. TOTAL STRUCTURAL &
FLATWORK COVERAGE
(G + K) = L
37,165 sq. ft.
36,858 sq. ft.
% TOTAL COVERAGE 12.74 % 12.63 % 35%
(L/ 1)
•
•
•
t
I
i
•
a
$
1
1
../
o
./
•
t
1
t
t
•
RESOLUTION NO.7S4
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROLLING HILLS APPROVING A REQUEST FOR A CONDITIONAL
USE PERMIT FOR THE CONSTRUCTION OF A TENNIS COURT
AND APPROVING A REQUEST FOR SITE PLAN REVIEW FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND
OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE
FAMILY RESIDENCE AND AN EXISTING TENNIS COURT IN
ZONING CASE NO. SOSA.
THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND,
RESOLVE AND ORDER AS FOLLOWS:
$ection 1, An application was duly filed by Mr. John Z. Blazevich with
respect to real property located at 1 Buggy Whip Drive, Rolling Hills (Lot 176-A•MS
and a portion of Lot 176-MS), requesting a Conditional Use Permit to construct a
tennis court and requesting Site Plan Review for the construction of a new single
family residence and other improvements to replace an existing single family
residence and an existing tennis court.
$ection 2, The project as proposed includes the construction of the
following structures: (i) a 7,060 square foot inset tennis court surrounded by a
retaining wall that will not exceed 4 feet in height; (ii) a residence of 10,278 square
feet; (iii) an attached semisubtemnean garage of 1,320 square feet (iv) a swimming
pool of 1,125 square feet (v) a future stable of 450 square feet and (vi) a service yard
of 96 square feet. The subject property consists of 7.43 acres. The structural lot
coverage proposed is 20,029 square feet or 6.7% and the total lot coverage proposed is
37,387 square feet or 12.8% within the limits of the Zoning Code. The building pad
coverage proposed is 22.5%. .
Section 3, The Planning Commission had previously denied an earlier
version of the project on May 7, 1994 (Resolution No. 94-9). The applicant appealed
that denial to the City Council. During that appeal, the applicant submitted revised
plans showing a reduction in the size of the residence. On June 23, 1994, the
Council remanded the subject case back to the Planning Commission for review of
the modified application. The revised application was then assigned a new case
number and submitted to the Planning Commission as a new application.
Section 4. The Commission approved Resolution No. 94-21 in Zoning
Case No. 505A on November 22,1994.
Section 5. The City Council took the subject zoning case under jurisdiction
on December 19, 1994 and conducted a duly noticed public hearing to consider the
appeal of the applications on January 9,1995, January 23, 1995, and at a field trip visit
on January 20, 1995. At the hearings, the City Council considered the amount of
grading, restoration of the slope, the reason for constructing a semisubterranean
garage, comparisons of grading of various large projects and their pad size aeation
and lot line adjustment information regarding the creation of the existing lot on
October 26,1993.
•
Section 6, The Planning Commission found that the project will not have
a significant effect on the environment and adopted a mitigated Negative
Declaration in accordance with the California Environmental Quality Act.
Section 7, Section 17.16.210(A)(7) of the Rolling Hills Municipal Code
allows for the construction of a tennis court with an approved Conditional Use
Permit.
Section 8, With respect to the request for a Conditional Use Permit for a •
tennis court the City Council makes the following findings:
RESOLUTION NO. 7S4
PACE 1d4
•
•
•
•
A. The granting of a Conditional Use Permit for a tennis court would be
consistent with the purposes and objectives of the Zoning Ordinance and General
Plan and will be desirable for the public convenience and welfare because the use is
consistent with similar recreational uses in the community and the court will be
located in an area of the property where such use will be the least intrusive to
surrounding properties.
B. The granting of the Conditional Use Permit would be consistent with
the purposes and objectives of the Zoning Ordinance and General Plan because the
tennis court will comply with the low profile residential development pattern of
the community and is located on a 7.43 acre parcel of property that is adequate in
size, shape and topography to accommodate such use.
C. The granting of a Conditional Use Permit would be consistent with the
purposes and objectives of the Zoning Ordinance and General Plan because the
tennis court will not impact the view or the privacy of neighbors. The tennis court
will be inset 4 feet below grade and will be screened by landscaping.
• . . Based upon the foregoing findings, the City Council hereby
approves the request for a Conditional Use Permit in Zoning Case No. 505A for a
proposed 7,060 square foot tennis court, as shown on the Development Plan dated
January 3, 1995 and marked Exhibit A, subject to the conditions specified in Section
13.
Section 10. Section 17.46.010 of the Rolling Hills Munidpal Code requires a
development plan to be submitted for site plan review and approval before any
building or structure may be constructed or any expansion, addition, alteration or
repair to existing buildings may be made which involve changes to grading or an
increase to the size of the building or structure by at least 1,000 square feet and has
the effect of increasing the size of the building or structure by more than twenty-five
percent (25%) in any thirty-six month period.
Section 11. The City Council makes the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements. The lot has
a net square foot area of 291,758 square feet (6.7 acres). The residence (10,278 sq. ft.),
semisubterranean garage (1,320 sq. ft.), swimming pool (1,125 sq. ft.), inset tennis
court (7,060 sq.ft.), stable (450 sq. ft.), and service yard (96 sq.ft.) will have 20,329
square feet which constitutes 6.9% of the lot which is within the maximum 20%
structural lot coverage requirement. The total lot coverage including paved areas
and driveway will be 37,165 square feet which equals 12.7% of the lot, which is
within the 35% maximum overall lot coverage requirement. The proposed project
is on a relatively large lot with the proposed structures located away from the road
so as to reduce the visual impact of the development and is similar and compatible
with several neighboring developments. The building pad is 89,193 square feet and
structural coverage on the building pad is 22.8%.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls). Much of the lot will remain in its natural
state and most of the development will occur on the portion of the lot previously
graded for the existing residence and existing tennis court. While the area to be
graded seems to be extremely large, grading for the project will vastly improve
drainage and restore the slope of the site.
RESOLUTION NO. 754
PACE 2d6
• •
C. The development plan follows natural contoun of the site to
minimize grading and the natural drainage courses will continue to the eastern
canyon at the rear of the lot.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible and supplements it with landscaping
that is compatible with and enhances the rural character of the community. As
stated previously, grading for the project will improve drainage and restore some of
the natural drainage of the site.
E. The development plan, as conditioned, substantially preserves the
natural and undeveloped state of the lot by minimizing building coverage because
the new structures will not cause the structural and total lot coverage to be exceeded.
Significant portions of the lot will be left undeveloped so as to minimize the impact
of development. Further, the proposed project will have a buildable pad coverage of
22.5%. Significant portions of the lot will be left undeveloped so as to maintain
scenic vistas across the northerly portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this very
large lot. Grading shall be permitted only to restore the natural slope of the property.
The ratio of the proposed structure to lot size is similar to the ratio found on several
properties in the vicinity. The applicant's latest proposal submitted on January 3,
1995, includes a residential structure of 10,278 square feet. The City Council finds
that a structure of this size on this lot and as proposed would comply with the
requirements of the City's Site Plan Review Ordinance. Specifically, a residence of
this size would be consistent with the low profile, low -density residential
development pattern of the existing community. The size of this structure in
conjunction with other proposed improvements on the property would not crowd
the building pad or create a visually obtrusive development inconsistent with the
development on other properties along Buggy Whip Drive.
G. The proposed development is sensitive to and not detrimental to the
convenience and safety of circulation of pedestrians and vehicles because the
proposed project will utilize Buggy Whip Drive for access and has been conditioned
to provide adequate sight distance between the driveway and approaching vehicles
along Buggy Whip Drive.
H. The project will not have a significant effect on the environment and
the Planning Commission adopted a mitigated Negative Declaration in accordance
with the California Environmental Quality Act.
Section 12. Based upon the foregoing findings, the City Council hereby
approves the Site Plan for construction of a new single family residence, an attached
semisubterranean garage, pool, inset tennis court, stable, and service yard to replace
an existing single family residence and existing tennis court, as indicated on the
Development Plan dated January 3, 1995 and marked Exhibit A, subject to the
conditions specified in Section 13.
Section 13. The Conditional Use Permit for the construction of a tennis
court approved in Section 9 and the Site Plan for a new single family residence, an
attached semisubterranean garage, pool, inset tennis court, stable, and service yard,
approved in Section 12 as indicated on the Development Plan attached hereto and
incorporated herein as Exhibit A dated January 3, 1995, are subject to the following
conditions:
A. The Conditional Use Permit and Site Plan Review approvals shall
expire within one year from the effective date of approval as defined in Sections
17.42.070(A) and 17.46.080(A).
RESOLUTION NO. 754
PAGE 3of6
•
•
•
•
•
•
•
B. It is declared and made a condition of the Conditional Use Permit and
Site Plan Review approvals, that if any conditions thereof are violated, the Permit
shall be suspended and the privileges granted thereunder shall lapse; provided that
the applicant has been given written notice to cease such violation and has failed to
do so for a period of thirty (30) days.
C All requirements of the Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise approved by Variance.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A dated January 3, 1995 except as otherwise
provided in these conditions.
E The property on which the project is located shall contain an area of
sufficient size to also provide an area meeting all standards for a stable and corral
with vehicular access thereto.
F. Structural lot coverage shall not exceed 20,329 square feet or 6.9% and
total lot coverage of structures and paved areas shall not exceed 37,165 square feet or
12.7%.
G. All grading required for the construction of the tennis court shall be
balanced on site, as regards cutting and filling and shall not exceed seven hundred
fifty (750) cubic yards.
H. The area graded for the tennis court shall not exceed 10,000 square feet.
I. Any grading shall preserve the existing topography, flora, and natural
features to the greatest extent possible.
J. A drainage system approved by the City Engineer shall be incorporated
into the overall plan of the tennis court and landscaping.
K. The landscape plan must be submitted for review by the Planning
Department and include native drought -resistant vegetation that will not disrupt
the impact of the views of neighboring properties prior to the issuance of any
building or grading permit. The landscaping plan submitted must comply with the
purpose and intent of the Site Plan Review Ordinance, shall incorporate existing
mature trees and native vegetation, and shall utilize to the maximum extent
feasible, plants that are native to the area and/or consistent with the rural character
of the community.
A bond in the amount of the cost estimate of the implementation of the
landscaping plan plus 15% shall be required to be posted prior to issuance of a
grading and building permit and shall be retained with the City for not less than two
years after landscape installation. The retained bond will be released by the City
Manager after the City Manager determines that the landscaping was installed
pursuant to the landscaping plan as approved, and that such landscaping is properly
established and in good condition.
L Landscaping shall be designed so as not to obstruct views of
neighboring properties but, to obscure structures and tennis court fencing.
M. Tennis court lighting shall not be permitted.
N. All retaining walls incorporated into the tennis court shall not be
greater than four feet in height at any point. Exposed exterior retaining walls shall
not be permitted.
RESOLUTION NO.754
PAGE 4 di
• 0. Tennis court fencing shall not gled 4 feet in height above the 4 foot
high retaining walls fora total of 8 feet.
P. Noise from tennis court use shall not create a nuisance to owners of
surrounding properties.
Q. Building permits shall be obtained for each structure including
residence, attached garage, pool, stable, retaining walls and tennis court.
R. The garage shall abut, but not provide access to the residential structure
on the site by way of a doorway or other passageway.
S. There shall be only a single driveway access to Buggy Whip Drive
which shall be located so that its southerly edge is 43 feet north of the southerly
property line on Buggy Whip Drive.
T. The driveway apron shall be 26 feet in width for at least 24 feet inward
from Buggy Whip Drive.
U. The portion of the driveway that parallels Buggy Whip Drive shall not
be less than 16 feet nor more than 20 feet in width.
V. The trees within the driveway access area along Buggy Whip Drive
shall be trimmed and maintained to accommodate sight distance for ingress and
egress to the property.
W. During the construction phase, the currently configured driveway
entrance near the southerly boundary may be utilized.
X. The modifications to the driveway described in Conditions S, T, U,
and V shall be implemented within six months of the approval of this resolution.
Y. Prior to the submittal of an applicable final grading plan to the County
of Los Angeles for plan check, a detailed grading and drainage plan with related
geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills
Planning Department staff for their review. Cut and fill slopes must conform to the
City of Rolling Hills standard of 2 to 1 slope ratio.
Z. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
AA. The working drawings submitted to the County Department of
Building and Safety for plan check review must conform to the development plan
described in Condition A.
BB. The applicant shall execute an Affidavit of Acceptance of all conditions
of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060,
or the approval shall not be effective.
CC. In the event that subsurface material of an archaeological,
paleontological or other cultural resource is encountered during project grading or
development, all grading and construction shall cease in the immediate area, and
the find shall be left untouched until a qualified professional archaeologist or
paleontologist, whichever is appropriate, is contacted and called in to evaluate the
find and makes recommendations as to disposition, mitigation or salvage. The
developer shall incur the cost of such professional investigation. The developer
shall comply with the mitigation measures recommended and approved by the City
for the disposition, mitigation or salvage of such material.
RESOLUTION NO. 754
PACE 5of6
•
•
•
Further subdivision of the property e not be permitted.
•
•
•
EE. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional structural
development shall require the filing of a new application for Site Plan Review
approval by the Planning Commission.
FF. All conditions of these Conditional Use Permit and Site Plan Review
approvals must be complied with prior to the issuance of a building or grading
permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED ON THE 14TH DAY OF FEBRUARY, 1995.
JODY
ATTEST:
_ t le ,k-_ f
MARILYN ktRN, DEPUTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS
16e4b
OUNCILMEMBER
I certify that the foregoing Resolution No. 754 entitled:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROLLING HILLS APPROVING A REQUEST FOR A CONDITIONAL
USE PERMIT FOR THE CONSTRUCTION OF A TENNIS COURT
AND APPROVING A REQUEST FOR SITE PLAN REVIEW FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND
OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE
FAMILY RESIDENCE AND AN EXISTING TENNIS COURT IN
ZONING CASE NO. 505A.
was approved and adopted at a regular meeting of the City Council on February 14,
1995 by the following roll call vote:
AYES: Councilmembers Hill; Lay and Murdock.
NOES: None.
ABSENT: Mayor Beinsheimer and Mayor Pro Tem Pernell.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
MARILYs1 ERN, DEPUTY CITY CLERK
RESOLUTION NO. ?54
PACE 6 of 6
Qj
•
•
•
RESOLUTION NO. 95-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING MODIFICATIONS TO AN
APPROVED SITE PLAN REVIEW APPLICATION FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND
OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 533.
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. John Z. Blazevich with
respect to real property located at 1 Buggy Whip Drive, Rolling Hills (Lot 176-A-MS
and a portion of Lot 176-MS), requesting modifications to an approved Site Plan
Review application for the construction of a new single family residence, tennis
court and other improvements to replace an existing single family residence and
tennis court.
Section 2. The proposed modified project includes the construction of the
following structures: (i) a residence of 9,333 square feet; (ii) garage area of 2,265
square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall
that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a
future stable of 450 square feet; and (vi) a service yard of 96 square feet. The subject
property consists of 7.43 acres. The structural lot coverage proposed is 20,514 square
feet or 7.03% and the total lot coverage proposed is 36,858 square feet or 12.63%
within the limits of the Zoning Code. The building pad coverage proposed is
23.79%.
Section 3. The City Council had approved a site plan for the property on
February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application.
This site plan (Zoning Case No. 505A) included a semisubterranean garage. The
Planning Commission had approved Resolution No. 94-21 in Zoning Case No.
505A on November 22, 1994.
Section 4. Previously, the Planning Commission had denied an earlier
version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9).
The applicant appealed that denial to the City Council. During that appeal, the
applicant submitted revised plans showing a reduction in the size of the residence.
On June 23, 1994, the Council remanded the subject case back to the Planning
Commission for review of the modified application. The revised application was
then assigned a new case number (Zoning Case No. 505A) and submitted the project
to the Planning Commission as a new application.
Section 5. The Planning Commission conducted a duly noticed public
hearing to consider the newly proposed modifications to the approved site plan on
RESOLUTION NO. 95-14
PAGE 1 of 8
• •
October 17, 1995. At the hearing, the Planning Commission considered the size and
shape of the residence and garage, amount of grading, restoration of the slope, the
reason for constructing the garage at ground level rather than semisubterranean as
previously proposed, the relocation of the internal driveway on the lot,
comparisons of grading of various large projects and their pad size creation, and lot
line adjustment information regarding the creation of the existing lot on October 26,
1993.
Section 6. The Planning Commission found that the project will not have
a significant effect on the environment and adopted a mitigated Negative
Declaration in accordance with the California Environmental Quality Act. The
proposed modification is consistent with the project reviewed in the previously
adopted mitigated Negative Declaration.
Section 7. Section 17.46.010 of the Rolling Hills Municipal Code requires a
development plan to be submitted for site plan review and approval before any
building or structure may be constructed or any expansion, addition, alteration or
repair to existing buildings may be made which involve changes to grading or an
increase to the size of the building or structure by at least 1,000 square feet and has
the effect of increasing the size of the building or structure by more than twenty-five
percent (25%) in any thirty-six month period. Additionally, Section 17.46.070
requires that after a site plan review application has been approved, modification of
the approved plans and/or any conditions imposed, including additions and
deletions, when considered major modifications shall be reviewed and acted upon
by the Planning Commission.
Section 8. The Planning Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements. The lot has
a net square foot area of 291,758 square feet (6.7 acres). The residence (9,333 sq. ft.),
attached garage (2,265 sq. ft.), swimming pool (1,310 sq. ft.), inset tennis court (7,060
sq.ft.), stable (450 sq. ft.), and service yard (96 sq.ft.) will have 20,514 square feet which
constitutes 7.03% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 36,858 square feet which equals 12.63% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with the proposed structures located away from the road so as to reduce the
visual impact of the development and is similar and compatible with several
neighboring developments. The building pad is 86,205 square feet and structural
coverage on the building pad is 23.79%.
•
RESOLUTION NO. 95-14
PAGE 2 of 8
•
•
•
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls). Much of the lot will remain in its natural
state and most of the development will occur on the portion of the lot previously
graded for the existing residence and existing tennis court. While the area to be
graded seems to be extremely large, grading for the project will vastly improve
drainage and restore the slope of the site.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the eastern
canyon at the rear of the lot.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible and supplements it with landscaping
that is compatible with and enhances the rural character of the community. As
stated previously, grading for the project will improve drainage and restore some of
the natural drainage of the site.
E. The development plan, as conditioned, substantially preserves the
natural and undeveloped state of the lot by minimizing building coverage because
the new structures will not cause the structural and total lot coverage to be exceeded.
Significant portions of the lot will be left undeveloped so as to minimize the impact
of development. Further, the proposed project will have a buildable pad coverage of
23.79%. Significant portions of the lot will be left undeveloped so as to maintain
scenic vistas across the northerly portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this very
large lot. Grading shall be permitted only to restore the natural slope of the property.
The ratio of the proposed structure to lot size is similar to the ratio found on several
properties in the vicinity. The applicant's latest proposal submitted on October 2,
1995, includes a residential structure of 9,333 square feet and an attached ground
level garage of 2,265 square feet. The Planning Commission finds that a structure of
this size on this lot and as proposed would comply with the requirements of the
City's Site Plan Review Ordinance. Specifically, a residence of this size would be
consistent with the low profile, low -density residential development pattern of the
existing community. The size of this structure in conjunction with other proposed
improvements on the property would not crowd the building pad or create a
visually obtrusive development inconsistent with the development on other
properties along Buggy Whip Drive.
G. The proposed development is sensitive to and not detrimental to the
convenience and safety of circulation of pedestrians and vehicles because the
RESOLUTION NO. 95-14
PAGE 3 of 8
•
proposed project will utilize Buggy Whip Drive for access and has been conditioned
to provide adequate sight distance between the driveway and approaching vehicles
along Buggy Whip Drive.
H. The project will not have a significant effect on the environment and
the Planning Commission adopted a mitigated Negative Declaration in accordance
with the California Environmental Quality Act.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan for construction of a new single family residence, an
attached garage, pool, inset tennis court, stable, and service yard to replace an
existing single family residence and existing tennis court, as indicated on the
Development Plan dated January 3, 1995 and marked Exhibit A, subject to the
conditions specified in Section 13.
Section 10. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code
allows for the construction of a tennis court with an approved Conditional Use
Permit. The City Council previously approved a Conditional Use Permit for a
tennis court on this site in conjunction with the original approval of the Site Plan
Review for this project (See Section 9 of Resolution No. 754). The Site Plan which is
approved by way of this modification incorporates the tennis court as previously
approved. The effective date of the Conditional Use Permit authorized by Section 9
of Resolution No. 754 is hereby modified to the effective date of this Resolution.
Section 11. The modified Site Plan for a new single family residence,
attached garages, pool, inset tennis court, stable, and service yard, approved in
Section 9, as indicated on the Development Plan attached hereto and incorporated
herein as Exhibit A dated October 19, 1995 as revised herein, is subject to the
following conditions:
A. Site Plan Review and Conditional Use Permit approvals shall expire
within one year from the effective date of approval as defined in Sections
17.42.070(A) and 17.46.080(A).
B. It is declared and made a condition of the Conditional Use Permit and
Site Plan Review approvals, that if any conditions thereof are violated, the Permit
shall be suspended and the privileges granted thereunder shall lapse; provided that
the applicant has been given written notice to cease such violation and has failed to
do so for a period of thirty (30) days.
C. All requirements of the Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise approved by Variance.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A dated October 17, 1995 except as
otherwise provided in these conditions.
RESOLUTION NO. 95-14
PAGE 4 of 8
•
•
•
E. The property on which the project is located shall contain an area of
sufficient size to also provide an area meeting all standards for a stable and corral
with vehicular access thereto.
F. Structural lot coverage shall not exceed 20,514 square feet or 7.03% and
total lot coverage of structures and paved areas shall not exceed 36,858 square feet or
12.63%.
G. Grading shall not exceed 7,650 cubic yards of cut soil and 7,650 cubic
yards of fill soil.
H. Maximum disturbed area shall not exceed 34.3%.
I. All grading required for the construction of the tennis court shall be
balanced on site, as regards cutting and filling and shall not exceed seven hundred
fifty (750) cubic yards.
J. The area graded for the tennis court shall not exceed 10,000 square feet.
K. Any grading shall preserve the existing topography, flora, and natural
features to the greatest extent possible.
L. A drainage system approved by the City Engineer shall be incorporated
into the overall plan of the tennis court and landscaping.
M. The landscape plan must be submitted for review by the Planning
Department and include native drought -resistant vegetation that will not disrupt
the impact of the views of neighboring properties prior to the issuance of any
building or grading permit. The landscaping plan submitted must comply with the
purpose and intent of the Site Plan Review Ordinance, shall incorporate existing
mature trees and native vegetation, and shall utilize to the maximum extent
feasible, plants that are native to the area and/or consistent with the rural character
of the community.
A bond in the amount of the cost estimate of the implementation of the
landscaping plan plus 15% shall be required to be posted prior to issuance of a
grading and building permit and shall be retained with the City for not less than two
years after landscape installation. The retained bond will be released by the City
Manager after the City Manager determines that the landscaping was installed
pursuant to the landscaping plan as approved, and that such landscaping is properly
established and in good condition.
N. Landscaping shall be designed so as not to obstruct views of
neighboring properties but, to obscure structures and tennis court fencing.
RESOLUTION NO. 95-14
PAGE 5 of 8
• •
O. Tennis court lighting shall not be permitted.
P. All retaining walls incorporated into the tennis court shall not be
greater than four feet in height at any point. Exposed exterior retaining walls shall
not be permitted.
Q. Tennis court fencing shall not exceed 4 feet in height above the 4 foot
high retaining walls for a total of 8 feet.
R. Noise from tennis court use shall not create a nuisance to owners of
surrounding properties.
S. Building permits shall be obtained for each structure including
residence, attached garage, pool, stable, retaining walls and tennis court.
T. During the construction phase, the existing guest house that
encroaches into the front yard setback may be used as a construction workroom.
However, the existing guest house along with the existing driveway that parallels
Buggy Whip Drive shall be demolished and all related debris removed prior to final
inspection of the newly constructed residential structure by the County Department
of Building and Safety and the Rolling Hills Planning Department.
U. There shall be only a single driveway access to Buggy Whip Drive
which shall be located so that its southerly edge is 43 feet north of the southerly
property line on Buggy Whip Drive.
V. The driveway apron shall be 26 feet in width for at least 24 feet inward
from Buggy Whip Drive.
W . The driveway shall not be less than 16 feet nor more than 20 feet in
width. The driveway leading from the roadway shall be revised to reflect the
driveway configuration within the front yard setback shown on the site plan dated
February 14,1995.
X. The trees within the driveway access area along Buggy Whip Drive
shall be trimmed and maintained to accommodate sight distance for ingress and
egress to the property.
Y. During the construction phase, the currently configured driveway
entrance near the southerly boundary may be utilized.
Z. The modifications to the driveway described in Conditions U, V, W
and X shall be implemented within six months of the approval of this resolution.
AA. Prior to the submittal of an applicable final grading plan to the County
of Los Angeles for plan check, a detailed grading and drainage plan with related
geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills
RESOLUTION NO. 95-14
PAGE 6 of 8
•
•
•
Planning Department staff for their review. Cut and fill slopes must conform to the
City of Rolling Hills standard of 2 to 1 slope ratio.
BB. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
CC. The working drawings submitted to the County Department of
Building and Safety for plan check review must conform to the development plan
described in Condition A.
DD. The applicant shall execute an Affidavit of Acceptance of all conditions
of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060,
or the approval shall not be effective.
EE. In the event that subsurface material of an archaeological,
paleontological or other cultural resource is encountered during project grading or
development, all grading and construction shall cease in the immediate area, and
the find shall be left untouched until a qualified professional archaeologist or
paleontologist, whichever is appropriate, is contacted and called in to evaluate the
find and makes recommendations as to disposition, mitigation or salvage. The
developer shall incur the cost of such professional investigation. The developer
shall comply with the mitigation measures recommended and approved by the City
for the disposition, mitigation or salvage of such material.
FF. Further subdivision of the property shall not be permitted.
GG. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional structural
development shall require the filing of a new application for Site Plan Review
approval by the Planning Commission.
HH. All conditions of these Site Plan Review and Conditional Use Permit
approvals must be complied with prior to the issuance of a building or grading
permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED ON THE, 7TH DA\-OCTOBER, 1995.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN K RN, DEPUTY CITY CLERK
RESOLUTION NO. 95-14
PAGE 7 of 8
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 95-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING MODIFICATIONS TO AN
APPROVED SITE PLAN REVIEW APPLICATION FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND
OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 533.
was approved and adopted at a regular meeting of the Planning Commission on
October 17, 1995 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and Chairman Roberts
NOES: None
ABSENT: None
ABSTAIN: None
and in compliance with the laws of California was posted at the following:
Administrative Offices
rvi\ei . kuh�
MARILYN KE RICI, DEPUTY CITY CLERK
RESOLUTION NO. 95-14
PAGE8of8