635, Convert and expand existing ba, Staff ReportsDATE:
TO:
ATTN:
FROM:
SUBJECT:
•
C144 ay
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF.'90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4A
Mtg.Date: 9/24/01
SEPTEMBER 24, 2001
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
RESOLUTION NO. 2001-17: A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
GRANTING THE FOLLOWING: (1) A VARIANCE TO EXCEED
THE MAXIMUM PERMITTED DISTURBED AREA, (2) A
CONDITIONAL USE PERMIT TO CONVERT A STABLE INTO A
GUEST HOUSE AND ADD 120 SQUARE FEET THERETO, (3) A
VARIANCE TO PERMIT THE GUESTHOUSE TO BE LOCATED
IN THE FRONT YARD AREA, (4) A VARIANCE FOR THE
CONSTRUCTION OF RETAINING WALLS THAT ENCROACH
INTO THE FRONT, SIDE AND REAR YARD SETBACK AND TO
RETAIN AN EXISTING RETAINING WALL WHICH
ENCROACHES INTO THE SIDE YARD SETBACK, AND (5) SITE
PLAN REVIEW APPROVAL TO PERMIT THE CONSTRUCTION
OF THE RETAINING WALLS AND GRADING AT A SINGLE
FAMILY RESIDENCE AT 17 CABALLEROS ROAD IN ZONING
CASE NO. 635.
BACKGROUND
1. The Planning Commission adopted Resolution No. 2001-17, which is
attached, on September 18, 2001 at their regular meeting granting a request for:
(1) a variance to exceed the maximum permitted disturbed area, (2) a conditional
use permit to convert a stable into a guest house and add 120 square feet thereto,
(3) a variance to permit the guesthouse to be located in the front yard area, (4) a
variance for the construction of retaining walls that encroach into the front, side
and rear yard setback and to retain an existing retaining wall which encroaches
into the side yard setback, and (5) site plan review approval to permit the
construction of the retaining walls and grading at an existing single family
residence at 17 Caballeros Road. The vote was 5-0.
tit
Printed on Recycled Paper.
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2. The applicant requested a Site Plan Review to permit grading of
approximately 332 cubic yards of soil on a 6,430 square foot area to create a
usable yard area and to enlarge a motor court by 280 square feet and a
Conditional Use Permit to convert an existing stable into a guest house and add
120 square feet thereto. These requests necessitated applications for a Variance to
locate the guest house in the front yard area, a Variance to construct retaining
walls in the required front, side and rear yard setbacks and to retain an existing
retaining wall located in the required side yard setback, and a Variance to exceed
the maximum permitted disturbed area of the lot.
3. At the field trip on June 28, 2001 and the July 17, 2001 hearing, the
Planning Commission expressed concerns that the proposed project will create
an overbuilt situation on the lot, and that the project exceeds the structural pad
coverage guideline of 30%. The Commission was also concerned with the
amount of the disturbed area of the lot. At the July 17, 2001 hearing the applicant
respectfully requested that the Commission continue the public hearing to
August 21, 2001, to allow the applicant time to revise the proposal.
The applicant submitted a revised site plan, which was considered by the
Planning Commission at the August 21, 2001 meeting. The revised site plan
showed a reduced graded area for the proposed play yard, which would result
in the deletion of one of the retaining walls. In addition, the applicant proposed
to eliminate the motor court expansion. The applicant and his engineer stated
that although the revised plan would satisfy the applicant's desire for a play
area, a guest house and future stable, it will not correct the drainage situation on
the applicant's and on the down slope properties.
4. After lengthy discussion, deliberation and consideration of all evidence
presented, the Planning Commission found that the structural and grading
conditions of the property are pre-existing, and that the proposed project will
only minimally affect the existing conditions. The Planning Commission further
found that the corrective measures proposed by the applicant in the original
application for the drainage situation would be beneficial to the properties in the
vicinity. The Planning Commission, therefore, voted to approve the originally
submitted plan, presented to the Commission at the field trip and at the July 17,
2001 public hearing.
5. Grading will consist of a total of 166 cubic yards,of cut and 166 cubic yards
of fill, to be balanced on site. The site is irregular in shape and the existing
development pattern of the lot is topographically constrained. Due to the
topography of the site, the house was constructed towards the rear of the lot and it
encroaches 22 feet into the required rear yard setback area. The lot is terraced with
pockets of flat areas developed where the existing house and the barn/corral are
located. According to the applicant's representative, the proposed grading will
maintain the general down -slope character of the property while improving
drainage affecting down -slope properties and will improve the drainage
characteristics of the property by intercepting storm water runoff from the graded
areas and diverting it to Caballeros Road. The proposed grading is terraced to
• •
minimize the height of retaining walls while providing useful play/recreation
area, which will be landscaped. Landscaping so as to blend with surrounding
vegetation will screen the retaining walls. The grading will not affect most of the
existing trees and many of the existing trees will remain.
6. The applicant is also requesting a Conditional Use Permit to convert an
existing 680 square foot barn into a guesthouse and add 120 square feet to the
structure for a total of 800 square feet. The existing barn is located in the front yard
area. Pursuant to the City's Zoning Code, a Conditional Use Permit is required for
the guesthouse, and a Variance approval is required to locate any accessory use
and detached structures in the front yard area. In 1987 a Variance request was
granted by the Commission to construct a stable in the front yard area and related
retaining walls, along the southern portion of the barn and to the east of the barn.
This wall varies in height from 2 feet to 5 feet, with average height of 3'6". The
applicant states that the proposed guesthouse is a use consistent with existing
zoning requirements and will take place of the existing stable already located in
the front yard.
7. The applicant proposes to set aside an area of 1000 square feet for future
barn and corral in the rear of the property. Pursuant to the City's Zoning
Ordinance, no vehicular access or paved parking area shall be located within fifty
feet of a proposed guesthouse. A condition of approval was included in the
Resolution stating that the front area of the guesthouse, as well as an area of at
least 50 feet in the rear of the guesthouse be landscaped and that access to the barn,
when constructed, be not paved, be no more than 4 feet in width and be located
along the most northern portion of the graded pad.
8. A Variance approval is required to construct a new 160 feet long retaining
wall in the side yard which will encroach into the required front and rear yard
setback. The height of this wall will average 3'6". Except that, the portion of the
proposed retaining wall, which will encroach into the front yard setback, will be
approximately 48 feet long and have an average height of 1'6". A Variance is also
required to allow previously constructed retaining walls located in the side and
rear yard setbacks to remain on site.
9. The applicant is seeking a Variance from the maximum permitted disturbed
area on the lot. The City allows 40% disturbance of the net lot area. The net lot area
of the subject lot is 40,089 square feet. Due to the topography of the lot much of the
existing lot was disturbed when the house was constructed and later when the
stable was constructed. The applicant is not proposing any structural additions to
the house. The additional disturbed area will result from grading for the play area
and barn pad. The applicant is proposing to enlarge the motor court by 280 square
feet to allow for a greater turn around. The total disturbed area of the lot is at
78.4%, which exceeds the maximum allowed of 40%.
Responding to the Criteria to be satisfied for grant of Variances for all of the above
requests, the applicant states in part that, "Exceptional circumstances apply to this
property and include: A) the cumulative disturbed area on this property was disturbed
•
prior to the City instituting the 40% limitation; B) the area being disturbed by this project
has been previously disturbed, so that total cumulative disturbed area on this property does
not increase greatly; C) the proposed disturbances will accommodate uses that are
consistent with those permitted by current zoning; D) the proposed disturbance will
improve drainage by intercepting storm water runoff and diverting it to Caballeros Road;
E) very limited street frontage and access; F) steeper topography than surrounding
properties; and G) smaller size than surrounding properties".
10. Criteria for Site Plan Review and Variance are. attached. A list of properties
in the vicinity is also enclosed.
11. The existing residence was constructed in 1957. In 1978 and then in 1987,
bedroom and bathroom additions were constructed, as well as other remodeling
work was done. Additionally, in 1987 a Variance, in Zoning Case No. 333, was
granted to construct the stable and retaining walls around the stable in the front
yard. In 1990 a Variance to further encroach with an addition into the required
rear yard setback was approved. In 2000 a one -car garage was added.
12. The existing driveway access off Caballeros Road to the main residence will
remain.
13. The lot is developed with a 3,427 square foot house, 803 square foot garage,
735 square foot pool, 680 square foot stable, 71 square foot gazebo, and 96 square
foot service yard. Proposed is a 450 square foot future barn, and 120 square foot
addition to the existing barn, which will be converted to a guesthouse. The
structural lot coverage proposed is 6,382 square feet or 15.9%, (20% permitted),
and the total lot coverage proposed is 9,982 square feet or 25.0%, (35% permitted).
14. The 8,000 square foot residential building pad has coverage of 5,061 square
feet or 63.3%. Much of the existing residence encroaches into the rear yard setback.
The second building pad, where the future stable and play area will be located has
a dimension of 4,704 square feet and a proposed coverage of 1,250 square feet or
26.6%. The Planning Commission's guideline for pad coverage is 30%. The
applicant is showing a third pad with a 71 square foot gazebo. Due to the location
of this pad in the rear yard setback area, it is not counted towards the total
building pad area, however, the structure is counted towards the lot coverage.
15. A utility pole serving the residence and the barn is located in the
Association's easement at the north end ofthe property. The existing service to
the barn and residence is underground.
16. The project has been determined to be categorically exempt pursuant to
the California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the City Council review the staff report and file.
Resolution No. 2001-17 in Zoning Case No. 635.
•
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A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles. Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
NEARBY PROPERTIES:
ZC NO. 635. 17 CABALLEROS ROAD
ADDRESS RESIDENCE LOT SIZE
OWNER (SQ.FT.) SQ. FT. (NET)
22 Caballeros Bhasker 2,252 57,020
24 Caballeros Burns 2,269 52,184
21 Caballeros Mahmarian 2,905 52,534
19 Caballeros I Lay 3,391 50,791
15 Caballeros I Babbit 4,818 56,411
13 Caballeros I Bethencourt 2,210 49,092
6 Maverick Lane Clements 3,797 46,590
4 Maverick Lane Virtue 5,392 47,916
AVERAGE 3,379 51,567
17 Caballeros Rd Altman 3,427 40,089
ZC No.635 Revised
Plng.Comm. 8/21/01
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE (20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation and/or fill
or combination thereof that is more than 3 feet in
depth and covers more than 2,000 sq.ft. must be
balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area, any
remedial grading (temporary disturbance), any
graded slopes and building pad areas, and any
nonqraded area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No.635 Revised
P1ng.Comm. 8/21/01
EXISTING
Existing retaining wall
encroachment.
Existing house encroaches into
rear yard setback
Residence
Garage
Pool
Service yard
Gazebo
3,527 sq.ft
803 sq.ft
735 sq.ft
96 sq.ft
71 sq.ft
Stable 680 sq.ft
Total 5,912 sq.ft.
14.7%
22.3%
63.3% of building pad
30% of stable pad
N/A
31,435 sq.ft. or 78.4%
680 sq. ft
Existing access from Caballeros
Road, at 0.5-0.10% slope
Existing access from Caballeros
Road
N/A
N/A
PROPOSED
(As approved by Planning
Commission)
Retaining walls incorporated in
proposed project encroach into
north side yard, front and rear
setbacks.
Residence
Garage •
Pool
Service yard
Gazebo
Guest House
Stable (future)
3,427 sq.ft
803 sq.ft
735 sq.ft
96 sq.ft
71 sq.ft
800 sq.ft
450 sa.ft
6,382 sq.ft.
115.9%
25.0%
63.3% of 8,000 sq.ft. building pad;
26.6% of 4,704 stable pad;
166 cu. yds. of cut soil
166 cu. yds. of fill soil
31,435 sq.ft. or 78.4%
450 sq.ft. future stable
550 sq.ft. future corral
No change
No change
Planning Commission review
Planning Commission review
Rolling Hills Planning Commission
ILA! R. q
JUN 1 3 2001
CITY of-ROLLNia kl'aLS
Re: 17 Caballeros ty
We have enclosed a sheet containing the signatures of most of the people who are within
the required limits of our property concerning our request for (1) converting the barn into
a guesthouse; and (2) re -grading. We showed the preliminary plans to each person who
signed the sheet and invited them to see the property. Although the sheet they signed
mentioned replacing the current barn with a guest house, and did not mention the re-
grading, we discussed the re -grading and specifically pointed out the part of the plans that
showed the re -grading.
The only people who did not sign are:
1. Allen and Dottie Lay, who live at 19 Caballeros, Allen is on the City Council and
said that it was inappropriate for him or Dottie to sign a document supporting our
requested change. We did discuss the plans with him and Dottie, and we hope that you
will (informally) discuss the proposed change with him. We think the Lays will be
supportive of our request.
2. Dr. Mohan Bhasker, who lives at 22 Caballeros. Mohan diligently tried to meet
with us, but circumstances prevented our finding a time when both of us did not have a
scheduling conflict. We hope to obtain Mohan's written consent within the next few
days, but we wanted to put in the file the fact that so far, all of our neighbors support our
request.
3. Dennis and Sharon Clements, who live at 6 Maverick, have been out of town or
busy. We hope to get together within the next week or two. Sharon CIements said that
she did not foresee any problem_
I / We have reviewed the Altmans' plans and have no objection to replacing the current
barn with a guest house.
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DATE:
TO:
FROM:
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City ofiellin
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
AGENDA ITEM NO.: 6-A
SEPTEMBER 18, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 635
17 CABALLEROS ROAD, (LOT 20-SK)
RA-S-1, 1.13 ACRES
MR. & MRS. LOUIS ALTMAN
RUSSELL E. BARTO, AIA
DAVID BREIHOLZ, ENGINEER
JUNE 9, 2001
Request for a Site Plan Review to permit grading of approximately 332 cubic yards of
soil on a 6,430 square foot area to create a usable yard area and to enlarge a motor court
by 280 square feet; a Conditional Use Permit to convert an existing stable into a guest
house and add 120 square feet thereto, a Variance to locate the guest house in the front
yard area; a Variance to construct retaining walls in the required front, side and rear
yard setbacks and to retain an existing retaining wall located in the required side yard
setback; and a Variance to exceed the maximum permitted disturbed area of the lot at
an existing single family residence.
BACKGROUND
The Planning Commission at the August 21, 2001 meeting directed staff to prepare a
Resolution of approval regarding a Site Plan Review request to permit grading of
approximately 332 cubic yards of soil on a 6,430 square foot area to create a usable yard
area and to enlarge a motor court by 280 square feet; a Conditional Use Permit to
convert an existing stable into a guest house and add 120 square feet thereto, a Variance
to locate the guest house in the front yard area; a Variance to construct retaining walls
in the required front, side and rear yard setbacks and to retain an existing retaining wall
located in the required side yard setback; and a Variance to exceed the maximum
permitted disturbed area of the lot at an existing single family residence. The vote was
5-0.
-1-
Pririted on Recycled Paper.
r
• •
The applicant submitted a revised proposal for Commission's consideration for the
August 21, 2001 hearing. After consideration and deliberation the Commission voted to
approve the original proposal considered by the Commission at the June 19, 2001, July
17, 2001 public hearings and at a field trip to the property on June 28, 2001.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2001-17,
which is attached, approving Zoning Case No. 635.
-2-
RESOLUTION NO. 2001-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING THE FOLLOWING: (1) A VARIANCE TO
EXCEED THE MAXIMUM PERMITTED DISTURBED AREA, (2) A
CONDITIONAL USE PERMIT TO CONVERT A STABLE INTO A GUEST
HOUSE AND ADD 120 SQUARE FEET THERETO, (3) A VARIANCE TO
PERMIT THE GUESTHOUSE TO BE LOCATED IN THE FRONT YARD
AREA, (4) A VARIANCE FOR THE CONSTRUCTION OF RETAINING
WALLS THAT ENCROACH INTO THE FRONT, SIDE AND REAR
YARD SETBACK AND TO RETAIN AN EXISTING RETAINING WALL
WHICH ENCROACHES INTO THE SIDE YARD SETBACK, AND (5)
SITE PLAN REVIEW APPROVAL TO PERMIT THE CONSTRUCTION
OF THE RETAINING WALLS AND GRADING AT A SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 635. (ALTMAN)
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. Louis Altman with
respect to real property located at 17 Caballeros Road, Rolling Hills (Lot 20-SK)
requesting (1) a Variance to exceed the maximum permitted disturbed area, (2) a
Conditional Use Permit to convert a stable into a guest house and add 120 square feet
thereto, for a total of 800 square feet guest house (3) a Variance to permit the guest
house to be located in the front yard area, (4) a Variance for the construction of retaining
walls that encroach into the front, side and rear yard setback and to retain an existing
retaining wall which encroaches into the side yard setback, and (5) Site Plan Review
approval to permit the construction of the retaining walls and grading of 6,150 square
foot side yard area to create a usable play yard and to enlarge a motor court by 280
square feet.
Section 2. The Planning Commission conducted a duly noticed public
hearings to consider the applications on June 19, 2001, July 17, 2001 and August 21,
2001, and at a field trip visit on June 28, 2001. The applicants were notified of the public
hearing in writing by first class mail. Evidence was heard and presented from all
persons interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants were in attendance at the hearings.
Section 3. The applicant's engineer stated during the hearings that the
existing drainage pattern is inadequate on the subject property and it therefore
negatively affects the adjacent property to the north, and that the proposed grading
would improve the drainage characteristics of the property by intercepting storm water
runoff from the graded area and the tributary areas of the site and diverting it to
Caballeros Road. The proposed project would improve drainage for down -slope
properties.
Section 4. At the field trip and the July 17, 2001 hearing, the Planning
Commission expressed concerns that the proposed project will create an overbuilt
• •
situation on the lot, and that the project greatly exceeds the structural pad coverage
guideline of 30%. At the July 17, 2001 hearing the applicant respectfully requested that
the Commission continue the public hearing to the August 21, 2001 date, to allow the
applicant time to revise the proposal. The applicant submitted a revised site plan, which
was considered by the Planning Commission at the August 21, 2001 meeting. The
revised site plan showed a reduced graded area for the proposed play yard, which
would result in the deletion of one of the retaining walls. In addition, the applicant
eliminated the motor court expansion. The applicant and his engineer stated that
although the proposed plan would satisfy the applicant's desire for a play area, a guest
house and future stable, it will not correct the drainage situation on the applicant's and
on the down slope properties.
Section 5. After lengthy discussion, deliberation and consideration of all
evidence presented, the Planning Commission found that the structural and grading
conditions of the property are pre-existing, and that the proposed project will only
minimally affect the existing conditions. The Planning Commission further found that
the corrective measures proposed by the applicant in the original application for the
drainage situation would be beneficial to the properties in the vicinity. The Planning
Commission, therefore, voted to approve the originally submitted plan, presented to the
Commission at the field trip and at the July 17, 2001 public hearing.
Section 6. The Planning Commission finds that the project qualifies as a Class
4 Exemption (State of CA Guidelines, Section 15304 - Minor Land Alteration) and is
therefore categorically exempt from environmental review under the California
Environmental Quality Act.
Section 7. 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 17.16.070 (B) is required because it states that
the lot disturbance shall be limited to 40% of the net lot area. The applicant is
requesting a Variance because total disturbance will be 78.4% of the net lot area. 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 the property or to the intended use that do not apply generally to the other
property or class of use in the same zone. The Variance for the total disturbance is
necessary because the lot is relatively small and irregular in shape and the existing
development pattern of the lot is topographically constrained. The lot size and
configuration, together with the existing development on the lot creates a difficulty in
meeting this Code requirement.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied to the property in question. The Variance is necessary because of
the unusual size and configuration of the lot together with the City's development
standards result in more severe restrictions on the development of the subject property
RESOLUTION NO. 2001-17
ZC No.635 2
• •
than occurring on other lots in the vicinity. The area to be disturbed has been previously
terraced and graded without the benefit of City approval or grading permit, therefore,
no additional disturbance will take place and the disturbed area will remain at 78.4% of
the net lot area.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located. All development will occur within required setbacks,
except for the retaining walls as approved in Section 14 of this Resolution, and will be
adequately screened to prevent adverse visual impact to surrounding properties. The
proposed development proposes to augment and correct the existing water flow pattern
which is detrimental to the adjacent property owner. The proposed development will
improve slope stability through the use of approved drainage, will accommodate
recreation for the owners and their children, and will permit the owners to enjoy their
property without deleterious infringement on the rights of surrounding property
owners.
Section 8. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves the Variance for Zoning Case No. 635 to
permit a disturbed area of 78.4%, subject to the conditions specified in Section 17 of this
Resolution.
Section 9. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits
approval of a guest house under certain conditions, provided a Conditional Use Permit
for such us is approved by the Planning Commission. The applicants are requesting to
convert an existing 680 square foot stable into a guesthouse and add 120 square feet
thereto, for a total of 800 square foot guesthouse. Such guesthouse will be located in the
front yard area of the lot. With respect to this request for a Conditional Use Permit, the
Planning Commission finds as follows:
A. The granting of a Conditional Use Permit for the conversion of an existing
stable to a guest house and the addition of 120 square feet thereto 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 uses in the community, and the area proposed for the guest house would be
located in an area on the property where such use will not change the existing
configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the construction of a guest house will not
adversely affect or be materially detrimental to these adjacent uses, buildings, or
structures because the proposed guest house will take place of an already existing
structure which is located in the central portion of the lot and is of sufficient distance
from nearby residences so that the guest house will not impact the view or privacy of
surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the guesthouse will comply with the low
RESOLUTION NO. 2001-17
ZC No.635 3
• •
profile residential development pattern of the community and the structure already
exists.
D. The proposed conditional use complies with all applicable development
standards of the zone district because the 800 square foot size of the guesthouse is the
maximum permitted under the Municipal Code and the guesthouse does not encroach
into any setback areas.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities because the project site is not listed on the current
State of California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17 of
the Zoning Code because an adequate area is set -aside for the construction of a future
stable structure and adjacent corral located at the northeasterly portion of the lot.
Section 10. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Conditional Use Permit for the conversion
of an existing stable intoa guest house, and addition of 120 square feet thereto, in
accordance with the development plan dated June 5, 2001 and marked Exhibit A in
Zoning Case No. 635 subject to the conditions contained in Section 17 of this Resolution.
Section 11. Pursuant to the Municipal Code, conditionally permitted uses
may not be located in the front yard area. The applicant is requesting permission to
allow the guesthouse to remain in the front yard area. 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 the property that do not apply generally to the other property or class of
use in the same zone. The Variance request is to enlarge an existing structure already
located in the front yard area. The lot size and irregular configuration, together with
the existing development on the lot creates a difficulty in relocating the existing
structure.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied to the property in question. The Variance is necessary because there
is an existing stable at that location, which will be converted to the guest house, and the
existing terrain and development on the lot creates a difficulty in relocating said
structure as the residence is located at a restricted upper building pad, and pursuant to
the Municipal Code, sufficient area for a future stable and corral is required to be set
aside. Due to the topography, terrain and current development pattern on subject site,
such area can only be set aside to the rear of said structure. Further, other properties in
the vicinity may expand guesthouses under certain conditions while the subject
property would be precluded from such expansion.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
RESOLUTION NO. 2001-17
ZC No.635 4
• •
in which the property is located. The guesthouse will be located in the same location as
the existing stable and will mitigate the necessity for any additional grading on the
hillside.
Section 12. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves the Variance for Zoning Case No. 635 to
permit a guest house to be located in the front yard, subject to the conditions specified
in Section 17 of this Resolution. .
Section 13. Section 17.16.120 requires the side yard setback for every
residential parcel in the RA-S-1 Zone to be twenty (20) feet, Section 17.16.110 requires
that front yard setback be fifty (50) feet from the roadway easement line, and Section
17.16.130 requires that the rear yard setback be fifty (50) feet from the rear property
line. The applicant is requesting to construct approximately 208 feet long retaining wall
in the north side yard area which will encroach up to a maximum 48 feet into the 50 foot
front yard setback, and up to 25 feet into the rear yard setback; a 110 feet long retaining
wall in the north side yard area which will encroach approximately 10 feet into the rear
yard setback; and to retain a previously constructed 165 feet long retaining wall located
in the north side yard setback, which also encroaches into the rear yard setback. The
existing walls and the proposed walls will not exceed a height of 3'6". 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 the property or to the intended use that do not apply generally to the other
property or class of use in the same zone because the lot is irregular in shape and
steeper than most lots of similar size. The previously constructed retaining wall is
located on a hillside slope at the side of the lot and away from the street and assist in
protecting the hillside from damage due to erosion. The future retaining walls are
necessary to correct the drainage pattern by intercepting storm water runoff and
diverting it to Caballeros Road, thereby protecting downslope properties. The retaining
walls will encroach beyond existing encroachments but are limited in area so as to
preserve the safety and integrity of the slope and leave nearly all of the existing open
space near the north side of the property unaffected.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied to the property in question. The Variance will permit the
development of the property in a manner similar to development patterns on
surrounding properties. The location of the building pad and the development pattern
of the remaining structures on site dictate that the proposed retaining walls be set in the
north side yard area with encroachment into the front and rear yard setbacks.
C. The granting of the Variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located because the proposed development will improve slope
stability through the use of approved drainage, will accommodate recreation for the
owners and their children, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
RESOLUTION NO. 2001-17
ZC No.635 5
• •
Section 14. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Variance for Zoning Case No. 635 to
permit the construction of retaining walls that will encroach into the front, and rear
yard setbacks, and to retain a previously constructed unauthorized retaining wall
which encroaches into the side and rear yard setbacks indicated on the development
plan dated July 5, 2001, submitted with this application and incorporated herein by
reference as Exhibit A, subject to the conditions specified in Section 17 of this
Resolution.
Section 15. Section 17.46.030 requires a development plan to be submitted for
site plan review and approval before any development requiring a grading permit or
any building or structure may be constructed or any expansion, addition, alteration or
repair to existing buildingsmay 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 by more than twenty-five percent (25%) in
any thirty-six (36) month period. With respect to the Site Plan Review application
requesting grading of the terraced areas to create a usable yard area, the construction of
retaining walls, and enlargement of the motor court by 280 square feet at an existing
single family residence, 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 structures comply 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 with the Variances approved in Sections 8,
12 and 14 of this Resolution. The lot has a net area of 40,089 square feet. The existing
residence (3,427 sq.ft.), garage (803 sq.ft.), swimming pool (735 sq.ft.), proposed guest
house (800 sq.ft.), existing gazebo (71 sq.ft.), service yard (96 sq.ft.), and future stable
(450 sq.ft.) will have 6,382 square feet which constitutes 15.9% of the net lot area which
is within the maximum 20% structural lot coverage permitted. The total lot coverage
including paved areas and driveway will be 10,262 square feet which equals 26.0% of
the net lot, which is within the 35% maximum overall lot coverage permitted. The
proposed project is screened from the road so as to reduce the visual impact of the
development.
B. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. The nature, topography, previous grading
which was partially responsible for the terraced condition of the lot, and development
of adjacent uses, buildings, and structures have been considered, and the addition of
120 square feet to the existing 680 square foot structure for a total of 800 square foot
guest house, a 3.5-foot high, retaining walls, and a future stable will not adversely affect
or be materially detrimental to these adjacent uses, buildings, or structures because the
proposed Addition will be constructed on a portion of the secondary building pad, will
be the least intrusive to surrounding properties, will be screened and landscaped with
mature trees and shrubs, is a sufficient distance from nearby residences so that the guest
house will not impact the view or privacy of surrounding neighbors, will improve slope
stability through the use of approved drainage, will accommodate recreation for the
owners and their children, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
RESOLUTION NO. 2001-17
ZC No.635 6
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, and will improve the terrain pattern and drainage. Although the
disturbed area will be exceeded, the proposed project is consistent with the scale of the
neighborhood when compared to properties in the vicinity. The site was previously
disturbed and no additional disturbance will result from the proposed project.
D. The development plan incorporates existing trees and native vegetation to
the maximum extent feasible. Specifically, the development plan will supplement the
existing vegetation with landscaping that is compatible with and enhances the rural
character of the community.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the lot to look overdeveloped. Significant portions of the lot
will be left undeveloped so as to maintain scenic vistas across portions of the property.
The proposed 120 square foot addition is located in the front yard on a secondary
building pad. The proposed project will not affect the existing residence. The
development plans as proposed will minimize impact on Caballeros Road. The
proposed addition and conversion of the structure to a guesthouse will not be visible
from Caballeros Road.
F. The development plan shows partial restoration of original natural
contours of the site to minimize grading and the project will improve the drainage
course to Caballeros Road.
G. The development plan preserves surrounding native vegetation and
mature trees and supplements these elements with drought -tolerant landscaping which
is compatible with and enhances the rural character of the community, and landscaping
provides a buffer or transition area between private and public areas.
H. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
project will not change the existing circulation pattern and will utilize an existing
driveway.
I. The project is exempt from the requirements of the California
Environmental Quality Act
Section 16. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves the Site Plan Review application for Zoning
Case No. 635 for proposed structures as shown on the Development Plan dated July 5,
2001 and marked Exhibit A, subject to the conditions contained in Section 17 of this
Resolution.
Section 17. The Variances regarding the maximum permitted disturbed area,
the location of the proposed guest house in the front yard area, the existing and
proposed retaining walls which encroach into the required setbacks approved in
Sections 8, 12 and 14 of this Resolution, the Conditional Use Permit regarding the
RESOLUTION NO. 2001-17
ZC No.635 7
• •
conversion of an existing stable into an 800 square foot guest house approved in Section
10, and the Site Plan Review approved in Section 16 of this Resolution are subject to the
following conditions:
A. The Variances, Conditional Use Permit, and Site Plan Review approvals
shall expire within one year from the effective date of approval as defined in Sections
17.38.070(A), 17.42.070(A), and 17.46.080(A) unless otherwise extended pursuant to the
requirements of those sections.
B. It is declared and made a condition of the Variances, Conditional Use
Permit and Site Plan Review approvals, that if any conditions thereof are violated, this
approval shall be suspended and the privileges granted thereunder 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.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in this Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A and dated July 5, 2001, except as otherwise
provided in these conditions.
E. The property on which the project is located shall contain an area of
sufficient size to provide an area meeting all standards for a stable and corral with
vehicular access thereto. The vehicular access to the future stable shall be not paved and
shall not exceed four (4) feet in width.
F. Structural lot coverage shall not exceed 6,382 square feet or 15.9% in
conformance with lot coverage limitations.
G. Total lot coverage of structures and paved areas shall not exceed 10,262
square feet or 26.0% in conformance with lot coverage limitations.
H. The disturbed area of the lot shall not exceed 31,430 square feet or 78.4%
in conformance with lot coverage limitations approved in Section 6 of this Resolution.
I. Residential building pad coverage on the 8,000 square foot residential
building pad shall not exceed 5,051 square feet or 63.3%; coverage on the 4,704 square
foot guesthouse and stable pad shall not exceed 1,250 square feet or 26.6%.
J. The guesthouse shall not exceed 800 square feet.
K. No kitchen or other cooking facilities shall be provided within the
guesthouse.
RESOLUTION NO. 2001-17
ZC No.635 8
•
L. No vehicular access or paved parking area shall be developed within fifty
feet of the proposed guesthouse.
M. Renting of the guesthouse shall not be permitted
N. Occupancy of the guesthouse shall be limited to the immediate family
members, temporary guests of the occupants of the main house or persons employed on
the premises. No guests may remain in occupancy for more than thirty days in any six-
month period.
O. The front yard area west of the proposed guesthouse shall remain
landscaped at all times, and no parking shall be permitted anywhere within fifty feet of
the guesthouse.
P. Balanced cut and fill for the project shall not exceed 332 cubic yards in
accordance with grading limitations.
Q. Grading shall not exceed 166 cubic yards of cut soil and 166 cubic yards of
fill soil (332 cubic yards maximum). Grading shall be balanced on site and shall
preserve the existing flora, and return the graded area to its original natural features, to
the greatest extent possible.
S. The proposed and existing retaining walls incorporated into the project
shall not
exceed 3 feet 6 inches in height.
S. A landscape plan for the area in front of the guesthouse and for the
graded play area shall be submitted for review and approval to the Planning staff. The
landscape plan shall include water efficient irrigation, to the maximum extent feasible,
that incorporates a low gallonage irrigation system, utilizes automatic controllers,
incorporates an irrigation design using "hydrozones," considers slope factors and
climate conditions in design, and utilizes means to reduce water waste resulting from
runoff and overspray in accordance with Section 17.27.020 (Water efficient landscaping
requirements) of the Rolling Hills Municipal Code.
T. Landscaping shall be designed using mature trees and shrubs so as not to
obstruct views of neighboring properties but to obscure the guesthouse.
U. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
V. During construction, conformance with local ordinances and engineering
practices so that people or property is not exposed to landslides, mudflows, erosion, or
land subsidence shall be required.
W. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
RESOLUTION NO. 2001-17
ZC No.635 9
• •
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land
subsidence shall be required.
X. During construction, the Erosion Control Plan containing the elements set
forth in Section 7010 of the 1998 County of Los Angeles Uniform Building Code shall be
followed to minimize erosion and to protect slopes and channels to control stormwater
pollution as required by the County of Los Angeles.
Y. During and after construction, all parking shall take place on the project site.
Z. 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.
AA. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of stormwater drainage facilities.
AB. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
AC. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
drainage, building or grading permit.
AD. The working drawings submitted to the County Department of Building
and Safety for plan check review shall conform to the development plan described in
Condition D.
AE. 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.
AF. The applicants shall execute an Affidavit of Acceptance of all conditions of
these Variances, Conditional Use Permit and Site Plan Review approvals, pursuant to
Section 17.38.060, or the approval shall not be effective.
AG. All conditions of these Variance, 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.
ie f&5& 4� rr\A 4111-4A4- 4•�
RESOLUTION NO. 2001-17
ZC No.635 10
• •
PASSED, APPROVED AND ADOPTED THIS 18th DAY OF SEPTEMBER 2001.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2001-17 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING THE FOLLOWING: (1) A VARIANCE TO EXCEED THE
MAXIMUM PERMITTED DISTURBED AREA, (2) A CONDITIONAL USE PERMIT TO
CONVERT A STABLE INTO A GUESTHOUSE AND ADD 120 SQUARE FEET
THERETO, (3) A VARIANCE TO PERMIT THE GUESTHOUSE TO BE LOCATED IN
THE FRONT YARD AREA, (4) A VARIANCE FOR THE CONSTRUCTION OF
RETAINING WALLS THAT ENCROACH INTO THE FRONT, SIDE AND REAR
YARD SETBACK AND TO RETAIN AN EXISTING RETAINING WALL WHICH
ENCROACHES INTO THE SIDE YARD SETBACK, AND (5) SITE PLAN REVIEW
APPROVAL TO PERMIT THE CONSTRUCTION OF THE RETAINING WALLS AND
GRADING AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 635.
(ALTMAN)
was approved and adopted at a regular meeting of the Planning Commission on
September 18, 2001 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
RESOLUTION NO. 2001-17
ZC No.635 11
DATE:
TO:
FROM:
•
City 0/ie0ii S Jh/h
AUGUST 21, 2001
7 3
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 635
17 CABALLEROS ROAD, (LOT 20-SK)
RA-S-1, 1.13 ACRES
MR. & MRS. LOUIS ALTMAN
RUSSELL E. BARTO, AIA
JUNE 9, 2001
Request for a Site Plan Review to permit grading of approximately 272 cubic
yards of soil on a 4,925 square foot area to create a usable yard area; a
Conditional Use Permit to convert an existing stable into a guest houseand add
120 square feet thereto, a Variance to locate the guest house in the front yard
area; a Variance to construct retaining walls in the required front, side and rear
yard setbacks and to retain an existing retaining wall located in the required side
yard setback; and a Variance to exceed the maximum permitted disturbed area of
the lot at an existing single family residence.
BACKGROUND
1. The Planning Commission viewed the site for the proposed project on
Thursday, June 28, 2001, and considered the request at the July 17, 2001 public
hearing. At that hearing, the Commission suggested that the applicant revise the
proposal to be in substantial compliance with the City's requirements and
guidelines for lot and building pad coverage.
2. The applicant revised the proposal and is currently requesting a Site Plan
Review to permit disturbance of 4,925 square feet of the side yard to create a
usable play yard and to create a buildable barn pad, (previously proposed was to
disturb 5,860 square feet of area). The current proposal calls to eliminate one of the
previously proposed retaining walls, reduce the amount of the disturbed area,
reduce grading quantities from 162 cubic yards of cut and fill soil to 136 cubic
yards of cut and fill, (total 272 cubic yards), and to eliminate the request to expand
the motor court by 280 square feet.
3. The site is irregular in shape and the existing development pattern of the lot
is topographically constrained. Due to the topography of the site, the house was
ZC No.635 Revised
Ping.Comm. 8/21/01 1
Printed on Recycled Paper.
• •
constructed towards the rear of the lot and it encroaches 22 feet into the required
rear yard setback area. The lot is terraced with pockets of flat areas developed
where the existing house and the barn/corral are located. According to the
applicant's representative, the proposed grading will maintain the general down -
slope character of the property while improving drainage affecting down -slope
properties and will improve the drainage characteristics of the property by
intercepting storm water runoff from the graded areas and diverting it to
Caballeros Road. The proposed grading is terraced to minimize the height of
retaining walls while providing useful play/recreation area. Landscaping, so as to
blend with surrounding vegetation will screen the retaining walls. The grading
will not affect most of the existing trees and many of the existing trees will remain.
4. The applicant is also requesting a Conditional Use Permit to convert an
existing 680 square foot barn into a guesthouse and add 120 square feet to the
structure for a total of 800 square feet. The existing barn is located in the front yard
area. Pursuant to the City's Zoning Code, a Conditional Use Permit is required for
the guesthouse, and a Variance approval is required to locate any accessory use
and detached structures in the front yard area. In 1987 a Variance request was
granted by the Commission to construct a 450 square foot stable in the front yard
area and related retaining walls, along the southern portion of the barn and to the
east of the barn, shown on the Site Plan as existing 185 feet long wall. This wall
varies in height from 2 feet to 5 feet, with average height of 3'6". The applicant
states that the proposed guesthouse is a use consistent with existing zoning
requirements and will take place of the existing stable already located in the front
yard.
5. The applicant proposes to set aside an area of 1000 square feet for future barn
and corral in the rear of the guesthouse. Pursuant to the City.'s Zoning Ordinance,
no vehicular access or paved parking area shall be located within fifty feet of a
proposed guesthouse. A condition of approval, if granted, will be included in the
Resolution stating that the front area of the guesthouse, as well as an area of at
least 50 feet in the rear of the guesthouse be landscaped and that access to the
barn, when constructed, be not paved and be no more than 4 feet in width.
6. A Variance approval is required to construct a new 160 feet long retaining
wall in the side yard which will encroach into the required front and rear yard
setbacks. The height of this wall will average 3'6". Except that the portion of the
proposed retaining wall, which will encroach into the front yard setback, will be
approximately 48 feet long and have an average height of 1'6". A Variance is also
required to allow previously constructed retaining walls located in the side and
rear yard setbacks to remain on site.
7. The applicant is seeking a Variance from the maximum permitted disturbed
area on the lot. The City allows 40% disturbance of the net lot area. The net lot area
of the subject lot is 40,089 square feet. Due to the topography of the lot much of the
existing lot was disturbed when the house was constructed and later when the
stable was constructed. In addition, the applicant stated that the existing terraced
area in the side yard was graded by previous owner, and therefore is already
disturbed, and should not be counted towards additional disturbance. The
ZC No.635 Revised
Plng.Comm. 8/21/01
• •
applicant is not proposing any structural additions to the house. The existing
disturbed area of the lot is at 78.4%, which exceeds the maximum allowed of 40%.
The City's criteria for "Maximum Disturbed Area" includes remedial grading or
temporary disturbance, any graded slopes and building pad areas, and any non
graded areas where impervious surface will remain or is proposed to be added.
Responding to the Criteria to be satisfied for grant of Variances for all of the above
requests, the applicant states in part that, "Exceptional circumstances apply to this
property and include: A) the cumulative disturbed area on this property was disturbed
prior to the City instituting the 40% limitation; B) the area being disturbed by this project
has been previously disturbed, so that total cumulative disturbed area on this property does
not increase greatly; C) the proposed disturbances will accommodate uses that are
consistent with those permitted by current zoning; D) the proposed disturbance will
improve drainage by intercepting storm water runoff and diverting it to Caballeros Road;
E) very limited street frontage and access; F) steeper topography than surrounding
properties; and G) smaller size than surrounding properties".
8. Criteria for Site Plan Review and Variance are attached. A list of properties
in the vicinity is also enclosed.
9. The existing residence was constructed in 1957. In 1978 and then in 1987,
bedroom and bathroom additions were constructed, as well as other remodeling
work was done. Additionally, in 1987 a Variance, in Zoning Case No. 333, was
granted to construct the stable and retaining walls around the stable in the front
yard. In 1990 a Variance to further encroach with an addition into the required rear
yard setback was approved. In 2000 a one -car garage was added.
10. The existing driveway access off Caballeros Road to the main residence will
remain.
11. The lot is developed with a 3,427 square foot house, 803 square foot garage,
735 square foot pool, 680 square foot stable, 71 square foot gazebo, and 96 square
foot service yard. Proposed is a 450 square foot future barn, and 120 square foot
addition to the existing barn, which will be converted to a guesthouse, if approved.
The structural lot coverage proposed is 6,382 square feet or 15.9%, (20%
permitted), and the total lot coverage proposed is 9,982 square feet or 24.9%, (35%
permitted). The applicant has verified some of the dimensions of the structures
and paved areas since the previous submittal, and therefore they may slightly vary
from the previous staff report. •
12. The 8,000 square foot residential building pad has coverage of 5,061 square
feet or 63.3%. Much of the existing residence encroaches into the rear yard
setback, and is counted as part of the residential building pad coverage and total
lot coverage. The second building pad, where the future stable and play area will
be located, is 4,704 square feet with proposed coverage of 1,250 square feet or
26.6%. Combined pad coverage will be 49:7%. The current structural pad coverage
is at 45.5%. The Planning Commission's guideline is 30% coverage for each pad.
ZC No.635 Revised
Plng.Comm. 8 /21 / 01 3
• •
13. A utility pole serving the residence and the barn is located in the
Association's easement at the north end of the property. The existing service to the
barn and residence is underground.
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and direct staff to prepare appropriate resolution.
ZC No.635 Revised
Plng.Comm. 8/21/01 4
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
NEARBY PROPERTIES:
ZC NO. 635. 17 CABALLEROS ROAD
ADDRESS RESIDENCE LOT SIZE
OWNER (SQ.FT.) SQ. FT. (NET)
22 Caballeros Bhasker 2,252 57,020
24 Caballeros Bums 2,269 52,184
21 Caballeros Mahmarian 2,905 . 52,534
19 Caballeros Lay 3,391 50,791
15 Caballeros Babbit 4,818 56,411
13 Caballeros Bethencourt 2,210 49,092
6 Maverick Lane Clements 3,797 46,590
4 Maverick Lane Virtue 5,392 47,916
AVERAGE 3,379 51,567
17 Caballeros Rd Altman 3,427 40,089
ZC No.635 Revised
Plng.Comm. 8 /21 /01 5
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE (20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation and/or fill
or combination thereof that is more than 3 feet in
depth and covers more than 2,000 sq.ft. must be
balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area, any
remedial grading (temporary disturbance), any
graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
EXISTING
Existing retaining walls
encroachments.
Existing house encroaches into
rear yard setback
Residence
Garage
Pool
Service yard
Gazebo
3,527 sq.ft
803 sq.ft
735 sq,ft
96 sq.ft
71 sq.ft
Stable 680 sa.ft
Total 5,912 sq.ft.
14.7%
22.3%
64.5% of building pad
30% of stable pad
N/A
31,435 sq.ft. or 78.4%
680 sq. ft
ZC No.635 Revised
Plng.Comm. 8/21/01 6
PROPOSED
Retaining walls incorporated in
proposed project encroach into
north side yard, front and rear
setbacks.
Residence
Garage
Pool
Service yard
Gazebo
Guest House
Stable (future)
Total
16.2%
25.0%
3,527 sq.ft
803 sq.ft
735 sq.ft
96 sq.ft
71 sq.ft
800 sq.ft
450 sa.ft
6,482 sq.ft.
64.5% of 8,000 sq.ft. building pad;
26.6% of 4,704 stable pad;
Combined 50.5%
166 cu. yds. of cut soil
166 cu. yds. of fill soil
37,865 sq.ft. or 94.4%
450 sq.ft. future stable
550 sq.ft. future corral
PROPOSED REVISED
Retaining walls incorporated in
proposed project encroach into
north side yard, front and rear
setbacks.
Residence
Garage
Pool
Service yard
Gazebo
Guest House
Stable (future).
Total
15.9%
24.9%
3,427 sq.ft
803 sq.ft
735 sq.ft
96 sq.ft
71 Sq.ft
800 sq.ft
450 sa.ft
6,382 sq.ft.
63.3% of 8,000 sq.ft. building pad;
26.6% of 4,704 stable pad;
Combined 49.7%
136 cu. yds. of cut soil
136 cu. yds. of fill soil
78.4%
450 sq.ft. future stable
550 sq.ft. future corral
SITE PLAN REVIEW
EXISTING
PROPOSED
PROPOSED REVISED
STABLE ACCESS Existing access from Caballeros No change No change
Road, at 0.5-0.10% slope
ROADWAY ACCESS Existing access from Caballeros No change No change
Road
VIEWS N/A Planning Commission review Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review Planning Commission review
•
ZC No.635 Revised
Plng.Comm. 8/21/01 7
08/15/2001 12:24 3103786298
• •
PAGE 01
Russell E. Barto • AIA • Architect
3 Malaga Cove Plaza • Suite 202 - Palos Verdes Estates • California • 90274 - (310) 378-1355
August 15, 2001
Yolanta Schwartz
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills CA 90274
Fax: 310-377-1288
RE: Altman Guesthouse and Site Grading
17 Caballeros Road
Dear Yolanta,
AUK::; 5 11301
CITY OF R01. 1 HALLS
uy
Per your request, the following is a summary of the changes incorporated in the revised
plans for the Altman guesthouse and grading:
• The upper retaining wall has been eliminated.
• The disturbed area has been reduced from 5680 sq. ft. to 4925 sq. ft.
• The grading has been reduced from 162 cu. yd. to 136 cu. yd.
• The motor court extension has been eliminated.
The proposed guesthouse, drainage improvements, future stable location and future stable
access remain unchanged.
Thanks for your assistance. If you have any further questions please give me a call.
Very truly. yours,
Russell E. Barto, AIA
Rolling Hills Planning Commission
Re: 17 Caballeros
JUN 1 3 2001
GITY,OF -19,Q1.:14iVa FILLS
u�v
We have enclosed a sheet containing the signatures of most of the people who are within
the required limits of our property concerning our request for (1) converting the barn into
a guesthouse; and (2) re -grading. We showed the preliminary plans to each person who
signed the sheet and invited them to see the property. Although the sheet they signed
mentioned replacing the current barn with a guest house, and did not mention the re-
grading, we discussed the re -grading and specifically pointed out the part of the plans that
showed the re -grading.
The only people who did not sign are:
1. Allen and Dottie Lay, who live at 19 Caballeros. Allen is on the City Council and
said that it was inappropriate for him or Dottie to sign a document supporting our
requested change. We did discuss the plans with him and Dottie, and we hope that you
will (informally) discuss the proposed change with him. We think the Lays will be
supportive of our request.
2. Dr. Mohan Bhasker, who lives at 22 Caballeros. Mohan diligently tried to meet
with us, but circumstances prevented our finding a time when both of us did not have a
scheduling conflict. We hope to obtain Mohan's written consent within the next few
days, but we wanted to put in the file the fact that so far, all of our neighbors support our
request.
3. Dennis and Sharon Clements, who live at 6 Maverick, have been out of town or
busy. We hope to get together within the next week or two. Sharon Clements said that
she did not foresee any problem.
T (Lt. q el
I / We have reviewed the Altnians' plans and have no objection to replacing the current
barn with a guest house.
1114 kV4--2
i,-.,
I'Let-el 2- r z-znI
- 0� 31
I
DATE:
TO:
FROM:
• • -7 C
city ofie ee.�ne �ure
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
JULY 17, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 635
17 CABALLEROS ROAD, (LOT 20-SK)
RA-S-1, 1.13 ACRES
MR. & MRS. LOUIS ALTMAN
RUSSELL E. BARTO, AIA
JUNE 9, 2001
.4pph.)
Request for a Site Plan Review to permit grading of approximately 332 cubic 0/lob
yards of soil on a 6,430 square foot area to create a usable yard area and to /
enlarge the motor court; a Conditional Use Permit to convert an existing stable
into a guest house and add 120 square feet thereto, a Variance to locate the guest
house in the front yard area; a Variance to construct retaining walls in the
required front, side and rear yard setbacks and to retain an existing retaining
wall located in the required side yard setback; and a Variance to exceed the
maximum permitted disturbed area of the lot at an existing single family
residence.
BACKGROUND
1. The Planning Commission viewed the site for the proposed project on
Thursday, June 28, 2001. During the field trip, the applicants' representative
explained the grading plan for the project. Proposed is to lower the upper terraced
area of the lot and to raise the lower terraced area in order to create a level pad.
The existing barn structure, which is proposed to be converted to a guesthouse will
not be affected.
2. The applicant is requesting a Site Plan Review to permit grading of a 6,150
square foot area of the side yard to create a usable play yard and to create a
buildable barn pad. An additional 280 square foot area will be disturbed to enlarge
the motor court. A total of 166 cubic yards of cut and 166 cubic yards of fill, to be
balanced on site are proposed. The site is irregular in shape and the existing
development pattern of the lot is topographically constrained. Due to the
topography of the site, the house was constructed towards the rear of the lot and it
encroaches 22 feet into the required rear yard setback area. The lot is terraced with
ZC No.635
Ping.Comm. 7/17/01 1
a
Printed on Recycled Paper.
• •
pockets of flat areas developed where the existing house and the barn/corral are
located. According to the applicant's representative, the proposed grading will
maintain the general down -slope character of the property while improving
drainage affecting down -slope properties and will improve the drainage
characteristics of the property by intercepting storm water runoff from the graded
areas and diverting it to Caballeros Road. The proposed grading is terraced to
minimize the height of retaining walls while providing useful play/recreation
area. Landscaping, so as to blend with surrounding vegetation will screen the
retaining walls. The grading will not affect most of the existing trees and many of
the existing trees will remain.
3. The applicant is also requesting a Conditional Use Permit to convert an
existing 680 square foot barn into a guesthouse and add 120 square feet to the
structure for a total of 800 square feet. The existing barn is located in the front yard
area. Pursuant to the City's Zoning Code, a Conditional Use Permit is required for
the guesthouse, and a Variance approval is required to locate any accessory use
and detached structures in the front yard area. In 1987. a Variance request was
granted by the Commission to construct a 450 square foot stable in the front yard
area and related retaining walls, along the southern portion of the barn and to the
east of the barn, shown on the Site Plan as existing 185 feet long wall. This wall
varies in height from 2 feet to 5 feet, with average height of 3'6". The applicant
states that the proposed guesthouse is a use consistent with existing zoning
requirements and will take place of the existing stable already located in the front
yard.
4. The applicant proposes to set aside an area of 1000 square feet for future barn
and corral in the rear of the guesthouse. Pursuant to the City's Zoning Ordinance,
no vehicular access or paved parking area shall be located within fifty feet of a
proposed guesthouse. A condition of approval, if granted, will be included in the
Resolution stating that the front area of the guesthouse, as well as an area of at
least 50 feet in the rear of the guesthouse be landscaped and that access to the
barn, when constructed, be not paved, be no more than 4 feet in width and be
located along the most northern portion of the graded pad.
5. A Variance approval is required to construct a new 160 feet long retaining
wall in the side yard which will encroach into the required front and rear yard
setback. The height of this wall will average 3'6". Except that, the portion of the
proposed retaining wall, which will encroach into the front yard setback, will be
approximately 48 feet long and have an average height of 1'6". A Variance is also
required to allow previously constructed retaining walls located in the side and
rear yard setbacks to remain on site. In order to create a level play area and a barn
and corral pad, the construction of these new walls and retention of the previously
constructed walls is necessary.
6. The applicant is seeking a Variance from the maximum permitted disturbed
area on the lot. The City allows 40% disturbance of the net lot area. The net lot area
of the subject lot is 40,089 square feet. Due to thetopography of the lot much of the
existing lot was disturbed when the house was constructed and later when the
stable was constructed. The applicant is not proposing any structural additions to
ZC No.635
Plng.Comm. 7/17/01
2
• •
the house. The additional disturbed area will result from grading for the play area
and barn pad. The applicant is proposing to enlarge the motor court by 280 square
feet to allow for a greater turn around. The existing disturbed area of the lot is at
78.4%, which exceeds the maximum allowed of 40%. The proposed disturbed area
will be 37,865 square feet or 94.4% of the net lot area.
Responding to the Criteria to be satisfied for grant of Variances for all of the above
requests, the applicant states in part that, "Exceptional circumstances apply to this
property and include: A) the cumulative disturbed area on this property was disturbed
prior to the City instituting the 40% limitation; B) the area being disturbed by this project
has been previously disturbed, so that total cumulative disturbed area on this property does
not increase greatly; C) the proposed disturbances will accommodate uses that are
consistent with those permitted by current zoning; D) the proposed disturbance will
improve drainage by intercepting storm water runoff and diverting it to Caballeros Road;
E) very limited street frontage and access; F) steeper topography than surrounding
properties; and G) smaller size than surrounding properties".
7. Criteria for Site Plan Review and Variance are attached. A list of properties
in the vicinity is also enclosed.
8. The existing residence was constructed in 1957. In 1978 and then in 1987,
bedroom and bathroom additions were constructed, as well as other remodeling
work was done. Additionally, in 1987 a Variance, in Zoning Case No. 333, was
granted to construct the stable and retaining walls around the stable in the front
yard. In 1990 a Variance to further encroach with an addition into the required rear
yard setback was approved. In 2000 a one -car garage was added.
9. The existing driveway access off Caballeros Road to the main residence will
remain.
10. The lot is developed with a 3,527 square foot house, 803 square foot garage,
735 square foot pool, 680 square foot stable, 71 square foot gazebo, and 96 square
foot service yard. Proposed is a 450 square foot future barn, and 120 square foot
addition to the existing barn, which will be converted to a guesthouse, if approved.
The structural lot coverage proposed is 6,482 square feet or 16.2%, (20%
permitted), and the total lot coverage proposed is 10,028 square feet or 25.0%, (35%
permitted).
11. The 8,000 square foot residential building pad has coverage of 5,161 square
feet or 64.5%. Much of the existing residence encroaches into the rear yard
setback. The second building pad, where the future stable and play area will be
located has a dimension of 4,704 square feet and a proposed coverage of 1,250
square feet or 26.6%. Total pad coverage will be 50.5%. The current structural pad
coverage is at 46.5%. The Planning Commission's guideline is 30%. The applicant
is showing a third pad with a 71 square foot gazebo. Due to the location of this pad
in the rear yard setback area, it is not counted towards the total building pad area,
however, the structure is counted towards the lot coverage.
ZC No.635
Plng.Comm. 7/17/01 3
• •
12. The disturbed area of the lot will be 37,865 square feet or 94.4%, (40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist). Currently the disturbed area is
at 78.4%. The proposed disturbed area will include 6,430 square feet, which
includes the motor court expansion and the area for the play area and the future
barn.
13. A utility pole serving the residence and the barn is located in the
Association's easement at the north end of the property. The existing service to the
barn and residence is underground.
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and direct staff to prepare appropriate resolution.
ZC No.635
Plng.Comm. 7/17/01 4
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
NEARBY PROPERTIES:
ZC NO. 635. 17 CABALLEROS ROAD
ADDRESS RESIDENCE LOT SIZE
OWNER (SQ.FT.) SQ. FT. (NET)
22 Caballeros Bhasker 2,252 57,020
24 Caballeros Bums 2,269 52,184
21 Caballeros Mahmarian 2,905 52,534
19 Caballeros Lay 3,391 50,791
15 Caballeros Babbit 4,818 56,411
13 Caballeros Bethencourt 2,210 49,092
6 Maverick Lane Clements 3,797 46,590
4 Maverick Lane Virtue 5,392 47,916
AVERAGE 3,379 51,567
17 Caballeros Rd Altman 3,527 40,089
n ,71:N, ch.
A�
ZC No.635
Plng.Comm. 7/17/01 5
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE (20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill
or combination thereof that is more than 3 feet in
depth and covers more than 2,000 sq.ft. must be
balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area, any
remedial grading (temporary disturbance), any
graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
Existing retaining walls
encroachments.
Existing house encroaches into
rear yard setback
Residence
Garage
Pool
Service yard
Gazebo
Stable
Total
14.7%
22.3%
64.5% of building pad
30% of stable pad
30%
N/A
31,435 sq.ft. or 78.4%
680 sq. ft
3,527 sq.ft.
803 sq.ft.
735 sq,ft.
96 sq.ft
71 sq.ft.
PROPOSED
Retaining walls incorporated in
proposed project encroach into
north side yard, front and rear
setbacks.
Residence
Garage
Pool
Service yard
Gazebo
Guest House
680 sq.ft. Stable (future)
5,912 sq.ft. Total
16.2%
25.0%
Existing access from Caballeros
Road, at 0.5-0.10% slope
Existing access from Caballeros
Road
N/A
N/A
ZC No.635
Plng.Comm. 7/17/01 6
3,527 sq.ft.
803 sq.ft.
735 sq.ft
96 sq.ft
71 sq.ft
800 sq.ft.
450 soft.
6,482 sq.ft.
64.5% of 8,000 sq.ft. building
pad; 26.6% of 4,704 stable pad;
Combined 50.5%
26.6%
166 cu. yds. of cut soil
166 cu. yds. of fill soil
37,865 sq.ft. or 94.4%
450 sq.ft. future stable
550 sq.ft. future corral
No change
No change
Planning Commission review
Planning Commission review
DATE:
TO:
FROM:
S
City 0/!? l? y Jh/'h
JUNE 28, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
3i2
INCORPORATED JANUARY 24, 1957
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 635
17 CABALLEROS ROAD, (LOT 20-SK)
RA-S-1, 1.13 ACRES
MR. & MRS. LOUIS ALTMAN
RUSSELL E. BARTO, AIA
JUNE 9, 2001
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Request for a Site Plan Review to permit grading of approximately 332 cubic
yards of soil on a 6,430 square foot area to create a usable yard area and to
enlarge the motor court; a Conditional Use Permit to convert an existing
stable into a guest house and add 120 square feet thereto, a Variance to locate
the guest house in the front yard area; a Variance to construct retaining walls
in the required front, side and rear yard setbacks and to retain an existing
retaining wall located in the required side yard setback; and a Variance to
exceed the maximum permitted disturbed area of the lot at an existing single
family residence.
BACKGROUND
1. The Planning Commission will view the site for the proposed project on
Thursday, June 28, 2001.
2. The applicant is requesting a Site Plan Review to permit grading of a 6,150
square foot area of the side yard to create a usable play yard and to create a
buildable barn pad. An additional 280 square foot area will be disturbed to enlarge
the motor court. A total of 166 cubic yards of cut and 166 cubic yards of fill, to be
balanced on site is proposed. The site is irregular in shape and the existing
development pattern of the lot is topographically constrained. Due to the
topography of the site, the house was constructed towards the rear of the lot and it
encroaches 22 feet into the required rear yard setback area. The lot is terraced with
pockets of flat areas developed where the existing house and the barn/corral are
located. According to the applicant's representative, the proposed terraced grading
will maintain the general down -slope character of the property while improving
drainage affecting down -slope properties and will improve the drainage
characteristics of the property by intercepting storm water runoff from the graded
ZC No. 635
6/28/01 Field Trip 1
Pririted on Rey. sled Paper. �`
• •
areas and diverting it to Caballeros Road. The proposed grading is terraced to
minimize the height of retaining walls while providing useful play/recreation
area. The retaining walls will be screened by landscaping, so as to blend with
surrounding vegetation. The grading will not affect most of the existing trees and
many of the existing trees will remain.
3. The applicant is also requesting a Conditional Use Permit to convert an
existing 680 square foot barn into a guest house and add 120 square feet to the
structure for a total of 800 square feet. The existing barn is located in the front yard
area. Pursuant to the City's Zoning Code, a Conditional Use Permit is required for
the guest house, and a Variance approval is required to locate any accessory use
and detached structures in the front yard area. In 1987 a Variance request was
granted by the Commission to construct a 450 square foot stable in the front yard
area and related retaining walls, along the southern portion of the barn and to the
east of the barn, shown on the Site Plan as existing 185 feet long wall. This wall
varies in height from 2 feet to 5 feet, with average height of 3'6". The applicant
states that the proposed guest house is a use consistent with existing zoning
requirements and will take place of the existing stable already located in the front
yard.
4. A Variance approval is required to construct a new 160 feet long retaining
wall in the side yard which will encroach into the required front and rear yard
setback. The height of this wall will average 3'6". Except that, the portion of the
proposed retaining wall which will encroach into the front yard setback will be
approximately 48 feet long and have an average height of 1'6". A Variance is also
required to allow previously constructed retaining walls located in the side and
rear yard setbacks to remain on site. In order to create a level play area and a barn
and corral pad, the construction of these new walls and retention of the previously
constructed walls is necessary. Access to the future barn and corral is proposed
along the north side of the newly created pad with a slope between 5%-10%.
5. The applicant is seeking a Variance from the maximum permitted disturbed
area on the lot. The City allows 40% disturbance of the net lot area. The net lot area
of the subject lot is 40,089 square feet. Due to the topography of the lot much of the
existing lot was disturbed when the house was constructed and later when the
stable was constructed. The applicant is not proposing any structural additions to
the house. The additional disturbed area will result from grading for the play area
and barn pad. The applicant is proposing to enlarge the motor court by 280 square
feet to allow for a greater turn around. The existing disturbed area of the lot is at
78.4%, which exceeds the maximum allowed of 40%. The proposed disturbed area
will be 37,865 square feet or 94.4% of the net lot area.
Responding to the Criteria to be satisfied for grant of Variances for all of the above
requests, the applicant states in part that, "Exceptional circumstances apply to this
property and include: A) the cumulative disturbed area on this property was disturbed
prior to the City instituting the 40% limitation; B) the area being disturbed by this project
has been previously disturbed, so that total cumulative disturbed area on this property does
not increase greatly; C) the proposed disturbances will accommodate uses that are
consistent with those permitted by current zoning; D) the proposed disturbance will
ZC No. 635
6/28/01 Field Trip 2
•
improve drainage by intercepting storm water runoff and diverting it to Caballeros Road;
E) very limited street frontage and access; F) steeper topography than surrounding
properties; and G) smaller size than surrounding properties".
6. Criteria for Site Plan Review and Variance is attached. A list of properties
in the vicinity is also enclosed.
7. The existing residence was constructed in 1957. In 1978 and then in 1987,
bedroom and bathroom additions were constructed, as well as other remodeling
work was done. Additionally, in 1987 a Variance, in Zoning Case No. 333, was
granted to construct the stable and retaining walls around the stable. In 1990 a
Variance to further encroach with an addition into the required rear yard setback
was approved. In 2000 a one car garage was added.
8. The existing driveway access off Caballeros Road will remain.
9. The lot is developed with a 3,527 square foot house, 803 square foot garage,
735 square foot pool, 680 square foot stable, 71 square foot gazebo, and 96 square
foot service yard. Proposed is a 450 square foot future barn, and 120 square foot
addition to the existing barn, which will be converted to a guest house, if
approved. The structural lot coverage proposed is 6,482 square feet or 16.2%, (20%
permitted), and the total lot coverage proposed is 10,028 square feet or 25.0%, (35%
permitted).
10. The 8,000 square foot residential building pad has coverage of 5,161 square
feet or 64.5%. Much of the existing residence encroaches into the rear yard
setback. The second building pad, where the future stable and play area will be
located has a dimension of 4,704 square feet and a proposed coverage of 1,250
square feet or 26.6%. Total pad coverage will be 50.5%. The current structural pad
coverage is at 46.5%. The Planning Commission's guideline is 30%. The applicant
is showing a third pad with a 71 square foot gazebo. Due to the location of this pad
in the rear yard setback area, it is not counted towards the total building pad area,
however, the structure is counted towards the lot coverage.
11. The disturbed area of the lot will be 37,865 square feet or 94.4%, (40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist). Currently the disturbed area is
at 78.4%. The proposed disturbed area will include 6,430 square feet, which
includes the motor court expansion and the area for the play area and the future
barn.
12. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission view the site.
ZC No. 635
6/28/01 Field Trip 3
•
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
NEARBY PROPERTIES:
ZC NO. 635. 17 CABALLEROS ROAD
ADDRESS RESIDENCE LOT SIZE
OWNER (SQ.FT.) SQ. FT. (NET)
22 Caballeros Bhasker 2,252 57,020
24 Caballeros Burns 2,269 52,184
21 Caballeros Mahmarian 2,905 52,534
19 Caballeros Lay 3,391 50,791
15 Caballeros Babbit 4,818 56,411
13 Caballeros Bethencourt 2,210 49,092
6 Maverick Lane Clements 3,797 46,590
4 Maverick Lane Virtue 5,392 47,916
AVERAGE 3,379 51,567
17 Caballeros Rd Altman 3,527 40,089
ZC No. 635
6/28/01 Field Trip 4
•
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE (20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill
or combination thereof that is more than 3 feet in
depth and covers more than 2,000 sq.ft. must be
balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area, any
remedial grading (temporary disturbance), any
graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
Existing retaining walls
encroachments.
Existing house encroaches into
rear yard setback
Residence
Garage
Pool
Service yard
Gazebo
3,527 sq.ft.
803 sq.ft.
735 sq,ft.
96 sq.ft
71 sq.ft.
Stable 680 sa.ft.
Total 5,912 sq.ft.
14.7%
22.3%
64.5% of building pad
30% of stable pad
30%
N/A
31,435 sq.ft. or 78.4%
680 sq. ft
Existing access from Caballeros
Road, at 5-10% slope
Existing access from Caballeros
Road
N/A
N/A
ZC No. 635
6/28/01 Field Trip 5
PROPOSED
Retaining walls incorporated in
proposed project encroach into
north side yard, front and rear
setbacks.
Residence
Garage
Pool
Service yard
Gazebo
Guest House
Stable (future)
Total
16.2%
25.0%
3,527 sq.ft.
803 sq.ft.
735 sq.ft
96 sq.ft
71 sq.ft
800 sq.ft.
450 sa.ft.
6,482 sq.ft.
64.5% of 8,000 sq.ft. building
pad; 26.6% of 4,704 stable pad;
Combined 50.5%
26.6%
166 cu. yds. of cut soil
166 cu. yds. of fill soil
37,865 sq.ft. or 94.4%
450 sq.ft. future stable
550 sq.ft. future corral
No change
No change
Planning Commission review
Planning Commission review
4
Rolling Hills Planning Commission
-E)
J1J
JUN i 3 2081
Cl TY OF -901_1.M41 FILLS
Re: 17 Caballeros
We have enclosed a sheet containing the signatures of most of the people who are within
the required limits of our property concerning our request for (1) converting the barn into
a guesthouse; and (2) re -grading. We showed the preliminary plans to each person who
signed the sheet and invited them to see the property. Although the sheet they signed
mentioned replacing the current barn with a guest house, and did not mention the re-
grading, we discussed the re -grading and specifically pointed out the part of the plans that
showed the re -grading.
The only people who did not sign are:
1. Allen and Dottie Lay, who live at 19 Caballeros. Allen is on the City Council and
said that it was inappropriate for him or Dottie to sign a document supporting our
requested change. We did discuss the plans with him and Dottie, and we hope that you
will (informally) discuss the proposed change with him. We think the Lays will be
supportive of our request.
2. Dr. Mohan Bhasker, who lives at 22 Caballeros. Mohan diligently tried to meet
with us, but circumstances prevented our finding a time when both of us did not have a
scheduling conflict. We hope to obtain Mohan's written consent within the next few
days, but we wanted to put in the file the fact that so far, all of our neighbors support our
request.
3. Dennis and Sharon Clements, who live at 6 Maverick, have been out of town or
busy. We hope to get together within the next week or two. Sharon Clements said that
she did not foresee any problem.
LPL:
0 <-( `( ci
Mq
• •
I / We have reviewed the Altman' plans and have no objection to replacing the current
barn with a guest house.
e
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REVISED
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: JUNE 19, 2001
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO. ZONING CASE NO. 635
SITE LOCATION: 17 CABALLEROS ROAD (LOT 20-SK)
ZONING AND SIZE: RA-S-1, 1.13 ACRES
APPLICANT: MR. & MRS. LOUIS ALTMAN
REPRESENTATIVE: RUSSELL E. BARTO, AIA
PUBLISHED: JUNE 9, 2001
REOUEST
Request for a Site Plan Review to permit grading of approximately 332 cubic
yards of soil on a 6,430 square foot area to create a usable yard area and to
enlarge the motor court; a Conditional Use Permit to convert an existing
stable into a guest house and add 120 square feet thereto, a Variance to locate
the guest house in the front yard area; a Variance to construct retaining walls
in the required front, side and rear yard setbacks and to retain an existing
retaining wall located in the required side yard setback; and a Variance to
exceed the maximum permitted disturbed area of the lot at an existing single
family residence.
BACKGROUND
1. The applicant is requesting a Site Plan Review to permit grading of a 6,150
square foot area of the side yard to create a usable play yard and to create a
buildable barn pad. An additional 280 square foot area will be disturbed to
enlarge the motor court. A total of 166 cubic yards of cut and 166 cubic
yards of fill, to be balanced on site is proposed. The site is irregular in shape
and the existing development pattern of the lot is topographically
constrained. Due to the topography of the site, the house was constructed
towards the rear of the lot and it encroaches 22 feet into the required rear
yard setback area. The lot is terraced with pockets of flat areas developed
where the existing house and the barn/corral are located. According to the
applicant's representative, the proposed terraced grading will maintain the
general down -slope character of the property while improving drainage
affecting down -slope properties and will improve the drainage
characteristics of the property by intercepting storm water runoff from the
graded areas and diverting it to Caballeros Road. The proposed grading is
ZC No. 635
Plng.Comm. 6/19/01 1
Printed on Recycled Paper.
• •
terraced to minimize the height of retaining walls while providing useful
play/recreation area. The retaining walls will be screened by landscaping,
so as to blend with surrounding vegetation. The grading will not affect most
of the existing trees and many of the existing trees will remain.
2. The applicant is also requesting a Conditional Use Permit to convert an
existing 680 square foot barn into a guest house and add 120 square feet to
the structure for a total of 800 square feet. The existing barn is located in the
front yard area. Pursuant to the City's Zoning Code, a Conditional Use
Permit is required for the guest house, and a Variance approval is required
to locate any accessory use and detached structures in the front yard area.
In 1987 a Variance request was granted by the Commission to construct a
450 square foot stable in the front yard area and related retaining walls,
along the southern portion of the barn and to the east of the barn, shown on
the Site Plan as existing 185 feet long wall. This wall varies in height from 2
feet to 5 feet, with average height of 3'6". The applicant states that the
proposed guest house is a use consistent with existing zoning requirements
and will take place of the existing stable already located in the front yard.
3. A Variance approval is required to construct a new 160 feet long retaining
wall in the side yard which will encroach into the required front and rear
yard setback. The height of this wall will average 3'6". Except that, the
portion of the proposed retaining wall which will encroach into the front
yard setback will be approximately 48 feet long and have an average height
of 1'6". A Variance is also required to allow previously constructed
retaining walls located in the side and rear yard setbacks to remain on site.
In order to create a level play area and a barn and corral pad, the
construction of these new walls and retention of the previously constructed
walls is necessary. Access to the future barn and corral is proposed along
the north side of the newly created pad with a slope between 5%-10%.
4. The applicant is seeking a Variance from the maximum permitted disturbed
area on the lot. The City allows 40% disturbance of the net lot area. The net
lot area of the subject lot is 40,089 square feet. Due to the topography of the
lot much of the existing lot was disturbed when the house was constructed
and later when the stable was constructed. The applicant is not proposing
any structural additions to the house. The additional disturbed area will
result from grading for the play area and barn pad. The applicant is
proposing to enlarge the motor court by 280 square feet to allow for a
greater turn around. The existing disturbed area of the lot is at 78.4%, which
exceeds the maximum allowed of 40%. The proposed disturbed area will be
37,865 square feet or 94.4% of the net lot area.
Responding to the Criteria to be satisfied for grant of Variances for all of the above
requests, the applicant states in part that, "Exceptional circumstances apply to this
property and include: A) the cumulative disturbed area on this property was disturbed
prior to the City instituting the 40% limitation; B) the area being disturbed by this project
has been previously disturbed, so that total cumulative disturbed area on this property does
not increase greatly; C) the proposed disturbances will accommodate uses that are
ZC No. 635
Plng.Comm. 6/19/01 2
• •
consistent with those permitted by current zoning; D) the proposed disturbance will
improve drainage by intercepting storm water runoff and diverting it to Caballeros Road;
E) very limited street frontage and access; F) steeper topography than surrounding
properties; and G) smaller size than surrounding properties".
5. Criteria for Site Plan Review and Variance is attached. A list of properties
in the vicinity is also enclosed.
6. The existing residence was constructed in 1957. In 1978 and then in 1987,
bedroom and bathroom additions were constructed, as well as other
remodeling work was done. Additionally, in 1987 a Variance, in Zoning
Case No. 333, was granted to construct the stable and retaining walls
around the stable. In 1990 a Variance to further encroach with an addition
into the required rear yard setback was approved. In 2000 a one car garage
was added.
7. The existing driveway access off Caballeros Road will remain.
8. The lot is developed with a 3,527 square foot house, 803 square foot garage,
735 square foot pool, 680 square foot stable, 71 square foot gazebo, and 96
square foot service yard. Proposed is a 450 square foot future barn, and 120
square foot addition to the existing barn, which will be converted to a guest
house, if approved. The structural lot coverage proposed is 6,482 square feet
or 16.2% (20% permitted), and the total lot coverage proposed is 10,028
square feet or 25.0%, (35% permitted).
9. The 8,000 square foot residential building pad has coverage of 5,161 square
feet or 64.5%. Much of the existing residence encroaches into the rear yard
setback. The second building pad, where the future stable and play area will
be located has a dimension of 4,704 square feet and a proposed coverage of
1,250 square feet or 26.6%. Total pad coverage will be 50.5%. The current
structural pad coverage is at 46.5%. The Planning Commission's guideline
is 30%. The applicant is showing a third pad with a 71 square foot gazebo.
Due to the location of this pad in the rear yard setback area, it is not counted
towards the total building pad area, however, the structure is counted
towards the lot coverage.
10. The disturbed area of the lot will be 37,865 square feet or 94.4%, (40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and
any nongraded area where impervious surfaces exist). Currently the
disturbed area is at 78.4%. The proposed disturbed area will be 6,430 square
feet, which includes the motor court expansion and the area for the play
area and the future barn.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZC No. 635
Plng.Comm. 6/19/01 3
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take
public testimony.
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
NEARBY PROPERTIES:
ZC NO. 635. 17 CABALLEROS ROAD
ADDRESS RESIDENCE LOT SIZE
OWNER (SQ.FT.) SQ. FT. (NET)
22 Caballeros Bhasker 2,252 57,020
24 Caballeros Burns 2,269 52,184
21 Caballeros Mahmarian 2,905 52,534
19 Caballeros Lay 3,391 50,791
15 Caballeros Babbit 4,818 56,411
13 Caballeros Bethencourt 2,210 49,092
6 Maverick Lane Clements 3,797 46,590
4 Maverick Lane Virtue 5,392 47,916
AVERAGE 3,379 51,567
17 Caballeros Rd Altman 3,527 40,089
ZC No. 635
Plng.Comm. 6/19/01 4
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE (20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill
or combination thereof that is more than 3 feet in
depth and covers more than 2,000 sq.ft. must be
balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area, any
remedial grading (temporary disturbance), any
graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 635
Plng.Comm. 6/19/01
EXISTING
Existing retaining walls
encroachments.
Existing house encroaches into
rear yard setback
Residence
Garage
Pool
Service yard
Gazebo
3,527 sq.ft.
803 sq.ft.
735 sq.ft.
96 sq.ft
71 sq.ft.
Stable 680 salt.
Total
14.7%
22.3%
64.5% of building pad
30% of stable pad
30%
N/A
31,435 sq.ft. or 78.4%
680 sq. ft
PROPOSED
Retaining walls incorporated in
proposed project encroach into
north side yard, front and rear
setbacks.
Residence
Garage
Pool
Service yard
Gazebo
Guest House
Stable (future)
5,912 sq.ft. Total
16.2%
25.0%
Existing access from Caballeros
Road, at 5-10% slope
Existing access from Caballeros
Road
N/A
N/A
5
3,527 sq.ft.
803 sq.ft.
735 sq.ft
96 sq.ft
71 sq.ft
800 sq.ft.
450 sa.ft.
6,482 sq.ft.
64.5% of 8,000 sq.ft. building
pad; 26.6% of 4,704 stable pad;
Combined 50.5%
26.6%
166 cu. yds. of cut soil
166 cu. yds. of fill soil
37,865 sq.ft. or 94.4%
450 sq.ft. future stable
550 sq.ft. future corral
No change
No change
Planning Commission review
Planning Commission review
•
Rolling Hills Planning Commission
JUN 1 3 2011
CFY'OF 4OLL: V . H .LS
Re: 17 Caballeros coy
We have enclosed a sheet containing the signatures of most of the people who are within
the required limits of our property concerning our request for (1) converting the barn into
a guesthouse; and (2) re -grading. We showed the preliminary plans to each person who
signed the sheet and invited them to see the property. Although the sheet they signed
mentioned replacing the current barn with a guest house, and did not mention the re-
grading, we discussed the re -grading and specifically pointed out the part of the plans that
showed the re -grading.
The only people who did not sign are:
1. Allen and Dottie Lay, who live at 19 Caballeros. Allen is on the City Council and
said that it was inappropriate for him or Dottie to sign a document supporting our
requested change. We did discuss the plans with him and Dottie, and we hope that you
will (informally) discuss the proposed change with hint We think the Lays will be
supportive of our request.
2. Dr. Mohan Bhasker, who Iives at 22 Caballeros. Mohan diligently tried to meet
with us, but circumstances prevented our finding a time when both of us did not have a
scheduling conflict. We hope to obtain Mohan's written consent within the next few
days, but we wanted to put in the file the fact that so far, all of our neighbors support our
request.
3. Dennis and Sharon Clements, who live at 6 Maverick, have been out of town or
busy. We hope to get together within the next week or two. Sharon Clements said that
she did not foresee any problem.
LPL � to c-c
/1-1- (14 4 el
I / We have reviewed the Altman' plans and have no objection to replacing the current
barn with a guest house.
.gh44-2j
4 7/14.4r
L