761, Addition to Kitchen & dinning , Correspondence•
C1ty
November 13, 2008
Mr. and Mrs. Itoh
12 Eastfield Drive
Rolling Hills, CA 90274
O Peolliny INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
SUBJECT: ZONING CASE NO. 761. Request for a Minor Variance.
Dear Mr. and Mrs. Itoh:
This is to inform you that the City Council at their November 10, 2008 meeting
received and filed the Planning Commission's decision in your application.
The approval is valid for two years, with the opportunity to request an up to
two-year extension. The request must be made in writing prior to the expiration
of the approval. The approval becomes null and void if work has not
commenced within the specified period of time.
Enclosed is a copy of RESOLUTION NO. 2008-17, specifying the conditions of
approval set forth by the Planning Commission. The approval will not become
effective until you complete the enclosed AFFIDAVIT OF ACCEPTANCE
FORM, have the signature(s) notarized, and forward (or hand deliver) the
completed form and a copy of the Resolution to:
Los Angeles County Registrar -Recorder
Real Estate Records Section
12400 East Imperial Highway
Norwalk, CA 90650
or
LAX Courthouse
11701 S. La Cienega Blvd. 6th Floor
Los Angeles, CA 90045 310-727-6142
Mon -Fri 8:30 a.m. to 11:00 a.m. and 1:00 p.m. to 3:30 p.m.
Include a check in the amount of $10.00 for the first page and $3.00 for each
additional page.
Please make a cove of the Resolution for your files and for your contractor.
The City now offers two agencies for plan review, issuance of building and
grading permits, inspections and follow up; as in the past, the Los Angeles
County Building and Safety and for additional fee for expedited process Willdan
Consultants. If you wish to have Willdan process your plans, please let me know.
Printed on Recycled Paper
• •
The City will notify the Los Angeles County Building Sr Safety Division or
Willdan to issue permits only after the Affidavit of Acceptance and the
Resolution are recorded and received by us and any conditions of the Resolution
required prior to issuance of building permits are met. As you go through the
development process, please be aware of the conditions of the Resolution, as
there are conditions that have to be met at different stages of the process.
Please feel free to call me at (310) 377-1521 if you have any questions.
Sin erely,
lanta Schwartz
anning Director
Enclosures: AFFIDAVIT OF ACCEPTANCE FORM
RESOLUTION NO. 2008-17
PLAN FOR YOUR FILE
cc: Criss Gunderson, Architect (Cover letter only)
• •
RESOLUTION 2008-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A MINOR VARIANCE TO PERMIT
CONSTRUCTION OF AN ADDITION, A PORTION OF WHICH WOULD
ENCROACH INTO THE SIDE YARD SETBACK AT AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 761, AT 12 EASTFIELD DRIVE,
(LOT 65-A-EF) ROLLING HILLS, CA., (ITOH).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Tasuo Itoh with
respect to real property located at 12 Eastfield Drive, Rolling Hills (Lot 65-A-EF)
requesting a Minor Variance to construct a 196 square foot addition. The Minor
Variance is necessary due to the fact that a small portion (2 square feet) of the
proposed addition will project one foot into the side setback.
Section 2. The Planning Commission conducted a duly noticed public
hearing and field trip to consider the application on September 16, 2008. The
applicants were notified of the public hearings 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 applicant's
representative was in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as a
Class 1 Exemption, Existing Facilities, and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 4. 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 17.16.060 is required because it states that every lot in the
RAS-1 zone shall have side yard setback 20 feet from the property line. The
applicant is requesting a Variance to allow two (2) square feet of the 196 square
foot addition to the existing residence to encroach up to one (1) foot into the side
setback. The variance is a minor variance due to the insignificant encroachment.
With respect to this request for a Variance, the Planning Commission finds as
follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to this property that do not apply generally to other properties or class
of uses in the same zone because the configuration and location of the existing
Reso. 2008-17
ZC NO. 761
1
• •
r
structure, which has an existing building encroachment into the 20-foot side
setback, makes it infeasible to extend a building wall without creating notches in
the roof line and in the area of addition.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and
zone, but which is denied to the property in question. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same zone. The encroachment
permits the use of the lot to the extent allowed for other properties with similar lot
configurations. The configuration and location of the existing residence make it
difficult to make addition elsewhere to the property without an encroachment. The
Variance will permit the development of the property in a manner consistent with
surrounding properties and the encroachment will follow the building line of the
current residence.
C. The granting of the Variance would not be materially detrimental to
the public welfare or injurious to the properties or improvements in such vicinity
and zone in which the property is located. The minor encroachment in the side
setback would allow the remaining portion of the lot to remain undeveloped,
would minimize grading and would follow the existing line of the house. The area
of addition is screened from adjacent property owners and would not impair
views. The structural lot coverage and total impervious lot coverage are in
compliance with requirements of the City.
D. The Variance request is consistent with the General Plan of the City
of Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient
open space between surrounding structures. The structural lot coverage and the
total impervious lot coverage are in compliance with the requirements of the City.
Section 6. Based upon the foregoing findings, the Planning Commission
hereby approves the Minor Variance in Zoning Case No. 761 to encroach up to
one (1) foot into the side setback with an addition, subject to the following
conditions:
A. The Variance approval shall expire within two years from the
effective date of approval as defined in Section 17.38.070, unless otherwise
extended pursuant to the requirements of this section.
B. It is declared and made a condition of this approval that if any
conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the applicant has been
given written notice to cease such violation, the opportunity for a hearing has been
provided, and if requested, has been held, and thereafter the applicant fails to
correct the violation within a period of thirty (30) days from the date of the City's
determination.
Reso. 2008-17
ZC NO. 761
2
1
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 dated September 9, 2008 except as
otherwise provided in these conditions.
E. The property on which the project is located contains an adequate
pad area for future development of a minimum 450 square foot stable and
minimum 550 square foot corral.
F. The property owners shall comply with the requirements of the
Lighting Ordinance of the City of Rolling Hills, pertaining to lighting on said
property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to roof covering.
H. Utility lines serving the subject residence shall be placed
underground in compliance with all applicable standards and requirements of
the City and utility companies, prior to final building inspection.
I. Structural lot coverage shall not exceed 5,608 square feet or 17.6%,
in conformance with lot coverage limitations.
J. Total lot coverage of structures and paved areas shall not exceed
10,331 square feet or 32.5% in conformance with total lot coverage limitations.
K. The amount of the existing disturbed area of the lot is 24,351 square
feet (76.5%), exceeding the 40% maximum permitted. The existing disturbed area
shall not be enlarged or increased, pursuant to Section 17.24.040 of the Zoning
Ordinance.
L. Residential building pad coverage on the 13,585 square foot
residential building pad shall not exceed 39.02%, including the future stable, but
not including the area of covered porches that are 10% or less of the structures.
M. There shall be no grading for this project.
N. This project plans shall be reviewed and approved by the Rolling
Hills Community Association (RHCA).
O. 50% of construction debris shall be recycled or diverted from
landfills. Verification shall be submitted to staff regarding how much material
was generated, how much was recycled and which facility the recycling material
was taken to.
Reso. 2008-17
ZCNO.761
3
P. Perimeter easements and trails, including roadway easements shall
remain free and clear of any improvements including, but not be limited to,
fences -including construction fences, landscaping, irrigation and drainage
devices, play equipment, parked . vehicles, building materials, debris and
equipment, except that the Rolling Hills Community Association (RHCA) may
approve certain encroachments.
Q. The side 20-foot setback line in the area of the construction shall be
staked during the entire construction time.
R. Should new landscaping be introduced for this project, the
landscaping shall include water efficient irrigation 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. Further, landscaping shall be designed using mature trees
and shrubs so as to screen the residence but not to obstruct views of neighboring
properties. Any new trees and shrubs planned to be introduced in conjunction
with this project shall, at maturity, not be higher than the ridge height of the
residence, and shall comply with the Fire Department requirements for clearance
of brush in proximity to structures.
S. 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.
T. During construction, conformance with the stormwater pollution
prevention practices, County and local ordinances and engineering practices is
required so that people or property are not exposed to undue vehicle trips, noise,
dust, objectionable odors, landslides, mudflows, erosion, or land subsidence.
U. 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.
V. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
W. During and after construction, all parking shall take place on the
project site and, if necessary, any overflow parking shall take place within
nearby roadway easements.
Reso. 2008-17
ZC NO.761
4
1
X. 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.
Y. During and after construction, all soil preparation, drainage, and
landscape sprinklers shall protect the building pad from erosion and direct
surface water in an approved manner.
Z. 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.
AA. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modification to this project and to the property,
which would constitute additional structural development and/or grading
including the construction of a future stable shall require the filing of a new
application for approval by the Planning Commission.
AB. The applicant shall execute an Affidavit of Acceptance of all
conditions of this Variance or it shall not be effective.
AC. All conditions of this Minor Variance approval, that apply, must be
complied with prior to the issuance of a building permit from. the County of Los
Angeles.
AD. Any action challenging the final decision of the City made as a
result of the public hearing on this application must be filed within the time
limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code
of Civil Procedure Section 1094.6.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF OCTOBER 2008.
f° o--cc
CHARD HENKE, CHAIRMAN
ATTEST:
/•4-)LAmJ
MARILYN KE , DEPUTY CITY CLERK
Reso. 2008-17
ZC NO. 761
5
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2008-17 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A MINOR VARIANCE TO PERMIT
CONSTRUCTION OF AN ADDITION, A PORTION OF WHICH WOULD
ENCROACH INTO THE SIDE YARD SETBACK AT AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 761, AT 12 EASTFIELD DRIVE,
(LOT 65-A-EF) ROLLING HILLS, CA., (ITOH).
was approved and adopted at a regular meeting of the Planning Commission on
October 21, 2008 by the following roll call vote:
AYES: Commissioners DeRoy, Sommer, Witte and Chairman Henke.
NOES: None.
ABSENT: Commissioner Smith.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUT CITY CLERK
Reso. 2008-17
ZCNO.761
6
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Ctt ol,eoleng per,
October 23, 2008
Mr. and Mrs. Itoh
12 Eastfield Drive
Rolling Hills, CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377.7288
SUBJECT: ZONING CASE NO. 761. Request for a Minor Variance to permit a
portion of an addition to encroach into the side yard setback..
Dear Mr. and Mrs. Itoh:
This letter shall serve to notify you that the Planning Commission adopted a resolution on
October 21, 2008 granting your request in Zoning Case No. 761. That action, accompanied by
the record of the proceedings before the Commission will be reported to the City Council on
Monday. November 10. 2008 at their regular meeting beginning at 7:30 PM. You or your
representative should be present to answer any questions the Council may have.
The Planning Commission's decision in this matter shall become effective thirty days after the
adoption of the resolution by the Commission, unless an appeal has been filed or the City
Council takes jurisdiction of the case within that thirty (30) day appeal period. (Section
17.54.01.0(B) of the Rolling Hills Municipal Code). Should there be an appeal, the
Commission's decision will be stayed until the Council completes its proceedings in
accordance with the provisions of the Municipal Code.
Please review the conditions of the resolution. Should you have any objections to any of the
conditions, you could appeal the Planning Commission decision to the City Council.
If no appeals are filed within the thirty (30) day period after adoption of the Planning
Commission's resolution, the Planning Commission's action will become final and you will be
required to cause to be recorded an Affidavit of Acceptance Form together with the subject
Resolution in the Office of the County Recorder before the Commission's action takes effect.
Please feel free to call me at (310) 377-1521 if you have any questions.
Sincerely,
Yrbtanta Schwartz
nning Director
cc:
Criss Gunderson, Architect
Printed on Recycled Paper
C1ty (Pelting wee,
September 18, 2008
Mr. and Mrs. Itoh
12 Eastfield Drive
Rolling Hills, CA 90274
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
SUBJECT: ZONING CASE NO. 761. Request for a Minor Variance to permit 2
square feet of an addition to encroach into the side yard setback at an
existing single family residence.
Dear Mr. and Mrs. Itoh:
This letter shall serve to notify you that the Planning Commission voted at the field trip
public hearing on September 16, 2008 to direct staff to prepare a resolution to approve
your request in Zoning Case No. 761 and shall be confirmed in the draft resolution that is
being prepared. The Planning Commission will review and consider the draft resolution,
together with conditions of approval, at an upcoming meeting on October 21, 2008 and
make its final decision on your application at that meeting. One of the conditions the
Commission imposed on this project is that any further development on the property,
including a stable, be subject to a Site Plan Review by the Planning Commission.
The findings and conditions of approval of the draft resolution will be forwarded to you
before the Planning Commission meeting.
The decision shall become effective thirty days after the adoption of the Planning
Commission's resolution unless an appeal has been filed or the City Council takes
jurisdiction of the case within that thirty (30) day appeal period. (Section 17.54.010(B) of
the Rolling Hills Municipal Code). Should there be an appeal, the Commission's decision
will be stayed until the Council completes its proceedings in accordance with the
provisions of the Municipal Code.
As stated above, the Planning Commission's action taken by resolution approving the
development application is scheduled for Tuesday October 21, 2008. That action,
accompanied by the record of the proceedings before the Commission, is tentatively
scheduled to be placed as a report item on the City Council's agenda at the Council's
regular meeting on Monday, November 10, 2008.
Feel free to call me at (310) 377-1521 if you have any questions regarding this matter.
Sincerely,
COi
Yol nta Schwartz,
PI nning Director
cc: Criss Gunderson, Architect
0
Printed on Recycled Paper
•City °belling Jilt%
STATUS OF APPLICATION
& NOTIFICATION OF MEETING
September 5, 2008
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF 90274
(310) 377.1521
FAX: (310) 377.7288
Mr. and Mrs. ltoh
12 Eastfield Drive
Rolling Hills, CA 90274
SUBJECT: ZONING CASE NO. 761. Request for a Minor Variance to permit
a portion of an addition to encroach into the side yard setback at an existing
single family residence.
Dear Mr. and Mrs. Itoh:
Pursuant to state law the City's staff has completed a preliminary review of the
application noted above and finds that the information submitted is:
X Sufficiently complete as of the date indicated above to allow the application to be
processed.
Please note that the City may require further information in order to clarify, amplify,
correct, or otherwise supplement the application. If the City requires such additional
information, it is strongly suggested that you supply that information promptly to avoid
any delay in the processing of the application.
Your application for Zoning Case No. 761 has been set for public hearing consideration
by the Planning Commission at a FIELD TRIP meeting scheduled for Tuesday,
September 16. 2008 at 4:50 PM. The Commission and staff will meet at your
property.
The project must be staked as follows:
• A full-size silhouette in conformance with the attached
guidelines must be prepared for ALL PROPOSED
STRUCTURES of the project showing the footprints,
roof ridges, and covered porches and trellises;
• Stake/tape the side set back line in the area of the
encroachment.
I, understand that your porch is already existing and will
only be pushed out, if constructed at all. Therefore, you
don't haveto stake it, but it would be helpful if you
n
0
Printed on Recycled Paper
•
could either tape it on the ground or mark it with a
chalk.
Following the field visit, the Planning Commission will continue your case to their
regularly scheduled meeting beginning at 6:30 PM on September 16, 2008 in the
Council Chambers, Rolling Hills City Hall Administration Building, 2 Portuguese Bend
Road, Rolling Hills.
You or your designated representative must attend both meetings to answer any
questions the Commission may have..
The staff report for this project will be available at the City Hall after 3:00 PM on Friday,
September 12, 2008. We will forward the report to you and your representative.
Please call me at (310) 377-1521 if you have any questions.
Sin erely,
/1/
ants Schwartz
anning Director
cc: Criss Gunderson, Architect
A q-y;
14
'e Ad
50T1-1 APNN lVERSARY
1957 - 2007
m'-z7
r �Y
I'r57
NO. 2 FGrciU;UESE BEND NQAD
ROLLING HILLS. C LIP. 90274
(31C) 377.1523
(310)377-7288
SILHOUETTE CONSTRUCTION GUIDELINES
A silhouette of proposed construction must be erected the week preceding the designated
Planning Commission or City Council meeting/field trip.
Silhouettes should be constructed with 2" x 4" lumber. Printed boards are not acceptable.
Bracing should be provided.
Lumber, wire or other suitable material should be used to delineate roof ridges and eaves.
Flags in close proximity to each other must be attached to the wire or twine to aid in the
visualization of the proposed construction.
Property lines, setback lines and easement lines must be staked along the areas of
construction. 21/z - 3' high wooden stakes must be used to delineate the lines. Such stakes must
be flagged and marked on their sides:
• Property line ( red or pink flag)
• Setback line (green flag)
• Easement line (yellow flag)
and remain in the ground throughout the entire review and approval process as well as
during the entire construction process, when required by the Commission.
The application may be delayed if inaccurate or incomplete silhouettes ar
If you have any further questions contact the Planning Department Staff
SECTION
Lit
PLAN
e constructed.
at (310) 377-1521.
er
W