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669, Extention to previously approv, Staff ReportsDATE: TO: ATTN: FROM: SUBJECT: • City NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com Agenda Item No.: 3f Mtg. Date: 8 / 22 / 05 AUGUST 22, 2005 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER YOLANTA SCHWARTZ, PLANNING DIRECTOR CONSIDERATION OF A REPORT RELATIVE TO ADMINISTRATIVE POLICY AFFORDING THREE ZONING CASES THE SAME BENEFIT OF EXTENSION OF TIME AS CURRENTLY AFFORDED OTHER CASES. BACKGROUND 1. The amended Zoning Ordinance, which took effect on December 22, 2004, established two-year shelf life of zoning cases approved by the Planning Commission, with the opportunity for a two-year time extension. Prior to the amended ordinance, zoning cases were valid for one year with the opportunity for extension for additional year. 2. Zoning cases that were processed after the new ordinance took effect are afforded two years shelf life and two years extensions. Those projects that were processed prior to the new ordinance taking effect are either under construction or were afforded two years extension by the Planning Commission, after being valid for one year. 3. However, there are three zoning cases that were approved in 2003 and were given a one-year time extension in 2004, just before the new ordinance took effect. One of those cases expires in August, 2005 and the other two in November, 2005. 4. The applicants in all three cases are diligently working towards completion of the preliminary tasks so that they can commence construction shortly. • • 5. Therefore, staff made an administrative policy of affording the benefit of the two-year rule to those three property owners who had one-year extension approvals implemented on the date the two-year rule took effect. RECOMMENDATION It is recommended that the City Council receive and file this report. OE • Ci1y oy/J/ �aee 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: NOVEMBER 16, 2004 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR SUBJECT: REQUEST FOR A ONE-YEAR TIME EXTENSION - ZONING CASE NO. 669, Request, for a Site Plan Review for grading and construction of a new residence and stable on a vacant parcel at 3 Appaloosa Lane (Lot 246-MS), Rolling Hills, CA. BACKGROUND Attached is a request from Dr. and Mrs. Fozoonmehr, property owners, requesting a one-year time extension for a previously approved request for Site Plan Review to construct a new residence, which was approved by the Planning Commission on October 21, 2003 by Resolution No. 2003-19. - The applicants state that the time extension is necessary due to Los Angeles County Public Works' Department requirements for additional soils and geology investigation and reports. If the request for extension is approved, the approval will expire on November 21, 2005. RECOMMENDATION It is recommended that the Planning Commission consider the request and adopt Resolution No. 2004-24 granting the extension. ®Fri, Ri;n.1 • • September 8, 2004 • City of Rolling Hills Planning Commission No. 2 Portuguese Bend Road Rolling Hills, California, 90274 SUBJECT: ZONING CASE NO. 669, SITE PLAN FOR A NEW RESIDENCE APPROVAL EXTENSION REQUEST Dear Planning Commission: This letter is sent as a response to the letter dated August 25th, 2004 sent to our residence in regards to zoning case number 669. We are writing to request a one year extension on the approval simply because it would be impossible for us to commence grading or construction by the current deadline of November 21 st, 2004. The planning portion of the development process has been held up by the County of Los Angeles, as a number of minor changes have had to be made to the plans as a direct result of requests made by the County. These factors, along with others which have been out of our control have led to a slight delay in the project schedule. We sincerely apologize for having to make this request, however, as you can undoubtedly see; we have no choice in the matter. Projections can only take one so far, and they are not infallible. Should you have any questions or concerns, please do not hesitate to contact us at (310) 541-1149 Shahram Fozoonmehr DDS and Jilla Fozoonmehr cc: Yolanta Schwartz, Planning Director RESOLUTION NO. 2004-24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING COMMISSION RESOLUTION NO. 2003-19 AND APPROVING AN EXTENSION TO PREVIOUSLY APPROVED SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. A request has been filed by Dr. and Mrs. Fozoonmehr with respect to real property located at 3 Appaloosa Lane (Lot 246-MS), Rolling Hills requesting an extension to previously approved Site Plan Review to permit grading and construction of a new residence and a stable. Section 2. The Commission considered this item at a meeting on November 16, 2004, at which time information was presented indicating that additional time is needed to process the development application through the County departments. Section 3. Based upon information and evidence submitted, the Planning Commission does hereby amend Paragraph A, Section 9 of Resolution No. 2003-19, dated October 21, 2003, to read as follows: "A. The Site Plan Review approvals shall expire within two years from the effective date of approval, unless work commences within that time period, as defined in Section 17.46.080 of the Zoning Ordinance." Section 4. Except as herein amended, the provisions of Resolution No. 2003-19 shall continue to be in full force and effect. PASSED, APPROVED AND ADOPTED THIS 16th DAY OF NOVEMBER 2004. ROGER SOMMER, 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. 2004-24 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING COMMISSION RESOLUTION NO. 2003-19 AND APPROVING AN EXTENSION TO PREVIOUSLY APPROVED SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). was approved and adopted at a regular meeting of the Planning Commission on November 16, 2004 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 • C1iy opeoee S �ae� • 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.: 4B Mtg. Date: 10/27/03 DATE: OCTOBER 27, 2003 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR SUBJECT: RESOLUTION NO. 2003-19. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). BACKGROUND 1. The Planning Commission adopted Resolution No. 2003-19, which is attached, on October 21, 2003 at their regular meeting granting a request for a Site Plan Review for grading and construction of a new residence and stable at 3 Appaloosa Lane. The vote was 5-0. 2. The applicants request a Site Plan Review to construct an 8,990 square foot residence, 2,050 square foot garage, 880 square foot swimming pool, 1,671 square foot stable and a service yard. The stable will consist of two structures connected by a solid roof. A 5,500 square foot basement is also proposed. The proposed construction requires grading. 3. The property is zoned RAS-2 and is 9.20 acres (gross) in size and 8.20 acres net. The lot is currently vacant. Subject lot is irregular in shape with Appaloosa Lane located along the longest side of the lot. Normally, streets are located along the width of a lot. In addition, Appaloosa Lane lies within the property and does not follow the roadway easement line. Due to the irregular shape and the unusual location of the street along the lot, it's been determined that the front yard setback is that portion of the lot located 50 feet from the roadway easement along the entire length of Appaloosa Lane, which traverses the property. The area just ZC NO. 669 CC 10/27/03 Printed on Fiecyr:loci I 'au,a opposite the front yard setback is the rear yard and all of the other property lines are the side yards. 4 Although the property is large, due to the terrain, less than a third of the property is developable without a major grading. The areas not proposed for development will remain in current state with mature trees and native vegetation interspersed throughout this area. The northeastern most portion of this property is adjacent to the property off of Sagebrush Lane, which is undergoing slope repair. A small portion of subject property, approximately 2,000 square feet, will be graded to aid in the repair of 5 Sagebrush Lane. The applicants may, in the future, execute a lot line adjustment between 5 Sagebrush Lane and 3 Appaloosa Lane to abandon this portion of their lot. The land area of the potential lot line adjustment will not have a statistically significant impact on coverage requirements or setback lines. 5. The Glory Trail is located inside the westerly easement of the property and it connects to the Si's Trail, which crosses the northeastern portion of the property. The property owners indicated that they are not proposing to relocate the trail that crosses their property. Members of Caballeros were present and at the field trip and at subsequent public hearing and commended the applicants for not proposing to relocate the trails off their property. The Planning Commission requested that the applicant label the trails on the approved site plan. 6. Prior to the purchase of the property, a geology and soils study was done. The report states, in part, that " Based on an evaluation of the site conditions and findings of this investigation, it is concluded that the subject property is suitable for the proposed development from a geotechnical engineering viewpoint, provided the following conclusions and recommendations are incorporated into design criteria and project specifications and are implemented during construction." The report then makes recommendations and conclusions as to the conditions on the site and for future development. The report is attached. 7. A new 20-foot wide driveway approach and 16-foot wide driveway from Appaloosa Lane is proposed with a slope of between 10% and 17%. Section 17.16.160 requires that driveways not exceed 12% in slope, unless otherwise approved by the Planning Commission, and the first 20 feet of a driveway must not exceed 7%. The Traffic Commission reviewed the proposed driveway approach and approved it with conditions that the driveway approach be moved ten feet to the north, and that the three Oleander bushes on the opposite side of the roadway be removed from the easement to accommodate sight distance. The applicant submitted revised site plan marking the trails and showing the relocated driveway approach. Access to the stable will be through an access road not to exceed 25% in slope, and will connect to existing trails and to Appaloosa Lane. 8. Grading for the project will require 9,420 cubic yards of cut soil and 9,420 cubic yards of fill, which will be balanced on site. A landslide exists on the property, which will be stabilized with buttress fill. The grading quantities include the buttress. According to the representative more than half of the grading quantities ZC NO. 669 CC 10/27/03 2 • entail the slope repair and less than half of the grading quantities are required for the building pads for the development. 9. The net lot area of the lot is 357,280 square feet, (8.2 acres). Two building pads are proposed. The residential building pad is proposed at 40,960 square feet and the stable pad will be 8,960 square feet. Building pad coverage on the 40,960 square foot residential building pad is proposed at 12,016 square feet or 29.3%. Building pad coverage on the 8,960 square foot stable pad is proposed at 1,671 square feet or 18.6%. 10. The structural net lot coverage proposed is 13,687 square feet or 3.8%, which includes the residence, garage, pool, service yard and stable, (20% permitted); and the total lot coverage proposed including the structures and, paved areas is 24,435 square feet or 6.8%, (35% permitted). 11. Disturbed area of the lot will be 109,328 square feet or 30.6%, (40% permitted) of the net lot area. Disturbance includes any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 12. Utilities to the structures will be placed underground. 13. A letter from adjacent property owner is included with this staff report. 14. The Rolling Hills Community Association will review the proposed project at a later date. 15. 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 receive and file the staff report or provide direction to staff. ZC NO.669 CC 10/27/03 ZONING CASE NO.669 - 3 APPALOOSA LANE SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required 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 (30% maximum-auideline) STABLE 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 (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC NO. 669 CC 10/27/03 II PREVIOUSLY PROPOSED SINGLE FAMILY RESIDENCE, POOL AND STABLE Residence Garage Swim Pool Stable Service yard Basement TOTAL 8990 sq.ft. 2050 sq.ft. 880 sq.ft 1176 sq.ft. 96 sq.ft 4750 sq.ft 13,192 sq.ft. 3.7% of 357,280 sq.ft. net lot area 6.7% 29.3% of 40,960 sq.ft. building pad area 13.1 % of 8,960 sq.ft. stable pad area 9,420 cubic yards cut 9,420 cubic yards fill 28.0% (100,038 sq.ft.) 1,176 sq.ft. < 550 sq. ft Proposed from stable to Appaloosa Lane and existing trails Proposed from Appaloosa Lane Traffic Commission will review the approach Planning Commission reviewed Planning Commission reviewed II REVISED SINGLE FAMILY RESIDENCE, POOL AND STABLE Residence Garage Swim Pool Stable Service yard Basement TOTAL 8990 sq.ft. 2050 sq.ft. 880 sq.ft 1671 sq.ft. 96 sq.ft 5500 sq.ft 13,687 sq.ft. 3.8% of 357,280 sq.ft. net lot area 6.8% 29.3% of 40,960 sq.ft. building pad area 18.6% of 8,960 sq.ft. stable pad area 9,420 cubic yards cut 9,420 cubic yards fill 30.6% (109,328 sq.ft.) 1,671 sq.ft. (incl. covered roof) < 550 sq. ft Proposed from stable to Appaloosa Lane and existing trails Proposed from Appaloosa Lane Planning Commission condition Planning Commission condition PROPERTIES IN THE VICINITY (For information purpose only) ADDRESS 23 Buggy Whip 21 Buggy Whip 19 Buggy Whip 5 Sagebrush Lane 1 Sagebrush Lane 1 Appaloosa Lane 15 Blackwater Cny 2 Appaloosa Lane 5 Appaloosa lane 4 Appaloosa Lane 3 Appaloosa Lane OWNER Snyder Sereen Gargas Hao Fan Liu Pasant Black Scharffenberger Scharffenberger AVERAGE Fozoonmehr. HOUSE SIZE 5,302 4,308 6,732 7,816 7,186 3,861 5,385 3,747 7,668 4,533 5,654 8,990 (proposed) LOT SIZE (acres 1.9 1.8 1.73 2.5 1.76 3.97 5.42 5.07 2.4 5.01 2.66 8.80 NOTE: The lot area for the properties shown above, are as appear in the assessors' records, without the deductions required by the City, except for the private roads. The above do not include garages. ZC NO. 669 CC 10/27/03 5 RESOLUTION NO. 2003-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Dr. and Mrs. Shahran Fozoonmehr with respect to real property located at 3 Appaloosa Lane, (Lot 246-MS), Rolling Hills, CA requesting a Site Plan Review to permit grading and construction for a new 8,990 square foot single family residence with 2,050 square foot garage, 880 square foot swimming pool and 1,671 square foot stable. A 5,500 square foot basement is also proposed. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on August 18, 2003, September 16, 2003 and at a field trip visit on August 9, 2003. 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 applicants and their representatives were in attendance at the hearings. Section 3. The property is zoned RAS-2 and is 9.20 acres (gross) in size and 8.20 acres net. The lot is currently vacant. Subject lot is very irregular in shape with Appaloosa Lane located along a portion of the length of the lot. Portion of Appaloosa Lane lies within the property and does not follow the roadway easement line. Due to the irregular shape and the unusual location of the street partially along the lot and partially inside the lot, it has been determined that the front yard setback should be that area of the lot located 50 feet from the roadway easement along the entire length of Appaloosa Lane, which traverses the property. The area just opposite the front yard setback will be the rear yard and all of the other property lines will be considered the side yards. Section 4. There exists a landslide on the property, which will be stabilized with buttress fill. The grading quantities include the buttress. More than half of the grading quantities entail the slope repair and less than half of the grading quantities are required for the building pads for the development. Section 5. The Glory Trail is located inside the westerly easement of the property and it connects to the Si's Trail, which crosses the northeastern portion of the property. The property owners indicated that they are not proposing to relocate that part of the trail that crosses their property. • • Section 6. The Planning Commission finds that the project qualifies as a Class 3 Exemption (The State of CA Guidelines, Section 15303) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 7. Section 17.46.030 requires a development plan to be submitted for site plan review and approval before any grading requiring a grading permit or any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25(1/0) in any thirty-six (36) month period. With respect to the Site Plan Review application requesting construction of the new house and stable, 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. The net lot area of the lot is 357,280 square feet, (8.2 acres). The proposed residence (8,990 sq.ft.), garage (2,050 sq.ft.), service yard (96 sq.ft.), swimming pool (880 sq.ft.) and stable (1,671 sq.ft.) will have 13,687 square feet of structures, which constitutes 3.8% of the net lot which is within the maximum 20% structural lot coverage requirement. A 5,500 square foot basement is proposed for this development The total lot coverage including all structures, paved areas and driveway will be 24,435 square feet, which constitutes 6.8% of the net lot which is within the 35% maximum overall net lot coverage requirement. The proposed project is screened from the road so as to reduce the visual impact of the development. The disturbed area of the lot will be 30.6%, which is within the 40% maximum permitted, and includes the stable. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The existing trees on the southern portion on the parcel will remain and will screen the residence from the neighbors. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the new house and stable will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structure will be constructed on a portion of the lot which is the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs which at maturity will not exceed 25 feet in height, is a sufficient distance from nearby residences so that the proposed structure will not impact the view or privacy of surrounding neighbors, and will substantially utilize the existing building pad for the new construction. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be exceeded and the proposed project is consistent with the scale of the neighborhood. Resolution No. 2003-19 Fozoonmehr 2 6) • • D. The development plan incorporates existing trees and native vegetation to the maximum extent feasible. Specifically, the development plan preserves dense brush and shrubs and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan follows natural contours of the site to minimize grading and retain the natural drainage courses. Grading for this project will involve 9,420 cubic yards of cut and 9,420 cubic yards of fill and will be balanced on site. More than half of the proposed grading quantities is required for repairing a slope failure condition on the property, and less than half to create the building pads. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed new driveway will be located to maximize sight distance. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 669 for grading and for construction of a new residence and stable as shown on the Development Plan dated October 8, 2003, and marked Exhibit A, subject to the conditions contained in Section 9 of this Resolution. Section 9. The Site Plan Review approved in Section 8 of this Resolution is subject to the following conditions: A. The Site Plan Review approval shall expire within one year from the effective date of approval if construction pursuant to this approval has not commenced within that time period, as required by Section 17.46.080(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the requirements of that section. B. It is declared and made a condition of the Site Plan Review approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the revised site plan on file marked Exhibit A and dated October 8, 2003, except as otherwise provided in these conditions. Resolution No. 2003-19 Fozoonmehr • • E. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan approved with this application. F. Grading shall not exceed 9,420 cubic yards of cut and 9,420 cubic yards of fill and shall be balanced on site and shall include the repair of the landslide. G. Structural lot coverage shall not exceed,13,687 square feet or 3.8%. H. Total lot coverage of structures and paved areas shall not exceed 24,435 square feet or 6.8% in conformance with lot coverage limitations. I. The disturbed area of the lot shall not exceed 109,328 square feet or 30.6% of the net lot area in conformance with lot disturbance limitations. J. Residential building pad coverage on the 40,960 square foot residential building pad shall not exceed 12,016 square feet or 29.3%; coverage on the proposed 8,960 square foot stable pad shall not exceed 1,671 square feet or 18.6%. K. The proposed basement shall not exceed 5,500 square feet and shall meet all requirements of the Los Angeles County Building Code and City Zoning Ordinance for basements, including exit door and provision for light and ventilation. L. The disturbed areas shall be landscaped. Landscaping shall include water efficient irrigation, to the maximum extent feasible, that incorporates 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. M. A landscaping plan for the disturbed areas must be submitted for review by the Planning Department prior to issuing grading or building permits. To the maximum extend practicable, native trees and other native plants shall be utilized. If trees are to be used in the landscaping scheme for this project, they shall be mature when planted and which at full maturity shall not exceed 25 feet in height; shrubs shall be planted so as not to obstruct views of neighboring properties but, to obscure the stable and residential structure on site. N. Prior to the issuance of any building or grading permit two copies of a preliminary landscape plan shall be submitted for review by the Landscaping Committee .and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. Resolution No. 2003-19 Fozoonmehr 4 C.M.D • A security in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a drainage, grading and building permits and shall be retained with the City for not less than two years after landscape installation. The retained security will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. O. The proposed driveway shall be subject to the Traffic Commission requirements, whcih includes: a. The driveway apron shall be 20 feet in width. b. A 5-foot radius shall be incorporated into each side of the driveway as it meets the roadway. c. The applicant shall remove 3 oleander bushes uphill on the opposite side of the roadway from the driveway entrance. P. The proposed wall along the graded pad shall not exceed 5 feet in height having an average of 2 1/ 2 feet. Q. During construction, any soil disturbance shall preserve the existing topography, flora, and natural features to the greatest extent possible. R. The project is subject to General Permit No.CAS000002 (Storm Water Discharges Associated with Construction Activities). The applicant shall comply with the requirements of this permits as required by the Regional Water Quality Control Board. S. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. T. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 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. U. 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. V. 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. Resolution No. 2003-19 Fozoonmehr • • W. 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 septic tanks. X. 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. Y. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) related to solid waste. Z. The property owners shall be required to conform to the City of Rolling Hills Outdoor Lighting Standards Ordinance, (Ordinance No. 287). AA. A drainage plan shall be approved by the Planning Department and County District Engineer, to include any water from any site irrigation systems and that all drainage from the site shall be conveyed in an approved manner. AB. All utility lines shall be placed underground. The roof material for the new residence and stable shall comply with the City of Rolling Hills Building Code requirements. AC. Prior to the submittal of an applicable final building plan to the County of Los Angeles for plan check, a detailed drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission shall be submitted to the Rolling Hills Planning Department staff for their review and approval. AD. The Rolling Hills Community Association with input from the Caballeros Club shall approve any modification to the existing trail. AE. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any grading or building permit. AF. The applicant shall pay all of the applicable Los Angeles County Building and Safety and Public Works Department fees, including Parks and Recreation Fees for new residence and school fees. AG. Until the applicants execute an Affidavit of Acceptance of all conditions of this Site Plan Review approval, as required by Section 17.42.070 the approvals shall not be effective. AH. All conditions of the Site Plan approval, that apply, shall be complied with prior to the issuance of a building permit from the County of Los Angeles. Resolution No. 2003-19 Fozoonmehr 6 • • PASSED, APPROVED AND ADS THIS 21st DAY OF OCTOBER 2003. ARV( V f f` EXHAIRMAN ATTEST: MARILYN KE, DEPUTY CITY CLERK Resolution No. 2003-19 Fozoonmehr 7 • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 2003-19 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). was approved and adopted at a regular meeting of the Planning Commission on October 21, 2003 by the following roll call vote: AYES: Commissioners DeRoy, Hankins, Margeta, Sommer and Chairman Witte. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at Administrative Offices. Resolution No. 2003-19 Fozoonmehr K DEPUTY CItY CLERK 8 ??A\ o054a.. •pown AUG 13 2003 TENTATIVE CONCLUSIONS AND RECOMMENDATIONS (draft) CITY OF ROWNG H LLS General By Based on an evaluation of the site conditions and findings of this investigation, it is concluded that the subject property is suitable for the proposed development from a geotechnical engineering viewpoint provided the following conclusions and recommendations are incorporated into design criteria and project specifications and are implemented during construction. Depending upon final grades of the project and the location of the proposed structure, conventional footings rested on undisturbed bedrock or compacted fill may be utilized to provide support of the proposed structures. As an alternate, caissons or friction piles embedded in undisturbed bedrock may also be utilized to provide support of structural loads. Section 111 Statement As per Section 111 of the County Building Code, it is our opinion that the subject site will be safe for the proposed construction against hazard from landslide, settlement or slippage from the geotechnical engineering viewpoint and the proposed grading and construction will not adversely affect the stability of the adjacent properties provided the recommendations presented in the report are incorporated into the project design, plans and specifications and are carried out during construction of the project. Restricted Use Area A portion of the site area involves an ancient landslide. If the existing landslide will not be treated or stabilized during future grading, the area of the landslide will be desicnated as I 'Restricted Use Area'. No structures shall be located within the restricted use area. The existing natural slope areas having slope gradient steeper than '1.5 horizontal to 1 vertical may also be designated as 'Restricted,Use Area'. HU ASSOCIATES, INC. • • HA-4830-2 -2- April 07, 2003 Site Preparation General Precautions should be taken during the performance of all work under the following sections, especially if construction is performed during the rainy season of approximately October 15 to April 15. Protection should be provided to the work site, particularly excavated areas, from flooding, ponding, and inundation due to poor or improper temporary surface drainage. During periods of impending inclement weather, temporary provisions should be made to adequately direct surface drainage, from all sources, away from and off the work site and to provide adequate pumps and sumps to handle any flow, into the excavations. The Earthwork Contractor is responsible for the satisfactory completion of all earthworks in accordance with the plans and geotechnical reports, and inaccordance with the City of Rolling Hills Grading ordinance. The Geotechnical Engineer is the representative of the Owner/Builder for the purpose of implementing the report recommendations and guidelines. These duties are not intended to relieve the Earthwork Contractor of any responsibility to perform in a workman -like manner, nor is the Geotechnical Engineer to direct the grading equipment or personnel employed by the Contractor. Site Clearing Clearing and grubbing should consist of the removal of vegetation such as brush, grass, woods,. stumps, trees, roots of trees and otherwise deleterious natural materials from the areas to be graded. Clearing and grubbing should extend to the outside of all proposed excavation and fill areas. HU ASSOCIATES, INC. HA-4830-2 April 07, 2003 -3- Debris generated during clearing, grubbing and/or demolition operations should be wasted from areas to be graded and disposed of off -site. During site grading, laborers should clear any roots, tree branches, and other deleterious materials missed during clearing and grubbing operations from all areas to receive fill. The depths of excavation should be reviewed by the Soils Engineer during actual construction. Any surface or subsurface obstructions,, or questionable material, encountered during grading should be brought immediately to the attention of the Soils Engineer for proper exposure, removal or processing as directed. No underground obstructions or facilities should remain in any structural areas. Trees and Surface Vegetation Removal of designated trees and shrubs in areas of proposed construction should include rootballs. Resultant cavities should be cleansed of loose soils and roots and rolled to a firm unyielding surface prior backfilling. Grass and weed growth in areas of future construction should be stripped and disposed of off site: Stripping should penetrate three to six inches into surface soils. Any soilssufficiently . .. contaminated with organic matter (such as root systems or stripping mixedinto the soils) so as to prevent proper compaction shall be disposed of off site or set aside for future use in landscape areas. Ground Preparation Any topsoil, slopewash, colluvium, alluvium and rock materials that are considered unsuitable by the Geotechnical Engineer should be removed prior to fill placement. Remaining voids created during site clearing caused by removal of trees, foundations basements, irrigation facilities, etc., should be excavated and filled with compacted fill. HU ASSOCIATES, INC. HA-4830-2 -4- April 07, 2003 If malodorous or discolored soils or soils thought to contain significant levels of contaminants are encountered, an environmental consultant should be notified for recommended methods of handling and/or removal from the site. After the approval of site clearing and deleterious removals, loose surficial soil material, uncompacted fill, alluvium, and weathered bedrock should be over -excavated to expose competent bedrock. After approval of the over excavation and prior to placement of any compacted engineered fill materials, the exposed removal bottoms should be scarified to a minimum depth of six (6) inches. The area should then be moisture conditioned to 3 percentage points above optimum moisture, and then compacted in -place to at least 90 percent of the maximum laboratory density. Landslide The existing landslide within the proposed construction area shall either be completely removed or be stabilized with buttress fill. Design of the buttress is to be provided by the Soils Engineer when the proposed grades of the project are established. Fill Placement Subsequent to clearing and removals, areas to receive fill should be scarified to a depth of 10 to 12 inches, moisture conditioned and compacted The moisture condition of the processed ground should be at or slightly above the optimum moisture content as determined by the Geotechnical Engineer. Depending upon field conditions, this may require air drying or watering together with mixing and/or discing. I-IU ASSOCIATES, INC. HA-4830-2 -5- April 07, 2003 All new fill shall be brought to near optimum moisture, placed in layers not exceeding 8 inches --- thick, and compacted to at least 90 percent,of the maximum laboratory density. Compaction characteristics of all fill soils shall be determined by ASTM D-1557-00 standard. The field density and degree of compaction shall be determined by ASTM D-1556, or by other ASTM standard methods, which are acceptable to the governing public agency. Cut/Fill Transition In order to provide a uniform building surface and reduce potential differential settlement, the cut portions of pads exposing both cut and fill at proposed grade extending a minimum of 3 feet ' outside of building lines should be over -excavated a minimum of 3 feet below the base of the footings or 3 feet below the bottom of slab, whichever be the case, and replaced with approved compacted fill. ..SLOPES Unless otherwise recommended by the Geotechnical Consultant and approved by the regulating agencies, all permanent fill or cut slopes should not be steeper than 2 horizontal to 1 vertical. Except as specifically recommended otherwise, compacted fill slopes should be over -built and cut back to grade, exposing the firm, compacted fill inner core. The actual amount of over- building may vary as field conditions dictate. If the desired results are not achieved, the existing slopes should'be over-excavated'and reconstructed under the guidelines of the Geotechnical Consultant. The degree of over -building shall be increased until the desired compacted slope surface condition is achieved. Care should be taken by the Contractor to provide thorough mechanical compaction to the outer edge of the over -built slope surface. CI`� HU ASSOCIATES, INC. HA-4830-2 April 07, 2003 • -6- Compacted fills placed on natural slope surfaces inclining at 5 horizontal to 1 vertical or greater, should be placed on a series of level benches excavated into competent foundation materials. Fill shall be property benched into firm bedrock or compacted fill as directed by the project engineering geologist and/or soils engineer during grading. Typical benching should include 4- foot verticals exposing approved, competent material. Care should be taken during grading not to spill loose materials over slopes to remain natural. - Should loose soil be spilled onto natural slopes by the grading contractor, removal of the loose fill will be required. Where placement of fill above a natural slope or above a cut slope is proposed, the fill slope configuration as presented in the accompanying Standard Details should be adopted. For pad areas above fill slopes, positive drainage should be established away from the top -of - slope. This may be accomplished utilizing a berm and pad gradients of at least 2 percent in soil areas. Expansive Soils Based on the results of laboratory testing, the on -site surface and near -surface soils exhibit "high" expansion potential, as described in UBC Table No. 18-I-B. These values should be verified at -... the completion of site grading. The minimum reinforcement criteria for footings and slab presented in the following sections are subject to the approved of the Project Structural Engineer. Actual design should be based on the current U.B.C. and the final test results at the completion of grading. Seismic Design Parameters Based on the results of this preliminary soil investigation and in accordance with Chapter 16, Division IV of the 1997 Uniform Building Code, the following seismic data are applicable to the subject site. I-[U ASSOCIATES, [Nc. HA-4830-2 -7- April 07, 2003 Seismic Zone Factor, Z 0.4 Soil Profile Type Sc Seismic Source Type B Near -Source Factor, Na 1.10 Near -Source Factor, N, 1.33 Seismic Coefficient, Ca 0.44 Seismic Coefficient, C, 0.75 Foundation Design Recommendations Conventional Footings on Bedrock An allowable bearing value of 2500 pounds.per square foot is recommended for spread . footings of at least 15 inches in width placed at a depth of at least 2 feet below the lowest adjacent final grade and founded at least 12 inches into undisturbed bedrock. This value may be increased by 200 pounds per square foot for each additional foot in width and 350 pounds ' per square foot for each foot in depth over the minimum, to a maximum of 4000 pounds per square foot. i The bearing value is for dead plus live load and may be increased by one-third for momentary wind or seismic loads. Spread Footings on Compacted Fill Provided the fills are compacted as recommended; footings placed at a depth of at least 2 feet below the lowest adjacent final compacted surface may be designed for an allowable bearing value of 2000 pounds per square foot. The bearing value is for dead plus live load and may be increased by one-third for momentary wind or seismic loads. HU ASSOCIATES, INC. HA-4830-2 ' April 07, 2003 Cast -in -place Pier in Bedrock -8- An allowable bearing value of 3,500 pounds per square foot is recommended for piers of at least 2 feet in diameter, placed at a depth of at least 5 feet into undisturbed bedrock. This value may be increased by 250 pounds per square foot for each additional foot in diameter and- ' 400 pounds per square foot for each foot indepth over the minimum, to a maximum of 6,000 pounds per square foot. . The bearing value is for dead plus live load and may be increased by one-third for momentary i wind or seismic loads. Cast -in -place Friction Piles in Bedrock Piles may be designed for skin friction between concrete and bedrock. An allowable skin friction value of 500 pounds per square foot for bedrock may be used for the pile design. The piles should be embedded at least 10 feet into bedrock. Uplift values may be assumed as one- half of the downward capacity. Recommended downward and uplift capacities are for dead plus live loads and may be increased by 50 percent for combined dead, live and seismic forces. All piers or piles shall be tied with grade beams in both directions. Piles may be assumed to be fixed at ten (10) feet below existing grade, or five (5) feet below natural soils, whichever is lesser. The weight of the concrete in the pile maybe neglected in considering the allowable pile load, provided the bottom of piles is cleared of loose or disturbed soil before pouring concrete. Should this prove impractical, the pile should be lengthened sufficiently to carry the weight of the pile. Drilled holes should be filled with concrete as soon as possible after excavation. HU ASSOCIATES, INC. HA-4830-2 -9- April 07, 2003 The capacity is based on the strength of the bedrock; the compressive and tensile strength of the pile section should be checked to verify the structural capacity of the piles. Care should be taken in setting reinforcing cages and all concrete should poured through a tremi since the walls of the pile excavations will tend to slough or cave if disturbed by contact. The tremi pipe shall be placed at the bottom of the pile hole and shall be well embedded in the concrete at all•time. Extreme care should be taken to provide the full design base dimensions and to be sure all loose or disturbed soil and slough material is cleaned out of the excavation before pouring concrete. ' Foundation Settlement Total and differential settlement between adjacent foundations is expected to be negligible if foundations are placed in competent bedrock as recommended. Footing Reinforcement Continuous footings should be reinforced with at least four No. 4 bars, two near the top and two near the bottom of the footings. Reinforcement of isolated footings and piers or piles shall be utilized as deemed necessary by the Structural Engineer for the project. This reinforcement is based on soircharacteristics and' is not intended to be in lieu of reinforcement necessary to satisfy structural considerations. Building Clearance From Ascending Slope Section 1806.4.2 of the Los Angeles County Building Code requires that building below slope shall be set a distance equal to one-half of the slope height with a minimum of 3 feet and a maximum of 15 feet to provide protection from slope drainage, erosion and shallow failures. This will require a rear yard retaining wall at a distance of 15 feet from the building at the same level as the top of the garage rear wall. HU ASSOCIATES, INC. HA-4830-2 April 07, 2003 Foundation Setback From Descending Slope -10- Footings located on/or adjacent to a descending slope shall be placed at sufficient depth to . .. provide horizontal setback from the slope surface. The required setback of the Building Code is 1/3 the height of the slope with a minimum of five feet and a maximum of 40 feet measured horizontally from the base of the foundation to the slope face. Foundation Inspections All foundation excavations should be inspected and approved by the Soils Engineer prior to placement of forms, reinforcement or concrete. The excavations should be trimmed neat, level and square. All loose, sloughed and moisture softened materials should be removed prior to the placement of concrete. - Materials from foundation excavations should not be spread in slab -on -grade areas unless they are compacted and tested. • Footings should be located below, a line measured upward at a 45-degree angle from the bottom of the adjacent footings or utility trench, unless reviewed and approved by the Soils Engineer. Lateral Design An allowable lateral bearing value against footings or pile and pier shafts of 200 pounds per square foot per foot of depth for compacted fill and 400 pounds per square foot per foot of depth for bedrock, to a maximum of 4000 pounds per square foot, may be used provided there is positive contact between the vertical bearing surface and compacted fill or undisturbed ' bedrock. Friction between the base of the foundations and the bedrock may be assumed to be 0.35 times the dead load. When combining passive pressure and friction for lateral resistance, the passive component should be reduced by one-third. For isolated piles or piers, the recommended lateral bearing value may be doubled. HU ASSOCIATES, INC. HA-4830-2 -11- ' April 07, 2003 Slabs On Grade ' Floor Slabs Slabs on grade should be cast over properly prepared subgrade. Any loosened or over - excavated soils should be wasted from the site or properly compacted in -place. Subgrade soils disturbed due to installationof utility lines should either be completely removed... ' or be properly compacted prior to concrete, pour. The subgrade fill soils should be moisture- conditioned to obtain near optimum water content and then compacted to at least 90 percent of the maximum dry density as determined by the ASTM D-1557-00 compaction test method. It should be recognized that minor cracks normally occur in concrete slabs due to shrinkage during curing or redistribution of stresses and thus, some cracks should be anticipated. Such cracks are not necessarily indicative of excessive vertical movements. Slab Reinforcement Floor slabs constructed on -grade should be a minimum thickness of 4 inches and be reinforced with at least No. 4 bars spaced 16 inches on centers, both ways. All slab reinforcement should i be supported on concrete chairs or brick to ensure the desired placement near mid -depth. The above criteria are recommended to minimize potential distress to floor slabs related to the effects of subgrade soil conditions. The Structural Engineer for the project may need to address other factors that may require modification of the above recommendations. IIU ASSOCIATES, INC. HA-4830-2 April 07, 2003 Moisture Barrier -12- A moisture barrier beneath slabs -on -grade, consisting of a waterproof vapor barrier, such as a plastic membrane of at least 10 mils in thickness, is recommended in areas where slab moisture would be detrimental. The membrane should be overlain by a minimum of 2 inches of clean sands to provide a working surface and aid in concrete curing. It is important that the soil subgrade, which will support the concrete slab, is maintained at the "as -graded" or has a sufficient soil water content. Prior to slab construction, the water content of the soil subgrade should be measured to verify that the subgrade has not dried out significantly. Itis suggested that slab areas be thoroughly moistened prior to placing of moisture barrier and pouring of concrete. Retaining Wall Wall Footings Retaining wall footings rested on undisturbed bedrock may be designed for the same allowable bearing value as given in the previous sections for building foundations. Active Earth Pressures Retaining walls should be designed to resist lateral earth pressure exerted by the retained compacted backfill plus any additional lateral forces that will be applied to the walls due to surface loads placed at or near the wall or from footings behind the walls. It is recommended that retaining walls that are free to rotate at the top be designed for the following equivalent fluid pressure: HU ASSOCIATES, INC. HA-4830-2 April 07, 2003 • Surface Slope of Equivalent Retained Material Fluid Pressure Horizontal to Vertical Pounds per Cubic Foot Level 40 3to 1 43 2to 1 55 -13- Walls that are restrained against movement or rotation at the top should be designed for the at - rest equivalent fluid pressure. An at -rest equivalent fluid pressure of 55 pounds per cubic foot can be used for wall with level soil backfill. The lateral earth pressures assume that a permanent drainage system will be installed so that hydrostatic water pressure will not be developed against the walls. If a drainage system is not provided, the walls should be designed to resist an external hydrostatic pressure due to water in addition to the lateral earth pressure. Wall Drainage All retaining walls should be waterproofed and/or damp -proofed, depending on the desired moisture protection. The walls should be provided with weep holes or perforated pipe and gravel subdrain to prevent entrapment of water in the backfill. Weep holes should consist of unmortared joints in block walls or two-inch diameter round holes in poured concrete walls. The openings should be at least 3 inches above finished grade to prevent surface water from flowing back into the holes. Any water that may accumulate in the drainage material should be collected and discharged by a 4-inch diameter, perforated PVC Schedule 40 or ABS SDR-35 pipe placed near the bottom of the drainage material but at least one foot below the interior floor. The pipe should be embedded in drainage material up to two -third of wall height. Pipe perforations shall be at 45- degree angles (approximately) to one another on opposing sides of the pipe every 8 to 12 inches. The pipe perforations should be placed with the holes down, and should not be greater than 1/4 inch in diameter. HU ASSOCIATES, [NC. HA-4830-2 -14- April 07; 2003 The subdrain should outlet at appropriate discharge locations that will ensure all discharge will not scour or erode the surrounding soil, and the pipe wilt not become damaged or clogged. The outlet pipe should be a solid pipe that meets minimum specification set forth above for the subdrain pipe. The drainage material that will be used to backfill the wall should consist of 3/4 to 1-1/2 inch clean durable, coarse aggregate. The drainage material should be separated from all adjacent soil by Mirafi 140NL, or approved equivalent. The fabric should be handled in accordance with the respective manufacturers requirements, and should be constructed such that all fabric overlaps are a minimum of 12 inches. Walls retaining upslope should be provided with at least one foot of freeboard. A concrete paved drainage swale should be placed at the top of the wall to intercept runoff and conduct water to the street. Wall Backfill Prior to backfilling, the excavation between retaining walls and the temporary cut bank should be cleared of all loose materials, debris, and construction materials, etc. All of the existing uncertified fills should be completely removed to underlying native soil. Proper compaction of the backfill will be necessary to reduce settlement of the backfill. Some settlement of the backfill should be anticipated and any utilities and sidewalks supported therein should be designed to accept differential settlement, particularly at the points of entry to the structure. All wait backfill should be placed in horizontal lifts not more than 8 inches in thickness, watered as necessary to achieve near optimum moisture conditions, and mechanically compacted to at least 90 percent of the ASTM D-1557-00 standard. Flooding or jetting of backfill materials should be avoided. Probing and testing should be performed by the' project soils. engineer to verify proper compaction. HU ASSOCIATES. INC. HA-4830-2 ' April 07, 2003 -15- Where space limitations do not allow for conventional backfill compaction operations, the space should be backfilled with pea gravel. The pea gravel backfill should be placed in lifts of no more than 2 feet in thickness and should be compacted with vibratory equipment. Ideally, the top of two feet of backfill, exposed to water infiltration should be consisting of clayey material so that.a.relatively impervious condition is developed. Contractors should be informed that the use of heavy compaction equipment within close proximity to retaining walls could cause excessive wall movement and/or earth pressure in excess of design values. Waterproofing Rooms located below grade have a history of moisture intrusion, seepage, and leakage. Conventional waterproofing materials, such as asphalt emulsion, have often proved ineffective. Certain precautions can be taken to reduce the possibility of future seepage problems. Where this occurs, very special consideration should be given to waterproofing of the walls to prevent damage to the interior of the house or garage. Unless dampness is acceptable on exterior wall faces, waterproofing should also be incorporatedinto exterior retaining wall . . -.-. design. Although the project architect is the party who should provide actual waterproofing details, it is suggested the waterproofing consist of a multi -layered system such as an initial generously applied layer of hot -mopped asphalt over which a layer of construction felt could be applied, then thoroughly mopped again with hot asphalt. In the case of all retaining walls, it is suggested that a layer of 10-mil Visqueen be placed as a finish layer. The multi -layered system should be covered with protective foam -board, or similar, to prevent damage during the backfilling operation. Even though groundwater is not expected to be a significant problem at this site, extreme care should be exercised in sealing walls against water and water vapor migration. Where retaining walls are planned against interior space, continuity should be provided between the aforementioned wall moisture proofing on the back of the retaining wall and the moisture barrier HU ASSOCIATES, NC. HA-4830-2 -16- April 07, 2003 typically placed under slab areas. This waterproofing is necessary to prevent the foundation concrete acting as a wick through which moisture migrates to the interior space despite wall moisture proofing. Excavation • Excavation should be in accordance with all applicable requirements of the State of California Construction and General Industry Safety Order, the Occupational Safety and Health Act of 1970, the Construction Safety Act, and all other public agencies having jurisdiction. Construction specifications should clearly establish the responsibilities of the contractor for construction safety in accordance with CAL/OSHA requirements. No excavation shall be made during unfavorable weather. It is recommended that the excavated banks be entirely covered with plastic sheets when threatened by rains. When the excavation is' • interrupted by rain, operations shall not be resumed until the Soil Engineer indicates that conditions will permit satisfactory results. It should be understood that the contractor shall supervise and direct the work and he shall be responsible for all construction means, methods, techniques, sequences and procedures. The contractor will be solely and completely responsible for conditions at the job site, including safety of all persons and property during the performance of the work. Periodic or continuous inspection by Hu Associates, Inc. is not intended to include verification of dimensions or review of the adequacy of the contractor's safety measures in, on or near the construction site. (s) HU ASSOCIATES, INC. EG:L BORING LOG B-la PROJECT LOCATION: 3 Appaloosa Lane, Rolling Hills, California PROJECT NO: 03-137-010G Ser.iple .D N 3 T C rn Y •r. G _ O m :] En- 5 — 10— 15_ 20- 25—, USCS Symbol CL S: Standard Penetra: or. Test R: Rin; Sarro-e DATE DRILLIED: 02-17-03 SAMPLE METHOD: 24-incn Bucket Auger ELEVATION: N%A LOGGED BY: HJ Description of Material Fill: Silty clay, dark gray, very moist, soft Bedrock: claystone, brownish gray, with interlayers of diatomaceous claystone, layer thickness up to 12", firm, massive, weathered Bedrock: sandy claystone, brownish gray, firm to medium hard, poorly bedded Bedding: N 41 W 1 W 44 @ 12 feet Bedrock: sandstone, brownish gray, fine grained, firm, massive Bedrock: claystone and diatomaceous claystone interlayers, reddish brown to light gray, firm, massive — • 30- 35- Bedrock: sandy claystone, brownish gray, medium hard to hard, poorly bedded Bedding: N 44 W / W 34 @ 24 feet Bedrock: sandstone. light gray, very fine grained, dry, medium hard, massive Bedrock: clayslone, light gray, diatomaceous, fine to medium hard, massive Bedrock: ... . _sa ' o rvt Ail root diatomaceous claystone interlayers, poorly beddad, near horizontal T ' d t'9E0 s 'S 29S 1E3 dT l :VD ED ED .,dd EGL 45- 50- 55- 60- 65- BORING LOG B-lb PROJECT LOCATION: 3 Appaloosa Lane, Rolling Hills, California PROJECT NO: 03-137-01OG Ss nple 70— . 75— Undisturbed USCS Symbol c 0 a N c 2...r S: Standard Penetration Tes: R: Rirg Sample DATE DRILLIED: D2-17-03 SAMPLE METHOD: 24-inch Bucket Auger ELEVATION: NiA LOGGED BY: HJ Description of Material Berock: sandstone, yellowish brown, fine grained, medium hard to hard @ 40 feet, diatomaceous claystone inlerlayers, poorly bedded, near horizontal Bedrock: sandstone, yellowish brown, fine grained, medium hard to hard Total Depth 5D.0 feet No Groundwater Encountered Hole Ba.ckfilled z -d r9ED St76 29S 193 dT T r bD ED ED .,dd w- ^1^r C.G 7'1C .. 7C ^?r a^ 7,, EGL BORING LOG B-2 PROJECT LOCATION: 3 Appaloosa Lane, Rolling Hills, California PROJECT NO: 03-137-010G Su:mple 5 10- 15 .. 20- 25- 30- 35— Undisturbed USCS Symbol CL S: Standard Penetration Test e.' R: ' Ring Sample o 2 Description of Material DATE DRILLIED: 02-17-03 SAMPLE METHOD: 24-inch Bucket Auger ELEVATION: NIA LOGGED BY: FLI Fitt: Silly clay, dark, gray, very moist, organic, soft to medium stiff, top 6" roo:y CL Alluvium: silty clay, brownish gray, moist, medium stiff, with subangular sandstone fragment up to 3" Bedrock: landslide debris claystone, light yellowish brown, weathered, with light gray pockets of diatomaceous clay up to 6" in size and sandstone debris up to to 2" @ 17 feet, approximate 18" thick of silty clay, dark gray, medium stiff to stiff, appears to be residual sails between landslide debris @ 21 feet, approximate 18" thick of silty clay Bedrock: yellowish brown claystone and light gray diatomaceous c:aystone mixture, firm, moist, massive @ 36 feet, shale pocket approximate 6" thick, gray, firm Bedding: N 54 bV / S 66 Total Depth 38 Feet No Grotindwaterencountered Hole Backfilled E•cl 1,9ED Si7S 29S (`b !nu 193 dI1 :i'D CO ED Jdd ECt, • goiAb LOG B-3 PRO.. ECT LOCATION: 3 Appaloosa Lane, Rolling Hills, California PRO.. ECT NO: 03-137-010G Sample Undisturbed S: SlanJarc Penetration Test v R: Ring Sample VI F 0 2 Fill: DATE DRILLIED: C2-17-03 SAMPLE METHOD: ,24-inch Bucket Auger ELEVATION: NA LOGGED BY: HJ Description of Material Silty clay, dark gray, very moist, organic, soft to medium stiff, top 6" rooty CL — Bedrock: 5 - claystone, brownish gray, firm, very moist, massive, weathered 10- 15- 20- 25- 30- 35— CL Bedrock: diatomaceous claystone, light gray, poorly bedded Bedding: N 38 W / S 40 @ 7 feet Bedrock: claystone and diatomaceous claystone interlayers @ 12 feet, sandy claystone, poorly bedded @ 14 feet, 6" thick siliceous sandstone, very hard, massive @ 23 feet, 6" thick sandstone, fine grained, light gray to brownish gray, massive @ 26 feet, sandy claystone, dark brownish gray, poorly bedded Bedding: N 18 W / W 20 @ 12 feet N2W/W46@26feet N4W/W40@21feet Bedrock: intact claystone; with diatomaceous clays:one interlayers, moderately bedded, layer thickness 114 to 2", weathered, Bedding: N 32 W / W 34 W @ 28 feet N 12 NH W 20 @ 31 feet Bedrock: Claystone, very moist, massive, weathered Total Depth 40 Feet No Groundwater Encountered Hole Backfilled b9EO Si76 ZSS 193 dZi :f-D EO EO jdd EGL BbRIgG LAG B-4 PROJECT LOCATION: 3 Appaloosa Lane, Rolling Hits, California PROJECT NO: 03-137-010G Semple 0 gJ§- S: Standard Penetration Test CV ` r. E 3 R Ring Sample a s 3 C.)C h o m m D o` Description of Material DATE DRILLIED:• 02-17-03 ' SAMPLE METHOD: 24-inch Bucket Auger ELEVATION: NSA LOGGED BY: HJ CL Fill: Silty clay, dark gray, very moist, organic, soft to medium st'rf, top 6" rooty 5 10- 15- . 20 25- 30- 35- 1 Landslide debris, mixture of claystone, brownish gray, soils dark gray, firm Bedrock: sandstone, fined grained, firm, slightly moist, brownish gray, massive Total Depth 20 Feet No Groundwater Encountered Hole Bacfdiilled S•d 179ED St'S 29S 193 d2I:t'D ED CO jdd EGL . 5- 10 15— 20 — 25— 30— 35— it' dbRikti LbG b-5 PRO.. ECT LOCATION: 3 Appaloosa Lane, Rolling Hills, California PRO.. ECT NO: 03-137-010G Sample Undisturbed CL S: Standard Penelratio, Test R: Ring Sarple DATE DRILLIED: 02-17-03 SAMPLE METHOD: 24-Incr. Bucket Auger ELEVATION: N/A LOGGED BY: HJ Description of Material Fill: silty clay, brownish gray, soft to medium stiff, moist, rooty Bedrock: Sandy claystone, brownish gray, moist, poorly bedded Bedding: N24WiIN'18©7feet Bedrock: sandstone, I`ghr brownish gray, massive, occasional hard sandstone layers up to 6" Total Depth 21 Feet No Groundwater Encountered ,Hole Backfiiled 9-d 179E0 S176 ZSS gr .^1= cJeu:TH 1E3 d21:,D ED ED Jd1:1 1 E+G9«� . soliiNb it3ti B-6 PROJI::C1 LOCATION: 3 Appaloosa Lane, Rolling Hills, California PROD[ CT NO: 03-137-010G San ale Y 0 L^ 5 10- 15- 20- 25 v C USCS Symbo CL S: Standard Pene-ation Test DATE DRILLIED: 02-17-C3 SAMPLE METHOD: 2. -inch Buckc: Auger ELEVATION: NIA LOGGED BY: HJ R: Rine Sample D U y, o Description; of Material Fill: silty clay, dark gray. moist, soft to medium stiff, rooty CL Fill: silty clay, dark gray, with subangular sandstone fragments up to 3", moist, medium stiff to stiff Bedrock: ciaystone, sandy, brownish gray, siightly moist, firm, poorly bedded Bedrock sandstone, calcareous, medium hard to hat, brownish gray, massive @ 15-17 feet, coari fossil, medium hard, massive Total Depth 21 Feet No Groundwater Encountered Hole Backfilled 30— ' ' • 35- L'd b9ED SbB ZSS 193 d21 :t'D ED ED add MAN'. —07' 03IWEDI 17:30 CRISS OUNDERSON ARCH TEL:310 373 8277 P 005 J. • / // /+ / / ,/ / / / + • / • i•^ L!1 • �, .... {- `' .5;• •• :. .,; .r.rt•�� 'rl. ,f•�' �r .r'•••••j+"r,.,.}1.1'�.:• ;` ;:, !' - • • F. .'4 • • J- Lraac,rcl rTF',:Ili / j/I y, + 1„ u� +. • (OT�tJ� a•.0l-..4,,-U�>-...e•-•mi... -.�- .`1tl U;i ..„ y�,�'AS'•�14C -4 :�f;3iill )'1), r •. o•}l, / loci'•' / 7t rr,/ (/ / 1+ MA'i. -07' 03:WED) 17:31 CRISS GUNDERSON ARCH !"PY-7-2003. 09.:53A FROM: • • TEL:310 373 ,127' TD11123739277 P 007 1' 4" DIAMETER PERFORATED PIPE BACKDRAIN 4" DIAMETER NON•PFRFORATED PIPE LATERAL DRAIN SLOPE PER PLAN 4' 1' 7J,k, 4,4 1S MINIMUM .vr _ BENCHING H/2 PROVIDE BACK DRAIN PER BACKORAIN DETAIL. AN ADDITIONAL BAGKDRA!N AT MID -SLOPE WILL BE REQUIRED rot; SLOPE IN EXCESS OF 40 FEET HIGH. KEY -DIMENSION PER SOILS ENGINEER TYPICAL BUTTRESS FILL 11[1 ,kSSOCIATES, INC. C,rntfclm/ca/ D'ng;nuu. P CL,n.vu1itel , ,/4, 4'roposed Single -Family I:usidenc. 3 App,:110U rr+ lane Rollir+y Nill,,, C011foznia PROJECT HA, 4►r'3u •'2 1PLATE 111.10 VIM I:a-NATION- FEET 34301 Apraloosa • -are 34... 3 cO 7.r"--.9 • SECT I ON A-AI-K SCALE: r.-a• art ii,Road Appaoagz Laos.- \ ..r.' --,,--:--,- 1 _,...•-• PCi 1 14 ....".. • ..• --.• -- _ ......:.--- K• I ) k I F).4 :t........_: _---- •••.t, t---...r...- -_-_,,..!-:: - _--- • Buttress Fill --- - ir•at ila.35'41,t) 3.45s.i.▪ 1 o.--tilt -4 e .I .1t4e7, • I C-0 Irrat Dil I Rd ,E2 Trul 0:orkere, Ft -re :ice ;• ta-na aritia.r-e1; • a 21d stone. PteaCi.14....S mcd zirtic £722 11.--c-out. W2; -3Ers cr. • c.prkr.*ro vri-ge ikoec rp3.,_,= CM' ci-J.eetlr...-EGI ad' teLoc:7.- Mar Existi-a Grad a F.:=1"[Abfl 1'; 7- rn Z. -3 -• , wJ ru ut fr. c c- MAY. -0-'03(WED) 17:32 CRISS GUNDERSON ARCH MHY—r-e003 09:53P FRCM: • TEL:310 373 8277 P 009 TD:0103733277 P:9 f INISH SURFACE SLOPE 3 FT' MINIMUM PER LINEAL FOOT APPROVED FILTER ROCK' TAPE AND SEAL AT CONTACT f' MINIMUM DIAMETER SOLID OUTLET PIPE SPACED PER SOIL ENGINEER REDUIREMENTS ..DURING GRADING COMPAC I EU FILL SUPAC b•P FAWN: OR APPROVED EQUAL �-- 2% MINIMUM GRADIENT 1 , 4" MINIMUM APPROVED 12' MINIMUM COVER i\ A -I DETAIL A -A' COMPACTED BACKFILL I£ 17' MINIMUM ""APPROVED PIPE TYPE SCHEDULE 40 POLYVINYL CHLORIDE (P. V. C.) OR APPROVED EQUAL. MINIMUM CRUSH STRENFTH 1000 PSI BACKDRAIN DETAIL (GEOFABRIC) PERf•ORATCD PIPE" (PERFORATIONS DOWN) MINIMUM 2% GRADIENT TO OUTLET — BENCH INCLINLU TOWARD OR1II TYPICAL BENCHING TEMPORARY FILL LEVEL 4' MINIMUM DIAMFTFR APPROVED --'"y SOLID OUTLET PIPE FILTER HOCK TO MEET FOLLOWING SPECIFICATION$ OR APPROVED EQU,SL SIEVE PERCENTAGE IR' 100 I " 5.40 JIA" C-17 Dar 0-7 NO.210 0.3 eiupu,,c ntly1Q-Family Fig:; c1„t r:u 3 Appaloo,a Lane Ru11itlu Tiillr, Cdlifutuiu ITU ASSOCIATES, INC. Grntrchnical Fnginrrring ConJullants PROJECT Nu. HA-483(7-P 'PLATE: 3 MAY. -0-' 03:WED) 17:32 nH T- f -eolc! bj: S.SH tkUN: CRISS GUNDERSON ARCH TEL:310 373 8277 •TD:9131e3738E77 P 008 LIMITS OF FINAL EXCAVATION TOE OF SLOPE SHOWN FINAL NATURAL SLOPE 1 ON GRADING PLAN MINIMUM DQWNSLOPE KEY DEPTH UNSUITABLE EARTH MATERIAL. 15' MINIMUM EASE KEY WIDTH __ II FILL 10' 1Y1'ICAL BENCH WIUTt! VALILS , COMPETENT EARTH. MATERIAL TYPICAL SENOH HEIGHT PROVIDE BACKORAIN AS RECUIRED PER RECOMMENDATIONS OP SOILS ENGINEER DURING GRADINf: WHERE NATURAL SLOPE GRADIENT IS 5.1 OR I FSS, BENCHING IS NOT TO BE PLACED ON COMPRESSIBLE CR UNSUITABLE MATERIAL. FILL SLOPE ABOVE NATURAL GROUND DETAIL 'I Yropo ed 511:g1C-Fami1y Rouldti, Ct 3 Appaleoar+ L r Roilir3 H111u, C:N1 .l�ittti.l HUAS,SOCTATES, INC. Crolcolutica! Engineering CorosNlion1 PROJECT No. MA 4N'�p.. IPLATE MAY.-0-'031WED) 17.28 CRISS GUNDERSON ARCH MAY-7-2003 09:52A FROM: . • TEL:310 373 8277 P.002 M: 2 TO:103738277 TENTATIVE CONCLUSIONS AND RECOMMENDATIONS (draft) Unless otherwise recommended by the Geotechnicai Consultant and approved by the regulating agencles, all permanent fill or cut slopes should not be steeper than 2 horizontal tc 1 vertical, Buttress FJQ The existing landslide shall be stabilized by means of a buttress fill constructed in accordanet with the recommendations of the soils engineer. The buttress fill shall be provided a key at the toe of the slope at the approximate location shown on the accompanying map. The key shall have a minimum width of 30 feet and be excavated to a depth of at least 10 feet below the lowest adjacent grade or 3 feet into undisturbed bedrock, whichever is deeper. Typical buttress should be constructed .n accordance with the specifications of the accompanying Standard Detail. The backcut for the keyway would be about 1 horizontal to 1 vertical. It should be noted the,t the backcuts could expose unstable materials resulting in the possibility of failure of these temporary cut slopes. For this reason, we recommend that keyways be excavated and back!illed as expeditiously as possible to minimize the possibility of a baciccut failure. Typical subdrains for compacted fill buttresses, slope stabilization or sidehill masses, sho.ulci...-. be installed in accordance with the specifications of the accompanying Standard Details. Fill Slope over Natural Slone Where placement of fill above a natural elope or above a cut slope is proposed, the fill slopo configuration as presented in the accompanying Standard Details should be adopted. HU ASSOCIATES, INC. -07' 03{11'£DI 17:25 CRISS GLNDERSON ARCH rIAY-7-2003 09:52A FROM: 4111 TEL:310 373 P277 ,:9131.a3738277 P 003 F:3 • ' ' HA-4830-2 May 5, 2003 For pad areas above fill slopes, positive drainage should be established away from the top-01. , • slope. This may be accomplished utilizing a berm and pad gradients of at least 2 percent iri soil areas. Prior to receiving of new fill, all of the existing fill, unstable or low -density scil within the proposed construction area should be completely removed to underlying competent soil enclh r bedrock and replaced with properly compacted soils. The exposed bottom surface in each removal area should first be scarified to a depth of at least 8 Inches, processed, watered or a • dried as necessary to'achieve near optimum, moisture conditions, and then compacted in-pi;at to at least 90 percent of the maximum laboratory density. Actual depth of removal is to be determined in the field at the time of grading. All new fill shall be brought to near optimum moisture, placed in layers not exceeding 8 inch,3i thick, and compacted to at least 90 percent of the maximum laboratory density, "Compaction characteristics of all fill soils shall be determined by ASTM D-1557-00 standard... - The field density and degree of compaction shall be determined by AS T M D-1556, or by cth ei ASTM standard methods which are acceptable to the governing public agency. Fill slopes should be carefully constructed and backrolled during grading to obtain the specified degree of compaction. These slopes should be either 1) over -built and out back to grade, exposing the firm, compacted fill Inner core, or 2) built to line and grade and any low - density material present after "backrolling" during placement should be compacted to the specified density by using cable -lowered sheepsfoot. Care should be taken to maintain the desired moisture conditions and/or re-establishing same as needed prior to backrolling. Upon achieving final orada, the slopes should again be moisture conditioned and then be grid -roils d to achieve a relatively smooth surface and uniformly compact condition. i-TtJ ASSOCIATES, TNC, MAY.-07 03111'ED1 17:30 CRISS GUNDERSON ARCH MPY-7-2003 09:5ER FROM • TEL:31O 373 827- T03103738277 P'00J D:4 HA4 83C•2 i May 5, 2003 -2- Compacted fills placed on natural slope surfaces inclining at 5 horizontal to , vertical or greater, should be placed on a series of level benches excavated Into competent foundation materials. Fill shall be property benched into firm bedrock or firm natural soils as directed by the project engineering geologist and/or soils engineer during grading. Typical benching should include 4-.foot verticals exposing approved, competent material. Care should be taken during grading not to spill loose materials over slopes to remain natural:•" Should loose soil be spilled onto natural slopes by the grading contractor, removal of the IoolE till will be required. HU ASOCIATES, INC.. 4 DATE: TO: FROM: • C14 opeo PP.,.g JUL OCTOBER 21, 2003 • 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, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 669 SITE LOCATION: 3 APPALOOSA LANE (LOT 246-MS) ZONING AND SIZE: RA-S-2, 9.20 ACRES (GROSS) APPLICANT: DR. AND MRS. FOZOONMEHR REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING PUBLISHED: AUGUST 9, 2003 REQUEST Request for a Site Plan Review for grading and construction of a new single family residence with garage, pool, stable and a new driveway on a vacant parcel of land. BACKGROUND At the September 16, 2003 public hearing, the Planning Commission directed staff to prepare a Resolution to approve Zoning Case No. 669, which is attached. The vote was 5-0. At that meeting the Commission requested that the applicant label the trails on the site plan. The Traffic Commission reviewed the proposed driveway approach on September 25, 2003 and recommended that the driveway approach be moved ten feet to the north, and that the three Oleander bushes on the opposite side of the roadway be removed from the easement to accommodate sight distance. The applicant submitted revised site plan marking the trails and showing the relocated driveway approach. The attached resolution contains the conditions recommended by the Traffic Commission and requires that any modification to the trails be subject to review and approval of the Rolling Hills Community Association with input from Caballeros. RECOMMENDATION It is recommended that the Planning Commission consider Resolution No. 2003- 19 approving the project. Prnlr d or I-HHdcycIr:d f''a{rrl • RESOLUTION NO. 2003-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Dr. and Mrs. Shahran Fozoonmehr with respect to real property located at 3 Appaloosa Lane, (Lot 246-MS), Rolling Hills, CA requesting a Site Plan Review to permit grading and construction for a new 8,990 square foot single family residence with 2,050 square foot garage, 880 square foot swimming pool and 1,671 square foot stable. A 5,500 square foot basement is also proposed. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on August 18, 2003, September 16, 2003 and at a field trip visit on August 9, 2003. 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 applicants and their representatives were in attendance at the hearings. Section 3. The property is zoned RAS-2 and is 9.20 acres (gross) in size and 8.20 acres net. The lot is currently vacant. Subject lot is very irregular in shape with Appaloosa Lane located along a portion of the length of the lot. Portion of Appaloosa Lane lies within the property and does not follow the roadway easement line. Due to the irregular shape and the unusual location of the street partially along the lot and partially inside the lot, it has been determined that the front yard setback should be that area of the lot located 50 feet from the roadway easement along the entire length of Appaloosa Lane, which traverses the property. The area just opposite the front yard setback will be the rear yard and all of the other property lines will be considered the side yards. Section 4. There exists a landslide on the property, which will be stabilized with buttress fill. The grading quantities include the buttress. More than half of the grading quantities entail the slope repair and less than half of the grading quantities are required for the building pads for the development. Section 5. The Glory Trail is located inside the westerly easement of the property and it connects to the Si's Trail, which crosses the northeastern portion of the property. The property owners indicated that they are not proposing to relocate that part of the trail that crosses their property. • • Section 6. The Planning Commission finds that the project qualifies as a Class 3 Exemption (The State of CA Guidelines, Section 15303) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 7. Section 17.46.030 requires a development plan to be submitted for site plan review and approval before any grading requiring a grading permit or any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the Site Plan Review application requesting construction of the new house and stable, 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. The net lot area of the lot is 357,280 square feet, (8.2 acres). The proposed residence (8,990 sq.ft.), garage (2,050 sq.ft.), service yard (96 sq.ft.), swimming pool (880 sq.ft.) and stable (1,671 sq.ft.) will have 13,687 square feet of structures, which constitutes 3.8% of the net lot which is within the maximum 20% structural lot coverage requirement. A 5,500 square foot basement is proposed for this development The total lot coverage including all structures, paved areas and driveway will be 24,435 square feet, which constitutes 6.8% of the net lot which is within the 35% maximum overall net lot coverage requirement. The proposed project is screened from the road so as to reduce the visual impact of the development. The disturbed area of the lot will be 30.6%, which is within the 40% maximum permitted, and includes the stable. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The existing trees on the southern portion on the parcel will remain and will screen the residence from the neighbors. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the new house and stable will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structure will be constructed on a portion of the lot which is the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs which at maturity will not exceed 25 feet in height, is a sufficient distance from nearby residences so that the proposed structure will not impact the view or privacy of surrounding neighbors, and will substantially utilize the existing building pad for the new construction. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be exceeded and the proposed project is consistent with the scale of the neighborhood. Resolution No. 2003-19 Fozoonmehr 2 D. The development plan incorporates existing trees and native vegetation to the maximum extent feasible. Specifically, the development plan preserves dense brush and shrubs and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan follows natural contours of the site to minimize grading and retain the natural drainage courses. Grading for this project will involve 9,420 cubic yards of cut and 9,420 cubic yards of fill and will be balanced on site. More than half of the proposed grading quantities is required for repairing a slope failure condition on the property, and less than half to create the building pads. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed new driveway will be located to maximize sight distance. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 669 for grading and for construction of a new residence and stable as shown on the Development Plan dated October 8, 2003, and marked Exhibit A, subject to the conditions contained in Section 9 of this Resolution. Section 9. The Site Plan Review approved in Section 8 of this Resolution is subject to the following conditions: A. The Site Plan Review approval shall expire within one year from the effective date of approval if construction pursuant to this approval has not commenced within that time period, as required by Section 17.46.080(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the requirements of that section. B. It is declared and made a condition of the Site Plan Review approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the revised site plan on file marked Exhibit A and dated October 8, 2003, except as otherwise provided in these conditions. Resolution No. 2003-19 Fozoonmehr • • E. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the, development plan approved with this application. F. Grading shall not exceed 9,420 cubic yards of cut and 9,420 cubic yards of fill and shall be balanced on site and shall include the repair of the landslide. G. Structural lot coverage shall not exceed 13,687 square feet or 3.8%. H. Total lot coverage of structures and paved areas shall not exceed 24,435 square feet or 6.8% in conformance with lot coverage limitations. I. The disturbed area of the lot shall not exceed 109,328 square feet or 30.6% of the net lot area in conformance with lot disturbance limitations. J. Residential building pad coverage on the 40,960 square foot residential building pad shall not exceed 12,016 square feet or 29.3%; coverage on the proposed 8,960 square foot stable pad shall not exceed 1,671 square feet or 18.6%. K. The proposed basement shall not exceed 5,500 square feet and shall meet all requirements of the Los Angeles County Building Code and City Zoning Ordinance for basements, including exit door and provision for light and ventilation. L. The disturbed areas shall be landscaped. Landscaping shall include water efficient irrigation, to the maximum extent feasible, that incorporates 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. M. A landscaping plan for the disturbed areas must be submitted for review by the Planning Department prior to issuing grading or building permits. To the maximum extend practicable, native trees and other native plants shall be utilized. If trees are to be used in the landscaping scheme for this project, they shall be mature when planted and which at full maturity shall not exceed 25 feet in height; shrubs shall be planted so as not to obstruct views of neighboring properties but, to obscure the stable and residential structure on site. N. Prior to the issuance of any building or grading permit two copies of a preliminary landscape plan shall be submitted for review by the Landscaping Committee and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. Resolution No. 2003-19 Fozoonmehr 4 A security in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a drainage, grading and building permits and shall be retained with the City for not less than two years after landscape installation. The retained security will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. O. The proposed driveway shall be subject to the Traffic Commission requirements, whcih includes: a. The driveway apron shall be 20 feet in width. b. A 5-foot radius shall be incorporated into each side of the driveway as it meets the roadway. c. The applicant shall remove 3 oleander bushes uphill, on the opposite side of the roadway from the driveway entrance. P. The proposed wall along the graded pad shall not exceed 5 feet in height having an average of 21 / 2 feet. Q. During construction, any soil disturbance shall preserve the existing topography, flora, and natural features to the greatest extent possible. R. The project is subject to General Permit No.CAS000002 (Storm Water Discharges Associated with Construction Activities). The applicant shall comply with the requirements of this permits as required by the Regional Water Quality Control Board. S. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. T. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 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. U. 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. V. 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. Resolution No. 2003-19 Fozoonmehr 5 g • • W. 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 septic tanks. X. 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. Y. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) related to solid waste. Z. The property owners shall be required to conform to the City of Rolling Hills Outdoor Lighting Standards Ordinance, (Ordinance No. 287). AA. A drainage plan shall be approved by the Planning Department and County District Engineer, to include any water from any site irrigation systems and that all drainage from the site shall be conveyed in an approved manner. AB. All utility lines shall be placed underground. The roof material for the new residence and stable shall comply with the City of Rolling Hills Building Code requirements. AC. Prior to the submittal of an applicable final building plan to the County of Los Angeles for plan check, a detailed drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission shall be submitted to the Rolling Hills Planning Department staff for their review and approval. AD. The Rolling Hills Community Association with input from the Caballeros Club shall approve any modification to the existing trail. AE. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any grading or building permit. AF. The applicant shall pay all of the applicable Los Angeles County Building and Safety and Public Works Department fees, including Parks and Recreation Fees for new residence and school fees. AG. Until the applicants execute an Affidavit of Acceptance of all conditions of this Site Plan Review approval, as required by Section 17.42.070 the approvals shall not be effective. AH. All conditions of the Site Plan approval, that apply, shall be complied with prior to the issuance of a building permit from the County of Los Angeles. Resolution No. 2003-19 Fozoonmehr • • PASSED, APPROVED AND ADOPTED THIS 21st DAY OF OCTOBER 2003. ARVEL WITTE, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK 1 Resolution No. 2003-19 Fozoonmehr STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2003-19 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND A STABLE ON A VACANT PARCEL OF LAND IN ZONING CASE NO. 669 AT 3 APPALOOSA LANE (LOT 246-MS), (FOZOONMEHR). was approved and adopted at a regular meeting of the Planning Commission on October 21, 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at Administrative Offices. DEPUTY CITY CLERK Resolution No. 2003-19 Fozoonmehr DATE: TO: FROM: • Ciiy IJ/L Jh/'f. SEPTEMBER 16, 2003 • 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, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 669 3 APPALOOSA LANE (LOT 246-MS) RA-S-2, 9.20 ACRES (GROSS) DR. AND MRS. FOZOONMEHR DOUGLAS McHATTIE, BOLTON ENGINEERING AUGUST 9, 2003 1-c Request for a Site Plan Review for grading and construction of a new single family residence with garage, pool and a new driveway, at a vacant parcel of land. BACKGROUND 1. The Planning Commission viewed the subject site on September 9, 2003. During the field trip the Commissioners and Caballeros President, Leslie Stetson, expressed concerns over the existing trails that traverse the property and access to the stable. The Commission requested that cross sections of the buttress area and for all graded areas be available at the next meeting. 2. The applicants request a Site Plan Review to construct an 8,990 square foot residence, 2,050 square foot garage, 880 square foot swimming pool, 1,176 square foot stable and a service yard. The stable will consist of two structures connected by a solid roof. A 4,750 square foot basement is also proposed. The proposed construction requires grading. 3. The property is zoned RAS-2 and is 9.20 acres (gross) in size and 8.20 acres net. The lot is currently vacant. Subject lot is very irregular in shape with Appaloosa Lane located along a portion of the length of the lot. Normally, streets are located along the width of a lot. In addition, Appaloosa Lane lies within the property and does not follow the roadway easement line. Due to the irregular shape and the unusual location of the street along the lot, the front yard setback is located 50 feet from the roadway easement along the entire length of Appaloosa Lane, which traverses the property. The area just opposite the front yard setback will be the rear yard and all of the other property lines will be considered the side yards. ZC No. 669 Plng.Comm. 9/16/03 1 @Printed on Fin ayr,ind f'.ry-ir;i • • 4 Although the property is large, due to the terrain, less than a third of the property is developable, without a major grading operation: The areas not proposed for development will remain in current state with mature trees and native vegetation interspersed throughout this area. The northeastern most portion of this property is adjacent to the property off of Sagebrush Lane, which is undergoing slope repairs. 5. Prior to the purchase of the property, a geology and soils study was done. The report states, in part, that " Based on an evaluation of the site conditions and findings of this investigation, it is concluded that the subject property is suitable for the proposed development from a geotechnical engineering viewpoint, provided the following conclusions and recommendations are incorporated into design criteria and project specifications and are implemented during construction." The report then makes recommendations and conclusions as to the conditions on the site and for future development. The report is attached. 6. A new 16 foot wide driveway from Appaloosa Lane is proposed with a slope of between 10% and 17%. Section 17.16.160 requires that driveways not exceed 12% in slope, unless otherwise approved by the Planning Commission, and the first 20 feet of a driveway must not exceed 7%. The Traffic Commission will review the proposed driveway approach at their September 25, 2003 meeting. Access to the stable will be through an access road not to exceed 25% in slope, and will connect to existing trails and to Appaloosa Lane. 7. Grading for the project will require 9,420 cubic yards of cut soil and 9,420 cubic yards of fill, which will be balanced on site. A landslide exists on the property, which will be stabilized with buttress fill. The grading quantities include the buttress. According to the representative more than half of the grading quantities entail the slope repair and less than half of the grading quantities are required for the building pads for the development. 8. The net lot area of the lot is 357,280 square feet, (8.2 acres). Two building pads are proposed. The residential building pad is proposed at 40,960 square feet and the stable pad will be 8,960 square feet. Building pad coverage on the 40,960 square foot residential building pad is proposed at 12,016 square feet or 29.3%. Building pad coverage on the 8,960 square foot stable pad is proposed at 1,176 square feet or 13.1%. The combined building pad coverage will be 26.4%. 9. The structural net lot coverage proposed is 13,192 square feet or 3.7%, which includes the residence, garage, pool, service yard and stable, (20% permitted); and the total lot coverage proposed including the structures and paved areas is 23,940 square feet or 6.7%, (35% permitted). 10. Disturbed area of the lot will be 100,038 square feet or 28.0%, (40% permitted) of the net lot area. Disturbance includes any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 11. Utilities to the structures will be placed underground. ZC No. 669 Plng.Comm. 9/16/03 2 • • 12. A letter from adjacent property owner is included with this staff report. 13. The Rolling Hills Community Association will review the proposed project at a later date. 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 provide direction to staff. ZC No. 669 P1ng.Comm. 9/16/03 3 ZONING CASE NO. 669 SITE PLAN REVIEW I� RA-S- 2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required 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 (30% maximum-c uidelinel STABLE 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 (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS EXISTING VACANT ZC No. 669 P1ng.Comm. 9/16/03 4 �I PROPOSED SINGLE FAMILY RESIDENCE, POOL AND STABLE Residence Garage Swim Pool Stable Service yard Basement TOTAL 3.7% of 357,280 8990 sq.ft. 2050 sq.ft. 880 sq.ft 1176 sq.ft. 96 sq.ft 4750 sq.ft 13,192 sq.ft. sq.ft. net lot area 16.7% 29.3% of 40,960 sq.ft. building pad area 13.1% of 8,960 soft. stable pad area 9,420 cubic yards cut 9,420 cubic yards fill 28.0% (100,038 sq.ft.) 1,176 sq.ft. < 550 sq. ft Proposed from stable to Appaloosa Lane and existing trails Proposed from Appaloosa Lane Traffic Commission will review the approach Planning Commission review. Planning Commission review. PROPERTIES IN THE VICINITY (For information purpose only) ADDRESS 23 Buggy Whip 21 Buggy Whip 19 Buggy Whip 5 Sagebrush Lane 1 Sagebrush Lane 1 Appaloosa Lane 15 Blackwater Cny 2 Appaloosa Lane 5 Appaloosa lane 4 Appaloosa Lane 3 Appaloosa Lane OWNER Snyder Sereen Gargas Hao Fan Liu Pasant Black Scharffenberger Scharffenberger AVERAGE Fozoonmehr HOUSE SIZE 5,302 4,308 6,732 7,816 7,186 3,861 5,385 3,747 7,668 4,533 5,654 8,990 (proposed) I LOT SIZE (acres) 1.9 1.8 1.73 2.5 1.76 3.97 5.42 5.07 2.4 5.01 2.66 8.80 NOTE: The lot area for the properties shown above, are as recorded in the assessors' records, without the deductions required by the City, except for the private roads. The above do not include garages. ZC No. 669 Plng.Comm. 9/16/03 5 August 16, 2003 Zoning case No. 669 The City of Rolling Hills Dear Sirs: 11'G 1 8 2003 CITY OF ROLLING HILLS I have reviewed the preliminary plans for the home on Appaloosa Lane. This seems to be an optimistic project involving a large home on a limited thin building site. Mr. Gunderson will remember the struggle we had building a six thousand square house on the same Lane. Obviously the planning commission has liberalized its guidelines or the rules of engagement have changed. At any rate, we are pleased that the home site will be on the Northern part of the lot and will not obstruct our view. I would like to request that the applicant consider pruning and maintaining the avocado trees on the Southern portion of the lot adjoining our property so as to improve and retain our city view We would like to invite the Fozoonmehr family to come by to introduce themselves and become acquainted with our family whenever they are visiting their project. Sincerely, Jim Scharffenberger 265-0087 Cc. Marion Scharffenberger Jim & Karen Black DATE: TO: FROM: • e�y ofi2ffin9 SEPTEMBER 9, 2003 • 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, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 669 3 APPALOOSA LANE (LOT 246-MS) RA-S-2, 9.20 ACRES (GROSS) DR. AND MRS. FOZOONMEHR DOUGLAS McHATTIE, BOLTON ENGINEERING AUGUST 9, 2003 Request for a Site Plan Review for grading and construction of a new single family residence with garage, pool and a new driveway, at a vacant parcel of land. BACKGROUND 1. At the August 19, 2003 meeting the Planning Commission scheduled a field visit to subject property for September 9, 2003. 2. The applicants request a Site Plan Review to construct an 8,990 square foot residence, 2,050 square foot garage, 880 square foot swimming pool, 1,176 square foot stable and a service yard. A 4,750 square foot basement is also proposed. The proposed construction requires grading. 3. The property is zoned RAS-2 and is 9.20 acres (gross) in size and 8.20 acres net. The lot is currently vacant. Subject lot is very irregular in shape with Appaloosa Lane located along a portion of the length of the lot. Normally, streets are located along the width of a lot. In addition, Appaloosa Lane lies within the property and does not follow the roadway easement line. Due to the irregular shape and the unusual location of the street along the lot, the front yard setback is located 50 feet from the roadway easement along the entire length of Appaloosa Lane, which traverses the property. The area just opposite the front yard setback will be the rear yard and all of the other property lines will be considered the side yards. 4. Although the property is large, due to the terrain, less than a third of the property is developable, without a major grading operation. The areas not proposed for development will remain in current state with mature trees and native vegetation interspersed throughout this area. The northeastern most portion of this property is adjacent to the property off of Sagebrush Lane, which is undergoing slope repairs. ZC NO. 669 P1ng.Comm. 9/9/03FT ®Printer) or; Rc,cvdod ('norm • • 5. Prior to purchasing of the property, the applicants had a geology and soils report prepared. The report states, in part, that " Based on an evaluation of the site conditions and findings of this investigation, it is concluded that the subject property is suitable for the proposed development from a geotechnical engineering viewpoint, provided the following conclusions and recommendations are incorporated into design criteria and project specifications and are implemented during construction." The report then makes recommendations and conclusions as to the conditions on the site and for future development. The report is attached. 6. A new 15 foot wide driveway from Appaloosa Lane is proposed with a slope of between 10% and 17%. Section 17.16.160 requires that driveways not exceed 12% in slope, unless otherwise approved by the Planning Commission, and the first 20 feet of a driveway must not exceed 7%. The Traffic Commission will review the proposed driveway approach at their September 25, 2003 meeting. Access to the stable will be through an access road not to exceed 25% in slope, and will connect to existing trails and to Appaloosa Lane. 7. Grading for the project will require 9,420 cubic yards of cut soil and 9,420 cubic yards of fill, which will be balanced on site. There exists a landslide on the property, which will be stabilized with buttress fill. The grading quantities include the buttress. 8. The net lot area of the lot is 357,280 square feet, (8.2 acres). Two building pads are proposed. The residential building pad is proposed at 40,960 square feet and the stable pad will be 8,960 square feet. Building pad coverage on the 40,960 square foot residential building pad is proposed at 12,016 square feet or 29.3%. Building pad coverage on the 8,960 square foot stable pad is proposed at 1,176 square feet or 13.1%. The combined building pad coverage will be 26.4%. 9. The structural net lot coverage proposed is 13,192 square feet or 3.7%, which includes the residence, garage, pool, service yard and stable, (20% permitted); and the total lot coverage proposed including the structures and paved areas is 23,940 square feet or 6.7%, (35% permitted). 10. Disturbed area of the lot will be 100,038 square feet or 28.0%, (40% permitted) of the net lot area. Disturbance includes any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 11. There are existing trails on the property and the applicants will be required to work with the RHCA to manage the trails, and if needed to relocate a portion of one trail to the satisfaction of the RHCA. 12. Utilities to the structures will be placed underground. 13. The RHCA will review this project at a later date. 14. A letter from adjacent property owner is attached for your information. ZC NO. 669 PIng.Comm. 9/9/03FT 2 Id • 15. 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. PROPERTIES IN THE VICINITY (For information purpose only) ADDRESS 23 Buggy Whip 21 Buggy Whip 19 Buggy Whip 5 Sagebrush Lane 1 Sagebrush Lane 1 Appaloosa Lane 15 Blackwater Cny 2 Appaloosa Lane 5 Appaloosa lane 4 Appaloosa Lane 3 Appaloosa Lane OWNER Snyder Sereen Gargas Hao Fan Liu Pasant Black Scharffenberger Scharffenberger AVERAGE Fozoonmehr HOUSE SIZE 5,302 4,308 6,732 7,816 7,186 3,861 5,385 3,747 7,668 4,533 5,654 8,990 (proposed) LOT SIZE (acres) 1.9 1.8 1.73 2.5 1.76 3.97 5.42 5.07 I 2.4 5.01 2.66 8.80 NOTE: The house size and lot area for the properties shown above, are as they appear on the assessors' records. The private roads are excluded in the calculations for the lot size. The above do not include garages. ZONING CASE NO. 669 ZC NO. 669 PIng.Comm. 9/9/03FT 3 • SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required 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 (30% maximum -guideline) STABLE 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 (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS EXISTING II PROPOSED VACANT ZC NO. 669 P1ng.Comm. 9/9/03FT 4 SINGLE FAMILY RESIDENCE, POOL AND STABLE Residence Garage Swim Pool Stable Service yard Basement TOTAL 8990 sq.ft. 2050 sq.ft. 880 sq.ft 1176 sq.ft. 96 sq.ft 4750 sq.ft 13,192 sq.ft. 3.7% of 357,280 sq.rt. net lot area 6.7% 29.3% of 40,960 sq.ft. building pad area 13.1% of 8,960 sq.ft. stable pad area 9,420 cubic yards cut 9,420 cubic yards fill 28.0% (100,038 sq.ft.) 1,176 sq.ft. < 550 sq. ft Proposed from stable to Appaloosa Lane and existing trails Proposed from Appaloosa Lane Traffic Commission will review the approach Planning Commission will review. Planning Commission will review. • Zoning case No. 669 The City of Rolling Hills Dear Sirs: August 16, 2003G 1 $ 2003 3:074 CITY OF ROLLING HILLS I have reviewed the preliminary plans for the home on Appaloosa Lane. This seems to be an optimistic project involving a large home on a limited thin building site. Mr. Gunderson will remember the struggle we had building a six thousand square house on the same Lane. Obviously the planning commission has liberalized its guidelines or the rules of engagement have changed. At any rate, we are pleased that the home site will be on the Northern part of the lot and will not obstruct our view. I would like to request that the applicant consider pruning and maintaining the avocado trees on the Southern portion of the lot adjoining our property so as to improve and retain our city view We would like to invite the Fozoonmehr family to come by to introduce themselves and become acquainted with our family whenever they are visiting their project. Sincerely, Jim Scharffenberger 265-0087 5111 Cc. Marion Scharffenberger Jim & Karen Black 5 DATE: TO: FROM: cEy • Taw 1:\• o/ l2 ten9 JUL 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 AUGUST 19, 2003 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 669 3 APPALOOSA LANE (LOT 246-MS) RA-S-2, 9.20 ACRES (GROSS) DR. AND MRS. FOZOONMEHR DOUGLAS McHATTIE, BOLTON ENGINEERING AUGUST 9, 2003 REOUEST Request for a Site Plan Review for grading and construction of a new single family residence with garage, pool and a new driveway, at a vacant parcel of land. BACKGROUND 1. The applicant is requesting a Site Plan Review to construct an 8,990 square foot residence, 2,050 square foot garage, 880 square foot swimming pool, 1,176 square foot stable and a service yard. A 4,750 square foot basement is also proposed. The proposed construction requires grading. 2. The property is zoned RAS-2 and is 9.20 acres (gross) in size and 8.20 acres net. The lot is currently vacant. Subject lot is very irregular in shape with Appaloosa Lane located along a portion of the length of the lot. Normally, streets are located along the width of a lot. In addition, Appaloosa Lane lies within the property and does not follow the roadway easement line. Due to the irregular shape and the unusual location of the street along the lot, the front yard setback is located 50 feet from the roadway easement along the entire length of Appaloosa Lane, which traverses the property. The area just opposite the front yard setback will be the rear yard and all of the other property lines will be considered the side yards. 3. Although the property is large, due to the terrain, less than a third of the property is developable, without a major grading operation. The areas not proposed for development will remain in current state with mature trees and native vegetation interspersed throughout this area. The northeastern most portion of this property is adjacent to the property off of Sagebrush Lane, which is undergoing slope repairs. ZC NO. 669 Plng.Comm. 8/19/03 1 Printed on Recycled Paper. • • 4. Prior to purchase of the property, the applicants had a geology and soils report prepared. The report states, in part, that " Based on an evaluation of the site conditions and findings of this investigation, it is concluded that the subject property is suitable for the proposed development from a geotechnical engineering viewpoint, provided the following conclusions and recommendations are incorporated into design criteria and project specifications and are implemented during construction." The report then makes recommendations and conclusions as to the conditions on the site and for future development. The report is attached. 5. A new 15 foot wide driveway from Appaloosa Lane is proposed with a slope of between 10% and 17%. Section 17.16.160 requires that driveways not exceed 12% in slope, unless otherwise approved by the Planning Commission, and the first 20 feet of a driveway must not exceed 7%. The Traffic Commission will review the proposed driveway approach at their September 25, 2003 meeting. Access to the stable will be through an access road not to exceed 25% in slope, and will connect to existing trails and to Appaloosa Lane. 6. Grading for the project will require 9,420 cubic yards of cut soil and 9,420 cubic yards of fill, which will be balanced on site. There exists a landslide on the property, which will be stabilized with buttress fill. The grading quantities include the buttress. 7. The net lot area of the lot is 357,280 square feet, (8.2 acres). Two building pads are proposed. The residential building pad is proposed at 40,960 square feet and the stable pad will be 8,960 square feet. Building pad coverage on the 40,960 square foot residential building pad is proposed at 12,016 square feet or 29.3%. Building pad coverage on the 8,960 square foot stable pad is proposed at 1,176 square feet or 13.1%. The combined building pad coverage will be 26.4%. 8. The structural net lot coverage proposed is 13,192 square feet or 3.7%, which includes the residence, garage, pool, service yard and stable, (20% permitted); and the total lot coverage proposed including the structures and paved areas is 23,940 square feet or 6.7%, (35% permitted). 9. Disturbed area of the lot will be 100,038 square feet or 28.0%, (40% permitted) of the net lot area. Disturbance includes any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 10. Utilities to the structures will be placed underground. 11. 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 reviews the staff report and take public testimony. ZC NO. 669 Plng.Comm. 8/19/03 2 Zoning Case No. 669 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required 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 (30% maximum-auideline) STABLE 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 (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS EXISTING VACANT ZC NO. 669 Plng.Comm. 8/19/03 3 PROPOSED SINGLE FAMILY RESIDENCE, POOL AND STABLE Residence Garage Swim Pool Stable Service yard Basement TOTAL 3.7% of 357,280 sq.ft. 6.7% 8990 sq.ft. 2050 sq.ft. 880 sq.ft 1176 sq.ft. 96 sq.ft 4750 sq.ft 13,192 sq.ft. net lot area 29.3% of 40,960 sq.ft. building pad area 13.1% of 8,960 sq.ft. stable pad area 9,420 cubic yards cut 9,420 cubic yards fill 28.0% (100,038 sq.ft.) 1,176 sq.ft. < 550 sq. ft Proposed from stable to Appaloosa Lane and existing trails Proposed from Appaloosa Lane Traffic Commission will review the approach Planning Commission will review. Planning Commission will review. PROPERTIES IN THE VICINITY (For information purpose only) ADDRESS 23 Buggy Whip 21 Buggy Whip 19 Buggy Whip 5 Sagebrush Lane 1 Sagebrush Lane 1 Appaloosa Lane 15 Blackwater Cny 2 Appaloosa Lane 5 Appaloosa lane 4 Appaloosa Lane 3 Appaloosa Lane OWNER Snyder Sereen Gargas Hao Fan Liu Pasant Black Scharffenberger Scharffenberger AVERAGE Fozoonmehr HOUSE SIZE 5,302 4,308 6,732 7,816 7,186 3,861 5,385 3,747 7,668 4,533 5,654 8,990 (proposed) LOT SIZE (acres) 1.9 1.8 1.73 2.5 1.76 3.97 5.42 5.07 2.4 5.01 2.66 8.80 NOTE: The lot area for the properties shown above, are as recorded in the assessors' records, without the deductions required by the City, except for the private roads. The above do not include garages. ZC NO. 669 Plng.Comm. 8/19/03 4