698, Build a Cabana in side yard, Staff ReportsC opleoffin9.�ueP
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7.288
E-mail: cityofrh@aol.com
Agenda Item No.: 4A
Mtg. Date: 2 / 28 / 05
DATE: FEBRUARY 28, 2005
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2005-06. A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A
CABANA AND A VARIANCE TO ENCROACH WITH THE
CABANA INTO THE SIDE YARD SETBACK AT AN EXISTING
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 698 AT 5
LOWER BLACKWATER CANYON ROAD, (LOT 82-RH), (RUZIC).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2005-06, which is
attached, on February 15, 2005 at their regular meeting granting approval for a
cabana. The vote was unanimous, (5-0).
2. The applicants request a Conditional Use Permit to construct a 265 square foot
pool cabana with 169 square foot covered porch, for a total of 434 square feet of
structures, and a Variance to encroach 3 feet with the cabana into the side yard setback.
The property is zoned RAS-2 and requires a 35-feet side setback.
3. No grading is proposed for the cabana.
4. In 1998, the applicants received an approval for the construction of a new 5,167
square foot residence, 1,408 square foot garage, 2,080 square foot basement, a 450 square
foot future stable and a 96 square foot service yard. This construction is completed. A
922 square foot pool, pool deck and landscaping were administratively approved in
February of 2004, which are currently being completed.
5. A 450 square foot future stable and 550 square foot corral are proposed on the
residential building pad. Access to the stable will be provided from Blackwater Canyon
Road.
ZC No. 698
Cc97R(1F
6. The lot has a net area of 4.5 acres, most of it consists of steep slopes. The lot is
irregular in shape with Lower Blackwater Canyon Road bisecting a portion of the lot.
The lot has over 600 lineal feet of street frontage, and therefore a very long front yard
setback along that frontage, where no construction is permitted. The 1998 grading
approval of 2,030 cubic yards of cut and fill included grading of an area on the north
side of the property.
7. The net lot area of the lot is 194,713 square feet. The structural lot coverage
proposed is 8,477 square feet or 4.35%, which includes the future stable, (20% maximum
permitted). The total lot coverage proposed is 15,699 square feet or 8.0% (35%
maximum permitted).
8. The existing residential building pad is 22,016 square feet and the building
coverage on this pad, including the future stable will be 7,121 square feet or 32.3%.
Previously, without the stable, 30.03% coverage was approved on this pad. The cabana
will be located on a second building pad consisting of 3,712 square feet, (not in setback).
This pad will have coverage of 1,356 square feet or 36.53%, which includes the
swimming pool, cabana and the porch. (Based upon Zoning Code revisions that will be
addressed in the near future by the Planning Commission, staff provides calculations for
building pad coverage with and without covered porches, porte cochere and similar solid roofed
structures). Without the 169 square feet of covered porch the building pad coverage will
be 1,187 square feet or 32.0%.
9. Disturbed area of the lot will be 40,944 square feet or 21.0% (40% maximum
permitted).
10. In response to the criteria to be satisfied for grant of Variance, the applicant's
representative stated that there is an existing level area adjacent to the pool and that is
the only correct placement for the cabana. The cabana will not have any negative effect
on adjacent properties.
11. It will be required that utility lines to the cabana be placed underground.
12. The Rolling Hills Community Association will review the project at a future date.
13. 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
other direction to staff.
ZC No. 698
cc' 77Rnc
ZONING CASE NO. 698
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
POOL / CABANA PAD
COMBINED
GRADING
DISTURBED AREA
40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist.
STABLE (450 SQ.FT.
Sr 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 698
cc' 77R(1.5
EXISTING
Single family residence
with accessory structures
Residence 5,167 sq.ft.
Garage 1,408 sq.ft.
Service Yard 96 sq.ft.
Pool 922 salt.
Total 7,593 sq.ft..
3.9%
7.6% (includes recently
constructed pool and deck)
30.03% of 22,016 sq.ft.
residential bldg.pad
24.8% of 3,712 sq.ft. pad
(pool only)
29.5% of 25,728 sq.ft.
N/A
15.9% or 30,959 sq.ft.
450 sq.ft. stable
550 soft. corral
From Blackwater Canyon
Road to the south/west of
exst. drwy. at a slope that is
not greater than 25%.
Existing off Blackwater
Canyon Road
Planning Commission
condition
Planning Commission
condition
PROPOSED
CUP -Cabana & covered
porch; VR-for side yard
encroachment
Residence
Garage
Service Yard
Pool
Stable
5,167 sq.ft.
1,408 sq.ft.
96 sq.ft.
922 sq.ft.
450 sq.ft.
Cabana 265 sq.ft.
Covered porch 169 sq.ft.
Total 8,477 sq.ft.
4.3% of 194,713 sq.ft. net lot
area
8.1%
32.3% of 22,016 sq.ft.
residential bldg.pad (incl.
stable)
36.53% of 3,712 sq.ft. pad
(32% zu/o porch)
32.9% of 25,728 sq.ft.
(32.2% w/o porch)
None
21.0% or 40,944 sq.ft.
(includes future stable and
access road)
450 sq.ft. stable
550 sq.ft. corral
From Blackwater Canyon
Rd.
No change
Planning Commission
condition
Planning Commission
condition
ZONING CODE REOUIREMENTS FOR CABANA.
1. No kitchen or other cooking facilities shall be permitted in cabana or
detached recreation room.
2. No sleeping quarters shall be permitted.
3. The maximum size of such structure shall not exceed 800 square feet.
4. Cabana or detached recreation room shall not be located in the front yard
or in any setback.
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone;
and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public welfare
or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZC No. 698
CC99Rm
RESOLUTION NO. 2005-06.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO
CONSTRUCT A CABANA AND A VARIANCE TO ENCROACH WITH THE
CABANA INTO THE SIDE YARD SETBACK AT AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 698 AT 5 LOWER
BLACKWATER CANYON ROAD, (LOT 82-RH), (RUZIC).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY. FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. and Mrs. Vukan Ruzic
with respect to real property located at 5 Lower Blackwater Canyon Road, (Lot
82-RH), Rolling Hills, CA requesting a Conditional Use Permit to construct a 265
square foot cabana with 169 square foot attached covered patio and a Variance to
encroach with the cabana 3-feet into the north side yard setback.
Section 2. The Planning Commission conducted duly noticed public
hearings to consider the application on December 21, 2004, January 18, 2005 and
at a field trip visit on January 18, 2005. 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 the applicants' representative were in attendance at
the hearings.
Section 3 In 1998, the applicants received an approval for the
construction of a new 5,167 square foot residence, 1,408 square foot garage, 2,080
square foot basement, a 450 square foot future stable and a 96 square foot service
yard. This construction is completed. A 922 square foot pool, pool deck and
landscaping were administratively approved in February of 2004, which are
currently being completed.
Section 4. The Planning Commission finds that the project is
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 5. Section 17.16.210(A)(2) of the Rolling Hills Municipal Code
permits approval of a cabana under certain conditions, provided the Planning
Commission approves a Conditional Use Permit. The applicant is requesting to
construct a 265 square foot cabana with 169 square foot covered patio. With
respect to this request for a Conditional Use Permit, the Planning Commission
finds as follows:
A. The granting of a Conditional Use Permit for the construction of a
cabana would be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan and will be desirable for the public convenience and
welfare because the use is consistent with similar uses in the community, and the
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R1171C
®
area proposed for the cabana would be located in an area on the property where
such use will not change the existing configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings,
and structures have been considered, and the construction of a cabana will not
adversely affect or be materially detrimental to these adjacent uses, buildings, or
structures because the proposed cabana will be located in a cluster on a separate
building pad with the pool and will promote pad integration. The proposed
cabana is of sufficient distance from nearby residences so that the cabana.will not
impact the view or privacy of surrounding neighbors.
C. The project is -harmonious in scale and mass with the site, the
natural terrain, and surrounding residences because the cabana will comply with
the low profile residential development pattern of the community. The height of
the structure will be restricted to 14 feet maximum from the finished floor.
D. The proposed conditional use complies with all applicable
development standards of the zone district because the 265 square foot size of the
cabana is less than the maximum permitted under the Municipal Code.
E. The proposed conditional use is consistent with the portions of the
Los Angeles County Hazardous Waste Management Plan relating to siting and
siting criteria for hazardous waste facilities because the project site is not listed
on the current State of California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title
17 of the Zoning Code because an adequate area is set -aside for the construction
of a future stable structure, adjacent corral and access.
Section 6. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves a Conditional Use Permit for
the construction of a 265 square foot cabana with 169 square foot covered patio,
in accordance with the development plan dated February 1, 2005 and marked
Exhibit A in Zoning Case No. 698 subject to the conditions contained in Section 9
of this Resolution.
Section 7. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity. A
Variance to Section 17.16.120 is required because it states that every lot in the
RAS-2 zone shall have a side yard of not less than 35 feet from the side property
line. The applicant is requesting a Variance to encroach 3 feet into the 35-foot
north side yard setback. With respect to this request for a Variance, the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
Reso. 2005-06
2
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because the configuration of the lot and
the steep topography of the lot together with the fact that the lot is bisected by a
road creates difficulty in constructing the cabana elsewhere on the property.
Locating the cabana 3-feet into the side yard setback will eliminate the need for
additional grading of the lot and will cause the construction to be
straightforward. The Planning Commission considered other locations for the
cabana, so that a variance would not be required. Locating the cabana in a
different area of the existing swimming pool building pad would cause the
cabana to be located in the front yard setback or require extensive soils and
geology studies together with additional grading and construction of caissons.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and
zone, but which is denied to the property in question. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same vicinity and zone. The
encroachment permits the use of the lot to the extent allowed for other properties
in the vicinity. The Variance will permit the development of the property in a
manner similar to development patterns on surrounding properties and
minimize grading. The lot size and configuration, together with the existing
development on the lot creates a difficulty in meeting the side yard setback Code
requirement. The lot is large for the zone in which it is located, however due to
the steep topography, very long frontage of the lot and the fact that the street
bisects the property, the buildable area on the lot is drastically reduced.
C. The granting of the Variance would not be materially detrimental
to the public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located. The 3-foot encroachment into
the side yard will allow the remaining portion of the lot to remain undeveloped
and would minimize grading. The cabana will be screened from the adjacent
property, and as required by the conditions of this approval, will enhance the
aesthetics of the side yard area and of the adjacent property.
Section 8. Based upon the foregoing findings, the Planning
Commission hereby approves the Variance for Zoning Case No. 698 to encroach
3 feet into the north side yard setback with the cabana, subject to the conditions
specified in Section 9.
Section 9. The Conditional Use Permit approved in Section 6 and the
Variance approved in Section 8 of this Resolution are subject to the following
conditions:
A. The Conditional Use Permit and Variance approval shall expire
within two years from the effective date of approval if construction pursuant to
this approval has not commenced within that time period, as required by,
Sections 17.38.070(A) and 17.42.070(A) of the Rolling Hills Municipal Code, or
the approval granted is otherwise extended pursuant to the requirements of
those sections.
Reso. 2005-06
RI 7ir
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the provided that the
City has given the applicants 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"uriless 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
February 1, 2005, except as otherwise provided in these conditions.
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. There shall be no grading for this project.
G. Structural lot coverage shall not exceed 8,477 square feet or 4.4%.
H. Total lot coverage of structures and paved areas shall not exceed
15,688 square feet or 8.0% in conformance with lot coverage limitations.
I. The disturbed area of the lot shall not exceed 40,944 square feet or
21.0% of the net lot area in conformance with lot disturbance limitations.
J. Residential building pad coverage on the 22,016 square foot
residential building pad shall be 32.3%, which includes the future stable,
(previously approved 30.03% coverage). Coverage on the 3,712 square foot
pool/cabana building pad shall not exceed 1,356 square feet or 36.53%, which
includes the covered patio.
K. The proposed cabana shall not exceed 265 square feet with 169
square feet attached covered patio and shall meet all requirements of the Zoning
Code, which include, but is not limited to the following:
a. No kitchen or other cooking facilities shall be permitted
within the cabana.
b. No sleeping quarters shall be permitted.
L A 1,000 square foot area, feasible for development of a future
stable, corral and access thereto, as required by the Zoning Code, has been set
aside on the property.
Reso. 2005-06
Rii7ir
1
M. The building pad area in connection with this project shall be
landscaped. The 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.
• N. The landscaping in connection with this project shall be designed
using native plants, shrubs and trees. The trees and shrubs used in the
landscaping scheme, shall be -planted so as not to obstruct views of neighboring
properties but to screen the cabana on site, and which at full maturity shall not
exceed the ridge height of the cabana. Planting shall not be permitted in the
easement, unless permitted by the Rolling Hills Community Association.
0 During construction, any soil disturbance shall preserve the existing
topography, flora, and natural features to the greatest extent possible.
P. 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.
Q. 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.
R. 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.
S. 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.
T. 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.
U. 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.
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R117ir
5 5
. •
V. 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.
W. The property owners shall be required to conform to the City of
Rolling Hills Outdoor Lighting Standards Ordinance, (Ordinance No. 287).
X. The County District Engineer shall review and approve a drainage
plan, taking into consideration any water from the site irrigation systems and
assure that all drainage from the site is conveyed in an approved manner.
Y. All utility lines shall be placed underground. The roof material for
the new cabana shall comply with the City of Rolling Hills Building Code
requirements.
Z. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
building permit.
AA. Until the applicants execute an Affidavit of Acceptance of all
conditions of this approval, the approvals shall not be effective.
AB. All conditions of the Conditional Use and Variance approval, that
apply, shall be complied with prior to the issuance of building permit from the
County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 15th DAY OF FEBRUARY, 2005.
ROGIJR SOMMER, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Reso. 2005-06
Rn7;r
6 ��
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2005-06 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE
PERMIT TO CONSTRUCT A CABANA AND A VARIANCE TO
ENCROACH WITH THE CABANA INTO THE SIDE YARD
SETBACK AT AN EXISTING SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 698 AT 5 LOWER BLACKWATER CANYON
ROAD, (LOT 82-RH), (RUZIC).
was approved and adopted at a regular meeting of the Planning Commission on
February 15, 2005 by the following roll call vote:
AYES: Commissioner DeRoy, Hankins, Margeta, Witte and Chairman
Sommer.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
Reso. 2005-06
Ruzic
•City 0/ leoffiny
N
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: FEBRUARY 15, 2005
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 698
SITE LOCATION: 5 LOWER BLACKWATER CANYON
ROAD (LOT 82-RH)
ZONING AND SIZE: RAS-2, 5.6 ACRES (GROSS)
APPLICANT: MR. AND MRS. VUKAN S. RUZIC
REPRESENTATIVE: BOLTON ENGINEERING
PUBLISHED: NOVEMBER 6, 2004, CUP
DECEMBER 11, 2004, VARIANCE
REQUEST
Request for a Conditional Use Permit to construct a cabana and a Variance to
encroach with the cabana 3-feet into the side yard setback at an existing single
family residence.
BACKGROUND
At the January 18, 2005 Planning Commission meeting, the Commission directed
staff to prepare a Resolution of approval in Zoning Case No. 698, with standard
findings and conditions, and with a condition that the applicant show the future
stable on the upper pad. The vote was unanimous. The applicants submitted a
revised plan showing the future stable on the same pad as the residence. Resolution
No. 2005-06 is attached for Commission's consideration.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2005-06
approving this development.
Pr Ur. li„(y I. al I'. IL,.,i
•
•
Ci1y o/ leo een9 Jhff
•
S)
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: JANUARY 18, 2005
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: . YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 698
SITE LOCATION: 5 LOWER BLACKWATER CANYON
ROAD (LOT 82-RH)
ZONING AND SIZE: RAS-2, 5.6 ACRES (GROSS)
APPLICANT: MR. AND MRS. VUKAN S. RUZIC
REPRESENTATIVE: BOLTON ENGINEERING
PUBLISHED: NOVEMBER 6, 2004, CUP
DECEMBER 11, 2004, VARIANCE
REQUEST
Request for a Conditional Use Permit to construct a cabana and a Variance to encroach
with the cabana into the side yard setback at an existing single family residence.
BACKGROUND
1. At the December 21, 2004 Planning Commission public hearing, the Commission
scheduled a field visit to subject property on January 18, 2005.
2. The applicants request a Conditional Use Permit to construct a 265 square foot
pool cabana with:169 square foot covered porch, for a total of 434 square feet of
structures, and a Variance to encroach 3 feet with the cabana into the side yard setback.
The property is zoned RAS-2 and requires a 35-feet side setback.
3. No grading is proposed for the cabana.
4. In 1998, the applicants received an approval for the construction of a new 5,167
square foot residence, 1,408 square foot garage, 2,080 square foot basement, a 450 square
foot future stable and a 96 square foot service yard. This construction is completed. A
922 square foot pool, pool deck and landscaping were administratively approved in
February of 2004, which are currently being completed.
5. A 450 square foot future stable and 550 square foot corral are proposed on a
separate building pad west of the existing residence. Access to the stable will be
ZC NO. 698
PC 1/18/05FT
1
®f'nnicrl nr F (: ,:Ir:d f':Ifa
• •
provided from Blackwater Canyon Road located to the southwest of the existing
driveway at a slope that is not greater than 25%.
6. The lot has a net area of 4.5 acres, most of it consists of steep slopes. The lot is
irregular in shape with Lower Blackwater Canyon Road bisecting a portion of the lot.
The lot has over 600 lineal feet of street frontage, and therefore a very long front yard
setback along that frontage, where no construction is permitted. The 1998 grading
approval of 2,030 cubic yards of cut and fill included grading of an area on the north
side of the property for future accessory structures, an area where the pool is located
and where the cabana is proposed.
7. The net lot area of the lot is 194,713 square _feet. The structural lot coverage
proposed is 8,477 square feet or 4.35(1/0, which includes the future stable, (20% maximum
permitted). The total lot coverage proposed is 15,699 square feet or 8.0% (35%
maximum permitted).
8. The existing residential building pad is 22,016 square feet and the building
coverage on this pad is 30.03%, as previously approved and will not be affected by this
proposal. The cabana will be located on a second building pad consisting of 3,712
square feet, (not in setback). This pad will have coverage of 1,356 square feet or 36.53%,
which includes the swimming pool, cabana and the porch. (As previously reported, based
upon Zoning Code revisions that will be addressed in the near future by the Planning
Commission, staff will provide calculations for building pad coverage with and without covered
porches, porte cochere and similar solid roofed structures. Without the 169 square feet of covered
vorch the building vad coverage will be 1,187 square feet or 32.0%). The future stable
building pad will be 1,000 square feet, and will have coverage of 45%. The total building
pad coverage proposed is 8,477 square feet or 31.7%, including the covered porch over
the cabana and 31.2% not including the covered porch.
9. Disturbed area of the lot will be 40,944 square feet or 21.0% (40% maximum
permitted).
10. In response to the criteria to be satisfied for grant of Variance, the applicant's
representative states Ahat there is an existing level area adjacent to the pool and that is
the only correct placement for the cabana. The cabana will not have any negative effect
on adjacent properties.
11. It will be required that utility lines to the cabana be placed underground.
12. The Rolling Hills Community Association will review the project at a future date.
13. 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 project.
ZC NO.698 2
PC 1/18/05FT
•
ZONING CASE NO. 698
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
POOL/CABANA PAD
STABLE PAD COVERAGE
COMBINED
GRADING
DISTURBED AREA
40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist
STABLE (450 SO.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC NO. 698
PC 1/18/05FT
EXISTING
Single family residence
with accessory structures
Residence 5,167 sq.ft.
Garage 1,408 sq.ft.
Service Yard 96 sq.ft.
Pool 922 sq.ft.
Total 7,593 sq.ft.
3.9%
7.6% (includes recently
constructed pool and deck)
30.03% of 22,016 sq.ft.
residential bldg.pad
24.8% of 3,712 sq.ft. pad
(pool only)
29. 5% of 25,728 sq.ft.
N/A
15.9% or 30,959 sq.ft.
450 sq.ft. stable
550 sq.ft. corral
From Blackwater Canyon
Road to the south/west of
exst. drwy. at a slope that is
not greater than 25%.
Existing off Blackwater
Canyon Road
Planning Commission
condition
Planning Commission
condition
3
PROPOSED
CUP -Cabana & covered
porch; VR-for side yard
encroachment
Residence 5,167 sq.ft.
Garage 1,408 sq.ft.
Service Yard 96 sq.ft.
Pool 922 sq.ft.
Stable 450 sq.ft.
Cabana 265 sq.ft.
Covered porch 169 sq.ft.
Total 8,477 sq.ft.
4.3% of 194,713 sq.ft. net lot
area
8.1%
30.03% of 22,016 sq.ft.
residential bldg.pad
36.53% of 3,712 sq.ft. pad
(32% w/o porch)
45% of 1,000 s.f stable pad
31.7% of 26,728 sq.ft.
(31.2% w/o porch)
None
21.0% or 40,944 sq.ft.
(includes future stable and
access road)
450 sq.ft. stable
550 sq.ft. corral
No change
No change
Planning Commission
review
Planning Commission
review
•
ZONING CODE REOUIREMENTS FOR A CABANA
1. No sleeping quarters or kitchen or other cooking facilities shall be
permitted in cabana or detached recreation room.
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone;
and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public welfare
or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZC NO.698
PC 1/18/05FT
4
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C14 o/ leoffinv J.h/f
DATE: DECEMBER 21, 2004
TO:
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
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 698
5 LOWER BLACKWATER CANYON
ROAD (LOT 82-RH)
RAS-2, 5.6 ACRES (GROSS)
MR. AND MRS. VUKAN S. RUZIC
BOLTON ENGINEERING
NOVEMBER 6, 2004, CUP
DECEMBER 11, 2004, VARIANCE
Request for a Conditional Use Permit to construct a cabana and a Variance to encroach
with the cabana into the side yard setback at an existing single family residence.
BACKGROUND
1. The applicants request a Conditional Use Permit to construct a 265 square foot
pool cabana with 169 square foot covered porch, for a total of 434 square feet of
structures, and a Variance to encroach with the cabana into the side yard setback. The
property is zoned RAS-2 and requires a 35-feet side yard setback.
2. No grading is proposed for the cabana.
3. In 1998, the applicants received an approval for the construction of a new 5,167
square foot residence, 1,408 square foot garage, 2,080 square foot basement, a 450 square
foot future stable and a 96 square foot service yard. This construction is completed. A
922 square foot pool, pool deck and landscaping were administratively approved in
February of 2004, which are currently being completed.
4. A 450 square foot future stable and 550 square foot corral is proposed on a
separate building pad west of the existing residence. Access to the stable will be
provided from Blackwater Canyon Road located to the southwest of the existing
driveway at a slope that is not greater than 25%.
ZC NO. 698
PC 12/21/04
1
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5. The lot has a net area of 4.5 acres, most of it consists of steep slopes. The lot is
irregular in shape with Lower Blackwater Canyon Road bisecting a portion of the lot.
The lot has over 600 lineal feet of street frontage, and therefore a very long front yard
setback along that frontage, where no construction is permitted. The 1998 grading
approval of 2,030 cubic yards of cut and fill included grading of an area on the north
side of the property for future accessory structures, an area where the pool is located
and where the cabana is proposed.
._._ 6.....,_. _._,._The ._net. lot. . area_oLtheiot.. is_194,713...square.feet The str_ucturaLloLcoverage...
' proposed is 8,477 square feet or 4.35%, which includes the future stable, (20% maximum
permitted). The total lot coverage proposed is 15,699 square feet or 8.0% (35%
maximum permitted). . -- -
7. The existing residential building pad is 22,016 square feet and the building
coverage on this pad is 30.03%, as previously approved. The cabana will be located on a
second building pad consisting of 3,712 square feet, (not in setback). This pad will have
coverage of 1,356 square feet or 36.53%, which includes the swimming pool, cabana and
the porch. (As previously reported, based upon Zoning Code revisions that will still be
addressed in the near future by the Planning Commission, staff will provide calculations for
building pad coverage with and without covered porches, porte cochere and similar solid roofed
structures. Without the 169 square feet of covered porch the building pad coverage will be 1,187
square feet or 32.0%). The future stable building pad will be 1,000 square feet, and will
have coverage of 45%. The total building pad coverage proposed is 8,477 square feet or
31.7%, including the covered porch over the cabana and 31.2% not including the
covered porch.
8. Disturbed area of the lot will be 40,944 square feet or 21.0% (40% maximum
permitted).
9. In response to the criteria to be satisfied for grant of Variance, the
applicant's representative states that there is an existing level area adjacent to the
pool and that is the only correct placement for the cabana. The cabana will not
have any negative effect on adjacent properties.
10. It will be required that utility lines to the cabana be placed underground.
11. The Rolling Hills Community Association will review the project at a future date.
12. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, open the
public hearing and take public testimony.
ZC NO. 698
PC 12/21/04
2
ZONING CASE NO. 698
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 Mirom front easemenfline
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
POOL/CABANA PAD
STABLE PAD COVERAGE
COMBINED
GRADING
DISTURBED AREA
40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist.
STABLE (450 SO.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
Single family residence
with accessory stiucturesV---
Residence 5,167 sq.ft.
Garage 1,408 sq.ft.
Service Yard 96 sq.ft.
Pool 922 sq.ft.
Total 7,593 sq.ft.
3.9%
7.6% (includes recently
constructed pool and deck)
30.03% of 22,016 sq.ft.
residential bldg.pad
24.8% of 3,712 sq.ft. pad
(pool only)
29.5% of 25,728 sq.ft.
N/A
15.9% or 30,959 sq.ft.
450 sq.ft. stable
550 sq.ft. corral
From Blackwater Canyon
Road to the south/west of
exst. drwy. at a slope that is
not greater than 25%.
Existing off Blackwater
Canyon Road
Planning Commission
condition
Planning Commission
condition
PROPOSED
CUP -Cabana & covered
porch; VR=for side yard ___.._.__ `
encroachment
Residence
Garage
Service Yard
Pool
Stable
5,167 sq.ft.
1,408 sq.ft.
96 sq.ft.
922 sq.ft.
450 sq.ft.
Cabana 265 sq.ft.
Covered porch 169 sq.ft
Total 8,477 sq.ft.
4.3% of 194,713 sq.ft. net lot
area
8.1%
30.03% of 22,016 sq.ft.
residential bldg.pad
36.53% of 3,712 sq.ft. pad
(32% w/o porch)
45% of 1,000 s.f stable pad
31.7% of 26,728 sq.ft.
(31.2% w/o porch)
None
21.0% or 40,944 sq.ft.
(includes future stable and
access road)
450 sq.ft. stable
550 sq.ft. corral
No change
No change
Planning Commission
review
Planning Commission
review
•
ZC NO. 698
PC 12/21/04
3
• •
ZONING CODE REOUIREMENTS FOR A CABANA
1. No sleeping quarters or kitchen or other cooking facilities shall be
permitted in cabana or detached recreation room.
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone;
and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public welfare
or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZC NO. 698
PC 12/21/04
4
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INCORPOR& 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
APPLICATION NO. ZONING CASE NO. 698
SITE LOCATION: 5 LOWER BLACKWATER CANYON
ROAD (LOT 82-RH)
ZONING AND SIZE: RAS-2, 5.6 ACRES (GROSS)
APPLICANT: MR. AND MRS. VUKAN S. RUZIC
REPRESENTATIVE: BOLTON ENGINEERING
PUBLISHED: NOVEMBER 6, 2004
REOUEST
Request for a Conditional Use Permit for the construction of a pool cabana.
BACKGROUND
The applicant requested continuance of this case to the December 21, 2004,
Planning Commission meeting. The applicant will be seeking a Variance for side
yard encroachment in conjunction with the Conditional Use Permit.
ZC 698
PC 11/16/04
1
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