915, Construct new stable (5368 sq , Staff Reports•
C,Ey oto/21P,.Jo
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF- 90274
(310) 377-1521
FAX: (310) 377.7288
Agenda Item No.: 9A
Mtg. Date 02/19/19
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: REQUEST FOR TIME EXTENSION -1 Middleridge Lane North
ZONING CASE NO. 915 Request for a Site Plan Review for the construction of 1,750
square feet addition and 1,750 square feet of underlying basement, 380 square feet of
covered porches, and a 441 square foot (2-car) garage to be attached by a 120 square foot
breezeway, for a total of 4,650 square foot residence with 909 square feet garages and
grading of 2,510 cubic yards, total cut and fill: request for CUP to widened one of the
two driveways and Variances to encroach with portions of the proposed development,
including the basement and garage into the front yard setback and to increase the
disturbed area from 35.5% to 37.3%.
BACKGROUND
Attached is a request from Chaz and Emily Cipolla, owners of 1 Middleridge Lane North for a
two-year time extension to commence construction of a previously approved project consisting
of construction of additions to a single family residence with basement and garage, grading,
widening of driveway and encroach with portions of the project into the front yard setback
Zoning Case No. 915. The Planning Commission approved this project on April 18, 2017.
(Commissioner Cardenas recused).
Section 9 (A) of Resolution No. 2017-03 requires that the project grading or construction
commence within two years from date of the resolution, April 2019. Pursuant to Section
17.46.080 and Section 17.42.070 of the Zoning Ordinance, approvals are valid for the time period
specified in a Resolution of approval, but not to exceed two years. The Planning Commission
may extend the approval for up to a maximum of two years.
Applicants state that due to family health issues the project was delayed. Recently, they
submitted plans to the County of LA Building Department for review and processing.
RECOMMENDATION
It is recommended that the Planning Commission consider the request and adopt Resolution No.
2019-04 granting a two-year time extension to commence construction of this project. If granted,
the entitlement for construction would expire on April 18, 2021.
1/4
Printed on Recycled Paper
January 9th, 2019
To whom it may concern,
My wife, Emily Cipolla, and myself, Chaz Cipolla would like to extend our original approval
construction deadline for additional two years (April 2021). We found out during the process that
Emily was pregnant and for unforeseen health issues that arose during pregnancy resulted in
delay in process. Therefore we are requesting additional time. We thank you for your
consideration and will forward on the $200 extension fee. If you have any additional questions
or concerns please email me chazbcipolla@amail.com and/or emilvcipollaipt@qmail.com.
Best Regards,
Chaz Cipolla
1 Middleridge Lane North
CEN
JAI4 1 it 2019
City of Rolling Hits
By
2/4
RESOLUTION NO. 2019-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A TWO-YEAR TIME EXTENSION FOR A
PREVIOUSLY APPROVED PROJECT FOR SITE PLAN REVIEW, VARIANCES
AND CONDITIONAL USE PERMIT IN ZONING CASE NO. 915, AT
MIDDLERIDGE LANE NORTH, (PORTION OF LOTS 15,16,17-MR, CIPOLLA).
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 Chaz and Emily Cipolla with respect to real
property located at 1 Middleridge Lane North requesting a two-year time extension to comply with
the requirements of Planning Commission Resolution No. 2017-03 to commence construction of the
approved project.
Section 2. The Commission considered this item at a meeting on February 19, 2019 at which
time information was presented by the applicants indicating that additional time is needed to
commence construction of this project.
Section 3. The Planning Commission finds that pursuant to RHMC Section 17.46.080 the
expiration would constitute an undue hardship upon the property owner; and the continuation of
the approval would not be materially detrimental to the health, safety and general welfare of the
public.
Section 4. Based upon information and evidence submitted, the Planning Commission grants
two year time extension and does hereby amend Paragraph A of Section 9 of Planning Commission
Resolution No. 2017-03, dated Apri118, 2017 to read as follows:
Section 9.
A. The Site Plan, Conditional Use Permit and Variance approvals shall expire within four years
from the effective date of approval if construction pursuant to this approval has not
commenced within that time period, as required by Sections 17.46.080 and 17.38.070(A) of the
Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the
requirements of those sections.
Section 5. Except as herein amended, the provisions and conditions of Resolution No. 2017-03
shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED THIS 19th DAY OF FEBRUARY 2019.
ATTEST:
YVETTE HALL, CITY CLERK
BRAD CHELF, CHAIRMAN
3/4
1
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
)
)
) §§
I certify that the foregoing Resolution No. 2019-04 entitled
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
GRANTING A TWO-YEAR TIME EXTENSION FOR A PREVIOUSLY APPROVED PROJECT
FOR SITE PLAN REVIEW, VARAINCES AND CONDITIONAL USE PERMIT IN ZONING
CASE NO. 915, AT MIDDLERIDGE LANE NORTH, (PORTION OF LOTS 15, 16, 17-MR,
CIPOLLA).
was approved and adopted at a regular meeting of the Planning Commission on February 19,
2019 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
YVETTE HALL
CITY CLERK
4/4
7.
THRU: RAYMOND R. CRUZ, CITY MANAGER
• •
aiRafiewf gice4
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 5-A
Mtg. Date: 05/08/17
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: YOLANTA SCHWARTZ, PLANNING, DIRECTOR VO
Ptb
l
SUBJECT: RESOLUTION NO. 2017-03. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING
APPROVAL OF A SITE PLAN REVIEW, CONDITIONAL USE PERMIT
AND VARIANCES FOR A RESIDENCE ADDITION, BASEMENT,
VARIOUS WALLS AND GRADING; WIDENING OF ONE OF THE TWO
RESIDENTIAL DRIVEWAYS AND TO ENCROACH INTO THE FRONT
SETBACK WITH PORTIONS OF THE ADDITIONS, BASEMENT AND
GARAGE IN ZONING CASE NO. 915 AT 1 MIDDLERIDGE LANE
NORTH, (PARTS OF LOTS 15, 16, 17-MR), (CIPOLLA).
AND
CONSIDERATION OF A RECOMMENDATION FROM THE TRAFFIC
COMMISSION TO APPROVE THE WIDENING OF AN EXISTING
DRIVEWAY APRON AT 1 MIDDLERIDGE LANE NORTH.
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
CHAZ AND EMILY CIPOLLA
TAVISHA NICHOLSON, BOLTON ENGINEERING
TONY INFERRERA, ARCHITECT
JANUARY 5, 2017
RECOMENDATION, PROPERTY DESCRIPTION AND REQUEST
1. It is recommended that the City Council receive and file this report, approve the
driveway or provide other direction to staff.
O
• •
2. The applicants request a Site Plan Review, Conditional Use Permit and a
Variance.
3. The property is irregular in shape with a very long frontage along Middleridge
Lane N. The property is zoned RAS-1 and the gross lot area is 4.19 acres. The net lot
area, as calculated by the City, is 2.82 acres or 122,943 square feet. The lot is adjacent to
the Overlay Zone along Middleridge Lane North properties, which benefit from reduced
front setback, (and side setback, only when existing house is rebuilt). A natural drainage
course meanders in and out along the rear of the property line and a storm drain
discharges onto the property on the side of the lot.
The property is currently developed with a 2,900 square foot single-family residence and
468 square foot attached garage, tree house, sheds and outdoor kitchen with BBQ and
fire pit. 876 sq.ft. of the existing residence encroaches between 8-11 feet into the required
front setback and the entire garage encroaches up to 30' into the front setback. Vehicular
access is provided through two aprons on Middleridge Lane N. that allow access to and
through the existing garage as well as to an existing paved parking area at the front.
4. SPR is requested to construct a 1,750 square feet addition and 1,750 square feet of
underlying basement, 380 square feet of covered porches at the house front and side, and
a 441 square foot (2-car) garage to be attached by a 120 square foot breezeway on the east
side of the house. The grading for this project is proposed at 2,510 cubic yards total to
enlarge the residential building pad and construct several not to exceed 3' high retaining
walls, which will average out to 2.5' in height, along the enlarged building pad to
accommodate the additions, including the new garage.
Variance is required to encroach with portions of the proposed development, including
the basement, garage, breezeway and Porte cochere into the front yard setback. 360 sq.ft.
of the 1,750 sq.ft. addition and same for the basement, as well as 180 sq.ft. of the new
garage and portion of the breezeway will encroach approximately 11 feet into the 50-foot
front setback, aligned with the existing house; and the Porte cochere will encroach along
the line of the existing garage.
A Conditional Use Permits (CUP) is required to widen one of two existing residential
driveways. A non -conforming condition exists on the property, due to the fact that there
are two driveway approaches into the house. A CUP is required for more than one
driveway apron (except to a stable); and due to the fact that the existing driveway apron
is proposed to be widened a CUP is required. The Traffic Commission reviewed the
driveway and recommended approval.
5. The project will result in a 4,6504 square foot residence, 1,750 sq.ft. basement and
909 square foot garages. The applicants also will relocate a 96 square foot service yard,
and retain an existing 140 square foot outdoor BBQ and 15 square foot outdoor kitchen
at the home's rear and a tree house in the front.
ZC No. 9151 Middleridge Lane North
6. A 1,000 square foot area for a future stable and corral has been set -aside on the
property. Access would be provided from Middleridge Lane.
7. There are no records of permits for the outdoor kitchen and sheds. As part of the
Planning Commission approval it is required that the applicants obtain building permit
for these structures or demolish them.
Additionally, following the purchase of the property, Mr. Cipolla cleared the lot of
vegetation, much of which was dead and overgrown. According to the property owner,
in order to get to the area of the lower lot, his trees/vegetation removal contractor
created a path in the rear of the property, which resulted in a code enforcement action.
During the early code enforcement efforts, staff was concerned that the grading could
have affected the drainage courses, and required that the applicant submit an
application to the Army Corps of Engineers and the Department of Fish and Wildlife for
their determination. The agencies have determined that neither of the streams is
classified as water bodies that fall under their jurisdiction, and therefore did not require
remediation or any permits. Depending on the location of the future stable and grading,
the City's grading and drainage engineers will make a determination if further reviews
are required by those agencies.
PLANNING COMMISSION REVIEWS
8. In January 2017 the applicants, in addition to the above request, submitted an
application to the Planning Commission to construct a 10-stall two story stable with a
turn out ring and a corral, new driveway to the stable, related grading and retaining
walls for the project and a request to retain and legalize the "as graded" path, at the
lower portion of the lot and to exceed the maximum permitted disturbance of the lot.
At the field trip and at the evening meeting of March 21, 2017 several residents
came forward in opposition to the stable. and driveway; and the Planning
Commissioners also expressed concerns with the proposed stable. Taking into
consideration residents and Commissioners concerns, the applicants requested that the
project be separated into two phases; phase one would include the new addition, several
of the retaining walls, widening of the residential driveway, retention of the "as graded"
path and the exceedance of the disturbed area of the lot (resulting from grading of the
path); and phase two would entail a new stable, corral, driveway to the stable and
related walls and grading, as needed, which they would submit at a later date.
The Planning Commission held another field trip on April 18 to view the graded path.
Following the field trip the Planning Commission felt that the grading for the path and
the path should be included in the application for the stable and related grading; as
depending on what the applicants propose, it may affect the area of the path, and the
scope of the project could change. At the April 18, 2017 meeting, the Planning
ZC No. 9151 Middleridge Lane North
•
Commission adopted a resolution approving the additions, grading for the additions
and the driveway.
DEVELOPMENT STANDARDS
9. The structural lot coverage, including future 450 sq.ft. stable, is proposed at 7,092
square feet or 5.8%, (excluding miscellaneous existing structures). The total lot coverage,
structures and flatwork, is proposed at 14,187 square feet or 11.54%.
The residential building pad, which would be increased by 1,415 square feet from the
current pad, is proposed at 7,215 square feet, (not in setbacks), would have coverage of
6,100 square feet (with deductions) or 84.55%.
The disturbance of the lot (excluding the path) is proposed at 37.3% of the net lot area,
which is 45,825 sq.ft.
10. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA). Staff has reviewed environmental
information provided in compliance with CEQA.
PLANNING COMMISSION RESOLUTION
11. The Planning Commission adopted Resolution No. 2017-03 by a 4-0-1 vote, with
Commissioner Cardenas recused, due to proximity of his property to subject site. They
found that the project is not obtrusive, that it fits on the lot and that it mostly utilizes the
existing flat area of the lot, although in the front setback, the addition follows the line of
the existing residence. They found that the addition is modest and that there is no other
. area to add on, without much more grading and that much of the house is below the
road level and the addition will not cause the lot to look overdeveloped. They also
found that when asked of the neighbors, no one had objections to the addition and that
the applicant is sufficiently vested in the development of plans for a stable, that the code
enforcement case could be considered at the time the stable is considered.
ZC No. 9151 Middleridge Lane North
• i
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive
grading practices; preserves existing mature vegetation; is compatible and consistent with the
scale, massing and development pattern in the immediate project vicinity; and otherwise
preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
11.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and policies of the general plan and
all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of the lot by minimizing
building coverage. Lot coverage requirements are regarded as maximums, and the actual
amount of lot coverage permitted depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding
residences;
4. The project preserves and integrates into the site design, to the greatest extent possible,
existing topographic features of the site, including surrounding native vegetation, mature trees,
drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to minimize the amount
of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such
flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees and supplements these
elements with drought -tolerant landscaping which is compatible with and enhances the rural
character of the community, and landscaping provides a buffer or transition area between
private and public areas;
8. The project is sensitive and not detrimental to the convenient and safe movement of
pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental Quality Act.
ZC No. 9151 Middleridge Lane North
• •
VARIANCES CRITERIA
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
CONDITIONAL USE PERMIT CRITERIA:
17 42.050 Basis for approval or denial of conditional use permit.
The Commission (and Council on appeal), in acting to approve a conditional use permit
application, may impose conditions as are reasonably necessary to ensure the project is
consistent with the General Plan, compatible with surrounding land use, and meets the
provisions and intent of this title. In making such a determination, the hearing body shall find
that the proposed use is in general accord with the following principles and standards:
A. That the proposed conditional use is consistent with the General Plan;
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be
materially detrimental to these adjacent uses, building or structures;
C. That the site for the proposed conditional use is of adequate size and shape to
accommodate the use and buildings proposed;
D. That the proposed conditional use complies with all applicable development
standards of the zone district;
E. That the proposed 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;
F. That the proposed conditional uses observes the spirit and intent of this title.
ZC No. 9151 Middleridge Lane North
ZONING CASE NO.915 1 MIDDLERIDGE LANE N. DATE: 5-08-17
SUMMARY OF PROPOSED DEVELOPMENT -
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required if size of
structure increases by more than 999
sq.ft., & grading
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% euideline)
Residential
Stable
GRADING
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
EXISTING
Residence & Garage; miscl.
structures
Residence
Basement
Garage attached
Stable
Loft for Stable
Att. Cov. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds
TOTAL
0.03%
0.06%
PREVIOUSLY PROPOSED
1/17/17 & 3/21/17
RESIDENCE ADDITION, NEW
DRIVEWAY, WIDENING OF
DRWY, STABLE, CORRAL,
LEGALIZE PATH & GRADING
2900 sq.ft. Residence 4,650 sq.ft.
0 sq.ft *Basement 1,750 sq.ft.
468 sq.ft Garages attached 909 sq.ft.
Stable 5,368 sq.ft.
*Loft for Stable 3,840 sq.ft.
Att. Cov. Porches 1,220 sq.ft.
Entry porch 120 sq.ft
96 sq.ft Service yard 96 sq.ft
155 sq.ft Outdoor Kitchen 155 sq.ft
75 sq.ft. *Tree House 75 sq ft
162 sq.ft Sheds (demo) -162 sqft
3,781 sq.ft TOTAL 12,593 sq.ft.
12,458 sf w/ allowances 10.13% of
122,943 sq.ft. net lot area
22,528 w/allowances or 18.32% of
122,943 sq.ft. net lot area
61.4% of 5,800 sq.ft. pad
N/A
N/A
Residence: 81.4% of 7,215 sf. pad
Stable: 41.6%of 13,625 sf pad
(including deductions)
33,090 cy total to be balanced on
site
PROPOSED
4-18-17
RESIDENCE ADDITION,
GRADING & WIDENING OF
DRWY
Residence
*Basement
Garages attached
Stable
*Loft for Stable
Att. Cov. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds
TOTAL
4,650 sq.ft.
1,750 sq.ft.
909 sq.ft.
450 sq.ft.
sq.ft.
380 sq.ft.
350 sq.ft
96 sq.ft
155 sq.ft
75 sq ft
162 sqft
7,227 sq.ft
7,092 sf. or 5.8% excl/allowances of
122,943 sq.ft. net lot area
14,147 sq.ft. or 11.54%
excl/ allowances of 122,943 sq.ft.
net lot area
84.54% of 7,215 sf. pad
Future
1,300 c.y. cut, 1,210 c.y. fill; 600 c.y.
to be used for recompaction for a
total of 2,510 c.y. dirt
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 SO.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
35.4% (47.8% with unauthorized 55.6% (68,325 sq. ft.) including
grading of a path along the rear pathway
of the property)
N/A
N/A
N/A
N/A
N/A
5,368 sq. ft. with 3,840 sq. ft. loft
4,300 sq. ft. (new corral)
Proposed from Middleridge
Two Driveway aprons -CUP
Planning Commission condition
Planning Commission condition
II *Basements are not included in calculation for structural square footage.
37.2% or 45,825 sq.ft. area
(no variance is required)
Future
Future from Middleridge
Two Driveway aprons -CUP
Planning Commission condition
Planning Commission condition
•
RESOLUTION NO. 2017-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN
REVIEW, CONDITIONAL USE PERMIT AND VARIANCES FOR A
RESIDENCE ADDITION, BASEMENT, VARIOUS WALLS AND
GRADING; WIDEN ONE OF THE TWO'. RESIDENTIAL
DRIVEWAYS AND TO ENCROACH INTO THE FRONT SETBACK
WITH PORTIONS OF THE ADDITIONS, BASEMENT AND
GARAGE IN ZONING CASE NO. 915 AT 1 MIDDLERIDGE
LANE NORTH, (PARTS OF LOTS 15, 16, 17-MR), (CIPOLLA).
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. Chaz Cipolla with respect
to real property located at 1 Middleridge Lane North, (Part of Lots 15, 16, 17-MR),
Rolling Hills, CA requesting a Site Plan Review for the construction of 1,750 square feet
addition and 1,750 square feet of underlying basement, 380 square feet of covered
porches at the house front and side, and a 441 square foot (2-car) garage to be attached -
by a 120 square foot breezeway on the home's east side, for a total of 4,650 square foot
residence with 909 square feet garages. The applicants also propose to retain an
existing 140 square foot outdoor BBQ and 15 square foot outdoor kitchen at the home's
rear and a tree house in the front. Several not to exceed 3' high retaining walls, which
will average out to 2.5' in height, are proposed along the enlarged building pad to
accommodate the additions, including the new garage. Grading for the enlarged
residential pad for the addition and for the widening of the driveway would be 2,510
cubic yards, total cut and fill. The applicants seek a CUP to widened one of the two
driveways to accommodate access to the new proposed garage and variances to
encroach with portions of the proposed development, including the basement and
garage into the front yard setback and to increase the disturbed area from 35.5% to
37.3%, (40% maximum allowed).
Section 2. The Planning Commission conducted duly noticed public hearings to
consider the application on January 17, 2017, March 21, 2017 and in the field on March
21, 2017. 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 Planning Commission having
reviewed, analyzed, and studied said proposal. The property owners and their
representatives were in attendance at the public hearings.
Section 3. Originally included in the request was a conditional uses permit and
additional variance for a 10-stall stable with loft and related grading, additional
disturbance, a driveway to the stable and a request to legalize grading for a previously
created path in the rear of the property, and allow to retain the path. The grading for
the pathway consists of a total of 3,500 cubic yards cut and fill over 15,250 square foot
Reso. 2017-03 1
• •
surface area, and it has been completed. Due to the Planning Commission and
neighbors' concerns related to the stable and the proposed third driveway to the stable,
the applicants withdrew the request for that portion of the application. At the April 18,
2017 field trip to view the graded path, the Planning Commission decided not to
consider it at this time and to re -visit this portion of the application with the future
application for a stable and grading.
Section 4. The property is zoned RAS-1 and the gross lot area is 4.19 acres. The net
lot area, as calculated by the City, is 2.82 acres or 122,943 square feet. The property is
currently developed with a 2,900 square foot single-family residence and 468 square
foot attached garage, tree house, sheds and outdoor kitchen with BBQ and fire pit.
Vehicular access is provided through two aprons on Middleridge Lane N. that allow
access to and through the existing garage as well as to an existing paved parking area
at the front. The easterly existing apron is proposed to be widened to allow access to
the proposed second garage. The Traffic Commission reviewed the residential apron
widening request and recommended approval. There are no records of permits for the
outdoor kitchen and sheds. It is required that the applicants obtain building permit for
these structures or demolish them.
Section 5. The project has been determined to be categorically exempt pursuant to
the California Environmental Quality Act (CEQA) as a Class 1 exemption in that the
project is an addition.
Section 6. Section 17.46.020(3) requires a development plan to be submitted for Site
Plan Review for an addition over 999 square feet, and for grading. With respect to the
Site Plan Review application requesting approval of a 1,750 square foot addition with
basement, and associated grading the Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low -density residential
development. The project conforms to Zoning Code lot coverage requirements. The
lot is over 2.8 acres, as calculated by City, and the addition will not result in the lot to
look overdeveloped. The lot currently is nonconforming for front yard encroachment
with the residence and the additional encroachment would be minimal. The proposed
project is located below Middleridge Lane and will be screened from the road by the
drop in elevation and landscaping which minimizes the visual impact of the
development.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the addition is
located in line with the existing residence, majority of which is below the road and the
addition 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 nature,
condition, and development of adjacent uses, buildings, and structures and the
Reso. 2017-03 2 ,�,.
topography of the lot have been considered, and the construction and maintenance of
the proposed addition will not adversely affect or be materially detrimental to the
adjacent uses, buildings, or structures because the proposed addition will be
constructed in line with the existing residence, which partially encroaches into the
front setback, will be below street view, is a sufficient distance from nearby residences
so that the proposed structure will not impact the view or privacy of surrounding
neighbors.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The proposed
project is consistent with the scale of homes in the surrounding RA-S-1 similarly zoned
neighborhood. The proposed project entails construction of an addition and will create
a residence that is 4,650 square feet with 909 square foot garages, which is comparable
to the homes in vicinity of subject site.
D. The development plan generally follows natural contours of the site to
the maximum extent practicable to accomplish groomed and usable areas of the lot,
subject to concurrent approval of Variance pursuant to Section 7 of this resolution.
Natural drainage courses will not be affected by the project. Minimal grading is
proposed for the residence addition.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed widening of the driveway will be safer and more maneuverable than the
current condition and was recommended for approval by the Traffic Engineer and the
Traffic Commission.
F. The project conforms to the requirements of the California Environmental
Quality Act and is exempt.
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 prevent the owner from making use of a
parcel or property to the same extent enjoyed by similar properties in the same
vicinity. Sections 17.16.110 requires that every lot in the RAS-1 zone shall have a front
setback of not less than 50 feet from the road easement line. The applicant is
requesting a Variance to encroach with a 360 square foot portion of the addition and
same size encroachment of the basement, and with a portion of the porch and Porte
Cochere into the front yard setback. With respect to this request for Variance, the
Planning Commission finds as follows:
A. There are exceptional circumstances and conditions because the property
was previously developed with the residence close to the front yard setback with a
steep slope behind the residential building pad. 876 sq.ft. of the existing residence and
the entire garage currently encroach into the front setback. The lot is adjacent to the
Reso. 2017-03 3
®
• i
RAS-1 Overlay Zone where unusually configured lots enjoy a reduced setback; and
although this lot is larger than the rest of the lots in the Overlay Zone, the home was
constructed to the same setback encroachment as the other homes in the Overlay Zone.
The addition will bring the residence more in line and more compatible with other
residences in the vicinity. Minimal grading is required for the additional building pad
for the addition and the disturbance would only increase by 1.8% for this portion of the
project and would be less than 40%.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and zone,
but which is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the rights and benefits enjoyed by
similarly situated properties in the same zone, including the ability to enjoy a similar
sized home due to physical constraints of the lot. The encroachment permits the use of
the lot to the extent allowed for other properties in the vicinity.
C. The granting of the Variance would not be, materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located. Development in the front setbacks is minimal. The
area of addition would not impair views.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed addition will be orderly, attractive, attached to
the residence, and will not affect the rural character of the community. The proposed
addition will not encroach into potentially future equestrian uses on the property. A
suitable stable and corral area has been set -aside on the site.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
Section 8. Section 17.16.210(A)(1) of the Zoning Ordinance contains conditions for a
second driveway, subject to approval of a conditional use permit. Section 17.24.030
states that a legal non -conforming use may continue, provided that such use is not
expanded or extended. The two driveways that exist on the property are legal non-
conforming, as no CUP was granted nor required when they were constructed. The
applicant proposes to widen one of the driveway aprons by 10 feet, triggering the
requirement of Section 17.24.030 of the Zoning Ordinance. With respect to this request
for Conditional Use Permits, the Planning Commission finds as follows:
A. Conditionally permitted uses are not outright permitted by the Rolling
Hills Municipal Code. The Commission must consider applications for a Conditional
Use Permit and may, with such conditions as are deemed necessary, approve a
conditional use which will not jeopardize, adversely affect, endanger or to otherwise
Reso. 2017-03 4
constitute a menace to the public health, safety or general welfare or be materially
detrimental to the property of other persons located in the vicinity of such use.
B. The granting of a Conditional Use Permit for widening of the existing
driveway apron would be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan because use is consistent with similar uses in the
community, and meet all the applicable code development standards and is located in
an area on the property that is not in conflict with vehicular access on the road adjacent
thereto. The Traffic Commission approved the request.
C. The nature, condition, and development of adjacent structures have been
considered, and the project will not adversely affect or be materially detrimental to
these adjacent uses, buildings, or structures because the proposed widening of the
apron is of sufficient distance from nearby driveways so as to not impact the ingress,
egress and road condition of surrounding neighbors.
D. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the proposed use is not different than
what exists and its use will not be increased, as it serves the same house.
The second driveway will enable adequate Fire Department access and provide
on -site parking opportunities for guests. It will have low profile and allow for that
portion of the property to be open and unobstructed.
E. The proposed conditional uses are consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to 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.
Section 9. Based upon the foregoing findings in Sections 6, 7 and 8, the Planning
Commission hereby approves the Site Plan Review, Variances and a Conditional Use
Permit in Zoning Case No. 915 to construct 1,750 square feet addition and 1,750 square
feet of underlying basement, 380 square feet of covered porches and a 441 square foot
(2-car) garage to be attached by a 120 square foot breezeway to the residence; to retain
an existing 140 square foot outdoor BBQ and 15 square foot outdoor kitchen and a tree
house in the front; grading of total of 2,510 cubic yards of dirt, to widen one existing
driveway and to encroach with 360 square feet of the new addition and basement, with
180 square feet of the garage and portions of the porch and breezeway into the front
yard setback, subject to the following conditions:
A. The Site Plan, Conditional Use Permit and Variance approvals 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
17.46.080 and 17.38.070(A) of the Rolling Hills Municipal Code, or the approval
granted is otherwise extended pursuant to the requirements of those sections.
Reso. 2017-03
• •
B. If any condition of this resolution is violated, the entitlement granted by
this resolution shall be suspended and the privileges granted hereunder shall lapse and
upon receipt of written notice from the City, all construction work being performed on
the subject property shall immediately cease, other than work determined by the City
Manager or his/her designee required to cure the violation. The suspension and stop
work order will be lifted once the Applicant cures the violation to the satisfaction of the
City Manager or his/her designee. In the event that the Applicant disputes the City
Manager or his/her designee's determination that a violation exists or disputes how
the violation must be cured, the Applicant may request a hearing before the City
Council. The hearing shall be scheduled at the next regular meeting of the City
Council for which the agenda has not yet been posted; the Applicant shall be provided
written notice of the hearing. The stop work order shall remain in effect during the
pendency of the hearing. The City Council shall make a determination as to whether a
violation of this Resolution has occurred. If the Council determines that a violation has
not occurred or has been cured by the time of the hearing, the Council will lift the
suspension and the stop work order. If the Council determines that a violation has
occurred and has not yet been cured, the Council shall provide the Applicant with a
deadline to cure the violation; no construction work shall be performed on the
property until and unless the violation is cured by the deadline, other than work
designated by the Council to accomplish the cure. If the violation is not cured by the
deadline, the Council may either extend the deadline at the Applicant's request or
schedule a hearing for the revocation of the entitlements granted by this Resolution
pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC).
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,
including but not be limited to the Outdoor Lighting Ordinance. Further, pursuant to
Section 17.27.030, all utility lines to the residence shall be placed underground. Per
Chapter 8.30 of the RHMC the property shall at all times be maintained free of dead
trees and vegetation.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated April 12, 2017, including the widened driveway, as
recommended approval by the Traffic Commission, except as otherwise provided in
these conditions.
E. The working drawings submitted to the Department of Building and
Safety for plan check review must conform to the development plan approved with
this application. A copy of the conditions of this Resolution shall be printed on plans
approved when a building permit is issued and a copy of such approved plans,
including conditions of approval, shall be available on the building site at all times.
Any modifications and/or changes to the approved project, including resulting from
field conditions, shall be discussed and approved by staff prior to implementing the
changes. Such review will require a public hearing before the Planning Commission if
the modifications represent a major modification of the project.
Reso. 2017-03 6
F. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans
conform in all respects to this Resolution approving this project and including
conformance with all of the conditions set forth therein and the City's Building Code
and Zoning Ordinance.
Further, the person obtaining a building permit for this project shall execute a
Certificate of Construction stating that the project will be constructed according to this
Resolution and any plans approved therewith.
G. A minimum of five-foot level path and/or walkway, which does not have
to be paved, shall be provided around the entire perimeter of all of the proposed
structures, or as otherwise required by the Fire Department.
H. Grading for this project will entail 2,510 cubic yards cut and fill total. Dirt
shall not be exported.
I. Structural lot coverage, including a minimum of 450 sq.ft. stable, shall not
exceed 7,092 square feet or 5.8% of the total net lot area of the lot, excluding the
allowed deductions. The total lot coverage will be 14,187 square feet or 11.54% of the
net lot area. The residential building pad, which would be increased by 1,415 square
feet, is proposed at 7,215 square feet, (not in setbacks), shall have coverage of 6,100
square feet (with deductions) or 84.55%.
J. The disturbed area of the lot shall not exceed 45,825 square feet or 37.3%.
K. A set -aside area for a future stable and corral of 1,000 square feet, shall be
retained on the property at all times, unless an application is filed for a CUP for stable
construction, and it is constructed.
L. In conjunction with an application for a building permit for this project,
the applicant shall submit an application for a permit for the non -permitted outdoor
amenities, or they shall be demolished. A final inspection by the Building Inspector
must be granted for the "as built" and "as graded" items prior to or in concurrence
with a final inspection of the additions.
M. A drainage plan, as required by the Building Department shall be
prepared and approved by City Staff prior to issuance of a construction permit. Such
plan shall be subject to LA County Code requirements.
N. The front setback line and the roadway easement line in the vicinity of
the construction of this project shall remain staked throughout the construction.
O. During construction, conformance with the air quality management
district requirements, storm water pollution prevention practices, county and local
Reso. 2017-03 7
•
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, and objectionable odors shall be required.
P. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) requirements related to solid waste, drainage and storm water
management. Further the property owners shall be required to conform to the County
Health Department requirements for a septic system, should changes to the existing
system be required.
Q. Perimeter easements, including roadway easements and trails, if any,
shall remain free and clear of any improvements including, but not be limited to
fences -including construction fences, any hardscape, driveways, landscaping,
irrigation and drainage devices, except as otherwise approved by the Rolling Hills
Community Association.
R. Minimum of 65% of any construction materials must be recycled or
diverted from landfills. The hauler of the materials shall obtain City's Construction and
Demolition permits for waste hauling prior to start of work and provide proper
documentation to the City.
S. During construction, to the extent feasible, all parking shall take place on
the project site, on the new driveway and, if necessary, any overflow parking may take
place within the unimproved roadway easements along adjacent streets, and shall not
obstruct neighboring driveways, visibility at intersections or pedestrian and equestrian
passage. During construction, to the maximum extent feasible, employees of the
contractor shall car-pool into the City. Tothe extent feasible, a minimum of 4' wide
path, from the edge of the roadway pavement, for pedestrian and equestrian passage
shall be available and be clear of vehicles, construction materials and equipment at all
times.
T. 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.
U. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http:/ /www.wrh.noaa.gov/ lox/ main.php?suite=safety&page=hazard_definitions#FI
RE. It is the sole responsibility of the property owner and/ or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
Reso. 2017-03
V. Prior to finaling of the project an "as graded" and an "as built" plans and
certifications shall be provided to the Planning Department and the Building
Department to ascertain that the completed project is in compliance with the approved
plans. In addition, any modifications made to the project during construction, shall be
depicted on the "as built/as graded" plan.
W. Until the applicants execute an Affidavit of Acceptance of all conditions
of this approval, the approvals shall not be effective. Such affidavit shall be recorded
together with the resolution.
PASSED, APPROVED AND ADOPTED THIS DAB AP IL 2017.
ATTEST:
ko
HEIDI LUCE, CITY CLERK
CELF, CHAIRM
Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in section
17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section
1094.6
Reso. 2017-03 9
• I
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2017-03 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW, CONDITIONAL USE PERMIT AND
VARIANCES FOR A RESIDENCE ADDITION, BASEMENT,
VARIOUS WALLS AND GRADING; WIDEN ONE OF THE
TWO RESIDENTIAL DRIVEWAYS AND TO ENCROACH
INTO THE FRONT SETBACK WITH PORTIONS OF THE
ADDITIONS, BASEMENT AND GARAGE IN ZONING CASE
NO. 915 AT 1 MIDDLERIDGE LANE NORTH, (PARTS OF
LOTS 15,16,17-MR), (CIPOLLA).
was approved and adopted at a regular meeting of the Planning
Commission on April 18, 2017 by the following roll call vote:
AYES: Commissioners Cooley, Kirkpatrick, Seaburn and Chairman
Chelf.
NOES: None.
ABSENT: None.
ABSTAIN: Commissioner Cardenas (recused).
and in compliance with the laws of California was posted at the following:
Administrative Offices.
HEIDI LUCE
CITY CLERK
Reso. 2017-03 10
g
• •
MEMORANDUM TO RECUSE Agenda Item: 4B
TO: Honorable Chairman and Members of the Planning Commission
FROM: Heidi Luce, City Clerk
SUBJECT: Zoning Case No. 915 - SPR & VR
1 Middleridge lane North
DATE: April 18, 2017 - Field Trip
Due to the proximity of the property of Commissioner Cardenas to the subject property,
Commissioner Cardenas should recuse himself from consideration of Zoning Case No. 915
at 1 Middleridge Lane N. He may however, attend the field trip and participate as a resident.
ti
TO:
FROM:
&f Rai&t9 qejej
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 4B
Mtg. Date: 04-18-17
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
ZONING CASE NO. 915 REVISED
1 MIDDLERIDGE LANE N. (LOTS 15, 16, 17-MR)
RA-S-1, 4.19 ACRES GROSS
CHAZ AND EMILY CIPOLLA
TAVISHA NICHOLSON, BOLTON ENGINEERING
TONY INFERRERA, ARCHITECT
JANUARY 5, 2017
REQUEST AND PLANNING COMMISSION ACTION
1. In January 2017, the applicants submitted an application to the Planning
Commission for a Site Plan Review, Conditional Use Permit and Variances for an
addition to the residence, series of retaining walls, widening of an existing driveway,
construction of a 10-stall two story stable, new driveway to the stable, related grading
for the project, including grading for an unauthorized path at the lower portion of the
lot and to exceed the maximum permitted disturbance of the lot.
The Planning Commission held several public hearings on this case including a site
visit on 3/21/17. At the time of the 3/21 field trip, the Planning Commission did not
observe the previously graded path located along the northern and north/easterly
portion of the property, which the applicants wish to retain. Therefore, it is
recommended that the Planning Commission view the previously graded path and
continue the meeting to the evening meeting of the Planning Commission.
2. At the March 21, 2017 evening Planning Commission public hearing, following
discussion and input from several residents, the applicants requested that the project be
ZC NO.915,1 Middleridge Ln. N 1)
• •
separated into two phases; phase one would include the new addition, several of the
retaining walls, widening of the residential driveway, retention of the "as graded" path
and the exceedance of the disturbed area of the lot (resulting from grading of the path);
and phase two would entail a new stable, corral, driveway to the stable and related
walls and grading, as needed. The applicants will revise and re -submit phase two at a
future date.
3. Following discussion relative to the phase one proposal, at the March 21, 2017
evening meeting, the Planning Commission directed staff to prepare a Resolution of
approval for phase one proposal, subject to their viewing and approving the previously
graded path. Members of the Commission stated that following the field visit they
would make a decision whether or not to consider the path in their deliberation of the
first phase of the development.
4. With the separation of the project into two phases, a Site Plan Review (SPR) is
required for the proposed 1,750 square feet addition and 1,750 square feet of underlying
basement, 380 square feet of covered porches at the house front and side, and a 441
square foot (2-car) garage to be attached by a 120 square foot breezeway on the home's
west side. The additions will result in a 4,650 square foot residence and 909 square foot
garages. The applicants also will relocate a 96 square foot service yard, and retain an
existing 140 square foot outdoor BBQ and 15 square foot outdoor kitchen at the home's
rear and a tree house in the front. Several not to exceed 3' high retaining walls, which
will average out to 2.5' in height, are proposed along the enlarged building pad to
accommodate the additions, including the new garage. The grading for the previously
created path, enlargement of the residential pad for the addition and for the widening
of the driveway would be 6,010 cubic yards, total cut and fill. (15,250 sq.ft. area and
3,500 c.y. total cut and fill for the path only).
A Conditional Use Permits (CUP) is required to widen one of two existing residential
driveways.
Variance is required to encroach with portions of the proposed development, including
the basement, garage and porch/breezeway into the front yard setback and to increase
the disturbed area from 35.5% to 49.7% including 12.4% disturbance for the
unpermitted path, and 1.8 % for the driveway widening and additions, (40% maximum
allowed).
360 square feet of the 1,750 sq.ft. addition and same for the basement will encroach
approximately 11 feet into the 50-foot front setback,' aligned with the existing house,
and new covered porches will also encroach into the front setback approximately 5 feet
at the west side and an additional 8 feet for the breezeway. The front porch will
encroach 8' further into the front setback, past the 13' existing house encroachment. 180
sq.ft. of the proposed garage will encroach between 7-10' into the front yard setback.
ZC NO. 915,1 Middleridge Ln. N.
• •
SITE SUMMARY AND RESOLUTIOINS OF APPROVAL
5. The property is zoned RAS-1 and the gross lot area is 4.19 acres. The net lot area,
as calculated by the City, is 2.82 acres or 122,943 square feet. The property is currently
developed with a 2,900 square foot single-family residence and 468 square foot attached
garage, tree house, sheds and outdoor kitchen with BBQ and fire pit. 876 sq.ft. of the
existing residence and the entire garage currently encroach into the front setback.
Vehicular access is provided through two aprons on Middleridge Lane N. that allow
access to and through the existing garage as well as to an existing paved parking area at
the front. The easterly existing apron is proposed to be widened to allow access to the
proposed second garage. The Traffic Commission reviewed the residential apron
widening request and recommended approval.
There are no records of permits for the outdoor kitchen and sheds. It is required that
the applicants obtain building permit for these structures or demolish them.
6. A 1,000 square foot area for a future stable and corral has been set -aside on the
property. Access would be provided from Middleridge Lane.
7. As requested, staff prepared a resolution of approval to be considered by the
Planning Commission at their evening meeting, subject to their viewing the graded
path. Staff prepared two resolutions; 1) granting approval for the residential addition
and driveway widening only, including minor grading and 2) the residential addition,
widening of the driveway and grading for the.unpermitted path.
8. The structural lot coverage, including future 450 sq.ft. stable, is proposed at 7,092
square feet or 5.8%, (excluding miscellaneous existing structures). The total lot
coverage, structures and flatwork, is proposed at 14,187 square feet or 11.54%.
The residential building pad, which would be increased by 1,415 square feet from the
current pad, is proposed at 7,215 square feet, (not in setbacks), would have coverage of
6,100 square feet (with deductions) or 84.55%.
9. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA). Staff has reviewed environmental
information provided in compliance with CEQA. The main concern is that there are
two intermittent streams located on the property. It has been determined that the
neither of the streams are classified as water bodies that fall under the jurisdiction of the
Army Corps of Engineers at the federal level or Department of Fish and Wildlife at the
state level. This determination was made in follow-up to the grading for the access
pathway at the base of the hill near the rear property line done without permit.
Depending on the location of the future stable, if proposed, the City's grading and
drainage engineers will make a determination if further reviews are required by those
agencies.
ZC NO.915,1 Middleridge Ln. N.
ZONING CASE NO.915 1 MIDDLERIDGE LANE N. DATE: 4-18-17
SUMMARY OF PROPOSED DEVELOPMENT -WITH PATH
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required if size of
structure increases by more than 999
sq.ft., & grading
STRUCTURAL LOT COVERAGE.
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
• BUILDING PADS (30% guideline)
Residential
Stable
GRADING
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
EXISTING
Residence & Garage; miscl.
structures
Residence
Basement
Garage attached
Stable
Loft for Stable
Att. Coy. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds
TOTAL
0.03%
0.06%
2900 sq.ft.
0 sq.ft
468 sq.ft
96 sq.ft
155 sq.ft
75 sq.ft.
162 sq.ft
3,781 sq.ft.
61.4% of 5,800 sq.ft. pad
N/A
N/A
h PREVIOUSLY PROPOSED
1/17/17 & 3/21/17
RESIDENCE ADDITION, NEW
DRIVEWAY, WIDENING OF
DRWY, STABLE, CORRAL,
LEGALIZE PATH & GRADING
Residence 4,650 sq.ft.
*Basement 1,750 sq.ft.
Garages attached 909 sq.ft.
Stable 5,368 sq.ft.
*Loft for Stable 3,840 sq.ft.
Att. Cov. Porches 1,220 sq.ft.
Entry porch 120 sq.ft
Service yard 96 sq.ft
Outdoor Kitchen 155 sq.ft
*Tree House 75 sq ft
Sheds (demo) -162 sqft
TOTAL 12,593 sq.ft.
12,458 sf w/allowances 10.13% of
122,943 sq.ft. net lot area
22,528 w/allowances or 18.32% of
122,943 sq.ft net lot area
Residence: 81.4% of 7,215 sf. pad
Stable: 41.6%of 13,625 sf pad
(including deductions)
33,090 cy total to be balanced on
site
II
PROPOSED
4-18-17
RESIDENCE ADDITION &
WIDENING OF DRWY
Residence
*Basement
Garages attached
Stable
*Loft for Stable
Att. Coy. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds
TOTAL
4,650 sq.ft.
1,750 sq.ft.
909 sq.ft.
450 sq.ft.
sq.ft.
380 sq.ft.
350 sq.ft
96 sq.ft
155 sq.ft
75 sq ft
162 sqft
7,227 sq.ft
7,092 sf. or 5.8%, excl allowances, of
122,943 sq.ft. net lot area
14,147 sq.ft. or 11.54%, excl
allowances, of 122,943 sq.ft. net lot
area
84.54% of 7,215 sf. pad
Future
3,050 c.y. cut, 2,960 c.y. fill; 850 c.y.
to be used for recompaction for a
total of 6,010 c.y. dirt
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
35.4% (47.8% with unauthorized 55.6% (68,325 sq. ft.) including
grading of a path along the rear pathway
of the property)
N/A
N/A
1 N/A
N/A
N/A
II *Basements are not included in calculation for structural square footage.
5,368 sq. ft. with 3,840 sq. ft. loft
4,300 sq. ft. (new corral)
Proposed from Middleridge
Two Driveway aprons -CUP
Planning Commission condition
Planning Commission condition
49.7% or 61,075 sq.ft. area
(variance is required)
(Path -15,250 sq.ft. surface area
was graded or 12.40% of net lot
area)
Future
I Future from Middleridge
I Two Driveway aprons -CUP
Planning Commission condition
I Planning Commission condition
5
• •
MEMORANDUM TO RECUSE Agenda Item: 8E
TO: Honorable Chairman and Members of the Planning Commission
FROM: Heidi Luce, City Clerk
SUBJECT: Zoning Case No. 915 - SPR, CUP, VR
1 Middleridge lane North
DATE: March 21, 2017 •
Due to the proximity of the property of Commissioner Cardenas to the subject property,
Commissioner Cardenas should recuse himself from consideration of Zoning Case No. 915
at 1 Middleridge Lane N. He may however, attend the field trip and participate as a resident.
Ralle#
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 8E
Mtg. Date: 03-21-17
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
ZONING CASE NO. 915
1 MIDDLERIDGE LANE N. (LOTS 15, 16, 17-MR)
RA-S-1, 4.19 ACRES GROSS
CHAZ AND EMILY CIPOLLA
TAVISHA NICHOLSON, BOLTON ENGINEERING
TONY INFERRERA, ARCHITECT
JANUARY 5, 2017
REQUEST AND PLANNING COMMISSION ACTION
1. The Planning Commission visited the site in the morning of 3/21/17. It is
recommended that the Planning Commission reconvene the public hearing, take public
testimony and provide direction to staff.
The applicants request a Site Plan Review, Conditional Use Permit and Variances
in order to construct an addition to the residence, new garage with widened driveway,
10-stall two story stable (with street access and covered porches), corral, horse exercise
ring, and related 33,090 cubic yards of grading, to exceed the maximum permitted
disturbance and to encroach with the additions into the front setback.
A Site Plan Review (SPR) is required for the proposed additions, retaining walls over 3'
in height and grading. The additions include 1,750 square feet of new living area and
1;750 square feet of underlying basement to the 2,900 square foot home, 380 square feet
of covered porches at the house front and side, and a 441 square foot (2-car) garage to
be attached by a 120 square foot breezeway on the home's west side. The applicants
also will relocate a 96 square foot service yard, and retain an existing 140 square foot
ZC NO. 915,1 Middleridge Ln. N �:/
{
outdoor BBQ and 15 square foot outdoor kitchen at the home's rear and a tree house in
the front. The grading includes 33,090 cubic yards, to be balanced on site, primarily
relating to the stable and its new 2,625 square foot driveway. The grading quantities
also include an as -graded unpermitted pathway at the rear of the property.
A Conditional Use Permits (CUP) are required to construct the stable, with 5,368
square feet first floor plus a 3,840 square foot loft (total of 9,208 square feet); 4,300
square foot corral; 2,290 square foot exercise ring, and to widen one of two existing
residential driveways, triggering a CUP requirement for a second driveway.
Variances are required to encroach with portions of the addition, basement and garage
into the front yard setback and to increase the disturbed area from 47.9% (of which
12.4% is unpermitted), to 55.6%, (40% maximum allowed).
3. It is recommended that the Planning Commission view the project in the field, take
brief public testimony and continue the meeting to the evening meeting of March 21, 2017.
BACKGROUND
4. The property is zoned RAS-1 and the gross lot area is 4.19 acres. The net lot area,
for development purposes is 2.82 acres or 122,943 square feet. The property is currently
developed with a 2,900 square foot single-family residence and 468 square foot attached
garage, tree house, sheds and outdoor kitchen with BBQ and fire pit. 876 sq.ft. of the
existing residence and the entire garage currently encroach into the front setback.
Vehicular access is provided through two aprons on Middleridge Lane N. that allow
access to and through the existing garage as well as to an existing paved parking area at
the front. The easterly existing apron is proposed to be widened to allow access to the
proposed second garage.
5. The property has an unusual shape, somewhat triangular, with a long (677.5
lineal feet) frontage on Middleridge Lane North. The lot has a significant drop in
elevation of 95 feet straight back from the house to the rear lot line. The building pad for
the existing home has been developed on a knoll graded at the lot front, towards the
west side and portions of the existing home and garage are nonconforming, as they are
within the front setback. There are two natural water courses on the property near the
side (west) and rear (north) of the parcel, which flow northerly, draining into a canyon
at the rear.
6. Building permits on record include a single family home constructed in 1952,
prior to city incorporation. There are no records of permits issued for miscellaneous
accessory structures such as the outdoor kitchen, sheds and the treehouse. Any such
structures, if to remain, would, by condition of approval, be required to be legalized as
part of the new construction.
ZC NO. 915,1Middleridge Ln. N.
• i
MUNICIPAL CODE COMPLIANCE
7. The residence, after enlargement with the requested addition would contain
4,650 square feet plus 909 square feet of enclosed garages and 1,750 square foot
basement. The addition area will match the roof ridge of the existing residence at a
maximum height of 17'6 above the finished floor, plus a maximum 3' high chimney.
The proposed basement is to be located beneath the first floor addition, 360 square feet
of which would be located in the front setback. One 100 square foot light well will be
located at the rear corner. Also 360 square foot of the addition will encroach
approximately 11 feet into the 50-foot front setback, aligned with the existing house,
and new covered porches will also encroach into the front setback approximately 5 feet
at the west side and an additional 8 feet for the breezeway. The front porch will
encroach 8' further into the front setback, past the 13' existing house encroachment. 180
square feet of the proposed garage will encroach between 7-10' into the front yard
setback. An existing tree house at the lot front yard will remain, as the City does not
regulate forts or tree houses smaller than 120 square feet in size. Sheds totaling 162
square feet will be removed on the west side of the home. An existing outdoor kitchen
area consisting of a BBQ, fire pit and counter area at the rear yard is proposed to be
retained.
8. The proposed stable, which requires a CUP, will be located to the rear, separated
from the home by 42 feet at the closest point (at the addition area). Its footprint is 56
feet by 120 feet, for a total of 5,368 square feet on the ground floor plus 840 square feet
of covered porches. The stable's total area is 9,208 square feet, including 10 horse stalls,
tack area of 800 square feet, 758 square feet of agricultural storage use on the ground
floor and a 3,840 square feet of loft agricultural/feed storage. The remaining area, 1,890
sq. ft, is access area for stairs and a center aisle. The agricultural use area is
approximately 91% and the tack use is 9% and this ratio is in compliance with the code
(maximum 800 sq.ft. tack room area).
A 4,300 square foot corral adjoins the stable on the sides and rear. To the east of the
stable a 54 foot diameter riding/exercise ring is proposed (2,290 square feet) which, like
the stable requires a CUP.
The total height of the stable is 27 feet from finished floor to roof ridge and two 16
square foot cupolas are proposed, one at each end, 7 feet tall above the roof. The first
floor has a vertical height of 15 feet and the loft height 12 feet at the highest point.
However, the plate height at the loft will be 7', as required by zoning code. The stable is
proposed at the rear of the residence and after grading the pad, the highest ridge of the
stable will be at an elevation that is 24 feet lower the the highest ridge of the house.
(House -max. ridge height elevation = 558.5'; Stable -max. ridge height elevation=
534.5).
ZC NO. 915,1 Middleridge Ln. N.
• •
9. The zoning code (Section 17.18.030) requires that access for a stable not be
entirely paved and be a minimum 6' wide. To accommodate horses, the apron
connecting at the street for any driveway must be of roughened surface. The code also
requires that access for stables containing 1,000 or more square feet, must comply with
Fire Department requirements. In this case, the Fire Department requires a 20 foot wide
driveway with all weather (paved) surface. The applicants proposed a 5' D.G. path
adjacent to the paved driveway along the entire length of the driveway. Another
accessway that branches of off the stable driveway will also have a D.G. surface and
provides an additional 20-foot wide access and parking to the loft. Zoning Code Section
17.16.150B requires that driveways shall not cover more than 20% of the area of the
setback in which they are located. Although there are multiple driveways, including
the new stable access, this site, due to its shape, has an extremely large front setback
and the proposal complies with this standard.
An on -grade concrete stairway will be constructed that connects this secondary
accessway for the stable to the patio at the rear of the home.
10. The existing home and two car garage are served by two existing aprons from
Middleridge Lane N. The site is nonconforming for number of driveways
(17.16.210.A.1.), in that, unless with a Conditional Use Permit and meeting certain
criteria, a residence can have only a single driveway. The easterly apron at the street
will be widened to 20 feet to ease access to the new garage and an additional
impervious surface will be added along the driveway edge within the front setback.
This improvement will enhance guest parking and access to the home and new garage,
and it triggers a Conditional Use Permit requirement. An existing parking area at the
front of the home also provides a parking area for guests. The proposal will comply
with the applicable criteria for a CUP, including 1) the aprons are not within 50 feet of
an intersection; 2) the subject property has a minimum street frontage of 250 feet (has
over 600 lf); and there is a minimum of separation of one hundred feet between aprons
(140 lf existing). These criteria are intended to ensure that multiple aprons will not
unduly interfere with traffic or take up too much of the front of the property with
paving and car parking.
Pursuant to Section 17.18.030, driveways leading to stables only are not considered
additional driveways and do not require a conditional use permit, however, Traffic
Commission review and approval is required. The Traffic Engineer reviewed the aprons
and opined that from engineering judgment the widening of the residential driveway is
acceptable but that the new stable driveway apron would not be acceptable as proposed
and adequate sight distance needs to be provided. The Traffic Commission will review
and discuss the driveway aprons, together with the Traffic Engineer's recommendations
at their meeting on March 23rd.
11. The lot drains to a canyon to the north of the property. The project will be
governed by the City's Low Impact Development, or "LID Ordinance" which addresses
ZC NO. 915,1 Middleridge Ln. N.
• •
storm water runoff for all new construction. The ordinance requires the developer to
implement best management practices (BMPs) so that after the project is developed,
there will be no net increase in runoff from the site. A detailed drainage plan will be
required prior to issuance of a grading permit. Conceptually, the applicant has shown
on the site plan, an erosion control outlet structure and a 250 square foot bio-filtration
unit near the top of the rear slope, behind the stable. Typically such units filter and
disperse the water into a dissipater, to be located below.
12. The applicant is proposing an extensive series of retaining walls ranging from a
curb to 5' in height; mostly between 3' to 5' high maximum, that will create a terraced
appearance along the limits of the building pads. The average height of the walls will be
2.5 feet; however portions of the walls in the 4 to 5-foot range will be in few locations:
the second (middle wall) behind the house addition; portion of wall easterly of the
proposed garage; the third wall on the rear slope near the northwest corner of the
stable; a short section near the bottom of the stable driveway, near the southwest corner
of the stable; along the southerly side of the riding/exercise ring; connecting walls from
the stable to the driveway and stable to the riding/ exercise ring and along the middle
wall supporting the slope to the rear of the residence. The terraced walls appear to be
very closely spaced, about 2.5' apart.
The property has an existing disturbed area of 47.84%, which includes 12.4%, 15,250
square feet of area that was graded previously and is an active code enforcement case.
The applicants are asking to legalize this unauthorized grading and folded it into this
application. That grading was done for trees and vegetation clearance operation along
the rear part of the lot. No retaining walls were constructed. The proposed grading will
be balanced on site and entails a total of 33,090 cubic yards of dirt with 5,795 cubic
yards of cut and 4,540 cubic yards of fill, with 10,750 cubic yards of over -excavation and
12,005 cubic yards of re -compaction. The disturbance of the lot, including the previous
grading will be 55.6%. Because the amount of allowed disturbance would exceed 40% as
permitted in the Zoning Code (RHMC 17.16.070.B), a Variance is requested.
13. Pursuant to the zoning code requirements the following is applicable to this
request:
•
I REQUIREMENTS •
Minimum 6' wide access with roughened
surface
Stable, corral not to be located on slopes
greater than 4:1
Not in front yard or side or front setback.
May be located up to 25' in rear setback.
Stable min. 35' from any residential structure
ZC NO. 915,1 Middleridge Ln. N.
PROPOSED
20 'wide roughened impervious (paved)
access plus adjoining 5-foot wide pervious
pathway with separate entry from street
Grading with maximum slope 2:1,
maximum 5, and average 2.5' retaining wallE
Stable not proposed in any setback
Proposed stable more than 35' from any
residential structure.
Stable building to be designed for rural and
agricultural uses only, but may include
storage for vehicles, household items
Size to include the entire footprint including
loft, if any
Minimum of 60% shall be maintained for
agricultural uses
Maximum of 40% not to exceed 800 s.f. may
be maintained for a tack room use
Tack area may have sanitary and kitchenette
amenities
Tack area may have glazed openings
Agricultural space entry doors to be min.
4'wide & 7.5' high; appearance of a stable
door
Loft is permitted
Loft plate height may not exceed 7'
Exterior area of stables may not to be paved
Min. 6' wide path of roughened and
impervious surface. Driveway to be
roughened and may be paved if req'd for
Fire Department approval.
Corral minimum 550 sf.; fenced and
contiguous to stable. (Planning Commission
may determine the size of a corral)
Access slope not to exceed 25%
Commercial uses or sleeping is not allowed
Stable is proposed with 10 stalls, tack space
that is 8.7% of the structure, and a 3,840
square foot feed/ loft area, all designed for
rural and agricultural uses.
Ground floor (5,368 sf.):
1,920 sf. stalls; 1,790 sf. aisles; 758 sf. ag
storage; 100 sf. stairs; 800 sf. tack room
Loft (3,840 sf) - feed/hay storage area
Total: 9,208 sf.
Agricultural uses: 91.3%
Tack uses: 8.7%
Tack use area comprises 800 sf. or 8.7% %
Includes tack room/storage & bathroom
No info provided as to plumbing fixtures.
Condition of approval.
Condition of approval.
Loft; proposed for feed/hay storage
The total height of the structure at its highest
peak is proposed to be 27' plus 7 'roof
cupolas (2 each); 7' plate height shown for
the loft. (Plate heights per condition of
approval.)
Pavers or D.G. (condition of approval) at
front
Main stable driveway 20' plus 5' wide horse
Path
Proposed 4,300 sq. ft. corral enclosed with 5'
high maximum retaining walls
From main driveway at 20% max. slope
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, as well as to all other regulations including, but not be
limited to undergrounding of utility lines to the structures, lighting, roof material, Fire
Department requirements and others.
ZC NO. 915,1 Middleridge Ln. N.
•
14. The structural net lot coverage is proposed at 12,458 square feet 10.13%, (20%
max. permitted); and the total lot coverage is proposed at 22,528 square feet or 18.32%
(35% max. permitted) excluding allowable deductions.
15. Two building pads are proposed. The current residential building pad is 5,800
square feet (area not in setback) and the coverage on this pad is 61.4%. The applicants
will grade out a portion of the area for the additions for a 7,215 square foot residential
building pad, which will have coverage of 5,870 square feet of structures or 81.4%,
which excludes portions of the porch and other miscellaneous structures.
The stable building pad will be 13,625 square feet and will have coverage of 41.6%, also
excluding portion of the porch.
16. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review,
Conditional Use Permit and Variances, enclosed below.
In describing the criteria to be satisfied for a variance to exceed the maximum permitted
disturbance and building encroachment, the applicant's representative states, in part,
as follows:
• Exceptional or unusual circumstances: The existing residence was constructed
legally largely towards the front of the lot and partially in the current setback,
therefore by adding onto the house on either end, in line with the existing house,
necessitates building in the front setback. The amount of encroachment area being
added is minor relative to that existing. Regarding the disturbed area, any new
development necessitates additional disturbance and a variance, because the
existing amount is already nonconforming, at 47.84%. Also, 9% of the proposed
increase is due to equestrian improvements (stable and riding/exercise ring).
Finally, due to the steepness of the topography, it is not a viable option to use 3:1
slopes and thereby qualify for a code permitted increase in disturbance without a
variance.
• Preservation of property rights: There are minimal areas on the site to add new.
square footage due to the layout of existing improvements. The proposed addition
will result in a 4,650 square foot house and 4-car garage, which is not significant in
size when compared to other new developments in the City.
• No material detriment to public: The project as requested will be located behind
and lower than the existing house, away from Middleridge Lane and will not
encroach any further, with the exception of a relatively small covered entry.
Consistency with General Plan: Other than, needing variances as described, the
project will comply with the Zoning Ordinance and goals and policies of the
General Plan.
ZC NO. 915,1 Middleridge Ln. N.
17. For reference, the following are stables approved since 2011.
Lot Size (Net area -
Location Square Feet/ No. of Stories for development
purposes)
1 Middleridge Ln. N. -
Proposed:
11 Upper Blackwater Cyn.
Rd.
Request to revise to:
5 Buggy Whip
0 Chestnut
9 Chuckwagon Rd.
10 Crest Rd. W.
49 Eastfield
12 Johns Cyn. Rd.
3 Meadowlark
29 Middleridge Rd. S.
6 Portuguese Bend Rd.
77 Crest Rd. E
1 Pine Tree Lane
34 Saddleback Rd.
11 Saddleback
Request to revise to:
5 Pine Tree Lane
Request to revise to:
5,368 sq.ft. first floor/ 3,840 sq.ft.
loft
9,208 sq.ft. total
890 sq. ft. one story
504 sq.ft. first story /240 sq.ft. loft
744 sq. ft. total
890 sq. ft. one story
900 sq. ft. one story
1,296 sq. ft. first story/ 792 sq. ft.
loft
2,088 sq.ft. total
735 sq. ft. first floor/453 sq. ft. loft
1,188 sq.ft. total
600 sq. ft. one story
735 sq. ft. one story
480 sf. first floor / 360 sf. loft
840 sq.ft. total
2,160 sq. ft. first floor / 800 sf. loft
with center aisle;
2,960 sq.ft. total
450 sq. ft. one story
3,456 sq. ft. first floor/235 sq.ft. loft
with center isle;
3,691 sq.ft. total
2,976 sq. ft. one story
1,140 sq.ft. - one story
2,415 sq. ft. with 625 sq. ft. loft with
center isle;
3,040 sq.ft. total
2,430 sq.ft. single story
1,810 sq. ft. with 611 sq. ft. loft;
2,421 sq.ft total
1,200 sq.ft. one story
ZC NO. 915,1 Middleridge Ln. N.
2.82 acres
9.2 acres
1.78 acres
2.07 acres
1.04 acres
0.94 acres
1.51 acres
1.12 acres
1.29 acres
2.51 acres
0.95 acres.
9.56 acres
4.66 acres
2.32 acres
2.258 acres
4.3 acres
Location
23 Crest Rd. East
Square Feet/No. of Stories
1,300 sq.ft. first floor; 782
sq.ft. Loft
2,082 sq.ft. total
Lot Size (Net area -
for development
purposes)
6.02 acres
18. Rolling Hills Community Association will review this project at a later date
19. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA). Staff has reviewed environmental
information provided in compliance with CEQA. The main concern is that there are
two intermittent streams located on the property. It has been determined that neither of
the streams are classified as water bodies that fall under the jurisdiction of the Army
Corps of Engineers at the Federal level or Department of Fish and Wildlife at the State
level. This determination was made in follow-up to earlier grading for the access
pathway at the base of the hill near the rear property line done without permit. With the
increased scope of work, the grading and drainage engineers will make a determination
if further reviews are required by those agencies.
Zoning Case No. 915
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear property line
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residential
Stable
GRADING
Site Plan Review required if
II
EXISTING
SINGLE FAMILY RESIDENCE
AND ACCESSORY
STRUCTURES
Residence
Basement
Garage attached
Stable
Loft for Stable
Att. Coy. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds
TOTAL
0.03%
0.06%
2,900 sq.ft.
0 sq.ft
468 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
96 sq.ft
155 sq.ft
75 sq.ft.
162 sq.ft
3,781 sq.ft.
61.4% of 5,800 sq.ft. pad
N/A
N/A
ZC NO. 915,1 Middleridge Ln. N.
II PROPOSED
NEW RESIDENCE WITH
ACCESSORY STRUCTURES,
ATTACHED GARAGES,
STABLE, RIDING RING
Residence 4,650 sq.ft.
*Basement 1,750 sq.ft.
Garages attached 909 sq.ft.
Stable 5,368 sq.ft.
*Loft for Stable 3,840 sq.ft.
Att. Coy. Porches 1,220 sq.ft.
Entry porch 120 sq.ft
Service yard 96 sq.ft
Outdoor Kitchen 155 sq.ft
*Tree House 75 sq ft
Sheds (demo) -162 sqft
TOTAL 12,593 sq.ft
12,458 sf w/allowances 10.13%
of 122,943 sq.ft. net lot area
22,528 w/ allowances or 18.32% of
122,943 sq.ft. net lot area
Residence: 81.4% of 7,215 sf. pad
Stable: 41.6%of 13,625 sf pad
(including deductions)
33,090 cy total to be balanced on
site
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
35.4% (47.8% with unauthorized
grading of a path along the rear
of the property)
N/A
N/A
From Middleridge Ln. N
N/A
N/A
55.6% (68,325 sq. ft.)
5,368 sq. ft. with 3,840 sq. ft. loft
4,300 sq. ft. (new corral)
Proposed from Middleridge Ln.
Widened off Middleridge Ln. N.
Planning Commission condition
Planning Commission condition
*Loft for stable and basement are not included in the calculations for coverage
CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT:
17.42.050 Basis for approval or denial of conditional use permit.
The Commission (and Council on appeal), in acting to approve a conditional use permit
application, may impose conditions as are reasonably necessary to ensure the project is
consistent with the General Plan, compatible with surrounding land use, and meets the
provisions and intent of this title. In making such a determination, the hearing body shall find
that the proposed use is in general accord with the following principles and standards:
A. That the proposed conditional use is consistent with the General Plan;
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be materially
detrimental to these adjacent uses, building or structures;
C. That the site for the proposed conditional use is of adequate size and shape to
accommodate the use and buildings proposed;
D. That the proposed conditional use complies with all applicable development
standards of the zone district;
E. That the proposed 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;
F. That the proposed conditional use observes the spirit and intent of this title.
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
ZC NO. 915,1 Middleridge Ln. N.
• •
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
ZC NO. 915,1 Middleridge Ln. N.
•
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.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 915,1 Middleridge Ln. N.
• •
MEMORANDUM TO RECUSE
TO: Honorable Chairman and Members of the Planning Commission
FROM: Heidi Luce, City Clerk
SUBJECT: Zoning Case No. 915 - SPR, CUP, VR
1 Middleridge lane North
DATE: January 17, 2017
Due to the proximity of the property of Commissioner Cardenas to the subject property,
Commissioner Cardenas should recuse himself from consideration of Zoning Case No. 915
at 1 Middleridge Lane N. He may however, take a seat in the audience and participate as a
resident.
•
0-1 Ra 114,9 qie g
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 8A
Mtg. Date: 01-17-17
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
ZONING CASE NO. 915
1 MIDDLERIDGE LANE N. (LOTS 15, 16, 17-MR)
RA-S-1, 4.19 ACRES GROSS
CHAZ AND EMILY CIPOLLA
TAVISHA NICHOLSON, BOLTON ENGINEERING
TONY INFERRERA, ARCHITECT
JANUARY 5, 2017
REQUEST AND PLANNING COMMISSION ACTION
1. The applicants request a Site Plan Review, Conditional Use Permit and Variances
in order to construct a living area addition, new garage with widened driveway, 10-stall
stable (with street access and covered porches), corral, riding ring, and related 33,090
cubic yards of grading.
A Site Plan Review (SPR) is required for the proposed additions, retaining walls over 3'
in height and grading. The additions include 1,750 square feet of new living area and
1,750 square feet of underlying basement to the 2,900 square foot home, 380 square feet
of covered porches at the house front and side, and a 441 square foot (2-car) garage to
be attached by a 120 square foot breezeway on the home's west side. The applicants
also will relocate a 96 square foot service yard, and retain an existing 140 square foot
outdoor BBQ and 15 square foot outdoor kitchen at the home's rear and a tree house in
the front. The grading includes 33,090 cubic yards, balanced on site, primarily relating
to the stable and its new 2,625 square foot driveway. The grading quantities also
include an as -graded unpermitted pathway at the rear of the property.
ZC NO. 915,1 Middleridge Ln. N
• •
A Conditional Use Permits (CUP) is required to construct the stable, with 5,368 square
feet first floor plus a 3,840 square foot loft (total of 9,208 square feet); 4,300 square foot
corral; 2,290 square foot riding ring, and to widen one of two existing residential
driveways.
A Variances is required to encroach with portions of the addition, basement and
garage into the front yard setback and to increase the disturbed area from 47.9% (of
which 12.4% is unpermitted), to 55.6%, (40% maximum allowed).
2. It is recommended that the Planning Commission review the staff report, open the
public hearing, take public testimony and schedule a field visit to the site.
BACKGROUND
3. The property is zoned RAS-1 and the gross lot area is 4.19 acres. The net lot area,
for development purposes is 2.82 acres or 122,943 square feet. The existing property is
currently developed with a 2,900 square foot single-family residence and 468 square
foot attached garage, tree house, sheds and outdoor kitchen with BBQ and fire pit. 876
sq.ft. of the existing residence and the entire garage currently encroach into the front
setback. Vehicular access is provided through two aprons on Middleridge Lane N. that
allow access to and through the existing garage as well as to an existing paved parking
area at the front. The easterly existing apron is proposed to be widened to allow access
to the second proposed garage.
4. The property has an unusual shape, somewhat triangular, with a long (677.5
lineal feet) frontage on Middleridge Lane North. The lot has a significant drop in
elevation of 95 feet straight back from the house to the rear lot line. The building pad for
the existing home has been developed on a knoll graded at the lot front, towards the
west side and portions of the existing home and garage are nonconforming, as they are
within the front setback. There are two natural water courses on the property near the
side (west) and rear (north) of the parcel, which flow northerly, draining into a canyon
at the rear.
5. Building permits on record include a single family home constructed in 1952,
prior to city incorporation. There are no records of permits issued for miscellaneous
accessory structures such as the outdoor kitchen, sheds and the treehouse. Any such
structures, if to remain, would, by condition of approval, be required to be legalized as
part of the new construction.
MUNICIPAL CODE COMPLIANCE
6. The residence, after enlargement with the requested addition would contain
4,650 square feet plus 909 square feet of enclosed garages. The addition area will match
ZC NO. 915,1 Middleridge Ln. N.
• •
the roof ridge of the existing residence at a maximum height of 17'6 above the finished
floor, plus a maximum 3' high chimney. The proposed basement is to be located
beneath the first floor addition, 360 square feet of which would be located in the front
setback. One 100 square foot light well will be located at the rear corner. Also 360
square foot of the addition will encroach approximately 11 feet maximum into the 50-
foot front setback, aligned with the existing house, and new covered porches will also
encroach into the front setback approximately 5 feet at the west side and an additional 8
feet for the breezeway. The front porch will encroach 8' into the front setback, past a 13'
existing house encroachment. 180 square feet of the proposed garage will encroach
between 7-10' into the front yard setback. An existing tree house at the lot front yard
will remain, as the City does not regulate forts, tree houses smaller than 120 square feet
in size. Sheds totaling 162 square feet will be removed on the west side of the home. An
existing outdoor kitchen area consisting of a BBQ, fire pit and counter area at the rear
yard will be retained and are counted towards the lot's structural coverage.
7. The proposed stable, which requires a CUP, will be located to the rear, separated
from the home by 42 feet at the closest point (at the addition area). Its footprint is 56
feet by 120 feet, for a total of 5,368 square feet on the ground floor plus 840 square feet
of covered porches which provide some articulation for the building. The stable's total
area is 9,208 square feet, including 10 horse stalls, tack area of 800 square feet, 758
square feet of agricultural storage use on the ground floor and a 3,840 square feet of loft
agricultural/feed storage. The remaining area, 1,890 sq. ft, is access area for stairs and
a center aisle. The agricultural use area is approximately 91% and the tack use is 9%
and this ratio is in compliance with the code (maximum 800 sq.ft. tack room area).
The stable will have a 4,300 square foot corral adjoin on the sides and rear. To the east
of the stable a 54 foot diameter riding ring is proposed (2,290 square feet) which, like
the stable is required to have a CUP.
The total height of the stable is 27 feet from finished floor to roof ridge and two 16
square foot cupolas are proposed, one at each end, 7 feet tall above the roof. The first
floor has a vertical height of 15 feet and the loft height 12 feet at the highest point.
However, the plate height at the loft will be 7', as required by zoning code. The stable is
proposed at the rear of the residence and after grading the pad, the highest ridge of the
stable will be at an elevation that is 24 feet lower the the highest ridge of the house.
(House -max. ridge height elevation = 558.5'; Stable -max. ridge height elevation=
534.5).
8. The zoning code (Section 17.18.030) requires that access for a stable not be
entirely paved and be a minimum 6' wide. To accommodate horses, the apron
connecting at the street for any driveway must be of roughened surface. The code also
requires that access for stables containing 1,000 or more square feet, must comply with
Fire Department requirements. In this case, the Fire Department requires a 20 foot wide
dedicated stable driveway with paved surface. The applicants are providing a 5' D.G.
ZC NO. 915,1 Middleridge Ln. N.
• •
path adjacent to the paved driveway along the entire. Another accessway that branches
of off the stable driveway will also have a DG surface and provides an additional 20-
foot wide access and parking to the loft. Zoning Code Section 17.16.150B requires that
driveways shall not cover more than 20% of the area of the setback in which they are
located. Although there are multiple driveways, including the new stable access, this
site, due to its shape, has an extremely large front setback and the proposal complies
with this standard.
An on -grade concrete stairway will be constructed that connects this secondary
accessway for the stable to the patio at the rear of the home.
9. The existing home and two car garage are served by two existing aprons from
Middleridge Lane N. The site is nonconforming for number of driveways
(17.16.210.A.1.), in that, unless with a Conditional Use Permit and meeting certain
criteria, a residence can have only a single driveway. The easterly apron at the street
will be widened to 20 feet to ease access to the new garage and an additional
impervious surface will be added along the driveway edge within the front setback.
This improvement will enhance guest parking and access to the home and new garage,
and it triggers a Conditional Use Permit requirement. An existing parking area at the
front of the home also provides a parking area for guests. The proposal will comply
with the applicable criteria for a CUP, including 1) the aprons are not within 50 feet of
an intersection; 2) the subject property has a minimum street frontage of 250 feet (has
over 6001f); and there is a minimum of separation of one hundred feet between aprons
(140 if existing). These criteria are intended to ensure that multiple aprons will not
unduly interfere with traffic or take up too much of the front of the property with
paving and car parking.
Pursuant to Section 17.18.030, driveways leading to stables only are not considered
additional driveways and do not require a conditional use permit. However, Traffic
Commission review and approval is required.
The applicant will submit an application for Traffic Commission review of the driveway
aprons. The Traffic Commission will provide findings which will be reported by Staff
to the Planning Commission at a future meeting.
10. The lot drains to a canyon to the north of the property. The project will be
governed by the City's Low Impact Development, or "LID Ordinance" which addresses
storm water runoff for all new construction. The ordinance requires the developer to
implement best management practices (BMPS) so that after the project, there will be no
net increase in runoff from the site. A detailed drainage plan will be required prior to
issuance of a grading permit. Conceptually, the applicant has shown on the site plan, an
erosion control outlet structure and a 250 square foot bio-filtration unit near the top of
the rear slope, behind the stable. Typically such units filter and disperse the water into
a dissipater, to be located below.
ZC NO.915,1 Middleridge Ln. N.
• •
11. The applicant is proposing an extensive series of retaining walls ranging from a
curb to 5' in height; mostly between 3' to 5' high maximum, that will create a terraced
appearance along the limits of the building pads. The average height of the walls will be
2.5 feet, however portions of the walls in the 4 to 5-foot range will be in a few locations:
the second (middle wall) behind the house addition; portion of wall easterly of the
proposed garage; the third 'wall on the rear slope near the northwest corner of the
stable; a short section near the bottom of the stable driveway, near the southwest corner
of the stable; along the southerly side of the riding ring; connecting walls from the
stable to the driveway and stable to the riding ring and along the middle wall
supporting the slope to the rear of the residence.
The property has an existing disturbed area of 47.84%, which includes 12.4%, 15,250
square feet of area that was graded previously and is an active code enforcement case.
The applicants are asking to legalize this unauthorized grading and folded it into this
application. That grading was done for trees and vegetation clearance operation along
the rear part of the lot. No retaining walls were constructed. The current requested Site
Plan Review incorporates that grading into the scope of work. The proposed grading
will be balanced on site and entails a total of 33,090 cubic yards of dirt with 5,795 cubic
yards of cut and 4,540 cubic yards of fill, with 10,750 cubic yards of over -excavation and
12,005 cubic yards of re -compaction. The disturbance of the lot, including the previous
grading will be 55.7%. Because the amount of authorized disturbance would exceed
40% as permitted in the Zoning Code (RHMC 17.16.070.B), a Variance is requested.
12. Pursuant to the zoning code requirements the following is applicable to this
request:
REQUIREMENTS
Minimum 6' wide access with roughened surface
Stable, corral not to be located on slopes
greater than 4:1
Not in front yard or side or front setback.
May be located up to 25' in rear setback.
Stable min. 35' from any residential structure
Stable building to be designed for rural and
agricultural uses only, but may include storage
for vehicles, household items
Size to include the entire footprint including loft,
if any
ZC NO. 915, 1 Middleridge Ln. N.
PROPOSED
20 'wide roughened impervious (paved)
access plus adjoining 5-foot wide pervious
pathway with separate entry from street
Grading with maximum slope 2:1,
maximum 5, and average 2.5' retaining
walls;
Stable not proposed in any setback
Proposed stable more than 35' from any
residential structure.
Stable is proposed with 10 stalls, tack space
that is 8.7% of the structure, and a 3,840
square foot feed/ loft area, all designed for
rural and agricultural uses.
Ground floor (5,368 sf.):
1,920 sf. stalls; 1,790 sf. aisles; 758 sf. ag
storage; 100 sf. stairs; 800 sf. tack room
I
•
Minimum of 60% shall be maintained for
agricultural uses
Maximum of 40% not to exceed 800 s.f. may be
maintained for a tack room use
Tack area may have sanitary and kitchenette
amenities
Tack area may have glazed openings
Agricultural space entry doors to be min. 4`wide
& 7.5' high; appearance of a stable door
Loft is permitted
Loft plate height may not exceed 7'
Exterior area of stables may not to be paved
Min. 6' wide path of roughened and impervious
surface. Driveway to be roughened and may be
paved if req'd for Fire Department approval.
Corral minimum 550 sf.; fenced and contiguous
to stable. (Planning Commission may determine
the size of a corral)
Access slope not to exceed 25%
Commercial uses or sleeping is not allowed
Loft (3,840 sf) - feed/hay storage area
Total: 9,208 sf.
Agricultural uses: 91.3%
Tack uses: 8.7%
Tack use area comprises 800 sf. or 8.7% %
Includes tack room/ storage & bathroom
No info provided as to plumbing fixtures.
Shall be a condition of approval.
Shall be a condition of approval.
Loft; proposed for feed/hay storage 1
The total height of the structure at its highes
peak is proposed to be 27' plus 7 'roof
cupolas (2 each); 7' plate height shown for
the loft. (Plate heights per condition of
approval.)
Pavers or D.G. (condition of approval) at
front
Main stable driveway 20' plus 5' wide horse
Path
Proposed 4,300 sq. ft. corral enclosed with 5'
high maximum retaining walls
From main driveway at 20% max. slope
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, as well as to all other regulations including, but not be
limited to undergrounding of utility lines to the structures, lighting, roof material, Fire
Department requirements and others.
13. The structural net lot coverage is proposed at 12,458 square feet 10.13%, (20%
max. permitted); and the total lot coverage is proposed at 22,528 square feet or 18.32%
(35% max. permitted) excluding allowable deductions.
14. Two building pads are proposed. The current residential building pad is 5,800
square feet (area not in setback) and the coverage on this pad is 32.0%. The applicants
will grade out a portion of the area for the additions for a 7,215 square foot residential
building pad, which will have coverage of 5,870 square feet of structures or 81.36%,
which excludes portions of the porch and other miscellaneous structures.
The stable building pad will be 13,625 square feet and will have coverage of 41.6%, also
excluding portion of the porch.
ZC NO.915,1 Middleridge Ln. N.
15. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review,
Conditional Use Permit and Variances, enclosed below.
In describing the criteria to be satisfied for a variance to exceed the maximum permitted
disturbance and building encroachment, the applicant's representative states the
following:
• Exceptional or unusual circumstances: The existing residence was constructed
legally largely towards the front of the lot and partially in the current setback,
therefore by adding onto the house on either end, in line with the existing house,
necessitates building in the front setback. The amount of encroachment area being
added is minor relative to that existing. Regarding the disturbed area, any new
development necessitates additional disturbance and a variance, because the
existing amount is already nonconforming, at 47.84%. Also, 9% of the proposed
increase is due to equestrian improvements (stable and riding ring). Finally, due to
the steepness of the topography, it is not a viable option to use 3:1 slopes and
thereby qualify for a code permitted increase in disturbance without a variance.
• Preservation of property rights: There are minimal areas on the site to add new
square footage due to the layout of existing improvements. The proposed addition
will result in a 4,650 square foot house and 4-car garage, which is not significant in
size when compared to other new developments in the City.
• No material detriment to public: The project as requested will be located behind
and lower than the existing house, away from Middleridge Lane and will not
encroach any further, with the exception of a relatively small covered entry.
• Consistency with General Plan: Other than needing variances as described, the
project will comply with the Zoning Ordinance and goals and policies of the
General Plan.
16. For reference, the following are stables approved since 2011.
Location
11 Blackwater Cyn. Rd.
5 Buggy Whip
0 Chestnut
9 Chuckwagon Rd.
10 Crest Rd. W.
49 Eastfield
12 Johns Cyn. Rd.
3 Meadowlark
29 Middleridge Rd. S.
ZC NO. 915,1 Middleridge Ln. N.
Square Feet / No. of Stories
890 sq. ft. one story
890 sq. ft. one story
900 sq. ft. one story
1,296 sq. ft. first floor / 792 sq. ft. loft
2,088 sq.ft. total
735 sq. ft. first floor / 453 sq. ft. loft
1,188 sq.ft. total
600 sq. ft. one story
735 sq. ft. one story
480 sf. first floor / 360 sf. loft
840 sq.ft. total
2,160 sq. ft. first floor / 800 sf. loft with
center aisle;
2,960 sq.ft. total
• •
6 Portuguese Bend Rd. 450 sq. ft. one story
77 Crest Rd. E 3,456 sq. ft. first floor/ 235 sq.ft. loft witr
center isle;
3,691 sq.ft. total
1 Pine Tree Lane 12,976 sq. ft. one story
11 Saddleback 2,415 sq. ft. with 625 sq. ft. loft with
center isle;
3,040 sq.ft. total
5 Pine Tree Lane 1,810 sq. ft. with 611 sq. ft. loft;
2,421 sq.ft total
23 Crest Rd. East 1,300 sq.ft. first floor; 782 sq.ft. Loft
2,082 sq.ft. total
34 Saddleback Rd. 1,140 sq.ft. - one story
17. Rolling Hills Community Association will review this project at a later date.
18. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA). Staff has reviewed environmental
information provided in compliance with CEQA. The main concern is that there are
two intermittent streams located on the property. It has been determined that the
neither of the streams are classified as water bodies that fall under the jurisdiction of the
Army Corps of Engineers at the federal level or Department of Fish and Wildlife at the
state level. This determination was made in follow-up to earlier grading for the access
pathway at the base of the hill near the rear property line done without permit. With the
increased scope of work, the grading and drainage engineers will make a determination
if further reviews are required by those agencies.
ZC NO. 915,1 Middleridge Ln. N.
Zoning Case No. 915
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear property line
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residential
Stable
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
SINGLE FAMILY RESIDENCE
AND ACCESSORY
STRUCTURES
Residence
Basement
Garage attached
Stable
Loft for Stable
Att. Coy. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds
TOTAL
0%
0%
N/A
N/A
N/ A.57
47.84%
2,900 sq.ft.
0 sq.ft
468 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
96 sq.ft
155 sq.ft
75 sq.ft.
162 sq.ft
3,781 sq.ft.
PROPOSED
NEW RESIDENCE WITH
ACCESSORY STRUCTURES,
ATTACHED GARAGES,
STABLE, RIDING RING
Residence
*Basement
Garages attached
Stable
*Loft for Stable
Att. Coy. Porches
Entry porch
Service yard
Outdoor Kitchen
*Tree House
Sheds (demo)
4,650 sq.ft.
1,750 sq.ft.
909 sq.ft.
5,368 sq.ft.
3,840 sq.ft.
1,220 sq.ft.
120 sq.ft
96 sq.ft
155 sq.ft
75 sq ft
-162 sqft
TOTAL 12,593 sq.ft
12,458 sf w/ allowances 10.13%
of 122,943 sq.ft. net lot area
22,528 w/ allowances or 18.32% of
122,943 sq.ft. net lot area
Residence: 81.36% of7,215 sf. pad
Stable: 41.6 %of 13,625 sf pad
(including deductions)
33,090 cy total to be balanced on
site
55.57% (68.325 sq. ft.)
5,368 sq. ft. with 3,840 sq. ft. loft
4,300 sq. ft. (new corral)
Proposed from Middleridge Ln.
I Widened off Mlddleridge Ln.
I Planning Commission condition
I Planning Commission condition
*Loft for stable and basement are not included in the calculations for structural coverage
N/A
N/A
N/A
N/A
N/A
ZC NO. 915,1 Middleridge Ln. N.
CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT:
17.42.050 Basis for approval or denial of conditional use permit.
The Commission (and Council on appeal), in acting to approve a conditional use permit
application, may impose conditions as are reasonably necessary to ensure the project is
consistent with the General Plan, compatible with surrounding land use, and meets the
provisions and intent of this title. In making such a determination, the hearing body shall find
that the proposed use is in general accord with the following principles and standards:
A. That the proposed conditional use is consistent with the General Plan;
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be materially
detrimental to these adjacent uses, building or structures;
C. That the site for the proposed conditional use is of adequate size and shape to
accommodate the use and buildings proposed;
D. That the proposed conditional use complies with all applicable development
standards of the zone district;
E. That the proposed 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;
F. That the proposed conditional use observes the spirit and intent of this title.
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount, of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
ZC NO. 915, 1 Middleridge Ln. N.
•
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 915, 1 Middleridge Ln. N.
Palos Vdes
Peninsula News
1609 Deep Valley Dr., Suite 200, Rolling Hills Estates, CA., 90274 f
PROOF OF PUBLICATION
(201 5.5 C.C.P.)
STATE OF CALIFORNIA
County of Los Angeles,
I am a citizen of the United States and a resident
of the County aforesaid; I am over the age of eigh-
teen years, and not a party to or interested in the
above -entitled matter. I am the chief legal
advertising clerk of the publisher of the
PALOS VERDES PENINSULA NEWS
a newspaper of general circulation, printed and
published weekly in the City of Rolling Hills
Estate County of Los Angeles, and which
newspaper has been adjudged a newspaper of
general circulation by the Superior Court of
County of Los Angeles, State of California, under
the date of February 15, 1977
Case Number C824957, that the notice of which
the annexed is a printed copy, has been
published in each regular and entire issue of
said newspaper and not in any supplement
thereof on the following dates, to wit:
January 05,
all in the year 2017
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Rolling Hills Estates, California
Dated at
this 05th of January, 2017
A ,
Signature d
This space is for the County Clerk's Filing Stamp
P.V.P. News No. 12745
NOTICE OF A PUBLIC HEARING BEFORE THE
PLANNING COMMISSION
OF THE CITY OF ROLLING HILLS, CALIFORNIA
NOTICE IS HEREBY .GIVEN, that the Planning
Commission of the City of Rolling Hills will hold a Public
Hearing at 6:30 PM on January 17, 2017, at Rolling Hills
City Hall, 2 Portuguese Bend Road, Rolling Hills, CA for
the purpose of receiving public input regarding the fol-
lowing:
ZONING CASE NO. 915, Chaz and Emily Cipolla,
c 1 Middleridge Lane North (Lot 15, 16, 17-MR),
Rolling Hills, CA. Request for a Site Plan Review,
Conditional Use Permit, and Variance(s) as fol-
lows:
Site Plart Aaview; construction of a 1,750 sq, ft
home addition and attached 441 square foot
garage, not to exceed 5' high retaining walls and
grading of 29,590 cubic yards of dirt related to a
proposed stable, driveway, home additions and for
an as graded unpermittedpathways.
Conditional Use Permit construction of a 5,368 sq.
ft. stable with 3,840 sq. ft. loft, 4,300 sq. ft. corral
and 2,290 sq. ft, riding ring, and to widen an exist-
ing second driveway
Variances construction of portibns of the residen-
tial and garage addition within the front yard set-
back, construction of 25-foot wide driveway to
serve the proposed stable and to allow an increase
in disturbed area from 47.9% to 55,6% (40%
maximum permitted).
The project has been determined to be categorically
exempt pursuant to the California Environmental Quality
Act (CEQA). -
'APPLICATIONS REQUIRED BY MUNICIPAL CODE:
Chapter 17.42 Conditional Use Permits, Chapter 17.46
Site Plan Review and Chapter 17.38 — Variances.
Any interested person is welcome to review the subject
application and plans prior to the public hearing at the
City Hall Administration Building located at 2 Portuguese
Bend Road, Rolling Hills, CA. We welcome your input.
You may provide your comments in writing to the
Planning Department prior to the meeting or come to the
meeting and address the Planning Commission on this'
project.
If you challenge the approval or denial of this permit
application in court, you may be limited to raising only
those issues you or someone else raised at the public
hearing described in this notice, or in written correspon-
dence delivered to the Planning Commission at, or prior
`to, the public hearing.
•
Published in the Palos Verdes Peninsula News on
January 5, 2017.
C D
JAN 0 9 2017
City of Rolling Hills