626, Addition to existing SFR, Staff ReportsDATE:
TO:
ATTN:
FROM:
SUBJECT:
•
City ofieffiny
INCORPORATED .JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4B
Mtng. Date: 3 /26 / 01
MARCH 26, 2001
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
RESOLUTION NO. 2001-07: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
REQUEST FOR SITE PLAN REVIEW FOR THE CONSTRUCTION
OF SUBSTANTIAL ADDITIONS TO AN EXISTING SINGLE
FAMILY RESIDENCE AND A REQUEST FOR A VARIANCE TO
ENCROACH WITH A GARAGE ADDITION INTO THE FRONT
YARD SETBACK AT 10 PORTUGUESE BEND ROAD IN ZONING
CASE NO. 626.
BACKGROUND
1. The Planning Commission adopted Resolution No. 2001-07, that is attached,
on March 20, 2001 at their regular meeting granting a request for Site Plan Review
for the construction of substantial additions to an existing single family residence
and a Variance for front yard encroachment with a garage. The vote was 5-0.
2. The Planning Commission viewed a silhouette of the proposed project at
the site on Saturday, February 3, 2001, and held public hearings on December 19,
2000, January 16, 2001 and February 20, 2001.
3. Originally the applicant requested a Site Plan Review to construct 3,997
square feet of residential additions to the existing 2,784 square foot residence for a
total of 6,781 square feet; 420 square feet garage addition for a total of 920 square
feet garage; a 1,069 square foot basement beneath the central portion of the
residential additions, and a 450 square foot stable.
4. At the December 19, 2000 public hearing, the Planning Commission
expressed concerns pertaining to the size of the proposed additions, the existing
encroachment of the garage into the front yard setback, the total proposed pad
coverage of 35.9% and the general compatibility of the proposed development
with the adjacent properties.
ZC No. 626
1
Printed on Recycled Paper.
5. Subsequently, the applicant submitted a revised site plan to construct 2,840
square feet of residential additions to the existing 2,784 square foot residence for a
total of 5,624 square feet, (a reduction of 1,157 sq.ft.); 240 square feet garage
addition for a total of 740 square feet garage, (a reduction of 180 sq.ft.); a 2,100
square foot basement beneath the proposed addition, (an increase of 1,031 sq.ft.),
and the stable. The existing stable located in the front yard setback, and the pool,
located in the rear yard, will be demolished.
The revised application also included a request for a variance to permit
construction of an addition to the existing garage. The existing garage encroaches
36 feet by 19 feet (684 sq. ft.) into the required front yard setback. The applicant is
proposing to demolish approximately 15 lineal feet of the existing garage and
add 95 square feet to the width of the garage. Therefore, the proposed garage
will encroach 21 feet into the front yard setback, however it will be wider by 4.5
feet, (for a total encroachment of 21 feet by 23.5 feet interior dimensions or 493
sq.ft).
Responding to the criteria to be satisfied for grant of a Variance, the applicant states that
"an existing garage and storage/utility room are currently built 36 feet into the front
yard setback and are substandard in depth (19 feet), not meeting minimum size
requirements." In response to whether the change will be materially detrimental to the
public welfare or injurious to the property or improvements in the vicinity and zone
where the property is located, the applicant states, "the existing encroachment of the
existing garage is to be reduced by 15 lineal feet (total of 300 sq.ft.). The widening of 4.5,
feet results in 95 square feet of additional area in the setback. This is a net reduction of
structures in the setback of 205 square feet, which insures that granting the variance will
not be materially detrimental to the public welfare or injurious to theproperty or
improvements in the vicinity, in fact should improve the current conditions".
6. The existing 18 foot wide driveway with a 40-foot wide apron off
Portuguese Bend Road is proposed to be relocated from center to center 45 feet
south, to measure 14 feet in width. This aspect of the project was review by the
Traffic Commission.
The Traffic Commission met on January 25, 2001 to review this request,
and a site visit was conducted. With the assistance of the Traffic Engineer, the
Traffic Commission recommended that the driveway apron be approved in the
new location. However, the Traffic Commission also recommended that the
proposed apron be 34 feet in width as it meets the roadway, narrowing by 45
degree angles to the proposed 14 feet in width at a point no closer than 10 feet
east of the paved road. The driveway shall be roughened as indicated on the
plan. The architect submitted a revised plan including this change.
As one of the conditions of approval, staff included a condition in the Resolution,
which requires the existing driveway apron to be removed.
ZC No. 626
2
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7. A 450 square foot barn with a 550 square foot corral is proposed at the rear
of the lot, to the northeast, that is to be accessed from Eucalyptus Lane and has a
slope of 8%.
8. Grading for the project will include 760 cubic yards of cut soil from the
construction of the 2,100 square foot basement plus 1,012 cubic yards of cut soil
from the pad for a total of 1,772 cubic yards of cut soil. The fill soil will also total
1,772 cubic yards and will be deposited at the northern end of the building pad,
between the building pad and the proposed 30 inch high garden wall.
9. The structural lot coverage proposed is 6,814 square feet or 11.9% (20%
permitted), and the total lot coverage including structures and paved areas is
e proposed at 12,733 square feet or 22.3% of the net lot area, (35% permitted).
10. The residential building pad consists of 22,713 square feet. The proposed
building pad coverage is at 30%, and includes the barn, (450 sq.ft.); the residence,
(5,624 sq.ft.); and the garage (740 sq.ft.) The Planning Commission's guideline is
30%.
11. The disturbed area of the lot will be 21,591 square feet or 37.9% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any non -
graded area where impervious surfaces exist].
12. During the course of .the hearings, Mr. and Mrs. MacLeod, property owners
at 14 Portuguese Bend Road, expressed several concerns pertaining to the
proposed additions. Letters from Mr. and Mrs. MacLeod, dated February 3, 2001
and February 12, 2001 enumerating their concerns are attached.
The February 3, 2001 letter expresses concerns pertaining to the preservation of
city lights and mountains, the size and type of hardscape for the proposed
driveway turn around area, the intended use of the front entry area, after
remodeling, and the location of the proposed driveway in relation thereto, and the
proximity of the barn and corral at the MacLeod's residence to the proposed
addition at 10 Portuguese Bend Road.
The existing corral and barn at 14 Portuguese Bend Road were constructed in 1963
and met the requirements in force at that time, which required that a barnbe
located not less than 35 feet from any residence, and at least 25 feet from the
property line of the lot on which it is situated, and that the corral be 'located not
less than 35 feet from any window or door of any residence. The current code
requires that both, the.barn and corral be not closer than 35 feet to any residential
structure and not closer than 25 feet to any property line. Therefore, the existing
corral is legal non -conforming in that it is located less than 25 feet to the property
line.
Concerning the question of the scale of the proposed residence, attached is a
ZC No. 626
3
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table showing the sizes of some of the adjacent properties, obtained from the
County Assessor's records. A similar comparison prepared by the applicant's
representative is also attached.
The February 12, 2001 letter reiterates Mr. and Mrs. MacLeod's concerns with
regard to the location of the proposed driveway, the selection of plants and type of
paving for the driveway.
The applicant's representative submitted a letter, which is attached, addressing the
questions and comments from Mr. and Mrs. MacLeod.
Although Mr. and Mrs. MacLeod communicated with staff since we received the
February 12, 2001 letter, Mr. and Mrs. MacLeod expressed no other concerns. The
staff reports and the Resolution of approval were forwarded to the MacLeod's.
However, the Planning Commission at their March 20, 2001 meeting directed
staff to include a condition of approval requiring that any new trees and/or
plants, which are required to be planted, at maturity shall not exceed the height
of the ridge line of the residence. Staff has incorporated this condition.
13. The existing residence was constructed in 1937. In 1977, a Conditional Use
Permit was approved by the Planning Commission in Zoning Case No. 183 to
construct a pool and spa in the rear yard.
In 1990, the Planning Commission approved a request for a Conditional Use
Permit for a sports court and Site Plan Review to construct a new residence, in
Zoning Case No. 437. The same year the Planning Commission determined that
Portuguese Bend Road be the front of the lot. In 1991, the Planning Commission
denied a request to modify the previously approved Site Plan Review to include
an addition of an attached single car garage. The sports court and residence were
not constructed.
14. The project has been determined to be categorically exempt pursuant to
the California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 2001-07,
a request for a Site Plan Review and a Variance for substantial additions and
encroachment into the front yard setback at 10 Portuguese Bend Road.
ZC No. 626
4
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading
requiring a grading permit, any new
structure or if size of structure increases
by at least 1,000 sq.ft. and has the effect
of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
(20% maximum
Basement
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING
PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft. must be balanced
on site.
ZC 626
Planning Commission 2/20/2001
EXISTING
Existing residential garage
encroaches 36 feet into the
front yard setback.
Residence
Garage
Swim Pool/Spa
Service Yard
Stable
Total
8.0%
0 sq. ft.
17.6%
20.0%
N/A
PROPOSED
No further encroachments.
2,784 sq.ft. Residence
500 sq.ft. Garage
576 sq.ft. Swim Pool/Spa
0 sq.ft. Service Yard
684 sa.ft. Stable
4,544 sq.ft. Total
14.3%
1,069 sq. ft
25.1%
6,781 sq.ft.
920 sq.ft.
0 sq.ft.
96 sq.ft.
450 sa.ft.
8.151 sq.ft.
35.9% of 22,713 sq.ft.
1012 cu.yds site and 445 cu.
yds basement cut soil/
1457 cu. yds. fill soil
REVISED
PROPOSED
4.5' encroachment to the north;
15' reduction to the west.
(Variance required)
Residence 5,624
Garage 740
Swim Pool/Spa 0
Service Yard 96
Stable 450
Total (excl.bsmt) 6,814
11.9%
2,100 sq. ft.
22.3%
30% of 22,713 sq.ft. pad
1012 cu.yds. site and 760
cu.yds. basement.1,772 total
cut & fill
•
•
DISTURBED AREA
40% maximum; any graded building pad
area, any remedial grading (temporary
disturbance), any graded slopes and
building pad areas, and any nongraded
area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
(maximum 25% slop)
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC 626
Planning Commission 2/20/2001
17.6% 36.3% • 37.9%
N/A
N/A
Existing from Portuguese
Bend Road
N/A
N/A
450 sq.ft. stable
550 sq.ft. corral
Proposed from Eucalyptus
Lane with a slope of 8% which
is less than 25% maximum.
Relocate driveway accessway
45 feet south on Portuguese
Bend Road. Requires Traffic
Commission review.
Planning Commission review
Planning Commission review
same
same
same
same
same
•
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZONING CASE NO. 626
RESOLUTION NO. 2001-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT
ENCROACHMENT INTO THE FRONT YARD SETBACK TO
CONSTRUCT A GARAGE ADDITION AND GRANTING SITE PLAN
REVIEW APPROVAL FOR THE CONSTRUCTION OF
SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE AT
10 PORTUGUESE BEND ROAD IN ZONING CASE NO. 626.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. Hwung-Hsiang
Hwung with respect to real property located at 10 Portuguese Bend Road, Rolling Hills
(Lot 52-RH) requesting a Variance to permit encroachment into the front yard setback to
construct garage addition and Site Plan Review for the construction of substantial
additions to a single family residence. for a 5,624 square foot residence, a 740 square foot
attached garage, a 2,100 square foot basement and a 450 square foot barn with a corral.
Section 2. A. The Planning Commission conducted a duly noticed public
hearing to consider the application on December 19, 2000, January 16,, 2001, February
20, 2001 and at a field trip on February 3, 2001. The applicant was notified of the
hearings in writing by first class mail. The applicant was in attendance at the hearings.
Evidence was heard from members of the City staff, the applicant's representative, and
all persons interested in affecting the proposal. The Planning Commission reviewed,
analyzed and studied the project.
B. Initially, the applicant requested a Site Plan Review to construct
residential addition for a total of 6,781 square feet, a garage addition for a total of 920
square feet and a 1,069 square foot basement. A,t the December 19, 2000 meeting, the
Planning Commission expressed concerns pertaining to the size of the additions, the
total pad coverage and the general compatibility of the project with the adjacent
properties. The Commission continued the public hearing to 'January 16, 2001 to allow
the applicant to revise his application. Subsequent to the December 19, 2000 public
hearing, the applicant submitted a revised site plan with reduced addition, reduced size
of the proposed garage and larger basement. At the same time the applicant requested a
Variance to encroach with the garage addition into the front yard setback to widen the
existing garage.
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption (State of CA Guidelines, Section 15301(e) and is therefore categorically
exempt from environmental review under the California Environmental. Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable. to the property
and not applicable to other similar properties in the same zone prevent the owner from
RESOLUTION NO. 2001-07
1
•
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. Section 17.16.110 requires the front yard setback for every residential
parcel to be fifty (50) feet. The applicant is requesting to encroach up to a maximum 21
feet into the 50-foot front yard setback to permit the encroachment of a 195 square foot
addition to widen the existing garage. Currently the garage encroaches 36 feet into the
front yard setback. The applicant proposes to demolish part of the existing -garage to
reduce the encroachment. With respect tothis request for a Variance, the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property or to the intended use that do not apply generally
to the other property or class of use in the same zone because the existing garage
encroaches into the front yard setback and the proposed addition will not further the
encroachment.
. B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone, but
which is denied to the property in question. The Variance is necessary because the
development and use of the subject property in a manner consistent with the shape of
the lot and development of other property on this street justifies this additional small
incursion into the front yard setback. There will not be any greater incursion into the
front yard setback than already exists.
C. The granting of the Variance would not be materially detrimental to
the public welfare or injurious to the property or improvements in such vicinity and
zone in which the property is located. Allowing the proposed encroachment into the
front yard setback will not allow any greater incursion than already exists. In addition,
development on this portion of the pad will allow a substantial portion of the more
environmentally significant rear portions of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 626 to permit the encroachment of a
195 square foot garage addition to an existing garage that will encroach a maximum of
21 feet in length and 4.5 feet in width into the fifty foot (50') front yard setback, as
indicated on the development plan submitted with this application and incorporated
herein by reference as Exhibit A, subject to the conditions specified in Section 8 of this
Resolution.
Section 6. Section 17.46.030 requires a development plan to be
submitted for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may be
made which involve changes to grading or an increase to the size of the building or
structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) inany thirty-six (36) month period.
With respect to the Site Plan Review application, 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
RESOLUTION NO. 2001-07
2
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the General Plan requirement of low profile, low density residential development with
sufficient open space between surrounding structures. The project conforms to Zoning
Code setback and lot coverage requirements with the Variance approved in Section 5 of
this Resolution. The lot has a net square foot area of 57,007 square feet. The proposed
residence (5,624 sq.ft.), garage (740 sq.ft.), and stable (450 sq.ft) will have 6,814 square
feet which constitutes 11.9% coverage of the lot which is within the maximum 20%
structural net lot coverage requirement. The total lot coverage including paved areas and
driveway will be 12,773 square feet or 22.4% of the net lot area. The residential building
pad consists of 22,713 square feet and will have a structural coverage of 30%. The
proposed project is on a relatively large lot with most of the proposed structures. located
behind an existing hedge so as to reduce the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the lot
including surrounding native vegetation, mature trees, and drainage courses. The lot is
relatively flat. Grading will consist of 1,772 cubic yards of cut soil and 1,772 cubic yards
of fill and will be balanced on site in an area north of the proposed addition, where there
exists a small gully in the terrain. A maximum 30" garden wall will be constructed in the
area of the yard where the soil will be deposited. Most of the mature trees will not be
removed.
C. The development plan follows natural . contours of the site to
minimize grading and the existing natural drainage courses will continue.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan preserves
several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. The project
will be located on a relatively flat lot where significant portions of the lot will be left
undeveloped. The development plans will minimize impact on Portuguese Bend Road.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated in
Paragraph A, the lot coverage maximum will not be exceeded and the proposed project
is consistent with the scale of the neighborhood. The ratio of the proposed structure to
lot coverage is similar to the ratio found on several properties in the vicinity.
G. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles. The applicant
proposes to .relocate the existing driveway approximately 45 feet to the south and the
reconfiguration of the apron will have less of an impact on Portuguese Bend Road than
currently exist..
H. The project conforms to the requirement of the California
Environmental Quality Act and is categorically exempt from environmental review.
RESOLUTION NO, 2001-07
3
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Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for ZoningCase No. 626 for a
proposed residential development as indicated on the development plan incorporated
herein as Exhibit A and subject to the conditions contained in Section 8.
Section 8. The Variance to the front yard setback approved in Section 5
and the Site Plan Review approved in ' Section 7 of this Resolution are subject to the
following conditions:
A. The Variance and Site Plan Review approvals shall expire within
one year from the effective date of approval as defined in Sections 17.38.070(A) and
17.46.080(A), unless construction on the applicable portions of the structure have
commenced within that time period.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, the approval shall be
suspended and the privileges granted thereunder shall be subject to revocation;
provided that the applicant has been given written notice to cease such violation and has
failed to do so for a period of thirty (30). days and has been provided • additional notice
and a hearing prior to the revocation of the Permit.
C. All requirements of the Buildings Code of the City of Rolling Hills
and the Rolling Hills Zoning Ordinance 'must be complied with unless otherwise set
forth in the Permit, or shown otherwise on an approved plan.
D. The lot shall be developed and maintained in substantial
conformance with the site plan on file marked Exhibit A, dated February 12, 2001 except
as otherwise provided in these conditions.
E. Grading shall not exceed' 1,772 cubic yards of .cut soil and 1,772
cubic yards of fill, and shall be balanced on site.
F. Any grading shall preserve the existing topography, flora, and
natural features to the greatest extent possible,
G. The residential building pad coverage shall not exceed 30%, and the
totalstructural and flatwork coverage shall not exceed 22.4% of the net lot area. The
structural lot coverage shall not exceed 6,814 square feet or 11.9% of the net lot area.
H. The disturbed area of the lot shall not exceed 21,591 square feet or
37.9%
I. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing trees and shrubs and the natural landscape screening surrounding
the proposed building pad. The landscaping proposed for the driveway turn around
area shall be planted so as to minimize view obstruction from the adjacent property.
J. Landscaping shall include water efficient irrigation, to the
maximum extent feasible, that incorporates a low gallonage irrigation system, utilizes
RESOLUTION NO. 2001-07
4
•
automatic controllers, incorporates an irrigation design using "hydrozones," considers
slope factors and climate conditions in design, and utilizes means to reduce water waste
resulting from runoff and overspray in accordance with Section 17.27.020 (Water
efficient landscaping requirements) of the Rolling Hills Municipal Code.
K. A landscaping plan must be submitted to and approved by the City of
Rolling Hills Planning Department staff prior to the issuance of any grading and
building permit. The landscaping plan submitted must comply with the purpose and
intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and
native vegetation, and shall utilize to the maximum extent feasible, plants that are
native to the area and/or consistent with the rural character of the community. All new
trees and plants, at maturity, shall not exceed the height of the ridge line of the
residence.
A bond in the amount of the cost estimate of the implementation of the landscaping
plan plus 15% shall be required to be posted prior to issuance of a grading. and building
permit and shall be retained with the City for not less than two years after landscape
installation. After the two-year period, upon the request of the applicant, the retained
, bond will be released by the City Manager after the City Manager or his designee
determines that the landscaping was installed pursuant to the landscaping plan as
approved, and that such landscaping is properly established and in good condition.
L. The property owners shall be required to conform with the air
quality management district requirements, storm water pollution prevention practices,
county and local ordinances and engineering practices so that people or property are
not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides,
mudflows, erosion, or land subsidence.
M. 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.
N. All parking, during and after construction, shall take place on the
project site.
O. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Health Department requirements
for the installation and maintenance of septic tanks.
P. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Health Department requirements
for the installation and maintenance of storm water drainage facilities.
Q. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department Best
Management Practices (BMP's) related to solid waste.
RESOLUTION NO. 2001-07
5
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R. An Erosion Control Plan containing the elements set forth in
Section 7010 of the 1996 County of Los . Angeles Uniform Building Code shall be
prepared to minimize erosion and to protect slopes and channels to control storm water
pollution as required by the County of Los Angeles.
S. Prior to the submittal of an applicable final building plan to the
County of Los Angeles for plan check, a detailed grading and drainage plan with
related geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills Planning
Department staff for. their review. Cut and fill slopes shall not exceed a 2 to 1 slope
ratio.
T. Upon relocation of the existing driveway, the existing driveway
apron shall be closed off and a new curb constructed.
U. The basement shall have solid door for ingress/egress to the
exterior, and shall meet the requirements of the Los Angeles County Building Code.
V. The project must be reviewed and . approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
building or grading permit.
W. ' . Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modifications to the project, which would constitute
additional structural development, shall require the filing of a new application for
approval by the Planning Commission.
X. The applicants shall execute an Affidavit of Acceptance of all
conditions of the Site Plan and Variance approvals, or the approvals shall not be
effective.
Y. All conditions of the Variance and Site Plan approvals that apply
must be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 20
F,, }MARCH 2001.
ATTEST:
ALLAN ROBERTS, CHAIRMAN
MARILYN KE , DEPUTY CITY CLERK
RESOLUTION NO. 2001-07
6
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2001-07 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT ENCROACHMENT
INTO THE FRONT YARD SETBACK TO CONSTRUCT A GARAGE ADDITION
AND GRANTING. SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY
RESIDENCE AT 10 PORTUGUESE BEND ROAD IN ZONING CASE NO. 626.
was approved and adopted at a regular meeting of the Planning Commission on
March 20, 2001 by the following roll call vote:
AYES: Commissioners Hankins, Margeta, Sommer,, Witte and
Chairman Roberts.
NOES: None .
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
RESOLUTION NO. 2001-07
7
4
Oto
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos Verdes Estates, California 90274
TEL (3 10) 373-8077 FAX (310) 373-8277
January 4, 2001
Variance application attachment
Hwung Residence
No. 10 Portuguese Bend Road, Rolling Hills
Criteria to be satisfied for grant of Variance
A. Exceptional conditions exist at No. 10 Portuguese Road in that an existing garage and
storage/utility room are currently built 36 feet into the front yard setback. When this
condition was constructed, Eucalyptus Lane was considered the front yard and the
Portuguese Bend Road setback was defined as a side yard, thus only a 10 foot setback
was required. Subsequently, the property lines have been redefined generating the
encroachments.
B. The existing garage is currently substandard in depth, (19 feet net) not meeting minimum
size requirements. The requested improvements are necessary for the preservation and
enjoyment of the property as possessed by others.
C. The application indicates that the existing encroachments of the existing garage are to be
reduced by 15 lineal feet (total of 300 sq. ft.). The widening of 4.5 feet results in 95
square feet of additional area in the setback. This is a net reduction of structures in
the setback of 205 sq. ft. which insures that granting the variance will not be materially
detrimental to the public welfare or injurious to properties or improvements in the
vicinity, in fact should improve the current conditions. Also, the mature landscaping on
the property will also provide tremendous screening of all portions of the parcel.
D. The granting of the variance allows the hardships to not to interfere with the Hwungs
property rights, respecting and observing the spirit and intent of the city.
E. In so much that the above -mentioned hardships are unique to this property, the variance
will not grant any special privileges. In fact, the variance is necessary to allow this
property to remain similar in nature to the surrounding homes. The variance request is
consistent with the General Plan of the City of Rolling Hills.
ADDRESS.,
2 EucalyptusRoad
10 Portuguese Bend Road
14 Portuguese Bend Road
16 Portuguese Bend Road
9 Portuguese Bend Road
11 Portuguese Bend Road
13 Portuguese Bend Road
15 Portuguese Bend Road
ZC No. 626 NEARBY PROPERTIES
LOT NO.. 1
51-RH DeMucci
52-RH Hwung (Existing)
56-A-RH McLeod
56-B-RH Walton
1 .
74-RH Storm
76-RH Gebhard
77-RH Borzi '
78-RH Roberts
NEARBY PROPERTIES
OWNER
AVERAGE
PROPOSED I
Above sizes include the residences only.
ZONING CASE NO. 626
RESIDENCE
(SQ.PT:)
5110
2784
2769
3343
3605
3790
3436
2436
3409
5624
LOT:SIE.:•
ACRES.(GROSS)
1.591 '
1.591
3.192
1.667
1.693
1.394
2.427
1.119
1.834
1.591
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco; Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Tuesday, December 19, 2000
Ms. Lola Ungar, Planning Director
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, California
Regarding: No. 10 Portuguese Bend Road, site review application
Dear Ms. Ungar,
The following are neighboring properties with similar scales of improvements to the above
mentioned application. All of the following properties are located in the "Rolling Hills Tract"
and have been approved by the city and/or the community association. The list below is
arranged from closet in distance to furthest from the Hwung:
ADJACENT
No. 2 Eucalyptus Lane
6,093 sq. ft. residence and garage
No. 11 Portuguese Bend Road
5,910 sq. ft. residence and garage
plus 575 sq. ft. cabana
WITHIN 500 FEET
No. 45 Saddleback Road
6,400 sq. ft. residence and garage
plus 7,000 sq. ft: tennis court
No. 6 Eucalyptus Lane
• 5,297 sq. ft. residence and garage
No. 7 Portuguese Bend Road
7,676 sq. ft. residence and garage
No. 5 Hillside Lane
9,101 sq. ft. residence and garage
plus 1,163 sq. ft. stable
No. 35 Saddleback Road
10,093 sq. ft. residence and garage
plus 7,240 sq. ft. tennis court
No. 1 Lower Blackwater Canyon Road
9,050 sq. ft. residence and garage
WITHIN 1000 FEET
No. 5 Lower Blackwater Canyon Road
6,575 sq. ft. residence and garage
No. 4 Hillside Lane
6,078 sq. ft. residence and garage
No. 7 Lower Blackwater Canyon Road
8,201sq. ft. residence and garage
plus 1,500 sq. ft. barn
WITHIN 1500 FEET
No. 3 Middleridge South
9,170 sq. ft. residence and garage
No. 49 Saddleback Road
6,252 sq. ft. residence and garage
plus 800 sq. ft. guest house
No. 58 Saddleback Road
9,060 sq. ft. residence and garage
plus 3,360 sq. ft. barn
No. 68 Saddleback Road
9,338 sq. ft. residence and garage
plus 800 sq. ft. guest house
plus 6,800 sq. ft. tennis court
-DECiniNE1
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To the City of Rolling Hills (Yolanta Schwartz, Principal Planner,
and the members of the Planning Commission):
Re: Proposed remodel, • 10 Portuguese Bend Road
FEB 0 5 2001
:CITY OF ROLLLIN:G 14LLLS
We thought it would be helpful to you to have our concerns on paper. We have a nice
relationship with the Hwungs, and we want to preserve it. We are hopeful we can all
work together on this. Thank you in advance.
1. We would like to preserve our view over the Hwung property to the city lights and
mountains.
2. We would like to minimize noise, lights, and blocked views from the new driveway
and turnaround area. We are concerned that it represents a huge amount of concrete
which was previously grass, very close to what functions as our front yard. Can the
location (and perhaps the color and surrounding landscape) of this area be reviewed with
this in mind?
3. We will shortly be proposing a remodel ourselves, which will probably not fall into
the commission's review because it is more modest in size (under 1,000 square feet).
However, it will formalize the way we now use our home, which is that our entry is on
the north side (same side as the Hwung house). We have done this because to the south
we have our other neighbor's garage and driveway area, and it is often noisy with
gardeners, repair or delivery vehicles. We are concerned that now we have unsightly
driveways close to both sides of our property, which affects our ability to have a pleasant
front entry area.
4. We intend to have horses in our corrals in the future and do not want any building to
impact our ability to do this. We are concerned that their proposed new addition is too
close to our existing horse corral and barn.
Again, we wrote down our concerns for ease of review, but we look forward to
discussing these with all concerned, and coming to a mutually agreeable solution.
Thank you
Sincerely, John and Judy MacLeod
6\7jat
21 3
/ 8 : cz)
To the City of Rolling Hills,
Thank you for the efforts made to date to address our concerns regarding the Hwung family add
MITIOF ROLLING LS
Below are our current thoughts.
With regard to the massing of the house, we are pleased that the Hwung
family and architect have reduced the massing on the south side of the property (which is adjacent to our
property) as reflected in the plans we reviewed February 3, 2001.
With regard to the ridgeline height as it was marked on the lawn for the
proposed addition, we are also pleased that the Hwung family has lowered the
house, mitigating its visual intrusion to our city views. Cris Gunderson represented to us that the final
height will not exceed an absolute elevation of 129 feet above sea level, which, as marked on the lawn, is
approximately 7 feet above the existing grade of 122 feet. At this elevation, we believe it will not obstruct
our view.
We do, however, continue to believe the home is out of scale with the majority of other original ranch style
homes on this block of Portuguese Bend Road, and we hope the city can work with the Hwungs and Cris
Gunderson to better maintain the style, character and scale of the existing 1937 home, and thus our street.
Since Portuguese Bend Road is one of the original streets developed and it currently retains its historical
look and feel, any changes should be consistent with the intent of the city founders. The proposed remodel
of 6,000 plus square feet would dwarf others surrounding the property, which are 2,000 to 4,000 square feet
and could impact the neighborhood.
With regard to the height of the existing house structure, it was not clear to us whether the current ridgeline
height will remain or if the owner and architect intend to change the height. There was some discussion on
the Saturday walk through about changing the height of the existing house. Since the main house building
did not indicate any change, we assume that the height will remain constant. If the owner and architect
intend to propose a change, we would like to understand the impact on our view. In general, we would like
the existing house height to remain as it currently exists since it is in our visual cooridoor and any increase
in height would block views.
With regard to the driveway plan, we are hoping the driveway can either be reduced in size or moved to the
other side of the property so that the visual and noise intrusion from headlights and deliveries is not so
great. We would also like to review the paving and landscaping plans so that we can work together to
ensure that adequate screening is provided, and dark tones are used for the hardscape.
Again, thank you for hearing and addressing our concerns. We are pleased with the efforts so far of the
Hwung family, Criss Gunderson and the City of Rolling Hills to work together with us. We are available to
discuss further any of the above subjects.
Sincerely,
Judy and John MacLeod
2/ i Z/zp /
From`. Criss Gunderson Fax: +1(310)373-8277
Y•
To: Yolanta
Fax: 3777288 'age 2 of 2 Tuesday, February 13, 2001 2:27 PM
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos. Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Tuesday, February 13, 2001
Rolling Hills Planning Commission
No. 2 Portuguese Bend Road
Rolling Hills, California
FEB :x 3 2001
CON OF ROLLING
RBy�
Regarding: Zoning case 626, No. 10 Portuguese Bend Road
Dear Planning Commission Members,
In response to the February letters from the McLeod's:
We are also pleased the MacLeods have recognized are efforts in redesigning the Hwungs'
additions. As viewed during the field trips, the McLeod's' property will have minimal
view impacted from the proposed additions. As a clarification; the multiple ridge string
lines at the south side of the property are set at elevations between 128.69 and 129.35.
The elevation of 129 was never used as an absolute, but rather was a number for discussion
with Mr. MacLeod. The ridge adjacent to the existing main roof is located at 130.61 and
is approximately the same height of the existing ridge, and is easterly of the McLeod's'
view corridor. As a reminder, the proposed removal of 8 trees will dramatically expand
and widen the existing view corridor.
The driveway has been configured with Traffic' Commission's input and is of proper size
and shape for adequate maneuvering. Please note the large planting area in the center of
the motor court for softening effects. Existing mature hedges will be thickened, adding
density, and mitigating light and sound. With the elevation change between the two
properties, I do not believe the MacLeods will be effected by the driveway.
With regards to the size of the home: This application was dramatically reduced in size
for the January Planning Commission meeting and currently complies with the 30%
guideline for pad coverage. Many homes in the surrounding area are of similar size or
larger (please see attachment from the original application). The applicants property is
heavily screened with mature landscaping. The footprint of the home with its courtyards,
as well as the roof design, produces a home which can not be seen in its entirety from any
location (please see attachment original application, last paragraph). Thus will appear
smaller than other homes of the same size.
Thank you for your consideration,
Criss Gunderson Architect
DATE:
TO:
FROM:
Cay
•
opeoffin9
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
MARCH 20, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
SUBJECT:
BACKGROUND
ZONING CASE NO. 626
10 PORTUGUESE BEND ROAD (LOT 52-RH)
RA-S-1, 1.591 ACRES
MR. AND MRS. HWUNG-HSIANG HWUNG
MR. CRISS GUNDERSON, ARCHITECT
DECEMBER 9, 2000 — SITE PLAN REVIEW;
JANUARY 6, 2001 VARIANCE
CONSIDERATION OF RESOLUTION NO. 2001-07
GRANTING A VARIANCE TO ENCROACH INTO
THE FRONT YARD SETBACK AND A SITE PLAN
REVIEW APPROVAL FOR SUBSTANTIAL
ADDITIONS AT 10 PORTUGUESE BEND ROAD IN
ZONING CASE NO. 626.
The Planning Commission at their February 20, 2001 meeting approved a site
plan review and variance application in Zoning Case No. 626 and directed staff
to prepare Resolution of approval. The vote was 5-0.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2001-07
approving Zoning Case No. 626.
Printed on Recycled Paper.
RESOLUTION NO. 2001-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT
ENCROACHMENT INTO THE FRONT YARD SETBACK TO
CONSTRUCT A GARAGE ADDITION AND GRANTING SITE PLAN
REVIEW APPROVAL FOR THE CONSTRUCTION OF
SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE AT
10 PORTUGUESE BEND ROAD IN ZONING CASE NO. 626.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. Hwung-Hsiang
Hwung with respect to real property located at 10 Portuguese Bend Road, Rolling Hills
(Lot 52-RH) requesting a Variance to permit encroachment into the front yard setback to
construct garage addition and Site Plan Review for the construction of substantial
additions to a single family residence. for a 5,624 square foot residence, a 740 square foot
attached garage, a 2,100 square foot basement and a 450 square foot barn with a corral.
Section 2. A. The Planning Commission conducted a duly noticed public
hearing to consider the application on December 19, 2000, January 16, 2001, February
20, 2001 and at a field trip on February 3, 2001. The applicant was notified of the
hearings in writing by first class mail. The applicant was in attendance at the hearings.
Evidence was heard from members of the City staff, the applicant's representative, and
all persons interested in affecting the proposal. The Planning Commission reviewed,
analyzed and studied the project.
B. Initially, the applicant requested a Site Plan Review to construct
residential addition for a total of 6,781 square feet, a garage addition for a total of 920
square feet and a 1,069 square foot basement. At the December 19, 2000 meeting, the
Planning Commission expressed concerns pertaining to the size of the additions, the
total pad coverage and the general compatibility of the project with the adjacent
properties. The Commission continued the public hearing to January 16, 2001 to allow
the applicant to revise his application. Subsequent to the December 19, 2000 public
hearing, the applicant submitted a revised site plan with reduced addition, reduced size
of the proposed garage and larger basement. At the same time the applicant requested a
Variance to encroach with the garage addition into the front yard setback to widen the
existing garage.
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption (State of CA Guidelines, Section 15301(e) and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
RESOLUTION NO. 2001-07
1
making use of a parcel of property to the same extentenjoyed by similar properties in
the same vicinity. Section 17.16.110 requires the front yard setback for every residential
parcel to be fifty (50) feet. The applicant is requesting to encroach up to a maximum 21
feet into the 50-foot front yard setback to permit the encroachment of a 195 square foot
addition to widen the existing garage. Currently the garage encroaches 36 feet into the
front yard setback. The applicant proposes to demolish part of the existing garage to
reduce the encroachment. With respect to this request for a Variance, the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property or to the intended use that do not apply generally
to the other property or class of use in the same zone because the existing garage
encroaches into the front yard setback and the proposed addition will not further the
encroachment.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone, but
which is denied to the property in question. The Variance is necessary because the
development and use of the subject property in a manner consistent with the shape of
the lot and development of other property on this street justifies this additional small
incursion into the front yard setback. There will not be any greater incursion into the
front yard setback than already exists.
C. The granting of the Variance would not be materially detrimental to
the public welfare or injurious to the property or improvements in such vicinity and
zone in which the property is located. Allowing the proposed encroachment into the
front yard setback will not allow any greater incursion than already exists. In addition,
development on this portion of the pad will allow a substantial portion of the more
environmentally significant rear portions of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 626 to permit the encroachment' of a
195 square foot garage addition to an existing garage that will encroach a maximum of
21 feet in length and 4.5 feet in width into the fifty foot (50') front yard setback, as
indicated on the development plan submitted with this application and incorporated
herein by reference as Exhibit A, subject to the conditions specified in Section 8 of this
Resolution.
Section 6. Section 17.46.030 requires a development plan to be
submitted for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may be
made which involve changes to grading or an increase to the size of the building or
structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application, 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
RESOLUTION NO. 2001-07
2
the General Plan requirement of low profile, low density residential development with
sufficient open space between surrounding structures. The project conforms to Zoning
Code setback and lot coverage requirements with the Variance approved in Section 5 of
this Resolution. The lot has a net square foot area of 57,007 square feet. The proposed
residence (5,624 sq.ft.), garage (740 sq.ft.), and stable (450 sq.ft) will have 6,814 square
feet which constitutes 11.9% coverage of the lot which is within the maximum 20%
structural net lot coverage requirement. The total lot coverage including paved areas and
driveway will be 12,773 square feet or 22.4% of the net lot area. The residential building
pad consists of 22,713 square feet and will have a structural coverage of 30%. The
proposed project is on a relatively large lot with most of the proposed structures located
behind an existing hedge so as to reduce the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the lot
including surrounding native vegetation, mature trees, and drainage courses. The lot is
relatively flat. Grading will consist of 1,772 cubic yards of cut soil and 1,772 cubic yards
of fill and will be balanced on site in an area north of the proposed addition, where there
exists a small gully in the terrain. A maximum 30" garden wall will be constructed in the
area of the yard where the soil will be deposited. Most of the mature trees will not be
removed.
C. The development plan follows natural contours of the site to
minimize grading and the existing natural drainage courses will continue.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan preserves
several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. The project
will be located on a relatively flat lot where significant portions of the lot will be left
undeveloped. The development plans will minimize impact on Portuguese Bend Road.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated in
Paragraph A, the lot coverage maximum will not be exceeded and the proposed project
is consistent with the scale of the neighborhood. The ratio of the proposed structure to
lot coverage is similar to the ratio found on several properties in the vicinity.
G. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles. The applicant
proposes to relocate the existing driveway approximately 45 feet to the south and the
reconfiguration of the apron will have less of an impact on Portuguese Bend Road than
currently exist..
H. The project conforms to the requirement of the California
Environmental Quality Act and is categorically exempt from environmental review.
RESOLUTION NO. 2001-07
3
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 626 for a
proposed residential development as indicated on the development plan . incorporated
herein as Exhibit A and subject to the conditions contained in Section 8.
Section 8. The Variance to the front yard setback approved in Section 5
and the Site Plan Review approved in Section 7 of this Resolution are subject to the
following conditions:
A. The Variance and Site Plan Review approvals shall expire within
one year from the effective date of approval as defined in Sections 17.38.070(A) and
17.46.080(A), unless construction on the applicable portions of the structure have
commenced within that time period.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, the approval shall be
suspended and the privileges granted thereunder shall be subject to revocation;
provided that the applicant has been given written notice to cease such violation and has
failed to do so for a period of thirty (30) days and has been provided additional notice
and a hearing prior to the revocation of the Permit.
C. All requirements of the Buildings Code of the City of Rolling Hills
and the Rolling Hills Zoning Ordinance must be complied with unless otherwise set
forth in the Permit, or shown otherwise on an approved plan.
D. The lot shall be developed and maintained in substantial
conformance with the site plan on file marked Exhibit A, dated February 12, 2001 except
as otherwise provided in these conditions.
E. Grading shall not exceed 1,772 cubic yards of cut soil and 1,772
cubic yards of fill, and shall be balanced on site.
F. Any grading shall preserve the existing topography, flora, and
natural features to the greatest extent possible,
G. The residential building pad coverage shall not exceed 30%, and the
total structural and flatwork coverage shall not exceed 22.4% of the net lot area. The
structural lot coverage shall not exceed 6,814 square feet or 11.9% of the net lot area.
H. The disturbed area of the lot shall not exceed 21,591 square feet or
37.9%
I. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing trees and shrubs and the natural landscape screening surrounding
the proposed building pad. The landscaping proposed for the driveway turn around
area shall be planted so as to minimize view obstruction from the adjacent property.
J. Landscaping shall include water efficient irrigation, to the
maximum extent feasible, that incorporates a low gallonage irrigation system, utilizes
RESOLUTION NO. 2001-07
4
automatic controllers, incorporates an irrigation design using "hydrozones," considers
slope factors and climate conditions in design, and utilizes means to reduce water waste
resulting from runoff and overspray in accordance with Section 17.27.020 (Water
efficient landscaping requirements) of the Rolling Hills Municipal Code.
K. A landscaping plan must be submitted to and approved by the City of
Rolling Hills Planning Department staff prior to the issuance of any grading and
building permit. The landscaping plan submitted must comply with the purpose and
intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and
native vegetation, and shall utilize to the maximum extent feasible, plants that are
native to the area and/or consistent with the rural character of the community.
A bond in the amount of the cost estimate of the implementation of the landscaping
plan plus 15% shall be required to be posted prior to issuance of a grading and
building permit and shall be retained with the City for not less than two years after
landscape installation. After the two-year period, upon the request of the applicant, the
retained bond will be released by the City Manager after the City Manager or his
designee determines that the landscaping was installed pursuant to the landscaping
plan as approved, and that such landscaping is properly established and in good
condition.
L. The property owners shall be required to conform with the air
quality management district requirements, storm water pollution prevention practices,
county and local ordinances and engineering practices so that people or property are
not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides,
mudflows, erosion, or land subsidence.
M. 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.
N. All parking, during and after construction, shall take place on the
project site.
O. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Health Department requirements
for the installation and maintenance of septic tanks.
P. The property owners shall be required ,to conform with the
Regional Water Quality Control Board and County Health Department requirements
for the installation and maintenance of storm water drainage facilities.
Q. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department Best
Management Practices (BMP's) related to solid waste.
RESOLUTION NO. 2001-07
5
R. An Erosion Control Plan containing the elements set forth in
Section 7010 of the 1996 County of Los Angeles Uniform Building Code shall be
prepared to minimize erosion and to protect slopes and channels to control storm water
pollution as required by the County of Los Angeles.
S. Prior to the submittal of an applicable final building plan to the
County of Los Angeles for plan check, a detailed grading and drainage plan with
related geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills Planning
Department staff for their review. Cut and fill slopes shall not exceed a 2 to 1 slope
ratio.
T. Upon relocation of the existing driveway, the existing driveway
apron shall be closed off and a new curb constructed.
U. The basement shall have solid door for ingress/egress to the
exterior, ans shall meet the requirements of the Los Angeles County Building Code.
V. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
building or grading permit.
W. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modifications to the project, which would constitute
additional structural development, shall require the filing of a new application for
approval by the Planning Commission.
X. The applicants shall execute an Affidavit of Acceptance of all
conditions of the Site Plan and Variance approvals, or the approvals shall not be
effective.
Y. All conditions of the Variance and Site Plan approvals that apply
must be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 20th DAY OF MARCH 2001.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
RESOLUTION NO. 2001-07
6
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2001-07 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT ENCROACHMENT
INTO THE FRONT YARD SETBACK TO CONSTRUCT A GARAGE ADDITION
AND GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY
RESIDENCE AT 10 PORTUGUESE BEND ROAD IN ZONING CASE NO. 626.
was approved and adopted at a regular meeting of the Planning Commission on
March 20, 2001 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
RESOLUTION NO, 2001-07
7
DATE:
TO:
FROM:
•
C1iy ./� erns �u.ee
•
INCORPORATED
JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
FEBRUARY 20, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 626
10 PORTUGUESE BEND ROAD (LOT 52-RH)
RA-S-1, 1.591 ACRES
MR. AND MRS. HWUNG-HSIANG HWUNG
MR. CRISS GUNDERSON, ARCHITECT
DECEMBER 9, 2000 — SITE PLAN REVIEW;
JANUARY 6, 2001- VARIANCE
Request Site Plan Review to construct substantial residential additions at an
existing single family residence and a request for a Variance to permit
construction of a garage addition that will encroach into the front yard setback.
BACKGROUND
1. The Planning Commission viewed the site and silhouette for the proposed
addition on Saturday, February 3, 2001.
2. Mr. and Mrs. MacLeod, property owners at 14 Portuguese Bend Road, were
present during the site visit and expressed several concerns. Letters from Mr.
and Mrs. MacLeod, dated February 3, 2001 and February 12, 2001 enumerating
their concerns are attached.
The February 3, 2001 letter expresses concerns pertaining to the preservation of
city lights and mountains, the size and type of hardscape of the proposed
driveway, the intended use of the front entry area, after remodeling, and the
location of the proposed driveway in relation thereto and the proximity of the barn
and corral at the MacLeod's residence to the proposed addition at 10 Portuguese
Bend Road.
The existing corral and barn were constructed in 1963 and met the requirements in
force at that time, which required that a barn be located not less than 35 feet
from any residence, and at least 25 feet from the property line of the lot on which
SP 626
Planning Commission
2/20/01
Printed on Recycled Paper.
• •
it is situated, and that the corral be located not less than 35 feet from any window
or door of any residence. The current code requires that both, the barn and corral
be not closer than 35 feet to any residential structure and not closer than 25 feet
to any property line. Therefore, the existing corral is legal non -conforming in that
it is located less than 25 feet to the property line.
Concerning the question of the scale of the proposed residence, attached is a
list showing the sizes of some of the adjacent properties, obtained from the
County Assessor's records. A similar comparison prepared by the applicant's
representative is also attached.
The February 12, 2001 letter reiterates Mr. and Mrs. MacLeod's concern with
regard to the location of the proposed driveway and selection of plants and type
of paving for the driveway.
The applicant's representative submitted a letter, which is attached, addressing the
questions and comments from Mr. and Mrs. MacLeod.
3. At the December 19, 2000 Planning Commission meeting, the Commission
reviewed and took public testimony on a Zoning Case No. 626. At that
meeting the applicant requested a Site Plan Review to construct 3,997 square
feet of residential additions to the south of the existing 2,784 square foot
residence for a total of 6,781 square feet. Additions to the 500 square foot
garage would be 420 square feet or a total of 920 square feet. The applicant
proposed to construct a 1,069 square foot basement beneath the central portion
of the residential additions.
4 At the December 19, 2000 meeting, the Planning Commission expressed
concerns pertaining to the size of the proposed additions, the existing
encroachment of the garage into the front yard setback, the total pad coverage
of 35.9% and the general compatibility of the proposed development with the
adjacent properties.
5. At the December 19, 2000, meeting, after reviewing and discussing the
proposed development, the Planning Commission unanimously voted to
continue the public hearing to January 16, 2001 to allow the architect to scale
down the proposal and to submit revised plans.
6. The applicant's representative submitted revised site plan to construct
2,840 square feet of residential additions to the south of the existing 2,784
square foot residence for a total of 5,624 square feet. (A reduction of 1,157
sq.ft. from the previous proposal). Addition to the 500 square foot garage
would be 240 square feet or a total of 740 square feet. (A reduction of 180
sq.ft.) Also proposed is the construction of a 2,100 square foot basement
beneath the proposed addition. (An increase of 1,031 sq.ft. from previous
proposal). Criteria for Site Plan Review is attached.
7. The applicant is also requesting a variance to, permit construction of an
addition to the existing garage. The proposed encroachment into the front
SP 626
Planning Commission
2/20/01
• •
yard setback area will be 95 square feet, making the garage 740 square feet
as opposed to the original proposal which called for a 920 square foot
garage. The original proposal for a 920 square foot garage did not require a
variance, due to the fact that the proposed addition to the garage was within
the existing living area, and therefore, not in the front yard setback area. The
existing garage encroaches 36 feet by 19 feet (684 sq. ft.) into the required
front yard setback. The proposed garage will encroach 21 feet into the front
yard setback, however it will be wider by 4.5 feet, (for a total encroachment
of 21 feet by 23.5 feet interior dimensions or 493 sq.ft).
Responding to the criteria to be satisfied for grant of a Variance, the applicant states that
"an existing garage and storage/utility room are currently built 36 feet into the front
yard setback and are substandard in depth (19 feet), not meeting minimum size
requirements." In response to whether the change will be materially detrimental to the
public welfare or injurious to the property or improvements in the vicinity and zone
where the property is located, the applicant states, "the existing encroachment of the
existing garage is to be reduced by 15 lineal feet (total of 300 sq.ft.). The widening of 4.5
feet results in 95 square feet of additional area in the setback. This is a net reduction of
structures in the setback of 205 square feet, which insures that granting the variance will
not be materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity, in fact should improve the current conditions".
8. The existing residence was constructed in 1937. In 1977, a Conditional Use
Permit was approved by the Planning Commission in Zoning Case No. 183
• to construct a pool and spa in the rear yard. The pool and spa are proposed to
be removed.
In 1990, the Planning Commission approved a request for a Conditional
Use Permit for a sports court and Site Plan Review to construct a new residence
by Resolution No. 90-36 in Zoning Case No. 437. The same year the Planning
Commission determined that Portuguese Bend be the front of the lot. In 1991,
the Planning Commission denied a request to modify the previously approved
Site Plan Review for the addition of an attached single car garage by Resolution
No. 91-14. The sports court and residence were not constructed.
9. The 18 foot existing driveway with a foot wide apron off Portuguese
Bend Road is proposed to be relocated from center to center 45 feet south, to
measure 14 feet in width. This aspect of the project requires review by the
Traffic Commission.
The Traffic Commission met on January 25, 2001 to review this request, and a
site visit was conducted. With the assistance of the Traffic Engineer, the
Traffic Commission recommended that the driveway apron be approved in
the new location. However, the Traffic Commission also recommended that
the proposed apron be increased to 34 feet in width as it meets the roadway,
narrowing by 45 degree angles to the proposed 14 feet in width at a point no
closer than 10 feet east of the paved road. The driveway shall be roughened
as indicated on the plan. The architect submitted a revised plan, indicating
this change.
SP 626
Planning Commission
2/20/01
•
10. A 450 square foot barn with a 550 square foot corral is proposed at the rear
of the lot, to the northeast, that is to be accessed from Eucalyptus Lane and
has a slope of 8% which is less than the required maximum of 25%. The
applicant's representative indicated to staff that the barn will be constructed
at the same time as the addition. The applicant's representative submitted a
revised plan for the stable, which meet the City's Code. Stable and corral,
without grading, and that meet the requirements of the Zoning Code are
automatically permitted accessory uses and do not require a discretionary
permit. The existing stable at the southwest portion of the lot is proposed to be
removed.
11. Grading for the project will include 760 cubic yards of cut soil from the
construction of the 2,100 square foot basement plus 1,012 cubic yards of cut
soil from the pad for a total of 1,772 cubic yards of cut soil. The fill soil will
also total 1,772 cubic yards and will be deposited at the northern end of the
building pad, between the building pad and the proposed 30 inch high
garden wall. ' ur en t is rea as a lope eater at 10 , and- her for ,
sho ld no av ben al lat as buil. 'ng pa In th rigi pr p. al.
Ho eve du to c cu do err , it w. s inclu ed in e on nal ro' osal
a d is clu d o d e to od' icati• to the ropo d gra rig o to
3 i m i rde wall is also propo
ra: ed ar a.
12. The structural lot coverage proposed is 6,814 square feet or 11.9% (20%
permitted) and the total lot coverage proposed is 12,733 square feet or 22.3%
(35% permitted).
13. Majority of the barn pad is outside the required setbacks and therefore the
450 square foot barn is included in the residential building pad coverage for
a total pad coverage of 30%. The Planning Commission's guideline is 30%.
14 The disturbed area of the lot will be 21,591 square feet or 37.9% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
non -graded area where impervious surfaces exist].
15. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the site plan and
variance request and take public testimony.
SP 626
Planning Commission
2/20/01
To the City of Rolling Hills (Yolanta Schwartz, Principal Planner,
and the members of the Planning Commission):
Re: Proposed remodel, 10 Portuguese Bend Road
FEB 0 5 2001
OM OF ROLLING H LLS
Ftv
We thought it would be helpful to you to have our concerns on paper. We have a nice
relationship with the Hwungs, and we want to preserve it. We are hopeful we can all
work together on this. Thank you in advance.
1. We would like to preserve our view over the Hwung property to the city lights and
mountains.
2. We would like to minimize noise, lights, and blocked views from the new driveway
and turnaround area. We are concerned that it represents a huge amount of concrete
which was previously grass, very close to what functions as our front yard. Can the
location (and perhaps the color and surrounding landscape) of this area be reviewed with
this in mind?
3. We will shortly be proposing a remodel ourselves, which will probably not fall into
the commission's review because it is more modest in size (under 1,000 square feet).
However, it will formalize the way we now use our home, which is that our entry is on
the north side (same side as the Hwung house). We have done this because to the south
we have our other neighbor's garage and driveway area, and it is often noisy with
gardeners, repair or delivery vehicles. We are concerned that now we have unsightly
driveways close to both sides of our property, which affects our ability to have a pleasant
front entry area.
4. We intend to have horses in our corrals in the future and do not want any building to
impact our ability to do this. We are concerned that their proposed new addition is too
close to our existing horse corral and barn.
Again, we wrote down our concerns for ease of review, but we look forward to
discussing these with all concerned, and coming to a mutually agreeable solution.
Thank you
Sincerely, John and Judy MacLeod
21 3
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• •
To the City of Rolling Hills,
FEB .1 2 2001
Thank you for the efforts made to date to address our concerns regarding the Hwung family acS
djt'OF ROLLING t 1"il_
Below are our current thoughts.
t•ry
With regard to the massing of the house, we are pleased that the Hwung
family and architect have reduced the massing on the south side of the property (which is adjacent to our
property) as reflected in the plans we reviewed February 3, 2001.
With regard to the ridgeline height as it was marked on the lawn for the
proposed addition; we are also pleased that the Hwung family has lowered the
house, mitigating its visual intrusion to our city views. Cris Gunderson represented to us that the final
height will not exceed an absolute elevation of 129 feet above sea level, which, as marked on the lawn, is
approximately 7 feet above the existing grade of 122 feet. At this elevation, we believe it will not obstruct
our view.
We do, however, continue to believe the home is out of scale with the majority of other original ranch style
homes on this block of Portuguese Bend Road, and we hope the city can work with the Hwungs and Cris
Gunderson to better maintain the style, character and scale of the existing 1937 home, and thus our street.
Since Portuguese Bend Road is one of the original streets developed and it currently retains its historical
look and feel, any changes should be consistent with the intent of the city founders. The proposed remodel
of 6,000 plus square feet would dwarf others surrounding the property, which are 2,000 to 4,000 square feet
and could impact the neighborhood.
With regard to the height of the existing house structure, it was not clear to us whether the current ridgeline
height will remain or if the owner and architect intend to change the height. There was some discussion on
the Saturday walk through about changing the height of the existing house. Since the main house building
did not indicate any change, we assume that the height will remain constant. If the owner and architect
intend to propose a change, we would like to understand the impact on our view. In general, we would like
the existing house height to remain as it currently exists since it is in our visual cooridoor and any increase
in height would block views.
With regard to the driveway plan, we are hoping the driveway can either be reduced in size or moved to the
other side of the property so that the visual and noise intrusion from headlights and deliveries is not so
great. We would also like to review the paving and landscaping plans so that we can work together to
ensure that adequate screening is provided, and dark tones are used for the hardscape.
Again, thank you for hearing and addressing our concerns. We are pleased with the efforts so far of the
Hwung family, Criss Gunderson and the City of Rolling Hills to work together with us. We are available to
discuss further any of the above subjects.
Sincerely,
Judy and John MacLeod ,
2/►Z/zp/
From: Criss Gunderson Fax: +1(310)373-8277 iiiYolanta Fax: 3777288 Pof 2 Tuesday, February 13, 2001 2:27 PM
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Tuesday, February 13, 2001
Rolling Hills Planning Commission
No. 2 Portuguese Bend Road
Rolling Hills, California
Regarding: Zoning case 626, No. 10 Portuguese Bend Road
Dear Planning Commission Members,
In response to the February letters from the McLeod's:
F
1 .i t) , 1
CiT'S'''OF ROLLING
We are also pleased the MacLeods have recognized are efforts in redesigning the Hwungs'
additions. As viewed during the field trips, the McLeod's' property will have minimal
view impacted from the proposed additions. As a clarification; the multiple ridge string
lines at the south side of the property are set at elevations between 128.69 and 129.35.
The elevation of 129 was never used as an absolute, but rather was a number for discussion
with Mr. MacLeod. The ridge adjacent to the existing main roof is located at 130.61 and
is approximately the same height of the existing ridge, and is easterly of the McLeod's'
view corridor. As a reminder, the proposed removal of 8 trees will dramatically expand
and widen the existing view corridor.
The driveway has been configured with Traffic Commission's input and is of proper size
and shape for adequate maneuvering. Please note the large planting area in the center of
the motor court for softening effects. Existing mature hedges will be thickened, adding
density, and mitigating light and sound. With the elevation change between the two
properties, I do not believe the MacLeods will be effected by the driveway.
With regards to the size of the home: This application was dramatically reduced in size
for the January Planning Commission meeting and currently complies with the 30%
guideline for pad coverage. Many homes in the surrounding area are of similar size or
larger (please see attachment from the original application). The applicants property is
heavily screened with mature landscaping. The footprint of the home with its courtyards,
as well as the roof design, produces a home which can not be seen in its entirety from any
location (please see attachment original application, last paragraph). Thus will appear
smaller than other homes of the same size.
Thank you for your consideration,
Criss Gunderson Architect
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading
requiring a grading permit, any new
structure or if size of structure increases
by at least 1,000 sq.ft. and has the effect
of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
(20% maximum
Basement
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING
PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft. must be balanced
on site.
ZC 626
Planning Commission 2/20/2001
EXISTING
Existing residential garage
encroaches 36 feet into the
front yard setback.
Residence
Garage
Swim Pool/Spa
Service Yard
Stable
Total
8.0%
0 sq. ft.
17.6%
20.0%
N/A
PROPOSED
No further encroachments.
2,784 sq.ft. Residence
500 sq.ft. Garage
576 sq.ft. Swim Pool/Spa
0 sq.ft. Service Yard
684 sa.ft. Stable
4,544 sq.ft. Total
14.3%
1,069 sq. ft
25.1%
REVISED
PROPOSED
4.5' encroachment to the north;
15' reduction to the west.
(Variance required)
6,781 sq.ft. Residence 5,624
920 sq.ft. Garage 740
0 sq.ft. Swim Pool/Spa 0
96 sq.ft. Service Yard 96
450 sa.ft. Stable 450
8,151 sq.ft. Total 6,814
11.9%
35.9% of 22,713 sq.ft.
1012 cu.yds site and 445 cu.
yds basement cut soil/
1457 cu. yds. fill soil
2,100 sq. ft.
22.3%
30%
1012 cu.yds. site and 760
cu.yds. basement.1,772 total
cut & fill
DISTURBED AREA 17.6%
40% maximum; any graded building pad
area, any remedial grading (temporary
disturbance), any graded slopes and
building pad areas, and any nongraded
area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
(maximum 25% slop)
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC 626
Planning Commission 2/20/2001
N/A
N/A
Existing from Portuguese
Bend Road
N/A
N/A
36.3% 37.9%
450 sq.ft. stable
550 sq.ft. corral
Proposed from Eucalyptus
Lane with a slope of 8% which
is less than 25% maximum.
Relocate driveway accessway
45 feet south on Portuguese
Bend Road. Requires Traffic
Commission review.
Planning Commission review
Planning Commission review
same
same
same
same
same
ADDRESS
2 EucalyptusRoad
10 Portuguese Bend Road
14 Portuguese Bend Road
16 Portuguese Bend Road
9 Portuguese Bend Road
11 Portuguese Bend Road
13 Portuguese Bend Road
15 Portuguese Bend Road
ZC No. 626 NEARBY PROPERTIES
NEARBY PROPERTIES'
.LOT NO.
51-RH DeMucci
52-RH Hwung (Existing)
56-A-RH McLeod
56-B-RH Walton
74-RH Storm
76-RH I Gebhard
I 77-RH I Borzi
I 78-RH I Roberts
AVERAGE I
PROPOSED I
Above sizes include the residences only.
ZONING CASE NO. 626
RESIDENCE
(SQ.FT.)
5110
2784
2769.
3343
3605
3790
3436
2436
3409
5624
i
LOT SIZE
ACRES (GROSS)
1.591
1.591
3.192
1.667
1.693
1.394
2.427
1.119
1.834
1.591
•
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco; Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Tuesday, December 19, 2000
Ms. Lola Ungar, Planning Director
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, California
Regarding: No. 10 Portuguese Bend Road, site review application
Dear Ms. Ungar,
The following are neighboring properties with similar scales of improvements to the above
mentioned application. All of the following properties are located in the "Rolling Hills Tract"
and have been approved by the city and/or the community association. The list below is
arranged from closet in distance to furthest from the Hwung:
ADJACENT
No. 2 Eucalyptus Lane
6,093 sq. ft. residence and garage
No. 11 Portuguese Bend Road
5,910 sq. ft. residence and garage
plus 575 sq. ft. cabana
WITHIN 500 FEET
No. 45 Saddleback Road
6,400 sq. ft. residence and garage
plus'7,000 sq. ft. tennis court
No. 6 Eucalyptus Lane
• 5,297 sq. ft. residence and. garage
No. 7 Portuguese Bend Road
7,676 sq. ft. residence and garage
No. 5 Hillside Lane
9,101 sq. ft. residence and garage
plus 1,163 sq. ft. stable
No. 35 Saddleback Road
10,093 sq. ft. residence and garage
plus 7,240 sq. ft. tennis court
No. 1 Lower Blackwater Canyon Road
9,050 sq. ft. residence and garage
WITHIN 1000 FEET
No. 5 Lower Blackwater Canyon Road
6,575 sq. ft. residence and garage
No. 4 Hillside Lane
6,078 sq.' ft. residence and garage
No. 7 Lower Blackwater Canyon Road
8,201. sq. ft. residence and garage
plus 1,500 sq. ft. barn
WITHIN 1500 FEET
No. 3 Middleridge South
9,170 sq. ft. residence and garage
No..49 Saddleback Road
6,252 sq. ft. residence and garage
plus 800 sq. ft. guest house
No. 58 Saddleback Road
9,060 sq. ft. residence and garage
plus 3,360 sq. ft. barn
No. 68 Saddleback Road
9,338 sq. ft. residence and garage
plus 800 sq. ft. guest house
plus 6,800 sq. ft. tennis court
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CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
January 4, 2001
Variance application attachment
Hwung Residence
No. 10 Portuguese Bend Road, Rolling Hills
Criteria to be satisfied for grant of Variance
A. Exceptional conditions exist at No. 10 Portuguese Road in that an existing garage and
storage/utility room are currently built 36 feet into the front yard setback. When this
condition was constructed, Eucalyptus Lane was considered the front yard and the
Portuguese Bend Road setback was defined as a side yard, thus only a 10 foot setback
was required. Subsequently, the property lines have been redefined generating the
encroachments.
B. The existing garage is currently substandard in depth, (19 feet net) not meeting minimum
size requirements. The requested improvements are necessary for the preservation and
enjoyment of the property as possessed by others.
C. The application indicates that the existing encroachments of the existing garage are to be
reduced by 15 lineal feet (total of 300 sq. ft.). The widening of 4.5 feet results in 95
square feet of additional area in the setback. This is a net reduction of structures in
the setback of 205 sq. ft. which insures that granting the variance will not be materially
detrimental to the public welfare or injurious to properties or improvements in the
vicinity, in fact should improve the current conditions. Also, the mature landscaping on
the property will also provide tremendous screening of all portions of the parcel.
D. The granting of the variance allows the hardships to not to interfere with the Hwungs
property rights, respecting and observing the spirit and intent of the city.
E. In so much that the above -mentioned hardships are unique to this property, the variance
will not grant any special privileges. In fact, the variance is necessary to allow this
property to remain similar in nature to the surrounding homes. The variance request is
consistent with the General Plan of the City of Rolling Hills.
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZONING CASE NO. 626
DATE:
TO:
N;ss.,
FROM:
•
City ./��ens �ee
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
FEBRUARY 3, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 626
10 PORTUGUESE BEND ROAD (LOT 52-RH)
RA-S-1, 1.591 ACRES
MR. AND MRS. HWUNG-HSIANG HWUNG
MR. CRISS GUNDERSON, ARCHITECT
DECEMBER 9, 2000 — SITE PLAN REVIEW;
JANUARY 6, 2001- VARIANCE
Request Site Plan Review to construct substantial residential additions at an
existing single family residence and a request for a Variance to permit
construction of a garage addition that will encroach into the front yard setback.
BACKGROUND
1. The Planning Commission will view the site and silhouette for the proposed
additions on Saturday, February 3, 2001.
2. At the December 19, 2000 Planning Commission meeting, the Commission
reviewed and took public testimony on a Zoning Case No. 626. At that meeting
the applicant requested a Site Plan Review to construct 3,997 square feet of
residential additions to the south of the existing 2,784 square foot residence for a
total of 6,781 square feet. Additions to the 500 square foot garage would be 420
square feet or a total of 920 square feet. The applicant proposed to construct a 1,069
square foot basement beneath the central portion of the residential additions.
3. At the December 19, 2000 meeting, the Planning Commission expressed
concerns pertaining to the size of the proposed additions, the existing
:encroachment of the garage into the front yard setback, the total pad coverage of
35.9% and the general compatibility of the proposed development with the
adjacent properties.
4. At the December 19, 2000, meeting, after reviewing and discussing of the
proposed development, the Planning Commission unanimously voted to continue
SP 626
Planning Commission
2/3/01
•a
Printed on Recycled Paper.
• •
the public hearing to January 16, 2001 to allow the architect to scale down the
proposal and to submit revised plans.
5. The applicant's representative submitted revised site plan to construct
2,840 square feet of residential additions to the south of the existing 2,784 square
foot residence for a total of 5,624 square feet. (A reduction of 1,157 sq.ft. from the
previous proposal). Addition to the 500 square foot garage would be 240 square
feet or a total of 740 square feet. (A reduction of 180 sq.ft.) Also proposed is the
construction of a 2,100 square foot basement beneath the proposed addition. (An
increase of 1,031 sq.ft. from previous proposal). Criteria for Site Plan Review is
attached.
6. The applicant is also requesting a variance to permit construction of an
addition to the existing garage. The proposed encroachment into the front yard
setback area will be 95 square feet, making the garage 740 square feet as
opposed to the original proposal which called for a 920 square foot garage. The
original proposal for a 920 square foot garage did not require a variance, due to
the fact that the proposed addition to the garage was within the existing living
area, and therefore, not in the front yard setback area. The existing garage
encroaches 36 feet by 19 feet (684 sq. ft.) into the required front yard setback. The
proposed garage will encroach 21 feet into the front yard setback, however it will
be wider by 4.5 feet, (for a total encroachment of 21 feet by 23.5 feet interior
dimensions or 493 sq.ft)..
Responding to the criteria to be satisfied for grant of a Variance, the applicant states that
"an existing garage and storage/utility room are currently built 36 feet into the front
yard setback and are substandard in depth (19 feet), not meeting minimum size
requirements." In response to whether the change will be materially detrimental to the
public welfare or injurious to the property or improvements in the vicinity and zone
where the property is located, the applicant states, "the existing encroachment of the
existing garage is to be reduced by 15 lineal feet (total of 300 sq.ft.). The widening of 4.5
feet results in 95 square feet of additional area in the setback. This is a net reduction of
structures in the setback of 205 square feet, which insures that granting the variance will
not be materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity, in fact should improve the current conditions".
7. The existing residence was constructed in 1937. In 1977, a Conditional Use
Permit was approved by the Planning Commission in Zoning Case No. 183 to
construct a pool and spa in the rear yard. The pool and spa are proposed to be
removed.
In 1990, the Planning Commission approved a request for a Conditional
Use Permit for a sports court and Site Plan Review to construct a new residence
by Resolution No. 90-36 in Zoning Case No. 437. The same year the Planning
Commission determined that Portuguese Bend be the front of the lot. In 1991,
the Planning Commission denied a request to modify the previously approved
Site Plan Review for the addition of an attached single car garage by Resolution
No. 91-14. The sports court and residence were not constructed.
SP 626
Planning Commission
2/3/01
• •
8. The 18 foot existing driveway with a 40 foot wide apron off Portuguese
Bend Road is proposed to be relocated from center to center 45 feet south to be a
14 foot wide driveway with a 20 foot wide apron. This aspect of the project
requires review by the Traffic Commission.
The Traffic Commission met on January 25, 2001 to review this request, and a
site visit was conducted. With the assistance of the Traffic Engineer, the Traffic
Commission recommended that the driveway apron be approved in the new
location. However, the Traffic Commission also recommended that the
proposed apron be increased to 34 feet in width as it meets the roadway,
narrowing by 45 degree angles to the proposed 14 feet in width at a point no
closer than 10 feet east of the paved road. The driveway shall be roughened as
indicated on the plan. The applicant's architect will submit a revised plan,
indicating this change, before the February 20, 2001 Planning Commission
meeting.
9. A 450 square foot future barn with a 550 square foot future corral is
proposed at the rear of the lot to the northeast that is to be accessed from
Eucalyptus Lane and has a slope of 8% which is less than the required maximum
of 25%. The existing stable at the southwest portion of the lot is proposed to be removed. Also
proposed for removal is the existing pool and spa.
10. Grading for the project will include 760 cubic yards of cut soil from the
construction of the 2,100 square foot basement plus 1,012 cubic yards of cut soil
from the pad for a total of 1,772 cubic yards of cut soil. The fill soil will also total
1,772 cubic yards and will be deposited at the northern end of the building pad,
between the building pad and the proposed 30 inch high garden wall. Currently
this area has , a slope greater that 10%, and therefore, should not have been
calculated as a building pad in the original proposal. However, due, to a
calculation error, it was included in the original proposal, and is included now
due to modification to the proposed grading of the lot.
11. The structural lot coverage proposed is 6,814 square feet or 11.9% (20%
permitted) and the total lot coverage proposed is 12,733 square feet or 22.3% (35%
permitted).
12. The barn pad is outside the required setbacks and therefore the 450 square
foot barn is included in the residential building. pad coverage for a total pad
coverage of 30%. The Planning Commission's guideline is 30%.
13. The disturbed area of the lot will be 21,591square feet or 37.9% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any non -
graded area where impervious surfaces exist].
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
SP 626
Planning Commission
2/3/01
{ • •
RECOMMENDATION
It is recommended that the Planning Commission view the site and silhouette.
SP 626
Planning Commission
2/3/01
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading
requiring a grading permit, any new
structure or if size of structure increases
by at least 1,000 sq.ft. and has the effect
of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
(20% maximum
Basement
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING
PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft. must be balanced
on site.
ZC 626
Planning Commission 1/16/2001
EXISTING
Existing residential garage
encroaches 36 feet into the
front yard setback.
Residence
Garage
Swim Pool/Spa
Service Yard
Stable
Total
8.0%
0 sq. ft.
17.6%
20.0%
N/A
PROPOSED
No further encroachments.
2,784 sq.ft. Residence
500 sq.ft. Garage
576 sq.ft. Swim Pool/Spa
0 sq.ft. Service Yard
684 sa.ft. Stable
4.544 sq.ft. Total
14.3%
1,069 sq. ft
25.1%
6,781 sq.ft.
920 sq.ft.
0 sq.ft.
96 sq.ft.
450 sq.ft.
8.151 sa.ft.
35.9% of 22,713 sq.ft.
1012 cu.yds site and 445 cu.
yds basement cut soil/
1457 cu. yds. fill soil
REVISED
PROPOSED
4.5' encroachment to the north;
15' reduction to the west.
(Variance required)
Residence 5,624
Garage 740
Swim Pool/Spa 0
Service Yard 96
Stable 450
Total . 6,814
11.9%
2,100 sq. ft.
22.3%
30%
1012 cu.yds. site and 760
cu.yds. basement.1,772 total
cut & fill
•
DISTURBED AREA
40% maximum; any graded building pad
area, any remedial grading (temporary
disturbance), any graded slopes and
building pad areas, and any nongraded
area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
(maximum 25% slop)
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC 626
Planning Commission 1/16/2001
17.6% 36.3% 37.9%
N/A
N/A
Existing from Portuguese
Bend Road
N/A
N/A
450 sq.ft. stable
550 sq.ft. corral
Proposed from Eucalyptus
Lane with a slope of 8% which
is less than 25°/o maximum.
Relocate driveway accessway
45 feet south on Portuguese
Bend Road. Requires Traffic
Commission review.
Planning Commission review
Planning Commission review
same
same
same
same
same
et,4(N& I i i. O 1
fig,
DATE oleos o1 ZONING CASE NO. ADDRESS NO. 10 i -. 0
APPLICANT
4
GaV a 4F RitST mat
NET LOT AREA
BUILDING PAD(S) •
RESIDENCE
GARAGE
SWIMMING POOL/SPA •
STABLE
RECREATION COURT .
SER.VICE YARD
OTHER
t146T WieKiENT.
5`l, 007 sq.ft.
sq.ft. gg) 713 sq.ft.
(, 78! sq.ft. S� sq.ft.
qt0 sq.ft. 740 sq.ft.
. _ . 0 sq.ft, 0 sq.ft.
14501 sq.ft. MOO) sq.&
rot t. Fut
sq.&
a(0 sq.ft.
sq.ft.
N8w BASEMENT AREA . 110601
(Vannes to Ws included in grading quantities)
TOTAL STRUCTURES
% STRUCTURAL
COVERAGE
.
% TOTAL PAD •
COVERAGE
)RIYEWAY • .
'AVED WALKS AND.
ATIO AREAS
DOL DECKING
7TAL FLATWORK
TOTAL FLATWORK .
)VERAGE
TAL STRUCTURAL &
1VERAGE
.TOTAL COVERAGE Z - • I
151 sq.ft.
14.3%
36J'.1 %'
2, IV sq.ft.
0 sq.ft.
CP/ 145 sq.ft..
TW
4 8(4 sq.ft.
I I •°1 %
Al. 0 %
3t744 sq.ft.
0/ 175 sq.ft.
sq.ft.
6,1I9sq.
la* %
P lF" GE
0 sq.ft.
• ® sq.ft.
- (It151)sq.ft.
—( 80)sqit.
sq.ft.
0 sq.ft..
O
t 11031
sq.ft.
sq.ft.
sq.ft.
.ft.
— (6.9)%
— (4)sqfL
sq.ft.
sq.ft.
—') sq.ft.
—04)%
.ft. 1 sq.ft. I sq.ft.
1- "2- ( 2' 3 Lalt‹.
sq.ft.
4.
DATE:
TO:
FROM:
•
C1iy fieo ffiny JUL
JANUARY 16, 2001
•
INCORPORATEDD JA 4, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 626
10 PORTUGUESE BEND ROAD (LOT 52-RH)
RA-S-1, 1.591 ACRES
MR. AND MRS. HWUNG-HSIANG HWUNG
MR. CRISS GUNDERSON, ARCHITECT
DECEMBER 9, 2000 — SITE PLAN REVIEW;
JANUARY 6, 2001- VARIANCE
Request Site Plan Review to construct substantial residential additions at an existing
single family residence and a request for a Variance to permit construction of a garage
addition that will encroach into the front yard setback.
BACKGROUND
1. At the December 19, 2000 Planning Commission meeting, the Commission
reviewed and took public testimony on a Zoning Case No. 626. At that
meeting the applicant requested a Site Plan Review to construct 3,997 square
feet of residential additions to the south of the existing 2,784 square foot
residence for a total of 6,781 square feet. Additions to the 500 square foot
garage would be 420 square feet or a total of 920 square feet. The applicant
proposed to construct a 1,069 square foot basement beneath the central
portion of the residential additions.
2. At the December 19, 2000 meeting, the Planning Commission expressed
concerns pertaining to the size of the proposed additions, the existing
encroachment of the garage into the front yard setback, the total pad
coverage of 35.9% and the general compatibility of the proposed
development with the adjacent properties.
3. At the December 19, 2000, meeting, after reviewing and discussing of the
proposed development, the Planning Commission unanimously voted to
continue the public hearing to today's date to allow the architect to scale
down the proposal and to submit revised plans.
4. The applicant's representative has submitted revised site plan to construct
ZONING CASE NO. 626
Planning Commission 1/16/2001
PAGE 1
Printed on Recycled Paper.
•
•
2,840 square feet of residential additions to the south of the existing 2,784
square foot residence for a total of 5,624 square feet. (A reduction of 1,157
sq.ft. from the previous proposal). Addition to the 500 square foot garage
would be 240 square feet or a total of 740 square feet. (A reduction of 180
sq.ft.) Also proposed is the construction of a 2,100 square foot basement
beneath the proposed addition. (An increase of 1,031 sq.ft. from previous
proposal). Criteria for Site Plan Review is attached.
5. The applicant is also requesting a variance to permit construction of an
addition to the existing garage. The proposed encroachment into the front
yard setback area will be 95 square feet, making the garage 740 square feet
as opposed to the original proposal which called for a 920 square foot garage.
The original proposal for a 920 square foot garage did not require a variance,
due to the fact that the proposed addition to the garage was within the
existing living area, and therefore, not in the front yard setback area. The
existing garage encroaches 36 feet by 19 feet (684 sq. ft.) into the required
front yard setback. The proposed garage will encroach 21 feet into the front
yard setback, however it will be wider by 4.5 feet, (for a total encroachment
of 21 feet by 23.5 feet interior dimensions or 493 sq.ft).
Responding to the criteria to be satisfied for grant of a Variance, the applicant states that "an
existing garage and storage/utility room are currently built 36 feet into the front yard setback
and are substandard in depth (19 feet), not meeting minimum size requirements." In response
to whether the change will be materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity and zone where the property is located, the applicant
states, "the existing encroachment of the existing garage is to be reduced by 15 lineal feet (total
of 300 sgft.). The widening of 4.5 feet results in 95 square feet of additional area in the setback.
This is a net reduction of structures in the setback of 205 square feet, which insures that
granting the variance will not be materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity, in fact should improve the current conditions".
6. The existing residence was constructed in 1937. In 1977, a Conditional Use
Permit was approved by the Planning Commission in Zoning Case No. 183
to construct a pool and spa in the rear yard. The pool and spa are proposed to be
removed.
In 1990, the Planning Commission approved a request for a Conditional Use
Permit for a sports court and Site Plan Review to construct a new residence by
Resolution No. 90-36 in Zoning Case No. 437. The same year the Planning
Commission determined that Portuguese Bend be the front of the lot. In 1991,
the Planning Commission denied a request to modify the previously approved
Site Plan Review for the addition of an attached single car garage by Resolution
No. 91-14. The sports court and residence were not constructed.
7. The 18 foot existing driveway with a 40 foot wide accessway off Portuguese
Bend Road is proposed to be relocated from center to center 45 feet south to
be a 14 foot wide driveway with a 20 foot wide accessway. This aspect of the
ZONING CASE NO. 626
Planning Commission 1/16/2001
PAGE 2
project will require review by the Traffic Commission. Their next meeting is
set for January 25, 2000.
8. A 450 square foot future barn with a550 square foot. future corral is proposed at
the rear of the lot to the northeast that is to be accessed from Eucalyptus Lane
and has a slope of 8% which is less than the required maximum of 25%. The
existing stable at the southwest portion of the lot is proposed to be removed. Also
proposed for removal is the existing pool and spa.
9. Grading for the project will include 760 cubic yards of cut soil from the
construction of the 2,100 square foot basement plus 1012 cubic yards of cut soil on
the pad for a total of 1,772 cubic yards of cut soil. The fill soil will also total 1,772
cubic yards and will be deposited at the northern end of the building pad, between
the building pad and the proposed 30 inch high garden wall. Currently this area
has a slope greater that 10%, and therefore, should not have been calculated as a
building pad in the original proposal. However, due to, a calculation error, it was
included in the original proposal, and is included now due to modification to the
proposed grading of the lot.
10. The structural lot coverage proposed is 6,814 square feet or 11.9% (20% permitted)
and the total lot coverage proposed is 12,733 square feet or 22.3% (35% permitted).
11. The barn pad is outside the required setbacks and therefore the 450 square foot
barn is included in the residential building pad coverage for a total pad coverage of
30%. The Planning Commission's guideline is 30%.
12. The disturbed area of the lot will be 21,591 square feet or 37.9% [40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any non -graded area
where impervious surfaces exist].
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take public
testimony.
ZONING CASE NO. 626
Planning Commission 1/16/2001
PAGE 3
DISTURBED AREA
40% maximum; any graded building pad
area, any remedial grading (temporary
disturbance), any graded slopes and .
building pad areas, and any nongraded
area where impervious surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
(maximum 25% slop)
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC 626
Planning Commission 1/16/2001
Page 4
17.6% 36.3% 37.9%
N/A
N/A
Existing from Portuguese
Bend Road
N/A
N/A
450 sq.ft. stable
550 sq.ft. corral
Proposed from Eucalyptus
Lane with a slope of 8% which
is less than 25% maximum.
Relocate driveway accessway
45 feet south on Portuguese
Bend Road. Requires Traffic
Commission review.
Planning Commission review
Planning Commission review
same
same
same
same
same
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading
requiring a grading permit, any new
structure or if size of structure increases
by at least 1,000 sq.ft. and has the effect
of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
(20% maximum
Basement
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING
PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft. must be balanced
on site.
ZC 626
Planning Commission 1/16/2001
Page 4
EXISTING
Existing residential garage
encroaches 36 feet into the
front yard setback.
Residence
Garage
Swim Pool/Spa
Service Yard
Stable
Total
8.0%
0 sq. ft.
17.6%
20.0%
N/A
PROPOSED
No further encroachments.
2,784 sq.ft. Residence
500 sq.ft. Garage
576 sq.ft. Swim Pool/Spa
0 sq.ft. Service Yard
684 sa.ft. Stable
4.544 sa.ft. Total
14.3%
1,069 sq. ft
25.1%
6,781 sq.ft.
920 sq.ft.
0 sq.ft.
96 sq.ft.
450 sa.ft.
REVISED
PROPOSED 4.5' encroachment to the north;
15' reduction to the west.
(Variance required)
Residence 5,624
Garage 740
Swim Pool/Spa 0
Service Yard 96
Stable 450
8.151 sq.ft. Total 6,814
11.9%
35.9% of 22,713 sq.ft.
1012 cu.yds site and 445 cu.
yds basement cut soil/
1457 cu. yds. fill soil
2,100 sq. ft.
22.3%
30%
1012 cu.yds. site and 760
cu.yds. basement.1,772 total
cut & fill
ADDRESS
2 EucalyptusRoad
10 Portuguese Bend Road
14 Portuguese Bend Road
16 Portuguese Bend Road
9 Portuguese Bend Road
11 Portuguese Bend Road
13 Portuguese Bend Road
15 Portuguese Bend Road
NEARBY PROPERTIES
LOT NO. I OWNER
51-RH DeMucci
52-RH Hwung (Existing)
56-A-RH McLeod
56-B-RH Walton
74-RH Storm
76-RH Gebhard
77-RH Borzi
78-RH Roberts
AVERAGE I
PROPOSED I
RESIDENCE
(SO.FT.)
5110
2784
2769
3343
3605
3790
3436
2436
3409
6781
LOT SIZE
ACRES (GROSS)
1.591
1.591
3.192
1.667
1.693
1.394
2.427
1.119
1.834
1.591
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property
rights possessed by other properties in the same vicinity and zone but which is denied the
property in question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZONING CASE NO. 626
Planning Commission 1/16/2001
PAGE 5
DEC 01 '00 14:29
CRISS GUNDERSON:ARCH 011 P02
• •
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Friday, December 01, 2000
Site Review application attachment
No. 10 Portuguese Bend Road
Rolling Hills, California
No. 10 Portuguese Bend Road is a spacious and nearly flat parcel. Mature Myoporum hedges to
12 feet in height encircle the entire property at the easement lines providing tremendous
screening. Average pitch across the entire property is only 7%, resulting in a gross flat area of
69,304 square feet. Not surprisingly, the property feels very large and expansive. Portuguese
Bend Road runs across the westerly front of the property with Eucalyptus Lane as a boundary to
the North. The properties width is 250 feet (east to west) which is decreased by front and rear
yard setbacks of 150 feet total, to a usable pad width of 100 feet. The length of the property is
277.13 feet (north to south) with reductions for setbacks leaving 227.13 feet usable. The
resulting building pad area is 22,71.3 square feet. Above and beyond this, over 21,000 Square
feet of flat land lay in the front and rear yard setbacks alone. The area of flat land as described
within the tall hedging exceeds an acre by over 3,000 square feet. This is truly a property
capable of supporting a large home.
A home located on Portuguese Bend Road is a generally known and expected to be one of the
larger homes in Rolling Hills. Portuguese Bend Road has a roadway easement twice that of most
in the city (50 feet in width per parcel in comparison to a typical 20 or 25 feet per parcel) with
the exception of Crest Road, also at 50 feet. In most instances the resulting large front yard
setback has little effect on the development of a Portuguese Bend Road property, in that a great
many are larger parcels, thus able to withstand the reduction in usable area. In fact, most
Portuguese Bend and Crest Road properties are zoned RAS-2, where this property is properly
zoned RAS-1, with a gross acreage of 1.591.
Given the pad area for building consideration of 22,713 square feet, the recommended total
coverage for building structures is 6,814 square feet. The lot area calculations table for this
application indicates a pad coverage of 33.9%. This exceeds the recommended coverage by
3.9% or 886 square feet. Given the nature of the property, I believe the spirit of the pad coverage
recommendation is respected and the proposed improvements are consistent with the general
plan of the city. During the field trip I feel you will make the same observations.
The proposed footprint creates a series of courtyards. Wings extending from the main mass of
the house hide or conceal other portions of the home, as well as soften massing and add
architectural interest. The nature of this "H" type plan configuration never allows viewers to see
the full extent of the home; thus the proposed improvements will appear smaller than they
actually are. Also, please note, the majority of the additions proposed, as well as the existing
home, are well back of the front yard setback. The garage is the only exception. This eliminates
views from the road with sight lines limited by the tall hedge. Given the mature landscaping at
the perimeter of the property, its doubtful onlookers will notice the changes to the property after
construction has been completed (see attachment).
From: Criss Gunderson
Fax: +1(310)373-8277
To: Lola
•
Fax: 3777288 Page 2 of 2 Tuesday, December 19, 2000 3:49 PM
CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Tuesday, December 19, 2000
Ms. Lola Ungar, Planning Director
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, California
Regarding: No. 10 Portuguese Bend Road, site review application
Dear Ms. Ungar,
The following are neighboring properties with similar scales of improvements to the above
mentioned application. All of the following properties are located in the "Rolling Hills Tract"
and have been approved by the city and/or the community association. The list below is
arranged from closet in distance to furthest from the Hwung:
ADJACENT
No. 2 Eucalyptus Lane
6,093 sq. ft. residence and garage
No. 11 Portuguese Bend Road
5,910 sq. ft. residence and garage
plus 575 sq. ft. cabana
WITHIN 500 FEET
No. 45 Saddleback Road
6,400 sq. ft. residence and garage
plus 7,000 sq. ft. tennis court
No. 6 Eucalyptus Lane
5,297 sq. ft. residence and garage
No. 7 Portuguese Bend Road
7,676 sq. ft. residence and garage
No. 5 Hillside Lane
9,101 sq. ft. residence and garage
plus 1,163 sq. ft. stable
No. 35 Saddleback Road
10,093 sq. ft. residence and garage
plus 7,240 sq. ft. tennis court
No. 1 Lower Blackwater Canyon Road
9,050 sq. ft. residence and garage
WITHIN 1000 FEET
No. 5 Lower Blackwater Canyon Road
6,575 sq. ft. residence and garage
No. 4 Hillside Lane
6,078 sq. ft. residence and garage
No. 7 Lower Blackwater Canyon Road
8,201 sq. ft. residence and garage
plus 1,500 sq. ft. barn
WITHIN 1500 FEET
No. 3 Middleridge South
9,170 sq. ft. residence and garage
No. 49 Saddleback Road
6,252 sq. ft. residence and garage
plus 800 sq. ft. guest house
No. 58 Saddleback Road
9,060 sq. ft. residence and garage
plus 3,360 sq. ft. barn
No. 68 Saddleback Road
9,338 sq. ft. residence and garage
plus 800 sq. ft. guest house
plus 6,800 sq. ft. tennis court
DATE:
TO:
FROM:
•
City 0/ leoffinf
DECEMBER 19, 2000
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
S1'1'1; LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 626
10 PORTUGUESE BEND ROAD (LOT 52-RH)
RA-S-1, 1.591 ACRES
MR. AND MRS. HWUNG-HSIANG HWUNG
MR. CRISS GUNDERSON, ARCHITECT
DECEMBER 9, 2000
Request Site Plan Review to construct substantial residential additions at an existing
single family residence.
BACKGROUND
1. The applicant is requesting Site Plan Review to construct 3,997 square feet of
residential additions to the south of the existing 2,784 square foot residence for a
total of 6,781 square feet. Additions to the 500 square foot garage will be 420
square feet or a total of 920 square feet. The applicant proposes to construct a
1,069 square foot basement beneath the central portion of the residential
additions. Mr. Criss Gunderson, Architect, has provided the attached description
of the proposed project along with a Site Section. Criteria for Site Plan Review is
attached.
2. The existing residence was constructed in 19g. In 1977, a Conditional Use
Permit was approved by the Planning Commission in Zoning Case No. 183 to
construct a pool and spa in the rear yard. The pool and spa are proposed to be
removed.
In 1990, the Planning Commission approved a request for a Conditional Use
Permit for a sports court and Site Plan Review to construct a new residence by
Resolution No. 90-36 in Zoning Case No. 437. In 1991, the Planning Commission
denied a request to modify the previously approved Site Plan Review for the
addition of an attached single car garage by Resolution No. 91-14. The sports
court and residence were not constructed.
3. The 18 foot existing driveway with a 40 foot wide accessway off Portuguese
Bend Road is proposed to be relocated from center to center 45 feet south to be a
ZONING CASE NO. 626
PAGE 1
Printed on Recycled Paper.
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14 foot wide drivcway with a 20 foot wide accessway. This aspect of the project
will require review by the Traffic Commission. Their next meeting is set for
January 25, 2000.
4 A 450 square foot future barn with a 550 square foot future corral is proposed at
the rear of the lot to the northeast that is to be accessed from Eucalyptus Lane
and has a slope of 8% which is less than the required maximum of 25%. The
existing stable at the southwest portion of the lot is proposed to be removed.
5. Grading for the project will include 445 cubic yards of cut soil from the
construction of the 1,069 square foot basement plus 1012 cubic yards of cut soil on
the pad for a total of 1457 cubic yards of cut soil. The fill, soil will also total 1457
cubic yards and will be deposited at the northern end of the building pad.
6. The structural lot coverage proposed is 8,151 square feet or 14.3% (20% permitted)
and the total lot coverage proposed is 14,296 square feet or 25.1% (35% permitted).
7. The 22,713 square foot essentially flat residential building pad beyond required
setbacks will have proposed coverage of 7,701 square feet or 33.9%. The barn pad
is outside the required setbacks and therefore the 450 square foot barn is included
in the residential building pad coverage for a total pad coverage of 35.9%. The
Planning Commission's guideline is 30%.
8. The disturbed area of the lot will be 20,691 square feet or 36.3% [40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious surfaces exist].
9. The project , has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION ,
It is recommended that the Planning Commission review the plan and take public
testimony.
ZONING CASE NO. 626
PAGE 2
.z,
SITE PLAN REVIEW EXISTING PROPOSED
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading
requiring a grading permit, any new
structure or if size of structure
increases by at least 1,000 sq.ft. and
has the effect of increasing the size of
the structure by more than 25% in a
8tTR1.967UML02.0T COVERAGE
(20% maximum
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING
PAD COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is
more than 3 feet in depth and covers
more than 2,000 sq.ft. must be
balanced on site.
DISTURBED AREA
40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where impervious
surfaces exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
(maximum 25% slop)
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZONING CASE NO. 626
PAGE 3
Existing residential garage
encroaches 36 feet into the
front yard setback.
Residence
Garage
Swim Pool/Spa
Service Yard
Stable
Total
8.0%
17.6%
20.0%
N/A
17.6%
N/A
N/A
No further encroachments.
2,784 sq.ft. Residence
500 sq.ft. Garage
576 sq.ft. Swim Pool/Spa
0 sq.ft. Service Yard
684 sa.ft. Stable
4,544 sq.ft. Total
14.3%
Existing from Portuguese
Bend Road.
N/A
N/A
25.1%
6,781 sq.ft.
920 sq.ft.
0 sq.ft.
96 sq.ft.
450 sa.ft.
8,151 sq.ft.
35.9% of 22,713 sq.ft.
1012 cu.yds site and 445 cu.
yds basement cut soil/
1457 cu. yds. fill soil
36.3%
450 sq.ft. stable
550 sq.ft. corral
Proposed from Portuguese
Bend Road with a slope of
8% which is less than 25%
maximum.
Relocate driveway accessway
45 feet south on Portuguese
Bend Road. Requires Traffic
Commission review.
Planning Commission review
Planning Commission review
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CRISS C GUNDERSON ARCHITECT
2024 Via Pacheco, Palos Verdes Estates, California 90274
TEL (310) 373-8077 FAX (310) 373-8277
Friday, December 01, 2000
Site Review application attachment
No. 10 Portuguese Bend Road
Rolling Hills, California
No. 10 Portuguese Bend Road is a spacious and nearly flat parcel. Mature Myoporum hedges to
12 feet in height encircle the entire property at the easement lines providing tremendous
screening. Average pitch across the entire property is only 7%, resulting in a gross flat area of
69,304 square feet. Not surprisingly, the property feels very large and expansive. Portuguese
Bend Road runs across the westerly front of the property with Eucalyptus Lane as a boundary to
the North. The properties width is 250 feet (east to west) which is decreased by front and rear
yard setbacks of 150 feet total, to a usable pad width of 100 feet. The length of the property is
277.13 feet (north to south) with reductions for setbacks leaving 227.13 feet usable. The
resulting building pad area is 22,713 square feet. Above and beyond this, over 21,000 Square
feet of flat land lay in the front and rear yard setbacks alone. The area of flat land as described
within the tall hedging exceeds an acre by over 3,000 square feet. This is truly a property
capable of supporting a large home.
A home located on Portuguese Bend Road is a generally known and expected to be one of the
larger homes in Rolling Hills. Portuguese Bend Road has a roadway easement twice that of most
in the city (50 feet in width per parcel in comparison to a typical 20 or 25 feet per parcel) with
the exception of Crest Road, also at 50 feet. In most instances the resulting large front yard
setback has little effect on the development of a Portuguese Bend Road property, in that a great
many are larger parcels, thus able to withstand the reduction in usable area. In fact, most
Portuguese Bend and Crest Road properties are zoned RAS-2, where this property is properly
zoned RAS-1, with a gross acreage of 1.591.
Given the pad area for building consideration of 22,713 square feet, the recommended total
coverage for building structures is 6,814 square feet. The lot area calculations table for this
application indicates a pad coverage of 33.9%. This exceeds the recommended coverage by
3.9% or 886 square feet. Given the nature of the property, I believe the spirit of the pad coverage
recommendation is respected and the proposed improvements are consistent with the general
plan of the city. During the field trip I feel you will make the same observations.
The proposed footprint creates a series' of courtyards. Wings extending from the main mass of
the house hide or conceal other portions of the home, as well as soften massing and add
architectural interest. The nature of this "H" type plan configuration never allows viewers to see
the full extent of the home; thus the proposed improvements will appear smaller than they
actually are. Also, please note, the majority of the additions proposed, as well as the existing
home, are well back of the front yard setback. The garage is the only exception. This eliminates
views from the road with sight lines limited by the tall hedge. Given the mature landscaping at
the perimeter of the property, its doubtful onlookers will notice the changes to the property after
construction has been completed (see attachment).
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