652, Addition of a study (250 S.F.), Staff Reports•
City ofieo f�'..y �✓E��
•
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
TO: DON THURSBY, ARCHITECT
FROM YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: 63 CREST ROAD EAST, COMMENCEMENT OF W K
DATE: OCTOBER 14, 2004
This is to notify you that pursuant to the City requirements, Section 17.27.030 of the
Zoning Code, you must underground the utility lines servicing the existing stable, since
your plan calls for upgrade of the panel in that location.
Please contact the Edison Co., Roger Archer at 783-9396 for requirements to
underground from the pole, which is located off site.
As you know the approvals for Zoning Case No. 652 will expire on October 17, 2004,
unless work commences on or prior to that day.
Since you have to trench for the proposed undergrounding, such trenching on your
client's property, if started by October 15, 2004, will constitute commencement of work,
and we will not deem the approval voided.
However, a permit for electrical work and approved plans from the Edison Co. to
underground the utilities from the pole located off -site must be obtained by November
30, 2004, and work to commence immediately thereafter.
*�s
Printed on Recycled Paper.
DATE:
TO:
FROM:
SUBJECT:
•
Ci4 ofie. Mn$ JUL
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
OCTOBER 21, 2003
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
ZONING CASE NO. 652, 63 CREST ROAD (LOT 70-B-2-MS).
REQUEST FOR A ONE-YEAR TIME EXTENSION.
BACKGROUND
Attached is a request from Mr. Don Thursby, Architect, on behalf of Ms. Nina
Ritter requesting a one-year time extension for a previously approved requests
for a Site Plan Review for grading and construction of additions and a pool
house; Variance to encroach with the additions into the front and side yard
setbacks, and a Conditional Use Permit to construct the pool house in Zoning
Case No. 652, that was approved by the Commission by Resolution No. 2002-14
on September 17, 2002.
The applicant's representative states that the applicant has reconsidered the scope
of work and additional time is needed to complete the plans. If the request for
extension is approved, the approval will expire on October 17, 2004.
RECOMMENDATION
It is recommended that the Planning Commission consider the request and adopt
Resolution No. 2003-23 granting the extension.
®i'nnlctl on F?4scyrind I':grrn
mailbox:///Planning% /Documents/Mozilla/Profiles/Ron%2...
Subject: 63 Crest Road East
From: Don W. Thursby <don@dwtaia.com>
Date: Mon, 13 Oct 2003 16:48:40 -0700
To: Schwartz Yolanta <yschwartz@cityofrh.net>
CC: Don W. Thursby <don@dwtaia.com>
Dear Yolanta,
Re: Resolution #2002-14 Zoning Case # 652
We respectfully request an extension of the Planning Commission approval Zoning Case # 652 for
additions and remodeling at 63 Crest Road East. Ritter/Armours have reconsidered the scope of
work and find it necessary to scale back from the original approved plans. The square footage and
grading required for the revised project will be substantially less than previously approved. We are
in the process of obtaining approvals for the revised plans and request an extension of the Planning
Commission approval to accomplish this task.
Sincerly,
Don Thursby
Don W. Thursby, AIA
777 Silver Spur Road # 232
Rolling Hills Estates, CA 90274
T: 310 544-8514
F: 310 544-8564
1 of 1
10/14/03 9:56 AM
RESOLUTION NO. 2003-23
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS
APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 2002-14 AND
APPROVING AN EXTENSION TO PREVIOUSLY
APPROVED REQUEST FOR A SITE PLAN
REVIEW TO CONSTRUCT SUBSTANTIAL
ADDITIONS AND A POOL HOUSE; GRANTING
A VARIANCE REQUEST FOR ENCROACHMENT
OF THE ADDITIONS INTO THE SIDE AND
FRONT YARD SETBACKS; GRANTING A
VARIANCE REQUEST FOR ENCROACHMENT
OF RETAINING WALLS INTO THE SIDE YARD
SETBACKS; AND GRANTING A CONDITIONAL
USE PERMIT TO CONSTRUCT A POOL HOUSE
AT AN EXISTING SINGLE-FAMILY RESIDENCE
IN ZONING CASE NO. 652 AT 63 CREST ROAD
EAST, LOT 70-B-2-MS (RITTER/ARMOUR).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. A request has been filed by Mr. Don Thursby, Architect, on
behalf of Ms. Nina Ritter with respect to real property located at 63 Crest Road
East, Rolling Hills, requesting an extension to previously approved Site Plan,
Variances and Conditional Use Permit to construct additions and a pool house.
Section 2. The Commission considered this item at a meeting on
October 21, 2003, at which time information was presented indicating that
additional time is needed to process the development application.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend Paragraph A, Section 14 of Resolution No. 2002-14,
dated September 17, 2002, to read as follows:
" A. The Site Plan Review, Variances, and Conditional Use Permit
approvals shall expire within two years from the effective date of approval as
defined in Sections 17.38.070(A), 17.42.070(A), and 17.46.080(A) unless otherwise
extended pursuant to the requirements of those sections.."
Section 4. Except as herein amended, the provisions of Resolution No.
2002-14 shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF OCTOBER 2003.
ARVEL WITTE, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2003-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 2002-14 AND APPROVING AN
EXTENSION TO PREVIOUSLY APPROVED REQUEST FOR A SITE PLAN
REVIEW TO CONSTRUCT SUBSTANTIAL ADDITIONS AND A POOL
HOUSE; GRANTING A VARIANCE REQUEST FOR ENCROACHMENT
OF THE ADDITIONS INTO THE SIDE AND FRONT YARD SETBACKS;
GRANTING A VARIANCE REQUEST FOR ENCROACHMENT OF
RETAINING WALLS INTO THE SIDE YARD SETBACKS; AND
GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A POOL
HOUSE AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING
CASE NO. 652 AT 63 CREST ROAD EAST, LOT 70-B-2-MS
(RITTER/ ARMOUR).
was approved and adopted at a regular meeting of the Planning
Commission on October 21, 2003 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices
DEPUTY CITY CLERK
)f/jfr j //3 IHCCi)-Pe:)I kif=r, JA0N.0.14, `` 'd, Via".'
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4A
, Mtg. Date: 9/23/02
DATE: SEPTEMBER 23, 2002
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2002-14. A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
SITE PLAN REVIEW REQUEST TO CONSTRUCT SUBSTANTIAL ADDITIONS
AND A POOL HOUSE; GRANTING A VARIANCE REQUEST FOR
ENCROACHMENT OF THE ADDITIONS INTO THE SIDE AND FRONT YARD
SETBACKS; GRANTING A VARIANCE REQUEST FOR ENCROACHMENT OF
RETAINING WALLS INTO THE SIDE YARD SETBACKS; AND GRANTING A
CONDITIONAL USE PERMIT TO CONSTRUCT A POOL HOUSE AT AN
EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 652 AT 63
CREST ROAD EAST, LOT 70-B-2-MS (RITTER/ARMOUR).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2002-14, which is attached, on
September 17, 2002 at their regular meeting granting a request for a Site Plan Review for
substantial additions, a Conditional Use Permit request for a pool house and granting
Variances to encroach with the additions into the front and side yard setbacks and with
retaining walls into the side yard setback. The vote was 4-1. Commissioner DeRoy
abstained.
2. The Planning Commission considered this request on July 16, 2002, August 20,
2002 public hearings and at a field trip on August 5, 2002.
3. The applicants request to construct a 1,522 square foot addition to an existing
single-family residence, a 626 square foot garage and a 1,397 square foot basement. The
property is zoned RAS-2, which requires a 35-foot side yard setbacks and 50-foot front
yard setback measured from the roadway easement line. A portion, 256 square feet of
the proposed addition would encroach into the required front yard setback and 708
square feet would encroach into the required side yard setback. Additionally, 80 square
feet of the proposed garage would encroach into the side yard setback. A 389 square
foot pool house is also proposed.
ZC No. 652
CC 9/23/02
®r>r,%:t,1
111
4. The property is developed with a two-story house consisting of 3,959 square feet
on the ground level and 1,050 square feet on the second level, a 479 square foot garage,
718 square foot pool, 1,771 square foot two story stable -guest house structure, a 6,923
square foot tennis court and a 20,476 square foot riding ring. A 3,814 square foot
driveway access to 67 Crest Road is located on the eastern portion of the lot.
This driveway is not included in the calculations for the net lot area, but is included in
the total net lot coverage and disturbed area.
5. The two-story house and stable/guest house were completed in 1956. Earlier
research, records and a 1993 City Attorney's opinion indicate that the two story
structures are legal non -conforming, due to the fact that they were built prior to the
City's adoption of its first Zoning Ordinance in 1960. Building Permit records show that
these structures were built with permits. A plot plan of the property approved by the
Association in 1955 shows a two story dwelling unit. Prior to 1960, the Los Angeles
County regulations allowed two story structures in Rolling Hills. The proposed
addition will be an extension of the first floor only, and no addition is proposed to the
existing second story.
6. Most of the existing house encroaches into the front yard setback, and a portion
of the existing garage encroaches into the side yard setback. Since the original house
was constructed, the City approved several Variance requests for additions, which
encroached into the front yard setback. CUP for the tennis court with retaining walls
and a 10-foot high chain link fence was approved in 1978. In 1980 the swimming pool
and a recreation room next to the swimming pool were approved. The approved
recreation room was not constructed.
7. The property is screened from Crest Road by trees and vegetation. The west side
of the property, along which the majority of the addition is proposed is buffered by 24
trees. Two trees will be removed to allow for the addition along the westerly side. The
remaining vegetation will remain.
8. In order to accommodate the proposed addition, the riding ring will be
decreased in size by 1,740 square feet.
9. The existing driveway will be extended to allow access to the new garage. The
existing garage will be converted into living space. The property slopes in a southerly
direction. The proposed addition along the western portion of the lot, including the
garage, follows the slope of the property. A terrace is proposed above the new garage,
which would be a continuation of an existing terrace that spans the south side of the
house. The proposed garage will not have a habitable space above.
10. The property is zoned RAS-2, and the lot consists of 276,932 square feet of gross
area, (6.35 acres), and 227,411 square feet of net lot area, (5.22 acres). The proposed
addition will follow the pattern and style of the original house. The bulk of the
proposed project will be built into the existing slope to eliminate the need to create a
new building pad. The residential building pad is 29,928 square feet. The residential
building pad coverage is proposed at 8,452 square feet or 28.2%, which includes the
house and garage, the pool house, stable and service yard. The second building pad,
ZC No. 652
CC 9/23/02
2
• •
(lower pad), consisting of the existing tennis court and the pool is 8,457 square feet with
building pad coverage of 90.4%.
11. Pursuant to Section 17.16.210 of the Zoning Ordinance, a pool house requires a
Conditional Use Permit. No kitchen or other cooking facilities are permitted in a pool
house.
12. Grading for the project will require 1,100 cubic yards of cut and 1,100 cubic yards
of fill which will be balanced on site. The disturbed area of the lot will be 65,380 square
feet or 28.7%. Currently, 27.7% of the net lot area is disturbed. According to the
architect, the majority, of grading will be either below the new structure or follow the
existing slope of the property. The cut required for the basement will be placed below
the new terrace adjacent to the family room. The rear of the existing house is developed
with raised stone terraces. The additional terraces will follow the same pattern. A small
amount of grading is proposed at the top of the slope leading to the lower pad.
Currently, the water runoff from the upper pad moves across the top of the slope to a
drainage catch basin. The proposed grading will repair minor erosion in this area.
13. The structural lot coverage on the 227,411 square foot net lot area is proposed at
16,093 square feet or 7.1%. This includes the residence with garage, pool, pool house,
stable, the tennis court and service yard, (20% permitted); and the total lot coverage
proposed including the structures and paved areas is 31,234 square feet or 13.7% of the
net lot area, (35% permitted). The existing concrete driveways were originally
connected with an asphalt drive across the southern edge of the upper pad. The asphalt
was then covered with decomposed granite. The applicants propose to remove
approximately 5,000 square feet of the underlying asphalt and replace it with
landscaping with grass-crete or similar material to create a walkway. This drive is not
counted towards the total net lot coverage, as it will be landscaped.
14. The applicants' representative states that the Variance for the encroachment into
the side yard setbacks with the retaining walls is justified, because due to the existing
grades, the odd shape of the lot and the placement of the existing house and driveway,
the extension of the driveway, to allow for the addition, requires a small cut of the
slope. There are existing retaining walls, which already encroach into the side yard
setback, which were necessary when the current driveway was constructed. The new
walls will be for the most part a continuation of the existing walls. The walls will not be
seen from the roadway.
15. The applicants' representative states that the Variance for the encroachment into
the front and side yard setbacks with the additions is justified because the property was
developed around the riding ring, which is located in the center of the building pad.
With the riding ring in the center, the majority of the house was built in the front yard
setback. This makes it impossible to add to the house without encroaching into the
setbacks or substantially altering the riding ring. Even though the riding ring will be
reduced by 17' in length, it will not impair its function.
ZC No. 652
CC 9/23/02
• •
16. It will be required that all utilities be placed underground, that the applicants
comply with the City's Outdoor Lighting Ordinance, that the roof construction meet the
City's and RHCA requirements and that all other code requirements be met.
17. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
18. The RHCA approved the project.
RECOMMENDATION
It is recommended that the City Council receive and file the staff report and
Resolution or direct staff as appropriate.
ZC No. 652
CC 9/23/02
4 CtI)
•
ZONING CASE NO. 652
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required 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)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
TENNIS COURT BUILDING PAD COVERAGE
COMBINED BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill or
combination thereof 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 ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 652
CC 9/23/02
EXISTING
Single family residence with
garage, pool, stable/guest - pool -house
house, tennis court
Residence 3959 sq.ft. Residence
Garage 479 sq.ft. Garage
Service yard 376 sq.ft Service Yard
Stable 1771 sq.ft. Stable
Pool 718 sq.ft Pool
Tennis Court 6923 sa.ft. Tennis court
Total 14,226 sq.ft. Pool House
Total
Basement
6.3% 7.1%
14.5% 13.7%
24.0%%
90.4
37.8%
N/A
• 27.7%
Existing
Existing access from Crest
Rd. E
N/A
N/A
5
28.2%
PROPOSED
Substantial additions and
5481 sq.ft
626 sq.ft.
185 sq.ft.
1771 sq.ft.
718 sq.ft
6923 sq.ft.
389 sa.ft.
16,093 sq.ft
1397 sq.ft.
90.4%
42.0%%
1,100 cubic yards cut
1,100 cubic yards fill
28.7%
Existing
Existing access from Crest
Rd. E.
Planning Commission will
review
Planning Commission will
review
NEARBY,;,
PROPERTIES
ADDRESS OWNER
77 Crest Rd. E Schleissner
73 Crest Rd. E Brown
60 Crest Rd. E Sheen
59 Crest Rd. E Martin Trust
55 Crest Rd. E Pena
67 Crest Rd. E. Beitner
85 Crest Rd. E. Stringfellow
62 Crest Rd. E Frame
AVERAGE
63 Crest Rd. E EXISTING
PROPOSED
RESIDENCE
(SQ.FT.)
3,300
4,375
7,021
5,015
7,134
3,411
4,685
7,896
5,354
3,959 +1,050
second story
5,481(first
story)
LOT SIZE
(NET,
EXCLUDING
ROADWAY
EASEMENT
ONLY)
289,674
104,108
142,876
54,110
62,726
169,448
148,104
141,134
139,022
260,232
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.
CONDITIONAL USE PERMIT —CABANA/DETACHED RECREATION ROOM
1. No sleeping quarters or kitchen or other cooking facilities are permitted in
cabanas.
ZC No. 652
CC 9/23/02
6 CO
• •
RESOLUTION NO. 2002-14
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A SITE PLAN
REVIEW REQUEST TO CONSTRUCT SUBSTANTIAL
ADDITIONS AND A POOL HOUSE; GRANTING A
VARIANCE REQUEST FOR ENCROACHMENT OF THE
ADDITIONS INTO THE SIDE AND FRONT YARD
SETBACKS; GRANTING A VARIANCE REQUEST FOR
ENCROACHMENT OF RETAINING WALLS INTO THE
SIDE YARD SETBACKS; AND GRANTING A
CONDITIONAL USE PERMIT TO CONSTRUCT A POOL
HOUSE AT AN EXISTING SINGLE-FAMILY RESIDENCE
IN ZONING CASE NO. 652 AT 63 CREST ROAD EAST, LOT
70-B-2-MS (RITTER/ARMOUR).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mrs. Ritter and Mr. Armour
with respect to real property located at 63 Crest Road East, Rolling Hills (Lot 70-B-2-
MS) requesting a site plan review request to construct a 1,522 square foot addition
with a 626 square foot garage, a 1,397 square foot basement and a 389 square foot
pool house; a variance request for encroachment of the additions into the side and
front yard setbacks; a variance request for encroachment of retaining walls into the
side yard setbacks; and a request for conditional use permit to construct a pool
house.
Section 2. The Planning Commission conductedduly noticed public
hearings to consider the applications on July 16, 2001 and August 20, 2002, and at a
field trip visit on August 5, 2002. The applicants were notified of the public hearings
in writing by first class mail. Evidence was heard and presented from all persons
interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants were in attendance at the hearings.
Section 3. The property is developed with a two-story house consisting of
3,959 square feet on the ground level and 1,050 square feet on the second level, a 479
square foot garage, 718 square foot pool, 1,771 square foot two story stable -guest
house structure, a 6,923 square foot tennis court and a 20,476 square foot riding ring.
A 3,814 square foot driveway access to 67 Crest Road is located on the eastern
portion of the lot.
Section 4. The two-story house and stable/guest house were completed in
1956. Earlier research, records and a 1993 City Attorney's opinion indicate that the
two story structures are legal non -conforming, due to the fact that they were built
prior to the City's adoption of its first Zoning Ordinance in 1960. Building Permit
records show that these structures were built with permits. A plot plan of the
property approved by the Association in 1955 shows a two story dwelling unit. Prior
Reso. 2002-14
ZC No. 652
(3)
to 1960, the Los Angeles County regulations allowed two story structures in Rolling
Hills.
Section 5. The Planning Commission finds that the project qualifies as a
Class 4 Exemption (State of CA Guidelines, Section 15304 - Minor Land Alteration)
and is therefore categorically exempt from environmental review under the
California Environmental Quality Act.
Section 6. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any development requiring a grading
permit or any building or structure may be constructed or any expansion, addition,
alteration or repair to existing buildings may be made which involve changes to
grading or an increase to the size of the building or structure by at least 1,000 square
feet and has the effect of increasing the size of the building by more than twenty-five
percent (25%) in any thirty-six (36) month period. With respect to the Site Plan
Review application requesting additions and construction of a pool house at an
existing single family residence, the Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structures comply
with the General Plan requirement of low profile, low -density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback requirements with the Variance approved
in Section 8, of this Resolution. The lot has a net area of 227,411 square feet. The size
of the existing and proposed structures will be 16,093 square feet, which constitutes
7.1% of the net lot area, which is within the maximum 20% structural lot coverage
permitted. The total lot coverage including paved areas and driveways will be
31,234 square feet which equals 13.7% of the net lot, which is within the 35%
maximum overall lot coverage permitted. The proposed project is screened from the
road so as to reduce the visual impact of the development.
B. The project substantially preserves the natural and undeveloped state
of the lot by minimizing building coverage. The topography of the lot, and the
location of the riding ring, which was partially responsible for the placement of the
existing residence and subsequent additions, and the adjacent uses, buildings, and
structures have been considered, and the addition of 1,522 square feet to the existing
residence, the walls and the pool house will not adversely affect or be materially
detrimental to these adjacent uses, buildings, or structures because the proposed
construction will be constructed on an existing building pad, will be the least
intrusive to surrounding properties, will be screened and landscaped with mature
trees and shrubs, is a sufficient distance from nearby residences so that it will not
impact the view or privacy of surrounding neighbors, will improve slope stability
through the use of approved drainage, will accommodate recreation for the owners
and their children, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, and is consistent with the scale of the neighborhood when
Reso. 2002-14 2 C9t
ZC No. 652
• •
compared to properties in the vicinity. The proposed additions will follow the
pattern and style of the original residence. The bulk of the proposed project is built
into the existing slope to minimize its impact and eliminate the need to create a new
building pad. The development of the site is predicated by the placement of the
existing riding ring and its subsequent development.
D. The development plan incorporates existing trees and native
vegetation to the maximum extent feasible. Specifically, the development plan will
supplement the existing vegetation with landscaping that is compatible with and
enhances the rural character of the community.
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 lot to look overdeveloped. The layout of the proposed
additions were designed to minimize lot coverage. Significant portions of the lot will
be left undeveloped so as to maintain scenic vistas across the property. The
proposed 389 square foot pool house will be tucked into an existing hillside and will
not be visible from the residential building pad or the street. The development plans
as proposed will minimize impact on Crest Road. The proposed additions and the
pool house will not be visible from Crest Road.
F. The development plan preserves surrounding native vegetation and
mature trees and supplements these elements with drought -tolerant landscaping
which is compatible with and enhances the rural character of the community, and
landscaping provides a buffer or transition area between private and public areas.
G. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will not change the existing circulation pattern and will utilize an
existing driveway.
H. The project is exempt from the requirements of the California
Environmental Quality Act
Section 7. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves the Site Plan Review application
for Zoning Case No. 652 for proposed structures as shown on the Development Plan
dated July 11, 2002 and marked Exhibit A, subject to the conditions contained in
Section 14 of this Resolution.
Section 8. Section 17.16.210(A)(2) of the Rolling Hills Municipal Code
permits approval of a pool house under certain conditions, provided a Conditional
Use Permit for such use is approved by the Planning Commission. The applicants
are requesting to construct a 389 square foot pool house. Such pool house will be
located between the upper and lower building pad and will be built into the hill
side. With respect to this request for a Conditional Use Permit, the Planning
Commission finds as follows:
Reso. 2002-14
ZC No. 652
3
\J
• •
A. The granting of a Conditional Use Permit for the construction of a pool
house would be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan and will be desirable for the public convenience and
welfare because the use is consistent with similar uses in the community, and the
area proposed for the pool house would be located in an area on the property where
such use will not change the existing configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings,
and structures have been considered, and the construction of a pool house will not
adversely affect or be materially detrimental to these adjacent uses, buildings, or
structures because the proposed pool house will be recessed into an existing hill side
and is of sufficient distance from nearby residences so that the pool house will not
impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the pool house will comply with the
low profile residential development pattern of the community.
D. The proposed conditional use complies with all applicable
development standards of the zone district because the 389 square foot size of the
pool house is permitted under the Municipal Code and the pool house does not
encroach into any setback areas.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities because the project site is not listed on the
current State of California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17
of the Zoning Code because it will not be visible from the road or neighboring
properties. A stable, corral and a riding ring exist on the property.
Section 9. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves a Conditional Use Permit for the
construction of a 389 square foot pool house, in accordance with the development
plan dated June 5, 2001 and marked Exhibit A in Zoning Case No. 652 subject to the
conditions contained in Section 14 of this Resolution.
Section 10. Section 17.16.120 requires the side yard setback for every
residential parcel in the RA-S-2 Zone to be thirty-five (35) feet, Section 17.16.110
requires that front yard setback be fifty (50) feet from the roadway easement line,
and Section 17.16.130 requires that the rear yard setback be fifty (50) feet from the
rear property line. The applicant is requesting to construct substantial additions,
which will encroach into the front and side yard setbacks. 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 that do not apply generally to the other property or class
of use in the same zone. The Variance request is to enlarge an existing structure,
Reso. 2002-14
ZC No. 652
• •
which already encroaches into the front and side yard setbacks. The irregular lot
configuration together with the existing development on the lot create a difficulty in
constructing additions elsewhere on the property.
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 existing terrain and development on the lot creates a difficulty in
placing any additions elsewhere on the property. The lot is large for the zone in
which it is located and the location of the riding ring precludes development in any
other area of the lot. The existing house was built into the setbacks and into the slope
that descends from Crest Road using retaining walls in front and rear of the
structure. The floor of the existing house is 8 feet above the elevation of the riding
ring. The proposed additions will minimize the impact on the riding ring.
C.. The granting of the Variance would not be materially detrimental to
the public welfare or injurious to the property or improvements in such vicinity and
zone in which the property is located. The proposed additions will follow along the
line of the existing encroachment and will mitigate the necessity for any additional
grading or further decreasing the size of the existing riding ring.
Section 11. Based upon the foregoing findings and the evidence in the.
record, the Planning Commission hereby approves the Variance for Zoning Case
No. 652 to permit additions to encroach into the front and side yard setbacks, subject
to the conditions specified in Section 14 of this Resolution.
Section 12. Section 17.16.120 requires the side yard setback for every
residential parcel in the RA-S-2 Zone to be thirty-five (35) feet, Section 17.16.110
requires that front yard setback be fifty (50) feet from the roadway easement line,
and Section 17.16.130 requires that the rear yard setback be fifty (50) feet from the
rear property line. The applicant is requesting to construct two, approximately 100
foot long and an 80 foot long, retaining walls in the west side yard setback, and a 60
foot long retaining wall in the south easterly side yard setback. The existing walls,
which encroach into the west side yard setback shall remain. The average height of
the proposed walls will be 2'5", but shall not exceed five feet in overall height. 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 lot is irregular in shape
and the existing driveway already contains retaining walls. The previously
constructed retaining walls are located on a hillside slope at the side of the lot and
away from the street and assist in protecting the hillside from damage due to
erosion. The future retaining walls are necessary in order to construct the proposed
driveway and to obtain access to the new garage. The retaining wall on the
southeasterly side is necessary to correct drainage pattern by intercepting storm
water runoff and diverting it away from the hill side. These retaining walls are
limited in area so as to preserve the safety and integrity of the slopes and leave
nearly all of the existing open space of the property unaffected.
Reso. 2002-14
ZC No. 652
5 0
• •
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 will permit the
development of the property in a manner similar to development patterns on
surrounding properties. The location of the building pad and the development
pattern of the remaining structures on site, especially the riding ring, dictate that the
proposed retaining walls be set in the west and southeasterly side yard areas.
C. The granting of the Variance will 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 because the proposed development will
improve slope stability through the use of approved drainage, will accommodate
recreation for the owners and their children, and will permit the owners to enjoy
their property without deleterious infringement on the rights of surrounding
property owners.
Section 13. Based upon the foregoing findings and • the evidence in the
record, the Planning Commission hereby approves a Variance for Zoning Case No.
652 to permit the construction of retaining walls that will encroach into the side yard
setbacks, as indicated on the development plan dated July 11, 2002, submitted with
this application and incorporated herein by reference as Exhibit A, subject to the
conditions specified in Section 14 of this Resolution.
Section 14. The Site Plan Review approval regarding the substantial
additions, grading and construction of the pool house approved in Sections 7 of this
Resolution, the Conditional Use Permit regarding the construction of a pool house
approved in Section 9, and the Variances regarding the encroachment of the
additions and walls approved in Sections 11 and 13 of this Resolution are subject to
the following conditions:
A. The Site Plan Review, Variances, and Conditional Use Permit
approvals shall expire within one year from the effective date of approval as defined
in Sections 17.38.070(A), 17.42.070(A), and 17.46.080(A) unless otherwise extended
pursuant to the requirements of those sections.
B. It is declared and made a condition of the Site Plan Review, Variances,
and Conditional Use Permit approvals, that if any conditions thereof are violated,
this approval shall be suspended and the privileges granted hereunder shall lapse;
provided that the applicants have been given written notice to cease such violation,
the opportunity for a hearing has been provided, and if requested, has been held,
and thereafter the applicant fails to correct the violation within a period of thirty (30)
days from the date of the City's determination.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in this Permit, or shown otherwise on an
approved plan.
Reso. 2002-14 6 c 9,
ZC No. 652
• •
D. The lot shall be developed and maintained in substantial conformance
. with the site plan on file marked Exhibit A and dated July 11, 2002, except as
otherwise provided in these conditions.
E. Structural lot coverage shall not exceed 16,093 square feet or 7.1% in
conformance with structural lot coverage limitations.
F. Total lot coverage of structures and paved areas shall not exceed 31,234
square feet or 13.7% in conformance with lot coverage limitations.
G. The disturbed area of the lot shall not exceed 65,380 square feet or
28.7% in conformance with disturbed area limitations.
H. Residential building pad coverage on the 29,928 square foot residential
building pad shall not exceed 8,452 square feet or 28.2%; coverage on the existing
8,457 square foot tennis court/pool pad shall not exceed 90.4%.
I. The pool house shall not exceed 389 square feet.
J. No kitchen or other cooking facilities shall be provided within the
pool house.
K. Grading shall not exceed 1,100 cubic yards of cut soil and 1,100 cubic
yards of fill soil. Grading shall be balanced on site and shall preserve the existing
flora to the greatest extent possible.
L. The proposed and existing retaining walls incorporated into the project
shall be an average of 2 feet 6 inches in height, but may not exceed 5 feet at any one
point.
M. Remove the existing decomposed granite and A/C paving on the path
between the westerly portion of the riding ring and the stable/guest house structure
and replace it with grass-crete paving.
N. The existing landscaping along Crest Road and along the westerly
property line shall be maintained to obscure the house from Crest Road and from
neighboring properties, but not to obstruct views of neighboring properties.
Landscaping shall include water efficient irrigation, to the maximum extent feasible,
that incorporates a low gallonage irrigation system, utilizes automatic controllers,
incorporates an irrigation design using "hydrozones," considers slope factors and
climate conditions in design, and utilizes means to reduce water waste resulting
from runoff and overspray in accordance with Section 17.27.020 (Water efficient
landscaping requirements) of the Rolling Hills Municipal Code.
O. Landscaping for the entire project shall be designed using native
shrubs and mature trees, which at full maturity shall not exceed the ridge height of
the residence, and which will not obstruct views of neighboring properties.
Reso. 2002-14 7
ZC No. 652
• •
P. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
Q. During construction, conformance with local ordinances and
engineering practices so that people or property is not exposed to landslides,
mudflows, erosion, or land subsidence shall be required.
R. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion,
or land subsidence shall be required.
S. During construction, the Erosion Control Plan containing the elements
set forth in Section 7010 of the 1998 County of Los Angeles Uniform Building Code
shall be followed to minimize erosion and to protect slopes and channels to control
stormwater pollution as required by the County of Los Angeles.
site.
T. During and after construction, all parking shall take place on the project
U. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
V. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Health Department requirements for the
installation and maintenance of stormwater drainage facilities.
W. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Public Works Department Best
Management Practices (BMP's) related to solid waste and storm water pollution
prevention.
X. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any grading or building permits.
Y. The working drawings submitted to the County Department of
Building and Safety for plan check review shall conform to the development plan
described in Condition D.
Z. All utility lines shall be placed underground.
Reso. 2002-14
ZC No. 652
C!
• •
AA. The City's and Association's requirements related to Outdoor
Lighting, roofing material and construction and all other requirements shall be
complied with.
AB. Prior to the submittal of an applicable final grading 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 must conform to the
City of Rolling Hills standard of 2 to 1 slope ratio.
AC. The applicants shall execute an Affidavit of Acceptance of all
conditions of the Variances, Conditional Use Permit and Site Plan Review approvals,
pursuant to Section 17.38.060, or the approval shall not be effective.
AD. All conditions, when applicable, of the Variances, Conditional Use
Permit and Site Plan Review approvals must be complied with prior to the issuance
of a grading or building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF SEPTEMBER 2002.
it ill?
EVIE HAI`41(KINS, CHAIRWOMAN
ATTEST:
.K
MARILYN KtRN, DEPUTY CITY CLERK
Reso. 2002-14
ZC No. 652
9
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2002-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A SITE PLAN REVIEW REQUEST
TO CONSTRUCT SUBSTANTIAL ADDITIONS AND A POOL
HOUSE; GRANTING A VARIANCE REQUEST FOR
ENCROACHMENT OF THE ADDITIONS INTO THE SIDE AND
FRONT YARD SETBACKS; GRANTING A VARIANCE REQUEST
FOR ENCROACHMENT OF RETAINING WALLS INTO THE SIDE
YARD SETBACKS; AND GRANTING A CONDITIONAL USE
PERMIT TO CONSTRUCT A POOL HOUSE AT AN EXISTING
SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 652 AT 63
CREST ROAD EAST, LOT 70-B-2-MS (RITTER/ARMOUR).
was approved and adopted at a regular meeting of the Planning Commission on
September 17, 2002 by the following roll call vote:
AYES:
Commissioners Margeta, Sommer, Witte and
Chairwoman Hankins.
NOES: None.
ABSENT: None.
ABSTAIN: Commissioner DeRoy
and in compliance with the laws of California was posted at the following:
Administrative Offices.
Reso. 2002-14
ZC No. 652
DEPUTY CITY CLERK
10
DATE:
TO:
FROM:
•
C14 o/ iei4 JUL
SEPTEMBER 17, 2002
S
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 652
63 CREST ROAD EAST (LOT 70-B-2-MS)
RA-S-2, 6.35 ACRES (GROSS)
MS. NINA RITTER & MR. TIMOTHY ARMOUR
DON W. THURSBY, AIA
JULY 6, 2002
Request for a Site Plan Review to permit construction of substantial additions to an
existing single family residence, including a garage and a pool house; request for a
Conditional Use Permit to construct a pool house; request for Variances to permit
encroachment with the additions into the side and front yard setbacks and to encroach
with retaining walls into the side yard setback.
BACKGROUND
The Planning Commission at the August 20, 2002, meeting directed staff to
prepare a Resolution of approval regarding the above request in Zoning Case
No. 652. The vote was 4-1, with Commissioner DeRoy abstaining.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2002-14,
which is attached, approving Zoning Case No. 652.
Printed on Recycled Paper.
RESOLUTION NO. 2002-14
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A SITE PLAN
REVIEW REQUEST TO CONSTRUCT SUBSTANTIAL
ADDITIONS AND A POOL HOUSE; GRANTING A
VARIANCE REQUEST FOR ENCROACHMENT OF THE
ADDITIONS INTO THE SIDE AND FRONT YARD
SETBACKS; GRANTING A VARIANCE REQUEST FOR
ENCROACHMENT OF RETAINING WALLS INTO THE
SIDE YARD SETBACKS; AND GRANTING A
CONDITIONAL USE PERMIT TO CONSTRUCT A POOL
HOUSE AT AN EXISTING SINGLE-FAMILY RESIDENCE
IN ZONING CASE NO. 652 AT 63 CREST ROAD EAST, LOT
70-B-2-MS (RITTER/ARMOUR).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mrs. Ritter and Mr. Armour
with respect to real property located at 63 Crest Road East, Rolling Hills (Lot 70-B-2-
MS) requesting a site plan review request to construct a 1,522 square foot addition
with a 626 square foot garage, a 1,397 square foot basement and a 389 square foot
pool house; a variance request for encroachment of the additions into the side and
front yard setbacks; a variance request for encroachment of retaining walls into the
side yard setbacks; and a request for conditional use permit to construct a pool
house.
Section 2. The Planning Commission conducted duly noticed public
hearings to consider the applications on July 16, 2001 and August 20, 2002, and at a
field trip visit on August 5, 2002. The applicants were notified of the public hearings
in writing by first class mail. Evidence was heard and presented from all persons
interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants were in attendance at the hearings.
Section 3. The property is developed with a two-story house consisting of
3,959 square feet on the ground level and 1,050 square feet on the second level, a 479
square foot garage, 718 square foot pool, 1,771 square foot two story stable -guest
house structure, a 6,923 square foot tennis court and a 20,476 square foot riding ring.
A 3,814 square foot driveway access to 67 Crest Road is located on the eastern
portion of the lot.
Section 4. The two-story house and stable/guest house were completed in
1956. Earlier research, records and a 1993 City Attorney's opinion indicate that the
two story structures are legal non -conforming, due to the fact that they were built
prior to the City's adoption of its first Zoning Ordinance in 1960. Building Permit
records show that these structures were built with permits. A plot plan of the
property approved by the Association in 1955 shows a two story dwelling unit. Prior
Reso. 2002-14
ZC No. 652
1
to 1960, the Los Angeles County regulations allowed two story structures in Rolling
Hills.
Section 5. The Planning Commission finds that the project qualifies as a
Class 4 Exemption (State of CA Guidelines, Section 15304 - Minor Land Alteration)
and is therefore categorically exempt from environmental review under the
California Environmental Quality Act.
Section 6. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any development requiring a grading
permit or any building or structure may be constructed or any expansion, addition,
alteration or repair to existing buildings may be made which involve changes to
grading or an increase to the size of the building or structure by at least 1,000 square
feet and has the effect of increasing the size of the building by more than twenty-five
percent (25%) in any thirty-six (36) month period. With respect to the Site Plan
Review application requesting additions and construction of a pool house at an
existing single family residence, the Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structures comply
with the General Plan requirement of low profile, low -density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback requirements with the Variance approved
in Section 8, of this Resolution. The lot has a net area of 227,411 square feet. The size
of the existing and proposed structures will be 16,093 square feet, which constitutes
7.1% of the net lot area, which is within the maximum 20% structural lot coverage
permitted. The total lot coverage including paved areas and driveways will be
31,234 square feet which equals 13.7% of the net lot, which is within the 35%
maximum overall lot coverage permitted. The proposed project is screened from the
road so as to reduce the visual impact of the development.
B. The project substantially preserves the natural and undeveloped state
of the lot by minimizing building coverage. The topography of the lot, and the
location of the riding ring, which was partially responsible for the placement of the
existing residence and subsequent additions, and the adjacent uses, buildings, and
structures have been considered, and the addition of 1,522 square feet to the existing
residence, the walls and the pool house will not adversely affect or be materially
detrimental to these adjacent uses, buildings, or structures because the proposed
construction will be constructed on an existing building pad, will be the least
intrusive to surrounding properties, will be screened and landscaped with mature
trees and shrubs, is a sufficient distance from nearby residences so that it will not
impact the view or privacy of surrounding neighbors, will improve slope stability
through the use of approved drainage, will accommodate recreation for the owners
and their children, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, and is consistent with the scale of the neighborhood when
Reso. 2002-14
ZC No. 652
2
• •
compared to properties in the vicinity. The proposed additions will follow the
pattern and style of the original residence. The bulk of the proposed project is built
into the existing slope to minimize its impact and eliminate the need to create a new
building pad. The development of the site is predicated by the placement of the
existing riding ring and its subsequent development.
D. The development plan incorporates existing trees and native
vegetation to the maximum extent feasible. Specifically, the development plan will
supplement the existing vegetation with landscaping that is compatible with and
enhances the rural character of the community.
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 lot to look overdeveloped. The layout of the proposed
additions were designed to minimize lot coverage. Significant portions of the lot will
be left undeveloped so as to maintain scenic vistas across the property. The
proposed 389 square foot pool house will be tucked into an existing hillside and will
not be visible from the residential building pad or the street. The development plans
as proposed will minimize impact on Crest Road. The proposed additions and the
pool house will not be visible from Crest Road.
F. The development plan preserves surrounding native vegetation and
mature trees and supplements these elements with drought -tolerant landscaping
which is compatible with and enhances the rural character of the community, and
landscaping provides a buffer or transition area between private and public areas.
G. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will not change the existing circulation pattern and will utilize an
existing driveway.
H. The project is exempt from the requirements of the California
Environmental Quality Act
Section 7. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves the Site Plan Review application
for Zoning Case No. 652 for proposed structures as shown on the Development Plan
dated July 11, 2002 and marked Exhibit A, subject to the conditions contained in
Section 14 of this Resolution.
Section 8. Section 17.16.210(A)(2) of the Rolling Hills Municipal Code
permits approval of a pool house under certain conditions, provided a Conditional
Use Permit for such use is approved by the Planning Commission. The applicants
are requesting to construct a 389 square foot pool house. Such pool house will be
located between the upper and lower building pad and will be built into the hill
side. With respect to this request for a Conditional Use Permit, the Planning
Commission finds as follows:
Reso. 2002-14
ZC No. 652
3
• •
A. The granting of a Conditional Use Permit for the construction of a pool
house would be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan and will be desirable for the public convenience and
welfare because the use is consistent with similar uses in the community, and the
area proposed for the pool house would be located in an area on the property where
such use will not change the existing configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings,
and structures have been considered, and the construction of a pool house will not
adversely affect or be materially detrimental to these adjacent uses, buildings; or
structures because the proposed pool house will be recessed into an existing hill side
and is of sufficient distance from nearby residences so that the pool house will not
impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the pool house will comply with the
low profile residential development pattern of the community.
D. The proposed conditional use complies with all applicable
development standards of the zone district because the 389 square foot size of the
pool house is permitted under the Municipal Code and the pool house does not
encroach into any setback areas.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities because the project site is not listed on the
current State of California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17
of the Zoning Code because it will not be visible from the road or neighboring
properties. A stable, corral and a riding ring exist on the property.
Section 9. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves a Conditional Use Permit for the
construction of a 389 square foot pool house, in accordance with the development
plan dated June 5, 2001 and marked Exhibit A in Zoning Case No. 652 subject to the
conditions contained in Section 14 of this Resolution.
Section 10. Section 17.16.120 requires the side yard setback for every
residential parcel in the RA-S-2 Zone to be thirty-five (35) feet, Section 17.16.110
requires that front yard setback be fifty (50) feet from the roadway easement line,
and Section 17.16.130 requires that the rear yard setback be fifty (50) feet from the
rear property line. The applicant is requesting to construct substantial additions,
which will encroach into the front and side yard setbacks. 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 that do not apply generally to the other property or class
of use in the same zone. The Variance request is to enlarge an existing structure,
Reso. 2002-14
ZC No. 652
4
• •
which already encroaches into the front and side yard setbacks. The irregular lot
configuration together with the existing development on the lot create a difficulty in
constructing additions elsewhere oft the property.
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 existing terrain and development on the lot creates a difficulty in
placing any additions elsewhere on the property. The lot is large for the zone in
which it is located and the location of the riding ring precludes development in any
other area of the lot. The existing house was built into the setbacks and into the slope
that descends from Crest Road using retaining walls in front and rear of the
structure. The floor of the existing house is 8 feet above the elevation of the riding
ring. The proposed additions will minimize the impact on the riding ring.
C. The granting of the Variance would not be materially detrimental to
the public welfare or injurious to the property or improvements in such vicinity and
zone in which the property is located. The proposed additions will follow along the
line of the existing encroachment and will mitigate the necessity for any additional
grading or further decreasing the size of the existing riding ring.
Section 11. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves the Variance for Zoning Case
No. 652 to permit additions to encroach into the front and side yard setbacks, subject
to the conditions specified in Section 14 of .this Resolution.
Section 12. Section 17.16.120 requires the side yard setback for every
residential parcel in the RA-S-2 Zone to be thirty-five (35) feet, Section 17.16.110
requires that front yard setback be fifty (50) feet from the roadway easement line,
and Section 17.16.130 requires that the rear yard setback be fifty (50) feet from the
rear property line. The applicant is requesting to construct two, approximately 100
foot long and an 80 foot long, retaining walls in the west side yard setback, and a 60
foot long retaining wall in the south easterly side yard setback. The existing walls,
which encroach into the west side yard setback shall remain. The average height of
the proposed walls will be 2'5", but shall not exceed five feet in overall height. 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 lot is irregular in shape
and the existing driveway already contains retaining walls. The previously
constructed retaining walls are located on a hillside slope at the side of the lot and
away from the street and assist in protecting the hillside from damage due to
erosion. The future retaining walls are necessary in order to construct the proposed
driveway and to obtain access to the new garage. The retaining wall on the
southeasterly side is necessary to correct drainage pattern by intercepting storm
water runoff and diverting it away from the hill side. These retaining walls are
limited in area so as topreserve the safety and integrity of the slopes and leave
nearly all of the existing open space of the property unaffected.
Reso. 2002-14
ZC No. 652
5
• •
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 will permit the
development of the property in a manner similar to development patterns on
surrounding properties. The location of the building pad and the development
pattern of the remaining structures on site, especially the riding ring, dictate that the
proposed retaining walls be set in the west and southeasterly side yard areas.
C. The granting of the Variance will 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 because the proposed development will
improve slope stability through the use of approved drainage, will accommodate
recreation for the owners and their children, and will permit the owners to enjoy_,
their property without deleterious infringement on the rights of surrounding
property owners.
Section 13. Based upon the foregoing findings and the evidence in the
record, the Planning Commission hereby approves a Variance for Zoning Case No.
652 to permit the construction of retaining walls that will encroach into the side yard
setbacks, as indicated on the development plan dated July 11, 2002, submitted with
this application and incorporated herein by reference as Exhibit A, subject to the
conditions specified in Section 14 of this Resolution.
Section 14. The Site Plan Review approval regarding the substantial
additions, grading and construction of the pool house approved in Sections 7 of this
Resolution, the Conditional Use Permit regarding the construction of a pool house
approved in Section 9, and the Variances regarding the encroachment of the
additions and walls approved in Sections 11 and 13 of this Resolution are subject to
the following conditions:
A. The Site Plan Review, Variances, and Conditional Use Permit
approvals shall expire within one year from the effective date of approval as defined
in Sections 17.38.070(A), 17.42.070(A), and 17.46.080(A) unless otherwise extended
pursuant to the requirements of those sections.
B. It is declared and made a condition of the Site Plan Review, Variances,
and Conditional Use Permit approvals, that if any conditions thereof are violated,
this approval shall be suspended and the privileges granted hereunder shall lapse;
provided that the applicants have been given written notice to cease such violation,
the opportunity for a hearing has been provided, and if requested, has been held,
and thereafter the applicant fails to correct the violation within a period of thirty (30)
days from the date of the City's determination.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in this Permit, or shown otherwise on an
approved plan.
Reso. 2002-14
ZC No. 652
6
• •
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A and dated July 11, 2002, except as
otherwise provided in these conditions.
E. Structural lot coverage shall not exceed 16,093 square feet or 7.1% in
conformance with structural lot coverage limitations.
F. Total lot coverage of structures and paved areas shall not exceed 31,234
square feet or 13.7% in conformance with lot coverage limitations.
G. The disturbed area of the lot shall not exceed 65,380 square feet or
28.7% in conformance with disturbed area limitations.
H. Residential building pad coverage on the 29,928 square foot residential
building pad shall not exceed 8,452 square feet or 28.2%; coverage on the existing
8,457 square foot tennis court/pool pad shall not exceed 90.4%.
I. The pool house shall not exceed 389 square feet.
J. No kitchen or other cooking facilities shall be provided within the
pool house.
K. Grading shall not exceed 1,100 cubic yards of cut soil and 1,100 cubic
yards of fill soil. Grading shall be balanced on site and shall preserve the existing
flora to the greatest extent possible.
L. The proposed and existing retaining walls incorporated into the project
shall be an average of 2 feet 6 inches in height, but may not exceed 5 feet at any one
point.
M. Remove the existing decomposed granite and A/C paving on the path
between the westerly portion of the riding ring and the stable/guest house structure
and replace it with grass-crete paving.
N. The existing landscaping along Crest Road and along the westerly
property line shall be maintained to obscure the house from Crest Road and from
neighboring properties, but not .to obstruct views of neighboring properties.
Landscaping shall include water efficient irrigation, to the maximum extent feasible,
that incorporates a low gallonage irrigation system, utilizes automatic controllers,
incorporates an irrigation design using "hydrozones," considers slope factors and
climate conditions in design, and utilizes means to reduce water waste resulting
from runoff and overspray in accordance with Section 17.27.020 (Water efficient
landscaping requirements) of the Rolling Hills Municipal Code.
O. All graded and disturbed areas shall be landscaped. Landscaping for
the entire project shall be designed using native shrubs and mature trees, which at
full maturity shall not exceed the ridge height of the residence, and which will not
obstruct views of neighboring properties. Two copies of landscaping plan and a cost
Reso. 2002-14
ZC No. 652
7
• I
estimate for material, labor and irrigation to implement the landscaping plan shall
be submitted for review by the Planning Department prior to the issuance of
grading permit.
A bond in the amount of the cost estimate of the implementation of the
landscaping plan, including material and labor, plus 15% shall be required to be
posted prior to issuance of a grading 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.
P. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
Q. During construction, conformance with local ordinances and
engineering practices so that people or property is not exposed to landslides,
mudflows, erosion, or land subsidence shall be required.
R. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion,
or land subsidence shall be required.
S. During construction, the Erosion Control Plan containing the elements
set forth in Section 7010 of the 1998 County of Los Angeles Uniform Building Code
shall be followed to minimize erosion and to protect slopes and channels to control
stormwater pollution as required by the County of Los Angeles.
T. During and after construction, all parking shall take place on the project
site.
U. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
V. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Health Department requirements for the
installation and maintenance of stormwater drainage facilities.
W. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Public Works Department Best
Management Practices (BMP's) related to solid waste and storm water pollution
prevention.
Reso. 2002-14
ZC No. 652
8
X. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any grading or building permits.
Y. The working drawings submitted to the County Department of
Building and Safety for plan check review shall conform to the development plan
described in Condition D.
Z. All utility lines shall be placed underground.
AA. The City's and Association's requirements related to Outdoor
Lighting, roofing material and construction and all other requirements shall be
complied with.
AB. Prior to the submittal of an applicable final grading 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 must conform to the
City of Rolling Hills standard of 2 to 1 slope ratio.
AC. The applicants shall execute an Affidavit of Acceptance of all
conditions of the Variances, Conditional Use Permit and Site Plan Review approvals,
pursuant to Section 17.38.060, or the approval shall not be effective.
AD. All conditions, when applicable, of the Variances, Conditional Use
Permit and Site Plan Review approvals must be complied with prior to the issuance
of a grading or building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF SEPTEMBER 2002.
EVIE HANKINS, CHAIRWOMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Reso. 2002-14
ZC No. 652
9
• I
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2002-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A SITE PLAN REVIEW REQUEST
TO CONSTRUCT SUBSTANTIAL ADDITIONS AND A POOL
HOUSE; GRANTING A VARIANCE REQUEST FOR
ENCROACHMENT OF THE ADDITIONS INTO THE SIDE AND
FRONT YARD SETBACKS; GRANTING A VARIANCE REQUEST
FOR ENCROACHMENT OF RETAINING WALLS INTO THE SIDE
YARD SETBACKS; AND GRANTING A CONDITIONAL USE
PERMIT TO CONSTRUCT A POOL HOUSE AT AN EXISTING
SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 652 AT 63
CREST ROAD EAST, LOT 70-B-2-MS (RITTER/ARMOUR).
was approved and adopted at a regular meeting of the Planning Commission on
September 17, 2002 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.
Reso. 2002-14
ZC No. 652
DEPUTY CITY CLERK
10
DATE:
TO:
FROM:
Cay
0/ leoffin9. JUL
• A
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
AUGUST 20, 2002
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 652
63 CREST ROAD EAST (LOT 70-B-2-MS)
RA-S-2, 6.35 ACRES (GROSS)
MS. NINA RITTER & MR. TIMOTHY ARMOUR
DON W. THURSBY, AIA
JULY 6, 2002
Request for a Site Plan Review to permit construction of a substantial addition
including a garage and a pool house; request for a Conditional Use Permit to construct a
pool house; request for Variances to permit encroachment with the additions into the
side and front yard setbacks and to encroach with retaining walls into the side yard
setback.
BACKGROUND
1. The Planning Commission visited the subject property on August 5, 2002. At the
field trip Commissioners discussed the ridge heights of the proposed structures,
terracing and the grading for the new driveway.
2. The applicants request to construct a 1,522 square foot addition to an existing
single-family residence, a 626 square foot garage and a 1,397 square foot basement. The
property is zoned RAS-2, which requires a 35-foot side yard setbacks and 50-foot front
yard setback measured from the roadway easement line. A portion, 256 square feet of
the proposed addition would encroach into the required front yard setback and 708
square feet would encroach into the required side yard setback. Additionally, 80 square
feet of the proposed garage would encroach into the side yard setback. A 389 square
foot pool house is also proposed.
3. The property is developed with a two-story house consisting of 3,959 square feet
on the ground level and 1,050 square feet on the second level, a 479 square foot garage,
718 square foot pool, 1,771 square foot two story stable -guest house structure, a 6,923
Printed on Recycled Paper.
• •
square foot tennis court and a 20,476 square foot riding ring. A 3,814 square foot
driveway access to 67 Crest Road is located on the eastern portion of the lot.
This driveway is not included in the calculations for the net lot area, but is included in
the total net lot coverage and disturbed area.
4. The two-story house and stable/guest house were completed in 1956. Earlier
research, records and a 1993 City Attorney's opinion indicate that the two story
structures are legal non -conforming, due to the fact that they were built prior to the
City's adoption of its first Zoning Ordinance in 1960. Building Permit records show that
these structures were built with permits. A plot plan of the property approved by the
Association in 1955 shows a two story dwelling unit. Prior to 1960, the Los Angeles
County regulations allowed two story structures in Rolling Hills. The proposed
addition will be an extension of the first floor only, and no addition is proposed to the
existing second story.
5. Most of the existing house encroaches into the front yard setback, and a portion
of the existing garage encroaches into the side yard setback. The existing tennis court
also encroaches into the side yard setback. Since the original house was constructed, the
City approved several Variance requests for additions, which encroached into the front
yard setback. Specifically, in 1973, 1978 and in 1993, the City approved additions which
encroached into the front yard setback. A CUP for the tennis court with retaining walls
and a 10-foot high chain link fence was approved in 1978. In 1980 the swimming pool
and a recreation room next to the swimming pool were approved. The approved
recreation room was not constructed.
6. The property is screened from Crest Road by trees and vegetation. The west side
of the property, along which the majority of the addition is proposed is buffered by 24
trees. Two trees will be removed to allow for the addition along the westerly side. The
remaining vegetation will remain.
7. In order to accommodate the proposed addition, the riding ring will be
decreased in size by 1,740 square feet.
8. The existing driveway will be lengthened to allow access to the new garage. The
existing garage will be converted into living space. The property slopes in a southerly
direction. The proposed addition along the western portion of the lot, including the
garage, follows the slope of the property. A terrace is proposed above the new garage,
which would be a continuation of an existing terrace that spans the south side of the
house. The proposed garage will not have a habitable space above. Section 17.16.080 of
the Zoning Ordinance states that "a building shall have no more than one story,
meaning no interior habitable space shall exist over any other interior habitable space,
including lofts, mezzanines and storage areas". The City's Zoning Ordinance does not
have a definition for "subterranean garages", however Section 17.12.190 defines "Story"
as that portion of a building included between the upper surface of any floor and the
ceiling or roof above. The Los Angeles County Building and Safety Division reviewed
the proposed garage and determined that pursuant to their definitions the proposed
garage is not considered subterranean.
• .
9. The property is zoned RAS-2, and the lot consists of 276,932.square feet of gross
area and 227,411 square feet of net lot area. The proposed addition will follow the
pattern and style of the original house. The bulk of the proposed project will be built
into the existing slope to eliminate the need to create a new building pad. The
residential building pad is 29,928 square feet. The residential building pad coverage is
proposed at 8,452 square feet or 28.2%, which includes the house and garage, the pool
house, stable and service yard. The second building pad, (lower pad), consisting of the
existing tennis court and the pool is 8,457 square feet with building pad coverage of
90.4%.
10. Pursuant to Section 17.16.210 of the Zoning Ordinance, a pool house requires a
Conditional Use Permit. No kitchen or other cooking facilities are permitted in a pool
house.
11. Grading for the project will require 1,100 cubic yards of cut and 1,100 cubic yards
of fill which will be balanced on site. The disturbed area of the lot will be 65,380 square
feet or 28.7%. According to the architect, the majority of grading will be either below the
new structure or follow the existing slope of the property. The cut required for the
basement will be placed below the new terrace adjacent to the family room. The rear of
the existing house is developed with raised stone terraces. The additional terraces will
follow the same pattern. A small amount of grading is proposed at the top of the slope
leading to the lower pad. Currently, the water runoff from the upper pad moves across
the top of the slope to a drainage catch basin. The proposed grading will repair minor
erosion in this area.
12. The structural lot coverage on the 227,411 square foot net lot area is proposed at
16,093 square feet or 7.1%. This includes the residence with garage, pool, pool house,
stable, the tennis court and service yard, (20% permitted); and the total lot coverage
proposed including the structures and paved areas is 31,234 square feet or 13.7% of the
net lot area, (35% permitted). The existing concrete driveways were originally
connected with an asphalt drive across the southern edge of the upper pad. The asphalt
was then covered with decomposed granite. The applicants propose to remove
approximately 5,000 square feet of the underlying asphalt and replace it with
landscaping with grass-crete or similar material to create a walkway. This drive is not
counted towards the total net lot coverage, as it will be landscaped.
13. The applicants' representative states that the Variance for the encroachment into
the side yard setbacks with the retaining walls is justified, because due to the existing
grades, the odd shape of the lot and the placement of the existing house and driveway,
the extension of the driveway, to allow for the addition, requires a small cut of the
slope. There are existing retaining walls, which already encroach into the side yard
setback, which were necessary when the current driveway was constructed. The new
walls will be for the most part a continuation of the existing walls. The walls will not be
seen from the roadway.
14. The applicants' representative states that the Variance for the encroachment into
the front and side yard setbacks with the additions is justified because the property was
developed around the riding ring, which is located in the center of the building pad.
• •
With the riding ring in the center, the majority of the house was built in the front yard
setback. This makes it impossible to add to the house without encroaching into the
setbacks or substantially altering the riding ring. Even though the riding ring will be
reduced by 17' in length, it will not impair its function.
15. It will be required that all utilities be placed underground, that the applicants
comply with the City's Outdoor Lighting Ordinance, that the roof construction meet the
City's and RHCA requirements and that all other code requirements be met.
16. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
17. The RHCA will have to review and approve this project.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and direct staff as appropriate.
ZONING CASE NO. 652
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required 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)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
I TENNIS COURT BUILDING PAD COVERAGE
I COMBINED BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill or
combination thereof 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 ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
PROPOSED
Single family residence with Substantial additions and
garage, pool, stable/guest - pool -house
house, tennis court
Residence 3959 sq.ft. Residence 5481 sq.ft
Garage 479 sq.ft. Garage 626 sq.ft.
Service yard 376 sq.ft Service Yard 185 sq.ft.
Stable 1771 sq.ft. Stable 1771 sq.ft.
Pool 718 sq.ft Pool 718 sq.ft
Tennis Court 6923 sa.ft. Tennis court 6923 sq.ft.
Total 14,226 sq.ft. Pool House 389 sa.ft.
Total 16,093 sq.ft
Basement 1397 sq.ft.
6.3% 7.1%
14.5% 13.7%
24.0%%
90.4
37.8%
N/A
N/A
Existing
Existing access from Crest
Rd. E
N/A
N/A
28.2%
90.4%
42.0%%
1,100 cubic yards cut
1,100 cubic yards fill
28.7%
Existing
Existing access from Crest
Rd. E.
Planning Commission will
review
Planning Commission will
review
NEARBY
PROPERTIES
ADDRESS OWNER
177 Crest Rd. E
I 73 Crest Rd. E
60 Crest Rd. E
59 Crest Rd. E
55 Crest Rd. E
67 Crest Rd. E.
85 Crest Rd. E.
I 62 Crest Rd. E
Schleissner
Brown
Sheen
Martin Trust
Pena
Beitner
Stringfellow
Frame
AVERAGE
63 Crest Rd. E EXISTING
PROPOSED
RESIDENCE
(SQ.FT.)
3,300
4,375
7,021
5,015
7,134
3,411
4,685
7,896
5,354
3,959 +1,050
second story
5,841(first
story)
LOT SIZE
(NET,
EXCLUDING
ROADWAY
EASEMENT
ONLY)
289,674
104,108
142,876
54,110
62,726
169,448
148,104
141,134
139,022
260,232
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.
CONDITIONAL USE PERMIT—CABANAJDETACHED RECREATION ROOM
1. No sleeping quarters or kitchen or other cooking facilities are permitted in
cabanas or detached recreation rooms.
DATE:
TO:
FROM:
i • 3A
City ./ l2 lF..S Jd,PP,
AUGUST 5, 2002
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 652
63 CREST ROAD EAST (LOT 70-B-2-MS)
RA-S-2, 6.35 ACRES (GROSS)
MS. NINA RITTER & MR. TIMOTHY ARMOUR
DON W. THURSBY, AIA
JULY 6, 2002
REQUEST
Request for a Site Plan Review to permit construction of a substantial addition
including a garage and a pool house; request for a Conditional Use Permit to construct a
pool house; request for Variances to permit encroachment with the additions into the
side and front yard setbacks and to encroach with retaining walls into the side yard
setback.
BACKGROUND
1. The Planning Commission at the July 16, 2002 public hearing scheduled a field
trip to subject property on August 5, 2002.
2. The applicants request to construct a 1,522 square foot addition to an existing
single-family residence, a 626 square foot garage and a 1,397 square foot basement. The
property is zoned RAS-2, which requires a 35-foot side yard setbacks and 50-foot front
yard setback measured from the roadway easement line. A portion, 256 square feet of
the proposed addition would encroach into the required front yard setback and 708
square feet would encroach into the required side yard setback. Additionally, 80 square
feet of the proposed garage would encroach into the side yard setback. A 389 square
foot pool house is also proposed.
3. The property is developed with a two-story house consisting of 3,959 square feet
on the ground level and 1,050 square feet on the second level, a 479 square foot garage,
718 square foot pool, 1,771 square foot two story stable -guest house structure, a 6,923
square foot tennis court and a 20,476 square foot riding ring. A 3,814 square foot
driveway access to 67 Crest Road is located on the eastern portion of the lot.
ZC No. 652
8/5/02 Field Trip
1
Cp
Printed on Recycled Paper.
•
This driveway is not included in the calculations for the net lot area, but is included in
the total net lot coverage and disturbed area.
4. The two-story house and stable/guest house were completed in 1956. Earlier
research, records and a 1993 City Attorney's opinion indicate that the two story
structures are legal non -conforming, due to the fact that they were built prior to the
City's adoption of its first Zoning Ordinance in 1960. Building Permit records show that
these structures were built with permits. A plot plan of the property approved by the
Association in 1955 shows a two story dwelling unit. Prior to 1960, the Los Angeles
County regulations allowed two story structures in Rolling Hills. The proposed
addition will be an extension of the first floor only, and no addition is proposed to the
existing second story.
5. Most of the existing house encroaches into the front yard setback, and a portion
of the existing garage encroaches into the side yard setback. The existing tennis court
also encroaches into the side yard setback. Since the original house was constructed, the
City approved several Variance requests for additions, which encroached into the front
yard setback. Specifically, in 1973, 1978 and in 1993, the City approved additions which
encroached into the front yard setback. A CUP for the tennis court with retaining walls
and a 10-foot high chain link fence was approved in 1978. In 1980 the swimming pool
and a recreation room next to the swimming pool were approved. The approved
recreation room was not constructed.
6. The property is screened from Crest Road by trees and vegetation. The west side
of the property, along which the majority of the addition is proposed is buffered by 24
trees. Two trees will be removed to allow for the addition along the westerly side. The
remaining vegetation will remain.
7. In order to accommodate the proposed addition, the riding ring will be
decreased in size by 1,740 square feet.
8. The existing driveway will be lengthened to allow access to the new garage. The
existing garage will be converted into living space. The property slopes in a southerly
direction. The proposed addition along the western portion of the lot, including the
garage, follows the slope of the property. A terrace is proposed above the new garage,
which would be a continuation of an existing terrace that spans the south side of the
house. The proposed garage will not have a habitable space above. Section 17.16.080 of
the Zoning Ordinance states that "a building shall have no more than one story,
meaning no interior habitable space shall exist over any other interior habitable space,
including lofts, mezzanines and storage areas". The City's Zoning Ordinance does not
have a definition for "subterranean garages", however Section 17.12.190 defines "Story"
as that portion of a building included between the upper surface of any floor and the
ceiling or roof above. The Los Angeles County Building and Safety Division reviewed
the proposed garage and determined that pursuant to their definitions the proposed
garage is not considered subterranean.
9. The property is zoned RAS-2, and the lot consists of 276,932 square feet of gross
area and 227,411 square feet of net lot area. The proposed addition will follow the
pattern and style of the original house. The bulk of the proposed project will be built
ZC No. 652
8/5/02 Field Trip
2
• •
into the existing slope to eliminate the need to create a new building pad. The
residential building pad is 29,928 square feet. The residential building pad coverage is
proposed at 8,452 square feet or 28.2%, which includes the house and garage, the pool
house, stable and service yard. The second building pad, (lower pad), consisting of the
existing tennis court and the pool is 8,457 square feet with building pad coverage of
90.4%.
10. Pursuant to Section 17.16.210 of the Zoning Ordinance, a pool house requires a
Conditional Use Permit. No kitchen or other cooking facilities are permitted in a pool
house.
11. Grading for the project will require 1,100 cubic yards of cut and 1,100 cubic yards
of fill which will be balanced on site. The disturbed area of the lot will be 65,380 square
feet or 28.7%. According to the architect, the majority of grading will be either below the
new structure or follow the existing slope of the property. The cut required for the
basement will be placed below the new terrace adjacent to the family room. The rear of
the existing house is developed with raised stone terraces. The additional terraces will
follow the same pattern. A small amount of grading is proposed at the top of the slope
leading to the lower pad. Currently, the water runoff from the upper pad moves across
the top of the slope to a drainage catch basin. The proposed grading will repair minor
erosion in this area.
12. The structural lot coverage on the 227,411 square foot net lot area is proposed at
16,093 square feet or 7.1%. This includes the residence with garage, pool, pool house,
stable, the tennis court and service yard, (20% permitted); and the total lot coverage
proposed including the structures and paved areas is 31,234 square feet or 13.7% of the
net lot area, (35% permitted). The existing concrete driveways were originally
connected with an asphalt drive across the southern edge of the upper pad. The asphalt
was then covered with decomposed granite. The applicants propose to remove
approximately 5,000 square feet of the underlying asphalt and replace it with
landscaping with grass-crete or similar material to create a walkway. This drive is not
counted towards the total net lot coverage, as it will be landscaped.
13. The applicants' representative states that the Variance for the encroachment into
the side yard setbacks with the retaining walls is justified, because due to the existing
grades, the odd shape of the lot and the placement of the existing house and driveway,
the extension of the driveway, to allow for the addition, requires a small cut of the
slope. There are existing retaining walls, which already encroach into the side yard
setback, which were necessary when the current driveway was constructed. The new
walls will be for the most part a continuation of the existing walls. The walls will not be
seen from the roadway.
14. The applicants' representative states that the Variance for the encroachment into
the front and side yard setbacks with the additions is justified because the property was
developed around the riding ring, which is located in the center of the building pad.
With the riding ring in the center, the majority of the house was built in the front yard
setback. This makes it impossible to add to the house without encroaching into the
ZC No. 652
8/5/02 Field Trip
3
• •
setbacks or substantially altering the riding ring. Even though the riding ring will be
reduced by 17' in length, it will not impair its function.
15. It will be required that all utilities be placed underground, that the applicants
comply with the City's Outdoor Lighting Ordinance, that the roof construction meet the
City's and RHCA requirements and that all other code requirements be met.
16. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
17. The RHCA will have to review and approve this project.
RECOMMENDATION
It is recommended that the Planning Commission view the site.
ZC No. 652
8/5/02 Field Trip
4
ZONING CASE NO. 652
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required 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)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
TENNIS COURT BUILDING PAD COVERAGE
COMBINED BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill or
combination thereof 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 ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 652
8/5/02 Field Trip
5
EXISTING
Single family residence with
garage, pool, stable/guest - pool -house
house, tennis court
PROPOSED
Substantial additions and
Residence 3959 sq.ft. Residence 5481 sq.ft
Garage 479 sq.ft. Garage 626 sq.ft.
Service yard 376 sq.ft Service Yard 185 sq.ft
Stable 1771 sq.ft. Stable 1771 sq.ft.
Pool 718 sq.ft Pool 718 sq.ft
Tennis Court 6923 sa.ft. Tennis court 6923 sq.ft.
Total 14,226 sq.ft. Pool House 389 sa.ft.
Total 16,093 sq.fl
Basement 1397 sq.ft.
6.3% 7.1%
14.5% 13.7%
24.0%%
90.4
37.8%
N/A
N/A
Existing
Existing access from Crest
Rd. E
N/A
N/A
28.2%
90.4%
42.0%%
1,100 cubic yards cut
1,100 cubic yards fill
28.7%
Existing
Existing access from Crest
Rd. E.
Planning Commission will
review
Planning Commission will
review
NEARBY
PROPERTIES
ADDRESS OWNER
77 Crest Rd. E
73 Crest Rd. E
60 Crest Rd. E
59 Crest Rd. E
55 Crest Rd. E
67 Crest Rd. E.
85 Crest Rd. E.
62 Crest Rd. E
Schleissner
Brown
Sheen
Martin Trust
Pena
Beitner
Stringfellow
Frame
AVERAGE
63 Crest Rd. E EXISTING
PROPOSED
RESIDENCE
(SQ. FT.)
3,300
4,375
7,021
5,015
7,134
3,411
4,685
7,896
5,354
3,959 +1,050
second story
5,841(first
story)
LOT SIZE
(NET,
EXCLUDING
ROADWAY •
EASEMENT
ONLY)
289,674
104,108
142,876
54,110
62,726
169,448
148,104
141,134
139,022
260,232
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.
CONDITIONAL USE PERMIT —CABANA/DETACHED RECREATION ROOM
1. No sleeping quarters or kitchen or other cooking facilities are permitted in
cabanas or detached recreation rooms.
6
ZC No. 652
8/5/02 Field Trip
DATE:
TO:
FROM:
• •
019 /'0fftfl �i/'LL INCORPORATED 7 A
JANUARY 24,
1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
JULY 16, 2002
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 652
63 CREST ROAD EAST (LOT 70-B-2-MS)
RA-S-2, 6.35 ACRES (GROSS)
MS. NINA RITTER & MR. TIMOTHY ARMOUR
DON W. THURSBY, AIA
JULY 6, 2002
Request for a Site Plan Review to permit construction of a substantial addition
including a garage and a pool house; request for a Conditional Use Permit to construct a
pool house; request for Variances to permit encroachment with the additions into the
side and front yard setbacks and to encroach with retaining walls into the side yard
setback.
BACKGROUND
1. The applicants request to construct a 1,522 square foot addition to an existing
single-family residence, a 626 square foot garage and a 1,397 square foot basement. The
property is zoned RAS-2, which requires a 35-foot side yard setbacks and 50-foot front
yard setback measured from the roadway easement line. A portion, 256 square feet of
the proposed addition would encroach into the required front yard setback and 708
square feet would encroach into the required side yard setback. Additionally, 80 square
feet of the proposed garage would encroach into the side yard setback. A 389 square
foot pool house is also proposed.
2. The property is developed with a two-story house consisting of 3,959 square feet
on the ground level and 1,050 square feet on the second level, a 479 square foot garage,
718 square foot pool, 1,771 square foot two story stable -guest house structure, a 6,923
square foot tennis court and a 20,476 square foot riding ring. A 3,814 square foot
driveway access to 67 Crest Road is located on the eastern portion of the lot.
This driveway is not included in the calculations for the net lot area, but is included in
the total net lot coverage and disturbed area.
ZC No. 652
7/16/02
1
ha
Printed on Recycled Paper.
• •
3. The two-story house and stable/guest house were completed in 1956. Earlier
research, records and a 1993 City Attorney's opinion indicate that the two story
structures are legal non -conforming, due to the fact that they were built prior to the
City's adoption of its first Zoning Ordinance in 1960. Building Permit records show that
these structures were built with permits. A plot plan of the property approved by the
Association in 1955 shows a two story dwelling unit. Prior to 1960, the Los Angeles
County regulations allowed two story structures in Rolling Hills.
4. Most of the existing house encroaches into the front yard setback, and a portion
of the existing garage encroaches into the side yard setback. The existing tennis court
also encroaches into the side yard setback. Since the original house was constructed, the
City approved several Variance requests for additions, which encroached into the front
yard setback. Specifically, in 1973, 1978 and in 1993, the City approved additions which
encroached into the front yard setback. A CUP for the tennis court with retaining walls
and a 10-foot high chain link fence was approved in 1978. In 1980 the swimming pool
and a recreation room next to the swimming pool were approved. The approved
recreation room was not constructed.
5. The property is screened from Crest Road by trees and vegetation. The west side
of the property, along which the majority of the addition is proposed is buffered by 24
trees. Two trees will be removed to allow for the addition along the westerly side. The
remaining vegetation will remain.
6. In order to accommodate the proposed addition, the riding ring will be
decreased in size by 1,740 square feet.
7. The existing driveway will be lengthened to allow access to the new garage. The
existing garage will be converted into living space. The property slopes in a southerly
direction. The proposed addition along the western portion of the lot, including the
garage, follows the slope of the property. A terrace is proposed to be constructed above
the new garage, which would be a continuation of an existing terrace that spans the
south side of the house. The proposed garage will not have a habitable space above.
Section 17.16.080 of the Zoning Ordinance states that "a building shall have no more
than one story, meaning no interior habitable space shall exist over any other interior
habitable space, including lofts, mezzanines and storage areas". The City's Zoning
Ordinance does not have a definition for "subterranean garages", however Section
17.12.190 defines "Story" as that portion of a building included between the upper
surface of any floor and the ceiling or roof above. The Los Angeles County Building and
Safety Division reviewed the proposed garage and determined that pursuant to their
definitions the proposed garage is not considered subterranean.
8. The property is zoned RAS-2, and the lot consists of 276,932 square feet of gross
area and 227,411 square feet of net lot area. The proposed addition will follow the
pattern and style of the original house. The bulk of the proposed project will be built
into the existing slope to eliminate the need to create a new building pad. The
residential building pad is 29,928 square feet. The residential building pad coverage is
proposed at 8,452 square feet or 28.2%, which includes the house and garage, the pool
house, stable and service yard. The second building pad, (lower pad), consisting of the
ZC No. 652
7/16/02
2
existing tennis court and the pool is 8,457 square feet with building pad coverage of
90.4%.
9. Pursuant to Section 17.16.210 of the Zoning Ordinance, a pool house requires a
Conditional Use Permit. No kitchen or other cooking facilities are permitted in a pool
house.
10. Grading for the project will require 1,100 cubic yards of cut and 1,100 cubic yards
of fill which will be balanced on site. The disturbed area of the lot will be 65,380 square
feet or 28.7%. According to the architect, the majority of grading will be either below the
new structure or follow the existing slope of the property. The cut required for the
basement will be placed below the new terrace adjacent to the family room. The rear of
the existing house is developed with raised stone terraces. The additional terraces will
follow the same pattern. A small amount of grading is proposed at the top of the slope
leading to the lower pad. Currently, the water runoff from the upper pad moves across
the top of the slope to a drainage catch basin. The proposed grading will repair minor
erosion in this area.
11. The structural lot coverage on the 227,411 square foot net lot area is proposed at
16,093 square feet or 7.1%. This includes the residence with garage, pool, pool house,
stable, the tennis court and service yard, (20% permitted); and the total lot coverage
proposed including the structures and paved areas is 31,234 square feet or 13.7% of the
net lot area, (35% permitted). The existing concrete driveways were originally
connected with an asphalt drive across the southern edge of the upper pad. The asphalt
was then covered with decomposed granite. The applicants propose to remove
approximately 5,000 square feet of the underlying asphalt and replace it with
landscaping with grass-crete or similar material to create a walkway. This drive is not
counted towards the total net lot coverage, as it will be landscaped.
12. The applicants' representative states that the Variance for the encroachment into
the side yard setbacks with the retaining walls is justified, because due to the existing
grades, the odd shape of the lot and the placement of the existing house and driveway,
the extension of the driveway, to allow for the addition, requires a small cut of the
slope. There are existing retaining walls, which already encroach into the side yard
setback, which were necessary when the current driveway was constructed. The new
walls will be for the most part a continuation of the existing walls. The walls will not be
seen from the roadway.
13. The applicants' representative states that the Variance for the encroachment into
the front and side yard setbacks with the additions is justified because the property was
developed around the riding ring, which is located in the center of the building pad.
With the riding ring in the center, the majority of the house was built in the front yard
setback. This makes it impossible to add to the house without encroaching into the
setbacks or substantially altering the riding ring. Even though the riding ring will be
reduced by 17' in length, it will not impair its function.
ZC No. 652
7/16/02
3
• •
existing tennis court and the pool is 8,457 square feet with building pad coverage of
90.4%.
9. Pursuant to Section 17.16.210 of the Zoning Ordinance, a pool house requires a
Conditional Use Permit. No kitchen or other cooking facilities are permitted in a pool
house.
10. Grading for the project will require 1,100 cubic yards of cut and 1,100 cubic yards
of fill which will be balanced on site. The disturbed area of the lot will be 65,380 square
feet or 28.7%. According to the architect, the majority of grading will be either below the
new structure or follow the existing slope of the property. The cut required for the
basement will be placed below the new terrace adjacent to the family room. The rear of
the existing house is developed with raised stone terraces. The additional terraces will
follow the same pattern. A small amount of grading is proposed at the top of the slope
leading to the lower pad. Currently, the water runoff from the upper pad moves across
the top of the slope to a drainage catch basin. The proposed grading will repair minor
erosion in this area.
11. The structural lot coverage on the 227,411 square foot net lot area is proposed at
16,093 square feet or 7.1%. This includes the residence with garage, pool, pool house,
stable, the tennis court and service yard, (20% permitted); and the total lot coverage
proposed including the structures and paved areas is 31,234 square feet or 13.7% of the
net lot area, (35% permitted). The existing concrete driveways were originally
connected with an asphalt drive across the southern edge of the upper pad. The asphalt
was then covered with decomposed granite. The applicants propose to remove
approximately 5,000 square feet of the underlying asphalt and replace it with
landscaping with grass-crete or similar material to create a walkway. This drive is not
counted towards the total net lot coverage, as it will be landscaped.
12. The applicants' representative states that the Variance for the encroachment into
the side yard setbacks with the retaining walls is justified, because due to the existing
grades, the odd shape of the lot and the placement of the existing house and driveway,
the extension of the driveway, to allow for the addition, requires a small cut of the
slope. There are existing retaining walls, which already encroach into the side yard
setback, which were necessary when the current driveway was constructed. The new
walls will be for the most part a continuation of the existing walls. The walls will not be
seen from the roadway.
13. The applicants' representative states that the Variance for the encroachment into
the front and side yard setbacks with the additions is justified because the property was
developed around the riding ring, which is located in the center of the building pad.
With the riding ring in the center, the majority of the house was built in the front yard
setback. This makes it impossible to add to the house without encroaching into the
setbacks or substantially altering the riding ring. Even though the riding ring will be
reduced by 17' in length, it will not impair its function.
ZC No. 652
7/16/02
3
• •
14. It will be required that all utilities be placed underground, that the applicants
comply with the City's Outdoor Lighting Ordinance, that the roof construction meet the
City's and RHCA requirements and that all other code requirements be met.
15. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
16. The RHCA will have to review and approve this project.
RECOMMENDATION
It is recommended that the Planning Commission review the report, take public
testimony and direct staff as appropriate.
ZC No. 652
7/16/02
4
ZONING CASE NO. 652
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required 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)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
TENNIS COURT BUILDING PAD COVERAGE
COMBINED BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill or
combination thereof 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 ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
PROPOSED
Single family residence with Substantial additions and
garage, pool, stable/guest - pool -house
house, tennis court
Residence 3901 sq.ft. Residence 5481sq.ft
Garage 479 sq.ft. Garage 626 sq.ft.
Service yard 376 sq.ft Service Yard 185 sq.ft.
Stable 1771 sq.ft. Stable 1771 sq.ft.
Pool 718 sq.ft Pool 718 sq.ft
Tennis Court 6923 sq.ft. Tennis court 6923 sq.ft.
Total 14,226 sq.ft. Pool House 389 soft.
Total 16,093 sq.ft
Basement 1397 sq.ft.
6.3% 7.1%
14.5% 13.7%
24.0%%
90.4
37.8%
N/A
N/A
Existing
Existing access from Crest
Rd. E
N/A
N/A
28.2%
90.4%
42.0%%
1,100 cubic yards cut
1,100 cubic yards fill
28.7%
Existing
Existing access from Crest
Rd. E.
Planning Commission will
review
Planning Commission will
review
ZC No. 652
7/16/02
5
NEARBY
PROPERTIES
ADDRESS
OWNER
77 Crest Rd. E Schleissner
73' Crest Rd. E Brown
60 Crest Rd. E Sheen
59 Crest Rd. E Martin Trust
55 Crest Rd. E Pena
67 Crest Rd. E. I Beitner
85 Crest Rd. E. I Stringfellow
62 Crest Rd. E I Frame
I AVERAGES
63 Crest Rd. E I EXISTING
I PROPOSED
RESIDENCE
(SQ.FT.)
3,300
4,375
7,021
5,015
7,134
3,411
4,685
7,896
5,354
3,959
5,841
LOT SIZE
(NET,
EXCLUDING
ROADWAY
EASEMENT
ONLY)
289,674
104,108
142,876
54,110
62,726
169,448
148,104
141,134
139,022
260,232
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.
CONDITIONAL USE PERMIT —CABANA/DETACHED RECREATION ROOM
1. No sleeping quarters or kitchen or other cooking facilities are permitted in
cabanas or detached recreation rooms.
ZC No. 652
7/16/02
6