516A, Requesting encroachment into f, Staff Reports•
City ol Roiling iliffo
AGENDA ITEM 4A
MEETING DATE: NOVEMBER 14, 1994
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTENTION: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT:
INCORPORATED JANUARY 24, 1957
BACKGROUND
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
ZONING CASE NO. 516
RESOLUTION NO. 94-23: THE CITY OF ROLLING HILLS
GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A RETAINING WALL INTO THE
FRONT YARD SETBACK, GRANTING A VARIANCE TO
PERMIT THE ENCROACHMENT OF A PORTION OF A
PROPOSED RESIDENCE INTO THE FRONT YARD SETBACK,
AND GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 516.
Mr. and Mrs. David Tabah, 12 Outrider Road (Lot 74-EF)
1. The Planning Commission approved the attached resolution on November 5,
1994.
2. The applicants are requesting a Variance to encroach 28 feet into the 50 foot
front yard setback to replace an existing retaining wall and requesting a
Variance to encroach 20 feet into the front yard setback for a portion of a
proposed new residence that will replace an existing single family residence.
The applicants are also requesting Site Plan Review for a 2.917 square foot
residence with a 3-car 633 square foot attached garage. The existing 500 square
foot swimming pool, a 300 square foot stable, and 100 square foot pool house
will remain. The existing residence is 2,159 square feet with a 467 square foot
2-car garage. The new residence will add 924 square feet of additional
coverage on the pad.
3. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
®Printed on Recycled Paper
ZONING CASE NO. 516 •
PAGE 2
4. Commissioners noted that some residences on the east side of Outrider Road
encroach up to 30 feet, that the size of residences along the east side of
Outrider Road range from 1,758 square feet to 5,560 square feet, and the
average size residence is 2,862 square feet.
5. Grading for the project site will not be required.
6. Disturbed area of the lot will be 5.2% (40% maximum).
7. The existing residential building pad coverage is 32.8%. Proposed, building
pad coverage is 44.4%.
8. The structural lot coverage proposed is 4,475 square feet or 5.2% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
9. Access to the proposed residence will remain the same at the west off
Outrider Road.
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 94-23.
RESOLUTION NO. 94-23
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK; GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. David Tabah with
respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-EF)
requesting a Variance to encroach into the front yard setback to permit the
construction of a retaining wall into the front yard setback, requesting a Variance to
encroach into the front yard setback to permit the encroachment of a portion of a
proposed residence into the front yard setback, and requesting Site Plan Review for
the construction of a new single family residence to replace an existing single family
residence.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications on August 16, 1994, September 20, 1994, and
October 18, 1994, and at a field trip visit on September 13, 1994.
Section 3. The Planning Commission finds that the project qualifies as a
Class 3 Exemption (State CA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.110 requires a front yard setback for every residential parcel to be fifty
(50) feet. The applicant is requesting to encroach up to a maximum 28 feet into the
50 foot front yard setback to replace an existing retaining wall with a new 95-foot
long retaining wall that will not exceed 5 feet in height. With respect to this request
for a Variance, the Planning Commission finds as follows:
RESOLUTION NO. 94-23
PAGE 2
• •
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 of an irregular
shape and the existing building pad is located close to the street. The existing
retaining wall will be reconstructed to allow open space near the front of the
residence.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit the construction of
a 95-foot long retaining wall that will not exceed 5 feet in height that will encroach a
maximum of twenty-eight (28) feet into the front yard setback, as indicated on the
development plan submitted with this application and incorporated herein by
reference as Exhibit A, subject to the conditions specified in Section 10 of this
Resolution.
Section 6. The applicant is requesting to construct a residence that will
encroach a maximum of twenty (20) feet into the fifty (50) foot front yard setback.
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 of an irregular
shape and the existing building pad is located close to the street. The sloping rear
portion of the lot precludes construction of the residence on the rear portion of the
lot.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
RESOLUTION NO. 94-23 •
PAGE 3
•
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. Development on the pad will allow a
substantial portion of the, lot to remain undeveloped.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit portions of the
proposed residence to encroach a maximum of twenty (20) feet into the front yard
setback, as indicated on the development plan submitted with this application and
incorporated herein by reference as Exhibit A,' subject to the conditions specified in
Section 10 of this Resolution.
Section 8. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application, the Planning Commission makes
the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,917 sq.ft.), garage (633 sq.ft.),
existing stable (300 sq.ft.), and pool house (100 sq.ft.) will have 4,450 square feet
which constitutes 5.2% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 10,243 square feet which equals 11.99% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with most of the proposed structures located below the road so as to reduce
the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls) because a minimum amount of grading is
proposed and will only be done to provide approved drainage that will flow away
from the proposed residence and existing neighboring residences.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the canyons at
the east side (rear) of this lot.
RESOLUTION NO. 94-23 . •
PAGE4
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. Further,
the proposed project is designed to minimize grading. Significant portions of the lot
will be left undeveloped so as to maintain scenic vistas across the northeasterly
portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this
irregular torch -shaped lot. Grading shall be permitted only to restore the natural
slope of the property.
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 utilize the same driveway to Outrider Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 516 for a
proposed residential development as indicated on the development plan
incorporated herein as Exhibit A and subject to the conditions contained in Section
10.
Section 10. The Variances to the front yard setback approved in Sections 5
and 7, and the Site Plan Review approved in Section 9 of this Resolution are subject
to the following conditions:
A. The Variance and Site Plan Review approvals shall expire within one
year from the effective date of approval as defined in Sections 17.38.070 and
17.48.0080.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall be
suspended and the privileges granted . thereunder shall lapse; provided that the
applicant has been given written notice to cease such violation and has failed to do
so for a period of thirty (30) days.
I
RESOLUTION NO. 94-23 •
PAGE 5
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 the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A, except as otherwise provided in these
conditions.
E. All retaining walls incorporated into the project shall not be greater
than 5 feet in height at any one point.
F. Residential building pad coverage shall not exceed 44.4%.
F. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the proposed building pad.
G. 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 shall not exceed a
steepness of a 2 to 1 slope ratio.
H. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
I. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional development
shall require the filing of a new application for Site Plan Review approval by the
Planning Commission.
J. All conditions of these Variance and Site Plan Review approvals must
be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
K. The applicant shall execute an Affidavit of Acceptance of all conditions
of these Variance and Site Plan Review approvals, or the approvals shall not be
effective.
RESOLUTION NO.94-23 S
PAGE 6
•
PASSED, APPROVED and ADOPTED this 5th day of November,
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KE , E UTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 94-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on November 5, 1994 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and
Chairman Roberts.
NOES: None .
ABSENT: None .
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CI CLERK
City o/ /?Offini i/'L INCORPORATED JANUARY 24, 1957
HEARING DATE: OCTOBER 18, 1994
TO:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
AUGUST 6, 1994
The applicant requests a Variance to encroach into the front yard setback to replace
an existing retaining wall, requests a Variance to encroach into the front yard setback
to permit a portion of a proposed new residence to encroach into the front yard
setback and requests Site Plan Review for the construction of the same new
residence to replace an existing single family residence.
BACKGROUND
1. The applicants have revised their plans and reduced the size of the proposed
residence to 2,917 square feet with a 3-car 633 square foot attached garage. The
existing residence is 2,159 square feet with a 467 square foot 2-car garage. The
new residence will add 924 square feet of additional coverage on the pad.
2. The previous building pad coverage proposed had been 56.8% on this 8,000
square foot residential building pad. The existing residential building pad
coverage is 32.8%. Proposed building pad coverage is 44.4%.
Printed on Recycled Paper.
• •
ZONING CASE NO. 516
PAGE 2
3. Front setback distances and the sizes of adjacent residences along the east side
of Outrider Road are included in the following table:
RESIDENCE
RESIDENCE ENCROACHMENT
ADDRESS OWNER (SO.FT.I (SO.FT.I
2 OUTRIDER ROAD HART 5,560 (largest) 26
4 i,MALMUTH 3,008 30
6 WACHS 2,844 25
8 iiSTIBLEY 2,244 25
10 MULLENAUX 2,268 14
12 iiTABAH (Existing) 2,159 7
14 MICKELSON 1,758 (smallest) 0
16 HALE 3,121 25
AVERAGE
PROPOSED
2,862 19
2,917 28
4. The applicant is requesting a Variance to encroach 28 feet into the 50 foot
front yard setback to replace an existing retaining wall and requests a Variance
to encroach 20 feet into the front yard setback for a portion of a proposed new
residence that will replace an existing single family residence. The applicant
is also requesting Site Plan Review for a 2.917 square foot residence and 633
square foot garage. The existing 500 square foot swimming pool, a 300 square
foot stable, and 100 square foot pool house will remain.
5. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
6. Grading for the project site will not be required.
7. Disturbed area of the lot will be 5.2% (40% maximum).
8. The structural lot coverage proposed is 4,475 square feet or 5.2% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
9. Access to the proposed residence will remain the same at the west off
Outrider Road.
• •
ZONING CASE NO. 516
PAGE 3
10. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
•
City oll2 PP',.S Jhfh
HEARING DATE: SEPTEMBER 20, 1994
TO:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
AUGUST 6, 1994
The applicant requests a Variance to encroach into the front yard setback to replace
an existing retaining wall, requests a Variance to encroach into the front yard setback
to permit a portion of a proposed new residence to encroach into the front yard
setback and requests Site Plan Review for the construction of the same new
residence to replace an existing single family residence.
BACKGROUND
1. The Planning Commission viewed a silhouette of the proposed project on
September 13, 1994. Commissioners inquired about the front setback
distances and the sizes of adjacent residences along the east side of Outrider
Road that are included in the following table:
Printed on Recycled Paper.
ZONING CASE NO. 516
PAGE 2
ADDRESS
2 OUTRIDER ROAD
4
6
8
10
12
14
16
OWNER
HART
MALMUTH
WACHS
STIBLEY
MULLENAUX
TABAH (Existing)
MICKELSON
HALE
AVERAGE
PROPOSED
RESIDENCE
(SO.FT.I
5,560 (largest)
3,008
2,844
2,244
2,268
2,100
1,758 (smallest)
3,121
RESIDENCE
ENCROACHMENT
(SO.FT.I
26
30
25
25
14
7
0
25
2,862 19
3,885 28
2. The applicant is requesting a Variance to encroach 28 feet into the 50 foot
front yard setback to replace an existing retaining wall and requests a Variance
to encroach 17 feet into the front yard setback fora portion of a proposed new
residence that will replace an existing single family residence. The applicant
is also requesting Site Plan Review for a 3,885 square foot residence and 690
square foot garage. The existing 500 square foot swimming pool, a 300 square
foot stable, and 100 square pool house will remain. The existing residence is
2,159 square feet with a 467 square foot garage.
3. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
4. Grading for the project site will not be required.
5. Disturbed area of the lot will be 6.4% (40% maximum).
6. The structural lot coverage proposed is 4,475 square feet or 6.4% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
7. The building pad coverage proposed is 4,575 square feet or 56.8%.
8. Access to the proposed residence will remain the same at the west off
Outrider Road.
• •
ZONING CASE NO. 516
PAGE 3
9. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
Ci o/ /e0fA4 Jhft
HEARING DATE: AUGUST 16,1994
TO:
FROM:
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
AUGUST 6, 1994
The applicant requests a Variance to permit a portion of a proposed new residence
to encroach into the front yard setback and requests Site Plan Review for the
construction of the same new residence to replace an existing single family
residence.
DISCUSSION
In reviewing the applicant's request under Title 17 (Zoning), staff would identify, the
following issues for evaluation:
1. The applicant is requesting a Variance to encroach 17 feet into the front yard
setback for a portion of a proposed new residence that will replace an existing
single family residence. The applicant is also requesting Site Plan Review for
a 3,885 square foot residence and 690 square foot garage. The existing 500
square foot swimming pool, a 300 square foot stable, and 100 square pool
house that will remain. The existing residence is 2,159 square feet with a 467
square foot garage.
2. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
3. Grading for the project site will not be required.
Printed on Recycled Paper.
t • •
ZONING CASE NO. 516
PAGE 2
4. Disturbed area of the lot will be 5.3% (40% maximum).
5. The structural lot coverage proposed is 4,475 square feet or 6.4% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
6. The building pad coverage proposed is 4,575 square feet or 56.8%.
7. Access to the proposed residence will remain the same at the west off
Outrider Road.
8. The existing 17 homes along Outrider Road vary in size from 1,758 square feet
(14 Outrider, Mickelson) to 6,195 square feet (20 Outrider, Rich). The average
size residence is 3,531 square feet.
9. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
• •
City O/ I `olli A INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
Agenda Item No.: 5A
Mtg. Date: 5/22/95
MEETING DATE: MAY 22, 1995
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY
COUNCIL
ATTENTION: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: RESOLUTION NO. 95-7: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS APPROVING
A MODIFICATION TO PLANNING COMMISSION
RESOLUTION NO. 94-23 AND GRANTING SITE PLAN
REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
Mr. and Mrs. David Tabah, 12 Outrider Road (Lot 74-EF)
BACKGROUND
1. The Planning Commission approved the attached resolution on May 16, 1995.
2. The applicants are requesting a modification to their Site Plan Review
approval for the construction of a new single family residence. A letter from
the applicants regarding the need to modify their request for Site Plan Review
to add a fourth garage (117 square feet) and a small addition (10 square feet) to
the master bathroom to simplify the roof line in compliance with the Rolling
Hills Community Association Architectural Committee is attached.
3. On November 5, 1994, the Planning Commission approved Resolution No.
94-23 in Zoning Case No. 516 (attached) for a Variance to encroach up to a
maximum of 20 feet into the front yard setback and Site Plan Review that
included the requirement that any modifications to the development of a
2,917 square foot residence and 633 square foot garage would constitute new
development and require the filing of a new application.
RESOLUTION NO. 95-7
PAGE 1
Printed on Recycled Paper
• •
4. Plans show the addition of 127 square feet to the previously approved project.
The revisions include adding 117 square feet to the garage at the northeast,
narrowing its depth by 1.5 feet and adding 6 feet to its width; and adding 10
square feet at the southwest portion of the residence to align the side and
simplify the roof line. The existing 500 square foot swimming pool, a 300
square foot stable, and 100 square foot pool house will remain. (The existing
residence is 2157 square feet and the garage is 467 square feet).
5. The previous building pad coverage proposed had been 44.4% on this 8,000
square foot residential building pad. The existing residential building pad
coverage is 32.8%. Proposed building pad coverage is 46.09%.
6. We cannot compare garage sizes in the area because the County Assessor
records only the size of residential living areas. The size of residences along
the east side of Outrider Road are shown in the following table:
ADDRESS
2 OUTRIDER ROAD
4 "
6
8
10
12.
14
16
OWNER
HART
MALMUTH
WACHS
STIBLEY
MULLENAUX
TABAH (Existing)
MICKELSON
HALE
AVERAGE
RESIDENCE
ISQ.FT.)
5,560 (largest)
3,008
2,844
2,244
2,268
2,159
1,758 (smallest)
3,121
2,862
PROPOSED 2,927
7. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
8. Grading for the project site will not be required.
9. Disturbed area of the lot will be 5.3% (40% maximum).
10. The structural lot coverage proposed is 4,587 square feet or 5.3% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
11. Access to the proposed residence will remain the same at the west off
Outrider Road.
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 95-7.
RESOLUTION NO. 95-7
PAGE 2
•
RESOLUTION NO. 95-7
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 94-23 AND GRANTING SITE
PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application has been filed by Mr. and Mrs. David
Tabah with respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-
EF), Rolling Hills, requesting a modification to a previously approved Site Plan
Review for the construction of a new single family residence with attached garage.
Section 2. The Commission considered this item at a public hearing on
March 21, 1995 and at a field trip visit on April 5, 1995 at which time information
was presented indicating the need to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling Hills
Community Association Architectural Committee.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend the following three paragraphs of Resolution No.
94-23, dated November 5, 1994:
Paragraph A, Section 8 to read as follows:
"A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,927 sq.ft.), garage (760 sq.ft.),
swimming pool (500 sq.ft.), existing stable (300 sq.ft.), and pool house (100 sq.ft.) will
have 4,587 square feet which constitutes 5.3% of the lot which is within the
maximum 20% structural lot coverage requirement. The total lot coverage
including paved areas and driveway will be 10,243 square feet which equals 11.94%
of the lot, which is within the 35% maximum overall lot coverage requirement. The
proposed project is on a relatively large lot with most of the proposed structures
located below the road so as to reduce the visual impact of the development."
Paragraph D, Section 10 to read as follows:
"The lot shall be developed and maintained in substantial conformance with
the site plan on file marked Revised Exhibit "A," dated March 1, 1995, except as
otherwise provided in those conditions."
RESOLUTION NO. 95.7
PAGE 2 OF 2
• •
Paragraph F, Section 10 to read as follows:
"F. Residential building pad coverage shall not exceed 46.09%."
Section 4. Except as herein amended, the provisions of Resolution No. 94-23
shall continue to be in full force and effect.
PASSED, APPROVED and ADOPTED this 16thday of Mav\ 1
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN kERN, DEPUTY CITY
CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
I certify that the foregoing Resolution No. 95-7 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 94-23 AND GRANTING SITE
PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on may 16.1995 by the following roll call vote:
AYES: Commissioners Frost, Witte and Chairman Roberts.
NOES: Commissioners Hankins and Raine.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
g . k.ot
DEPUTY CITY CLERK
City 0 f Rolling Hills
R%
1st March 1995
12 Outrider Rd
Rolling Hills
Dear Planning Commisioners
Due to our compliance with the Architectural Committee's requests we have
had to increase the square footage of our proposed house.. The increase is
a fourth garage, which gives a more symmetrical look with two double
doors. The total of 117s.f. is added to the garage and 10 s.f. to the master
bathroom which enables simplification of the roof line.
The total of 127s.f. is an increase of 1.6% of pad coverage, calculated on
8000s.f. build able pad. However with the Planning Commisions
permission, if we could calculate the pad to include the approximate 800s.f.
front yard set back variance, previously granted to us, the total pad
coverage, including the additional square footage would be 42%. This
would be well within the 44.4% stated in the resolutions.
As these changes are at the request of the Achitechtural Committee and
not from us , we are seeking the guidance of the Planning Commision in
this matter.
one. rs av Kok
Lynne avid Tabah.
• •
RESOLUTION NO. 94-23
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. David Tabah with
respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-EF)
requesting a Variance to encroach into the front yard setback to permit the
construction of a retaining wall into the front yard setback, requesting a Variance to
encroach into the front yard setback to permit the encroachment of a portion of a
proposed residence into the front yard setback, and requesting Site Plan Review for
the construction of a new single family residence to replace an existing single family
residence.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications on August 16, 1994, September 20, 1994, and
October 18, 1994, and at a field trip visit on September 13, 1994.
Section 3. The Planning Commission finds that the project qualifies as a
Class 3 Exemption (State CA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.110 requires a front yard setback for every residential parcel to be fifty
(50) feet. The applicant is requesting to encroach up to a maximum 28 feet into the
50 foot front yard setback to replace an existing retaining wall with a new 95-foot
long retaining wall that will not exceed 5 feet in height. With respect to this request
for a Variance, the Planning Commission finds as follows:
RESOLUTION NO. 94-23
PAGE 2
• •
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 of an irregular
shape and the existing building pad is located close to the street. The existing
retaining wall will be reconstructed to allow open space near the front of the
residence.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit the construction of
a 95-foot long retaining wall that will not exceed 5 feet in height that will encroach a
maximum of twenty-eight (28) feet into the front yard setback, as indicated on the
development plan submitted with this application and incorporated herein by
reference as Exhibit A, subject to the conditions specified in Section 10 of this
Resolution.
Section 6. The applicant is requesting to construct a residence that will
encroach a maximum of twenty (20) feet into the fifty (50) foot front yard setback.
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 of an irregular
shape and the existing building pad is located close to the street. The sloping rear
portion of the lot precludes construction of the residence on the rear portion of the
lot.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
RESOLUTION NO. 94-23
PAGE 3
•
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit portions of the
proposed residence to encroach a maximum of twenty (20) feet into the front yard
setback, as indicated on the development plan submitted with this application and
incorporated herein by reference as Exhibit A, subject to the conditions specified in
Section 10 of this Resolution.
Section 8. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application, the Planning Commission makes
the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,917 sq.ft.), garage (633 sq.ft.),
existing stable (300 sq.ft.), and pool house (100 sq.ft.) will have 4,450 square feet
which constitutes 5.2% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 10,243 square feet which equals 11.99% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with most of the proposed structures located below the road so as to reduce
the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls) because a minimum amount of grading is
proposed and will only be done to provide approved drainage that will flow away
from the proposed residence and existing neighboring residences.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the canyons at
the east side (rear) of this lot.
• RESOLUTION NO. 94.23
PAGE 4
• •
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. Further,
the proposed project is designed to minimize grading. Significant portions of the lot
will be left undeveloped so as to maintain scenic vistas across the northeasterly
portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this
irregular torch -shaped lot. Grading shall be permitted only to restore the natural
slope of the property.
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 utilize the same driveway to Outrider Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 516 for a
proposed residential development as indicated on the development plan
incorporated herein as Exhibit A and subject to the conditions contained in Section
10.
Section 10. The Variances to the front yard setback approved in Sections 5
and 7, and the Site Plan Review approved in Section 9 of this Resolution are subject
to the following conditions:
A. The Variance and Site Plan Review approvals shall expire within one
year from the effective date of approval as defined in Sections 17.38.070 and
17.48.0080.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall be
suspended and the privileges granted thereunder shall lapse; provided that the
applicant has been given written notice to cease such violation and has failed to do
so for a period of thirty (30) days.
•
• RESOLUTION NO. 94-23
PAGE 5
•
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 the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A, except as otherwise provided in these
conditions.
E. All retaining walls incorporated into the project shall not be greater
than 5 feet in height at any one point.
F. 'Residential building pad coverage shall not exceed 44.4%.
F. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the proposed building pad.
G. 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 shall not exceed a
steepness of a 2 to 1 slope ratio.
H. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
I. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional development
shall require the filing of a new application for Site Plan Review approval by the
Planning Commission.
J. All conditions of these Variance and Site Plan Review approvals must
be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
K. The applicant shall execute an Affidavit of Acceptance of all conditions
of these Variance and Site Plan Review approvals, or the approvals shall not be
effective.
RESOLUTION NO. 94-23
PAGE 6
•
PASSED, APPROVED and ADOPTED this 5th day of November, 1
ALLAN ROBERTS, CHAIRMAN
ATTEST:
. k
MARILYN KE , D UTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
I certify that the foregoing Resolution No. 94-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on November 5, 1994 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and
Chairman Roberts.
NOES: None.
ABSENT: None.
ABSTAIN: None .
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEP TY CI CLERK
•
C1iy o/ R44 wee
HEARING DATE: MAY 16, 1995
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516A
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
MARCH 11, 1995
The applicants request a modification to a request for Site Plan Review for the
construction of 'a new residence to replace an existing single family residence.
BACKGROUND
1. At the April 18, 1995 meeting, the Planning Commission continued the case
to the next regular meeting when a full complement of Commissioners were
not in attendance. Also, Chairman Roberts had not been able to view the site
because of rain.
2. The Planning Commission viewed a staking of the proposed modifications to
the request for Site Plan Review at an adjourned regular meeting on
Wednesday, April 5, 1995. Chairman Roberts was delayed at work that
evening and said that he would , visit the field trip sites prior to the next
meeting of the Planning Commission.
3. Attached is a letter from the applicants regarding the need to modify their
request for Site Plan Review to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling
Hills Community Association Architectural Committee. We have also
attached a draft resolution of approval for PlanningCommission review.
4. On November 5, 1994, the Planning Commission approved Resolution No.
94-23 in Zoning Case No. 516 (attached) for a Variance to encroach up to a
Printed on Recycled Paper.
•
ZONING CASE NO. 516A
PAGE 2
maximum of 20 feet into the front yard setback and Site Plan Review that
included the requirement that any modifications to the development of a
2,917 square foot residence and 633 square foot garage would constitute new
development and require the filing of a new application.
5. The plans have been revised to add 127 square feet to the previously
approved project. The revisions include adding 117 square feet to the garage
at the northeast, narrowing its depth by 1.5 feet and adding 6 feet to its width;
and adding 10 square feet at the southwest portion of the residence to align
the side and simplify the roof line. The existing 500 square foot swimming
pool, a 300 square foot stable, and 100 square foot pool house will remain.
(The existing residence is 2157 square feet and the garage is 467 square feet).
6. The previous building pad coverage proposed had been 44.4% on this 8,000
square foot residential building pad. The existing residential building pad
coverage is 32.8%. Proposed building pad coverage is 46.09%.
7. The size of garages in the area are not available as the County Assessor
records only residential living area. The size of residences along the east side
of Outrider Road are shown in the following table:
ADDRESS
2 OUTRIDER ROAD
4 "
6
8
10
12
14
16
OWNER
HART
MALMUTH
WACHS
STIBLEY
MULLENAUX
TABAH (Existing)
MICKELSON
HALE
AVERAGE
RESIDENCE
(SO.FT.'
5,560 (largest)
3,008
2,844
2,244
2,268
2,159
1,758 (smallest)
3,121
2,862
PROPOSED 2,927
8. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
9. Grading for the project site will not be required.
10. Disturbed area of the lot will be 5.3% (40% maximum).
• •
ZONING CASE NO. 516A
PAGE 3
11. The structural lot coverage proposed is 4,587 square feet or 5.3% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
12. Access to the proposed residence will remain the same at the west off
Outrider Road.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans, the
draft resolution of approval, and take public testimony.
[117 Lq7i.
Lai
M.4R H9q5.
City Of Rolling Hills
1st March 1995
12 Outrider Rd
Rolling Hills
Dear Planning Commisioners
Due to our compliance with the Architectural Committee's requests we have
had to increase the square footage of our proposed house. The increase is
a fourth garage, which gives a more symmetrical look with two double
doors. The total of 117s.f. is added to the garage and 10 s.f. to the master
bathroom which enables simplification of the roof line.
The total of 127s.f. is an increase of 1.6% of pad coverage, calculated on
8000s.f. build able pad. However with the Planning Commisions
permission, if we could calculate the pad to include the approximate 800s.f.
front yard set back variance, previously granted to us, the total pad
coverage, including the additional square footage would be 42%. This
would he well within the 44.4% stated in the resolutions.
As these changes are at the request of the Achitechtural Committee and
not from us , we are seeking the guidance of the Planning Commision in
this matter.
one. Ja\c)ci,__P
Lynne avid Tabah.
DRAFT
RESOLUTION NO. 95-7
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 94-23 AND GRANTING SITE
PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application has been filed by Mr. and Mrs. David
Tabah with respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-
EF), Rolling Hills, requesting a modification to a previously approved Site Plan
Review for the construction of a new single family residence with attached garage.
Section 2. The Commission considered this item at a public hearing on
March 21, 1995 and at a field trip visit on April 5, 1995 at which time information
was presented indicating the need to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling Hills
Community Association Architectural Committee.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend the following three paragraphs of Resolution No.
94-23, dated November 5, 1994:
Paragraph A, Section 8 to read as follows:
"A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,927 sq.ft.), garage (760 sq.ft.),
swimming pool (500 sq.ft.), existing stable (300 sq.ft.), and pool house (100 sq.ft.) will
have 4,587 square feet which constitutes 5.3% of the lot which is within the
maximum 20% structural lot coverage requirement. The total lot coverage
including paved areas and driveway will be 10,243 square feet which equals 11.94%
of the lot, which is within the 35% maximum overall lot coverage requirement. The
proposed project is on a relatively large lot with most of the proposed structures
located below the road so as to reduce the visual impact of the development."
Paragraph D, Section 10 to read as follows:
"The lot shall be developed and maintained in substantial conformance with
the site plan on file marked Revised Exhibit "A," dated March 1, 1995, except as
otherwise provided in those conditions."
RESOLUTION NO. 95-7
PAGE 2 OF 2
Paragraph F, Section 10 to read as follows:
"F. Residential building pad coverage shall not exceed 46.09%."
Section 4. Except as herein amended, the provisions of Resolution No. 94-23
shall continue to be in full force and effect.
PASSED, APPROVED and ADOPTED this day of
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
ALLAN ROBERTS, CHAIRMAN
I certify that the foregoing Resolution No. 95-7 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 94-23 AND GRANTING SITE
PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
RESOLUTION NO. 94-23
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. David Tabah with
respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-EF)
requesting a Variance to encroach into the front yard setback to permit the
construction of a retaining wall into the front yard setback, requesting a Variance to
encroach into the front yard setback to permit the encroachment of a portion of a
proposed residence into the front yard setback, and requesting Site Plan Review for
the construction of a new single family residence to replace an existing single family
residence.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications on August 16, 1994, September 20, 1994, and
October 18, 1994, and at a field trip visit on September 13, 1994.
Section 3. The Planning Commission finds that the project qualifies as a
Class 3 Exemption (State CA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.110 requires a front yard setback for every residential parcel to be fifty
(50) feet. The applicant is requesting to encroach up to a maximum 28 feet into the
50 foot front yard setback to replace an existing retaining wall with a new 95-foot
long retaining wall that will not exceed 5 feet in height. With respect to this request
for a Variance, the Planning Commission finds as follows:
RESOLUTION NO. 94-23
PAGE 2
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 of an irregular
shape and the existing building pad is located close to the street. The existing
retaining wall will be reconstructed to allow open space near the front of the
residence.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit the construction of
a 95-foot long retaining wall that will not exceed 5 feet in height that will encroach a
maximum of twenty-eight (28) feet into the front yard setback, as indicated on the
development plan submitted with this application and incorporated herein by
reference as Exhibit A, subject to the conditions specified in Section 10 of this
Resolution.
Section 6. The applicant is requesting to construct a residence that will
encroach a maximum of twenty (20) feet into the fifty (50) foot front yard setback.
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 of an irregular
shape and the existing building pad is located close to the street. The sloping rear
portion of the lot precludes construction of the residence on the rear portion of the
lot.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
RESOLUTION NO. 94-23
PAGE 3
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit portions of the
proposed residence to encroach a maximum of twenty (20) feet into the front yard
setback, as indicated on the development plan submitted with this application and
incorporated herein by reference as Exhibit A, subject to the conditions specified in
Section 10 of this Resolution.
Section 8. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application, the Planning Commission makes
the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,917 sq.ft.), garage (633 sq.ft.),
existing stable (300 sq.ft.), and pool house (100 sq.ft.) will have 4,450 square feet
which constitutes 5.2% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 10,243 square feet which equals 11.99% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with most of the proposed structures located below the road so as to reduce
the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls) because a minimum amount of grading is
proposed and will only be done to provide approved drainage that will flow away
from the proposed residence and existing neighboring residences.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the canyons at
the east side (rear) of this lot.
• • , RESOLUTION NO. 94-23
PAGE 4
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. Further,
the proposed project is designed to minimize grading. Significant portions of the lot
will be left undeveloped so as to maintain scenic vistas across the northeasterly
portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with .the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this
irregular torch -shaped lot. Grading shall be permitted only to restore the natural
slope of the property.
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 utilize the same driveway to Outrider Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 516 for a
proposed residential development as indicated on the development plan
incorporated herein as Exhibit A and subject to the conditions contained in Section
10.
Section 10. The Variances to the front yard setback approved in Sections 5
and 7, and the Site Plan Review approved in Section 9 of this Resolution are subject
to the following conditions:
A. The Variance and Site Plan Review approvals shall expire within one
year from the effective date of approval as defined in Sections 17.38.070 and
17.48.0080.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall be
suspended and the privileges granted thereunder shall lapse; provided that the
applicant has been given written notice to cease such violation and has failed to do
so for a period of thirty (30) days.
• RESOLUTION NO. 94-23
PAGE 5
• •
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 the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A, except as otherwise provided in these
conditions.
E. All retaining walls incorporated into the project shall not be greater
than 5 feet in height at any one point.
F. 'Residential building pad coverage shall not exceed 44.4%.
F. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the proposed building pad.
G. 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 shall not exceed a
steepness of a 2 to 1 slope ratio.
H. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
I. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional development
shall require the filing of a new application for Site Plan Review approval by the
Planning Commission.
J. All conditions of these Variance and Site Plan Review approvals must
be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
K. The applicant shall execute an Affidavit of Acceptance of all conditions
of these Variance and Site Plan Review approvals, or the approvals shall not be
effective.
RESOLUTION NO. 94-23
PAGE 6
• •
PASSED, APPROVED and ADOPTED this 5th day of November,
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KE , D UTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
I certify that the foregoing Resolution No. 94-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on November 5, 1994 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and
Chairman Roberts.
NOES: None.
ABSENT: None .
ABSTAIN: None .
and in compliance with the laws of California was posted at the following:
Administrative Offices.
. k
DEPUTY CI CLERK
•
City afieo llinS
HEARING DATE: APRIL 18, 1995
TO:
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516A
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
MARCH 11, 1995
The applicants request a modification to a request for Site Plan Review for the
construction of a new residence to replace an existing single family residence.
BACKGROUND
1. Staff has been informed that Commissioner Witte and Commissioner Frost
will not be able to attend the April 18, 1995 meeting. Commissioner Frost
respectfully requests that the Commission continue the case to the next
regular meeting when a full complement of Commissioners will be present.
2. The Planning Commission viewed a staking of the proposed modifications to
the request for Site Plan Review at an adjourned regular meeting on
Wednesday, April 5, 1995. Chairman Roberts was delayed at work that
evening and said that, he would visit the field trip sites prior to the next
meeting of the Planning Commission.
3. Attached is a letter from the applicants, regarding the need to modify their
request for Site Plan Review to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling
Hills Community Association Architectural Committee. We have also
attached a draft resolution of approval for Planning Commission review.
Printed on Recycled Paper.
ZONING CASE NO. 516A
PAGE 3
9. Grading for the project site will not be required.
10. Disturbed area of the lot will be 5.3% (40% maximum).
11. The structural lot coverage proposed is 4,587 square feet or 5.3% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
12. Access to the proposed residence will remain the same at the west off
Outrider Road.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission continue the case to the next
regular meeting.
C1iyo/ Rollins �aee
HEARING DATE: APRIL 5, 1995
TO:
FROM:
•
INCORPORATED JANUARY
24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516A
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
MARCH 11, 1995
The applicants request a modification to a request for Site Plan Review for the
construction of a new residence to replace an existing single family residence.
BACKGROUND
1. Attached is a letter from the applicants regarding the need to modify their
request for Site Plan Review to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling
Hills Community Association Architectural Committee. We have also
attached a draft. resolution of approval for Planning Commission review.
2. On November 5, 1994, the Planning Commission approved Resolution No.
94-23 in Zoning Case No. 516 (attached) for a Variance to encroach up to a
maximum of 20 feet into the front yard setback and Site Plan Review that
included the requirement that any modifications to the development of a
2,917 square foot residence and 633 square foot garage would constitute new
development and require the filing of a new application.
3. The plans have been revised to add 127 square feet to the previously
approved project. The revisions include adding 117 square feet to the garage
at the northeast, narrowing its depth by 1.5 feet and adding 6 feet to its width;
and adding 10 square feet at the southwest portion of the residence to align
the side and simplify the roof line. The existing 500 square foot swimming
Printed on Recycled Paper.
• •
ZONING CASE NO. 516A
PAGE 2
pool, a 300 square foot stable, and 100 square foot pool house will remain.
(The existing residence is 2157 square feet and the garage is 467 square feet).
4. The previous building pad coverage proposed had been 44.4% on this 8,000
square foot residential building pad. The existing residential building pad
coverage is 32.8%. Proposed building pad coverage is 46.09%.
5. The size of garages in the area are not available as the County Assessor
records only residential living area. The size of residences along the east side
of Outrider Road are shown in the following table:
ADDRESS
2 OUTRIDER ROAD
4
6
8
10
12
14
16
OWNER
HART
MALMUTH
WACHS
STIBLEY
MULLENAUX
TABAH (Existing)
MICKELSON
HALE
AVERAGE
PROPOSED
RESIDENCE
(SO.FT.I
5,560 (largest)
3,008
2,844
2,244
2,268
2,159
1,758 (smallest)
3,121
2,862
2,927
6. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
7. Grading for the project site will not be required.
8. Disturbed area of the lot will be 5.3% (40% maximum).
9. The structural lot coverage proposed is 4,587 square feet or 5.3% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
10. Access to the proposed residence will remain the same at the west off
Outrider Road.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
• •
ZONING CASE NO. 516A
PAGE 3
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans, the
site, the draft resolution of approval, and take public testimony.
9;
:11 I7 [0 f:"I
M.4R �)
I
City Of Rolling Hills
1st March 1995
12 Outrider Rd
Rolling Hills
Dear Planning Commisioners
Due to our compliance with the Architectural Committee's requests we have
had to increase the square footage of our proposed house. The increase is
a fourth garage, which gives a more symmetrical look with two double
doors. The total of 117s.f. is added to the garage and 1.0 s.f. to the master
bathroom which enables simplification of the roof line.
The total of 127s.f. is an increase of 1.6% of pad coverage, calculated on
8000s.f. build able pad. However with the Planning Cornmisions
permission, if we could calculate the pad to include the approximate 800s.f.
front yard set back variance, previously granted to us, the total pad
coverage,, including the additional square footage would be 42%. This
would be well within the 44.4% stated in the resolutions.
As these changes are at the request of the Achitechtural Committee and
not from us , we are seeking the guidance of the Planning Commision in
this matter.
Lynne avid Tabah.
'R
•
FT
RESOLUTION NO. 95-7
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 94-23 AND GRANTING SITE
PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application has been filed by Mr. and Mrs. David
Tabah with respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-
EF), Rolling Hills, requesting a modification to a previously approved Site Plan
Review for the construction of a new single family residence with attached garage.
Section 2. The Commission considered this item at a public hearing on
March 21, 1995 and at a field trip visit on April 5, 1995 at which time information
was presented indicating the need to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling Hills
Community Association Architectural Committee.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend the following three paragraphs of Resolution No.
94-23, dated November 5, 1994:
Paragraph A, Section 8 to read as follows:
"A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,927 sq.ft.), garage (760 sq.ft.),
swimming pool (500 sq.ft.), existing stable (300 sq.ft.), and pool house (100 sq.ft.) will
have 4,587 square feet which constitutes 5.3% of the lot which is within the
maximum 20% structural lot coverage requirement. The total lot coverage
including paved areas and driveway will be 10,243 square feet which equals 11.94%
of the lot, which is within the 35% maximum overall lot coverage requirement. The
proposed project is on a relatively large lot with most of the proposed structures
located below the road so as to reduce the visual impact of the development."
Paragraph D, Section 10 to read as follows:
"The lot shall be developed and maintained in substantial conformance with
the site plan on file marked Revised Exhibit "A," dated March 1, 1995, except as
otherwise provided in those conditions."
RESOLUTION NO. 95-7
PAGE 2 OF 2
• •
Paragraph F, Section 10 to read as follows:
"F. Residential building pad coverage shall not exceed 46.09%."
Section 4. Except as herein amended, the provisions of Resolution No. 94-23
shall continue to be in full force and effect.
PASSED, APPROVED and ADOPTED this 5th day of April, 1995.
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
ALLAN ROBERTS, CHAIRMAN
I certify that the foregoing Resolution No. 95-7 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 94-23 AND GRANTING SITE
PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 516A.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on April 5, 1995 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
RESOLUTION NO. 94-23
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. David Tabah with
respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-EF)
requesting a Variance to encroach into the front yard setback to permit the
construction of a retaining wall into the front yard setback, requesting a Variance to
encroach into the front yard setback to permit the encroachment of a portion of a
proposed residence into the front yard setback, and requesting Site Plan Review for
the construction of a new single family residence to replace an existing single family
residence.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications on August 16, 1994, September 20, 1994, and
October 18, 1994, and at a field trip visit on September 13, 1994.
Section 3. The Planning Commission finds that the project qualifies as a
Class 3 Exemption (State CA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.110 requires a front yard setback for every residential parcel to be fifty
(50) feet. The applicant is requesting to encroach up to a maximum 28 feet into the
50 foot front yard setback to replace an existing retaining wall with a new 95-foot
long retaining wall that will not exceed 5 feet in height. With respect to this request
for a Variance, the Planning Commission finds as follows:
RESOLUTION NO. 94-23
PAGE 2
• •
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 of an irregular
shape and the existing building pad is located close to the street. The existing
retaining wall will be reconstructed to allow open space near the front of the
residence.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit the construction of
a 95-foot long retaining wall that will not exceed 5 feet in height that will encroach a
maximum of twenty-eight (28) feet into the front yard setback, as indicated on the
development plan submitted with this application and incorporated herein by
reference as Exhibit A, subject to the conditions specified in Section 10 of this
Resolution.
Section 6. The applicant is requesting to construct a residence that will
encroach a maximum of twenty (20) feet into the fifty (50) foot front yard setback.
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 of an irregular
shape and the existing building pad is located close to the street. The sloping rear
portion of the lot precludes construction of the residence on the rear portion of the
lot.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
RESOLUTION NO. 94-23
PAGE 3
• •
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning_Case No. 516 to permit portions of the
proposed residence to encroach a maximum of twenty (20) feet into the front yard
setback, as indicated on the development plan submitted with this application and
incorporated herein by reference as Exhibit A, subject to the conditions specified in
Section 10 of this Resolution.
Section 8. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application, the Planning Commission makes
the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding , structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,917 sq.ft.), garage (633 sq.ft.),
existing stable (300 sq.ft.), and pool house (100 sq.ft.) will have 4,450 square feet
which constitutes 5.2% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 10,243 square feet which equals 11.99% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with most of the proposed structures located below the road so as to reduce
the visual impact of the development. ,
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls) because a minimum amount of grading is
proposed and will only be done to provide approved drainage that will flow away
from the proposed residence and existing neighboring residences.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the canyons at
the east side (rear) of this lot.
RESOLUTION NO. 94-23
PAGE 4
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. Further,
the proposed project is designed to minimize grading. Significant portions of the lot
will be left undeveloped so as to maintain scenic vistas across the northeasterly
portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with .the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this
irregular torch -shaped lot. Grading shall be permitted only to restore the natural
slope of the property.
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 utilize the same driveway to Outrider Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 516 for a
proposed residential development as indicated on the development plan
incorporated herein as Exhibit A and subject to the conditions contained in Section
10.
Section 10. The Variances to the front yard setback approved in Sections 5
and 7, and the Site Plan Review approved in Section 9 of this Resolution are subject
to the following conditions:
A. The Variance and Site Plan Review approvals shall expire within one
year from the effective date of approval as defined in Sections 17.38.070 and
17.48.0080.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall be
suspended and the privileges granted thereunder shall lapse; provided that the
applicant has been given written notice to cease such violation and has failed to do
so for a period of thirty (30) days.
RESOLUTION NO. 94-23
PAGE 5
• •
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 the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A, except as otherwise provided in these
conditions.
E. All retaining walls incorporated into the project shall not be greater
than 5 feet in height at any one point.
F. Residential building pad coverage shall not exceed 44.4%.
F. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the proposed building pad.
G. 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 shall not exceed a
steepness of a 2 to 1 slope ratio.
H. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
I. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional development
shall require the filing of a new application for Site Plan Review approval by the
Planning Commission.
J. All conditions of these Variance and Site Plan Review approvals must
be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
K. The applicant shall execute an Affidavit of Acceptance of all conditions
of these Variance and Site Plan Review approvals, or the approvals shall not be
effective.
RESOLUTION NO. 94-23
PAGE 6
• •
PASSED, APPROVED and ADOPTED this 5th day of November, 1
ATTEST:
MARILYN KE , DE UTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
ALLAN ROBERTS, CHAIRMAN
I certify that the foregoing Resolution No. 94-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on November 5, 1994 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and
Chairman Roberts.
NOES: None .
ABSENT: None .
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CLERK
•City oi Rolling
•
INCORPORATED JANUARY
24, 1957
NO. 2PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HEARING DATE: MARCH 21, 1995
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 516A
12 OUTRIDER ROAD (LOT 74-EF)
RA-S-1, 1.960 ACRES
MR. AND MRS. DAVID TABAH
MR. JEROME S. KELLER, ARCHITECT
MARCH 11, 1995
The applicants request a modification to a request for Site Plan Review for the
construction of a new residence to replace an existing single family residence.
BACKGROUND
1. Attached is a letter from the applicants regarding the need to modify their
request for Site Plan Review to add a fourth garage and a small addition to the
master bathroom to simplify the roof line in compliance with the Rolling
Hills Community Association Architectural Committee.
2. On November 5, 1994, the Planning Commission approved Resolution No.
94-23 in Zoning Case No. 516 (attached) for a Variance to encroach up to a
maximum of 20 feet into the front yard setback and Site Plan Review that
included the requirement that any modifications to the development of a
2,917 square foot residence and 633 square foot garage would constitute new
development and require the filing of a new application.
3. The plans have been revised to add 127 square feet to the previously
approved project. The revisions include adding 117 square feet to the garage
at the northeast, narrowing its depth by 1.5 feet and adding 6 feet to its width;
and adding 10 square feet at the southwest portion of the residence to align
the side and simplify the roof line. The existing 500 square foot swimming
pool, a 300 square foot stable, and 100 square foot pool house will remain.
(The existing residence is 2157 square feet and the garage is 467 square feet).
Printed on Recycled Paper.
• •
ZONING CASE NO. 516A
PAGE 2
4. The previous building pad coverage proposed had been 44.4% on this 8,000
square foot residential building pad. The existing residential building pad
coverage is 32.8%. Proposed building pad coverage is 46.09%.
5. The size of garages in the area are not available as the County Assessor
records only residential living area. The size of residences along the east side
of Outrider Road are shown in the following table:
ADDRESS
2 OUTRIDER ROAD
4 "
6
8
10
12
14
16
OWNER
HART
MALMUTH
WACHS
STIBLEY
MULLENAUX
TABAH (Existing)
MICKELSON
HALE
AVERAGE
RESIDENCE
(SO.FT.I
5,560 (largest)
3,008
2,844
2,244
2,268
2,159
1,758 (smallest)
3,121
2,862
PROPOSED 2,927
6. The existing residence was constructed in 1947 and encroaches 7 feet into the
front yard setback. In 1948, a 400 sq.ft. carport was converted to a rumpus
room and a fireplace was added. In 1960, a 648 sq.ft. swimming pool was
constructed. An existing carport was enclosed in 1988 and in 1989, foundation
repair was done.
7. Grading for the project site will not be required.
8. Disturbed area of the lot will be 5.3% (40% maximum).
9. The structural lot coverage proposed is 4,587 square feet or 5.3% (20%
permitted) and the total lot coverage proposed is 10,243 square feet or 11.99%
(35% permitted).
10. Access to the proposed residence will remain the same at the west off
Outrider Road.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
• •
ZONING CASE NO. 516A
PAGE 3
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
rd,, r. np
M.4R" �._..)
l i
City Of Rolling Hills
1st March 1995
12 Outrider Rd
Rolling Hills
Dear Planning Commisioners
Due to our compliance with the Architectural Committee's requests we have
had to increase the square footage of our proposed house. The increase is
a fourth garage, which gives a more symmetrical look with two double
doors. The total of 117s.f. is added to the garage and 10 s.f. to the master
bathroom which enables simplification of the roof line.
The total of 127s.f. is an increase of 1.6% of pad coverage, calculated on
8000s.f. build able pad. However with the Planning Commisions
permission, if we could calculate the pad to include the approximate 800s.f.
front yard set back variance, previously granted to us, the total pad
coverage, including the additional square footage would be 42%. This
would be well within the 44.4% stated in the resolutions.
As these changes are at the request of the Achitechtural Committee and
not from us , we are seeking the guidance of the Planning Commision in
this matter.
Lynne avid Tabah.
RESOLUTION NO. 94-23
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. David Tabah with
respect to real property located at 12 Outrider Road, Rolling Hills (Lot 74-EF)
requesting a Variance to encroach into the front yard setback to permit the
construction of a retaining wall into the front yard setback, requesting a Variance to
encroach into the front yard setback to permit the encroachment of a portion of a
proposed residence into the front yard setback, and requesting Site Plan Review for
the construction of a new single family residence to replace an existing single family
residence.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications on August 16, 1994, September 20, 1994, and
October 18, 1994, and at a field trip visit on September 13, 1994.
Section 3. The Planning Commission finds that the project qualifies as a
Class 3 Exemption (State CA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.110 requires a front yard setback for every residential parcel to be fifty
(50) feet. The applicant is requesting to encroach up to a maximum 28 feet into the
50 foot front yard setback to replace an existing retaining wall with a new 95-foot
long retaining wall that will not exceed 5 feet in height. With respect to this request
for a Variance, the Planning Commission finds as follows:
RESOLUTION NO. 94-23
PAGE 2
• •
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 zonebecause the lot is of an irregular
shape and the existing building pad is located close to the street. The existing
retaining wall will be reconstructed to allow open space near the front of the
residence.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit the construction of
a 95-foot long retaining wall that will not exceed 5 feet in height that will encroach a
maximum of twenty-eight (28) feet into the front yard setback, as indicated on the
development plan submitted with this application and incorporated herein by
reference as Exhibit A, subject to the conditions specified in Section 10 of this
Resolution.
Section 6. The applicant is requesting to construct a residence that will
encroach a maximum of twenty (20) feet into the fifty (50) foot front yard setback.
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 of an irregular
shape and the existing. building pad is located close to the street. The sloping rear
portion of the lot precludes construction of the residence on the rear portion of the
lot.
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
there will not be any grading to create the building pad on this irregular shaped lot
and there will not be any greater incursion into the front setback than already exists
at other property in the same vicinity.
RESOLUTION NO. 94-23
PAGE 3
• •
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. Development on the pad will allow a
substantial portion of the lot to remain undeveloped.
Section 7. Based upon the foregoing findings, -the Planning Commission
hereby approves the Variance for Zoning Case No. 516 to permit portions of the
proposed residence to encroach a maximum of twenty (20) feet into the front yard
setback, as indicated on the development plan submitted with this application and
incorporated herein by reference as Exhibit A, subject to the conditions specified in
Section 10 of this Resolution.
Section 8. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application, the Planning Commission makes
the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variances approved in Sections 5 and 7 of this Resolution. The lot has a net square
foot area of 85,377 square feet. The proposed residence (2,917 sq.ft.), garage (633 sq.ft.),
existing stable (300 sq.ft.), and pool house (100 sq.ft.) will have 4,450 square feet
which constitutes 5.2% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 10,243 square feet which equals 11.99% of the lot, which is within the 35%
maximum overall lot coverage requirement. The proposed project is on a relatively
large lot with most of the proposed structures located below the road so as to reduce
the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls) because a minimum amount of grading is
proposed and will only be done to provide approved drainage that will flow away
from the proposed residence and existing neighboring residences.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the canyons at
the east side (rear) of this lot.
•
• RESOLUTION NO. 94-23
PAGE 4
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded. Further,
the proposed project is designed to minimize grading. Significant portions of the lot
will be left undeveloped so as to maintain scenic vistas across the northeasterly
portions of the property.
F. The proposed development, as conditioned, is harmonious in scale
and mass with -the site, the natural terrain and surrounding residences. As indicated
in Paragraph A, the lot coverage maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this
irregular torch -shaped lot. Grading shall be permitted only to restore the natural
slope of the property.
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 utilize the same driveway to Outrider Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 516 for a
proposed residential development as indicated on the development plan
incorporated herein as Exhibit A and subject to the conditions contained in Section
10.
Section 10. The Variances to the front yard setback approved in Sections 5
and 7, and the Site Plan Review approved in Section 9 of this Resolution are subject
to the following conditions:
A. The Variance and Site Plan Review approvals shall expire within one
year from the effective date of approval as defined in Sections 17.38.070 and
17.48.0080.
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall be
suspended and the privileges granted thereunder shall lapse; provided that the
applicant has been given written notice to cease such violation and has failed to do
so for a period of thirty (30) days.
RESOLUTION NO. 94-23
PAGE 5
• •
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 the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A, except as otherwise provided in these
conditions.
E. All retaining walls incorporated into the project shall not be greater
than 5 feet in height at any one point.
F. Residential building pad coverage shall not exceed 44.4%.
F. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the proposed building pad.
G. 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 shall not exceed a
steepness of a 2 to 1 slope ratio.
• H. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
I. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code,
any modifications to the project which would constitute additional development
shall require the filing of a new application for Site Plan Review approval by the
Planning Commission.
s J. All conditions of these Variance and Site Plan Review approvals must
be complied with prior to the issuance of a building or grading permit from the
County of Los Angeles.
K. The applicant shall execute an Affidavit of Acceptance of all conditions
of these Variance and Site Plan Review approvals, or the approvals shall not be
effective.
RESOLUTION NO. 94-23
PAGE 6
PASSED, APPROVED and ADOPTED this 5th day of November, 1
ATTEST:
MARILYN KERN, DE UTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) SS
ALLAN ROBERTS, CHAIRMAN
I certify that the foregoing Resolution No. 94-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT THE ENCROACHMENT OF A
RETAINING WALL INTO THE FRONT YARD
SETBACK, GRANTING A VARIANCE TO PERMIT THE
ENCROACHMENT OF A PORTION OF A PROPOSED
RESIDENCE INTO THE FRONT YARD SETBACK, AND
GRANTING SITE PLAN REVIEW APPROVAL FOR THE
CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 516.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on November 5, 1994 by the following roll call vote:
AYES: Commissioners Frost, Hankins, Raine, Witte and
Chairman Roberts.
NOES: None.
ABSENT: None .
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CUT T CLERK