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539, Construct a Guest House, Staff Reports• City o/ leoffi." _WiLL6 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 Agenda Item No.: 4.B. Mtg. Date: 5/28/96 DATE: MAY 28,1996 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: RESOLUTION NO. 96-10: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A GUEST HOUSE AND APPROVING THE ADDITION OF THE SAME GUEST HOUSE TO A PREVIOUSLY APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENTIAL DEVELOPMENT IN ZONING CASE NO. 539. Mr. John Z. Blazevich, 1 Buggy Whip Drive (Lot 176-A-MS and a portion of Lot 176-MS) BACKGROUND 1. The Planning Commission approved the subject resolution on May 21, 1996 at their regular meeting. 2. The applicant is requesting a Conditional Use Permit for the construction of an 800 square foot guest house at a site where a single family residence, garages, pool, tennis court and stable have been approved for construction. The guest house is to be located at the western portion of the lot 50 feet south of the existing structure (formerly a guest house for the adjacent property at 13 Crest Road West) that is currently being used as a construction workroom for the project site and 50 feet east of the approved 16 foot wide driveway. According to Resolution No. 95-14 approved by the Planning Commission on October 17, 1995 (attached) the construction workroom structure is to be demolished prior to final inspection of the project. The applicant also requests Site Plan Review for the construction of the same guest house because it is a new structure. All of the lot coverage calculations have been updated to reflect the inclusion of the new structure. RESOLUTION NO. 96-10 PAGE 1 • • 3. On October 17, 1995, the Planning Commission granted a Conditional Use Permit (Zoning Case No. 533) for a tennis court and Site Plan Review for (i) a residence of 9,333 square feet; (ii) an attached garage area of 2,265 square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450 square feet; and (vi) a service yard of 96 square feet. That resolution required that any modifications to the project which would constitute additional structural development would require the filing of a new application for Site Plan Review approval by the Planning Commission. 4. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. The Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. 5. The structural lot coverage proposed is 21,314 square feet or 7.7% (20% permitted) and the total lot coverage proposed is 38,372 square feet or 13.8% (35% permitted). 6. The building pad coverage proposed for the 86,205 square foot building pad is 24.47%. 7. Grading for the project site will require 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. 8. Disturbed area of the lot will be 39.3% or 109,213 square feet of the 277,844 square foot net lot area. The Zoning Code permits 40% maximum disturbed area; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. 9. Attached are tables that show Criteria & Major Impacts and the Code Requirements for a Guest House. 10. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 96-10. RESOLUTION NO. 96-10 PAGE 2 CRITERIA & MAJOR IMPACTS RA-S-2 Zone Setback Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line Structures Grading Disturbed Area (40% maximum; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30% maximum ieuvmmended) Roadway Access Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require Site Plan Review). Preserve Views Preserve Plants and Animals RESOLUTION NO. 96-10 PAGE 3 APPROVED Does not encroach into setbacks. Residence 9,333 sq.ft. Garage 2,265 sq.ft. Swim Pool 1,310 sq.ft. Recreat'n Court 7,060 sq.ft. Stable 450 sq.ft. Service Yard 96 sq.ft., TOTAL 20,514 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 38.8% 7.43% (20,514 sq.ft.) 13.3% (36,858 sq.ft.) PROPOSED Will not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard_ Guest House 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 800 sq.ft; TOTAL 21,314 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 39.3% 7.7% (21,314 sq.ft.) 13.8%(37,658sq.ft.) 23.79% of 86,205 sq.ft. building pad 24.47% of 86,205 sq.ft. building pad 43 feet north of the southerly property line off Buggy Whip Drive 2% from garage area N/A N/A 43 feet north of the southerly property line off Buggy Whip Drive 2% from garage area Planning Commission review Planning Commission review. • CODE REQUIREMENTS FOR GUEST HOUSE PROPOSED a. Requires all guest or servant quarters on same recorded lot as main house b. Maximum 800 sq.ft. floor area c. No kitchen or other cooking facilities permitted Proposed Proposed Required condition d. Develop and maintain in substantial conformance with site Required condition plan e. No vehicular access or paved parking area permitted to be developed within 50' of proposed guest house or servant quarters f. No guest may remain in occupancy more than 30 days in any 6 month period g. Renting of guest house is prohibited h. Comply with all requirements i. Preliminary landscaping plan required RESOLUTION NO. 96-10 PAGE 4 Required condition Required condition Required condition Required condition Required condition • • RESOLUTION NO. 96-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A GUEST HOUSE AND APPROVING THE ADDITION OF THE SAME GUEST HOUSE TO A PREVIOUSLY APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENTIAL DEVELOPMENT IN ZONING CASE NO. 539. 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. John Z. Blazevich with respect to real property at 1 Buggy Whip Drive (Lot 176-A-MS and a portion of Lot 176-MS) requesting a Conditional Use Permit to permit construction of a guest house and requesting Site Plan Review for the addition of the same guest house to an approved site plan review application for the construction of a new single family residence and other improvements to replace an existing single family residence. Section 2. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. Previously, the Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. Section 3. On October 17, 1995, the Planning Commission approved a request for modifications to an approved Site Plan Review application for the construction of a new single family residence, tennis court and other improvements to replace an existing single family residence and tennis court. Section 4. The Planning Commission conducted a duly noticed public hearing to consider the applications on March 19, 1996 and April 16, 1996, and at a field trip visit on March,30, 1996. Section 5. During the hearing process, the Planning Commission reviewed a silhouette of the proposed guest house at the site and also from the adjacent property at 13 Crest Road West. Section 6. The Planning Commission finds that the project qualifies as a Class 3 Exemption [State CEQA Guidelines, Section 15303(e)] and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 7. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a Guest House under certain conditions. The applicant is RESOLUTION NO. 96-10 PAGE 1 OF 9 • • requesting to construct an 800 square foot guest house near the western portion of the lot. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the construction of a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house will not require a change of the existing configuration of proposed structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a guest house will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed guest house will be constructed on a portion of the building pad and is a sufficient distance from nearby residences and Buggy Whip Drive so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community and is located on a 7.43 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the 800 square foot size of the guest house equals the 800 square foot maximum permitted and the guest house does not encroach into any setback areas. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because there is a future stable structure and corral proposed for the lot. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves a Conditional Use Permit for the construction of an 800 square foot guest house in accordance with the Development Plan dated April 3, 1996 and marked Exhibit A in Zoning Case No. 539 subject to the conditions contained in Section 11 of this resolution. RESOLUTION NO. 96-10 PAGE 2 OF 9 • • Section 9, Section 17.46.010 of the Rolling Hills Municipal Code 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 or structure by more than twenty-five percent (25%) in any thirty-six month period. In addition, a condition of Resolution No. 95-14 required that any modifications to the project which would constitute additional structural development requires the filing of a new application for Site Plan Review approval by the Planning Commission. The applicant is requesting to modify the site plan by adding a guest house structure. With respect to this request, 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 guest house 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. The lot has a net square foot area of 277,844 square feet (7.43 acres). The residence (9,333 sq.ft.), attached garage (2,265 sq.ft.), swimming pool (1,310 sq. ft.), inset tennis court' (7,060 sq.ft.), stable (450 sq.ft.), service yard (96 sq.ft.); and guest house (800 sq.ft.) will have 21,314 square feet which constitutes 7.67% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 38,372 square feet which equals 13.81% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed structures located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. The building pad is 86,205 square feet and structural coverage on the building pad is 24.47%. 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) and grading for the guest house will not be required. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new RESOLUTION NO. 96-10 PAGE 3 OF 9 • • structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. Further, the proposed project will have a buildable pad coverage of 24.47%. Significant portions of the lot will be left undeveloped so as to maintain scenic vistas across the northerly 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 very large lot. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot size is similar to the ratio found on several properties in the vicinity. G. The applicant's latest proposal submitted on March 5, 1996, includes a guest house structure of 800 square feet. The Planning Commission finds that a structure of this size on this lot and as proposed would comply with the requirements of the City's Site Plan Review Ordinance. Specifically, a guest house of this size would be consistent with the low profile, low -density residential development pattern of the existing community. The size of this structure in conjunction with other proposed improvements on the property would not crowd the building pad or create a visually obtrusive development inconsistent with the development on other properties along Buggy Whip Drive. H. The proposed development is sensitive to and not detrimental to the convenience and safety of circulation of pedestrians and vehicles because the proposed project will utilize Buggy Whip Drive for access and has been conditioned to provide adequate sight distance between the driveway and approaching vehicles along Buggy Whip Drive. I. The project will not have a significant effect on the environment and the Planning Commission adopted a mitigated Negative Declaration in accordance with the California Environmental Quality Act. Section 10. Based upon the foregoing findings, the Planning Commission hereby approves Site Plan Review for the construction of an 800 square foot guest house in accordance with the Development Plan dated April 3, 1996 and marked Exhibit A in Zoning Case No. 539 subject to the conditions contained in Section 11 of this resolution. Section 11. The Conditional Use Permit for a guest house approved in Section 8 and the modification to the previously approved Site Plan Review application approved in Section 10 as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A dated April 3, 1996, are subject to the following conditions: RESOLUTION NO. 96-10 PAGE 4 OF 9 A. No kitchen or other cooking facilities shall be provided within the new guest house. B. No vehicular access or paved parking area shall be developed within 50 feet of the new guest house. C. Occupancy of the new guest house shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. D. Renting of the new guest house is prohibited. E. Building permits shall be obtained for each structure including residence, attached garage, pool, stable, retaining walls, tennis court, and guest house. *** The following conditions were imposed in connection with the approval of an application for a Site Plan Review on October 17, 1995, Resolution No. 95-14, for a new single family residential development on this property and these conditions shall remain in full force and effect: A. Conditional Use Permit and Site Plan Review approvals shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approvals, that if any conditions thereof are violated, the Permit 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. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A' dated October 17, 1995 except as otherwise provided in these conditions. E. The_property on which the project is located shall contain an area of sufficient size to also provide an area meeting all standards for a stable and corral with vehicular access thereto. RESOLUTION NO. 96-10 PAGE 5 OF 9 • • F. Structural lot coverage shall not exceed 21,314 square feet or 7.67% and total lot coverage of structures and paved areas shall not exceed 38,372 square feet or 13.81%. G. Grading shall not exceed 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. H. Maximum disturbed area shall not exceed 39.3%. I. All grading required for the construction of the tennis court shall be balanced on site, as regards cutting and filling and shall not exceed seven hundred fifty (750) cubic yards. J. The area graded for the tennis court shall not exceed 10,000 square feet. K. Any grading shall preserve the existing topography, flora, and natural features to the greatest extent possible. L. A drainage system approved by the City Engineer shall be incorporated into the overall plan of the tennis court and landscaping. M. The landscape plan must be submitted for review by the Planning Department and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties prior to the issuance of any building or grading permit. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. N. Landscaping shall be designed so as not to obstruct views of neighboring properties but, to obscure structures and tennis court fencing. O. Tennis court lighting shall not be permitted. P. All retaining walls incorporated into the tennis court shall not be greater than four feet in height at any point. Exposed exterior retaining walls shall not be permitted. RESOLUTION NO. 96-10 PAGE 6 OF 9 Q. Tennis court fencing shall not exceed 4 feet in height above the 4 foot high retaining walls for a total of 8 feet. R. Noise from tennis court use shall not create a nuisance to owners of surrounding properties. S. There shall be only a single driveway access to Buggy Whip Drive which shall be located so that its southerly edge is 43 feet north of the southerly property line on Buggy Whip Drive. T. The driveway apron shall be 26 feet in width for at least 24 feet inward from Buggy Whip Drive. U. The driveway shall not be less than 16 feet nor more than 20 feet in width. The driveway leading from the roadway shall be revised to reflect the driveway configuration within the front yard setback shown on the. site plan dated February 14,1995. V. The trees within the driveway access area along Buggy Whip Drive shall be trimmed and maintained to accommodate sight distance for ingress and egress to the property. W . During the construction phase, the currently configured driveway entrance near the southerly boundary may be utilized. X. The modifications to the driveway described in Conditions U, V, W and X shall be implemented within six months of the approval of this resolution. Y. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. Z. 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. AA. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan described in Condition A. RESOLUTION NO. 96-10 PAGE 7 OF 9 • • BB. The applicant shall execute an Affidavit of Acceptance of all conditions' of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. CC. In the event that subsurface material of an archaeological, paleontological or other cultural resource is encountered during project grading or development, all grading and construction shall cease in the immediate area, and the find shall be left untouched until a qualified professional archaeologist or paleontologist, whichever is appropriate, is contacted and called in to evaluate the find and makes recommendations as to disposition, mitigation or salvage. The developer shall incur the cost of such professional investigation. The developer shall comply with the mitigation measures recommended and approved by the City for the disposition, mitigation or salvage of such material. - DD. Further subdivision of the property shall not be permitted. EE. During the construction phase, the existing guest house that encroaches into the front yard setback may be used as a construction workroom. However, the existing guest house along with the existing driveway that parallels Buggy Whip Drive shall be demolished and all related debris removed prior to final inspection of the newly constructed residential structure by the County Department of Building and Safety and the Rolling Hills Planning Department. FF. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code, any modifications to the project which would constitute additional structural development shall require the filing of a new application for Site Plan Review approval by the Planning Commission. GG. All conditions of these Site Plan Review and Conditional Use Permit approvals must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 96-10 PAGE 8 OF 9 4 . STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 96-10 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A GUEST HOUSE AND APPROVING THE ADDITION OF THE SAME GUEST HOUSE TO A PREVIOUSLY APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENTIAL DEVELOPMENT IN ZONING CASE NO. 539. was approved and adopted at a regular meeting of the Planning Commission on May 21, 1996 by the following roll call vote: AYES: Commissioners Hankins, Sommer, Witte and Chairman Roberts. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices • k JA/t^-1 MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 96-10 PAGE 9 OF 9 • e l ie0fA4 • 7D INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HEARING DATE: APRIL 16, 1996 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PRINCIPAL PLANNER APPLICATION NO. ZONING CASE NO. 539 SITE LOCATION: 1 BUGGY WHIP DRIVE (LOT 176-A-MS AND A PORTION OF LOT 176-MS) ZONING AND SIZE: RAS-2, 7.43 ACRES APPLICANT: MR. JOHN Z. BLAZEVICH REPRESENTATIVE:' MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING COMPANY PUBLISHED: MARCH 9, 1996 REOUEST Request for a Conditional Use Permit to permit the construction of a guest house and request for Site Plan Review to permit the construction of a new structure (the same guest house) on a site where a single family residence, garages, pool, tennis court, and stable have been•approved for construction. BACKGROUND • 1. The Planning Commission viewed a silhouette of the proposed guest house at the site and from the residence at 13 Crest Road West (Shen) on March 30, 1996. 2. The applicant is requesting a Conditional Use Permit for the construction of an 800 square foot guest house at a site where a single family residence, garages, pool, tennis court and stable have been approved for construction. The guest house is to be located at the western portion of the lot 50 feet south of the existing structure (formerly a guest house for the adjacent property at 13 Crest Road West) that is currently being used as a construction workroom for the project site and 50 feet east of the approved 16 foot wide driveway. According to Resolution No. 95-14 approved by the Planning Commission on October 17, 1995 (attached) the construction workroom structure is to be demolished prior to final inspection of the project. ZONING CASE NO. 539 PAGE 1 Printed on Recycled Paper. • • The applicant also requests Site Plan Review for the construction of a the same guest house because it is a new structure. 3. On October 17, 1995, the Planning Commission granted a Conditional Use Permit (Zoning Case No. 533) for a tennis court and Site Plan Review for (i) a residence of 9,333 square feet; (ii) an attached garage area of 2,265 square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450 square feet; and (vi) a service yard of 96 square feet. That resolution required that any modifications to the project which would constitute additional structural development would require the filing of a new application for Site Plan Review approval by the Planning Commission. 4. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. The Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. 5. Previously, the Planning Commission had denied an earlier version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9). The applicant appealed that denial to the City Council. During that appeal, the applicant submitted revised plans showing a reduction in the size of the residence. On June 23, 1994, the Council remanded the subject case back to the Planning Commission for review of the modified application. The revised application was then assigned a new case number (Zoning Case No. 505A) and submitted the project to the Planning Commission as a new application. 6. The tennis court will be recessed four feet, surrounded by 4 foot high retaining walls so that the cut and fill does not exceed 750 cubic yards total. 7. The structural lot coverage proposed is 21,314 square feet or 7.7% (20% permitted) and the total lot coverage proposed is 38,372 square feet or 13.8% (35% permitted). 8. The building pad coverage proposed for the 86,205 square foot building pad is 24.47%. 9. Grading for the project site will require 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. 10. Disturbed area of the lot will be 39.3% or 109,213 square feet of the 277,844 square foot net lot area. The Zoning Code permits 40% maximum disturbed area; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. ZONING CASE NO. 539 PAGE 2 11. Attached are tables that show Criteria & Major Impacts and the Code Requirements for a Guest House. 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the attached documents, the plans, and take public testimony. CRITERIA & MAJOR IMPACTS RA-S-2 Zone Setbacks: Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line Structures Grading Disturbed Area (40% maximum; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30% maximum recommended) tl APPROVED Does not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard TOTAL 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 20,514 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 38.8% 7..43% (20,514 sq.ft.) 13.3% (36,858 sq.ft.) Will not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard_ Guest House TOTAL 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 800 sq.ft. 21,314 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 39.3% 7.7% (21,314 sq.ft.) 13.8%(37,658sq.ft.) 23.79% of 86,205 sq.ft. building pad 24.47% of 86,205 sq.ft. building pad ZONING CASE NO. 539 PAGE 3 Roadway Access Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require Site Plan Review). Preserve Views Preserve Plants and Animals CODE REQUIREMENTS FOR GUEST HOUSE a. Requires all guest or servant quarters on same recorded lot as main house b. Maximum 800 sq.ft. floor area c. No kitchen or other cooking facilities permitted d. Develop and maintain in substantial conformance with site plan e. No vehicular access or paved parking area permitted to be developed within 50' of proposed guest house or servant quarters f. No guest may remain in occupancy more than 30 days in any 6 month period g. Renting of guest house is prohibited h. Comply with all requirements i. Preliminary landscaping plan required 43 feet north of the southerly property line off Buggy Whip Drive 2% from garage area N/A N/A PROPOSED Proposed Proposed Required condition Required condition Required condition Required condition Required condition Required condition Required condition 43 feet north of the southerly property line off Buggy Whip Drive 2% from garage area Planning Commission review Planning Commission review. ZONING CASE NO. 539 PAGE 4 RESOLUTION NO. 95-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING MODIFICATIONS TO AN APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 533. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. John Z. Blazevich with respect to real property located at 1 Buggy Whip Drive, Rolling Hills (Lot 176-A-MS and a portion of Lot 176-MS), requesting modifications to an approved Site Plan Review application for the construction of a new single family residence, tennis court and other improvements to replace an existing single family residence and tennis court. Section 2. The proposed modified project includes the construction of the following structures: (i) a residence of 9,333 square feet; (ii) garage area of 2,265 square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450 square feet; and (vi) a service yard of 96 square feet. The subject property consists of 7.43 acres. The structural lot coverage proposed is 20,514 square feet or 7.03% and the total lot coverage proposed is 36,858 square feet or 12.63% within the limits of the Zoning Code. The building pad coverage proposed is 23.79%. Section 3. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. The Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. Section 4. Previously, the Planning Commission had denied an earlier version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9). The applicant appealed that denial to the City Council. During that appeal, the applicant submitted revised plans showing a reduction in the size of the residence. On June 23, 1994, the Council remanded the subject case back, to the Planning Commission for review of the modified application. The revised application was then assigned a new case number (Zoning Case No. 505A) and submitted the project to the Planning Commission as a new application. Section 5. The Planning Commission conducted a duly noticed public hearing to consider the newly proposed modifications to the approved site plan on RESOLUTION NO. 95-14 PAGE 1 of 8 • • October 17, 1995. At the hearing, the Planning Commission considered the size and shape of the residence and garage, amount of grading, restoration of the slope, the reason for constructing the garage at ground level rather than semisubterranean as previously proposed, the relocation of the internal driveway on the lot, comparisons of grading of various large projects and their pad size creation, and lot line adjustment information regarding the creation of the existing lot on October 26, 1993. Section 6. The Planning Commission found that the project will not have a significant effect on the environment and adopted a mitigated Negative Declaration in accordance with the California Environmental Quality Act. The proposed modification is consistent with the project reviewed in the previously adopted mitigated Negative Declaration. Section 7. Section 17.46.010 of the Rolling Hills Municipal Code 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 or structure by more than twenty-five percent (25%) in any thirty-six month period. Additionally, Section 17.46.070 requires that after a site plan review application has been approved, modification of the approved plans and/or any conditions imposed, including additions and deletions, when considered major modifications shall be reviewed and acted upon by the Planning Commission. Section 8. 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. The lot has a net square foot area of 291,758 square feet (6.7 acres). The residence (9,333 sq. ft.), attached garage (2,265 sq. ft.), swimming pool (1,310 sq. ft.), inset tennis court (7,060 sq.ft.), stable (450 sq. ft.), and service yard (96 sq.ft.) will have 20,514 square feet which constitutes 7.03% of the lot which is within the maximum 20% .structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 36,858 square feet which equals 12.63% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed structures located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. The building pad is 86,205 square feet and structural coverage on the building pad is 23.79%. RESOLUTION NO. 95-14 PAGE 2.of 8 • 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). Much of the lot will remain in its natural state and most of the development will occur on the portion of the lot previously graded for the existing residence and existing tennis court. While the area to be graded seems to be extremely large, grading for the project will vastly improve drainage and restore the slope of the site. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. As stated previously, grading for the project will improve drainage and restore some of the natural drainage of the site. E. The development plan, as conditioned, 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. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. Further, the proposed project will have a buildable pad coverage of 23.79%. Significant portions of the lot will be left undeveloped so as to maintain scenic vistas across the northerly 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 very large lot. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot size is similar to the ratio found on several properties in the vicinity. The applicant's latest proposal submitted on October 2, 1995, includes a residential structure of 9,333 square feet and an attached ground level garage of 2,265 square feet. The Planning Commission finds that a structure of this size on this lot and as proposed would comply with the requirements of the City's Site Plan Review Ordinance. Specifically, a residence of this size would be consistent with the low profile, low -density residential development pattern of the existing community. The size of this structure in conjunction with other proposed improvements on the property would not crowd the building pad or create a visually obtrusive development inconsistent with the development on other properties along Buggy Whip Drive. G. The proposed development is sensitive to and not detrimental to the convenience and safety of circulation of pedestrians and vehicles because the RESOLUTION NO. 95-14 PAGE3of8 proposed project will utilize Buggy Whip Drive for access and has been conditioned to provide adequate sight distance between the driveway and approaching vehicles along Buggy Whip Drive. H. The project will not have a significant effect on the environment and the Planning Commission adopted a mitigated Negative Declaration in accordance with the California Environmental Quality Act. Section 9. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan for construction of a new single family residence, an attached garage, pool, inset tennis court, stable, and service yard to replace an existing single family residence and existing tennis court, as indicated on the Development Plan dated January 3, 1995 and marked Exhibit A, subject to the conditions specified in Section 13. Section 10. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code allows for the construction of a tennis court with an approved Conditional Use Permit. The City Council previously approved a Conditional Use Permit for a tennis court on this site in conjunction with the original approval of the Site Plan Review for this project (See Section 9 of Resolution No. 754). The Site Plan which is approved by way of this modification incorporates the tennis court as previously approved. The effective date of the Conditional Use Permit authorized by Section 9 of Resolution No. 754 is hereby modified to the effective date of this Resolution. Section 11. The modified Site Plan for a new single family residence, attached garages, pool, inset tennis court, stable, and service yard, approved in Section 9, as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A dated October 19, 1995 as revised herein, is subject to the following conditions: A. Site Plan Review and Conditional Use Permit approvals shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approvals, that if any conditions thereof are violated, the Permit 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. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A dated October 17, 1995 except as otherwise provided in these conditions. RESOLUTION NO. 95-14 PAGE 4 of 8 E. The property on which the project is located shall contain an area of sufficient size to also provide an area meeting all standards for a stable and corral with vehicular access thereto. F. Structural lot coverage shall not exceed 20,514 square feet or 7.03% and total lot coverage of structures and paved areas shall not exceed 36,858 square feet or 12.63%. G. Grading shall not exceed 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. H.. Maximum disturbed area shall not exceed 34.3%. I. All grading required for the construction of the tennis court shall be balanced on site, as regards cutting and filling and shall not exceed seven hundred fifty (750) cubic yards. J. The area graded for the tennis court shall not exceed 10,000 square feet. K. Any grading shall preserve the existing topography, flora, and natural features to the greatest extent possible. L. A drainage system approved by the City Engineer shall be incorporated into the overall plan of the tennis court and landscaping. M. The landscape plan must be submitted for review by the Planning Department and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties prior to the issuance of any building or grading permit. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. N. Landscaping shall be designed so as not to obstruct views of neighboring properties but, to obscure structures and tennis court fencing. RESOLUTION NO. 95-14 PAGE 5 of 8 O. Tennis court lighting shall not be permitted. P. All retaining walls incorporated into the tennis court shall not be greater than four feet in height at any point. Exposed exterior retaining walls shall not be permitted. • Q. Tennis court fencing shall not exceed 4 feet in height above the 4 foot high retaining walls for a total of 8 feet. R. Noise from tennis court use shall not create a nuisance to owners of surrounding properties. S. Building permits shall be obtained for each structure including residence, attached garage, pool, stable, retaining walls and tennis court. T. During the construction phase, the existing guest house that encroaches into the front yard setback may be used as a construction workroom. However, the existing guest house along with the existing driveway that parallels Buggy Whip Drive shall be demolished and all related debris removed prior to final inspection of the newly constructed residential structure by the County Department of Building and Safety and the Rolling Hills Planning Department. U. There shall be only a single driveway access to Buggy Whip Drive which shall be located so that its southerly edge is 43 feet north of the southerly property line on Buggy Whip Drive. V. The driveway apron shall be 26 feet in width for at least 24 feet inward from Buggy Whip Drive. W . The driveway shall not be less than 16 feet nor more than 20 feet in width. The driveway leading from the roadway shall be revised to reflect the driveway configuration within the front yard setback shown on the site plan dated February 14,1995. X. The trees within the driveway access area along Buggy Whip Drive shall be trimmed and maintained to accommodate sight distance for ingress and egress to the property. Y. During the construction phase, the currently configured driveway entrance near the southerly boundary may be utilized. Z. The modifications to the driveway described in Conditions U, V, W and X shall be implemented within six months of the approval of this resolution. AA. 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 RESOLUTION NO. 95-14 PAGE 6 of 8 Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. BB. 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. CC. The working drawings submitted to the County Department of Building and Safety for plan check review must .conform to the development plan described in Condition A. DD. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. EE. In the event that subsurface material of an archaeological, paleontological or other cultural resource is encountered during project grading or development, all grading and construction shall cease in the immediate area, and the find shall be left untouched until a qualified professional archaeologist or paleontologist, whichever is appropriate, is contacted and called in to evaluate the find and makes recommendations as to disposition, mitigation or salvage. The developer shall incur the cost of such professional investigation. The developer shall comply with the mitigation measures recommended and approved by the City for the disposition, mitigation or salvage of such material. FF. Further subdivision of the property shall not be permitted. GG. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code, any modifications to the project which would constitute additional structural development shall require the filing of a new application for Site Plan Review approval by the Planning Commission. HH. All conditions of these Site Plan Review and Conditional Use Permit approvals must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 7TH DA OCTOBER, 1995. ALLAN ROBERTS, CHAIRMAN ATTEST: Q_41 . k? MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 95-14 PAGE 7 of 8 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 95-14 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING MODIFICATIONS TO AN APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 533. was approved and adopted at a regular meeting of the Planning Commission on October 17,1995 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 �.1.UJ MARILYN KE , DEPUTY CITY CLERK RESOLUTION NO. 95-14 PAGE 8 of 8 • City ofiesans Free • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377-7288 HEARING DATE: MARCH 30, 1996 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PRINCIPAL PLANNER APPLICATION NO. ZONING CASE NO. 539 SITE LOCATION: 1 BUGGY WHIP DRIVE (LOT 176-A-MS AND A PORTION OF LOT 176-MS) ZONING AND SIZE: RAS-2, 7.43 ACRES APPLICANT: MR. JOHN Z. BLAZEVICH REPRESENTATIVE:' MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING COMPANY PUBLISHED: MARCH 9, 1996 REOUEST Request for a Conditional Use Permit to permit the construction of a guest house and request for Site Plan Review to permit the construction of a new structure (the same guest house) on a site where a single family residence, garages, pool, tennis court, and stable have been approved for construction. BACKGROUND 1. The applicant is requesting a Conditional Use Permit for the construction of an 800 square foot guest house at a site where a single family residence, garages, pool, tennis court and stable have been approved for construction. The guest house is to be located at the western portion of the lot 50 feet south of the existing structure (formerly a guest house for the adjacent property at 13 Crest Road West) that is currently being used as a construction workroom for the project site and 50 feet east of the approved 16 foot wide driveway. According to Resolution No. 95-14 approved by the Planning Commission on October 17, 1995 (attached) the construction workroom structure is to be demolished prior to final inspection of the project. The applicant also requests Site Plan Review for the construction of a the same guest house because it is a new structure. ZONING CASE NO. 539 PAGE1 Printed on Recycled Paper. • • 2. On October 17, 1995, the Planning Commission granted a Conditional Use Permit for a tennis court and Site Plan Review for (i) a residence of 9,333 square feet; (ii) an attached garage area of 2,265 square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450 square feet; and (vi) a service yard of 96 square feet. That resolution required that any modifications to the project which would constitute additional structural development would require the filing of a new application for Site Plan Review approval by the Planning Commission. 3. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. The Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. 4. Previously, the Planning Commission had denied an earlier version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9). The applicant appealed that denial to the City Council. During that appeal, the applicant submitted revised plans showing a reduction in 'the size of the residence. On June 23, 1994, the Council remanded the subject case back to the Planning Commission for review of the modified application. The revised application was then assigned a new case number (Zoning Case No. 505A) and submitted the project to the Planning Commission as a new application. 5. The tennis court will be recessed four feet, surrounded by 4 foot high retaining walls so that the cut and fill does not exceed 750 cubic yards total. 6. The structural lot coverage proposed is 16,923 square feet or 7.3% (20% permitted) and the total lot coverage proposed is 37,658 square feet or 12.9% (35% permitted). • 7. The building pad coverage proposed for the 86,205 square foot building pad is 24.47%. 8. Grading for the project site will require 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. 9. Disturbed area of the lot will be 37.4% or 109,213 square feet (2.5 acres) of the net lot area. The Zoning Code permits 40% maximum disturbed area; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. 10. Attached are tables that show Criteria & Major Impacts and the Code Requirements for a Guest House. 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). ZONING CASE NO. 539 PAGE 2 CRITERIA & MAJOR IMPACTS RA-S-2 Zone Setbacks: Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line Structures Grading Disturbed Area (40% maximum; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30 to 35% recommended) Roadway Access Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require Site Plan Review). Preserve Views Preserve Plants and Animals APPROVED Does not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard TOTAL 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 20,514 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. PROPOSED Will not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard_ Guest House 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 800 sq.ft. TOTAL 21,314 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 36.6% [34.3% when previous Zoning 37.4% Code requirements did not include remedial grading (temporary disturbance) and any graded slopes]. 7.03% (20,514 sq.ft.) 7.30% (21,314 sq.ft.) 12.63% (36,858 sq.ft.) 12.9%(37,658sq.ft.) 23.79% of 86,205 sq.ft. building pad 24.47% of 86,205 sq.ft. building pad 43 feet north of the southerly 43 feet north of the southerly property line off Buggy Whip property line off Buggy Whip Drive Drive 2% from garage area 2% from garage area N/A Planning Commission review N/A Planning Commission review. ZONING CASE NO. 539 PAGE 3 CODE REQUIREMENTS FOR GUEST HOUSEPROPOSED a. Requires all guest or servant quarters on same recorded lot as main house b. Maximum 800 sq.ft. floor area c. No kitchen or other cooking facilities permitted d. Develop and maintain in substantial conformance with site plan e. No vehicular access or paved parking area permitted to be developed within 50' of proposed guest house or servant quarters f. No guest may remain in occupancy more than 30 days in any 6 month period g. Renting of guest house is prohibited h. Comply with all requirements i. Preliminary landscaping plan required RECOMMENDATION Proposed Proposed Required condition Required condition Required condition Required condition Required condition Required condition Required condition It is recommended that the Planning Commission review the attached documents, the plans, and take public testimony. ZONING CASE NO. 539 PAGE 4 • Ci1f o/ R0fiL4 Jh/1 HEARING DATE: MARCH 19, 1996 HONORABLE MLh'MBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PRINCIPAL PLANNER TO: • c;13 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 APPLICATION NO. ZONING CASE NO. 539 SITE LOCATION: 1 BUGGY WHIP DRIVE (LOT 176-A-MS AND A PORTION OF LOT 176-MS) ZONING AND SIZE: RAS-2, 7.43 ACRES APPLICANT: MR. JOHN Z. BLAZEVICH REPRESENTATIVE:' MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING COMPANY PUBLISHED: MARCH 9, 1996 REOUEST Request for a Conditional Use Permit to permit the construction of a guest house and request for Site Plan Review to permit the construction of a new structure (the same guest house) on a site where a single family residence, garages, pool, tennis court, and stable have been approved for construction. BACKGROUND 1. The applicant is requesting a Conditional Use Permit for the construction of an 800 square foot guest house at a site where a single family residence, garages, pool, tennis court and stable have been approved for construction. The guest house is to be located at the western portion of the lot 50 feet south of the existing structure (formerly a guest house for the adjacent property at 13 Crest Road West) that is currently being used as a construction workroom for the project site and 50 feet east of the approved 16 foot wide driveway. According to Resolution No. 95-14 approved by the Planning Commission on October 17, 1995 (attached) the construction workroom structure is to be demolished prior to final inspection of the project. The applicant also requests Site Plan Review for the construction of a the same guest house because it is a new structure. ZONING CASE NO. 539 PAGE 1 '.3 Printed on Recycled Paper. • • 2. On October 17, 1995, the Planning Commission granted a Conditional Use Permit for a tennis court and Site Plan Review for (i) a residence' of 9,333 square feet; (ii) an attached garage area of 2,265 square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450 square feet; and (vi) a service yard of 96 square feet. That resolution required that any modifications to the project which would constitute additional structural development would require the filing of a new application for Site Plan Review approval by the Planning Commission. 3. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. The Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. 4. Previously, the Planning Commission had denied an earlier version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9). The applicant appealed that denial to the City Council. During that appeal, the applicant submitted revised plans showing a reduction in the size of the residence. On June 23, 1994, the Council remanded the subject case back to the Planning Commission for review of the modified application. The revised application was then assigned a new case number (Zoning Case No. 505A) and submitted the project to the Planning Commission as a new application. 5. The tennis court will be recessed four feet, surrounded by 4 foot high retaining walls so that the cut and fill does not exceed 750 cubic yards total. 6. The structural lot coverage proposed is 16,923 square feet or 7.3% (20% permitted) and the total lot coverage proposed is 37,658 square feet or 12.9% (35% permitted). 7. The building pad coverage proposed for the 86,205 square foot building pad is 24.47%. 8. Grading for the project site will require 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. 9. Disturbed area of the lot will be 37.4% or 109,213 square feet (2.5 acres) of the net lot area. The Zoning Code permits 40% maximum disturbed area; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. 10. Attached are tables that show Criteria & Major Impacts and the Code Requirements for a Guest House. 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). ZONING CASE NO. 539 PAGE 2 CRITERIA & MAJOR IMPACTS' RA-S-2 Zone Setbacks: Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line Structures Grading Disturbed Area (40% maximum; defined as any remedial grading (temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist and any planned landscaped areas. Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30 to 35% recommended) Roadway Access Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require Site Plan Review). Preserve Views Preserve Plants and Animals APPROVED Does not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard TOTAL 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 20,514 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 36.6% [34.3% when previous Zoning Code requirements did not include remedial grading (temporary disturbance) and any graded slopes]. 7.03% (20,514 sq.ft.) 12.63% (36,858 sq.ft.) PROPOSED Will not encroach into setbacks. Residence Garage Swim Pool Recreat'n Court Stable Service Yard_ Guest House TOTAL 9,333 sq.ft. 2,265 sq.ft. 1,310 sq.ft. 7,060 sq.ft. 450 sq.ft. 96 sq.ft. 800 sq.ft. 21,314 sq.ft. 7,650 cu. yds cut soil 7,650 cu. yds fill soil. 37.4% 7.30% (21,314 sq.ft.) 12.9%(37,658sq.ft.) 23.79% of 86,205 sq.ft. building pad 24.47% of 86,205 sq.ft. building pad 43 feet north of the southerly property line off Buggy Whip Drive 2% from garage area N/A N/A 43 feet north of the southerly property line off Buggy Whip Drive 2% from garage area Planning Commission review Planning Commission review. ZONING CASE NO. 539 PAGE 3 CODE REQUIREMENTS FOR GUEST HOUSE a. Requires all guest or servant quarters on same recorded lot as main house b. Maximum 800 sq.ft. floor area c. No kitchen or other cooking facilities permitted PROPOSED Proposed Proposed Required condition d. Develop and maintain in substantial conformance with site Required condition plan e. No vehicular access or paved parking area permitted to be developed within 50' of proposed guest house or servant quarters f. No guest may remain in occupancy more than 30 days in any 6 month period g. Renting of guest house is prohibited h. Comply with all requirements i. Preliminary landscaping plan required RECOMMENDATION Required condition Required condition Required condition Required condition Required condition It is recommended that the Planning Commission review the attached documents, the plans, and take public testimony. ZONING CASE NO. 539 PAGE 4 RESOLUTION NO. 95-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING MODIFICATIONS TO AN APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 533. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. John Z. Blazevich with respect to real property located at 1 Buggy Whip Drive, Rolling Hills (Lot 176-A-MS and a portion of Lot 176-MS), requesting modifications to an approved Site Plan Review application for the construction of a new single family residence, tennis court and other improvements to replace an existing single family residence and tennis court. Section 2. The proposed modified project includes the construction of the following structures: (i) a residence of 9,333 square feet; (ii) garage area of 2,265 square feet; (iii) a 7,060 square foot inset tennis court surrounded by a retaining wall that will not exceed 4 feet in height; (iv) a swimming pool of 1,310 square feet; (v) a future stable of 450 square feet; and (vi) a service yard of 96 square feet. The subject property consists of 7.43 acres. The structural lot coverage proposed is 20,514 square feet or 7.03% and the total lot coverage proposed is 36,858 square feet or 12.63% within the limits of the Zoning Code. The building pad coverage proposed is 23.79%. Section 3. The City Council had approved a site plan for the property on February 14, 1995 by Resolution No. 754 after taking jurisdiction of the application. This site plan (Zoning Case No. 505A) included a semisubterranean garage. The Planning Commission had approved Resolution No. 94-21 in Zoning Case No. 505A on November 22, 1994. Section 4. Previously, the Planning Commission had denied an earlier version of the project (Zoning Case No. 505) on May 7, 1994 (Resolution No. 94-9). The applicant appealed that denial to the City Council. During that appeal, the applicant submitted revised plans showing a reduction in the size of the residence. On June 23, 1994, the Council remanded the subject case back. to the Planning Commission for review of the modified application. The revised application was then assigned a new case number (Zoning Case No. 505A) and submitted the project to the Planning Commission as a new application. Section 5. The Planning Commission conducted a duly noticed public hearing to consider the newly proposed modifications to the approved site plan on RESOLUTION NO. 95-14 PAGE 1 of 8 October 17, 1995. At the hearing, the Planning Commission considered the size and shape of the residence and garage, amount of grading, restoration of the slope, the reason for constructing the garage at ground level rather than semisubterranean as previously proposed, the relocation of the internal driveway on the lot, comparisons of grading of various large projects and their pad size creation, and lot line adjustment information regarding the creation of the existing lot on October 26, 1993. Section 6. The Planning Commission found that the project will not have a significant effect on the environment and adopted a mitigated Negative Declaration in accordance with the California Environmental Quality Act. The proposed modification is consistent with the project reviewed in the previously adopted mitigated Negative Declaration. Section 7. Section 17.46.010 of the Rolling Hills Municipal Code 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 or structure by more than twenty-five percent (25%) in any thirty-six month period. Additionally, Section 17.46.070 requires that after a site plan review application has been approved, modification of the approved plans and/or any conditions imposed, including additions and deletions, when considered major modifications shall be reviewed and acted upon by the Planning Commission. Section 8. 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. The lot has a net square foot area of 291,758 square feet (6.7 acres). The residence (9,333 sq. ft.), attached garage (2,265 sq. ft.), swimming pool (1,310 sq. ft.), inset tennis court (7,060 sq.ft.), stable (450 sq. ft.), and service yard (96 sq.ft.) will have 20,514 square feet which constitutes 7.03% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 36,858 square feet which equals 12.63% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed structures located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. The building pad is 86,205 square feet and structural coverage on the building pad is 23.79%. RESOLUTION NO. 95-14 PAGE 2 of 8 �• • 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). Much of the lot will remain in its natural state and most of the development will occur on the portion of the lot previously graded for the existing residence and existing tennis court. While the area to be graded seems to be extremely large, grading for the project will vastly improve drainage and restore the slope of the site. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. As stated previously, grading for the project will improve drainage and restore some of the natural drainage of the site. E. The development plan, as conditioned, 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. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. Further, the proposed project will have a buildable pad coverage of 23.79°A°. Significant portions of the lot will be left undeveloped so as to maintain scenic vistas across the northerly 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 very large lot. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot size is similar to the ratio found on several properties in the vicinity. The applicant's latest proposal submitted on October 2, 1995, includes a residential structure of 9,333 square feet and an attached ground level garage of 2,265 square feet. The Planning Commission finds that a structure of this size on this lot and as proposed would comply with the requirements of the City's Site Plan Review Ordinance. Specifically, a residence of this size would be consistent with the low profile, low -density residential development pattern of the existing community. The size of this structure in conjunction with other proposed improvements on the property would not crowd the building pad or create a visually obtrusive development inconsistent with the development on other properties along Buggy Whip Drive. G. The proposed development is sensitive to and not detrimental to the convenience and safety of circulation of pedestrians and vehicles because the RESOLUTION NO. 95-14 PAGE 3 of 8 proposed project will utilize Buggy Whip Drive for access and has been conditioned to provide adequate sight distance between the driveway and approaching vehicles along Buggy Whip Drive. H. The project will not have a significant effect on the environment and the Planning Commission adopted a mitigated Negative Declaration in accordance with the California Environmental Quality Act. Section 9. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan for construction of a new single family residence, an attached garage, pool, inset tennis court, stable, and service yard to replace an existing single family residence and existing tennis court, as indicated on the Development Plan dated January 3, 1995 and marked Exhibit A, subject to the conditions specified in Section 13. Section 10. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code allows for the construction of a tennis court with an approved Conditional Use Permit. The City Council previously approved a Conditional Use Permit for a tennis court on this site in conjunction with the original approval of the Site Plan Review for this project (See Section 9 of Resolution No. 754). The Site Plan which is approved by way of this modification incorporates the tennis court as previously approved. The effective date of the Conditional Use Permit authorized by Section 9 of Resolution No. 754 is hereby modified to the effective date of this Resolution. Section 11. The modified Site Plan for a new single family residence, attached garages, pool, inset tennis court, stable, and service yard, approved in Section 9, as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A dated October 19, 1995 as revised herein, is subject to the following conditions: A. Site Plan Review and Conditional Use Permit approvals shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approvals, that if any conditions thereof are violated, the Permit 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. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A dated October 17, 1995 except as otherwise provided in these conditions. RESOLUTION NO. 95-14 PAGE 4 of 8 E. The property on which the project is located shall contain an area of sufficient size to also provide an area meeting all standards for a stable and corral with vehicular access thereto. F. Structural lot coverage shall not exceed 20,514 square feet or 7.03% and total lot coverage of structures and paved areas shall not exceed 36,858 square feet or 12.63%. G. Grading shall not exceed 7,650 cubic yards of cut soil and 7,650 cubic yards of fill soil. H. Maximum disturbed area shall not exceed 34.3%. I. All grading required for the construction of the tennis court shall be balanced on site, as regards cutting and filling and shall not exceed seven hundred fifty (750) cubic yards. J. The area graded for the tennis court shall not exceed 10,000 square feet. K. Any grading shall preserve the existing topography, flora, and natural features to the greatest extent possible. L. A drainage system approved by the City Engineer shall be incorporated into the overall plan of the tennis court and landscaping. M. The landscape plan must be submitted for review by the Planning Department and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties prior to the issuance of any building or grading permit. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. N. Landscaping shall be designed so as not to obstruct views of neighboring properties but, to obscure structures and tennis court fencing. RESOLUTION NO. 95-14 PAGE 5 of 8 O. Tennis court lighting shall not be permitted. P. All retaining walls incorporated into the tennis court shall not be greater than four feet in height at any point. Exposed exterior retaining walls shall not be permitted. Q. Tennis court fencing shall not exceed 4 feet in height above the 4 foot high retaining walls for a total of 8 feet. R. Noise from tennis court use shall not create a nuisance to owners of surrounding properties. S. Building permits shall be obtained for each structure including residence, attached garage, pool, stable, retaining walls and tennis court. T. During the construction phase, the existing guest house that encroaches into the front yard setback may be used as a construction workroom. However, the existing guest house along with the existing driveway that parallels Buggy Whip Drive shall be demolished and all related debris removed prior to final inspection of the newly constructed residential structure by the County Department of Building and Safety and the Rolling Hills Planning Department. U. There shall be only a single driveway access to Buggy Whip Drive which shall be located so that its southerly edge is 43 feet north of the southerly property line on Buggy Whip Drive. V. The driveway apron shall be 26 feet in width for at least 24 feet inward from Buggy Whip Drive. W . The driveway shall not be less than 16 feet nor more than 20 feet in width. The driveway leading from the roadway shall be revised to reflect the driveway configuration within the front yard setback shown on the site plan dated February 14,1995. X. The trees within the driveway access area along Buggy Whip Drive shall be trimmed and maintained to accommodate sight distance for ingress and egress to the property. Y. During the construction phase, the currently configured driveway entrance near the southerly boundary may be utilized. Z. The modifications to the driveway described in Conditions U, V, W and X shall be implemented within six months of the approval of this resolution. AA. 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 RESOLUTION NO. 95-14 PAGE 6 of 8 a • Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. BB. 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. CC. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan described in Condition A. DD. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. EE. In the event that subsurface material of an archaeological, paleontological or other cultural resource is encountered during project grading or development, all grading and construction shall cease in the immediate area, and the find shall be left untouched until a qualified professional archaeologist or paleontologist, whichever is appropriate, is contacted and called in to evaluate the find and makes recommendations as to disposition, mitigation or salvage. The developer shall incur the cost of such professional investigation. The developer shall comply with the mitigation measures recommended and approved by the City for the disposition, mitigation or salvage of such material. FF. Further subdivision of the property shall not be permitted. GG. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code, any modifications to the project which would constitute additional structural development shall require the filing of a new application for Site Plan Review approval by the Planning Commission. HH. All conditions of these Site Plan Review and Conditional Use Permit approvals must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE ATTEST: OCTOBER, 1995. ALLAN ROBERTS, CHAIRMAN atIejliAYYN RN, DEPUTY CITY CLERK RESOLUTION NO. 95-14 PAGE 7 of 8 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 95-14 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING MODIFICATIONS TO AN APPROVED SITE PLAN REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND OTHER IMPROVEMENTS TO REPLACE AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 533. was approved and adopted at a regular meeting of the Planning Commission on October 17, 1995 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 i, ). ,.fin.,. MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 95-14 PAGE 8 of 8