690, Add a master suite, enlarge th, Staff Reports• •
C14 ofieoeen9 �Pe,
INCORPORATED
JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: OCTOBER 18, 2005
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: ZONING CASE NO. 690
Mr. and Mrs. Milton Mabry, 6 Caballeros Road, (Lot 1-SK),
Site Plan Review for grading and construction of an addition to an
existing single family residence; Variance to encroach with a
portion of the addition into the front setback and a Variance to
import soil for the construction at an existing single family
residence.
BACKGROUND
Attached is a request from Mr. Milton Mabry, property owner, requesting a two-
year time extension for a previously approved request for a Site Plan Review for
grading and construction of an 1,346 square foot addition, a Variance to encroach
with 20 square feet of the addition into the front setback and a Variance to allow
import of 195 cubic yards of soil in Zoning Case No. 690. The Planning
Commission approved this project on September 21, 2004 by Resolution No.
2004-21.
The applicant states that the extension is necessary to complete processing the
plans through the County Offices and due to the busy construction/ design
climate that we are in now.
If the request for two-year time extension is approved, the approval will expire
on October 21, 2007 unless grading and / or construction commences on or prior
to that date.
RECOMMENDATION
It is recommended that the Planning Commission consider the request and adopt
Resolution No. 2005-34 granting the extension.
®Pnn1E•cl on fiecyrlr,rt
09-23-2005 09:37am Fr BRY MANAGEMENT CO INC 310 0576 T-261 P.001/001 F-637
1110
September 23, 2005
Rolling Hills Planning Commission
City of Rolling Hills
2 Portuguese Bend Rd.
Rolling Hills, CA. 90274
By
To°1}'M
SEP 2 3 2005
CITY OF ROLLING HILLS
Re: Zoning Case No. 690 Request for Extension
Planning Commission
This letter is to request a two year extension for our addition project at 6 Caballeros. We
have submitted our plans to the County of Los Angeles on September 21s` 2005. Our
project has had many delays due to the rain and the busy construction/design climate that
we are in now.
Therefore, granting this request would be much appreciated.
Milton Mabry Jr.
RESOLUTION NO. 2005-34
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS APPROVING A
MODIFICATION TO PLANNING COMMISSION
RESOLUTION NO. 2004-21 AND APPROVING A TWO-
YEAR TIME EXTENSION FOR A PREVIOUSLY APPROVED
SITE PLAN REVIEW FOR GRADING AND
CONSTRUCTION OF AN ADDITION, A VARIANCE TO
ENCROACH WITH THE ADDITION INTO THE FRONT
SETBACK AND A VARIANCE TO IMPORT SOIL AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING
CASE NO. 690 AT 6 CABALLEROS ROAD (LOT 1-SK),
MABRY.
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. Milton Mabry, property
owner, with respect to real property located at 6 Caballeros Road (lot 1-SK),
Rolling Hills, CA requesting a two-year time extension for a previously approved
zoning case.
Section 2. The Commission considered this item at a meeting on October
18, 2005 at which time information was presented indicating that additional time is
needed to process the development application.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend Paragraph A, Section 10 of Resolution No. 2004-
21, dated September 21, 2004 to read as follows:
"A. The Site Plan Review and the Variance approvals are extended for
two years and therefore, shall expire within three years from the effective
date of approval if construction pursuant to these approvals has not
commenced within that time period, as required by Sections 17.46.080(A)
and 17.38.070(A) of the Rolling Hills Municipal Code."
Section 4. Except as herein amended, the provisions and conditions of
Resolution No. 2004-21 shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED THIS 18th DAY OF OCTOBER 2005.
ATTEST:
LOREN DEROY, CHAIRWOMAN
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2005-34 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 2004-21 AND APPROVING A TWO-YEAR
TIME EXTENSION FOR A PREVIOUSLY APPROVED SITE PLAN REVIEW
FOR GRADING AND CONSTRUCTION OF AN ADDITION, A VARIANCE
TO ENCROACH WITH THE ADDITION INTO THE FRONT SETBACK AND
A VARIANCE TO IMPORT SOIL AT AN EXISTING SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 690 AT 6 CABALLEROS ROAD (LOT 1-
SK), MABRY.
was approved and adopted at a regular meeting of the Planning
Commission on October 18, 2005 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
• •
City .1)
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4A
Mtg. Date: 9/27/04
DATE: SEPTEMBER 27, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNIN, DIRECTOR
SUBJECT: RESOLUTION NO. 2004-21. A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
GRANTING APPROVAL OF A SITE PLAN REVIEW TO
CONSTRUCT AN ADDITION; A VARIANCE TO ENCROACH
WITH A PORTION OF THE ADDITION INTO THE FRONT
SETBACK AND A VARIANCE TO PERMIT IMPORTATION OF
SOIL FOR THE CONSTRUCTION AT AN EXISTING SINGLE
FAMILY RESIDENCE IN ZONING CASE NO. 690 AT 6
CABALLEROS ROAD, (LOT 1-SK) (MABRY).
BACKGROUND
1. The Planning Commission adopted Resctlution No. 2004-21, which is
attached, on September 21, 2004 at their regular meeting granting a request for a
Site Plan review and Variances. The Vote was 4-1-0, with Commissioner Margeta
abstaining due to proximity of his residence to subject site.
2. The applicants request a Site Plan Review to construct a 1,346 square foot
addition to the existing 2,970 square foot residence. With the addition the
residence will be 4,316 square feet and the garage will remain at 542 square feet.
The applicants also request a Variance to encroach with 20 square feet of the
addition and with the service yard into the front setback, and a Variance to
import 195 cubic yards of soil. A 50 square foot spa is also proposed.
3. During the Planning Commission proceedings, the applicants scaled down
their request, and repositioned the proposed addition, which resulted in a
decrease in the amount of soil requested for importation by 130 cubic yards.,
4. The property is currently developed with a 2,970 square foot residence, 542
square foot garage, 427 square foot swimming pool, 384 square foot stable,
ZC. No. 690
CC — 9/27/04
I
® iThnled nn Recycled f"%+lu'r
• •
service yard and 486 square foot trellis. The applicants propose to retain the
existing stable and set aside additional 66 square foot area behind the stable for a
total of 450 square foot stable, and an area of 550 square foot area for a corral.
5. The lot is pie shaped with the outer arc being the front of the property
located along Caballeros Road. Approximately 40% of the residence is located in
the front setback. The proposed front yard encroachment will be at the rear of the
existing garage encroachment.
6. The house was constructed in the mid 1950's. The stable was constructed
in 1960 and the pool in 1961. Additions were constructed through the years, one
in 1962 and one in 1986.
7. The applicants will utilize the existing pass through driveway with two
pre-existing driveway approaches.
8. The addition will follow the architecture and elevation of the exiting
house and will not exceed 19.6 feet from the finished grade.
9. The gross lot area is one acre and the net lot area, as calculated for
development purposes, is 35,165 square feet. The structural net lot coverage is
proposed to be 6,367 square feet or 18.10%, which includes the residence, the
addition, existing pool, trellis, service yard, proposed spa and the future stable,
The existing structural lot coverage totals 4,905 square feet or 13.95%, (20%
maximum permitted).
10. The proposed total net lot coverage will be 11,868 square feet or 33.75% of
the net lot area. The existing total lot coverage is 10,960 square feet or 31.2%.
(35% maximum permitted).
11. Disturbed area of the lot will be 13,960 square feet or 39.7%, which
includes the 66 square feet for the future stable, (40(1/0 maximum permitted).
Currently the disturbed area is 31.0%.
12. There will be two building pads on the property. Much of the level area
on which the residence is located is in the front setback, however it is not
counted towards residential building pad. The building pad portion beyond the
front setback, after grading, will be 9,812 square feet. The structural lot coverage
on this building pad is proposed to be 5,905 square feet or 60.2%. Currently, the
residential building pad is 9,030 square feet with 54.43% coverage.
The stable building pad is proposed to be 1,910 square feet with coverage
of 23.56%. The combined coverage on both of these pads is proposed at 54.2%.
13. Grading for this project will consist of enlarging the existing pad by 782
square feet and filling in a potion of the existing downhill slope for the new
addition. A not to exceed 2:1 slope behind the addition will be created. The slope
will start five feet from the addition, allowing for a 5' passing area around the
ZC. No. 690
CC — 9/27/04
2
addition. A total of 195 cubic yards of soil is needed to fill in the slope, which
requires a Variance.
14. Drainage for this project will follow the natural terrain and drain to the
rear in a westerly direction. The water will be collected through several catch
basins and underground pipes and dissipate in an energy dissipater to the rear of
the residence.
15. Responding to the criteria which must be satisfied for the grant of the
Variances the applicants' representative states as follows:
a. The existing residence was built in 1950's before the zoning ordinance
of the city was adopted and the residence does not conform to the current
requirements for front yard set back or pad coverage.
b. The lot is irregularly pie shaped with the wide end in the front. The
house is in the front setback. The front setback is predominantly less than 10%
slope, but cannot be tabulated for pad coverage calculations.
c. The front elevation will remain, as it exists today. The front yard
encroachment is at the rear of the existing garage and is not perceptible when
viewing the structure.
d. The design blends with the existing contours, which yield a smooth,
rounded terrain that undulates in concert with the existing contours. Since there
is no need to create a modified topography, it would be more beneficial to the
property and its natural undulated terrain to import soil, than to arbitrarily
grade an area to create more dirt.
16. It will be required that utilities be placed underground.
17. A letter of support for the project is attached.
18. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA).
19. The Rolling Hills Community Association will review this project
at a later date.
RECOMMENDATION
It is recommended that the City Council receive and file the staff report or
provide other direction to staff.
ZC. No. 690
CC — 9/27/04
3
J
Front: 50 ft. from front
easement line
Side: 20 ft. from
property line
Rear: 50 ft. from
property line
Structures
(Site Plan Review
required if size of
structure increases by at
least 1,000 sq.ft. and has
the effect of increasing
the size of the structure
by more than 25% in a
36-month period).
Grading
Disturbed Area
(40% maximum)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum -
guideline)
Residential
Stable
Combined
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and
Animals
EXISTING
ZONING CASE NO. 690
CRITERIA
& MAJOR IMPACTS
RA -S-1 Zone Setbacks: Residence with
attached garage
accessory structures
Residence 2,970 sq.ft.
Garage 542 sq.ft.
Swim Pool 427 sq.ft.
Stable 384 sq.ft.
Service Yard 96 sq.ft.
Trellis 486 sq.ft.
TOTAL 4,905 sq.ft.
N/A
31.0%
13.95%
31.17%
54.43%
Existing off Caballeros
Rd.
From driveway
N/A
N/A
PREVIOUSLY
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,275 sq.ft.
Garage 973 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 294 sq.ft,
Spa 50 sq.ft.
TOTAL 6,565 sq.ft.
63 cubic yards cut and
388 cubic yards fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
18.7%
34.5%
56.55% of 10813 s.f.pad
24.36% of 1847 sq.ft pad
51.9% of 12660 s.f. pad
Existing off Caballeros Rd.
From driveway
Planning Commission will
review
Planning Commission will
review
CURRENTLY.
PROPOSED.
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,316 sq.ft.
Garage 542 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 486 sq.ft,
Spa 50 sq.ft.
TOTAL 6,367 sq.ft.
195 cubic yds. of fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
18.10%
33.75%
60.2% of 9,812 s.f.pad
23.5% of 1,910 sq.ft pad
55.2% of 11,722 s.f. pad
Existing off Caballeros
Rd.
From driveway
Planning Commission will
condition
Planning Commission will
condition
ZC. No. 690
CC — 9/27/04
4
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that
do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to
properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
RESIDENCES IN THE VICINITY — FOR INFORMATION,
PURPOSE ONLY
ADDRESS
8 Caballeros
10 Caballeros
12 Caballeros
7 Caballeros
9 Caballeros
134 Crest Road. E
6 Caballeros
OWNER
Moen
Crane
Letts
Kwon
Scarboro
Occhipinti
AVERAGES
EXISTING I
PROPOSED
RESIDENCE
(SQ.FT.)
4,066
2,824
2,642
4,428
2,390
6,387
3,789
2,970
4,316
SOURCE: Los Angeles County Assessors Records
The above do not include garages
LOT SIZE
ACRES (excl.
road easement)
48,047
56,541
55,757
93,480
98,575
212,137
94,089
43,594
ZC. No. 690
CC — 9/27/04
5
•
i
(f.v.m,r\s1 Y1,accL
•
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tom.
8 , 61,-D.
JUM 0 7 2o14
C17Y OF ROUJNG HILLS
RESOLUTION NO. 2004-21.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT AN ADDITION; A VARIANCE
TO ENCROACH WITH A PORTION OF THE ADDITION INTO
THE FRONT SETBACK AND A VARIANCE TO PERMIT
IMPORTATION OF SOIL FOR THE CONSTRUCTION AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO.
690 AT 6 CABALLEROS ROAD, (LOT 1-SK) (MABRY).
THE PLANNING COMMISSION OF THE _CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Milton Mabry
with respect to real property located at 6 Caballeros Road, Rolling Hills
requesting a 1,346 square foot addition to an existing residence, of which 20
square feet and the service yard would encroach into the front setback. With the
additions the house will be 4,316 square feet. The applicants also request a
Variance to import 195 cubic yards of soil.
Section 2. The Planning Commission conducted duly noticed public
hearings to consider the application on June 15, July 20, 2004 and at a field trip
visit on June 15, 2004. At the July meeting the applicants requested time to revise
their proposal. Additional public hearing to consider the revised plan was held on
August 17, 2004. The applicants were notified of the public hearings in writing by
first class mail. Evidence was heard and presented from all persons interested in
affecting said proposal and from members of the City staff and the Planning
Commission having reviewed, analyzed and studied said proposal. The
applicants and their representatives were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as
a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt
from environmental review under the California Environmental Quality Act.
Section 4. Section 17.46.030 requires a development plan to be
submitted for site plan review and approval before any development requiring a
grading permit or any building or structure may be constructed or any
expansion, addition, alteration or repair to existing buildings may be made
which involve changes to grading or an increase to the size of the building or
structure by at least 1,000 square feet and has the effect of increasing the size of
the building by more than twenty-five percent (25%) in any thirty-six (36) month
period. With respect to the Site Plan Review application requesting 1,346 square
foot addition to the residence, the Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan,
the Zoning Ordinance and surrounding uses because the proposed structures
comply with the General Plan requirement of low profile, low -density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setbacks, except for the Variance approved
herein, lot coverage and disturbed area requirements.
B. The project substantially preserves the natural and undeveloped
state of the lot. The proposed addition will be constructed mostly on an existing
building pad and will utilize for most part already existing impervious surfaces.
The project is of sufficient distance from nearby residences so that the additions
will not impact the view or privacy of surrounding neighbors, and will permit
the owners to enjoy their property without deleterious infringement on the rights
of surrounding property owners.
C. The proposed development, as conditioned, is harmonious in scale
and mass with the site. The proposed project is consistent with the scale of the
neighborhood when compared to properties in the vicinity.
D. The development plan incorporates existing vegetation to the
maximum extent feasible. The development plan substantially preserves the
natural and undeveloped state of the lot and the new additions will not cause the
lot to look overdeveloped. Significant portions of the lot will be left undeveloped
so as to maintain open space.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will not change the existing circulation pattern and will utilize
the existing driveway.
F. The project is exempt from the requirements of the California
Environmental Quality Act.
Section 5. Based upon the foregoing findings of this Resolution, the
Planning Commission hereby approves the Site Plan Review in Zoning Case No.
690 to permit additions as indicated on the development plan dated August 4,
2004, submitted with this application and incorporated herein by reference as
Exhibit A, and subject to the conditions in Section 10.
Section 6. 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. A
Variance to Section 17.16.110 is required because it states that every lot in the
RAS-1 zone shall have a front yard of not less than 50 feet from the roadway
easement. The applicant is requesting a Variance to encroach with 20 square feet
of the addition and with the service yard into the front setback. Approximately
30% of the existing house already encroaches into the front 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 that do not apply generally to the other property or
class of use in the same zone because the lot size and configuration, together
• •
with the existing development on the lot creates a difficulty in meeting this Code
requirement. The existing legal nonconforming residence and garage was built
with the residence encroaching up to 25 feet into the front setback and the garage
up to 35 feet.
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. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same vicinity and zone. The
encroachment permits the use of the lot to the extent allowed for other properties
in the vicinity. The Variance will permit -the development of the property in a
manner similar to development patterns on surrounding properties.
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 in the front yard
setback will allow the remaining portion of the lot remain undeveloped, and
would minimize grading. That portion of the addition, which requires the
Variance, is 20 square feet and is located behind the garage, which already
encroaches into the setback, and will not be visible from the street nor adjacent
properties. The structural lot coverage and the total impervious lot coverage are
within the requirements of the City.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 690 to encroach into the front
setback at an existing single family residential development, as indicated on the
development plan dated August 4, 2004, submitted with this application and
incorporated herein by reference as Exhibit A, and subject to the conditions in
Section 10.
Section 8. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance 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. A Variance to Section 15.04.150 of the Building and Construction
Chapter of the Rolling Hills Municipal Code is required because it states that no
import or export of soil shall be permitted to or from any lot in the City. The
applicant is requesting a Variance to import 195 cubic yard of soil. With respect
to this request for a Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because the lot size and configuration,
together with the existing development on the lot creates a difficulty in meeting
this Code requirement. The area of the proposed addition will be the least visible
from the street or neighboring properties. However, currently there exists a
slope, which needs to be filled in to create a slightly larger pad than currently
exist for the addition.
• •
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. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same vicinity and zone. The
importation of the soil permits the use of the lot to the extent allowed for other
properties in the vicinity and will minimize the creation of an artificial pad area.
With the importation of soil the existing building pad will increase by 782 square
feet. The design blends with the existing contours to a maximum extend
practicable and will result in a smooth, rounded terrain.
C. The -granting of .the Variance would not be materially detrimental
to the public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located. The proposed development
will allow the remaining portion of the lot to remain undeveloped, and would
minimize grading. With the importation of 195 cubic yards of soil, the applicants
will prevent an artificial cut elsewhere on the property.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 690 to import 195 cubic yards
of soil at an existing single family residential development, as indicated on the
development plan dated August 4, 2004, submitted with this application and
incorporated herein by reference as Exhibit A, and subject to the conditions in
Section 10.
Section 10. The Site Plan review request to construct a 1,346 square foot
addition approved in Section 5, the Variance request to encroach with 20 square
feet and the service yard into the front setback approved in Section 7 and the
Variance request to import 195 cubic yards of soil approved in Section 9 of this
resolution are subject to the following conditions:
A. The Site Plan review and the Variance approvals shall expire within
one year from the effective date of approval if construction pursuant to these
approvals has not commenced within that time period, as required by Sections
17.46.080(A) and 17.38.070(A) of the Rolling Hills Municipal Code, or the
approvals granted are otherwise extended pursuant to the requirements of these
sections.
B. It is declared and made a condition of the Variances and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall
be suspended and the privileges granted hereunder shall lapse; provided that the
applicants have been given written notice to cease such violation, the
opportunity for a hearing has been provided, and if requested, has been held,
and thereafter the applicant fails to correct the violation within a period of thirty
(30) days from the date of the City's determination.
C. All requirements of the Building Code, 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.
(0o
• •
D. This approval shall be subject to the approval of the soils, geology
and geotechnical reports and studies by the Los Angeles County Department of
Public Works.
E. The lot shall be developed and maintained in substantial
conformance with the site plan on file marked Exhibit A and dated August 4,
2004, except as otherwise provided in these conditions.
F. The working drawings submitted to the County Department of
Building and Safety for plan check review must conform to the development
plan approved with this application.
G. 195 cubic yards of soil may be imported to enlarge the building pad
by 782 square feet for the construction of the addition. The applicant shall notify
staff of when the importation will take place, and arrange for an inspection by
the Building Official.
H. The existing stable/corral area shall remain on the property or an
area not less than 1,000 square feet, in the general location of the exiting stable
shall be set aside for a future stable and corral.
I. Structural lot coverage shall not exceed 6,367 square feet or 18.10%
of the net lot area of the lot.
J. Total lot coverage of structures and paved areas shall not exceed
11,868 square feet or 33.75% in conformance with lot coverage limitations.
K. The disturbed area of the lot shall not exceed 13,960 square feet or
39.7% of the net lot area in conformance with the disturbance limitations.
L. Residential building pad coverage on the 9,812 square foot
residential building pad shall not exceed 5,905 square feet or 60,2%; the stable
building pad shall have a coverage of 23.56%.
M. The ridge height of the addition shall not exceed 19.5 feet from the
finished grade.
N. A not to exceed 2:1 slope shall be maintained behind the addition.
O. Landscaping shall include water efficient irrigation, to the
maximum extent feasible, that incorporates a low gallonage irrigation system,
utilizes automatic controllers, incorporates an irrigation design using
"hydrozones," considers slope factors and climate conditions in design, and
utilizes means to reduce water waste resulting from runoff and overspray in
accordance with Section 17.27.020 (Water efficient landscaping requirements) of
the Rolling Hills Municipal Code.
• •
P. All graded areas and slopes shall be Iandscaped. Landscaping in
connection with this project shall be designed using native plants, shrubs and
trees, which at full maturity shall not exceed the ridge height of the residence,
and which would not obstruct views from neighboring properties. A copy of
landscaping plan for the project shall be submitted for review by the Planning
Department prior to the issuance of a building permit.
Q. Any wall associated with this project shall not be located in the
setbacks and shall not exceed five feet in height at any point, averaging 2 1/2
feet.
R. During construction, any soil disturbance shall preserve the
existing topography, flora, and natural features to the greatest extent possible.
S. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and
local ordinances and engineering practices so that people or property are not
exposed to undue vehicle trips, noise, dust, and objectionable odors shall be
required.
T. During construction, the Erosion Control Plan containing the
elements set forth in Section 7010 of the 2001 County of Los Angeles Uniform
Building Code shall be followed to minimize erosion and to protect slopes and
channels to control stormwater pollution as required by the County of Los
Angeles.
U. During and after construction, all parking shall take place on the
project site and, if necessary, any overflow parking shall take place within nearby
roadway easements.
V. During construction, the property owners shall be required to
schedule and regulate construction and related traffic noise throughout the day
between the hours of 7 AM and 6 PM, Monday through Saturday only, when
construction and mechanical equipment noise is permitted, so as not to interfere
with the quiet residential environment of the City of Rolling Hills.
W. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Health Department
requirements for the installation and maintenance of septic tanks.
X. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Health Department requirements for
the installation and maintenance of stormwater drainage and run-off facilities.
Xa. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modifications to the property, which would
constitute additional structural development, shall require the filing of a new
application for approval by the Planning Commission.
O.
• •
Y. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department
Best Management Practices (BMP's) related to solid waste.
Z. A drainage plan system shall be approved by the Planning
Department and County District Engineer. Any water from any site irrigation
systems and all drainage from the site shall be conveyed in an approved manner.
AA. If an above ground drainage system is utilized, including the
energy dissipater, it shall be designed in such a manner as to not cross over any
equestrian trails. The drainage system(s) shall not discharge water onto a trail,
shall incorporate earth tone colors, including in the design of the dissipater and
be screened from any trail and neighbors views to the maximum extent
practicable, without impairing the function of the drainage system.
AB. All utility lines shall be placed underground. The roof material for
the residence shall comply with the City of Rolling Hills Building Code
requirements. The development shall comply with the City of Rolling Hills
Outdoor Lighting requirements.
AC. The applicants shall pay all of the applicable School District fees,
Los Angeles County Building and Safety and Public Works Department fees.
AD. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any grading or building permit.
AE. Until the applicant executes an Affidavit of Acceptance of all
conditions of the Variances and Site Plan Review approvals, as required by
Section 17.42.070 of the Municipal Code, the approvals shall not be effective.
AF. All conditions of the Variances and Site Plan approvals that apply
shall be complied with prior to the issuance of a grading or building permit by
the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21 DAY OF SEPTEMBER 2004.
ATTEST:
M/i6
ROGER OMMER, CHAIRMAN
MARILYICERN, DEPUTY CITY CLERK
g
• •
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2004-21 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW TO
CONSTRUCT AN ADDITION; A VARIANCE TO ENCROACH WITH A
PORTION OF THE ADDITION INTO THE FRONT SETBACK AND A
VARIANCE TO PERMIT IMPORTATION OF SOIL FOR THE CONSTRUCTION
AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 690
AT 6 CABALLEROS ROAD, (LOT 1-SK) (MABRY).
was approved and adopted at a regular meeting of the Planning Commission on
September 21, 2004, by the following roll call vote:
AYES: Commissioner DeRoy, Hankins, Witte and Chairman Sommer.
NOES: None.
ABSENT: None.
ABSTAIN: Commissioner Margeta.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
pEPf f'1"Y CI CLERK
DATE:
TO:
FROM:
•
City ./�eertS Free
INCORPORATED
JANUARY
24,
1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
SEPTEMBER 21, 2004
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 690
6 CABALLEROS ROAD
RAS-1, 1.00 ACRES GROSS
MR. AND MRS. MILTON MABRY
BARTZ DESIGN AND CONSTRUCTION
JUNE 5, 2004
A request for a Site Plan Review for grading and construction of an addition; a Variance
to encroach with a portion of the addition into the front setback, and a Variance to
import soil at an existing single family residence.
BACKGROUND
At the August 17, 2004 Planning Commission meeting, the Commission directed
staff to prepare a Resolution of approval in Zoning Case No. 690, with standard
findings and conditions and with a condition requiring a landscaping plan. The
vote was 4-1, with Commissioner Margeta abstaining, due to proximity of his
property to subject property. Resolution No. 2004-21 is attached for Commission
consideration.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2004-21
approving this development.
L8✓t'„i 111a
• •
RESOLUTION NO. 2004-21.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT AN ADDITION; A VARIANCE
TO ENCROACH WITH A PORTION OF THE ADDITION INTO
THE FRONT SETBACK AND A VARIANCE TO PERMIT
IMPORTATION OF SOIL FOR THE CONSTRUCTION AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO.
690 AT 6 CABALLEROS ROAD, (LOT 1-SK) (MABRY).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Milton Mabry
with respect to real property located at 6 Caballeros Road, Rolling Hills
requesting a 1,346 square foot addition to an existing residence, of which 20
square feet and the service yard would encroach into the front setback. With the
additions the house will be 4,316 square feet. The applicants also request a
Variance to import 195 cubic yards of soil.
Section 2. The Planning Commission conducted duly noticed public
hearings to consider the application on June 15, July 20, 2004 and at a field trip
visit on June 15, 2004. At the July meeting the applicants requested time to revise
their proposal. Additional public hearing to consider the revised plan was held on
August 17, 2004. The applicants were notified of the public hearings in writing by
first class mail. Evidence was heard and presented from all persons interested in
affecting said proposal and from members of the City staff and the Planning
Commission having reviewed, analyzed and studied said proposal. The
applicants and their representatives were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as
a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt
from environmental review under the California Environmental Quality Act.
Section 4. Section 17.46.030 requires a development plan to be
submitted for site plan review and approval before any development requiring a
grading permit or any building or structure may be constructed or any
expansion, addition, alteration or repair to existing buildings may be made
which involve changes to grading or an increase to the size of the building or
structure by at least 1,000 square feet and has the effect of increasing the size of
the building by more than twenty-five percent (25%) in any thirty-six (36) month
period. With respect to the Site Plan Review application requesting 1,346 square
foot addition to the residence, the Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan,
the Zoning Ordinance and surrounding uses because the proposed structures
comply with the General Plan requirement of low profile, low -density residential
• •
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setbacks, except for the Variance approved
herein, lot coverage and disturbed area requirements.
B. The project substantially preserves the natural and undeveloped
state of the lot. The proposed addition will be constructed mostly on an existing
building pad and will utilize for most part already existing impervious surfaces.
The project is of sufficient distance from nearby residences so that the additions
will not impact the view or privacy of surrounding neighbors, and will permit
the owners to enjoy their property without deleterious infringement on the rights
of surrounding property owners.
C. The proposed development, as conditioned, is harmonious in scale
and mass with the site. The proposed project is consistent with the scale of the
neighborhood when compared to properties in the vicinity.
D. The development plan incorporates existing vegetation to the
maximum extent feasible. The development plan substantially preserves the
natural and undeveloped state of the lot and the new additions will not cause the
lot to look overdeveloped. Significant portions of the lot will be left undeveloped
so as to maintain open space.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will not change the existing circulation pattern and will utilize
the existing driveway.
F. The project is exempt from the requirements of the California
Environmental Quality Act.
Section 5. Based upon the foregoing findings of this Resolution, the
Planning Commission hereby approves the Site Plan Review in Zoning Case No.
690 to permit additions as indicated on the development plan dated August 4,
2004, submitted with this application and incorporated herein by reference as
Exhibit A, and subject to the conditions in Section 10.
Section 6. 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. A
Variance to Section 17.16.110 is required because it states that every lot in the
RAS-1 zone shall have a front yard of not less than 50 feet from the roadway
easement. The applicant is requesting a Variance to encroach with 20 square feet
of the addition and with the service yard into the front setback. Approximately
30% of the existing house already encroaches into the front 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 that do not apply generally to the other property or
class of use in the same zone because the lot size and configuration, together
with the existing development on the lot creates a difficulty in meeting this Code
requirement.
The existing legal nonconforming residence and garage was built with the
residence encroaching up to 25 feet into the front setback and the garage up to 35
feet.
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. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same vicinity and zone. The
encroachment permits the use of the lot to the extent allowed for other properties
in the vicinity. The Variance will permit the development of the property in a
manner similar to development patterns on surrounding properties.
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 in the front yard
setback will allow the remaining portion of the lot to remain undeveloped, and
would minimize grading. That portion of the addition, which requires the
Variance, is 20 square feet and is located behind the garage, which already
encroaches into the setback, and will not be visible from the street nor adjacent
properties. The structural lot coverage and the total impervious lot coverage are
within the requirements of the City.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 690 to encroach into the front
setback at an existing single family residential development, as indicated on the
development plan dated August 4, 2004, submitted with this application and
incorporated herein by reference as Exhibit A, and subject to the conditions in
Section 10.
Section 8. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance 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. A Variance to Section 15.04.150 of the Building and Construction
Chapter of the Rolling Hills Municipal Code is required because it states that no
import or export of soil shall be permitted to or from any lot in the City. The
applicant is requesting a Variance to import 195 cubic yard of soil. With respect
to this request for a Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because the lot size and configuration,
• •
together with the existing development on the lot creates a difficulty in meeting
this Code requirement. The area of the proposed addition will be the least visible
from the street or neighboring properties. However, currently there exists a
slope, which needs to be filled in to create a slightly larger pad than currently
exist for the addition.
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. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same vicinity and zone. The
importation of the soil permits the use of the lot to the extent allowed for other
properties in the vicinity and will minimize the creation of an artificial pad area.
With the importation of soil the existing building pad will increase by 782 square
feet. The design blends with the existing contours to a maximum extend
practicable and will result in a smooth, rounded terrain.
C. The granting of the Variance would not be materially detrimental
to the public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located. The proposed development
will allow the remaining portion of the lot to remain undeveloped, and would
minimize grading. With the importation of 195 cubic yards of soil, the applicants
will prevent an artificial cut elsewhere on the property.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 690 to import 195 cubic yards
of soil at an existing single family residential development, as indicated on the
development plan dated August 4, 2004, submitted with this application and
incorporated herein by reference as Exhibit A, and subject to the conditions in
Section 10.
Section 10. The Site Plan review request to construct a 1,346 square foot
addition approved in Section 5, the Variance request to encroach with 20 square
feet and the service yard into the front setback approved in Section 7 and the
Variance request to import 195 cubic yards of soil approved in Section 9 of this
resolution are subject to the following conditions:
A. The Site Plan review and the Variance approvals shall expire within
one year from the effective date of approval if construction pursuant to these
approvals has not commenced within that time period, as required by Sections
17.46.080(A) and 17.38.070(A) of the Rolling Hills Municipal Code, or the
approvals granted are otherwise extended pursuant to the requirements of these
sections.
B. It is declared and made a condition of the Variances and Site Plan
Review approvals, that if any conditions thereof are violated, this approval shall
be suspended and the privileges granted hereunder shall lapse; provided that the
applicants have been given written notice to cease such violation, the
opportunity for a hearing has been provided, and if requested, has been held,
1J
• •
and thereafter the applicant fails to correct the violation within a period of thirty
(30) days from the date of the City's determination.
C. All requirements of the Building Code, 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. This approval shall be subject to the approval of the soils, geology
and geotechnical reports and studies by the Los Angeles County Department of
Public Works.
E. The lot shall be developed and maintained in substantial
conformance with the site plan on file marked Exhibit A and dated August 4,
2004, except as otherwise provided in these conditions.
F. The working drawings submitted to the County Department of
Building and Safety for plan check review must conform to the development
plan approved with this application.
G. 195 cubic yards of soil may be imported to enlarge the building pad
by 782 square feet for the construction of the addition. The applicant shall notify
staff of when the importation will take place, and arrange for an inspection by
the Building Official.
H. The existing stable/corral area shall remain on the property or an
area not less than 1,000 square feet, in the general location of the exiting stable
shall be set aside for a future stable and corral.
I. Structural lot coverage shall not exceed 6,367 square feet or 18.10%
of the net lot area of the lot.
J. Total lot coverage of structures and paved areas shall not exceed
11,868 square feet or 33.75% in conformance with lot coverage limitations.
K. The disturbed area of the lot shall not exceed 13,960 square feet or
39.7% of the net lot area in conformance with the disturbance limitations.
L. Residential building pad coverage on the 9,812 square foot
residential building pad shall not exceed 5,905 square feet or 60,2%; the stable
building pad shall have a coverage of 23.56%.
M. The ridge height of the addition shall not exceed 19.5 feet from the
finished grade.
N. A not to exceed 2:1 slope shall be maintained behind the addition.
O. Landscaping shall include water efficient irrigation, to the
maximum extent feasible, that incorporates a low gallonage irrigation system,
utilizes automatic controllers, incorporates an irrigation design using
cGD
•
"hydrozones," considers slope factors and climate conditions in design, and
utilizes means to reduce water waste resulting from runoff and overspray in
accordance with Section 17.27.020 (Water efficient landscaping requirements) of
the Rolling Hills Municipal Code.
P. All graded areas and slopes shall be landscaped. Landscaping in
connection with this project shall be designed using native plants, shrubs and
trees, which at full maturity shall not exceed the ridge height of the residence,
and which would not obstruct views from neighboring properties. A copy of
landscaping plan for the project shall be submitted for review by the Planning
Department prior to the issuance of a building permit.
Q. Any wall associated with this project shall not be located in the
setbacks and shall not exceed five feet in height at any point, averaging 2 1 /2
feet.
R. During construction, any soil disturbance shall preserve the
existing topography, flora, and natural features to the greatest extent possible.
S. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and
local ordinances and engineering practices so that people or property are not
exposed to undue vehicle trips, noise, dust, and objectionable odors shall be
required.
T. During construction, the Erosion Control Plan containing the
elements set forth in Section 7010 of the 2001 County of Los Angeles Uniform
Building Code shall be followed to minimize erosion and to protect slopes and
channels to control stormwater pollution as required by the County of Los
Angeles.
U. During and after construction, all parking shall take place on the
project site and, if necessary, any overflow parking shall take place within nearby
roadway easements.
V. During construction, the property owners shall be required to
schedule and regulate construction and related traffic noise throughout the day
between the hours of 7 AM and 6 PM, Monday through Saturday only, when
construction and mechanical equipment noise is permitted, so as not to interfere
with the quiet residential environment of the City of Rolling Hills.
W. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Health Department
requirements for the installation and maintenance of septic tanks.
X. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Health Department requirements for
the installation and maintenance of stormwater drainage and run-off facilities.
•
Y. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department
Best Management Practices (BMP's) related to solid waste.
Z. A drainage plan system shall be approved by the Planning
Department and County District Engineer. Any water from any site irrigation
systems and all drainage from the site shall be conveyed in an approved manner.
AA. If an above ground drainage system is utilized, including the
energy dissipater, it shall be designed in such a manner as to not cross over any
equestrian trails. The drainage system(s) shall not discharge water onto a trail,
shall incorporate earth tone colors, including in the design of the dissipater and
be screened from any trail and neighbors views to the maximum extent
practicable, without impairing the function of the drainage system.
AB. All utility lines shall be placed underground. The roof material for
the residence shall comply with the City of Rolling Hills Building Code
requirements. The development shall comply with the City of Rolling Hills
Outdoor Lighting requirements.
AC. The applicants shall pay all of the applicable School District fees,
Los Angeles County Building and Safety and Public Works Department fees.
AD. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any grading or building permit.
AE. Until the applicant executes an Affidavit of Acceptance of all
conditions of the Variances and Site Plan Review approvals, as required by
Section 17.42.070 of the Municipal Code, the approvals shall not be effective.
AF. All conditions of the Variances and Site Plan approvals that apply
shall be complied with prior to the issuance of a grading or building permit by
the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21 DAY OF SEPTEMBER 2004.
ROGER SOMMER, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
• •
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2004-21 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW TO
CONSTRUCT AN ADDITION; A VARIANCE TO ENCROACH WITH A
PORTION OF THE ADDITION INTO THE FRONT SETBACK AND A
VARIANCE TO PERMIT IMPORTATION OF SOIL FOR THE CONSTRUCTION
AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 690
AT 6 CABALLEROS ROAD, (LOT 1-SK) (MABRY).
was approved and adopted at a regular meeting of the Planning Commission on
September 21, 2004, 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
(J
•
opeDeng �Pe
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310)1377-7288
E-mail: cityofrh@aol.com
DATE: AUGUST 17, 2004
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 690
6 CABALLEROS ROAD
RAS-1, 1.00 ACRES GROSS
MR. AND MRS. MILTON MABRY
BARTZ DESIGN AND CONSTRUCTION
JUNE 5, 2004
A request for a Site Plan Review for grading and construction of an addition; a
Variance to encroach with a portion of the addition into the front setback, and a
Variance to import soil at an existing single family residence.
BACKGROUND
1. At the July 20, 2004 Planning Commission meeting, the applicants
requested continuation of this case to tonight's meeting to allow them time to re-
study the project.
2. The applicants have amended their original plans to request a Site Plan
Review to construct a 1,346 square foot addition to the existing 2,970 square foot
residence. (Previously, the applicants requested a 1,305 square foot addition to
the residence and 431 square foot addition to the existing garage, for a total of
1,736 square feet). With the addition the residence would be 4,316 square feet
and the garage will remain at 542 square feet. The applicants also request a
Variance to encroach with 20 square feet of the addition and with the service
yard into the front setback, (previously 152 square feet of the garage addition
encroached into the front setback) and a Variance to import 195 cubic yards of
soil, (previously 325 cubic yards of soil was proposed to be imported). A 50
square foot spa is also proposed.
3. The applicants propose to reposition the addition in a north-easterly
direction, taking advantage of a more level area of the lot than previously
proposed. There is still need to import 195 cubic yards of fill soil, which is 130
cubic yards less than previously proposed.
ZC No. 690 Revised
PC 8/17/04 1
Iti)Pririted or; Recycled Paper
• •
4. The property is currently developed with a 2,970 square foot residence, 542
square foot garage, 427 square foot swimming pool, 384 square foot stable,
service yard and 486 square foot trellis. The applicants propose to retain the
existing stable and set aside additional 66 square foot area behind the stable for a
total of 450 square foot stable, and a 550 square foot area for a corral.
5. The lot is pie shaped with the outer arc being the front of the property
located along Caballeros Road. Approximately 40% of the residence is located in
the front setback. The proposed front yard encroachment will be at the rear of the
existing garage encroachment.
6. The house was constructed in the mid_1950's. The stable was constructed
in 1960 and the pool in 1961. Several additions were constructed through the
years, one in 1962 and one in 1986.
7. The applicants will utilize the existing pass through driveway with two
pre-existing driveway approaches.
8. The addition will follow the architecture and elevation of the exiting
house and will not exceed 19.6 feet from the finished grade.
9. The gross lot area is one acre and the net lot area, as calculated for
development purposes, is 35,165 square feet. The structural net lot coverage is
proposed to be 6,367 square feet or 18.10%, which includes the residence, the
addition, existing pool, trellis, service yard, proposed spa and the future stable,
(previously 6,565 square feet or 18.7%). The existing structural lot coverage totals
4,905 square feet or 13.95%, (20(1/0 maximum permitted).
10. The proposed total net lot coverage will be 11,868 square feet or 33.75% of
the net lot area, (previously 12,124 square feet or 34.5%). The existing total lot
coverage is 10,960 square feet or 31.2%. (35% maximum permitted).
11. Disturbed area of the lot will be 13,960 square feet or 39.7%, which
includes the 66 square feet for the future ' stable, (40% maximum permitted).
Currently the disturbed area is 31.0%.
12. There will be two building pads on the property. Much of the level area
on which the residence is located is in the front setback, however it is not
counted towards residential building pad. The building pad portion beyond the
front setback, after grading, will be 9,812 square feet (previously 10,813 square
feet). The structural lot coverage on this building pad is proposed to be 5,905
square feet or 60.2%, (previously 56.55%, due to a larger pad). Currently, the
residential building pad is 9,030 square feet with 54.43% coverage.
The stable building pad is proposed to be 1,910 square feet with coverage of
23.56%. The combined coverage on both of these pads is proposed at 54.2%.
13. Grading for this project will consist of enlarging the existing pad by 782
square feet and filling in a potion of the existing downhill slope for the new
ZC No. 690 Revised
PC 8/17/04 2
♦
.1
• •
addition. A not to exceed 2:1 slope behind the addition will be created. The slope
will start five feet from the addition, allowing for a 5' passing area around the
addition. With the repositioning of the addition, there is no need for a cut in the
soil, however, 195 cubic yards of soil is needed to fill in the slope, which requires
a Variance.
14. Drainage for this project will follow the natural terrain and drain to the
rear in a westerly direction. The water will be collected through several catch
basins and underground pipes and dissipate in an energy dissipater to the rear of
the residence.
15. Responding to the criteria which must be satisfied for the grant of the
Variances the applicants' representative states as follows:
a. The existing residence was built in 1950's before the zoning ordinance
of the city was adopted and the residence does not conform to the current
requirements for front yard set back or pad coverage.
b. The lot is irregularly pie shaped with the wide end in the front. The
house is in the front setback. The front setback is predominantly less than 10%
slope, but cannot be tabulated for pad coverage calculations.
c. The front elevation will remain, as it exists today. The front yard
encroachment is at the rear of the existing garage and is not perceptible when
viewing the structure.
d. The design blends with the existing contours, which yield a smooth,
rounded terrain that undulates in concert with the existing contours. Since there
is no need to create a modified topography, it would be more beneficial to the
property and its natural undulated terrain to import soil, than to arbitrarily
grade an area to create more dirt.
16. It will be required that utilities be placed underground.
17. A letter of support for the previous design is attached.
18. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA).
19. The Rolling Hills Community Association will review this project
at a later date.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and provide direction to staff.
ZC No. 690 Revised
PC 8/17/04 3
•
ZONING CASE NO. 690
CRITERIA
& MAJOR IMPACTS
RA -S-1 Zone Setbacks:
Front: 50 ft. from front
easement line
Side: 20 ft. from
property line
Rear: 50 ft. from
property line
Structures
(Site Plan Review
required if size of
structure increases by at
least 1,000 sq.ft. and has
the effect of increasing
the size of the structure
by more than 25% in a
36-month period).
Grading
Disturbed Area
(40% maximum)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum -
guideline)
Residential
Stable
Combined
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and
Animals
EXISTING
Residence with
attached garage
accessory structures
Residence 2,970 sq.ft.
Garage 542 sq.ft.
Swim Pool 427 sq.ft.
Stable 384 sq.ft.
Service Yard 96 sq.ft.
Trellis 486 sa.ft.
TOTAL 4,905 sq.ft.
N/A
31.0%
13.95%
31.17%
54.43%
Existing off Caballeros
Rd.
From driveway
N/A
N/A
ZC No. 690 Revised
PC 8/17/04 4
PREVIOUSLY
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,275 sq.ft.
Garage 973 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 294 sq.ft,
Spa 50 sa.ft.
TOTAL 6,565 sq.ft.
63 cubic yards cut and
388 cubic yards fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
18.7%
34.5%
56.55% of 10813 s.f.pad
24.36% of 1847 sq.ft pad
51.9% of 12660 s.f. pad
Existing off Caballeros Rd.
From driveway
Planning Commission will
review
Planning Commission will
review
CURRENTLY
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,316 sq.ft.
Garage 542 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 486 sq.ft
Spa 50 sa.ft.
TOTAL 6,367 sq.ft.
195 cubic yds. of fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
18.10%
33.75%
60.2% of 9,812 s.f.pad
23.5% of 1,910 sq.ft pad
55.2% of 11,722 s.f. pad
Existing off Caballeros
Rd.
From driveway
Planning Commission will
review
Planning Commission will
review
I
f
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that
do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to
properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
RESIDENCES IN THE VICINITY — FOR INFORMATION
PURPOSE ONLY
ADDRESS
8 Caballeros
10 Caballeros
12 Caballeros
7 Caballeros
9 Caballeros
34 Crest Road. E
16 Caballeros
OWNER
RESIDENCE
(SQ.FT.)
Moen
Crane
Letts
Kwon
Scarboro
Occhipinti
AVERAGE
EXISTING 12,970
PROPOSED 4,316
4,066
2,824
2,642
4,428
2,390
6,387
3,789
SOURCE: Los Angeles County Assessors Records
The above do not include garages
ZC No. 690 Revised
PC 8/17/04 5
LOT SIZE
ACRES (excl..
road easement):
48,047
56,541
55,757
93,480
98,575
212,137
94,089
43,594
•
quiniu ,accul
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bc). o 10 ry c C ,'rl-eD - -1--. -.-e-P J 0 t trIN5
C.)_i rn✓_D. .J1
By
PrEtIWZ
JUN 0 7 2004
CITY OF ROLLING HILLS
•
Ci4f ofi2 PfinS J✓PP
DATE: JULY 20, 2004
TO:
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 690
6 CABALLEROS ROAD
RAS-1, 1.00 ACRES GROSS
MR. AND MRS. MILTON MABRY
BARTZ DESIGN AND CONSTRUCTION
JUNE 5, 2004
A request for a Site Plan Review for grading and construction of an addition; a
Variance to encroach with a portion of the addition into the front setback, and a
Variance to import soil at an existing single family residence.
BACKGROUND
1. The Planning Commission visited the subject property on July 13, 2004.
Commissioners commented on the fill area, the height of the proposed structure
and the proposed drainage. Commissioner DeRoy stated that although the
northern easement is not a designated trail it is used by walkers and equestrians
because it connects to the Purple Canyon Trail located along the western side of
the property. Commissioner DeRoy recommended that a condition be included,
if the application is approved, that the drainage not interfere with the usability of
the easement and trail. The applicants' representative stated that the drain pipes
and the energy dissipater will be located on subject property and not in the
easements, and that the pipes will be placed underground.
2. The applicants request a Site Plan Review to construct a 1,305 square foot
addition to the existing 2,970 square foot residence and a 431 square foot
addition to the existing 542 square foot garage for a total addition of 1,736 square
feet. After the addition the residence will be 4,275 square feet and the garage will
be 973 square feet. The applicants also request a Variance to encroach with 152
square feet of the garage addition into the front setback, and a Variance to import
325 cubic yards of soil. A 50 square foot spa is also proposed.
3. The property is currently developed with a 2,970 square foot residence, 542
square foot garage, 427 square foot swimming pool, 384 square foot stable,
service yard and 486 square foot trellis. (Originally, an 810 square foot trellis was
ZC No. 690
PC 7/20/04
1
41d Pr ir,lu•rl or l , :yr;I' d I
•
• t.
shown, which was later determined to have been calculated wrong). The
applicants propose to demolish the existing stable and set aside an area for a
future stable and corral.
4. At the June 15, 2004 meeting, the Commission expressed concern over the
exceedance of the building pad area. The applicants revised their proposal to add
a 50 square foot spa and to decrease the 486 square foot trellis to 294 square feet.
Therefore, the net decrease in structural development is proposed to be 142
square feet from previous proposal.
5. The lot is pie shaped with the outer arc being the front of the property
located along Caballeros Road. Approximately 40% of the residence is located in
the front setback. The proposed front yard encroachment will be at the rear of the
existing garage encroachment.
6. The house was constructed in the mid 1950's. The stable was constructed
in 1960 and the pool in 1961. Several additions were constructed through the
years, one in 1962 and one in 1986.
7. The applicants will utilize the existing pass through driveway with two
pre-existing driveway approaches.
8. The addition will follow the architecture and elevation of the exiting
house and will not exceed 18'7 1/4" from the finished grade.
9. The gross lot area is one acre and the net lot area, as calculated for
development purposes, is 35,165 square feet. The structural net lot coverage is
proposed to be 6,565 square feet or 18.7%, (previously 7,031 square feet or
19.99%), which includes the residence, the addition, existing pool, trellis, service
yard, spa and the future stable. The existing structural lot coverage totals 4,905
square feet or 13.95%, (20% maximum permitted). (The previously reported
calculations included an 810 square foot trellis, rather than what's currently
shown as 486 sq.ft.).
10. The proposed total net lot coverage will be 12,124 square feet or 34.5%,
(previously 12,266 square feet or 34.88%) of the net lot area. The existing total lot
coverage is 10,960 square feet or 31.2%. (35% maximum permitted).
11. Disturbed area of the lot will be 13,960 square feet or 39.7%, which
includes the future stable, (40% maximum permitted). Currently the disturbed
area is 31.0%. The area of the existing stable will be brought to a natural state and
is not counted towards the disturbed area.
12. There will be two building pads on the property. Much of the level area
on which the residence is located is in the front setback, however it is not
counted towards residential building pad. The building pad portion beyond the
front setback, after grading, will be 10,813 square feet. The structural lot coverage
on this building pad is proposed to be 6,115 square feet or 56.55%. Currently the
residential building pad is 9,030 square feet with 54.43% coverage.
ZC No. 690
PC 7/20/04
2
• •
The stable building pad is proposed to be 1,847 square feet with coverage
of 24.36%. The combined coverage on both of these pads is proposed at 51.77%.
13. Grading for this project will consist of enlarging the existing pad by filling
in the existing downhill slope for the new addition, and creating a not to exceed
2:1 slope behind the addition. The slope will start four feet from the addition,
allowing for a 4' passing area around the addition. A total of 63 cubic yards of
soil will be cut and 388 cubic yards is needed for the fill. Not enough soil will be
generated from the cut to balance the soil on site, and no other grading on the lot
is necessary for this construction. The applicants request to import 325 cubic
yards of soil to fill in the slope, which requires a Variance.
14. Drainage for this project will follow the natural terrain and drain to the
rear in a westerly direction. The water will be collected through several catch
basins and underground pipes and dissipate in an energy dissipater to the rear of
the residence.
15. Responding to the criteria which must be satisfied for the grant of the
Variances the applicants' representative states as follows:
a. The existing residence was built in 1950's before the zoning ordinance
of the city was adopted and the residence does not conform to the current
requirements for front yard set back or pad coverage.
b. The lot is irregularly pie shaped with the wide end in the front. The
house is in the front setback. The front setback is predominantly less than 10%
slope, but cannot be tabulated for pad coverage calculations.
c. The front elevation will remain, as it exists today. The front yard
encroachment is at the rear of the existing garage and is not perceptible when
viewing the structure.
d. The design blends with the existing contours, which yield a smooth,
rounded terrain that undulates in concert with the existing contours. Since there
is no need to create a modified topography, it would be more beneficial to the
property and its natural undulated terrain to import soil, than to arbitrarily
grade an area to create more dirt.
16. It will be required that utilities be placed underground.
17. A letter of support for this project is attached.
18. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA).
19. The Rolling Hills Community Association will review this project
at a later date.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report and
provide direction to staff.
ZC No. 690
PC 7/20/04
3
ZONING CASE NO. 690
CRITERIA
& MAJOR IMPACTS
RA -S-1 Zone Setbacks:
Front: 50 ft. from front
easement line
Side: 20 ft. from
property line
Rear: 50 ft. from
property line
Structures
(Site Plan Review
required if size of
structure increases by at
least 1,000 sq.ft. and has
the effect of increasing
the size of the structure
by more than 25% in a
36-month period).
Grading
Disturbed Area
(40% maximum)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum Planning
Commission guideline)
Residential
Stable
Combined
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and
Animals
ZC No. 690
PC 7/20/04
EXISTING
Residence with
attached garage
accessory structures
Residence 2,970 sq.ft.
Garage 542 sq.ft.
Swim Pool 427 sq.ft.
Stable 384 sq.ft.
Service Yard 96 sq.ft.
Trellis 486 so.ft.
TOTAL 4,905 sq.ft.
N/A
31.0%
13.95%
31.17%
54.43%
Existing off Caballeros
Rd.
From driveway
N/A
N/A
4
PREVIOUSLY
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,275 sq.ft.
Garage 973 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 810 sq.ft.
TOTAL 7,031 sq.ft.
63 cubic yards cut and
388 cubic yards fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
19.99%
34.88%
60.8% of 10,813 sq.ft. pad
24.36% of 1,847 sq.ft. pad
55.5% of 12,660 sq.ft. pad
Existing off Caballeros Rd.
From driveway
Planning Commission will
review
Planning Commission will
review
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,275 sq.ft.
Garage 973 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 294 sq.ft,
Spa 50 so.ft.
TOTAL 6,565 sq.ft.
63 cubic yards cut and
388 cubic yards fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
18.7%
34.5%
56.55% of 10813 s.f.pad
24.36% of 1847 sq.ft pad
51.9% of 12660 s.f. pad
Existing off Caballeros
Rd.
From driveway
Planning Commission will
review
Planning Commission will
review
• •
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that
do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to
properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
RESIDENCES IN THE VICINITY — FOR INFORMATION
PURPOSE ONLY
ADDRESS OWNER
8 Caballeros
10 Caballeros
12 Caballeros
7 Caballeros
9 Caballeros
34 Crest Road. E
16 Caballeros
Moen
Crane
Letts
Kwon
Scarboro
Occhipinti
RESIDENCE
(SQ.FT.)
4,066
2,824
2,642
4,428
2,390
6,387
AVERAGE I 3,789
EXISTING 12,970
PROPOSED 4,275
SOURCE: Los Angeles County Assessors Records
The above do not include garages
ZC No. 690
PC 7/20/04
5
LOT SIZE
ACRES (excl.
road easement)
48,047
56,541
55,757
93,480
98,575
212,137
94,089
43,594
•
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• q1?ccL
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epimiolA
JUN 0 7 2004
CITY OF ROLLING HILLS
M
DATE:
TO:
FROM:
•
Ci1 op2Pf 9JUF
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
JULY 13, 2004
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 690
6 CABALLEROS ROAD
RAS-1, 1.00 ACRES GROSS
MR. AND MRS. MILTON MABRY
BARTZ DESIGN AND CONSTRUCTION
JUNE 5, 2004
A request for a Site Plan Review for grading and construction of an addition; a
Variance to encroach with a portion of the addition into the front setback, and a
Variance to import soil at an existing single family residence.
BACKGROUND
1. At the June 15, 2004 meeting, the Planning Commission scheduled a field
trip to subject property for July 13, 2004.
2. The applicants are requesting a Site Plan Review to construct a 1,736
square foot addition to an existing 2,970 square foot residence with an attached
542 square foot garage for a total of 4,275 square foot residence and 973 square
foot garage. The applicants also request a Variance to encroach with 152 square
feet of the addition into the front setback, and a Variance to import 325 cubic
yards of soil. A 50 square foot spa is also proposed.
3. The property is currently developed with a 2,970 square foot residence, 542
square foot garage, 427 square foot swimming pool, 384 square foot stable,
service yard and 486 square foot trellis. (Originally, an 810 square foot trellis was
shown, which was later determined to have been calculated wrong). The
applicants propose to demolish the existing stable and set aside an area for a
future stable and corral.
4. At the June 15, 2004 meeting, the Commission expressed concern over the
exceedance of the building pad area. The applicants revised their proposal to add
a 50 square foot spa and to decrease the 486 square foot trellis to 294 square feet.
ZC No. 690
PC 7/1 3/04FT
1
•
M
•
Therefore, the net decrease in structural development is proposed to be 142
square feet from previous proposal.
5. The lot is pie shaped with the outer arc being the front of the property
located along Caballeros Road. Approximately 40% of the residence is located in
the front setback. The proposed front yard encroachment will be at the rear of the
existing garage encroachment.
6. The house was constructed in the mid 1950's. The stable was constructed
in 1960 and the pool in 1961. Several additions were constructed through the
years, one in 1962 and one in 1986.
6. The applicants will utilize the existing pass through driveway with two
pre-existing driveway approaches.
7. The addition will follow the architecture and elevation of the exiting
house and will not exceed 18'7 1/4" from the finished grade.
8. The gross lot area is one acre and the net lot area, as calculated for
development purposes, is 35,165 square feet. The structural net lot coverage is
proposed to be 6,553 square feet or 18.64%, (previously 7,031 square feet or
19.99%), which includes the residence, the addition, existing pool, trellis, service
yard, spa and the future stable. The existing structural lot coverage totals 4,905
square feet or 13.95%, (20% maximum permitted). (The previously reported
calculations included an 810 square foot trellis, rather than what's currently
shown as 486 sq.ft.).
9. The proposed total net lot coverage will be 12,112 square feet or 34.44%,
(previously 12,266 square feet or 34.88%) of the net lot area. The existing total lot
coverage is 10,960 square feet or 31.2%. (35% maximum permitted).
10. Disturbed area of the lot will be 13,960 square feet or 39.7%, which
includes the future stable, (40% maximum permitted). Currently the disturbed
area is 31.0%. The area of the existing stable will be brought to a natural state and
is not counted towards the disturbed area.
11. There will be two building pads on the property. Much of the level area
on which the residence is located is in the front setback, however it is not
counted towards residential building pad. The building pad portion beyond the
front setback, after grading, will be 10,813 square feet. The structural lot coverage
on this building pad is proposed to be 6,103 square feet or 56.44%. Currently the
residential building pad coverage is 54.43%.
The stable building pad is proposed to be 1,847 square feet with coverage
of 24.36%. The combined coverage on both of these pads is proposed at 51.76%.
12. Grading for this project will consist of enlarging the existing pad and
filling in a slope for the new addition and behind the new addition. A total of 63
cubic yards of soil will be cut and 388 cubic yards is needed for the fill. Not
ZC No. 690
PC 7/ 13/04FT
2
• •
enough soil will be generated from the cut to balance the soil on site, and no
other grading on the lot is necessary for this construction. The applicants request
to import 325 cubic yards of soil to fill in the slope, which requires a Variance.
13. Drainage for this project will follow the natural terrain and drain to the
rear in a westerly direction. The water will be collected through several catch
basins and underground pipes and dissipate in an energy dissipater to the rear of
the residence.
14. Responding to the criteria which must be satisfied for the grant of the
Variances the applicants' representative states as follows:
a. The existing residence was built in 1950's before the zoning ordinance
of the city was adopted and the residence does not conform to the current
requirements for front yard set back or pad coverage.
b. The lot is irregularly pie shaped with the wide end in the front. The
house is in the front setback. The front setback is predominantly less than 10%
slope, but cannot be tabulated for pad coverage calculations.
c. The front elevation will remain, as it exists today. The front yard
encroachment is at the rear of the existing garage and is not perceptible when
viewing the structure.
d. The design blends with the existing contours, which yield a smooth,
rounded terrain that undulates in concert with the existing contours. Since there
is no need to create a modified topography, it would be more beneficial to the
property and its natural undulated terrain to import soil, than to arbitrarily
grade an area to create more dirt.
15. It will be required that utilities be placed underground.
16. A letter of support for this project is attached.
17. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA).
18. The Rolling Hills Community Association will review this project
at a later date.
RECOMMENDATION
It is recommended that the Planning Commission view the site and take public
testimony.
ZC No. 690
PC 7/13/04FT
3
•
•
sr
ZONING CASE NO. 690
CRITERIA
& MAJOR IMPACTS
RA -S-1 Zone Setbacks:
Front: 50 ft. from front
easement line
Side: 20 ft. from
property line
Rear: 50 ft. from
property line
Structures
(Site Plan Review
required if size of
structure increases by at
least 1,000 sq.ft. and has
the effect of increasing
the size of the structure
by more than 25% in a
36-month period).
Grading
Disturbed Area
(40% maximum)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum Planning
Commission guideline)
Residential
Stable
Combined
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and
Animals
ZC No. 690
PC 7/13/04FT
EXISTING
Residence with
attached garage
accessory structures
Residence 2,970 sq.ft.
Garage 542 sq.ft.
Swim Pool 427 sq.ft.
Stable 384 sq.ft.
Service Yard 96 sq.ft.
Trellis 486 sa.ft.
TOTAL
N/A
31.0%
13.95%
31.17%
54.43%
PREVIOUSLY
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,275 sq.ft.
Garage 973 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 810 sq.ft.
4,905 sq.ft. TOTAL
Existing off Caballeros
Rd.
From driveway
N/A
N/A
4
7,031 sq.ft.
63 cubic yards cut and
388 cubic yards fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
19.99%
34.88%
60.8% of 10,813 sq.ft. pad
24.36% of 1,847 sq.ft. pad
55.5% of 12,660 sq.ft. pad
Existing off Caballeros Rd.
From driveway
Planning Commission will
review
Planning Commission will
review
PROPOSED
Site Plan for addition;
Variances to encroach
with addition and import
soil
Residence 4,275 sq.ft.
Garage 973 sq.ft.
Swim Pool 427 sq.ft.
Stable 450 sq.ft.
Service Yard 96 sq.ft.
Trellis 294 sq.ft,
Spa 50 sa.ft.
TOTAL 6,553 sq.ft.
63 cubic yards cut and
388 cubic yards fill
(request to import soil)
39.7% of 35,165 square
feet net lot area.
118.64%
134.44%
56.44% of 10813 s.f.pad
24.36% of 1847 sq.ft pad
51.8% of 12660 s.f. pad
IExisting off Caballeros
Rd.
IFrom driveway
IPlanning Commission will
review
IPlanning Commission will
review
I
• •
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that
do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to
properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
RESIDENCES IN THE VICINITY — FOR INFORMATION
PURPOSE ONLY
ADDRESS
8 Caballeros
10 Caballeros
12 Caballeros
7 Caballeros
9 Caballeros
34 Crest Road. E
6 Caballeros
OWNER
Moen
Crane
Letts
Kwon
Scarboro
Occhipinti
AVERAGE
EXISTING
PROPOSED
RESIDENCE
(SQ.FT.)
4,066
2,824
2,642
4,428
2,390
6,387
3,789
1 2,970
4,275
SOURCE: Los Angeles County Assessors Records
The above do not include garages
ZC No. 690
PC 7/13/04FT
5
LOT SIZE
ACRES (excl.
road easement)
48,047
56,541
55,757
93,480
98,575
212,137
94,089
43,594
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JUN 0 7 2004
CITY OF ROLLING HillS
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DATE: JUNE 15, 2004
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
•
INCORPORATED JANUARY 24, 1957
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
ZONING CASE NO. 690
6 CABALLEROS ROAD
RAS-1, 1.00 ACRES GROSS
MR. AND MRS. MILTON MABRY
BARTZ DESIGN AND CONSTRUCTION
JUNE 5, 2004
C-�
A request for a Site Plan Review for grading and construction of an addition; a
Variance to encroach with a portion of the addition into the front setback, and a
Variance to import soil for the construction at an existing single family residence.
BACKGROUND
1. The applicants are requesting a Site Plan Review to construct a 1,736
square foot addition to an existing 2,970 square foot residence with an attached
542 square foot garage for a total of 4,275 square foot residence and 973 square
foot garage. The applicants also request a Variance to encroach with 152 square
feet of the addition into the front setback, and a Variance to import 325 cubic
yards of soil.
2. The property is currently developed with a 2,970 square foot residence, 542
square foot garage, 427 square foot swimming pool, 384 square foot stable,
service yard and 810 square foot trellis. The applicants propose to demolish the
existing stable and set aside an area for a future stable and corral.
3. The lot is irregularly pie shaped with the longest side, which is the front of
the property, located along Caballeros Road. Approximately 40% of the
residence is located in the front yard setback. The proposed front yard
encroachment will be at the rear of the existing garage encroachment.
4. The house was constructed in the mid 1950's. The stable was constructed
in 1960 and the pool in 1961. Several additions were constructed through the
years, one in 1962 and one in 1986.
ZC No. 690
PC 6/15/04
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• •
5. The applicants will utilize the existing pass through driveway with two
pre-existing driveway approaches.
6. The addition will follow the architecture and elevation of the exiting
house and will not exceed 18'7 1/4" from the finished grade.
7. The gross lot area is one acre and the net lot area, as calculated for
development purposes, is 35,165 square feet. The structural net lot coverage is
proposed to be 7,031 square feet or 19.99%, which includes the residence, the
addition, existing pool, trellis, service yard and the future stable. The existing
structural lot coverage totals 5,133 square feet or 14.6%, (20% maximum
permitted).
8. The proposed total lot coverage will be 12,266 square feet or 34.88% of the
net lot area. The existing total lot coverage is 10,864 square feet or 30.9%. (35%
maximum permitted).
9. Disturbed area of the lot will be 13,960 square feet or 39.7%, which
includes the future stable, (40% maximum permitted). Currently the disturbed
area is 31.0%. The area of the existing stable will be brought to a natural state and
is not counted towards the disturbed area.
10. There will be two building pads on the property. Much of the level area
on which the residence is located is in the front setback, however it is not
counted towards residential building pad. The building pad portion beyond the
front setback, after grading, will be 10,813 square feet. The structural lot coverage
on this building pad is proposed to be 6,581 square feet or 60.8%. Currently the
residential building pad coverage is 56.84%.
The stable building pad is proposed to be 1,847 square feet with coverage
of 24.36%. The combined coverage on both of these pads is proposed at 55.3%.
11. Grading for this project will consist of enlarging the existing pad and
filling in a slope for the new addition and behind the new addition. A total of 63
cubic yards of soil will be cut and 388 cubic yards is needed for the fill. Not
enough soil will be generated from the cut to balance the soil on site, and no
other grading on the lot is necessary for this construction. The applicants request
to import 325 cubic yards of soil to fill in the slope, which requires a Variance.
12. Drainage for this project will follow the natural terrain and drain to the
rear in a westerly direction. The water will be collected through several catch
basins and underground pipes and dissipate in an energy dissipater to the rear of
the residence.
13. Responding to the criteria which must be satisfied for the grant of the
Variances the applicants' representative states as follows:
ZC No. 690
PC 6/15/04
• •
a. The existing residence was built in 1950's before the zoning ordinance
of the city was adopted and the residence does not conform to the current
requirements for front yard set back or pad coverage.
b. The lot is irregularly pie shaped with the wide end in the front. The
house is in the front setback. The front setback is predominantly less than 10%
slope, but cannot be tabulated for pad coverage calculations.
c. The front elevation will remain, as it exists today. The front yard
encroachment is at the rear of the existing garage and is not perceptible when
viewing the structure.
d. The design blends with the existing contours, which yield a smooth,
rounded terrain that undulates in concert with the existing contours. Since there
is no need to create a modified topography, it would be more beneficial to the
property and its natural undulated terrain to import soil, than to arbitrarily
grade an area to create more dirt.
14. It will be required that utilities be placed underground.
15. A letter of support for this project is attached.
16. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA).
17. The Rolling Hills Community Association will review this project
at a later date.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report and
take public testimony.
ZC No. 690
PC 6/15/04
3
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0_
ZONING CASE NO. 690
CRITERIA
& MAJOR IMPACTS
RA -S-1 Zone Setbacks:
Front: 50 ft. from front easement
line
Side: 20 ft. from property line
Rear: 50 ft. from property line
Structures
(Site Plan Review required if size
of structure increases by at least
1,000 sq.ft. and has the effect of
increasing the size of the
structure by more than 25% in a
36-month period).
Grading
Disturbed Area
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
area where impervious surfaces
exist.
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Building Pad Coverage
(30% maximum Planning
Commission guideline)
Residential
Stable
Combined
Roadway Access
Access to Stable
Preserve Views
Preserve Plants and Animals
ZC No. 690
PC 6/15/04
EXISTING
Residence with attached garage
accessory structures
Residence
Garage
Swim Pool
Stable
Service Yard
Trellis
TOTAL
N/A
PROPOSED
Site Plan for addition; Variances
to encroach with addition and
import soil
2,970 sq.ft. Residence 4,275 sq.ft.
542 sq.ft. Garage 973 sq.ft.
427 sq.ft. Swim Pool 427 sq.ft.
384 sq.ft. Stable 450 sq.ft.
96 sq.ft. Service Yard 96 sq.ft.
810 sa.ft. Trellis 810 sq.ft.
5,133 sq.ft. TOTAL 7,031 sq.ft.
63 cubic yards cut and 388 cubic
yards fill (request to import soil)
31.0% 39.7% of 35,165 square feet net
lot area.
14.6%
30.9%
56.84%
Existing off Caballeros Rd.
From driveway
N/A
N/A
4
19.99%
34.88%
60.8% of 10,813 sq.ft. pad
24.36% of 1,847 sq.ft. pad
55.5% of 12,660 sq.ft. pad
Existing off Caballeros Rd.
From driveway
Planning Commission will review
Planning Commission will review
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that
do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to
properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills..
RESIDENCES IN THE VICINITY — FOR INFORMATION
PURPOSE ONLY
ADDRESS OWNER
8 Caballeros
10 Caballeros
12 Caballeros
7 Caballeros
9 Caballeros
34 Crest Road. E
6 Caballeros
Moen
Crane
Letts
Kwon
Scarboro
Occhipinti
AVERAGE
EXISTING I
PROPOSED
RESIDENCE
(SQ.FT.)
4,066
2,824
2,642
4,428
2,390
6,387
3,789
2,970
4,275
SOURCE: Los Angeles County Assessors Records
The above do not include garages
ZC No. 690
PC 6/15/04
5
LOT SIZE
ACRES (excl.
road easement)
48,047
56,541
55,757
93,480
98,575
212,137
94,089
43,594
•
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Puri a 7 2004
CITY OF ROLLING HilLS
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