844, Construct new garage attached , Resolutions & Approval ConditionsRESOLUTION NO. 2013-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR
THE CONSTRUCTION OF AN ATTACHED GARAGE ON A PROPERTY WITH
A CONDITION THAT ANY FUTURE CONSTRUCTION ON THE LOT BE
REVIEWED BY THE PLANNING COMMISSION IN ZONING CASE NO. 844,
AT 0 CHESTNUT LANE, (LOT 241 A-1MS), ROLLING HILLS, CA.
(TAKAHASHI). THE PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
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. and Mrs. Takahashi with
respect to real property located at 0 Chestnut Lane (Lot 241-A-1-MS), Rolling Hills, CA
requesting to construct a 420 square foot garage, which requires a Site Plan Review due
to a condition placed on the property with previous applications that any future
development requires a Site Plan Review by the Planning Commission.
Originally, the applicants requested a Conditional Use Permit for a detached garage.
Section 2 The Planning Commission conducted duly noticed public hearings
to consider the application at their regularly scheduled meetings on August 20, 2013,
October 15, 2013 and at a field trip on September 17, 2013. Neighbors were notified and
invited to the hearings. The applicant's representative was in attendance at the
hearings.
Section 3. The applicants were notified of the above -referenced hearing in
writing by first class mail. Evidence was heard and presented from all persons
interested in affecting said proposal, from all persons protesting the same, and from
members of the City staff. The Planning Commission having reviewed, analyzed and
studied the information found that the project is satisfactory and meets the City's Site
Plan Review criteria based on the findings enumerated below.
Section 4. At the field visit the Commissioners expressed concerns with the
detached configuration of the garage and recommended that the applicant attach it to
the existing residence. The applicant's architect submitted revised plans showing the
attached garage.
Section 5. The Planning Commission finds that the project qualifies as a Class
1 Exemption [State CEQA Guidelines, Section 15301(e)] and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
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Section 6. Section 17.46.040(C) of the Rolling Hills Municipal Code permits the
Planning Commission to condition projects, including requiring a site plan review
regardless if the future construction requires a discretionary permit. The Planning
Commission placed such condition on previous approvals on subject property; therefore,
the proposed attached garage is subject to a discretionary permit.
Section 7. With respect to this request for a Site Plan Review, the Planning
Commission finds as follows:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed project complies with
the General Plan requirement of low profile, low -density residential development with
sufficient open space between surrounding structures. The 420 square foot garage
conforms to Zoning Code setbacks and lot coverage requirements. The proposed project
is screened from the road by the existing topography of the lot so as to reduce the visual
impact of the development. No grading is proposed on the lot.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new garage
will not cause the lot to look overdeveloped. Significant portions of the lot will be left
undeveloped so as to maintain open space on the property. The project will be screened.
The nature, condition, and development of adjacent uses, buildings, and structures and
the topography of the lot have been considered, and the construction will not adversely
affect or be materially detrimental to the adjacent uses, buildings, or structures because
the proposed project will be constructed on a portion of the lot which is least intrusive
to surrounding properties, will be screened and landscaped with trees and shrubs is of
sufficient distance from nearby residences so that the proposed project will not impact
the view or privacy of surrounding neighbors, and will utilize the existing flat area for
the new construction.
C. The proposed project is compatible with the General Plan and the Zoning
Ordinance. An addition of 420 square feet is minimal and would be normally approved
administratively, but for the condition placed on the property that any future
construction requires a discretionary review. No grading or change in the topography
and terrain is proposed.
D. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. As indicated in
Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be
exceeded and the proposed project is consistent with the scale of the neighborhood.
E. The development plan follows natural contours of the site to minimize
grading and retain the natural drainage courses. The project is not located in a canyon
or on existing slopes that exceed 25 %.
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F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
development will utilize the existing driveway.
G. The project conforms to the requirements of the California Environmental
Quality Act and is exempt.
Section 8. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a 420 square foot garage addition in
accordance with the development plan dated September 25, 2013 in Zoning Case No. 844
subject to the following conditions:
A. The Site Plan Review approval shall expire within two years from the
effectivedate of this approval if construction pursuant to this approval has not
commenced within that time period, as required by Section 17.46.080(A) of the Rolling
Hills Municipal Code.
B. It is declared and made a condition of the approval, 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. The working drawings submitted to the Building and Safety Department
for plan check review and building permit must conform to the development plan
approved with this application.
D. The lot shall be developed and maintained in substantial conformance with
the site plan on file dated September 25, 2013, except as otherwise provided in these
conditions.
E. The property on which the project is located shall contain an area of
sufficient size and which meets all standards for a stable and corral with vehicular access
thereto.
F. A minimum of 96 square foot trash area adjacent to the side of the house
shall be accessible to trash collection personnel at all times.
G. No grading shall be required with this addition.
H. Structural lot coverage shall not exceed 8,827 square feet (excepting
allowances) or 9.9% in conformance with structural coverage requirements.
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I. Total lot coverage of structures and paved areas shall not exceed 21,399
square feet or 23.9% in conformance with lot coverage limitations.
J. No additional disturbance of the lot is required. The disturbed area of the
lot shall not exceed 55%.
K. Residential building pad coverage on the existing 19,440 square foot
residential building pad shall not exceed 37.6%.
L. Utility lines shall be placed underground.
M. Drainage shall be approved by the Building and Safety Department. If
an above drainage swale or a dissipater is to be constructed it shall be designed in
such a manner as not to cross over any equestrian trails or discharge water onto a
trail, shall incorporate earth tone colors, and shall be screened from the road and
neighbors' views to the maximum extent practicable, without impairing the function
of the drainage system.
N. During construction all parking shall take place on the project site and, if
necessary, any overflow parking shall take place within nearby roadway easements.
O. 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.
P. The conditions of approval specified herein shall be printed on the Plans
submitted to Building and Safety Department for plan check review and on all
subsequent plans.
Q. The property owners shall be required to conform to the City of Rolling
Hills Outdoor Lighting Standards Ordinance.
R. The property owner and/or his/her contractor/applicant shall be
responsible for compliance with the no -smoking provisions in the Municipal Code.
S. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http //www.wrh.noaa.gov/1ox/main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions.
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T. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee.
U. A minimum of 50% of the construction and demolition material shall be
recycled and verification submitted to the City. A hauling permit shall be obtained from
the City by the construction/ demolition hauler.
V. 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 or grading, shall require the filing of a new
application for approval by the Planning Commission.
W. The licensed professional preparing construction plans for this project
for Building Department review shall execute a Certificate affirming that the plans
conform in all respects to this Resolution approving this project and all of the
conditions set forth therein and in the City's Building Code and Zoning Ordinance.
X. The person obtaining a building and/or grading permit for this project
shall execute a Certificate of Construction affirming that the project will be
constructed in conformance with this Resolution and any plans approved therewith.
Y. Until the applicant executes an Affidavit of Acceptance of all conditions
of this application, and such affidavit is recorded together with this resolution, the
approval shall not be effective.
Z. Any action challenging the final decision of the City made as a result of
the public hearing on this application must be filed within the time limits set forth in
Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure
Section 1094.6.
PASSED, APPROVED AND ADOPTED THIS 15th DAY OCTCpBER013.
ATTEST: I
Cad/drat/VP
HEIDI LUCE,
DEPUTY CITY CLERK
ad Chelf, Chairman
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STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
)
) §§
I certify that the foregoing Resolution No. 2013-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR
THE CONSTRUCTION OF AN ATTACHED GARAGE ON A PROPERTY WITH
A CONDITION THAT ANY FUTURE CONSTRUCTION ON THE LOT BE
REVIEWED BY THE PLANNING COMMISSION IN ZONING CASE NO. 844,
AT 0 CHESTNUT LANE, . (LOT 241 A-1MS), ROLLING HILLS, CA.
(TAKAHASHI). THE PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
was approved and adopted at a regular meeting of the Planning Commission on
October 15, 2013 by the following roll call vote:
AYES: Commissioners Mirsch, Smith and Chairman Chelf.
NOES: None.
ABSENT: None.
ABSTAIN: Commissioner Gray (recused).
and in compliance with the laws of California was posted at the following:
Administrative Offices.
HEDI LUCE
DEPUTY CITY CLERK
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