895, Demo existling SFR and Constru, Staff Reportsisral&f qice,41
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 5-B
Mtg. Date: 08/08/16
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
-
THRU: RAYMOND R. CRUZ, CITY MANAGER
SUBJECT: RESOLUTION NO. 2016-18. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A
SITE PLAN REVIEW FOR CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE, GARAGE AND A BASEMENT, SWIMMING POOL, VARIOUS
OUTDOOR AMENITIES AND VARIOUS RETAINING WALLS, A NEW DRIVEWAY
AND GRADING; REQUEST FOR VARIANCES TO ENCROACH WITH THE
RESIDENCE, BASEMENT, LIGHT WELLS AND SEVERAL WALLS INTO SETBACKS,
OF WHICH SOME DO NOT AVERAGE OUT TO 2.4' IN HEIGHT, TO LOCATE THE
POOL, POOL EQUIPMNENT AND FUTURE STABLE AND CORRAL IN FRONT
YARD AREA, TO EXCEED THE MAXIMUM PERMITTED TOTAL LOT COVERAGE
AND DISTURBED AREA, TO EXCEED THE MAXIMUM PERMITTED COVERAGE
OF FRONT SETBACK WITH THE DRIVEWAY AND TO EXPORT DIRT IN ZONING
CASE NO. 895, AT 10 BOWIE ROAD, (LOT 4-CRA), ROLLING HILLS, CA (PANG JUI
YIU).
REQUEST AND PLANNING COMMISSION ACTION,
1. It is recommended that the City Council receive and file this report or provide
other direction to staff.
2. The Planning Commission, following several public hearings and project
modifications by the applicant to address the neighbors' and Commission's concerns,
approved this project by a 4-0 vote.
3. The applicant Pang Jui Yiu plans to demolish the existing house on the property
at 10 Bowie Road and construct a new house with accessory structures. He is requesting
a Site Plan Review to construct a 5,270 square foot single family residence, 848 square
• ao
foot garage, 6,000 square foot basement, 640 square foot swimming pool and spa,
various retaining walls, ranging from 6" curb to 5' in height, with mostly 3' and 4'
walls, service yard, entryway, covered porches, outdoor kitchen, a new 400' long,
20'wide driveway and grading of 8,946 cubic yards of dirt. Variances are requested to
encroach with the residence, basement, two light wells, covered entry, service yard,
several of the walls over 3' in height into the rear, side and front setbacks, to locate a
portion of the swimming pool and pool equipment area, the set aside area for a stable
and portion of the corral in front yard and a portion of the corral within front setback; to
exceed the maximum permitted total lot coverage and disturbed area of the net lot; to
construct walls that do not average out to 2.5' in height, to exceed the maximum
permitted coverage with a driveway of the front setback (21.2%) and to export 4,643
cubic yards of dirt off site, (total of 8,360 cubic yards will be exported, of which 4,303
cubic yards will be generated from excavation of the basement and swimming pool and
is allowed to be exported).
4. The Resolution contains standard finding, facts and conditions of approval. The
Planning Commission found that the project is reasonable for the size of the lot, that the
lot has many constraints and the existing conditions dictate the placement of the
residence. There exist several retaining walls on the property already; the existing house
encroaches into the rear setback by more than the new house will and the new house
will utilize the existing building pad. The Fire Department requirement for a 20' wide
driveway and turn around requires additional grading and impervious coverage.
5. The chart included with this staff report reflects the changes that were made to
the project since the first submittal. In addition, during the proceedings the applicant, in
response to the Planning Commission concerns, amended the project by lowering the
building pad by 6 feet vertically at the north edge - front, and gently slope back to the
south; and by about 5' in the back and there will be no fill placed between the road and
the house, except where necessary for the driveway. Since the initial submittal the
applicant made changes to the walls and eliminated and lowered several of them. He
has also removed covered porches from the front of the house and moved the pool and
pool equipment area as requested by neighbors and made other modifications.
6. Several neighbors participated in the hearings during the proceedings and
although initially some objected to the initial project, they expressed satisfaction with
the final submittal. Some residents expressed concerns about the integrity of the wall at
the west side of the lot (by Bowie Trail) and the slope and geology of the lot in general.
On July 14, 2016 an objection to the project was received from a neighbor at 19 Bowie
Road. Specifically, they objected to: 1- All encroachment into the rear, side & front
setbacks. 2-Exceeding the maximum permitted lot coverage & disturbed area of the net
lot. Staff reached out and encouraged them to attend the Planning Commission public
hearing on July 19, 2016; however, they were not in attendance nor did they respond to
City's correspondence informing them that the Planning Commission approved the
project.
ZC NO. 895
10 Bowie Road
0
•
BACKGROUND
7. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet or
1.36 acres.
8. The existing 3,506 square foot house and 703 square foot detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to
28' into the rear yard. (1,060 sq.ft. of the proposed house will encroach 18.5' into the rear
setback). There are some existing retaining walls that will remain including a 7-foot tall
wall that is within the rear yard setback and which has nonconforming status. That
wall will not be altered or extended but will be maintained at the existing height.
A new driveway is proposed that will access the site from Bowie Road, utilizing a
slightly reconfigured existing apron. The Traffic Commission reviewed the proposed
apron at their May 26, 2016 meeting and recommended approval.
9. The applicant has designated a future stable and corral location between the
proposed house and Bowie Road. A variance is required for the stable and corral
because they would be located within the front yard and setback. Access to a future
stable is planned off the proposed new driveway.
10. The applicants conducted and prepared a geotechnical engineering and geology
investigation (including soils and slope stability). 6 test pits were investigated. The
report indicates that the property is suitable for the proposed development. The City's
engineer will review the report during the plan check review process and if more
information or explorations are requested, the applicant will have to provide it.
MUNICIPAL CODE COMPLIANCE.
11. There will be grading of 8,946 cubic yards of dirt, of which 8,360 cubic yards will
be exported, (4,303 cubic yards will be generated from excavation of the basement and
swimming pool and is allowed to be exported). The total amount of the dirt will be
exported, necessitating a variance. Pursuant to the zoning ordinance only excavated
material may be exported.
12. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 54,320 square feet (91.5% of
net lot area) that is proposed to be increased mostly due to the driveway construction,
to 55,820 square feet (increase by 1,500 square feet) to 94.0%, which requires a variance.
The architect states that the front of the lot and most of the west side of the property
was graded previously when Bowie Road was constructed and is included in the
disturbed area.
ZC NO. 895
10 Bowie Road
•
13. The roof ridgeline at the highest point of the residence will not exceed 17'6" from
the finished floor, and some elevations will be at 13' and 14'. The lowest finished grade
elevation over the span of the project will be at 1040.75-1041.8 feet and the ridge height
at the highest elevation will be at 1058.5'. The basement is proposed at a depth of
approximately 11 feet, at finished floor elevation 1029.5. Proposed are six light wells, or
shafts external and adjoining the building that allow mainly for access of light and air to
the basement. One light well and one set of stairs for emergency egress, as well as the
service yard are to be located in the rear yard setback and are subject to a variance.
All wells will have a 42-inch high solid wall on the exterior to shield view and access
into the wells. Although the design of the light wells are under the purview of the
RHCA Architectural Committee, and the requirement for ingress and egress and for
light and ventilation for basements are reviewed by the Building Department, the
Planning Commission may regulate the massing of structures, number and height of
walls, compatibility of the structure in relationship to the lot and other aspects of the
development.
14. The residential building pad (outside of setbacks) will be increased by 4,353
square feet to 14,708 square feet. The coverage on this pad is proposed at 48.5%, which
includes all of the structures, but excludes permissible deductions of 120 square feet and
the porch. This is an increase from 41.6% from the existing condition. The code provides
a guideline of 30% maximum coverage.
The future stable building pad is proposed at 2,073 square feet in area, and coverage of
21.7%, assuming a minimum 450 square foot stable is built.
15. The structural lot coverage proposed is 8,116 square feet or 13.7%; with the
allowed deductions the structural coverage will be 7,996 or 13.5%, which is in
compliance with the 20% maximum permitted of net lot area. However, when factoring
in the additional flatwork that is proposed, including the new driveway, the total lot
coverage will be 22,466 square feet or 37.6%, which exceeds the maximum permitted of
35%, (of net lot area); but is less than currently existing at 38.8% as the entire rear/front
areas around the house have hard surface. A variance is requested from the total lot
coverage requirement. The new building pad will have several pockets of landscaping,
which will soften the massing.
16. A new 400' long driveway with a motor court and turnaround area to meet Fire
Department standards is proposed, which adds a net increase in flatwork of 3,954
square feet (total 11,240 square feet). The driveway will be paved, (impervious surface).
21.2% of the front yard setback will be covered by the driveway, (approx. 4,277 sq.ft. of
the 20,175 sq.ft. front yard setback), which requires a variance. Pursuant to Section
17.16.150 of the Zoning Ordinance, driveways may not cover more than twenty percent
of the area of the setback in which they are located. In addition, all driveways shall have
ZC NO. 895
10 Bowie Road
• •
a roughened driveway apron and the first twenty feet of a driveway shall have a
maximum grade of seven percent.
17. The architect consulted with the Fire Department regarding the driveway
requirement. The Fire Department requires a 20' wide driveway and a turnaround or
"hammerhead" at the motor court up near the home. To achieve this, the existing
driveway location on the east side will be abandoned in favor of a new approach that
crosses the front and wraps towards the garage and motor court on the west side. The
topography of this portion of the lot includes a steep upward grade. To accommodate
the 400' long driveway, a retaining wall along both sides of the driveway are proposed,
which range from a 6" curb to a maximum of 5-feet. The retaining wall at the start of the
driveway (south side) will be 5' in height and as it follows the driveway, it will be 4' at
approximately the area of the future stable and corral and then taper off to a 4' then 3'
and to a 6" curb. Along the north side of the driveway, the retaining wall will range
from 4' to 5', with 12" and 6" curb along the middle of the driveway. Any work to be
done in the RHCA easement requires their approval.
The retaining walls will not average out to 2.5 feet in height and the service yard is
proposed to be located in the rear setback; both conditions require a variance.
18. Routine conditions of approval will require that utility lines to the residence be
placed underground and a new septic tank installed in compliance with all applicable
standards.
19. The project will be required to comply with storm water management
requirements, and will be subject to the City's Low Impact Development (LID)
ordinance, which has the purpose of ensuring that building and landscape features are
designed to control storm water runoff. Lastly, the project will be subject to the City's
Water Efficient Landscaping Ordinance where the applicants must implement low
water usage planting and devices and certify compliance.
The site will maintain its existing drainage patterns. The new driveway surface will
drain to Bowie Road, to be collected in an existing storm drain catch basin adjacent to
the site.
20. In describing the application the applicant's agent states that the main constraint
on this lot is the steepness of the lot at the front, which at places has 1:1 slope, which
disallows use of the existing driveway in meeting Fire Department standards for access.
The need to build a new longer driveway to meet fire standards in turn constrains the
ability to meet the lot coverage requirement. The new driveway, especially the large
motor court and hammerhead area, adds a net of 3,954 square feet of paved surface,
which, although less than existing, still exceeds 35% coverage. The applicant's agent
states further that the project will preserve the existing topography with only minor
grading, and will preserve mature trees and drainage courses.
ZC NO. 895
10 Bowie Road
He states that the existing house encroaches 28 feet into the rear setback for a total of
1,110 square feet, and the new construction will diminish this condition, therefore
providing for a greater rear yard.
21. While the disturbed area proportionate to net lot area remains high (94%), the net
increase is a relatively minor amount (2.5%) considering the extent of retaining walls
that are needed to construct the driveway. Retaining walls are kept to a minimum,
generally a maximum of 5-feet along portions of the driveway, to up to 6" curb in other
areas.
22. The Rolling Hills Community Association has reviewed this project in concept
and made some suggestions regarding walls.
23. When reviewing a development application the Planning Commission considers
whether the proposed project meets the criteria for a Site Plan Review and Variances
and must find that the proposed uses are consistent with the General Plan and
development standards of the City, including provision for open space and maintaining
rural environment and that the uses will not adversely affect adjacent properties.
24. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 3 exemption in that the project
is a new single family residence.
ZC NO. 895 NEARBY PROPERTIES
(For information
Address
2 Bowie
4 Bowie
6 Bowie
8 Bowie
9 Bowie
12 Bowie
AVERAGE
10 Bowie
NOTE:
SOURCES:
only)
House size in sq.ft.
(built/add or remodel)
4,965 (1964)
2,957 (1960/ 04)
3,592 (1972/77)
4,742 (1966/ 68)
1,916 (1961)
4,805 (1960/ 80)
3,663
Proposed 5,270
Lot Area sq.ft. (excl.
roadway easements)
38,986
64,338
102,370
73,790
79,410
61,120
70,000
70,567
The above do not include garages, basements and other accessory
structures.
Assessors' records
ZC NO. 895
10 Bowie Road
• •
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
11.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
ZC NO. 895
10 Bowie Road
• •
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
ZC NO. 895
10 Bowie Road
C!)
ZC NO.89510 BOWIE ROAD -REVISIONS
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front 50 ft from front easement
line
Side: 20 ft. from property line
Rear: 50 ft from rear property line
STRUCTURES
(Site Plan Review required for
new residence and if size of
structure increases by more than
999 s.f. in a 36-month period).
EXISTING
SINGLE FAMILY
RESIDENCE WITH
GARAGE , GAZEBO,
TO BE DEMOLISHED
Residence
Garage
Gazebo
Service yard
TOTAL
3506 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
4,432 sq.ft
STRUCTURAL LOT COVERAGE 7.2% (with allowances)
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum) 38.8%
BUILDING PADS (30% guideline)
Residence, garage, gazebo
41.6% (to be demolished)
Stable (minimum 450 sq. ft.) None existing
PREVIOUSLY PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, WALLS,
DRWY, OUTDOOR KITCHEN,
SET -ASIDE STABLE/CORRAL
LOCATION
Residence
Garages
Stable (future)
Service yard
Pool
Pool Equipment
Outdoor kitchn.
Att. porches
Entry
Basement
TOTAL
6269 sq.ft.
848 sq.ft.
450 sq.ft.
96 sq.ft.
640 sq.ft.
20 sq.ft.
144 sq.ft
550 sq.ft.
98 sq.ft.
6000sq. ft.
9,115 sq.ft
8,995 sq.ft. w/ allowed
deductions or 15.1% of 59,376
sq.ft. net lot area
23,345 sq.ft. w/ allowances or
39.3% of 59,376 sq.ft. net lot area
47.4% of 16,882 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
REVISED /APPROVED BY PC I
NEW RESIDENCE WITH
BASEMENT, POOL, WALLS,
DRWY, OUTDOOR KITCHEN,
SET -ASIDE STABLE/CORRAL
LOCATION
Residence 5270 sq.ft.
Garages 848 sq.ft.
Stable (future) 450 sq.ft.
Service yard 96 sq.ft.
Pool/spa 640 sq.ft.
Pool Equipment 20 sq.ft.
Outdoor kitchn. 144 sq.ft.
Att. Porches 550 sq.ft.
Entry 98 sq.ft.
Basement 6000 sq.ft.
TOTAL 8,116 sq.ft.
7,996 sq.ft. w/ allowed
deductions or 13.5% of 59,376
sq.ft. net lot area
22,466 sq.ft w/ allowances or
37.6% of 59,376 sq.ft. net lot
area -variance request
48.5% of 14,708 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
10 Bowie, ZC No. 895 - R
GRADING
Site Plan Review required if
excavation and/or fill or
combination thereof that is more
than 3 feet in depth; must be
balanced on site (except basement)
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
area where impervious surfaces
exist.)
STABLE (min. 450 SO.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
10 Bowie, ZC No. 895 — R
N/A
91.5%
N/A
N/A
Existing
N/A
N/A
4,209 c.y. cut and 4,075 c.y. fill
134 c.y. from basement (export)
96.6%
59,376 sq.ft. of net lot area
1 450 sq. ft. future proposed
550 sq. ft. future corral
Off main private driveway
Existing driveway approach,
slightly reconfigured.
Planning Commission review
Planning Commission review
8,946 c.y. total cut and fill; fill
only - 293 c.y.
8,360 c.y. to be exported of
which 4,303 c.y. is allowed to
be exported; balance -variance
request
Revised, lower pad & no fill,
except where necessary for the
driveway.
94.0 % (55,820 sq.ft.) of 59,376
sq.ft of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
Off main private driveway
Existing driveway approach,
slightly reconfigured -Traffic
Commission approved.
Planning Commission
condition
Planning Commission
condition
•
• •
Thursday, July 14, 2016 2:16:44 PM Pacific Daylight Time
Subject: 10 Bowie Rd Zoning Case #895-Modification
Date: Thursday, July 14, 2016 1:45:49 PM Pacific Daylight Time
From: ADRIENNE BARNARD <zazzi2@cox.net>
To: Yolanta Schwartz tys@cityofrh.net>
CC: Adrienne Barnard <zazzi2@cox.net>, Bill Barnard <wlbarnarddds@hotmail.com>
Ms. Yolanda Schwartz
Planning Commission Director
Planning Commission of the City of Rolling Hills
No. 2 Portuguese Bend Rd.
Rolling Hills, CA 90274
Dear Ms. Schwartz,
I would like to voice my strong objection to the proposed plan for construction in Zoning Case #895 at 10 Bowie
Rd.
I specifically object to:
1- All encroachment into the rear, side & front setbacks.
2- Exceeding the maximum permitted lot coverage & disturbed area of the net lot.
We moved to Rolling Hills specifically for it's rural character & spaciousness. Encroaching on the setbacks takes
away from the wonderful character of our street & neighborhood. If
we wanted to be surrounded by large homes on small lots, we would have moved to Rolling Hills Estates.
The fact that there will be so much extension into the front setback by any building or driveway is not acceptable.
I feel that this will begin a sad precedent of oversized homes on small lots. As we drive down Bowie Road on the
way to our home in the cul de sac, this will be an eyesore.
It should be noted, that when we built our home In 1995, we initially wanted a larger home. We decided to obey
the rules of our community to preserve the "feel of living in the country."
Thank you for your time.
Sincerely,
Adrienne & Bill Barnard
RE E
JUL 1al. 2016
City of Rolling Hills
By
Page 1 of 1
REA. 05/17/2016 17:02 31u3/28u
•
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RESOLUTION NO. 2016-18 le
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE, GARAGE AND
A BASEMENT, SWIMMING POOL, VARIOUS OUTDOOR AMENITIES AND
VARIOUS RETAINING WALLS, A NEW DRIVEWAY AND GRADING;
REQUEST FOR VARIANCES TO ENCROACH WITH THE RESIDENCE,
BASEMENT, LIGHT WELLS AND SEVERAL WALLS INTO SETBACKS, OF
WHICH SOME DO NOT AVERAGE OUT TO 2.5' IN HEIGHT, TO LOCATE
THE POOL, POOL EQUIPMNENT AND FUTURE STABLE AND CORRAL IN
FRONT YARD AREA, TO EXCEED THE MAXIMUM PERMITTED TOTAL LOT
COVERAGE AND DISTURBED AREA, TO EXCEED THE MAXIMUM
PERMITTED COVERAGE OF FRONT SETBACK WITH THE DRIVEWAY AND
TO EXPORT DIRT IN ZONING CASE NO. 895, AT 10 BOWIE ROAD, (LOT 4-
CRA), ROLLING HILLS, CA (PANG JUI YIU).
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. Pang Jui Yiu with respect to real
property located at 10 Bowie Road, Rolling Hills (Lot 4-CRA) requesting a site plan review to
construct a new 5,270 square foot single family residence, 844 square foot garage, 550 square
feet covered porches, 98 square foot entryway, 6,000 square foot basement, 640 square foot
swimming pool and spa, outdoor kitchen, various retaining walls, ranging from 6" curb to 5'
in height, with mostly 3' and 4' high walls, service yard, entryway, covered porches, outdoor
kitchen, a new 400' long by 20' wide driveway and grading of 8,946 cubic yards of dirt, of
which 8,360 cubic yards will be exported. Variances are requested to encroach with the
residence, basement, two light wells, service yard, several of the walls over 3' in height into the
required setbacks, to locate a portion of the swimming pool and pool equipment area, the set
aside area for a stable and portion of the corral in front yard and a portion of the corral within
front yard setback; to exceed the maximum permitted total lot coverage and disturbed area of
the net lot; to construct walls that do not average out to 2.5' in height, to exceed the maximum
permitted coverage with a driveway of the front setback (21.2%) and to export dirt off site.
Section 2. The Planning Commission conducted duly noticed public hearings to
consider the application at their regular meeting on December 15, 2015 and at the request of
the applicants the case was continued for several months to May 17, 2016, at which time the
Planning Commission visited the site to view the silhouette of the project and held a meeting
in the evening on May 17. At the May 17, 2016 meetings, the Planning Commission and the
neighbors expressed concerns with the project and the applicant revised the project to address
their concerns and a revised project was reviewed at a public hearing held on June 21, 2016.
Neighbors within 1,000-foot radius were notified of the public hearings and notices were
published in the Peninsula News on May 5, 2016, June 9, 2016 and July 7, 2016. The applicant
and his agents were notified of the public hearings in writing by first class mail and the
applicant's agents were in attendance at the hearings. Evidence was heard and presented from
10 Bowie Rd. 1
all persons interested in •cting said proposal, and from mem'Ters of the City staff. Once the
project was revised, there were no objections to the project. The Planning Commission have
reviewed, analyzed and studied said proposal.
Section 3. The property is zoned RAS-1 and the lot area excluding the roadway
easement is 1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet
or 1.36 acres. The existing 3,506 square foot house and 703 square feet detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to 28' into
the rear yard. There are some existing retaining walls that will remain including a 7-foot tall
wall that is within the rear yard setback and which has nonconforming status. That wall will
not be altered or extended but will be maintained at the existing height.
Section 4. The Planning Commission finds that the project qualifies as a Class 3
Exemption, and is therefore categorically exempt from environmental review under the
California Environmental Quality Act.
Section 5. Section 17.46.030 requires a development plan to be submitted for Site
Plan Review and approval before any grading requiring a grading permit or any new 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 999 square feet or more in any thirty-six (36) month period. With
respect to the Site Plan for grading, the new residence, garages, porches, swimming pool/spa,
retaining walls, driveway and other miscellaneous structures, 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 and maintaining sufficient setbacks to provide buffers
between residential uses. The project is situated on a large, but topographically is constraint;
however the development would not cause the lot to be overdeveloped. The existing residence
encroaches into the rear setback. The proposed project would encroach less than the existing
residence. The proposed project is situated away from the road so as to reduce the visual
impact of the development. The project conforms with Zoning Code structural coverage
requirements, however due to the Fire Department requirement for a new driveway, the total
lot coverage (hardscape and structures) exceeds the maximum permitted. The net lot area of
the lot is 59,376 square feet. The structural net lot coverage is proposed at 13.5%, which
includes all of the structures, with allowance for permitted deductions, (20% max. permitted);
and the total lot coverage proposed, including the future stable would be 37.6%, (35% max.
permitted). The lot was mostly disturbed when it was developed and when Bowie Road was
created and is currently over 91% disturbed. The disturbed area of the lot is proposed to
increase by 2.5% for a total of 94%.
B. The project substantially preserves the natural and undeveloped state of the lot
by minimizing building coverage. The topography and the configuration of the lot, have been
considered, and it was determined that the proposed development will not adversely affect or
be materially detrimental to adjacent uses, buildings, or structures, because the proposed
10 Bowie Rd. 2
project will be constructlargely on an existing building p• will be the least intrusive to
surrounding properties, will be screened and landscaped with trees and shrubs, is of sufficient
distance from nearby residences so that it 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. The lot will not be built up or
raised to accommodate the development, but will utilize to the maximum extent practicable
the existing topography. The grading for the driveway will follow the topography.
C. The proposed development, as conditioned, is harmonious in scale and mass
with the site, and is consistent with the scale of the neighborhood when compared to new
residences in the vicinity of said lot. Significant portions of the lot will be left undeveloped.
The project will be screened from the road and all neighbors.
D. The development plan will introduce additional landscaping, which is
compatible with and enhances the rural character of the community, and the landscaping will
provide a buffer or transition area between private and public areas.
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because the project will capture all
resident and visitor parking on -site with guest parking spaces on the fire turn around area and
in the garage. The applicants will continue to utilize the existing driveway approach to the
residence, but widen it by 6' and construct a new driveway along the front of the parcel.
F. The project conforms to the requirements of the California Environmental Quality Act
(CEQA) and is exempt pursuant to Section 15303 of the CEQA Guidelines.
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code
permit approval of a Variance granting relief from the standards and requirements of the
Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property
prevent the owner from making use of a parcel of property to the same extent enjoyed by
similar properties in the same vicinity or zone.
The following Variances from the RHMC are required:
Sections 17.16.190F - the project exceeds the allowed maximum permitted average of walls
height of 2.5-feet, and walls in setbacks
Section 17.16.070 - the maximum permitted disturbance of the lot will exceed 40% and will be
at 94%, whereas the existing disturbance is at 91.5%; and the total lot coverage will exceed the
maximum permitted coverage of 35% and will be 37.6%
Section17.12.190 Setbacks; portion of the residence and basement, light wells, walls, trash area,
entry porch and portion of the future corral will be located in setbacks
Section 17.16.150, the new driveway will cover more than 20% of the front setback, (21.2% of
front setback)
Section 17.12.250 Yards; the pool, pool equipment future stable and corral will be located in the
front yard area of the lot
Section 15.04.150 Balanced Cut and Fill Ratio; 8,260 cubic yards of dirt will be exported, of
which 4,403 c.y is allowed to be exported, the remainder requires a variance.
10 Bowie Rd. 3
With respect to th aforementioned requests for Varianes, the Planning Commission
finds as follows:
A. There are exceptional circumstances and conditions on the subject property as
follows:
Regarding requested variance relating to the height and encroachment into the
setbacks with the proposed retaining walls, some of which do not average out to 2.5' in height
the longest retaining walls in the front are necessary for the construction of the driveway. The
configuration of the lot is such that the existing driveway does not meet the Fire Department
requirements and a new driveway must be built. The topography of the lot in the area along
the front is steep and in order to avoid additional grading the walls are necessary. The
retaining wall in the rear is necessary so that the building pad could be kept at its existing
elevation and not be raised, but yet allow a larger than existing house to be built on the lot.
The sloping condition at the rear of the lot in this area makes a retaining wall necessary to
protect the proposed residence. There already exists a retaining wall that supports the rear
slope and the new wall will aid in this respect. Al of the retaining walls will match the sloped
topography, will blend in with the natural slope and will not be seen from the street.
Regarding the requested variances from Section 17.16.070, relating to maximum
structural coverage limits and disturbance of the lot: the property is uniquely constrained by
the steep topography both at the front and the rear of the building pad. The lot coverage is
relatively small compared to the amount of coverage that is associated with the
improvements, specifically the proposed driveway, which is necessary to meet the Fire Code
standards. The proposed additional disturbance to provide a slightly larger building pad and
to exceed the maximum permitted total lot coverage is mostly due to the requirement for the
driveway and is minimal and will result in better vehicle access. The lot has been previously
graded and disturbed to over 91 %, when the road (Bowie Rd.) and the equestrian trail located
along the westerly property line were graded out and constructed. To the maximum extent
practicable the proposed development works within and follows the existing conditions on
the lot.
Regarding the requested variances from Sections 17.12.190 encroachment into
setbacks; 17.16.150 coverage with driveway; and 17.12.250 Front yards; the encroachments is
minimal given the configuration and topography of the lot. Over 1,100 square feet of the
existing residence encroaches up to 28' into the rear setback and the new residence will lessen
this condition where 1,064 square feet of the residence will encroach up to 18.5' into the rear
setback. Due to the configuration and topography of the lot, without more grading of the
hillsides, there is no other area to place a pool, future area for stable and corral and the
driveway, than the front of the residence or in setbacks. The steepness and configuration of the
lot makes it impossible to meet the code requirement and provide for a reasonable size house
on the lot. In general, the existing residence encroaches into the rear yard setback and the
requested encroachment is less than the existing. The topography of the lot, specifically the
steep slopes, paired with the applicants' desire to minimize grading by utilizing the existing
residential pad, create difficulty in remaining outside of the setbacks.
10 Bowie Rd. 4
Regarding the rested variance from Section 15.04. Balanced Cut and Fill Ratio
where 8,360 cubic yards of dirt will be exported, 4,303 cubic yards of dirt will be generated •
from the excavation of the basement and swimming pool, which is allowed to be exported. The
additional 4,057 cubic yards, which is to be exported, is necessary in order to not to raise the
building pad. To keep the dirt on site would mean raising the building pad and/or the
steepness of the slopes, which in turn would require a variance for slopes of over 2:1 grade.
Due to the already steep slopes surrounding the building pad and the neighbors' desire to not
to raise the pad, it is necessary to export the dirt.
B. The variances are necessary for the preservation and enjoyment of a substantial
property right possessed by other property owners in the same vicinity and zone but which is
denied to the property in question by strict application of the code. The property right which
otherwise would not be enjoyed is the ability to utilize a portion of the front yard and
setbacks for superior access and entry/exit than currently exists and which meets the Fire
Code, as well as not to substantially change to exiting topography and configuration of the
lot.
C. The granting of the Variances would not be materially detrimental to the public
welfare or injurious to the properties or improvements in such vicinity and zone in which the
property is located in that the proposed reconfigured driveway access increases safety to the
property. Additionally, the improvements to the property will not be easily viewed from
adjacent properties, and the street and visual impacts are minor. To the maximum extent
practicable the proposed development works within and follows the existing conditions on
the lot and therefore will not be materially or otherwise detrimental to the public. The project
would not affect any neighbor's views and therefore would not affect property values, and
would be screened from the street.
D. In granting of the Variances the spirit and intent of the Zoning Ordinance will be
observed in that the proposed driveway, retaining walls, and the new residential construction
will be orderly, attractive, and while it encroaches into the rear setback, it will be buffered and
mediated with landscaping and a wall to ensure it will not affect the rural character of the
community. The subject property retains a suitable stable and corral set -aside area and the
development will not impact use of the set aside for stable and corral.
E. The Variances request are consistent with the General Plan of the City of Rolling
Hills because the proposed structures comply with the General Plan requirement of low
profile, low -density residential development with sufficient open space between surrounding
structures.
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 approach, however, the new driveway will comply with the Fire
Code requirements and will be long and wide to accommodate emergency vehicles and where
no cars would need to be parked in the roadway easements.
10 Bowie Rd.
G. The Variants are consistent with the portions• the County of Los Angeles
Hazardous Waster Management Plan relating to siting and siting criteria for hazardous waste
facilities.
Section 7. Based upon the foregoing findings, the Planning Commission hereby
approves Zoning Case No. 895 a Site Plan Review for grading, for a new residence with a
basement and garage, new pool/spa, covered porch, new driveway, site retaining walls that
exceed 3 feet in height; and Variances to encroach with a portion of the residence, basement,
retaining walls and light wells into setbacks and with pool, spa and future stable/corral into
the front yard area; to exceed the maximum permitted disturbance and total lot coverage, to
exceed coverage of the front setback with a driveway, to exceed 2.5' high walls on the average
and to export dirt subject to the following conditions:
A. The Site Plan and Variances approvals shall expire within two years from the
effective date of approval as defined in Sections 17.46.080 and 17.38.070, unless otherwise
extended pursuant to the requirements of this section.
B. It is declared and made a condition of this approval that if any conditions thereof
are violated, this approval shall be suspended and the privileges granted thereunder shall
lapse; provided that the applicant has been given written notice to cease such violation, the
opportunity for a hearing has been provided, and if requested, has been held, and thereafter the
applicant fails to correct the violation within a period of thirty (30) days from the date of the
City's determination.
C. All requirements of the Buildings and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located must be complied with
unless otherwise set forth in this permit, or shown otherwise on an approved plan.
D. The lot shall be developed and maintained in substantial conformance with the
site plan on file dated July 13, 2016 except as otherwise provided in these conditions. The
working drawings submitted to the Department of Building and Safety for plan check review
shall conform to the approved development plan. All conditions of the Site Plan Review and
Variance approvals shall be incorporated into the building permit working drawings and
where applicable complied with prior to issuance of a grading or building permit from the
building department.
The conditions of approval of this Resolution shall be printed onto building plans submitted to
the Building Department for review and shall be kept on site at all times.
E. Prior to submittal of final working drawings to the Building and Safety
Department for issuance of building permits, the plans for the project shall be submitted to
City staff for verification that the final plans are in compliance with the plans approved by the
Planning Commission.
F. A licensed professional preparing construction plans for this project for Building
Department review shall execute a Certificate affirming that the plans conform in all respects
10 Bowie Rd. 6 0
to this Resolution apprSng this project and all of the con•ons set forth therein and the
City's Building Code and Zoning Ordinance.
Further, the person obtaining a building and/or grading permit for this project shall
execute a Certificate of Construction stating that the project will be constructed according to
this Resolution and any plans approved therewith.
G. Structural lot coverage of the lot shall not exceed 8,116 square feet or 13.5% of the
net lot area, (with allowed deductions) in conformance with lot coverage limitations (20%
maximum).
The total lot coverage proposed, including structures and flatwork shall not exceed 22,466
square feet or 37.6% of the net lot area, which includes the driveway.
H. Grading for this project shall consist of 8,946 cubic yards of cut and 293 cubic
yards of fill with 8.360 cubic yards to be exported. The disturbed area of the lot, including the
future stable and corral area shall not exceed 94%.
I. The residential building pad shall be 14,708 square feet and will have coverage
of 48.5%.
J. 1,060 square feet of the new residence and of the basement may encroach up to
18.5' into the rear setback.
K. The applicant shall comply with all requirements of the Lighting Ordinance of
the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property, roofing
and material requirements of properties in the Very High Fire Hazard Severity Zone.
L. All utility lines to the development shall be placed underground, subject to all
applicable standards and requirements.
M. A drainage plan, as required by the Building Department shall be prepared and
approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to
LA County Code requirements.
N. All graded slopes shall be landscaped. Prior to obtaining a building permit, a
landscaping plan shall be submitted to the City in conformance with Fire Department Fuel
Modification requirements and for graded slopes. Prior to finaling the project, trees and shrubs
shall be planted to screen the project from the neighbors. Any shrubs and trees shall not form a
hedge like screen but be offset and they shall be of a height, which shall not at any time grow
into residents' view. The landscaping plan shall utilize to the maximum extent feasible, plants
that are native to the area and are consistent with the rural character of the community.
If landscaping of 5,000 square foot area or greater is introduced or redevelop, the
landscaping shall be subject to the requirements of the City's Water Efficient Landscape
Ordinance.
10 Bowie Rd.
el
O. The pool al'C pool equipment area shall be screed with landscaping. Per LA
County Building Code, pool barrier/fencing shall be required. The swimming pool and the
spillway shall utilize the most quiet and technologically advanced equipment to dampen the
sound. -
P. The west and south side setback lines in the vicinity of the construction for this
project shall remain staked throughout the construction. A construction fence may be
required.
Q. The project must be reviewed and approved by the Rolling Hills Community
Association (RHCA) Architectural Review Committee prior to the issuance of building permit.
Perimeter easements and trails, if any, shall remain free and clear of any improvements
including, but not be limited to fences -including construction fences, any hardscape,
driveways, landscaping, irrigation and drainage devices, except as otherwise approved by
RHCA.
R. A minimum of 50% of any construction materials must be recycled or diverted
from landfills. The hauler of the materials shall obtain City's Construction and Demolition
permit for waste hauling prior to start of work, and provide the appropriate documentation to
the City.
S. 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.
T. 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/iox/main.php?suite=safety&page=hazard_definitions#FIRE. It
is the sole responsibility of the property owner and/or his/her contractor to monitor the red
flag warning conditions. Should a red flag warning be declared and if work is to be conducted
on the property, the contractor shall have readily available fire distinguisher.
U. During construction, all parking shall take place on the project site and, if
necessary, any overflow parking shall take place within nearby unimproved roadway
easement adjacent to subject site. There shall be no blocking of adjacent driveways or blocking
of the trail. During construction a flagmen shall be used to direct traffic when it is anticipated
that a lane may be impeded.
V. 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) requirements related to solid waste, drainage and storm water management and
comply with the City's Low Impact development Ordinance (LID). Further the property
owners shall be required to conform to the County Health Department requirements for a
septic system.
10 Bowie Rd.
X. Prior to fiitg of the project an "as graded" mean "as constructed" plans and
certifications shall be provided to the Planning Department and the Building Department to
ascertain that the completed project is in compliance with the approved plans. In addition, any
modifications made to the project during construction, shall be depicted on the "as built/as
graded" plan.
Y. The applicant shall execute an Affidavit of Acceptance of all conditions of this
permit pursuant to Zoning Ordinance, or the approval shall not be effective. The affidavit shall
be recorded together with the resolution.
THIS 19TH DAY OF JULY 2016.
ATTEST:
I)
HEIDI LUCE, CITY CLERK
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.
10 Bowie Rd. 9
• I
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2016-18 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE, GARAGE AND
A BASEMENT, SWIMMING POOL, VARIOUS OUTDOOR AMENITIES AND
VARIOUS RETAINING WALLS, A NEW DRIVEWAY AND GRADING;
REQUEST FOR VARIANCES TO ENCROACH WITH THE RESIDENCE,
BASEMENT, LIGHT WELLS AND SEVERAL WALLS INTO SETBACKS, OF
WHICH SOME DO NOT AVERAGE OUT TO 2.5' IN HEIGHT, TO LOCATE
THE POOL, POOL EQUIPMNENT AND FUTURE STABLE AND CORRAL IN
FRONT YARD AREA, TO EXCEED THE MAXIMUM PERMI I" TED TOTAL LOT
COVERAGE AND DISTURBED AREA, TO EXCEED THE MAXIMUM
PERMITTED COVERAGE OF FRONT SETBACK WITH THE DRIVEWAY AND
TO EXPORT DIRT IN ZONING CASE NO. 895, AT 10 BOWIE ROAD, (LOT 4-
CRA), ROLLING HILLS, CA (PANG JUI YIU).
was approved and adopted at regular meeting of the Planning Commission on July 19,
2016 by the following roll call vote:
AYES: Commissioners Cardenas, Gray, Kirkpatrick and Chairman Chelf.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
HEIDI LUCE, CITY CLERK
10 Bowie Rd.
84 al Rollie, ge&
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 7A
Mtg. Date: 7-19-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
PROJECT RE -NOTICED:
ZONING CASE NO. 895
10 BOWIE ROAD (LOT 4-CRA)
RA-S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
PANG JUI YIU
CRISS GUNDERSON, ARCHITECT
DECEMBER 3, 2015
MAY 5, 2016, JUNE 9, 2016, JULY 7, 2016
AND CONSIDERATION OF A RESOLUTION OF APPROVAL
REQUEST AND RECOMMENDATION
1. The applicants request a Site Plan Review to construct a new 5,270 square foot
single family residence, 848 square foot garage, 6,000 square foot basement, 640 square
foot swimming pool and spa, various retaining walls, ranging from 6" curb to 5' in
height, with mostly 3' and 4' walls, service yard, entryway, covered porches, outdoor
kitchen, a new 400' long driveway and grading of 8,946 cubic yards of dirt, of which
8,360 cubic yards will be exported, (4,303 cubic yards will be generated from excavation
of the basement and swimming pool and is allowed to be exported). Variances are
requested to encroach with the residence, basement, two light wells, covered entry,
service yard, several of the walls over 3' in height into the rear, side and front setbacks,
to locate a portion of the swimming pool and pool equipment area, the set aside area for
a stable and portion of the corral in front yard and a portion of the corral within front
setback; to exceed the maximum permitted total lot coverage and disturbed area of the
net lot; to construct walls that do not average out to 2.5' in height, to exceed the
maximum permitted coverage with a driveway of the front setback (21.2%) and to
export dirt off site.
ZC NO.89510 Bowie Rd.
• •
2. At the June 21, 2016 Planning Commission meeting, (by 4-0 vote, Commissioner
Kirkpatrick was absent), following review of the revised project, the Planning
Commission directed staff to prepare a Resolution approving the project as presented
during the Planning Commission meeting that relocates the pool and pool equipment
partially in the front yard, per the request of a neighbor, and to export 8,360 cubic yards
of which 4,057 cubic yards of dirt is allowed to be exported (balance requiring variance-
4,057). Those two items were not part of the project previously reviewed by the
Commission and therefore, needed to be re -noticed. A notice for the additional requests
was published in the PV Peninsula News on July 7, 2016 and mailed to residents within
1,000-foot radius. As of the writing of this report no inquires or objections were
received.
3. The project architect submitted the development to RHCA for a request of a
license agreement to construct the double/terraced walls along the driveway in the side
easement. Since that time he has restudied the desirability of the walls and was able to
remove the double walls in the easement, by instead grading out into the easement, and
will be seeking the Association's approval for grading in the easement. Therefore, the
proposed plan is to further eliminate retaining walls along the driveway; however the
retaining wall substituting this condition would be 5' high. The retaining wall at the
start of the driveway (south side) will be 5' in height and as it follows the driveway, it
will be 4' at approximately the area of the future stable and corral and then taper off to
a 4' then 3' and to a 6" curb. Along the north side of the driveway, the retaining wall
will range from 4' to 5', with 12" and 6" curb along the middle of the driveway. A site
plan reflecting this condition was submitted to the Planning Department.
4. It is recommended that the Planning Commission open the public hearing and
after taking testimony and deliberation, review and consider the attached Resolution
No. 2016-18 for adoption.
5. The Resolution contains standard finding, facts and conditions including:
• All graded areas shall be landscaped
• Prior to obtaining a building permit landscaping plan to be submitted
• The pool, pool equipment area and walls to be screened from view from the
street and neighbors
• If new trees are introduced they shall not grow into neighbors' views
• All utility lines shall be placed underground
• City's Low Impact Development (LID) ordinance and Water Efficient
Landscaping ordinance requirements must be met
• Best management construction measures shall be implemented, such as a
construction fence may be required, dust control, parking of construction
vehicles on site, and if necessary on the roadway easement immediately adjacent
to the site
• Per LA County Building Code, pool barrier and/or fencing shall be required
ZC No. 895
10 Bowie Road
0
• •
• Before final, as graded and as built certifications shall be submitted to confirm
that project was built per plans
• RHCA approval is required
6. The chart included with this staff report reflects the changes that were made to
the project since the first submittal. In addition, during the proceedings the applicant, in
response to the Planning Commission concerns, amended the project by lowering the
building pad by 6 feet vertically at the north edge - front, and gently slope back to the
south; and by about 5' in the back and there will be no fill placed between the road and
the house, except where necessary for the driveway.
ZC No. 895
10 Bowie Road
ZC NO.89510 BOWIE ROAD -REVISIONS
Changes discussed at 6/21/16 PC meeting in bold.
Slit PLAN REVIEW II EXISTING II
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 20 ft. from property line
Rear: 50 ft. from rear property line
STRUCTURES
(Site Plan Review required for
new residence and if size of
structure increases by more than
999 s.f. in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residence, garage, gazebo
Stable (minimum 450 sq. ft.)
SINGLE FAMILY
RESIDENCE WITH
GARAGE , GAZEBO,
TO BE DEMOLISHED
Residence
Garage
Gazebo
Service yard
TOTAL
3506 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
4,432 sq.ft
7.2% (with allowances)
38.8%
41.6% (to be demolished)
None existing
PREVIOUSLY PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, WALLS,
DRWY, OUTDOOR KITCHEN,
SET -ASIDE STABLE/CORRAL
LOCATION
Residence 6269 sq.ft.
Garages 848 sq.ft.
Stable (future) 450 sq.ft.
Service yard 96 sq.ft.
Pool 640 sq.ft.
Pool Equipment 20 sq.ft.
Outdoor kitchn. 144 sq.ft
Att. porches 550 sq.ft.
Entry 98 sq.ft.
Basement 6000sq. ft.
TOTAL 9,115 sq.ft
8,995 sq.ft. w/allowed
deductions or 15.1% of 59,376
sq.ft. net lot area
23,345 sq.ft. w/ allowances or
39.3% of 59,376 sq.ft. net lot area
47.4% of 16,882 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
REVISED 6/21/16
NEW RESIDENCE WITH
BASEMENT, POOL, WALLS,
DRWY, OUTDOOR KITCHEN,
SET -ASIDE STABLE/CORRAL
LOCATION
Residence
Garages
Stable (future)
Service yard
Pool/spa
Pool Equipment
Outdoor kitchn.
Att. Porches
Entry
Basement
5270 sq.ft.
848 sq.ft.
450 sq.ft.
96 sq.ft.
640 sq.ft. *
20 sq.ft. *
144 sq.ft.
550 sq.ft.
98 sq.ft.
6000 sq.ft.
TOTAL 8,116 sq.ft.
7,996 sq.ft. w/allowed
deductions or 13.5% of 59,376
sq.ft. net lot area
22,466 sq.ft. w/ allowances or
37.6% of 59,376 sq.ft. net lot
area -variance request
48.5% of 14,708 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
10 Bowie, ZC No. 895 — R
GRADING
Site Plan Review required if
excavation and/or fill or
combination thereof that is more
than 3 feet in depth; must be
balanced on site (except basement)
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any nongraded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
N/A
91.5%
N/A
N/A
Existing
N/A
N/A
4,209 c.y. cut and 4,075 c.y. fill
134 c.y. from basement (export)
96.6%
59,376 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft future corral
Off main private driveway
Existing driveway approach,
slightly reconfigured.
Planning Commission review
Planning Commission review
8,946 c.y. total cut and fill; fill
only - 293 c.y.
8,360 c.y. to be exported of
which 4,303 c.y. is allowed to
be exported; balance -variance
request
Revised, lower pad & no fill,
except where necessary for the
driveway.
94.0 % (55,820 sq.ft.) of 59,376
sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft future corral
Off main private driveway
Existing driveway approach,
slightly reconfigured -Traffic
Commission approved.
Planning Commission
condition
Planning Commission
condition
• *A portion of the swimming pool to be moved into the front yard area and pool equipment to be moved
entirely into the front yard area, and will be below the ground in a vault in sloped area.
• Walls were reconfigured to remove a double/terraced retaining walls along the front portion of the driveway
10 Bowie, ZC No. 895 — R
•
Thursday, July 14, 2.2:16:44 PM Pacific Daylight Time
Subject: 10 Bowie Rd Zoning Case #895-Modification
Date:
From:
To:
CC:
Thursday, July 14, 2016 1:45:49 PM Pacific Daylight Time
ADRIENNE BARNARD <zazzi2@cox.net>
Yolanta Schwartz <ys@cityofrh.net>
Adrienne Barnard <zazzi2@cox.net>, Bill Barnard <wlbarnarddds@hotmail.com>
Ms. Yolanda Schwartz
Planning Commission Director
Planning Commission of the City of Rolling Hills
No. 2 Portuguese Bend Rd.
Rolling Hills, CA 90274
Dear Ms. Schwartz,
I would like to voice my strong objection to the proposed plan for construction in Zoning Case #895 at 10 Bowie
Rd.
I specifically object to:
1- All encroachment into the rear, side & front setbacks.
2- Exceeding the maximum permitted lot coverage & disturbed area of the net lot.
We moved to Rolling Hills specifically for it's rural character & spaciousness. Encroaching on the setbacks takes
away from the wonderful character of our street & neighborhood. If
we wanted to be surrounded by large homes on small lots, we would have moved to Rolling Hills Estates.
The fact that there will be so much extension into the front setback by any building or driveway is not acceptable.
I feel that this will begin a sad precedent of oversized homes on small lots. As we drive down Bowie Road on the
way to our home in the cul de sac, this will be an eyesore.
It should be noted, that when we built our home in 1995, we initially wanted a larger home. We decided to obey
the rules of our community to preserve the "feel of living in the country."
Thank you for your time.
Sincerely,
Adrienne & Bill Barnard
RECEVED
JUL 1 if 2016
City of Rolling hills
By
Page'1 of 1
RESOLUTION NO. 2016-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE, GARAGE AND
A BASEMENT, SWIMMING POOL, VARIOUS OUTDOOR AMENITIES AND
VARIOUS RETAINING WALLS, A NEW DRIVEWAY AND GRADING;
REQUEST FOR VARIANCES TO ENCROACH WITH THE RESIDENCE,
BASEMENT, LIGHT WELLS AND SEVERAL WALLS INTO SETBACKS, OF
WHICH SOME DO NOT AVERAGE OUT TO 2.5' IN HEIGHT, TO LOCATE
THE POOL, POOL EQUIPMNENT AND FUTURE STABLE AND CORRAL IN
FRONT YARD AREA, TO EXCEED THE MAXIMUM PERMITTED TOTAL LOT
COVERAGE AND DISTURBED AREA, TO EXCEED THE MAXIMUM
PERMITTED COVERAGE OF FRONT SETBACK WITH THE DRIVEWAY AND
TO EXPORT DIRT IN ZONING CASE NO. 895, AT 10 BOWIE ROAD, (LOT 4-
CRA), ROLLING HILLS, CA (PANG JUI YIU).
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. Pang Jui Yiu with respect to real
property located at 10 Bowie Road, Rolling Hills (Lot 4-CRA) requesting a site plan review to
construct a new 5,270 square foot single family residence, 844 square foot garage, 550 square
feet covered porches, 98 square foot entryway, 6,000 square foot basement, 640 square foot
swimming pool and spa, outdoor kitchen, various retaining walls, ranging from 6" curb to 5'
in height, with mostly 3' and 4' high walls, service yard, entryway, covered porches, outdoor
kitchen, a new 400' long by 20' wide driveway and grading of 8,946 cubic yards of dirt, of
which 8,360 cubic yards will be exported. Variances are requested to encroach with the
residence, basement, two light wells, service yard, several of the walls over 3' in height into the
required setbacks, to locate a portion of the swimming pool and pool equipment area, the set
aside area for a stable and portion of the corral in front yard and a portion of the corral within
front yard setback; to exceed the maximum permitted total lot coverage and disturbed area of
the net lot; to construct walls that do not average out to 2.5' in height, to exceed the maximum
permitted coverage with a driveway of the front setback (21.2%) and to export dirt off site.
Section 2. The Planning Commission conducted duly noticed public hearings to
consider the application at their regular meeting on December 15, 2015 and at the request of
the applicants the case was continued for several months to May 17, 2016, at which time the
Planning Commission visited the site to view the silhouette of the project and held a meeting
in the evening on May 17. At the May 17, 2016 meetings, the Planning Commission and the
neighbors expressed concerns with the project and the applicant revised the project to address
their concerns and a revised project was reviewed at a public hearing held on June 21, 2016.
Neighbors within 1,000-foot radius were notified of the public hearings and notices were
published in the Peninsula News on May 5, 2016, June 9, 2016 and July 7, 2016. The applicant
and his agents were notified of the public hearings in writing by first class mail and the
applicant's agents were in attendance at the hearings. Evidence was heard and presented from
10 Bowie Rd. 1
all persons interested in •cting said proposal, and from men ers of the City staff. Once the
project was revised, there were no objections to the project. The Planning Commission have
reviewed, analyzed and studied said proposal.
Section 3. The property is zoned RAS-1 and the lot area excluding the roadway
easement is 1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet
or 1.36 acres. The existing 3,506 square foot house and 703 square feet detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to 28' into
the rear yard. There are some existing retaining walls that will remain including a 7-foot tall
wall that is within the rear yard setback and which has nonconforming status. That wall will
not be altered or extended but will be maintained at the existing height.
Section 4. The Planning Commission finds that the project qualifies as a Class 3
Exemption, and is therefore categorically exempt from environmental review under the
California Environmental Quality Act.
Section 5. Section 17.46.030 requires a development plan to be submitted for Site
Plan Review and approval before any grading requiring a grading permit or any new 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 999 square feet or more in any thirty-six (36) month period. With
respect to the Site Plan for grading, the new residence, garages, porches, swimming pool/spa,
retaining walls, driveway and other miscellaneous structures, 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 and maintaining sufficient setbacks to provide buffers
between residential uses. The project is situated on a large, but topographically is constraint;
however the development would not cause the lot to be overdeveloped. The existing residence
encroaches into the rear setback. The proposed project would encroach less than the existing
residence. The proposed project is situated away from the road so as to reduce the visual
impact of the development. The project conforms with Zoning Code structural coverage
requirements, however due to the Fire Department requirement for a new driveway, the total
lot coverage (hardscape and structures) exceeds the maximum permitted. The net lot area of
the lot is 59,376 square feet. The structural net lot coverage is proposed at 13.5%, which
includes all of the structures, with allowance for permitted deductions, (20% max. permitted);
and the total lot coverage proposed, including the future stable would be 37.6%, (35% max.
permitted). The lot was mostly disturbed when it was developed and when Bowie Road was
created and is currently over 91% disturbed. The disturbed area of the lot is proposed to
increase by 2.5% for a total of 94%.
B. The project substantially preserves the natural and undeveloped state of the lot
by minimizing building coverage. The topography and the configuration of the lot, have been
considered, and it was determined that the proposed development will not adversely affect or
be materially detrimental to adjacent uses, buildings, or structures, because the proposed
10 Bowie Rd. 0 2
project will be constructeSrgely on an existing building pa will be the least intrusive to
surrounding properties, will be screened and landscaped with trees and shrubs, is of sufficient
distance from nearby residences so that it 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. The lot will not be built up or
raised to accommodate the development, but will utilize to the maximum extent practicable
the existing topography. The grading for the driveway will follow the topography.
C. The proposed development, as conditioned, is harmonious in scale and mass
with the site, and is consistent with the scale of the neighborhood when compared to new
residences in the vicinity of said lot. Significant portions of the lot will be left undeveloped.
The project will be screened from the road and all neighbors.
D. The development plan will introduce additional landscaping, which is
compatible with and enhances the rural character of the community, and the landscaping will
provide a buffer or transition area between private and public areas.
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because the project will capture all
resident and visitor parking on -site with guest parking spaces on the fire turn around area and
in the garage. The applicants will continue to utilize the existing driveway approach to the
residence, but widen it by 6' and construct a new driveway along the front of the parcel.
F. The project conforms to the requirements of the California Environmental Quality Act
(CEQA) and is exempt pursuant to Section 15303 of the CEQA Guidelines.
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code
permit approval of a Variance granting relief from the standards and requirements of the
Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property
prevent the owner from making use of a parcel of property to the same extent enjoyed by
similar properties in the same vicinity or zone.
The following Variances from the RHMC are required:
Sections 17.16.190F - the project exceeds the allowed maximum permitted average of walls
height of 2.5-feet, and walls in setbacks
Section 17.16.070 - the maximum permitted disturbance of the lot will exceed 40% and will be
at 94%, whereas the existing disturbance is at 91.5%; and the total lot coverage will exceed the
maximum permitted coverage of 35% and will be 37.6%
Section17.12.190 Setbacks; portion of the residence and basement, light wells, walls, trash area,
entry porch and portion of the future corral will be located in setbacks
Section 17.16.150, the new driveway will cover more than 20% of the front setback, (21.2% of
front setback)
Section 17.12.250 Yards; the pool, pool equipment future stable and corral will be located in the
front yard area of the lot
Section 15.04.150 Balanced Cut and Fill Ratio; 8,260 cubic yards of dirt will be exported, of
which 4,403 c.y is allowed to be exported, the remainder requires a variance.
10 Bowie Rd. 3
With respect to theforementioned requests for Variants, the Planning Commission
finds as follows:
A. There are exceptional circumstances and conditions on the subject property as
follows:
Regarding requested variance relating to the height and encroachment into the
setbacks with the proposed retaining walls, some of which do not average out to 2.5' in height
the longest retaining walls in the front are necessary for the construction of the driveway. The
configuration of the lot is such that the existing driveway does not meet the Fire Department
requirements and a new driveway must be built. The topography of the lot in the area along
the front is steep and in order to avoid additional grading the walls are necessary. The
retaining wall in the rear is necessary so that the building pad could be kept at its existing
elevation and not be raised, but yet allow a larger than existing house to be built on the lot.
The sloping condition at the rear of the lot in this area makes a retaining wall necessary to
protect the proposed residence. There already exists a retaining wall that supports the rear
slope and the new wall will aid in this respect. Al of the retaining walls will match the sloped
topography, will blend in with the natural slope and will not be seen from the street.
Regarding the requested variances from Section 17.16.070, relating to maximum
structural coverage limits and disturbance of the lot: the property is uniquely constrained by
the steep topography both at the front and the rear of the building pad. The lot coverage is
relatively small compared to the amount of coverage that is associated with the
improvements, specifically the proposed driveway, which is necessary to meet the Fire Code
standards. The proposed additional disturbance to provide a slightly larger building pad and
to exceed the maximum permitted total lot coverage is mostly due to the requirement for the
driveway and is minimal and will result in better vehicle access. The lot has been previously
graded and disturbed to over 91%, when the road (Bowie Rd.) and the equestrian trail located
along the westerly property line were graded out and constructed. To the maximum extent
practicable the proposed development works within and follows the existing conditions on
the lot.
Regarding the requested variances from Sections 17.12.190 encroachment into
setbacks; 17.16.150 coverage with driveway; and 17.12.250 Front yards; the encroachments is
minimal given the configuration and topography of the lot. Over 1,100 square feet of the
existing residence encroaches up to 28' into the rear setback and the new residence will lessen
this condition where 1,064 square feet of the residence will encroach up to 18.5' into the rear
setback. Due to the configuration and topography of the lot, without more grading of the
hillsides, there is no other area to place a pool, future area for stable and corral and the
driveway, than the front of the residence or in setbacks. The steepness and configuration of the
lot makes it impossible to meet the code requirement and provide for a reasonable size house
on the lot. In general, the existing residence encroaches into the rear yard setback and the
requested encroachment is less than the existing. The topography of the lot, specifically the
steep slopes, paired with the applicants' desire to minimize grading by utilizing the existing
residential pad, create difficulty in remaining outside of the setbacks.
10 Bowie Rd. 4
Regarding the requested variance from Section 15.04.15U Balanced Cut and Fill Ratio
where 8,360 cubic yards of dirt will be exported, 4,303 cubic yards of dirt will be generated
from the excavation of the basement and swimming pool, which is allowed to be exported. The
additional 4,057 cubic yards, which is to be exported, is necessary in order to not to raise the
building pad. To keep the dirt on site would mean raising the building pad and/or the
steepness of the slopes, which in turn would require a variance for slopes of over 2:1 grade.
Due to the already steep slopes surrounding the building pad and the neighbors' desire to not
to raise the pad, it is necessary to export the dirt.
B. The variances are necessary for the preservation and enjoyment of a substantial
property right possessed by other property owners in the same vicinity and zone but which is
denied to the property in question by strict application of the code. The property right which
otherwise would not be enjoyed is the ability to utilize a portion of the front yard and
setbacks for superior access and entry/exit than currently exists and which meets the Fire
Code, as well as not to substantially change to exiting topography and configuration of the
lot.
C. The granting of the Variances would not be materially detrimental to the public
welfare or injurious to the properties or improvements in such vicinity and zone in which the
property is located in that the proposed reconfigured driveway access increases safety to the
property. Additionally, the improvements to the property will not be easily viewed from
adjacent properties, and the street and visual impacts are minor. To the maximum extent
practicable the proposed development works within and follows the existing conditions on
the lot and therefore will not be materially or otherwise detrimental to the public. The project
would not affect any neighbor's views and therefore would not affect property values, and
would be screened from the street.
D. In granting of the Variances the spirit and intent of the Zoning Ordinance will be
observed in that the proposed driveway, retaining walls, and the new residential construction
will be orderly, attractive, and while it encroaches into the rear setback, it will be buffered and
mediated with landscaping and a wall to ensure it will not affect the rural character of the
community. The subject property retains a suitable stable and corral set -aside area and the
development will not impact use of the set aside for stable and corral.
E. The Variances request are consistent with the General Plan of the City of Rolling
Hills because the proposed structures comply with the General Plan requirement of low
profile, low -density residential development with sufficient open space between surrounding
structures.
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 approach, however, the new driveway will comply with the Fire
Code requirements and will be long and wide to accommodate emergency vehicles and where
no cars would need to be parked in the roadway easements.
10 Bowie Rd. 5
•
G. The Variances are consistent with the portions of the County of Los Angeles
Hazardous Waster Management Plan relating to siting and siting criteria for hazardous waste
facilities.
Section 7. Based upon the foregoing findings, the Planning Commission hereby
approves Zoning Case No. 895 a Site Plan Review for grading, for a new residence with a
basement and garage, new pool/spa, covered porch, new driveway, site retaining walls that
exceed 3 feet in height; and Variances to encroach with a portion of the residence, basement,
retaining walls and light wells into setbacks and with pool, spa and future stable/corral into
the front yard area; to exceed the maximum permitted disturbance and total lot coverage, to
exceed coverage of the front setback with a driveway, to exceed 2.5' high walls on the average
and to export dirt subject to the following conditions:
A. The Site Plan and Variances approvals shall expire within two years from the
effective date of approval as defined in Sections 17.46.080 and 17.38.070, unless otherwise
extended pursuant to the requirements of this section.
B. It is declared and made a condition of this approval that if any conditions thereof
are violated, this approval shall be suspended and the privileges granted thereunder shall
lapse; provided that the applicant has been given written notice to cease such violation, the
opportunity for a hearing has been provided, and if requested, has been held, and thereafter the
applicant fails to correct the violation within a period of thirty (30) days from the date of the
City's determination.
C. All requirements of the Buildings and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located must be complied with
unless otherwise set forth in this permit, or shown otherwise on an approved plan.
D. The lot shall be developed and maintained in substantial conformance with the
site plan on file dated July 13, 2016 except as otherwise provided in these conditions. The
working drawings submitted to the Department of Building and Safety for plan check review
shall conform to the approved development plan. All conditions of the Site Plan Review and
Variance approvals shall be incorporated into the building permit working drawings and
where applicable complied with prior to issuance of a grading or building permit from the
building department.
The conditions of approval of this Resolution shall be printed onto building plans submitted to
the Building Department for review and shall be kept on site at all times.
E. Prior to submittal of final working drawings to the Building and Safety
Department for issuance of building permits, the plans for the project shall be submitted to
City staff for verification that the final plans are in compliance with the plans approved by the
Planning Commission.
F. A licensed professional preparing construction plans for this project for Building
Department review shall execute a Certificate affirming that the plans conform in all respects
10 Bowie Rd.
to this Resolution approvi g this project and all of the conditians set forth therein and the
City's Building Code and Zoning Ordinance.
Further, the person obtaining a building and/or grading permit for this project shall
execute a Certificate of Construction stating that the project will be constructed according to
this Resolution and any plans approved therewith.
G. Structural lot coverage of the lot shall not exceed 8,116 square feet or 13.5% of the
net lot area, (with allowed deductions) in conformance with lot coverage limitations (20%
maximum).
The total lot coverage proposed, including structures and flatwork shall not exceed 22,466
square feet or 37.6% of the net lot area, which includes the driveway.
H. Grading for this project shall consist of 8,946 cubic yards of cut and 293 cubic
yards of fill with 8.360 cubic yards to be exported. The disturbed area of the lot, including the
future stable and corral area shall not exceed 94%.
I. The residential building pad shall be 14,708 square feet and will have coverage
of 48.5%.
J. 1,060 square feet of the new residence and of the basement may encroach up to
18.5' into the rear setback.
K. The applicant shall comply with all requirements of the Lighting Ordinance of
the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property, roofing
and material requirements of properties in the Very High Fire Hazard Severity Zone.
L. All utility lines to the development shall be placed underground, subject to all
applicable standards and requirements.
M. A drainage plan, as required by the Building Department shall be prepared and
approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to
LA County Code requirements.
N. All graded slopes shall be landscaped. Prior to obtaining a building permit, a
landscaping plan shall be submitted to the City in conformance with Fire Department Fuel
Modification requirements and for graded slopes. Prior to finaling the project, trees and shrubs
shall be planted to screen the project from the neighbors. Any shrubs and trees shall not form a
hedge like screen but be offset and they shall be of a height, which shall not at any time grow
into residents' view. The landscaping plan shall utilize to the maximum extent feasible, plants
that are native to the area and are consistent with the rural character of the community.
If landscaping of 5,000 square foot area or greater is introduced or redevelop, the
landscaping shall be subject to the requirements of the City's Water Efficient Landscape
Ordinance.
10 Bowie Rd. 7
O. The pool an!pool equipment area shall be screen with landscaping. Per LA
County Building Code, pool barrier/fencing shall be required. The swimming pool and the
spillway shall utilize the most quiet and technologically advanced equipment to dampen the
sound.
P. The west and south side setback lines in the vicinity of the construction for this
project shall remain staked throughout the construction. A construction fence may be
required.
Q. The project must be reviewed and approved by the Rolling Hills Community
Association (RHCA) Architectural Review Committee prior to the issuance of building permit.
Perimeter easements and trails, if any, shall remain free and clear of any improvements
including, but not be limited to fences -including construction fences, any hardscape,
driveways, landscaping, irrigation and drainage devices, except as otherwise approved by
RHCA.
R. A minimum of 50% of any construction materials must be recycled or diverted
from landfills. The hauler of the materials shall obtain City's Construction and Demolition
permit for waste hauling prior to start of work, and provide the appropriate documentation to
the City.
S. 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.
T. 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/iox/main.ph p?suite=safety&page=hazard_definitions#FIRE. It
is the sole responsibility of the property owner and/or his/her contractor to monitor the red
flag warning conditions. Should a red flag warning be declared and if work is to be conducted
on the property, the contractor shall have readily available fire distinguisher.
U. During construction, all parking shall take place on the project site and, if
necessary, any overflow parking shall take place within nearby unimproved roadway
easement adjacent to subject site. There shall be no blocking of adjacent driveways or blocking
of the trail. During construction a flagmen shall be used to direct traffic when it is anticipated
that a lane may be impeded.
V. 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) requirements related to solid waste, drainage and storm water management and
comply with the City's Low Impact development Ordinance (LID). Further the property
owners shall be required to conform to the County Health Department requirements for a
septic system.
10 Bowie Rd. 8
X. Prior to finaling of the project an "as graded" and an "as constructed" plans and
certifications shall be provided to the Planning Department and the Building Department to
ascertain that the completed project is in compliance with the approved plans. In addition, any
modifications made to the project during construction, shall be depicted on the "as built/as
graded" plan.
Y. The applicant shall execute an Affidavit of Acceptance of all conditions of this
permit pursuant to Zoning Ordinance, or the approval shall not be effective. The affidavit shall
be recorded together with the resolution.
PASSED, APPROVED AND ADOPTED THIS 19TH DAY OF JULY 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
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.
10 Bowie Rd. 9
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2016-18 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE, GARAGE AND
A BASEMENT, SWIMMING POOL, VARIOUS OUTDOOR AMENITIES AND
VARIOUS RETAINING WALLS, A NEW DRIVEWAY AND GRADING;
REQUEST FOR VARIANCES TO ENCROACH WITH THE RESIDENCE,
BASEMENT, LIGHT WELLS AND SEVERAL WALLS INTO SETBACKS, OF
WHICH SOME DO NOT AVERAGE OUT TO 2.5' IN HEIGHT, TO LOCATE
THE POOL, POOL EQUIPMNENT AND FUTURE STABLE AND CORRAL IN
FRONT YARD AREA, TO EXCEED THE MAXIMUM PERMITTED TOTAL LOT
COVERAGE AND DISTURBED AREA, TO EXCEED THE MAXIMUM
PERMITTED COVERAGE OF FRONT SETBACK WITH THE DRIVEWAY AND
TO EXPORT DIRT IN ZONING CASE NO. 895, AT 10 BOWIE ROAD, (LOT 4-
CRA), ROLLING HILLS, CA (PANG JUI YIU).
was approved and adopted at regular meeting of the Planning Commission on July 19,
2016 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
HEIDI LUCE, CITY CLERK
10 Bowie Rd.
ge-it Raelie,
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 4C
Mtg. Date: 5-17-16 FT
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 895
10 BOWIE ROAD (LOT 4-CRA)
RA-S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
PANG JUI YIU
CRISS GUNDERSON, ARCHITECT
DECEMBER 3, 2015
PROJECT RE -NOTICED: MAY 5, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on December 15, 2015
and scheduled a field visit to the site on January 19, 2016, which at the request of the
applicants was continued for several months to May 17, 2016.
2. At the December 15 meeting the property owner at 11 Bowie Road, Mr. Picar,
expressed concern with the proposed height of the house and general redevelopment of
the lot. The project architect met with Mr. Picar and prepared a sight line illustration to
show how much of the development would be visible from the street and from Mr.
Picar's residence. The architect is proposing to rotate the house slightly to the east and
move it back (south). This configuration would cause 934 square feet of the proposed
residence to encroach between 2' to 24' into the required 50' rear yard setback,
(previously proposed at bt. 2'-21' encroachment). The architect has also removed the
covered porches previously proposed in the front, (reduction of 519 square feet) moved
the side porch outside of the side setback, reduced the garage from 983 square feet to
848 square feet and removed a short wall at the west side of the driveway by Bowie
Road. The grading will also be adjusted to reduce the export of dirt to 134 cubic yards.
The building pad will increase by 711 square feet. The set aside for future stable and
ZC NO.89510 Bowie Rd.
• •
corral is not proposed to be graded. The swimming pool will be relocated further south -
towards the house to be in line with the leading edge of the house.
Per Mr. Picar's request, the applicant agreed to plant trees along the slope in the front
and side. RHCA approval will be required for planting, if in the easement.
3. With the proposed changes, the applicant, Mr. Pang Jui Yiu, requests a Site Plan
Review to construct a new 6,269 square foot single family residence with 6,000 square
foot basement, 848 square foot garage, (reduced from 983 sf), 550 square feet covered
porches, (reduced from 1,066 sf), 98 square foot entry, 640 square foot swimming pool,
several retaining walls of various heights, but not to exceed 5' in height, service yard,
pool equipment area and outdoor kitchen. A total of 8,248 cubic yards of grading is
proposed: 4,209 cubic yards of cut including basement and pool excavation and 4,075
cubic yards of fill for the building pad, turn around area and driveway. A new 400'
long, 20'wide driveway will be constructed. Multiple variances are requested for: 1)
portion of the house, service yard and two light wells to encroach into the rear setback;
2) a future stable and corral location in the front yard and the corral partially in the
front setback; 3) to exceed the maximum permitted total lot coverage and the disturbed
area of the lot; 4) construction of retaining walls that encroach into the front and rear
setbacks and that exceed an average height of 2.5 feet and 5) to exceed the maximum
permitted coverage with a driveway of the front setback; 24.8% of the front setback will
be covered by a driveway, whereas 20% is permitted.
4. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public testimony and continue the meeting to the evening
meeting of the Planning Commission, beginning at 6:30 PM.
BACKGROUND
5. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet or
1.36 acres.
6. The existing 3,506 square foot house and 703 square foot detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to
28' into the rear yard. There are some existing retaining walls that will remain including
a 7-foot tall wall that is within the rear yard setback and which has nonconforming
status. That wall will not be altered or extended but will be maintained at the existing
height.
As stated above, the architect revised the project and removed two covered porches and
decreased the size of the garage. The pool is proposed to be larger, 640 square feet vs.
548 square feet previously proposed. A new driveway is proposed that will access the
ZC No. 895
10 Bowie Road
site from Bowie Road, utilizing a slightly reconfigured existing apron. The Traffic
Commission will review the proposed apron at their May 26, 2016 meeting.
7. The applicant has designated a future stable and corral location between the
proposed house and Bowie Road. A variance is required for the stable and corral
because they would be located within the front yard and setback. Access to a future
stable is planned off the proposed new driveway.
8. The applicants conducted and prepared a geotechnical engineering and geology
investigation (including soils and slope stability). 6 test pits were investigated. The
report indicates that the property is suitable for the proposed development. The report
will be reviewed by the City's engineer during the plan check review process, and if
more information or explorations are requested, the applicant will have to provide it.
MUNICIPAL CODE COMPLIANCE
9. The grading for this project will consist of a total of 8,284 cubic yards of dirt.
4,209 cubic yards of cut will be generated from basement and pool excavation and a cut
for the driveway. 4,075 cubic yards of fill, will be used for the building pad and yard
areas. The total amount of exported earth from grading (excavation) is expected to be
134 cubic yards.
10. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 54,320 square feet (91.5% of
net lot area) that is proposed to be increased mostly due to the driveway construction,
to 57,392 square feet (increase by 3,072 square feet) to 96.6%, which requires a variance.
The architect states that the front of the lot and most of the west side of the property
was graded previously when Bowie Road was constructed and is included in the
disturbed area.
11. The roof ridgeline at the highest point of the residence will not exceed 17'6" from
the finished grade. The lowest finished grade elevation over the span of the project will
be at 1045.5-feet and the ridge height at the highest elevation will be at 1063' height. The
house will have a full living area basement with a depth of approximately 11 feet, at
finished floor elevation 1034.34. Proposed are eight light wells, or shafts external and
adjoining the building that allow mainly for access of light and air to the basement.
Four of the wells are 8' wide. Two light wells and one set of stairs for emergency egress,
as well as the service yard are to be located in the rear yard setback and are subject to a
variance.
All wells will have a 42-inch high solid wall on the exterior to shield view and access
into the wells. Although the design of the light wells are under the purview of the
RHCA Architectural Committee, and the requirement for ingress and egress and for
light and ventilation for basements are reviewed by the Building Department, the
ZC No. 895
10 Bowie Road
•
Planning Commission may regulate the massing of structures, number and height of
walls, compatibility of the structure in relationship to the lot and other aspects of the
development. Therefore, staff would recommend, and the Commission could require,
that the applicant consult with the Building Department on how many light wells
would be necessary based on the floor plan of the basement and that only the minimum
amount required by the Building Code be constructed.
12. The residential building pad (outside of setbacks) will be increased by 6,527
square feet to 16,882 square feet. A maximum 30" retaining wall is proposed to be
constructed along the building pad that would extend past the swimming pool. The
coverage on this pad is proposed at 47.4%, which includes all of the structures, but
excludes permissible deductions of 120 square feet and the porch. This is an increase
from 41.6% from the existing condition. The code provides a guideline of 30%
maximum coverage.
The future stable building pad is proposed at 2,073 square feet in area, and coverage of
21.7%, assuming a minimum 450 square foot stable is built.
13. The structural lot coverage proposed is 9,115 square feet or 15.3%; with the
allowed deductions the structural coverage will be 8,995 or 15.1%, which is in
compliance with the 20% maximum permitted of net lot area. However, when factoring
in the additional flatwork that is proposed, including the new driveway, the total lot
coverage will be 23,345 square feet or 39.3%, which exceeds the maximum permitted of
35%, (of net lot area). Currently, the total coverage is 38.8%, as the entire rear/front
areas around the house have hard surface. A variance is requested from the total lot
coverage requirement. The new building pad will have several pockets of landscaping,
which will soften the massing and, therefore the total lot coverage will increase by less
than 1% from the existing.
14. A new 400' long driveway with a motor court and turnaround area to meet Fire
Department standards is proposed, which adds a net increase in flatwork of 3,954
square feet (total 11,240 square feet). The driveway will be paved, (impervious
surface). 24.8% of the front yard setback will be covered by the driveway, (approx.
5,000 sq.ft. of the 20,175 sq.ft. front yard setback), which requires a variance. Pursuant
to Section 17.16.150 of the Zoning Ordinance, driveways may not cover more than
twenty percent of the area of the setback in which they are located. In addition, all
driveways shall have a roughened driveway apron and the first twenty feet of a
driveway shall have a maximum grade of seven percent. No driveway shall exceed a
maximum grade of twelve percent, unless otherwise approved by the Planning
Commission. The proposed driveway varies in slope.
15. The architect consulted with the Fire Department regarding the driveway
requirement. The Fire Department requires a 20' wide driveway and a turnaround or
"hammerhead" at the motor court up near the home. To achieve this, the existing
ZC No. 895
10 Bowie Road
• •
driveway location on the east side will be abandoned in favor of a new approach that
crosses the front and wraps towards the garage and motor court on the west side. The
topography of this portion of the lot includes a steep upward grade. To accommodate
the 400' long driveway, a series of retaining walls are proposed along the entire
driveway, which range from 3.0 feet in height to a maximum of 5-feet. Two sections of
the driveway walls will be flanked by another set of 5' high retaining walls, set back 5',
in order to keep the retaining wall along the driveway to 5' maximum, rather than
construct much higher retaining walls. Portions of the proposed driveway retaining
walls will be located in the RHCA easements, and will require their approval. The
existing driveway will be abandoned and blended back into the hillside. In the rear, at
the southeast corner, two new walls (approximately 40-feet in length each), are
proposed within the rear setback at a height ranging from 1 to 5 feet. They will tie into
an existing 7-foot high retaining wall.
The retaining walls will not average out to 2.5 feet in height and the service yard is
proposed to be located in the rear setback; both conditions require a variance.
16. Routine conditions of approval will require that utility lines to the residence be
placed underground and a new septic tank installed in compliance with all applicable
standards.
17. The project will be required to comply with storm water management
requirements, and will be subject to the City's Low Impact Development (LID)
ordinance, which has the purpose of ensuring that building and landscape features are
designed to control storm water runoff. Lastly, the project will be subject to the City's
Water Efficient Landscaping Ordinance where the applicants must implement low
water usage planting and devices and certify compliance.
The site will maintain its existing drainage patterns. The new driveway surface will
drain to Bowie Road, to be collected in an existing storm drain catch basin adjacent to
the site.
18. In describing the application the applicant's agent states that the main constraint
on this lot is the steepness of the lot at the front, which at places has 1:1 slope, which
disallows use of the existing driveway in meeting Fire Department standards for access.
The need to build a new longer driveway to meet fire standards in turn constrains the
ability to meet the lot coverage requirement. The new driveway, especially the large
motor court and hammerhead area, adds a net of 3,954 square feet of paved surface,
which increases the already nonconforming total lot coverage from 38.8% to 39.3% (35%
maximum allowed). The applicant's agent states further that the project will preserve
the existing topography with only minor grading, and will preserve mature trees and
drainage courses.
ZC No. 895
10 Bowie Road
• •
He states that the existing house encroaches 28 feet into the rear setback for a total of
1,110 square feet, and the new construction will diminish this condition, therefore
providing for a greater rear yard.
19. While the disturbed area proportionate to net lot area remains high (96.6%), the net
increase is a relatively minor amount (5.1%) considering the extent of retaining walls
that are needed to construct the driveway. Retaining walls are kept to a minimum,
generally a maximum of 5-feet along the driveway, and approximately 30-inches in
other areas.
20. The Rolling Hills Community Association will review this project at a later date.
21. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances and must find that the proposed uses are consistent with the General Plan
and development standards of the City, including provision for open space and
maintaining rural environment and that the uses will not adversely affect adjacent
properties.
22. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 3 exemption in that the project
is a new single family residence.
ZC NO. 895 NEARBY PROPERTIES
(For information only)
Address House size in sq.ft.
(built/add or remodel)
2 Bowie 4,965 (1964)
4 Bowie 2,957 (1960/04)
6 Bowie 3,592 (1972/77)
8 Bowie 4,742 (1966/68)
9 Bowie 1,916 (1961)
12 Bowie 4,805 (1960/80)
AVERAGE 3,663
10 Bowie Proposed 6,269
Lot Area sq.ft. (excl.
roadway easements)
38,986
64,338
102,370
73,790
79,410
61,120
70,000
70,567
NOTE: The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records
ZC No. 895
10 Bowie Road
•
•
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear property line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residence, garage, gazebo
EXISTING
SINGLE FAMILY RESIDENCE
WITH GARAGE , GAZEBO,
TO BE DEMOLISHED
Residence
Garage
Gazebo
Service yard
TOTAL
3506 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
Residence
Garages
Stable (future)
Service yard
Pool
Pool Equipment
Outdoor kitchen
Attched covered
porches
Entry
Basement
4,432 sq.ft TOTAL
7.2% (with allowances)
38.8%
41.6% (to be demolished)
Stable (minimum 450 sq. ft.) None existing
GRADING N/ A
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
depth and covers more than 2,000
sq.ft.) must be balanced on site
(except basement)
DISTURBED AREA 91.5%
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 895
10 Bowie Road
1N/A
N/A
Existing
N/A
N/A
PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/CORRAL LOCATION
6269 sq.ft.
848 sq.ft.
450 sq.ft.
96 sq.ft.
640 sq.ft.
20 sq.ft.
144 sq.ft
550 sq.ft.
98 sq.ft.
6000sq. ft.
9,115 sq.ft
8,995 sq.ft. w/allowed
deductions or 15.1% of 59,376
sq.ft. net lot area
23,345 sq.ft. w/ allowances or
39.3% of 59,376 sq.ft. net lot area
47.4% of 16,882 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
4,209 c.y. cut and 4,075 c.y. fill
134 c.y. from basement (export)
96.6%
59,376 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
Off main private driveway
IExisting driveway approach,
slightly reconfigured.
I Planning Commission review
I Planning Commission review
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
ZC No. 895
10 Bowie Road
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
ZC No. 895
10 Bowie Road
•
geeli
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 4B
Mtg. Date: 1-19-16 FT
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 895
10 BOWIE ROAD (LOT 4-CRA)
RA-S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
PANG JUI YIU
CRISS GUNDERSON, ARCHITECT
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on December 15, 2015
and scheduled a field visit to the site on January 19, 2016. At the December 15 meeting a
resident at 11 Bowie Road. Mr. Picar, expressed concern with the proposed height of the
house and general redevelopment of the lot.
2. The architect met with Mr. Picar and prepared a sight line illustration to show
how much of the development would be visible from the street and from Mr. Picar's
residence. They walked along Bowie Road and from one vantage point of the road only
a portion of the covered porch was visible, and none of the house is visible from Mr.
Picar's house. The architect is proposing to rotate the house slightly to the east and
move it back (south). This configuration would cause 934 square feet of the proposed
residence to encroach between 2' to 24' into the required 50' rear yard setback,
(previously proposed at bt. 2'-21' encroachment). The architect has also removed the
covered porches previously proposed in the front, (reduction of 519 square feet), moved
the side porch outside of the side setback, reduced the garage from 983 square feet to
848 square feet and removed a short wall at the west side of the driveway by Bowie
Road. The grading will also be adjusted to reduce the export of dirt to 134 cubic yards.
The building pad will increase by 711 square feet. The set aside for future stable and
ZC NO.89510 Bowie Rd.
• •
A
corral is not proposed to be graded. The swimming pool will be relocated further south -
towards the house to be in line with the leading edge of the house.
Per Mr. Picar s request, the applicant agreed to plant trees along the slope in the front
and side. RHCA approval will be required for planting in the easement.
3. With the proposed changes, the applicant, Mr. Pang Jui Yiu, requests a Site Plan
Review to construct a new 6,269 square foot single family residence with 6,000 square
foot basement, 848 square foot garage, (reduction from 983 sf), 550 square feet covered
porches, (reduction from 1,066 sf), 98 square foot entry, 640 square foot swimming pool,
several retaining walls of various heights, but not to exceed 5' in height, service yard,
pool equipment area and outdoor kitchen. A total of 8,248 cubic yards of grading is
proposed: 4,209 cubic yards of cut and basement and pool excavation and 4,075 cubic
yards of fill for the building pad, turn around area and driveway. A new 400' long,
20'wide driveway will be constructed. Multiple variances are requested for: 1) portion
of the house, service yard and two light wells to encroach into the rear setback; 2) a
future stable and corral location in the front yard and the corral partially in the front
setback; 3) to exceed the maximum permitted total lot coverage and the disturbed area
of the lot; 4) construction of retaining walls that encroach into the front and rear
setbacks and that exceed an average height of 2.5 feet and 5) to exceed the maximum
permitted coverage with a driveway of the front setback; 24.8% of the front setback will
be covered by a driveway, whereas 20% is permitted.
4. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public testimony and continue the meeting to the evening
meeting of the Planning Commission, beginning at 6:30 PM.
BACKGROUND
5. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet or
1.36 acres.
6. The existing 3,506 square foot house and 703 square foot detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to
28' into the rear yard. There are some existing retaining walls that will remain including
a 7-foot tall wall that is within the rear yard setback and which has nonconforming
status. That wall will not be altered or extended but will be maintained at the existing
height.
As stated above the architect revised the project and removed two covered porches and
decreased the size of the garage. The pool is proposed to be larger, 640 square feet vs.
548 square feet previously proposed. The new home will contain 6,269 square feet plus
a 6,000 square foot basement and 848 square foot garage. Currently 1,110 square feet of
ZC No. 895
10 Bowie Road
•
the house encroaches into the rear setback. 934 square feet of the proposed house will
encroach into the rear setback, between 2' and 24'. A new driveway is proposed that
will access the site from Bowie Road, utilizing a slightly reconfigured existing apron.
The Traffic Commission will review the proposed apron at their January 28, 2016
meeting.
7. The site does not have an existing stable and corral or a set aside. The applicant
has designated a future stable and corral location between the proposed house and
Bowie Road. A variance is required for the stable and corral because they would be
located within the front yard and setback. Access to a future stable is planned off the
proposed new driveway.
MUNICIPAL CODE COMPLIANCE
8. The grading for this project will consist of a total of 8,284 cubic yards of dirt.
4,209 cubic yards of cut will be generated from basement and pool excavation and a cut
for the driveway. 4,075 cubic yards of fill will be used for the building pad and yard
areas. The total amount of exported earth from grading (excavation) is expected to be
134 cubic yards.
9. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 54,320 square feet (91.5% of
net lot area) that is proposed to be increased mostly due to the driveway construction,
to 57,392 square feet (increase of 3,072 square feet) to 96.6%, which requires a variance.
The architect states that the front of the lot and most of the west side of the property
was graded previously when Bowie Road was constructed and is included in the
disturbed area.
10. The roof ridgeline at the highest point of the residence will not exceed 17'6" from
the finished grade. The proposed pad elevation on the average (as it slopes from rear to
front) will be at 1045.5-foot elevation and the ridge height at the highest will be at 1063'
elevation. The house will have a full living area basement with a depth of
approximately 11 feet, at finished floor elevation 1034.34. Proposed are eight wells, or
shafts external and adjoining the building that allow mainly for access of light and air to
the basement. Four of the wells are 8' wide. Two light wells and one set of stairs for
emergency egress, as well as the service yard are to be located in the rear yard setback
and are subject to a variance.
All wells will have a 42-inch high solid wall on the exterior to shield view and access
into the wells. Although the design of the light wells are under the purview of the
RHCA Architectural Committee, and the requirement for ingress and egress and for
light and ventilation for basements are reviewed by the Building Department, the
Planning Commission may regulate the massing of structures, number and height of
walls, compatibility of the structure in relationship to the lot and other aspects of the
ZC No. 895
10 Bowie Road
•
development. Therefore, staff would recommend, and the Commission could require,
that the applicant consult with the Building Department on how many light wells
would be necessary based on the floor plan of the basement and that only the minimum
amount required by the Building Code be constructed.
11. The residential building pad (outside of setbacks) will be increased by 6,527
square feet to 16,882 square feet. A maximum 30" retaining wall is proposed to be
constructed along the building pad that would extend past the swimming pool. The
coverage on this pad is proposed at 47.4%, which includes all of the structures, but
excludes permissible deductions of 120 square feet and the porch. This is an increase
from 41.6% from the existing condition. The code provides a guideline of 30%
maximum coverage.
The future stable building pad is proposed at 2,073 square feet in area, and coverage of
21.7%, assuming a minimum 450 square foot stable is built.
12. The structural lot coverage proposed is 9,115 square feet or 15.3%; with the
allowed deductions the structural coverage will be 8,995 or 15.1%, which is in
compliance with the 20% maximum permitted of net lot area. However, when factoring
in the additional flatwork that is proposed, including the new driveway, the total lot
coverage will be 23,345 square feet or 39.3%, which exceeds the maximum permitted of
35%, (of net lot area). Currently, the total coverage is 38.8%. A variance is requested
from the total lot coverage requirement
Currently there is no landscaping on the flat areas of the lot, and the entire building pad
is paved. The new building pad will have several pockets of landscaping, which will
soften the massing and, therefore the total lot coverage will increase by less than 1%
from the existing.
13. A new 400' long driveway with a motor court and turnaround area to meet Fire
Department standards is proposed, which adds a net increase in flatwork of 3,954
square feet (total 11,240 square feet). The driveway will be paved, (impervious
surface). 24.8% of the front yard setback will be covered by the driveway, (approx.
5,000 sq.ft. of the 20,175 sq.ft. front yard setback), which requires a variance. Pursuant
to Section 17.16.150 of the Zoning Ordinance, driveways may not cover more than
twenty percent of the area of the setback in which they are located. In addition, all
driveways shall have a roughened driveway apron and the first twenty feet of a
driveway shall have a maximum grade of seven percent. No driveway shall exceed a
maximum grade of twelve percent, unless otherwise approved by the Planning
Commission. The proposed driveway varies in slope.
14. The architect consulted with the Fire Department regarding the driveway
requirement. The Fire Department requires a 20' wide driveway and a turnaround or
"hammerhead" at the motor court up near the home. To achieve this, the existing
ZC No. 895
10 Bowie Road
• •
driveway location on the east side will be abandoned in favor of a new approach that
crosses the front and wraps towards the garage and motor court on the west side. The
topography of this portion of the lot includes a steep upward grade. To accommodate
the 400' long driveway, a series of retaining walls are proposed along the entire
driveway, which range from 3.0 feet in height to a maximum of 5-feet. Two sections of
the driveway walls will be flanked by another set of 5' high retaining walls, set back 5',
in order to keep the retaining wall along the driveway to 5' maximum, rather than
construct much higher retaining walls. Portions of the proposed driveway retaining
walls will be located in the RHCA easements, and will require their approval. The
existing driveway will be abandoned and blended back into the hillside. In the rear, at
the southeast corner, two new walls (approximately 40-feet in length each), are
proposed within the rear setback at a height ranging from 1 to 5 feet. They will tie into
an existing 7-foot high retaining wall.
The retaining walls will not average out to 2.5 feet in height and the service yard is
proposed to be located in the rear setback; both conditions require a variance.
15. Routine conditions of approval will require that utility lines to the residence be
placed underground and a new septic tank installed in compliance with all applicable
standards.
16. The project will be required to comply with storm water management
requirements, and will be subject to the City's Low Impact Development (LID)
ordinance, which has the purpose of ensuring that building and landscape features are
designed to retain storm water runoff. Lastly, the project will be subject to the City's
Water Efficient Landscaping Ordinance where the applicants must implement low
water usage planting and devices and certify compliance.
The site will maintain its existing drainage patterns. The new driveway surface will
drain to Bowie Road, to be collected in an existing storm drain catch basin adjacent to
the site.
17. In describing the application the applicant's agent states that the main constraint
on this lot is the steepness of the lot at the front which disallows use of the existing
driveway in meeting Fire Department standards for access. The need to build a new
longer driveway to meet fire standards in turn constrains the ability to meet the lot
coverage requirement. The new driveway, especially the large motor court and
hammerhead area, adds a net of 3,954 square feet of paved surface, which increases the
already nonconforming total lot coverage from 38.8% to 39.3% (35% maximum
allowed). The applicant's agent states further that the project will preserve the existing
topography with only minor grading, and will preserve mature trees and drainage
courses.
ZC No. 895
10 Bowie Road
• •
He states that the existing house encroaches 28 feet into the rear setback for a total of
1,110 square feet, and the new construction will diminish this condition, therefore
providing for a greater rear yard.
18. While the disturbed area proportionate to net lot area remains high (96.6%), the net
increase is a relatively minor amount (5.1%) considering the extent of retaining walls
that are needed to construct the driveway. Retaining walls are kept to a minimum,
generally a maximum of 5-feet along the driveway, and approximately 30-inches in
other areas.
19. The Rolling Hills Community Association will review this project at a later date.
20. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances and must find that the proposed uses are consistent with the General Plan
and development standards of the City (except as related to the variances), including
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
21. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 3 exemption in that the project
is a new single family residence.
ZC NO. 895 NEARBY PROPERTIES
(For information only)
Address House size in sq.ft.
(built/add or remodel)
2 Bowie 4,965 (1964)
4 Bowie 2,957 (1960/04)
6 Bowie 3,592 (1972/77)
8 Bowie 4,742 (1966/68)
9 Bowie 1,916 (1961)
12 Bowie 4,805 (1960/80)
10 Bowie Proposed 6,269
Lot Area sq.ft. (excl.
roadway easements)
38,986
64,338
102,370
73,790
79,410
61,120
70,567
NOTE: The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records
ZC No. 895
10 Bowie Road
•
•
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residence, garage, gazebo
Stable (minimum 450 sq. ft.)
GRADING
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
depth and covers more than 2,000
sq.ft.) must be balanced on site
(except basement)
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist.)
STABLE (min. 450 S(D.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 895
10 Bowie Road
EXISTING
SINGLE FAMILY RESIDENCE
WITH GARAGE , GAZEBO,
TO BE DEMOLISHED
Residence
Garage
Gazebo
Service yard
TOTAL
3506 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/CORRAL LOCATION
Residence
Garages
Stable (future)
Service yard
Pool
Pool Equipment
Outdoor kitchen
Attched covered
porches
Entry
Basement
4,432 sq.ft TOTAL
7.2% (with allowances)
38.8%
41.6% (to be demolished)
None existing
N/ A
91.5%
N/A
N/A
Existing
N/A
IN/A
6269 sq.ft.
848 sq.ft.
450 sq.ft.
96 sq.ft.
640 sq.ft.
20 sq.ft.
144 sq.ft
550 sq.ft.
98 sq.ft.
6000sq. ft.
9,115 sq.ft
8,995 sq.ft. w/ allowed
deductions or 15.1% of 59,376
sq.ft. net lot area
23,345 sq.ft. w/allowances or
39.3% of 59,376 sq.ft. net lot area
47.4% of 16,882 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
4,209 c.y. cut and 4,075 c.y. fill
134 c.y. from basement (export)
96.6%
59,376 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
Off main private driveway
Existing driveway approach,
slightly reconfigured.
Planning Commission review
I Planning Commission review
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
ZC No. 895
10 Bowie Road
0
• •
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
ZC No. 895
10 Bowie Road
.er4 Rafie# gee4
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 8B
Mtg. Date: 12-15-15
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 895
10 BOWIE ROAD (LOT 4-CRA)
RA-S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
PANG JUI YIU
CRISS GUNDERSON, ARCHITECT
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The applicant, Mr. Pang Jui Yiu, requests a Site Plan Review to construct
improvements at his property on 10 Bowie Road. The construction consists of: a new
6,269 square foot single family residence with 6,000 square foot basement, 983 square
foot garage, 1,066 square feet covered porches, 98 square foot entry, 564 square foot
swimming pool, several retaining walls of various heights, but not to exceed 5' in
height, service yard, pool equipment area and outdoor kitchen . A total of 4,033 cubic
yards of earth will be excavated for the basement and pool and 1,400 cubic yards of
earth will be used as fill. A new 360' long driveway will be constructed. Multiple
variances are requested for: a future stable location in the front yard and adjoining
corral within both the front yard and front setback; exceedance of the maximum
permitted total lot coverage and of disturbed area of the lot; construction of retaining
walls that encroach into the front and rear setbacks and that exceed an average height of
2.5 feet, and basement light wells that encroach into the rear setback.
2. The applicant proposes to demolish the existing home and garage and use the
existing building pad which will be enlarged, to accommodate a larger home and a new
driveway.
ZC NO.89510 Bowie Rd.
• •
3. It is recommended that the Planning Commission review the staff report, open
the public hearing, take public testimony and schedule a field trip to the property.
BACKGROUND
4. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet or
1.36 acres.
5. The existing 2,763 square foot house and 703 square foot detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to
28' into the rear yard. There are some existing retaining walls that will remain including
a maximum 7-foot tall wall that is within the rear yard setback and which has
nonconforming status. That wall will not be altered or extended but will be maintained
at the existing height.
The new home will contain 6,269 square feet plus a 6,000 square foot basement and 983
square foot garage, 1,066 square feet covered porches, entry way and other
miscellaneous amenities. 648 square feet of the new home will encroach up to 21' into
the rear setback which requires a variance. A new driveway is proposed that will access
the site from Bowie Road, utilizing the existing apron. Also proposed is a 564 square
foot swimming pool and outdoor kitchen.
6. The site does not have an existing stable and corral or a set aside. The applicant
has designated a future stable and corral location between the proposed house and
Bowie Road. A variance is required for the stable and corral because they would be
located within the front yard and setback. Access to a future stable is planned off the
proposed new driveway.
MUNICIPAL CODE COMPLIANCE
7. The grading for this project will consist of a total of 4,033 cubic yards of dirt,
which will be generated from excavation of the basement and pool. 1,400 cubic yards of
the dirt will be utilized as fill. The total amount of exported earth from grading
(excavation) is expected to be 2,633 cubic yards.
8. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 54,320 square feet (91.5% of
net lot area) which is proposed to be increased due to the driveway construction, to
57,392 square feet (increase of 3,072 square feet, 96.6%), which requires a variance. The
architect states that the front of the lot and most of the west side of the property was
graded previously when Bowie Road was constructed and is included in the disturbed
area.
ZC No. 895
10 Bowie Road
/0, 40t4, /O4'
9. The finished grade of the existing building pad is at 1 5 elevation, which will
be consistent with the finished floor elevation of the new house. The roof ridgeline at
the highest point will be at 1062.5 elevation, or approximately 17, fleet in height from
grade. The house will have a full living area basement with a depth of approximately
10 feet, at finished floor elevation 1034.34. The basement living area will have nine
wells, or shafts external and adjoining the building that allow mainly for access of light
and air to the basement. Two light wells and one set of stairs for emergency egress, as
well as the service yard are to be located in the rear yard setback and are subject to a
variance
All wells will have a 42-inch tall solid wall on the exterior to shield view and access into
the well.
10. A new 360' long driveway with a motor court and turnaround area to meet Fire
Department standards is proposed, which adds a net increase in flatwork of 3,534
square feet (total 10,820 square feet). The driveway will be paved, (impervious surface).
11. The residential building pad (outside of setbacks) will be increased by 5,816
square feet to 16,171 square feet. A maximum 30" retaining wall is proposed to be
constructed along the building pad that would extend past the swimming pool. The
coverage on this pad is proposed at 52.5%, which includes all of the structures, but
excludes permissible deductions of 120 square feet and the future stable. This is an
increase from 41.6% from the existing condition. The code provides a guideline of 30%
maximum coverage.
The future stable building pad is proposed at 2,073 square feet in area, and coverage of
21.7%, assuming a minimum 450 square foot stable is built.
12. The structural lot coverage proposed is 9,570 square feet or 16.1%, in compliance
with the 20% maximum permitted of net lot area. However, when factoring in the
additional flatwork that is proposed, mainly for the new driveway, the total lot
coverage will be 23,500 square feet or 39.5%, which exceeds the maximum permitted of
35%, (of net lot area). Currently, the total coverage is 38.8%. A variance has been
submitted seeking relief from the 35% limit of lot coverage.
Currently there is no landscaping on the flat areas of the lot, and the entire building pad
is paved. The new building pad will have several pockets of landscaping, which will
soften the massing and, therefore the total lot coverage will increase by less than 1 %
from the existing.
13. The architect consulted with the Fire Department regarding the driveway
requirement. The Fire Department requires a 20' wide driveway and a turnaround or
"hammerhead" at the motor court up near the home. To achieve this, the existing
driveway location on the east side was abandoned in favor of a new approach that
ZC No. 895
10 Bowie Road
• i
crosses the front and wraps towards the garage and motor court on the west side. The
topography of this portion of the lot includes a steep upward grade. To accommodate
the 360' long driveway, a series of retaining walls are proposed along the entire
driveway, which range from 2.0 feet in height near Bowie Road, to a maximum of 5-feet,
along the remainder of the driveway. Two sections of the driveway walls will be
flanked by another set of 5' high retaining walls, set back 5', in order to keep the
retaining wall along the driveway to 5' maximum, rather than construct much higher
retaining walls. Portions of the proposed driveway retaining walls will be located in the
RHCA easements, and will require their approval. The existing driveway will be
abandoned and blended back into the hillside. Portion of the driveway is in the
Association's easement and any work in that area will also require their approval. In the
rear, at the southeast corner, two new walls (approximately 40-feet in length each), are
proposed within the rear setback at a height ranging from 1 to 5 feet. They will tie into
an existing 7-foot high retaining wall.
The retaining walls will not average out to 2.5 feet in height and the service yard is
proposed to be located in the rear setback; both conditions require a variance.
14. Routine conditions of approval will require that utility lines to the residence be
placed underground and a new septic tank installed in compliance with all applicable
standards.
15. The project will be required to comply with storm water management
requirements, and may be be subject to the City's Low Impact Development (LID)
ordinance which has the purpose of ensuring that building and landscape features are
designed to retain storm water runoff. Lastly, the project will be subject to the City's
Water Efficient Landscaping Ordinance where the applicants must implement low
water usage planting and devices and certify compliance.
The site will maintain its existing drainage patterns. The new driveway surface will
drain to Bowie Road, to be collected in an existing storm drain catch basin adjacent to
the site. A detailed drainage report will be required to be submitted to the Building
Department for plan checking and issuance of permit.
16. In describing the application the applicant's agent states that the main constraint
on this lot is the steepness of the lot at the front which disallows use of the existing
driveway in meeting Fire Department standards for access. The need to build a new
longer driveway to meet fire standards in turn constrains the ability to meet the lot
coverage requirement. The new driveway, especially the large motor court and
hammerhead area, adds a net of 3,534 square feet of paved surface, which increases the
already nonconforming total lot coverage from 38.8% to 39.5% (35% maximum
allowed). The applicant's agent states further that the project will preserve the existing
topography with only minor grading, and will preserve mature trees and drainage
courses.
ZC No. 895
10 Bowie Road
• .
He states that the existing house encroaches 28 feet into the rear setback for a total of
1,110 square feet, and the new construction will diminish this condition to 648 square
feet and 21' encroachment, therefore providing for a greater rear yard.
17. While the disturbed area proportionate to net lot area remains high (96.6%), the net
increase is a relatively minor amount (5.1%) considering the extent of retaining walls
that are needed to construct the driveway. The excavated area of the basement (4,033
cubic yards) that will not be used for fill (2,633 cubic yards) will be exported, which is
permitted. Retaining walls are kept to a minimum, generally a maximum of 5-feet
along the driveway, and approximately 30-inches in other areas.
18. The Rolling Hills Community Association will review this project at a later date.
19. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances must find that the proposed uses are consistent with the General Plan and
development standards of the City (except as related to the variances), including
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
20. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 3 exemption in that the project
is a new single family residence.
ZC NO. 895 NEARBY PROPERTIES
(For information only)
Address House size in sq.ft.
(built/add or remodel)
2 Bowie 4,965 (1964)
4 Bowie 2,957 (1960/04)
6 Bowie 3,592 (1972/77)
8 Bowie 4,742 (1966/68)
9 Bowie 1,916 (1961)
12 Bowie 4,805 (1960/80)
10 Bowie Proposed
6,269
Lot Area sq.ft. (excl.
roadway easements)
38,986
64,338
102,370
73,790
79,410
61,120
70,567
NOTE: The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records
ZC No. 895
10 Bowie Road
•
•
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residence, garage, gazebo
Stable (minimum 450 sq. ft.)
GRADING
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
depth and covers more than 2,000
sq.ft.) must be balanced on site
(except basement)
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist.)
STABLE (min. 450 SQ.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 895
10 Bowie Road
EXISTING
SINGLE FAMILY RESIDENCE
WITH GARAGE , GAZEBO,
TO BE DEMOLISHED
Residence
Garage
Gazebo
Service yard
TOTAL
1.5%
2763 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
4,432 sq.ft
38.8%
41.6% (to be demolished)
None existing
N/A
91.5%
N/A
N/A
I Existing driveway approach
IN/A
N/A
PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/CORRAL LOCATION
Residence 6269 sq.ft.
Garages 983 sq.ft.
Stable (future) 450 sq.ft.
Service yard 96 sq.ft.
Pool 564 sq.ft.
Pool Equipment 20 sq.ft.
Outdoor kitchen 144 sq.ft
Attched covered
porches
Entry
Basement
TOTAL
1066 sq.ft.
98 sq.ft.
6000sq. ft.
9,690 sq.ft
9,570 sq.ft. w/allowed
deductions or 16.1% of 59,376
sq.ft. net lot area
23,500 sq.ft. w/ allowances or
39.5% of 59,376 sq.ft. net lot area
52.5% of 16,171sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
4,033 c.y. cut and 1,400 c.y. fill
2,633 c.y. from basement (export)
96.6%
57,392 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
I Off main private driveway
I Existing driveway approach
I Planning Commission review
I Planning Commission review
•
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
ZC No. 895
10 Bowie Road
• •
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
ZC No. 895
10 Bowie Road