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814, Addition of BBQ/outdoor kitche, Staff ReportsY=-'Guy wee, gad INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 4A Mtg. Date: 05-14-12 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR 1' THROUGH: ANTON DAHLERBRUCH, CITY MANAGER U SUBJECT: RESOLUTION NO. 2012-07. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR OUTDOOR AMENITIES AND REGRADING OF THE POOL AREA AND REMOVE A 5-FOOT HIGH AND A 2-FOOT HIGH RETAINING WALLS AND REPLACE WITH TERRACED STAIRS ON A PROPERTY WHICH CONTAINS A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION, IN ZONING CASE NO. 814, AT 6 MEADOWLARK LANE, (LOT 2-RH), ROLLING HILLS, (DUNLAP). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). RECOMMENDATION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. REQUEST AND PLANNING COMMISSION ACTION 2. The applicants request a Site Plan Review to renovate an existing 530 square foot swimming pool and add a 38 square foot spa, construct a 68 square foot outdoor kitchen and fire pit, reconstruct and raise the pool decking and make improvements to the front walkways, re -grade an area containing walls between two levels of the property and remove a 5' high wall and a 2-foot wall to construct stairs to the pool level from the upper house level on a property with a condition, that any additional development on the property be approved by the Planning Commission. • • The removal of the 5 foot high wall and re -grading this area to construct stairs requires a Site Plan Review. The lot is developed with a single-family residence and accessory structures. 3. The Planning Commission adopted the attached Resolution by a 5-0 vote, granting the request. The Planning Commission, after consideration and discussion, concluded that the proposed project is compatible with the lot and other structures on the lot, it softens the layered development on the lot and brings back some of the natural terrain previously existing on the lot, is not visible from the road, is not in vicinity of any neighbors and that it makes a good addition to the property. The resolution contains standard findings of facts and conditions. BACKGROUND 4. The property is zoned RAS-1, located at the end of a cul-de-sac on Meadowlark Lane. The property slopes downward towards Palos Verde Drive North, but it stops approximately 42 feet short of the City boundary with Rolling Hills Estates. The gross lot area is 74,490 square feet, however for development purposes the net lot area is 63,163 square feet. The property is developed with a 3,653 square foot residence, 589 square foot garage, 530 square foot swimming pool, 800 square foot guesthouse, pond, pool equipment area and service yard. 5. In 1995 a substantial addition, guest house and stable on three separate terraced areas with walls were approved on this property. The addition, grading for stable and guest house were completed and the guest house and the additions were constructed. Access to the stable was also graded and constructed. Records indicate that all permits were obtained, including building permits for the stable, but the stable was not constructed. MUNICIPAL CODE COMPLIANCE 6. The proposal requires a Site Plan Review before the Planning Commission due to the "No further development" condition on the property and due to the removal and re -grading of a wall and area that is more than 3 feet high. 7. The project entails remodel of existing pool with new adjacent spa addition; construction of a barbeque with outdoor kitchen, fire -pit, walkways and installation of new paving; removal of a 5' and 2' high retaining walls and re -grading the area to provide terraced steps. The area of re -grading to construct the steps consists of approximately 700 square feet and will require grading of 26.3 cubic yards of dirt. The patio by the swimming pool will be raised by about 21 inches to soften the look of the surrounding walls as well. 8. The net lot of the lot is 63,163 square feet. The structural coverage of the net lot is proposed to be 5,730 square feet or 9.1 %, not including the bbq, shed and water feature ZC NO. 814 6 Meadowlark and the total coverage (structures and flatwork) is proposed at 11,553 square feet or 18.3%. 9. The disturbed area of the lot is nonconforming at 45%. No additional disturbance is proposed, as the project will be located on previously disturbed area. Grading for the removal of the wall and construction of the steps will require 26.3 cubic yards of dirt, which will be balanced on site. 10. In the application, the applicant states that the proposed project is minimal and has no impact on the property or adjacent properties. The total structures added of the spa, kitchen and fire pit is 106 square feet and is deducted from the coverage calculations, so there is no net structural impact on the property. The applicant also stated that the reason for the removal of the wall and construction of steps is to allow visibility of the pool area from the residence, as the pool is on a lower level. The applicants have small children and they would like to be able to see the pool area from up above. 11. The structural coverage on the existing 11,608 square foot residential building pad is 4,338 square feet or 37.4%. The proposed fire pit, water feature and outdoor kitchen are not counted towards pad coverage. The swimming pool/guest house pad is 9,288 square feet and has coverage of 14.7%. and the stable building pad is 1,395 square feet and has zero coverage. 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). CONCLUSION 13. The additional structures are not counted towards coverage. The lot is mostly developed and the additions are miscellaneous in nature. 14. When reviewing the application the Planning Commission must consider whether 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, and whether it meets the criteria for granting of a Site Plan. 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 ZC NO. 814 6 Meadowlark • • 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. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 814 6 Meadowlark • RESOLUTION NO. 2012-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR OUTDOOR AMENITIES AND REGRADING OF THE POOL AREA AND REMOVE A 5-FOOT HIGH AND A 2-FOOT HIGH RETAINING WALLS AND REPLACE WITH TERRACED STAIRS ON A PROPERTY WHICH CONTAINS A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION, IN ZONING CASE NO. 814, AT 6 MEADOWLARK LANE, (LOT 2-RH), ROLLING HILLS, (DUNLAP). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Application was duly filed by Mr. and Mrs. Michael Dunlap with respect to real property located at 6 Meadowlark Lane requesting a Site Plan Review to renovate an existing 530 square foot swimming pool and add a 38 square foot spa, construct a 68 square foot outdoor kitchen and fire pit, reconstruct pool decking and front walkways, remove a 5' high wall and a 2-foot wall and construct terraced stairs to the pool level from the house level on a property with a condition, that any additional development on the property be approved by the Planning Commission. The removal of the 5' foot high wall and re -grading this area to construct stairs requires a Site Plan Review. Section 2. The property is developed with a 3,653 square foot residence, 589 square foot garage,, 530 square foot swimming pool, 800 square foot guesthouse, pond, pool equipment area and service yard. In 1995 a substantial addition, guest house, stable and terraced areas with walls were approved on this property. The addition, grading for stable and guest house were completed and the guest house and the additions were constructed. Access to the stable was also graded and constructed. Records indicate that all permits were obtained, including building permits for the stable, but the stable was not constructed. Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at a field trip visit on April 17, 2012 and at their regular meeting on April 17, 2012. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicant was in attendance at the hearings. The field trip public hearing and the regular meeting of the Planning Commission were properly noticed.. 1 • • and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximums set forth in the Zoning Code will not be exceeded. The proposed construction is compatible in scale and mass with adjacent properties. The removal of the walls and regarding would soften the look of the area. D. The development plan incorporates existing landscaping and is screened from other properties and the road by existing mature vegetation, which will be preserved. E. The development plan follows natural contours of the site to minimize grading and retain the natural drainage courses. Grading for this project will involve 26.3 cubic yards of cut and fill total and will be balanced on site. The grading will be generated from the regarding of the slope for terraced steps. The disturbance or grading will take place within the existing building pad area, which was previously disturbed and in previously disturbed area. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the applicants will utilize an existing driveway and access. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 6. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review in Zoning Case No. 814 to renovate an existing 530 square foot swimming pool and add a 38 square foot spa, construct a 68 square foot outdoor kitchen and fire pit, reconstruct and raise the pool decking and front walkways, remove a 5' high wall and a 2-foot high wall and construct terraced stairs to the pool level from the house level, subject to the following conditions: A. The conditions of approval specified herein shall be printed on all construction plans and shall be at all times available at the construction site. B. The Site approval shall expire within two years from the effective date of approval as defined in Sections 17.46.070(A) unless otherwise extended pursuant to the requirements of that section. C. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. D. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be 3 complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. E. The lot shall be developed and maintained in substantial conformance with the site plan on file dated March 16, 2012, except as otherwise provided in these conditions. F. There shall be no grading for the project, except for removal of the 5-foot and 2-foot high walls and terracing for stairs. The disturbed area of the lot is nonconforming at 45%. No additional disturbance is permitted. G. The structural coverage of the net lot, shall not exceed 5,730 square feet or 9.1%, not including the bbq, shed and water feature, and future stable and the total coverage (structures and flatwork) shall not exceed 11,553 square feet or 18.3% H. There shall be no increase in the building pad coverage. The structural coverage on the existing 11,608, square foot residential building pad is 4,338 square feet or 37.4%. The proposed fire pit, water feature and outdoor kitchen are not counted towards pad coverage. The swimming pool/guest house pad is 9,288 square feet and has coverage of 14.7% and the stable building pad is 1,395 square feet and has zero coverage. I. The graded area shall be landscaped and the spa screened from adjacent properties. Two sets of landscaping plan for the area under consideration shall be submitted to staff prior to obtaining building permits. All landscaped areas shall utilize to the greatest extent feasible mature native and drought resistant plants. Plants shall be utilized, which are consistent with the rural character of the community and meet the fire department requirements for fire resistant plants. Any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that will not result in a hedge like screening and as not to impair views of neighboring properties but to screen the project site. J. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. K. During and after construction, all soil preparation, drainage, and landscape sprinklers shall protect the building pad from erosion and direct surface water to the front of the lot or as approved by the drainage Engineer. L. The property owners shall be required to conform to the City of Rolling Hills Outdoor. Lighting Standards, as well as all other requirements of the Municipal Code. • • M. Minimum of 50% of the construction material spoils shall be recycled and diverted from landfills. The hauler shall obtain a Construction and Demolition Permit from the City and provide the appropriate documentation of recycling. N. There shall be no dumping of any debris, trash, soil spoils, construction materials or any other matter on the property, in the canyon or adjacent areas. O. No grading, construction or storage of any objects including building materials shall take place in the easement, unless approved by the RHCA. P. 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. Q. The applicants shall execute an Affidavit of Acceptance Form of all conditions of this Variance approval, pursuant to Section 17.38.060, or the approval shall not be effective. R. All conditions of this Site Plan approval must be complied with prior to the issuance of a final inspection by City staff and Building Department. S. This project shall be reviewed and approved by the Rolling Hills Community Association Architectural Committee. T. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modification to this project or to the property, which would constitute additional structural development or grading shall require the filing of a new application for approval by the Planning Commission. U. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 17th DAY OF APRIL 2012. ATTEST:- . HEIDI LUCE, DEPUTY CITY CLERK )'EFF PIEPER, CHAIRMAN 5 STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2012-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR OUTDOR AMENITIES AND REGRADING OF THE POOL AREA AND REMOVE A 5-FOOT HIGH AND A 2-FOOT HIGH RETAINING WALLS AND REPLACE WITH TERRACED STAIRS ON A PROPERTY WHICH CONTAINS A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION, IN ZONING CASE NO. 814, AT 6 MEADOWLARK LANE, (LOT 2-RH), ROLLING HILLS, (DUNLAP). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at a regular meeting of the Planning Commission on April 17, 2012 by the following roll call vote: AYES: Commissioners Chelf, Henke, Mirsch, Smith and Chairman Pieper. NOES: None. ABSENT: None. .ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. DEPUTY CITY CLERK 6 Cite oMotility L/i INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377.7288 April 23, 2012 Mr. and Mrs. Michael Dunlap 6 Meadowlark Lane Rolling Hills, CA 90274 SUBJECT: ZONING CASE NO. 814, Request for a Site Plan Review. Dear Mr. and Mrs. Dunlap: This letter is to notify you that the Planning Commission adopted a resolution on April 17, 2012 granting your request in Zoning Case No. 814. That action, accompanied by the record of the proceedings before the Commission will be reported to the City Council on Monday, Mav 14. 2012 at their regular meeting 'beginning at 7:30 PM. You or your representative should be present to answer any questions the Council may have. The Planning Commission's decision in this matter shall become effective thirty days after the adoption of the resolution by the Commission, unless an appeal has been filed or the City Council takes jurisdiction of the case within that thirty (30) day appeal period. (Section 17.54.010(B) of the Rolling Hills Municipal Code). Should there be an appeal, the Commission's decision will be stayed until the Council completes its proceedings in accordance with the provisions of the Municipal Code. A copy of the resolution with the conditions was provided to you at the meeting. Should you have any objections to any of the conditions, you could appeal the Planning Commission decision to the City Council. If no appeals are filed within the thirty (30) day period after adoption of the Planning Commission's resolution, the Planning Commission's action will become final and you will be required to record an Affidavit of Acceptance Form together with the subject Resolution in the Office of the County Recorder before the Commission's action takes effect. Following the City Council action, I will mail you instructions for recordation of the documents. Please feel free to call me at (310) 377-1521 if you have any questions. Since •I Y. - nta Schwartz anning Director / L•� cc: Alan McGregor, Landscape Archtiect Printed on Recycled Paper TO: FROM: • etre/ Rai', gee& INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESEBEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 6A Mtg. Date: 4-17-12 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 814 6 MEADOWLARK LANE, (LOT 2-RH) RA-S-1, 1.71 ACRES GROSS MR. AND MRS. MICHAEL DUNLAP ALAN MCGREGOR, LANDSCAPE ARCHITECT APRIL 5, 2012 REQUST AND RECOMMENDATION, 1. The property owners, Mr. and Mrs. Dunlap, request a Site Plan Review to renovate an existing 530 square foot swimming pool and add a 38 square foot spa, construct a 68 square foot outdoor kitchen and fire pit, reconstruct pool decking and front walkways, remove a 5' high wall and construct stairs to the pool level from the house level on a property with a condition, imposed by the Planning Commission in 1995, that any improvements and development on the property must be approved by the Planning Commission. 2. The Planning Commission visited the site and held a public hearing earlier today at the site. It is recommended that the Planning Commission review the staff report, take public testimony and provide direction to staff. BACKGROUND 3. The property is zoned RAS-1, located at the end. of a cul-de-sac on Meadowlark Lane. The property slopes downward towards Palos Verde Drive North, but it stops approximately 42 feet short of the City boundary with Rolling Hills Estates. The gross lot area is 74,490 square feet, however for development purposes the net lot area is 63,163 square feet. • • 4. The property is developed with a 3,653 square foot residence, 589 square foot garage, 530 square foot swimming pool, 800 square foot guesthouse, pond, pool equipment area and service yard.. 5. In 1995 a substantial addition, guest house, stable and terraced areas with walls were approved on this property. The addition, grading for stable and guest house were completed and the guest house and the additions were constructed. Access to the stable was also graded and constructed. Records indicate that - all permits were obtained, including building permits for the stable, but the stable was not constructed. MUNICIPAL CODE COMPLIANCE 6. The proposal requires a Site Plan Review before the Planning Commission due to the "No further development" condition on the property and due to the removal and re- grading of a wall and area that is more than 3 feet high. 7. The project entails remodel of existing pool with new adjacent spa, addition; construction of a barbeque with outdoor kitchen, fire -pit, walkways and installation of new paving; and removal of a 5' high retaining wall and re -grading the area to provide terraced steps. The area of re -grading to construct the steps consists of approximately 550 square feet and will require grading of 26.3 cubic yards of dirt. 8. The net lot of the lot is 63,163 square feet. The structural coverage of the net lot is proposed to be 5,730 square feet or 9.1%, not including the bbq, shed and water feature and the total coverage (structures and flatwork) is proposed at 11,553 square feet or 18.3%. 9. The disturbed area of the lot is nonconforming at 45%. No additional disturbance is proposed, as the project will be located on previously disturbed area. Grading for the removal of the wall and construction of the steps will require 26.3 cubic yards of dirt, which will be balanced on site. 10. In the application, the applicant states that the proposed project is minimal and has no impact on the property or adjacent properties. The total structures added of the spa, kitchen and fire pit is 106 square feet and is deducted from the coverage calculations, so there is no net structural impact on the property. The applicant also stated that the reason for the removal of the wall and construction of steps is to allow visibility of the pool area from the residence, as the pool is on a lower level. The applicants have small children and they would like to be able to see the pool area from up above. 11. The structural coverage on the existing 11,608 square foot residential building pad is 4,338 square feet or 37.4%. The proposed fire pit, water feature and outdoor kitchen are not counted towards pad coverage. The swimming pool/guest house pad is 9,288 square feet and has coverage of 14.7%. and the stable building pad is 1,395 square feet and has zero coverage. ZC NO. 814 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). CONCLUSION 13. The additional structures are not counted towards coverage. The lot is mostly developed and the additions are miscellaneous in nature. 14. When reviewing the application the Planning Commission must consider whether 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, and whether it meets the criteria for granting of a Site Plan. 15. An area for a future stable and corral is available and access constructed. 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; ZC NO. 814 • • 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. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 814