891, Remodel existing cabana, conve, CorrespondenceT.5
July 26, 2018
To: The City of Rolling Hills
The following required changes have been made for:
Address:
Project:
7 Crest Rd E Rolling Hills, CA 90274
Doty, Steven PROJECT
,
\r'D
,
JUL 2 6 2018
City of Rolling Hills
By
Plan check comments received, comments/corrections indicated below:
BUILDING DEPARTMENT:
1. [Conditional approval pending Powerwall mounting location be moved to Northern wall of the home, near the
other ESS equipment]. — The indicated location along the Northern wall cannot be used for the Powerwall mounting
location as there is existing natural gas and water piping in this location (See Figure 1 below). The other ESS equipment
can be installed on this wall and maintain the proper clearances from the natural gas main but due to the mounting
requirements for the Powerwalls we would not be able to install each of the 4 Powerwall within mounting specifications
along this wall.
a. If the concern is that the Powerwalls would be visible from the street there are some natural sight obstructions
between the front of the home and the road. These trees, bushes, and fencing will provide a substantial amount
of screening to help ensure that the Powerwall units are not visible from Crest Rd E. In Figure 2 below the wall
hatched in green indicates the mounting location and the road location is indicated in red.
Thank you for your time and consideration.
Timothy Camilleri
PV Designer II
Tesla Energy
(650) 963-5100 ext. [55381]
tcamiller@tesla.com
• •
City (Pelting JUL
January 12th, 2016
Mr. and Mrs. Stephen Doty
7 Crest Road E.
Rolling Hills, CA 90274
ZONING CASE NO. 891 - CUP/SPR
Dear Mr. and Mrs. Doty:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
This letter is to notify you that the City Council at their regular meeting on
January 11th, 2016 approved your case in Zoning Case No. 891 and adopted
Resolution No. 2015-25.
Before this case takes effect you are required to record an Affidavit of Acceptance
Form together with the Resolution in the Office of the County Recorder.
Please read the conditions of approval, as some may have to be met prior to issuance
of permits, including certain certifications.
I am enclosing a copy of RESOLUTION NO. 2015-25 and THE AFFIDAVIT OF
ACCEPTANCE FORM specifying the conditions of approval set forth by the
Planning Commission and the approved Development Plan- to keep for your files.
Please complete the enclosed AFFIDAVIT OF ACCEPTANCE FORM, have the
signature(s) notarized, and forward, (or hand deliver), the completed form and the
Resolution to:
Los Angeles County Registrar -Recorder
Real Estate Records Section
12400 East Imperial Highway
Norwalk, CA 90650
(562) 462-2125
OR
LAX Courthouse 310-727-6142
11701 S. La Cienega Blvd. 6th Floor, Los Angeles, CA 90045
Printed on Recycled Paper
Confirm the hours of operation and cost of recordation with the County Clerks
Office, as they change frequently.
The project still needs to be approved by the Rolling Hills Community Association.
Please make a copy of the Resolution for your records and keep a copy of the plans
with the conditions printed on the plans at the construction site at all times and
assure that the contractor adheres to the conditions in the Resolutions during the
entire construction process. Any deviation from the approved plans and conditions
of approval must be brought to City's attention for review prior to it being
implemented by the contractor.
Please call me at (310) 377-1521 if you have any questions.
Sincerely,
Yo1rija Schwartz
Planning Director
Enclosures: AFFIDAVIT OF ACCEPTANCE FORM
RESOLUTION NO. 2015-25
SITE PLAN
cc: Aaron Nicholls, Kamus + Keller Architects, (cover letter only)
RECORDING REQUESTED BY AND
MAIL TO:
CITY OF ROLLING HILLS
PLANNING DEPARTMENT
2 PORTUGUESE BEND RD.
ROLLING HILLS, CA 90274
(310) 377-1521
(310) 377-7288 FAX
RECORDER'S USE ONLY
THE REGISTRAR -RECORDER'S OFFICE REQUIRES THAT THE FORM BE NOTARIZED BEFORE
RECORDATION.
AFFIDAVIT OF ACCEPTANCE FORM
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
) §§
ZONING CASE NO. 891 (SEE EXHIBIT A - ATTACHED)
XX SITE PLAN REVIEW XX CONDITIONAL USE PERMIT
I (We) the undersigned state
I am (We are) the owner(s) of the real property described as follows:
7 CREST ROAD EAST, ROLLING HILLS, CA 90274 (LOT 3-FT)
This property is the subject of the above numbered cases and conditions of approval
I am (We are) aware of, and accept, all the stated conditions in said ZONING CASE NO. 891
XX SITE PLAN REVIEW XX CONDITIONAL USE PERMIT
I (We) certify (or declare) under the penalty of perjury that the foregoing is true and correct.
Signature Signature
Name typed or printed Name typed or printed
Address Address
City/State City/State
See Exhibit A, attached
Signatures must be acknowledged by a notary public.
A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of
that document.
STATE OF
COUNTY OF
On , before me,
Public, personally appeared
, a Notary
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s)
is/are subscribed to the within instrument and acknowledged to me that he/she/they
executed the same in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature:
Name of Notary:
Date Commission Expires
Commission No.
-Li)C141bir A
RESOLUTION NO. 2015-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE
PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A
GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AND REQUEST FOR
MODIFICATION OF THE LIGHTING AT 7 CREST ROAD EAST IN ZONING
CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. and Mrs. Stephen Doty with
respect to real property located at 7 Crest Road East, (Lot 3-FT), Rolling Hills, CA
requesting a Conditional Use Permit to convert 124 square foot cabana and attached
297 square foot roofed patio to a 421 square foot guesthouse and a Site Plan Review to
convert a portion of an existing raised planter adjacent to the proposed guesthouse
into a 117 square foot raised deck at a height of 3-feet 3-inches above the adjacent
finished grade. The applicant also requested an interpretation of the Lighting
provisions to determine if the proposed lights within a proposed trellis meet the spirit
of the Lighting Ordinance and are warranted due to exceptional architectural design.
The proposed lights would be suspended from the trellis joists and consist of three 14-
watt pendant LED lights above the outdoor kitchen, and five 8-watt low -voltage LED
"down lights" to illuminate the remaining area of the covered patio.
Section 2. The Planning Commission conducted duly noticed public hearing
to consider the application on November 17, 2015 in the field and at their regular
meeting on November 17, 2015. The applicants were notified of the public hearings in
writing by first class mail. Evidence was heard and presented from all persons
interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants' representative was in attendance at the hearings.
Section 3. Also proposed is the construction of a 10' high, 319 square foot
detached trellis, under which an outdoor kitchen amenities and the proposed lighting
would be located. These amenities are approvable administratively.
Section 4. The Planning Commission finds that the project is categorically
exempt from environmental review under the California Environmental Quality Act.
Section 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code
permits approval of a guest house under certain conditions, provided the Planning
Commission approves a Conditional Use Permit. The applicant is requesting to
construct a 421 square foot guest house within the footprint of the existing cabana and
Reso. 2015-25
7 Crest Rd. E.
covered porch. With respect to this request for a Conditional Use Permit, the Planning
Commission finds as follows:
A. The granting of a Conditional Use Permit for the conversion of a cabana
to a guest house would be consistent with the purposes and objectives of the Zoning
Ordinance and General Plan and will be desirable for the public convenience and
welfare because the use is consistent with similar uses in the community, and the area
proposed for the guest house would be located in an area on the property where such
use will not change the existing configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the guest house will not adversely affect or be
materially detrimental to these adjacent uses, buildings, or structures because the
proposed structure will be located in a an area already occupied by a similar structure
and is on a separate building pad with the pool and will promote pad integration. The
proposed guest house is of sufficient distance from nearby residences so that it will
not impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the guest house will comply with the low
profile residential development pattern of the community. The height of the structure
will remain at the existing height.
D. The proposed conditional use complies with all applicable development
standards of the zone district because the 421 square foot size of the guest house is less
than the maximum permitted under the Municipal Code.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities because the project site is not listed on the
current State of California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17 of
the Zoning Code because a stable and adjacent corral and access exist on the property.
Section 6. A Site Plan Review is required subject to Section 17.46.020 of the
Zoning Ordinance, in that the proposed partially raised deck is a structural addition.
With respect to the Site Plan Review application for the subject deck, the Planning
Commission makes the following findings of fact:
A. The proposed development is compliant with all requirements of the
Zoning Ordinance and is compatible with the General Plan and surrounding uses
because the proposed project is consistent with goals and policies that require low
profile, low -density residential development with sufficient open space between
Reso. 2015-25
7 Crest Rd. E.
2
surrounding structures. The deck construction will occur in an area previously graded
and disturbed and there will be no new grading. The elevated condition and "bulk"
of the new deck will be mitigated, as the new deck area will be visually shielded by
vegetation.
B. The development plan substantially preserves the natural and
undeveloped state of the lot because no grading is required and the proposed deck
improvement is relatively minor change to an existing outdoor patio area, and would
be located instead of a planter surrounded by a wall. The construction will not
adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed improvements will be constructed on a portion of
the lot which is least intrusive to surrounding properties, will be screened and
landscaped with vegetation and is of sufficient distance from nearby residences so
that the proposed project will not impact the view or privacy of surrounding
neighbors.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The proposed
project is consistent with the scale of homes in the surrounding RA-S-2 similarly
zoned neighborhood. The proposed project entails a construction of a raised deck
approximately 117 square feet in area, within an existing outdoor living and
recreational area on the property and would be adjacent to the gust house, for the
purpose of enhancing and facilitating outdoor living next to the guest house, a
common residential amenity enjoyed by property owners throughout the City. The
proposed raised deck would be located above and within the same configuration as
an existing raised planter.
D. The proposed patio, replacing a portion of a raised planter, will be 3 feet
3 inches at the highest point, above the adjoining steps of an exiting stairway that
provides access to the pool area. The raised condition occurs only on the stairway side
and will be even with the adjoining grades on all other sides.
E. Natural drainage courses will not be affected by the project. No grading
is proposed and therefore existing drainage channels are not anticipated to be
impacted. The project construction will not be located in a canyon or on existing
slopes that exceed 25%.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because no change
is proposed to the existing driveway, which is in compliance with applicable
requirements.
Section 7. Outdoor lighting in Rolling Hills is regulated by RHMC
17.16.190.E. To preserve the pastoral and tranquil environment of the City through
Reso. 2015-25
7 Crest Rd. E.
3
nighttime darkness, limited lighting is allowed outside a home in conformance with
certain performance standards. Ambient light from fixtures mounted on walls or
porches to illuminate nearby patios or terraces while used for entertaining are
allowed and do not have to shine downwards.
The applicant has submitted a lighting plan for a proposed 319 square foot 10-foot tall
trellis that is to be constructed on a new patio near the home. The plan calls for three
14-watt pendant LED lights to be suspended from the trellis joists above an outdoor
kitchen, and five 8-watt low -voltage LED "down lights" that will be also attached to
the trellis joists to illuminate the areas that are not lit by the pendants. These light are
not specifically listed as permitted in the lighting ordinance. However, Section
17.16.190E(3) allows for modifications subject to the Planning Commission approval.
The applicant has requested that the Planning Commission review the proposed
lighting. The Planning Commission finds that the lighting is consistent with the
intent and spirit of the lighting ordinance in that it would create lighting within the
area to be used for entertaining and the wattage and design of the lights will be
sufficiently controlled to mitigate any potential lighting impacts to the neighbor,
while overall preserving city darkness.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby approves the Conditional Use Permit and a Site Plan Review in Zoning Case
No. 891 to convert a previously constructed cabana and covered porch into a guest
house and the raised deck, subject to the following conditions:
A. The Conditional Use Permit and Site Plan approval shall expire within
two years from the effective date of approval if construction pursuant to this
approval has not commenced within that time period, as required by Sections
17.46.080(A) and 17.42.070(A) of the Rolling Hills Municipal Code, or the approval
granted is otherwise extended pursuant to the requirements of those sections.
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the privileges
granted thereunder shall lapse; provided that the City has given the applicants
written notice to cease such violation, the opportunity for a hearing has been
provided, and if requested, has been held, and thereafter the applicant fails to correct
the violation within a period of thirty (30) days from the date of the City's
determination.
C. All requirements of the Building 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 the Permit, or shown otherwise on an
approved plan.
Reso. 2015-25
7 Crest Rd. E.
4
• 40
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated December 4, 2015, except as otherwise provided in
these conditions.
E. The working drawings submitted to the Building Department for plan
check review must conform to the development plan approved with this application.
F. There shall be no grading for this project, other than removal of dirt
for the patio.
G. Structural lot coverage shall not exceed 9,212 square feet or 6.4%.
H. Total lot coverage of structures and paved areas shall not exceed 28,973
square feet or 20.1% in conformance with lot coverage limitations.
1. The disturbed area of the lot shall not exceed 34,241 square feet or
23.8% of the net lot area in conformance with lot disturbance limitations.
J. Residential building pad coverage on the 45,001 square foot residential
building pad shall be 18.0%, which includes the guest house. The stable building pad
coverage of 14.1% shall remain.
K. The proposed guest house shall not exceed 421 square feet and shall
meet all requirements of the Zoning Code, which include, but is not limited to the
following:
Reso. 2015-25
7 Crest Rd. E.
a.
b.
c.
d.
A kitchenette and sanitary facility consisting of a shower, sink
and toilet may be permitted.
No vehicular access or paved parking area shall be developed
within fifty feet of the guest house.
Occupancy of the guest house shall be limited to persons
employed on the premises, the immediate family of the
occupants of the main residence or by the temporary guests of
the occupants of the main residence. No temporary guest may
remain in occupancy for more than thirty days in any six-month
period.
Renting of a guest house is prohibited.
e. All requirements of this title must be complied with unless
otherwise set forth in the permit or approved plan.
f. A landscaping plan shall be submitted to the Planning
Department
5
L. The stable and corral shall remain on the lot or an area for a stable and
corral shall be maintained at all times on the property.
M. The guest house shall be screened from the street and neighboring
properties. If landscaping is proposed in connection with the construction of the guest
house, it shall be designed using native plants, shrubs and trees. The trees and shrubs
used in the landscaping scheme shall be planted so as not to obstruct views of
neighboring properties but to screen the use, and which does not grow into a living
wall (hedge) and which shall not exceed the ridge height of the guest house.
N. The splash wall behind the outdoor kitchen must be built flush with the
kitchen; may not exceed 5' in height and may extend no more than 18" in either
direction of the kitchen.
O. The trellis above the outdoor kitchen may not be further enclosed by any
means including lattice or solid planks, walls or panels; and the remaining three sides
must remain open.
P. The lights suspended from the trellis are approved. The light bulbs in
the suspended fixtures shall not exceed the wattage proposed with this application
and called out on the plans dated December 4, 2015.
Any other lights on the lot shall meet the City's lighting ordinance requirements.
Q. The licensed professional preparing construction plans for this project
for Building Department review shall execute a Certificate affirming that the plans
conform in all respects to this Resolution approving this project and all of the
conditions set forth therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a building 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.
R. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, and objectionable odors shall be required.
S. During and after construction, all parking shall take place on the project
site and, if necessary, any overflow parking shall take place within nearby roadway
easements.
T. 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
Reso. 2015-25
7 Crest Rd. E.
6
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2015-25 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE
PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A
GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AND REQUEST FOR
MODIFICATION OF THE LIGHTING AT 7 CREST ROAD EAST IN ZONING
CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY).
was approved and adopted at a regular meeting of the Planning Commission on
December 15, 2015 by the following roll call vote:
AYES: Commissioners Cardenas, Kirkpatrick, Gray, Smith and
Chairman Chelf.
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
449)466
J
HEIDI LUCE
CITY CLERK
Reso. 2015-25
7 Crest Rd. E.
8
.,/
•
City ol Rolling -}(Iiito
October 30, 2015
Mr. and Mrs. Stephen Doty
7 Crest Road E.
Rolling Hills CA 90274
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
SUBJECT: ZONING CASE NO. 891 - Site Plan Review/CUP/Wall Variance
7 Crest Road E. - Notification of Public Hearing
Dear Mr. and Mrs. Doty:
Pursuant to state law the City's staff has completed a preliminary review of the
application noted above and finds that the information submitted is: sufficiently
complete as of the date indicated above.
Your application has been set for field trip and public hearing consideration by the
Planning Commission on Tuesday, November 17, 2015. The field trip hearing is
scheduled to begin at 7:30 AM at 7 Crest Road E.. and will be continued to the evening
meeting at 6:30 PM in the Council Chambers, Rolling Hills City Hall Administration
Building, 2 Portuguese Bend Road, Rolling Hills. You or your designated representative
must attend both meetings to present your project and to answer questions. The site
shall be prepared with a silhouette a minimum of a week prior to the meeting (see
attached handout).
The staff report for this project will be available at the City Hall after 3:00 PM on Friday,
November 13. We will forward the report to you and your agent by mail on Friday, but
please let us know if you or your agent would like to pick up the report at City Hall or
receive a copy by email.
Please cal
Sincer
(310) 37 -1521 if you have any questions.
Rosemary Lackow
Planning Assistant
cc: Aaron Nichols, Kamus + Keller Architects
Attachment: Handout regarding silhouette
Printed on Recycled Paper