729, Build a 440 SF addition to exi, Staff Reports•
C1i 0/ RPP.a JUL
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INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4C
Mtg. Date: 9/25/06
DATE: SEPTEMBER 25, 2006
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2006-13. A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
GRANTING APPROVAL FOR A VARIANCE TO CONSTRUCT
A GARAGE ADDITION AND A SERVICE YARD IN THE
FRONT SETBACK AND TO CONSTRUCT AN ATTACHED
TRELLIS IN THE REAR SETBACK IN ZONING CASE NO. 729
AT 1 BOWIE ROAD (LOT 15-CRA), (KULPA).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2006-13, which is attached,
on September 19, 2006 at the regular meeting granting approval in Zoning Case
No. 729 for a garage addition, service yard and attached trellis which encroach into
the setbacks. The vote was 3-0-2. Commissioners DeRoy and Henke were absent.
The vote directing staff to prepare a Resolution of approval at the August
Planning Commission meeting was unanimous, (5-0). The Resolution of approval
includes a condition that the existing access and trail on the subject property
remain accessible and rideable to others in the community at all times and that it
not be paved.
2. The applicants propose to construct a 398 square foot attached garage
addition and a 100 square foot service yard, which would be located in the front
setback and a 221 square foot trellis which would be located in the rear setback.
Both locations require a Variance. With these additions the lot would be developed
with a 2,925 square foot existing residence, 462 square foot existing garage and 398
square foot new garage, 100 square foot service area and 221 square foot trellis.
3. The property is zoned RAS-1 and consists of 0.76 acres (33,290 square feet).
The net lot area for development purposes is 24,796 square feet. The lot is located
on a corner of Chuckwagon Road and Bowie Road and is irregular in that the front
ZC NO. 729
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of the property is located along the longer roadway easement, facing Bowie Road.
The front and rear setbacks take up large amount of area suitable for construction,
and the buildable area between the setbacks vary in width between 22 feet and 30
feet.
4. In 1993, the previous property owner was granted a Variance to encroach
with a proposed 925 square foot addition into the front and rear setbacks as well as
to locate the service yard in the front setback.
5. The existing residence and attached garage were built in 1959 and the
additions were made in 1993. Portions of the existing residence and garage
encroach up to 30 feet into the front setback and 32 feet into the rear setback. The
proposed garage would encroach 33.5 feet into the front setback, with the service
yard encroaching additional 8 feet. The rear porch is proposed to be attached to the
portion of the residence that is currently encroaching into the rear setback and
would be in line with the existing encroachment in the rear yard.
6. Along the western side of the property there exists a 50-foot easement to the
Los Angeles County. Although the County no longer uses this easement, it has
never been abandoned, and therefore, the area may not be built upon, except for
access and riding. A ten -foot wide Rolling Hills Community Association easement
is located within the 50-foot County easement. A bridle trail meanders through the
RHCA easement and the County easement.
7. The applicant is proposing to set aside a 1,000 square foot area for a future
stable and corral to the north west of the residence with access from Bowie Road
over the County easement and the existing trail.
8. When developed in the future, grading for the stable and improvements to
the access will consist of 58 cubic yards of cut and fill. The additions are proposed
to be constructed on an already disturbed and graded pad. No drainage patterns
are proposed to be affected and no new drainage lines are proposed.
9. The existing driveway and driveway approach to the residence from Bowie
Road will remain.
10. The net lot area of the lot is 24,796 square feet. The structural lot coverage
proposed is 4,750 square feet or 18.4% of the net lot area, which includes the future
stable, (20% permitted). The total lot coverage proposed, including structures and
flatwork is 7,896 square feet or 30.6% of the net lot area, (35% permitted).
11. There are two building pads on the property. No grading or increase in the
building pads is proposed. The existing residential building pad, not in setbacks, is
4,655 square feet and will have coverage of 3,885 square feet or 83.6%, (not
including the attached trellis, as the trellis is not counted). Currently, the building
pad coverage is 75.0%. The proposed stable pad would be 1,000 square feet with
coverage of 45%. The combined building pads coverage is proposed at 77.0%
ZC NO. 729
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12. The disturbed area of the lot is proposed to be 9,550 square feet or 38.5% of
the net lot area, which includes the future stable Currently, the disturbed area is
36.7%.
13. In response for justification for the Variance request for the encroachment
with the addition into the front and rear setbacks, the applicant's representative
states that most of the buildable area lie within the front and rear setbacks and
within the 50-foot Los Angeles County easement dedicated to hiking and riding.
The lot is developed in such a way that the existing structure already encroaches
into the setbacks and that due to the configuration of the lot, the existing L.A.
County easement and the topography there is no other area to construct.
14 A couple of letters from neighbors in support of this project were submitted,
and are attached.
15. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
16. It will be required that all utility lines to the property be placed
underground and that the roof material of the entire roof meet City and RHCA
standards for Class "A" roofing.
17. The Rolling Hills Community Association will review the project for
architectural elements and design at a later date.
RECOMMENDATION
It is recommended that the City Council receive and file the staff report or
provide other direction to staff.
ZC NO. 729
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ZONING CASE NO. 729
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 property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least
1,000 sq. ft. and has the effect of
increasing the size of the structure
by more than 25% in a 36-month
period).
EXISTING
Single family residence,
which encroaches into
the front & rear
setbacks
PROPOSED
Addition/trellis that would
encroach into the front & rear
yard setbacks.
Residence 2925 sq.ft. Residence
Garage 462 sq.ft Garage
Stable 0 sq.ft. Stable
Service 100 sq.ft. Service yd.
Yd. Trellis
TOTAL
STRUCTURAL LOT COVERAGE 14.1%
(20% maximum)
TOTAL LOT COVERAGE 24.6%
(35% maximum)
BUILDING PAD COVERAGE
RESIDENTIAL 75.0%
COVERAGE (30% maximum
guideline)
STABLE
COMBINED
GRADING N/A
Site plan review required if
excavation and/or fill or combination
thereof is more than 3 feet in depth
and covers more than 2,000 sq. ft.,
must be balanced on site
DISTURBED AREA 36.7%
(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 (minimum 450 so. ft.) and
CORRAL (minimum 550 sa. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
ZC NO. 729
KT TT .PA
3,487 sq.ft
N/A
N/A
Existing from Bowie Rd
N/A
N/A
4
2925 sq.ft.
860 sq.ft.
450 sq.ft.
100 sq.ft.
221 sq.ft.
4,556 sq.ft_
TOTAL
18.4% of 24,796 sq.ft. net
lot area
30.6% of 24,796 sq.ft. net lot
area
83.6% of 4,655 sq.ft.
residential building pad not
incl. porches
45.0%
77.0%
58 c.y. for future stable/corral
38.5%
450 sq.ft.-future
550 sq.ft.-future
From Bowie Rd.,not to
exceed 17.5% slope
Existing from Bowie Rd.
Planning Commission
condition
Planning Commission
condition
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and
zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous
waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling
Hills.
ZC NO. 729
TO TI.PA
5
LOREN & JENNIFER BRADBURY
4 CHUCKWAGON ROAD
ROLLING HILLS, CA 90274
Planning Commission
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
July 17, 2006
RE: Zoning Case No. 729
Dear Planning Commission:
John and Marcia Ku!pa's home at 1 Bowie Road is located on the
border of our property. We are the only property directly adjacent
the only property that would be affected if the variance is granted.
aware of all the changes requested in that variance and are in full
those changes. We request that the variance be granted.
Most Sincerely,
Loren M. Bradbury
ennifer
southern
to theirs and
We are fully
support of
Bra
dbury
06/04/2002 09:59 13103771819
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RBISHOP MD' PAGE 01
Date 7-17-2006
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: RONALD E. BISHOP, RESIDENT & OWNER 12 BOWIE ROAD
RE: APPLICATION NO. Zoning case .number 729
1 BOWIE ROAD
I would like to support my neighbors request for a variance for construction on their
property. I walk or drive by multiple times per day. I believe that the improvements as
described in the plans will certainly not be materially detrimental to the public welfare
nor does it appear to injure properties or improvements in the area. Due to the steep
topography on the west side arid the narrowness of the lot a large portion of the lot is not
useful for development with in the zoning rules and guidelines. I request that the
commission utilize its judgment and discretion to preserve the property rights of my
neighbor John Kulpa to develop and enjoy his property.
I have not had the opportunity to discuss this variance with my other neighbors and I will
not be able to attend the 7-18-06 meeting. I have discussed the variance request with my
wife, Jeanne Bishop, and she is in substantial agreement with this letter of support.
If this matter is continued please advise us as at least one of us would like to attend.
Thank you for your consideration,
/1//(# '1"7,f12
Ronald E. Bishop, M.D.
• •
RESOLUTION NO. 2006-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL FOR A
VARIANCE TO CONSTRUCT A GARAGE ADDITION AND A
SERVICE YARD IN THE FRONT SETBACK AND TO
CONSTRUCT AN ATTACHED TRELLIS IN THE REAR SETBACK
IN ZONING CASE NO. 729 AT 1 BOWIE ROAD (LOT 15-CRA),
(KULPA).
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. John Kulpa with
respect to real property located at 1 Bowie Road, Rolling Hills (Lot 15-CRA)
requesting a Variance to construct a 398 square foot garage addition and a
service yard that is located in the front setback and 221 square foot trellis, which
is located in the rear setback.
Section 2. The Planning Commission conducted duly noticed public
hearings to consider the application at their regular meetings on July 19, 2006,
August 15, 2006 and at a field trip on August 15, 2006. 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' representatives were in
attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as
a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt
from environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity. A
Variance to Sections 17.16.110 and 17.16.130 is required because it states that
every lot in the RAS-1 zone shall have a front setback of not less than 50 feet from
the roadway easement and rear setback of not less than 50 feet from the rear
property line. With respect to this request for a Variance, the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances
and conditions applicable to this property that do not apply generally to other
properties or class of uses in the same zone because the configuration of the
existing structure, which encroaches into the front and rear setback, and which
extends from side yard setback to Los Angeles County easement line, prevent
Reso. 2006-1 3
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further expansion in the north or south direction. The existing residence is
located outside the envelope of the required setbacks. Most of the buildable areas
lie within the front and rear setbacks and within the 50-foot Los Angeles County
easements dedicated to hiking and riding. Therefore, due to these constraints as
well as the topography of the lot, there is no other area to improve the structures.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and
zone, but which is denied to the property in question. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same zone. The encroachment
permits the use of the lot to the extent allowed for other properties with similar
lot configurations. Most properties on Bowie Road and vicinity were developed
at a time when the requirement for the front setback was thirty feet from the
roadway easement ands not fifty feet, as currently required. Therefore, most
properties encroach into the front setback. The Variance will permit the
development of the property in a manner similar to development patterns on
surrounding properties and will follow the line of an already existing
encroachment.
C. The granting of the Variance 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. Development in the front and
rear setbacks would allow the remaining portion of the lot to remain
undeveloped, would minimize grading and would follow the existing line of
encroachment. The area of addition is screened from adjacent property owners
and would not impair views. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
D. In granting of the Variance the spirit and intent of the Zoning
Ordinance will be observed in that the proposed addition will be orderly,
attractive and shall protect the rural character of the community. The proposed
addition will not encroach into potentially future equestrian uses on the
property. A suitable stable and corral area has been set -aside on the site.
E. The Variance request is 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. The structural lot coverage and the
total impervious lot coverage are within the requirements of the City.
Section 5. Based upon the foregoing findings, the Planning
Commission hereby approves the Variance in Zoning Case No. 729 to encroach
with garage addition and service yard into the front setback and with a trellis
into the rear setbacks, subject to the following conditions:
A. The Variance approval shall expire within two years from the
effective date of approval as defined in Section 17.38.070, unless otherwise
extended pursuant to the requirements of this section.
Reso. 2006-13
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B. It is declared and made a condition of the Variance 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 marked Exhibit A and dated September 11,
2006 except as otherwise provided in these conditions.
E. The property on which the project is located contains an adequate
area for a future stable, corral and access thereto, which when constructed will
require approximately 55 cubic yards of grading.
F. The property owners shall comply with the requirements of the
Lighting Ordinance of the City of Rolling Hills, pertaining to lighting on said
property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to Class "A" roof covering,
whereby the entire roof, (the new addition and existing residence), shall comply
with these requirements. The Rolling Hills Community Association shall
approve the roof material.
H. Utility lines serving subject residence, garages and future stable
shall be placed underground.
I. No drainage structure shall be located in easements, unless
approved by the Rolling Hills Community Association.
J. Structural lot coverage shall not exceed 4,556 square feet or 18.4%
in conformance with lot coverage limitations.
K. Total lot coverage of structures and paved areas shall not exceed
7,448 square feet or 30.0% in conformance with total lot coverage limitations.
L. The disturbed area of the lot shall not exceed 9,546 square feet or
38.5% in conformance with disturbed area limitations.
M. Residential building pad coverage on the 4,655 square foot
residential building pad shall not exceed 83.6%, not including the 221 square foot
Reso. 2006-13
1 RnwiP Pr!
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attached trellis; coverage on the 1,000 square foot future stable pad shall not
exceed 45.0%.
N. Should the County Building and Safety Department require an
above ground drainage system, the system shall be designed in such a manner,
as not to cross over any equestrian trails and water from the drainage system
shall not be discharged onto a trail or adjacent properties. The system shall
incorporate earth tone colors, including in the design of the dissipater and shall
be adequate in size to discharge in a sheet flow manner and be screened from
any trail and neighbors' views to the maximum extent practicable, without
impairing the function of the drainage system.
O. The access to the future stable and corral is proposed through the
existing access and equestrian trail used by others in the community located on
the western portion subject lot. This existing access and equestrian trail shall
remain open and rideable at all times for equestrian activities by others in the
community and shall remain in natural dirt condition and shall not be paved.
P. During construction perimeter easements shall remain clear and
free of debris, parked vehicles, building material, building equipment and all
other construction items.
Q. Should new landscaping be introduced for this project, the
landscaping shall include water efficient irrigation that incorporates low
gallonage irrigation system, utilizes automatic controllers, incorporates an
irrigation design using "hydrozones," considers slope factors and climate
conditions in design, and utilizes means to reduce water waste resulting from
runoff and overspray. Further, landscaping shall be designed using mature trees
and shrubs so as to screen the residence but not to obstruct views of neighboring
properties. Any new trees and shrubs planned to be introduced in conjunction
with this project shall, at maturity, not be higher than the ridge height of the
residence.
R. During construction, dust control measures shall be used to
stabilize the soil from wind erosion and reduce dust and objectionable odors
generated by construction activities in accordance with South Coast Air Quality
Management District, Los Angeles County and local ordinances and engineering
practices.
S. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and
local ordinances and engineering practices so that people or property are not
exposed to undue vehicle trips, noise, dust, objectionable odors, landslides,
mudflows, erosion, or land subsidence shall be required.
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
Reso. 2006-13
1 RnwiP Prl
4 (;)
construction and mechanical equipment noise is permitted, so as not to interfere
with the quiet residential environment of the City of Rolling Hills.
U. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
V. 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.
W. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department
Best Management Practices (BMP's) related to solid waste.
X. The working drawings submitted to the County Department of
Building and Safety for plan check review shall conform to the development plan
described in Condition D.
Y. The applicant shall execute an Affidavit of Acceptance of all
conditions of this Variance pursuant to Section 17.38.060, or the approval shall
not be effective.
Z. All conditions of this Variance approval, that apply, must be
complied with prior to the issuance of a building permit from the County of Los
Angeles.
AA. 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 19th DAY OF SEPTEMBER 2006.
1
;RVEL WITTE, CHAIRMAN
ATTEST:
,tip £ . k kJ/1,--)
MARILYN KERN, DEPUTY CITY CLERK
Reso. 2006-13
1 Rnwi R.1
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STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2006-13 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A VARIANCE TO
CONSTRUCT A GARAGE ADDITION AND A SERVICE YARD IN THE
FRONT SETBACK AND TO CONSTRUCT AN ATTACHED TRELLIS IN THE
REAR SETBACK IN ZONING CASE NO. 729 AT 1 BOWIE ROAD (LOT 15-
CRA), (KULPA).
was approved and adopted at a regular meeting of the Planning Commission on
September 19, 2006 by the following roll call vote:
AYES: Commissioners Hankins, Sommer and Chairman Witte.
NOES: None.
ABSENT: Commissioners DeRoy and Henke.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
Reso. 2006-13
Rnwip Rri
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DEPUTY CITY CLERK
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C1i opeo PPng Jhff
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: SEPTEMBER 19, 2006
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 729
SITE LOCATION: 1 BOWIE ROAD EAST (LOT 15-CRA)
ZONING AND SIZE: RA-S-1, 0.76 ACRES (GROSS)
APPLICANT: MR. JOHN KULPA
REPRESENTATIVE: ICDC&E
PUBLISHED: JULY 8, 2006
REOUEST
Request for a Variance to construct a garage addition and a service yard in the
front setback and to construct an attached trellis in the rear setback at an existing
single family residence.
BACKGROUND
1. At the August 15, 2006 Planning Commission meeting, the Commission
directed staff to prepare a Resolution approving the proposed project. The vote
was unanimous.
2. The attached Resolution No. 2006-13 contains standard findings of facts
and conditions, including that the existing trail and access thereto be open and
rideable at all times to others in the community and that it not be paved.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2006-13
approving this development.
Printed on Recycled Paper.
• •
RESOLUTION NO. 2006-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL FOR A
VARIANCE TO CONSTRUCT A GARAGE ADDITION AND A
SERVICE YARD IN THE FRONT SETBACK AND TO
CONSTRUCT AN ATTACHED TRELLIS IN THE REAR SETBACK
IN ZONING CASE NO. 729 AT 1 BOWIE ROAD (LOT 15-CRA),
(KULPA).
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. John Kulpa with
respect to real property located at 1 Bowie Road, Rolling Hills (Lot 15-CRA)
requesting a Variance to construct a 398 square foot garage addition and a
service yard that is located in the front setback and 221 square foot trellis, which
is located in the rear setback.
Section 2. The Planning Commission conducted duly noticed public
hearings to consider the application at their regular meetings on July 19, 2006,
August 15, 2006 and at a field trip on August 15, 2006. 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' representatives were in
attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as
a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt
from environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity. A
Variance to Sections 17.16.110 and 17.16.130 is required because it states that
every lot in the RAS-1 zone shall have a front setback of not less than 50 feet from
the roadway easement and rear setback of not less than 50 feet from the rear
property line. With respect to this request for a Variance, the Planning
Commission finds as follows:
A. There are exceptional and extraordinary circumstances
and conditions applicable to this property that do not apply generally to other
properties or class of uses in the same zone because the configuration of the
existing structure, which encroaches into the front and rear setback, and which
extends from side yard setback to Los Angeles County easement line, prevent
Reso. 2006-13
1 Rnivip Pri
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• •
further expansion in the north or south direction. The existing residence is
located outside the envelope of the required setbacks. Most of the buildable areas
lie within the front and rear setbacks and within the 50-foot Los Angeles County
easements dedicated to hiking and riding. Therefore, due to these constraints as
well as the topography of the lot, there is no other area to improve the structures.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and
zone, but which is denied to the property in question. Strict application of the
Zoning Ordinance would deprive the property owner of the right and benefits
enjoyed by similarly situated properties in the same zone. The encroachment
permits the use of the lot to the extent allowed for other properties with similar
lot configurations. Most properties on Bowie Road and vicinity were developed
at a time when the requirement for the front setback was thirty feet from the
roadway easement ands not fifty feet, as currently required. Therefore, most
properties encroach into the front setback. The Variance will permit the
development of the property in a manner similar to development patterns on
surrounding properties and will follow the line of an already existing
encroachment.
C. The granting of the Variance 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. Development in the front and
rear setbacks would allow the remaining portion of the lot to remain
undeveloped, would minimize grading and would follow the existing line of
encroachment. The area of addition is screened from adjacent property owners
and would not impair views. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
D. In granting of the Variance the spirit and intent of the Zoning
Ordinance will be observed in that the proposed addition will be orderly,
attractive and shall protect the rural character of the community. The proposed
addition will not encroach into potentially future equestrian uses on the
property. A suitable stable and corral area has been set -aside on the site.
E. The Variance request is 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. The structural lot coverage and the
total impervious lot coverage are within the requirements of the City.
Section 5. Based upon the foregoing findings, the Planning
Commission hereby approves the Variance in Zoning Case No. 729 to encroach
with garage addition and service yard into the front setback and with a trellis
into the rear setbacks, subject to the following conditions:
A. The Variance approval shall expire within two years from the
effective date of approval as defined in Section 17.38.070, unless otherwise
extended pursuant to the requirements of this section.
2(
Reso. 2006-13
1 Rnwia Rd
• •
B. It is declared and made a condition of the Variance 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 marked Exhibit A and dated September 11,
2006 except as otherwise provided in these conditions.
E. The property on which the project is located contains an adequate
area for a future stable, corral and access thereto, which when constructed will
require approximately 55 cubic yards of grading.
F. The property owners shall comply with the requirements of the
Lighting Ordinance of the City of Rolling Hills, pertaining to lighting on said
property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to Class "A" roof covering,
whereby the entire roof, (the new addition and existing residence), shall comply
with these requirements. The Rolling Hills Community Association shall
approve the roof material.
H. Utility lines serving subject residence, garages and future stable
shall be placed underground.
I. No drainage structure shall be located in easements, unless
approved by the Rolling Hills Community Association.
J. Structural lot coverage shall not exceed 4,556 square feet or 18.4%
in conformance with lot coverage limitations.
K. Total lot coverage of structures and paved areas shall not exceed
7,448 square feet or 30.0% in conformance with total lot coverage limitations.
L. The disturbed area of the lot shall not exceed 9,546 square feet or
38.5% in conformance with disturbed area limitations.
M. Residential building pad coverage on the 4,655 square foot
residential building pad shall not exceed 83.6%, not including the 221 square foot
Reso. 2006-13
1 Rnwie Rr9
• •
attached trellis; coverage on the 1,000 square foot future stable pad shall not
exceed 45.0%.
N. Should the County Building and Safety Department require an
above ground drainage system, the system shall be designed in such a manner,
as not to cross over any equestrian trails and water from the drainage system
shall not be discharged onto a trail or adjacent properties. The system shall
incorporate earth tone colors, including in the design of the dissipater and shall
be adequate in size to discharge in a sheet flow manner and be screened from
any trail and neighbors' views to the maximum extent practicable, without
impairing the function of the drainage system.
O. The access to the future stable and corral is proposed through the
existing access and equestrian trail used by others in the community located on
the western portion subject lot. This existing access and equestrian trail shall
remain open and rideable at all times for equestrian activities by others in the
community and shall remain in natural dirt condition and shall not be paved.
P. During construction perimeter easements shall remain clear and
free of debris, parked vehicles, building material, building equipment and all
other construction items.
Q. Should new landscaping be introduced for this project, the
landscaping shall include water efficient irrigation that incorporates low
gallonage irrigation system, utilizes automatic controllers, incorporates an
irrigation design using "hydrozones," considers slope factors and climate
conditions in design, and utilizes means to reduce water waste resulting from
runoff and overspray. Further, landscaping shall be designed using mature trees
and shrubs so as to screen the residence but not to obstruct views of neighboring
properties. Any new trees and shrubs planned to be introduced in conjunction
with this project shall, at maturity, not be higher than the ridge height of the
residence.
R. During construction, dust control measures shall be used to
stabilize the soil from wind erosion and reduce dust and objectionable odors
generated by construction activities in accordance with South Coast Air Quality
Management District, Los Angeles County and local ordinances and engineering
practices.
S. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and
local ordinances and engineering practices so that people or property are not
exposed to undue vehicle trips, noise, dust, objectionable odors, landslides,
mudflows, erosion, or land subsidence shall be required.
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
Reso. 2006-13
1 Rnwir RA
• •
construction and mechanical equipment noise is permitted, so as not to interfere
with the quiet residential environment of the City of Rolling Hills.
U. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
V. 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.
W. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department
Best Management Practices (BMP's) related to solid waste.
X. The working drawings submitted to the County Department of
Building and Safety for plan check review shall conform to the development plan
described in Condition D.
Y. The applicant shall execute an Affidavit of Acceptance of all
conditions of this Variance pursuant to Section 17.38.060, or the approval shall
not be effective.
Z. All conditions of this Variance approval, that apply, must be
complied with prior to the issuance of a building permit from the County of Los
Angeles.
AA. 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 19th DAY OF SEPTEMBER 2006.
ARVEL WITTE, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Reso. 2006-13
1 RhIS,IP Rif
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2006-13 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A VARIANCE TO
CONSTRUCT A GARAGE ADDITION AND A SERVICE YARD IN THE
FRONT SETBACK AND TO CONSTRUCT AN ATTACHED TRELLIS IN THE
REAR SETBACK IN ZONING CASE NO. 729 AT 1 BOWIE ROAD (LOT 15-
CRA), (KULPA).
was approved and adopted at a regular meeting of the Planning Commission on
September 19, 2006 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
Reso. 2006-13
1 Rniviw Pei
DATE:
TO:
FROM:
•
C14 0/
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
AUGUST 15, 2006
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 729
1 BOWIE ROAD EAST (LOT 15-CRA)
RA-S-1, 0.76 ACRES (GROSS)
MR. JOHN KULPA
ICDC&E
JULY 8, 2006
Request for a Variance to construct a garage, a service, yard and an attached
covered porch in the front setback and to construct an attached covered porch in
the rear setback at an existing single family residence.
BACKGROUND
1. The Planning Commission visited the site earlier today.
2. The applicant proposes to construct a 440 square foot garage to be attached
via a 20 square foot breezeway to the existing residence, a 100 square foot service
yard, 353 square foot covered porches and replace a six foot wooden fence
between the existing and proposed garage. No addition is proposed to the
residence. The garage, the service yard and 132 square foot covered porch are
proposed to be located in the front setback and 221 square foot covered porch in
the rear setback. Both locations require a Variance. With these additions the lot
would be developed with a 2,925 square foot existing residence, 462 square foot
existing garage and 440 square foot new garage with 20 square foot breezeway,
100 square foot service area and 353 square foot covered porches.
3. The property is zoned RAS-1 and consists of 0.76 acres (33,290 square feet).
The net lot area for development purposes is 24,796 square feet. The lot is located
on a corner of Chuckwagon Road and Bowie Road and is irregular in that the front
of the property is located along the longer roadway easement, facing Bowie Road.
The front and rear setbacks take up large amount of area suitable for construction,
and the buildable area between the setbacks vary in width between 22 feet and 30
feet.
ZC No. 729
Kiilna
1
Periled on Recycled Riper.
•
4. In 1993, the previous property owner was granted a Variance to encroach
with a proposed 925 square foot addition into the front and rear setbacks as well as
to locate the service yard in the front setback.
5. The existing residence and attached garage were built in 1959 and the
additions were made in 1993. Portions of the existing residence and garage
encroach up to 30 feet into the front setback and 32 feet into the rear setback. The
proposed garage would encroach 28 feet into the front setback, with the service
yard encroaching additional 8 feet. The rear porch is proposed to be attached to the
portion of the residence that is currently encroaching into the rear setback and
would be in line with the existing encroachment in the rear yard.
6. Along the western side of the property there exists a 50-foot easement to the
Los Angeles County. Although the County no longer uses this easement, it has
never been abandoned, and therefore, the area may not be built upon, except for
access and riding. A bridle trail is located in that easement.
7. The applicant is proposing to set aside a 1,000 square foot area for a future
stable and corral to the north west of the residence with access from Bowie Road
over the County easement and trail. The applicants submitted a revised plan
depicting the location of the trail.
8. No grading is required for this project. The additions are proposed to be
constructed on an already disturbed and graded pad. No drainage patterns are
proposed to be affected and no new drainage lines are proposed.
9. The existing driveway and driveway approach from Bowie Road will
remain.
10. The net lot area of the lot is 24,796 square feet. The structural lot coverage
proposed is 4,750 square feet or 19.2% of the net lot area, which includes the future
stable, (20% permitted). The total lot coverage proposed, including structures and
flatwork is 7,896 square feet or 31.8% of the net lot area, (35% permitted).
11. There are two building pads on the property. No grading or increase in the
building pads is proposed. The existing residential building pad, not in setbacks, is
4,655 square feet and will have coverage of 3,947 square feet or 84.8%, (not
including the attached porches, as the porches are less than 10% of the size of the
structures). Currently, the building pad coverage is 75.0%. The proposed stable
pad would be 1,000 square feet with coverage of 45%. The combined building pads
coverage is proposed at 77.7%
12. The disturbed area of the lot is proposed to be 9,550 square feet or 38.5% of
the net lot area, which includes the future stable Currently, the disturbed area is
36.7%.
13. In response for justification for the Variance request for the encroachment
with the addition into the front and rear setbacks, the applicant's representative
states that most of the buildable area lie within the front and rear setbacks and
ZC No. 729
Kid ma
2
• •
within the 50-foot Los Angeles County easement dedicated to hiking and riding.
The lot is developed in, such a way that the existing structure already encroaches
into the setbacks and that due to the configuration of the lot, the existing L.A.
County easement and the topography there is no other area to construct.
14 A couple of letters from neighbors in support of this project were submitted,
and are attached.
15. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
16. It will be required that all utility lines to the property be placed
underground and that the roof material of the entire roof meet City and RHCA
standards for Class "A" roofing.
17. The Rolling Hills Community Association will review the project for
architectural elements and design at a later date.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, open
the continued public hearing, take public testimony and provide direction to
staff.
ZC No. 729
Knlna
3
ZONING CASE NO. 729
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 property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least
1,000 sq. ft. and has the effect of
increasing the size of the structure
by more than 25% in a 36-month
period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
RESIDENTIAL
COVERAGE (30% maximum
guideline)
STABLE
COMBINED
GRADING
Site plan review required if
excavation and/or fill or combination
thereof is more than 3 feet in depth
and covers more than 2,000 sq. ft.,
must be balanced on site
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 (minimum 450 sa. ft.) and
CORRAL (minimum 550 sa. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
EXISTING
Single family residence,
which encroaches into
the front & rear
setbacks
PROPOSED
Additions that would
encroach into the front & rear
yard setbacks.
Residence 2925 sq.ft. Residence 2925 sq.ft
Garage 462 sq.ft Garage 902 sq.ft
Stable 0 sq.ft. Stable 450 sq.ft.
Service 100 sq.ft. Service 100 sq.ft
Yd. Yd.
Porches 353 sq.ft.
Breezeway 20 sq.ft.
TOTAL
14.1%
24.6%
75.0%
N/A
36.7%
N/A
N/A
3,487 sq.ft
Existing from Bowie Rd
N/A
N/A
4,750 sq.ft
TOTAL
19.1% of 24,796 sq.ft. net
lot area
31.8% of 24,796 sq.ft. net lot
area
84.8% of 4,655 sq.ft.
residential building pad not
inc. porches
45.0%
77.7%
None
38.5%
450 sq.ft.-future
550 sq.ft.-future
From Bowie Rd., not to
exceed 17.5% slope
Existing from Bowie Rd.
Planning Commission review
Planning Commission review
ZC No. 729
Kiilna
4
•
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and
zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous
waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling
Hills.
ZC No. 729
Kill»a
•
•
LOREN & JENNIFER BRADBURY
14 CHUCKWAGON ROAD
ROLLING HILLS, CA 90274
Planning Commission
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
July 17, 2006
RE: Zoning Case No. 729
Dear Planning Commission:
John and Marcia Kulpa's home at 1 Bowie Road is located on the
border of our property. We are the only property directly adjacent
the only property that would be affected if the variance is granted.
aware of all the changes requested in that variance and are in full
those changes. We request that the variance be granted.
Most Sincerely,
Loren M. Bradbury
‘14147
jLennifer Bradbury
southern
to theirs and
We are fully
support of
06/04/2002 09:59 1310771919
•
RBISHOP tID
•
PAGE 01
Date 7-17-2006
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: RONALD E. BISHOP, RESIDENT & OWNER 12 BOWIE ROAD
RE: APPLICATION NO. Zoning case .number 729
1 BOWIE ROAD
I would like to support my neighbors request for a variance for construction on their
property. I walk or drive by multiple times per day. I believe that the improvements as
described in the plans will certainly not be materially detrimental to the public welfare
nor does it appear to injure properties or improvements in the area. Due to the steep
topography on the west side and the narrowness of the lot a large portion of the lot is not
useful for development with in the zoning rules and guidelines. I request that the
commission utilize its judgment and discretion to preserve the property rights of my
neighbor John Kulpa to develop and enjoy his property.
I have not had the opportunity to discuss this variance with my other neighbors and I will
not be able to attend the 7-18-06 meeting. I have discussed the variance request with my
wife, Jeanne Bishop, and she is in substantial agreement with this letter of support.
If this matter is continued please advise us as at least one of us would like to attend.
Thank you for your consideration,
v
Ronald E. Bishop, M.D.
DATE:
TO:
FROM: .
•
City o1) iet1 �aP�
•
INCORPORATED
JANUARY
2A, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
JULY 18, 2006
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 729
1 BOWIE ROAD EAST (LOT 15-CRA)
RA-S-1, 0.76 ACRES (GROSS)
MR. JOHN KULPA
ICDC&E
JULY 8, 2006
Request for a Variance to construct a garage, a service yard and an attached
covered porch in the front setback and to construct an attached covered porch in
the rear setback at an existing single family residence.
BACKGROUND
1. The applicant proposes to construct a 440 square foot garage to be attached
via a 20 square foot breezeway to the existing residence, a 100 square foot service
yard and 353 square foot covered porches. No addition is proposed to the
residence. The garage, the service yard and 132 square foot covered porch are
proposed to be located in the front setback and 221 square foot covered porch in
the rear setback. Both locations require a Variance. With these additions the lot
would be developed with a 2,925 square foot existing residence, 462 square foot
existing garage and 440 square foot new garage with 20 square foot breezeway,
100 square foot service area and 353 square foot covered porches.
2. The property is zoned RAS-1 and consists of 0.76 acres (33,290 square feet).
The net lot area for development purposes is 24,796 square feet. The lot is located
on a corner of Chuckwagon Road and Bowie Road and is irregular in that the front
of the property is located along the longer roadway easement, facing Bowie Road.
The front and rear setbacks take up large amount of area suitable for construction,
and the buildable area between the setbacks vary in width between 22 feet and 30
feet.
ZC No. 729
Knina
1
@Printed on Recycled Paper.
• •
3. In 1993, the previous property owner was granted a Variance to encroach
with a proposed 925 square foot addition into the front and rear setbacks as well as
to locate the service yard in the front setback.
4. The existing residence and attached garage were built in 1959. Portions of
the existing residence and garage encroach up to 30 feet into the front setback and
32 feet into the rear setback. The proposed garage would encroach 28 feet into the
front setback, with the service yard encroaching additional 8 feet. The rear porch is
proposed to be attached to the portion of the residence that is currently
encroaching into the rear setback and would be in line with the existing
encroachment in the rear yard.
5. Along the western side of the property there exists a 50-foot easement to the
Los Angeles County. Although the County no longer uses this easement, it has
never been abandoned, and therefore, the area may not be built upon, except for
access and riding.
6. The applicant is proposing to set aside a 1,000 square foot area for a future
stable and corral to the north west of the residence with access from Bowie Road
over the County easement.
7. No grading is required for this project. The additions will be constructed on
an already disturbed and graded pad. No drainage patterns will be affected and
no new drainage lines are proposed.
8. The existing driveway and driveway approach from Bowie Road will
remain.
9. The net lot area of the lot is 24,796 square feet. The structural lot coverage
proposed is 4,750 square feet or 19.2% of the net lot area, which includes the future
stable, (20% permitted). The total lot coverage proposed, including structures and
flatwork is 7,896 square feet or 31.8% of the net lot area, (35% permitted).
10. There are two building pads on the property. No grading or increase in the
building pads is proposed. The existing residential building pad, not in setbacks, is
4,655 square feet and will have coverage of 3,947 square feet or 84.8%, (not
including the attached porches, as the porches are less than 10% of the size of the
structures). Currently, the building pad coverage is 75.0%. The proposed stable
pad would be 1,000 square feet with coverage of 45%. The combined building pads
coverage is proposed at 77.7%
11. The disturbed area of the lot is proposed to be 9,550 square feet or 38.5% of
the net lot area, which includes the future stable Currently, the disturbed area is
36.7%.
12. In response for justification for the Variance request for the encroachment
with the addition into the front and rear setbacks, the applicant's representative
states that most of the buildable area lie within the front and rear setbacks and
within the 50-foot Los Angeles County easement dedicated to hiking and riding.
ZC No. 729
Klima
2
• •
The lot is developed in such a way that the existing structure already encroaches
into the setbacks and that due to the configuration of the lot, the existing L.A.
County easement and the topography there is no other area to construct.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
14. It will be required that all utility lines to the property be placed
underground and that the roof material of the entire roof meet City and RHCA
standards for Class "A" roofing.
15. The Rolling Hills Community Association will review the project for
architectural elements and design at a later date.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, open
the public hearing and take public testimony.
ZC No. 729
Kulna
3
ZONING CASE NO. 729
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 property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least
1,000 sq. ft. and has the effect of
increasing the size of the structure
by more than 25% in a 36-month
period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
RESIDENTIAL
COVERAGE (30% maximum
guideline)
STABLE
COMBINED
GRADING
Site plan review required if
excavation and/or fill or combination
thereof is more than 3 feet in depth
and covers more than 2,000 sq. ft.,
must be balanced on site
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 (minimum 450 so. ft.) and
CORRAL (minimum 550 so. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
EXISTING
Single family residence,
which encroaches into
the front & rear
setbacks
Residence 2925 sq.ft.
Garage 462 sq.ft
Stable 0 sq.ft.
Service 100 sq.ft.
Yd.
TOTAL
14.1%
24.6%
75.0%
N/A
36.7%
N/A
N/A
3,487 sq.ft
Existing from Bowie Rd
N/A
PROPOSED
Additions that would
encroach into the front & rear
yard setbacks.
Residence 2925 sq.ft
Garage 902 sq.ft
Stable 450 sq.ft.
Service 100 sq.ft
Yd.
Porches
Breezeway
TOTAL
353 sq.ft.
20 sq.ft.
4,750 sq.ft
19.1% of 24, i 96 sq.ft. net
lot area
31.8% of 24,796 sq.ft. net lot
area
84.8% of 4,655 sq.ft.
residential building pad not
inc. porches
45.0%
77.7%
None
38.5%
450 sq.ft.-future
550 sq.ft.-future
From Bowie Rd., not to
exceed 17.5% slope
Existing from Bowie Rd.
Planning Commission review
N/A Planning Commission review
ZC No. 729
Kiilna
4
1
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and
zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous
waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling
Hills.
ZC No. 729
Kn1na
5