0876RESOLUTION NO. 876
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING
HILLS GRANTING SITE PLAN REVIEW APPROVAL TO PERMIT
GRADING TO DEVELOP A DRIVEWAY AND A RETAINING WALL
FOR INGRESS AND EGRESS TO AN ADJACENT PROPERTY IN
ZONING CASE NO. 603.
THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. A request has been filed by Ms. Kelly Tsou with respect to real
property located at 4 Ringbit Road West (Lot 8 -A -SF), Rolling Hills, requesting Site
Plan Review to permit grading at 4 Ringbit Road West (Lot 8 -A -SF) to develop a
driveway and a retaining wall to meet fire department minimum requirements for
ingress and egress to an adjacent property at 6 Ringbit Road West (Lot 8 -A -2 -SF),
Rolling Hills.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the request on November 16; 1999, December 21, 1999 and
January 18, 2000 and conducted a field trip visit on January, 15, 2000. Evidence was
heard and presented from all persons interested in said proposal, from all persons
protesting the same, and from members of the City staff and the Planning
Commission. During the hearing process, the Commission discussed concerns
expressed by residents related to the length and height of the proposed retaining
wall, the amount and effects of grading on the fragile hillside, and the native plants
to be removed during the land development process.
Section 3. On January 18, 2000, following the close of the public hearing,
the Planning Commission, having reviewed, analyzed and studied said proposal,
requested that staff prepare a Resolution of Denial regarding the project. Chairman
Allan Roberts had abstained from all hearings related to the case because of the close
proximity of his property to this property. The Planning Commission adopted
Resolution No. 2000-01 on February 15, 2000. An appeal was filed that evening by
Ms. Tsou.
Section 4. The City Council conducted a duly noticed public hearing to
consider the request on February 28, 2000. The applicant was notified of the hearing
in writing by first class mail. Evidence was heard and, presented from all persons
interested in said proposal, from all persons protesting he. same, and from members
of the City staff and the City Council. The applicant and the applicant's
representative were in attendance at the hearings.
Section 5. The City Council finds that the . project qualifies as a Class 4
Exemption (State CA Guidelines, Section 15304, Minor Alterations to Land) and is
RESOLUTION NO. 876
PAGE 1 OF 8
1
therefore categorically exempt from environmental review under the California
Environmental Quality Act.
Section 6. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any grading, building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application to develop a driveway and a
retaining wall for ingress and egress to an adjacent property, the City Council,
having reviewed, analyzed and studied said proposal, makes the following findings
of fact:
A. The proposed development is to provide driveway access for ingress
and egress to an adjacent property at 6 Ringbit Road West (Lot 8 -A -2 -SF).
Development of the access driveway involves the grading of a 460 foot long
driveway that is 15 feet wide for 390 feet that gradually widens the roadway to 20 feet
in width for the last 70 feet where it meets the common property line with 6 Ringbit
Road West at the west. Grading for the project includes a cut of 970 cubic yards of
soil and a fill of 970 cubic yards of soil. Development of the driveway includes a 112 -
foot long retaining wall that will not exceed three feet in height that begins at the
974.0 foot level and concludes at the 946.3 foot level. Construction of the driveway
will also require caissons to bedrock on the south side of the driveway on the edge of
the hillside. The lot currently includes an existing single family residence (3,040
sq.ft.), attached garage (480 sq.ft.), swimming pool (608 sq.ft.) and a service yard (96
sq.ft.). The slope of the driveway proposed is 20% exceeds the 12% maximum
requirement absent City Council approval. The structural lot coverage proposed is
4,674 square feet or 4.4% of the lot, which is within the 20% maximum structural lot
coverage requirement. The total lot coverage including paved areas and driveway
has 11,501 square feet, which equals 10.9% of the lot and which is within the 35%
maximum overall lot coverage requirement. The maximum disturbed area
including 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 is 18,051 square feet which equals 17.1% of the lot,
which is within the 40% maximum disturbed area requirement.
B. Due to the limited vehicular access to this property and the
topographical contraints, the granting of the request for the Site Plan Review would
be consistent with the purposes and objectives of the Zoning Ordinance and General
Plan. Grading to develop the proposed driveway and retaining wall for ingress and
egress to an adjacent property would require that 970 cubic yards of cut soil and 970
cubic yards of fill soil be moved to raise portions of the driveway to a 20% grade at
this hillside lot. This amount of disturbance and grading complies with the General
Plan requirement of maintaining strict grading practices and low profile residential
development patterns in the community.
RESOLUTION NO. 876
PAGE 2 OF 8
1
C. The development plan substantially preserves the natural and
undeveloped state of the lot because the amount of proposed grading for the
driveway design is necessary to construct a fire department approved accessway to
the lot and the utilization of long retaining walls along this slope is consistent with
the requirement to preserve the natural topography of the lot. Significant portions
of the lot will be left undeveloped so as to maintain scenic vistas across the westerly
portions of the property.
D. The project is harmonious in scale and mass with the site and the
natural terrain. The degree and area of grading meets the minimum requirements
of the fire department for a driveway and is consistent with the City's development
pattern because there is an existing unimproved driveway at this location. As
indicated in Paragraph A, the lot coverage maximum will not be exceeded and the
proposed project is consistent with the scale of the neighborhood. For these reasons,
the proposed development of the driveway accessway is consistent with the goals,
purposes, and requirements of the Site Plan Review Ordinance.
E. The proposed development preserves and integrates the site design
because existing natural topographic features of the lot including surrounding
native vegetation and land forms will not be significantly altered to develop this
existing driveway accessway and a retaining wall.
F. Grading has been designed to follow the natural contours of the site
and the grading was minimized to create the driveway and retaining wall area. The
City Council finds that 970 cubic yards of cut and 970 cubic yards of fill with a total.
graded area of 15,600 square feet for the driveway does not exceed the amount
required to construct a safe and low -profile driveway accessway to the adjacent lot
site.
G. The development plan integrates grading that will modify existing
drainage channels and redirect drainage flow. The plans sufficiently demonstrate
that these changed flows will not affect the safety and stability of neighboring
properties reliant on the integrity of the slope.
H. The project preserves surrounding native vegetation and will not
destroy any native plants except those that are necessary to improve the existing
driveway accessway to an adjacent lot.
I. The project will be consistent with the General Plan requirement to
maintain strict grading practices to preserve the community's natural terrain. The
amount of grading proposed is necessary _ for development of a driveway to the site
and a retaining wall and would not create a visual impact because there is an
existing driveway accessway to an adjacent lot that will be improved to meet fire
department minimum requirements.
RESOLUTION NO. 876
PAGE 3OF8
1
J. Although some members of the public and Planning Commission
asserted that the project would adversely affect areas of native vegetation and
potential exacerbation of land subsidence problems, those assertions were not
supported by evidence. There was no evidence introduced that the improvement of
an existing driveway to an adjacent lot to meet fire department minimum
requirements would have a potentially significant impact on the environment.
Therefore, the City Council finds that the project would not have a potentially
significant impact on the environment, that it conforms with the requirements of
the California Environmental Quality Act and is categorically exempt from
environmental review as a Class 4 exemption in accordance with Section 15304(a),
Minor Alterations to Land.
Section 7. Based. upon the foregoing findings, the City Council hereby
approves the Site Plan Review application for Zoning Case No. 603 to develop a
driveway and a retaining wall to meet.fire department minimum requirements for
ingress and egress to an adjacent property at 6 Ringbit Road West (Lot 8 -A -2 -SF) as
indicated on the development plan incorporated herein as Exhibit A, dated
December 13, 1999, and subject to the following conditions:
A. The Site Plan Review approval shall expire within one year from the
effective date of approval as defined in Section 17.46.080.
B. It is declared and made a condition of the Site Plan Review approval,
that if any conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the applicant has been
given written notice to cease such violation and has failed to do so for a period of
thirty (30) days.
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 the 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 in Zoning Case No. 603 dated December
13, 1999, except as otherwise provided in these conditions.
E. Grading quantities for the development project shall not exceed 970
cubic yards of cut soil and 970 cubic yards of fill soil.
F. The 112 foot long retaining wall incorporated into the project shall not
be greater than 3 feet in height,at any one point.
G. The structural lot coverage shall not exceed 4.4% and the total lot
coverage shall not exceed 10.9%.
RESOLUTION NO. 876
PAGE 4OF8
H. Residential building pad coverage shall not exceed 32.0%, stable pad
coverage shall not exceed 17.6% and total pad coverage shall not exceed 29.7%.
I. The disturbed area of the lot shall not exceed 17.1% of the net lot area.
J. The 460 foot long driveway access (on 4 Ringbit Road West) shall be 15
feet in width (for 390 feet) and gradually widen to 20 feet in width the last 70 feet of
the driveway access road on 4 Ringbit Road West where it meets the common
property line with 6 Ringbit Road West at the west. The proposed driveway
accessway shall conform with all requirements of the County of Los Angeles Fire
Department Fire Code Standard No. 10.207(A), Building Sites Not Served By
Improved Public Right -of -Ways.
K. The proposed driveway accessway shall comply with the following
conditions for development of the driveway access road and 6 Ringbit Road West
as required by the Fire Department and shown on the Site Plan for Zoning Case No.
603 and dated December 13, 1999:
1. Provide a minimum width of 15 feet clear to sky vehicular access to
within 150 feet of all portions of exterior walls.
2. Provide an approved Fire Department vehicular turnaround. The
required fire flow for public fire hydrants at this location is 1250 G.P.M. at 20 psi for
a duration of 2 hours, over and above maximum daily domestic demand.
3. Provide an approved fire sprinkler system. Submit plans for
approval prior to installation. Reason: Inadequate vehicular access. The fire
sprinkler system shall be calculated per Pamphlet #13, 13D, #231 or 231C,
whichever is applicable. The fire sprinkler system shall be supervised as required
in the Building Code, 904.3.1. Plan showing underground piping of on-site
hydrants, sprinkler systems shall be submitted for approval prior to installation.
4. On-site protection facilities (i.e., hydrants, sprinkler systems) shall
be submitted for approval prior to occupancy.
5. The inspection, hydrostatic test and flushing of the hydrant and/or
sprinkler system shall be witnessed by the proper Fire Department representative
and no underground piping shall be covered with earth or hidden from view until
the Fire Department representative has been notified and given no less than 48
hours in which to inspect such installations.
6. A final fuel modification plan shall be submitted and approved by
the Forestry Division prior to Building plan approval. Implementation of the
approved final fuel modification plan and final inspection will be required prior to
approval of final occupancy. Submit 3 copies of a fuel modification plan to the Fuel
Modification Unit. Fire Station #181.
RESOLUTION NO. 876
PAGE 5OF8
1
L. Any grading shall preserve the existing topography, flora, and natural
features to the great6t'extent possible.- In order to minimize impacts to the hillsides
and canyon areas on this property, the driveway accessway shall be designed and
developed in a manner that retains and restores native plant life outside the
driveway caused by, grading and preserves the existing contiguous topography, flora,
and natural features of that area to the greatest extent possible.
M. To prevent construction equipment from going beyond the limits of
the driveway accessway, contractors shall use fencing or other barriers to the greatest
extent possible. Contractors shall be informed that work on the site shall not
encroach into the mature natural vegetation areas except as specified on the
approved Site Plan to the greatest -extent possible.
N. To minimize the retaining wall, the wall shall be screened and
shielded from view with native drought -resistant vegetation that is compatible
with the surrounding vegetation of the community.
O. Landscaping, shall be designed to screen the retaining wall, but not to
obstruct views of neighboring. properties.
P. Two copies of a preliminary landscape plan must be submitted for
review by the Planning Department and include native drought -resistant
vegetation that will not disrupt the impact of the views of neighboring properties
prior to the issuance of any building or grading permit. The landscaping plan
submitted must comply with the purpose and intent of the Site Plan Review
Ordinance, shall incorporate existing mature trees and native vegetation, and shall
utilize to the maximum extent feasible, plants that are native to the area and/or
consistent with the rural character of the community such as California pepper,
Toyon, etc.).
A bond in the amount of the cost estimate of the implementation of the
landscaping plan plus 15% shall be required to be posted prior to issuance of a
grading and building permit and shall be retained with the City for not less than two
years after landscape installation. The retained bond will be released by the City
Manager after the City Manager determines that the landscaping was installed
pursuant to the landscaping plan as approved, and that such landscaping is properly
established and in good condition.
Q. A 15 to 20 foot wide easement following the proposed driveway
accessway across the southern portion of 4 Ringbit Road West (Lot 8 -A -SF) shall be
dedicated and recorded for driveway access to the residence at 6 Ringbit Road West
(Lot 8 -A -2 -SF) prior to recordation of this Resolution and as referred hereto on
Exhibit "A" development plan, dated December 13, 1999, shall delineate and note
the easement specified in this paragraph.
RESOLUTION NO. 876
PAGE 6 OF 8
1
R. A drainage system approved by the City Engineer shall be incorporated
into the overall plan of the development project and the landscaping plan based
upon the findings of the hydrology report presented ,to the Council. The drainage
system shall be designed to divert water away from the driveway accessway and
retaining wall and the existing neighboring residences using a method of drainage
retention facilities on the building site to slow water runoff and obtain the
maximum potential percolation into the soil in order to reduce increased flows
from the site into the natural drainage courses.
S. Prior to the submittal of an applicable final grading plan to the County
of Los Angeles for plan check, a detailed grading and drainage plan with related
geology, soils and hydrology reports that conform to the development plan as
approved by the City Council must be submitted to the Rolling Hills Planning
Department staff for their review. The drainage flow incorporated into these plans
shall be directed to the northwest to the maximum extent feasible rather than to the
drainage course on the southeastern side of the property. Cut and fill slopes shall
not exceed a steepness of a 2 to 1 slope ratio.
T. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit and prior to the issuance of building permits for the
residence at 6 Ringbit Road West (Lot 8 -A -2 -SF) which is the subject of Zoning Case
No. 545A.
U. All conditions of this Site Plan Review approval must be complied
with prior to the issuance of a building or grading permit from the County of Los
Angeles.
V. The applicant shall execute an Affidavit of Acceptance of all conditions
of this Site Plan Review approval, or the approval shall not be effective.
PASSED, APPROVED AND ADOPTED THIS 28TH DAYOF FEBRUARY, 2000.
(ice
�DFREY PER&ELL, D.D.S., MAYOR PRO TEMPORE
ATTEST:
S . I ( ..CA�
MARILYN L. KERN, DEPUTY CITY CLERK
RESOLUTION NO. 876
PAGE 7 OF 8
1
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ��
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 876 entitled:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING
HILLS GRANTING SITE PLAN REVIEW APPROVAL TO PERMIT
GRADING TO DEVELOP A DRIVEWAY AND A RETAINING WALL
FOR INGRESS AND EGRESS TO AN ADJACENT PROPERTY IN
ZONING CASE NO. 603.
was approved and adopted at an adjourned regular meeting of the City Council on
February 28, 2000 by the following roll call vote:
AYES: Councilmembers Hill, Lay, Murdock and
Mayor Pro Tem Pernell.
NOES: None.
ABSENT: Mayor Heinsheimer.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
RESOLUTION NO. 876
PAGE80F8
1
1
1