2015-08RESOLUTION NO. 2015-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW TO
ENLARGE PREVIOUSLY APPROVED GARAGE ON A PROPERTY WITH
A. CONDITION THAT AN'Y FURTHER DEVELOPMENT BE REVIEWED
BY THE PLANNING COMMISSION, AT 6 SADDLEBACK ROAD IN
ZONING CASE NO. 877, (LOT 18-RH), (REITER).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Mr. Terry Reiter duly filed an application with respect to real
property at 6 Saddleback Road requesting a Site Plan Review to enlarge by 155 square
feet the previously approved 2,145 square foot garage, for a total of 2,300 square foot
garage. The applicant commenced the construction of the additional square footage
without permission. An existing 700 square foot garage, attached on the east side of to the
residence, is planned to be converted to living space.
In the past the property received a condition that "Any further development" be
reviewed and approved by the Planning Commission, thus the requirement for a Site
Plan Review.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on March 17, 2015 and at a field trip on March 17, 2015. The
applicant was notified of the public hearings in writing by first class mail and was in
attendance. 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.
Section 3. In July, 2008 the Planning Commission approved the construction of
a 2,000 square foot garage and grading consisting of 170 cubic yards of cut and 170 cubic
yards of fill (total 340 c.y.) at 6 Saddleback Road. The garage was to be attached by a
corner of a wall to the main residence.
In 2012, the applicant, after commencing to construct additional square footage,
requested permission to keep the additional 300 square feet to be added to the 2,000
square foot garage, In November 2012 the Planning Commission partially approved and
partially denied the request, approving 145 square feet (side) of the proposed addition
but denied the front addition of 155 square feet. In December of 2012 the applicant
appealed the decision to the City Council. The City Council deadlocked in their decision,
and therefore the decision of the Planning Commission stayed.
Section 4. The property is currently developed with a 3,920 square foot
residence, 700 square foot garage, 720 square foot swimming pool, 48 square foot pool
equipment area, service yard and a 432 square foot stable, located in the front yard area.
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The construction of the previously approved 2,145 square foot garage is underway,
including partial construction of the addition requested herein.
The property is zoned RAS -1 and the gross lot area is 3.44 acres. The net lot area
for construction purposes is 2.66 acres or 116,000 square feet. The lot is located along a
bend on Saddleback Road and has a frontage along Saddleback Road of over 619 feet.
The lot backs up to Palos Verdes Drive North. There exists a 25 -foot easement in the
rear of the property together with 100 -foot Rolling Hills Estates road right-of-way
easement. Approximately 50% of the residence is located in the rear setback. The
proposed project would not encroach into setbacks.
Section 5. The Planning Commission finds that the project qualifies as a Class 4
Exemption (State of CA Guidelines, Section 15304 - Minor Land Alteration) and is
therefore categorically exempt from environmental review under the California
Environmental Quality Act.
Section 6. Section 17.46.040 states that the Planning Commission may
condition an approval to require Site Plan Review for any future construction or
grading on a property, regardless of whether site plan review would ordinarily be
applicable to such construction. With respect to the Site Plan Review application, due to
the restriction placed on this property in 2008, the Planning Commission must review
the proposed project. With respect to the Site Plan Review application requesting
construction of 155 square foot addition to the previously approved 2,145 square foot
garage, the Planning Commission makes the following findings of fact:
A. The approved development is compatible with the General 1 -Ilan, the
Zoning Ordinance and surrounding uses because the proposed structure complies with
the General Plan requirement of low profile, low-density residential development with
sufficient open space between surrounding structures, and for equestrian facilities. The
project conforms to Zoning Code setback requirements The Planning Commission in
the previous application for the 2,145 square foot garage found that because of the
location of the existing residence, in the rear setback, and the vast open area between
the residence and the front of the property, and the narrow nature of the lot, the garage
could only be constructed in front of and perpendicular to the residence. Any other
configuration would largely block the view of the open area from the house and require
additional grading. The proposed 155 square foot addition would be located along the
front of the garage, and would not be visible from the street.
B. The project substantially preserves the natural and undeveloped state of the
lot by minimizing building coverage. The proposed addition will maintain the existing
appearance of the property and will not mass the site. The topography and the
configuration of the lot, has been considered, and it was determined that the proposed
development will not adversely affect or be materially detrimental to adjacent uses,
buildings, or structures because the proposed construction will not require any grading
and is adjacent to the existing residence and away from the front of the property. It will
be the least intrusive to surrounding properties, will be screened and landscaped, is of
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sufficient distance from nearby residences so that it will not impact the view or privacy
of surrounding neighbors, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
C. The proposed development of 155 square feet, as conditioned, is harmonious
in scale and mass with the site, and is consistent with the scale of the neighborhood when
compared to properties in the vicinity. The proposed addition will follow the line of the
previously approved garage and therefore not obtrusive or visible from any street or
adjacent properties.
D. The development plan incorporates an existing palm tree and no significant
trees or vegetation will be lost to the new development. The driveway extension to
accommodate the proposed garage will be covered by pervious surface resembling
landscaping, therefore preserving the greenery on the property.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the addition will
not cause the lot to look overdeveloped. The proposed garage addition was designed to
minimize lot coverage. Significant portions of the lot will be left undeveloped.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
project will not change the existing circulation pattern and will utilize existing driveway
and parking area.
G. The project is exempt from the requirements of the California
Environmental Quality Act.
Section 7. Based upon the foregoing findings and the evidence in the record, the
Planning Commission hereby approves the request in Zoning Case No. 877 for the
proposed garage addition, subject to the following conditions:
A. The construction of the previously approved garage plus the 155 square foot
addition shall be completed within one year from the effective date of this approval. The
applicant may request an extension pursuant to Section 17.46.080 of the RHMC.
B. If any conditions of approval are violated, this approval shall be suspended
and the privileges granted hereunder shall lapse; provided that the applicants have been
given written notice to cease such violation, the opportunity for a hearing has been
provided, and if requested, has been held, and thereafter the applicant fails to correct the
violation within a period of thirty (30) days from the date of the City's determination.
C. All requirements of the Building Code, the Zoning Ordinance, and of the
zone in which the subject property is located, including but not be limited to lighting,
undergrounding of utility lines, and all others must be complied with, unless otherwise
set forth in this approval.
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D. A Site Plan and structural plans shall be submitted to the Building
Department for review and issuance of building permit for the additional square footage
and shall be required to pay all applicable fees, including penalties, if applicable. The site
plan shall also accurately depict the proposed driveway to the garage and the palm tree
within the driveway. The development shall be as shown on a site plan submitted to the
Planning Commission and dated March 2, 2015.
The conditions of approval enumerated herein, shall be printed on the plans submitted to
the Building Department and on all subsequent plans used for approval and construction.
E. Structural lot coverage shall not exceed 8,234 square feet or 7.1 %, in
conformance with structural lot coverage limitations.
F. Total lot coverage of structures and paved areas shall not exceed 14,311
square feet or 12.3%, in conformance with lot coverage limitations.
G. The disturbed area of the lot shall not exceed 26,000 square feet or 22.4%,
including the grading for the garage, in conformance with disturbed area limitations.
H. Building pad coverage on the 14,663 square foot building pad (not in
setbacks) shall not exceed 7,784 square feet or 53.0 %.
I. The attached garage shall not exceed 2,300 square feet of gross floor area, and
may have a basement for a portion of the area, as per previously approved plans.
J. The entire garage structure shall not be used as habitable space, and may not
have kitchen facilities, but may have a sink, storage cabinets and a workbench. Should the
applicant wish to convert portion of the garage to habitable space or mixed-use space, it
shall be completed with City's approval and appropriate building permits. In addition, at
all times there shall exist a minimum of a two -car garage to serve the property.
K. The equipment door opening at the back wall of the garage shall not exceed
6' in width, and the area behind the entire garage shall not be developed with impervious
surface.
L. The extension of the existing driveway to access the new garage shall be
constructed with pervious material resembling landscape surface, such as Grass Crete.
There shall be landscaping added in areas between the garage doors to soften the
appearance of the long structure.
M. The area, in front of the garage, utilized for stockpiling of dirt for the
construction of the garage and basement, shall be returned to its pre -construction
condition and topography and be re -vegetated.
N. Landscaping shall include water efficient irrigation, to the maximum extent
feasible, that incorporates a low gallonage irrigation system, utilizes automatic controllers,
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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.
O. 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.
P. During construction, conformance with the air quality management district
requirements, storm water pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence
shall be required.
Q. During construction, the Erosion Control Plan containing the elements set
forth in the 2013 County of Los Angeles Uniform Building Code shall be followed to
minimize erosion and to protect slopes and channels to control storm water pollution as
required by the County of Los Angeles.
R. During and after construction, all parking shall take place on the project
site.
S. During construction, the property owners shall be required to schedule and
regulate construction and related traffic noise throughout the day between the hours of
7:00 AM and 6:00 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
T. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of septic tank facilities, if required
U. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste and storm water pollution prevention.
V. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Committee prior to the issuance of a building
permit for the enlargement.
W. Perimeter easements shall remain free and clear of any improvements
including, but not be limited to, driveways, fences -including construction fences,
grading (both cut and fill), landscaping, irrigation and drainage devices, play
equipment, parked vehicles, building materials, debris and equipment, except if
otherwise approved by the Rolling Hills Community Association.
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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 City's and the Community Association's requirements related to
outdoor lighting, roofing material and construction and all other requirements shall be
complied with.
Z. Pursuant to the Construction and Demolition requirements, 50% of the
demolition and construction materials must be recycled/ diverted and documentation
provided to the City.
AA. The applicants shall execute an Affidavit of Acceptance of all conditions of
the Site Plan Review approval, pursuant to Section 17.46.065, or the approval shall not be
effective.
AB. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property, which would constitute additional
structural development or grading, including additional basement or any subterranean
space, shall require the filing of a new application for approval by the Planning
Commission.
AC. All conditions, when applicable, of the Site Plan Review approval must be
complied with prior to the issuance of a grading or building permit from the County of
Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF ARIL 2015.
ATTEST:
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HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the public hearing
on this application must be filed within the time limits set forth in section 17.54.070 of the
Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6.
6 Saddleback 6
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution 2015-08 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW TO ENLARGE PREVIOUSLY
APPROVED GARAGE ON A PROPERTY WITH A CONDITION THAT ANY FURTHER
DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION, AT 6
SADDLEBACK ROAD IN ZONING CASE NO. 877, (LOT 18-RH), (REITER).
was approved and adopted at a regular meeting of the Planning Commission on April 21,
2015 by the following roll call vote:
AYES: Commissioners Gray, Kirkpatrick and Chairman Chelf.
NOES: Vice Chairperson Smith.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
C*AA,4A'J Vutb
HEIDI LUCE
CITY CLERK
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