2019-13.pdf RESOLUTION NO. 2019-13.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW
FOR THE CONSTRUCTION OF A NEW RESIDENCE, INCLUDING
ATTACHED GARAGE AND BASEMENT, RETAINING WALL,
SWIMMING POOL, AND GRADING; CONDITIONAL USE PERMIT TO
CONSTRUCT A GUEST HOUSE; AND VARIANCES TO EXCEED THE
MAXIMUM PERMITTED DISTURBANCE OF THE LOT AND TO
EXCEED THE MAXIMUM PERMITTED COVERAGE OF THE FRONT
YARD SETSACK FOR CONSTRUCTION OF A DRIVEWAY IN ZONING
CASE NO. 956 AT 8 MIDDLERIDGE LANE SOUTH (ZHANG).
THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE, AND ORDER AS
FOLLOWS:
Section 1. An application was duly filed by Mr. Kevin Zhang (Applicant) for Site
Plan Review for grading of 6,790 cubic yards of cut and 5,955 cubic yards of fill with 835
cubic yard of dirt to be exported from the excavation of the basement and pool; to
construct a 6,201 square foot residence with 3,000 square foot basement and 880 square
foot attached garage; to construct a1,172 square foot swimming pool; and to construct a
not to exceed 5' high retaining wall along the driveway; a Condition Use Permit to
construct an 800 square foot guest house; and Variances to exceed the maximum
permitted disturbance of the lot by 9.9% to up to 49.9%, where maximum permitted is
40%; and to cover 33.3% of the front yard setback with a driveway, where the maximum
permitted is 20%. A new driveway apron was approved by the Traffic Commission.
Applicant also seeks accompanying administrative approvals to construct the
following: 1) 1,222 square feet of covered porches for the residence; 2) 238 square foot
entryway for the residence; 3) 40 square foot pool equipment area; 4) 100 square foot
water feature; 5) 400 square foot outdoor kitchen; 6) 100 square foot service yard area;
and '� 337 square foot attached porch for the guest house.
Section 2. During the Traffic Commission and Planning Commission
proceedings, several residents along Middleridge Lane South expressed concerns about
the project relating to the location of the driveway apron,massing and size of the house,
grading amount, potential loss of privacy, loss of views, visibility of the long driveway
from the street, and screening of the project. The applicant revised the project three
times; by reducing the size of the house, attached garage, covered porches, eliminating
two retaining walls, lowering the building pad by over 6' from the original proposed
development, lowering the ridge line of the house, and moving the house away from
the side setback line to provide for a greater distance between the project and adjacent
house.
Section 3. The Planning Commission conducted duly noticed public hearings to
consider the application at their regular meetings on February 19, 2019Apri1 16, 2019,
May 21, 2019, and June 18, 2019 including site visits on April 16, 2019 and on June 18,
2019. The Planning Commission at the June 18, 2019 regular meeting directed staff to
prepare a Resolution approving the project. Neighbors within a 1,000-foot radius were
notified of the public hearings and notices were published in the Peninsula News on
January 3, 2019 and April 4, 2019. The Applicant and his agent were notified of the
public hearings in writing by first class mail and the Applicant's agent was in
attendance at the hearings. Evidence was heard and presented from all persons
interested in affecting said proposal and from members of the City staff. The Planning
Commission reviewed, analyzed, and studied said proposal.
Section 4. The property is zoned RAS-2, and the lot is 3.45 acres in size
excluding roadway easement. For development purposes the net lot area is 3.1 acres,
(137,810 sq.ft.). The lot is vacant. The lot is long and narrow, having a very long
frontage along Middleridge Lane South. The rear of the lot slopes to a bridle trail that
crosses the lot.
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Section 5. The Planning Comrnission finds that the development project is
exempt from the California Environmental Quality Act, (CEQA) pursuant to Section
15303 (new construction of single family residence and accessory structures) of the
CEQA guidelines.
Section 6. Site Plan Review is required for the construction of the 6,201 square
foot residence, including 3,000 square foot basement and 880 square foot attached
garage pursuant to Rolling Hills Municipal Code (RHMC) Section 17.46.020; the 1,172
square foot swimming pool pursuant to RHMC Section 17.46.020; the grading of 6,790
cubic yards of cut and 5,955 cubic yards of fill pursunt to pursuant to RHMC Section
17.46.020; and a not to exceed 5 foot retaining wall along a portion of the driveway
pursuant to RHMC Sections 17.16.190 and 17.16.210. With respect to the Site Plan
Review, the Planning Commission makes the following findings of fact:
A. The project complies with and is consistent with the goals and policies of
the general plan and all requirements of the zoning ordinance. The 6,201 square foot
residence, including 3,000 square foot basement and 880 square foot attached garage,
and the 1,172 square foot swimming pool comply with the General Plan requirement of
low profile, low-density residential development with sufficient open space between
surrounding structures and maintain sufficient setbacks to provide buffers between
residential uses. The construction of these features also does not require variances from
any zoning requirement.
The property is unimproved, and therefore a new driveway and a building pad
must be created. The 6,790 cubic yards of cut and 5,955 cubic yards of fill of grading
complies with the general plan and all requirements of the zoning ordinance subject to
the two variances to increase the disturbance above the maximum allowable and to
increase the coverage of the front yard set back above the maximum allowable to
construct the driveway. The grading is necessary to create the building pad for the
residence and a driveway of 20' in width with a turn around area is required by the Fire
Department. The net lot area of the lot is over 3 acres but is constrained by the shape of
the lot which is long and narrow, having a very long frontage along Middleridge Lane
South. Thelot is adjacent to other large lots along Middleridge Lane South.
The not to exceed 5 foot retaining wall along the driveway complies with the
general plan and all requirements of the zoning ordinance. The topography of the lot
and the requirement for a 20' wide driveway dictates the location of a wall. The wall
will not be visible from the street or by any neighbors; it will only be visible to the
Applicant. The retaining wall supports the General Plan as it will provide safety to the
property owners, reduce the need for additional grading and meet the building code
and Fire Department requirements.
B. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. The topography and the configuration of the
lot have been considered, and the proposed project will be constructed on the least
steep area of the lot, so that the lot experiences the least disruption. The lot coverage is
28,243 square feet or 20.5%, which is below the maximum lot coverage limitation of
35%. The grading for the building pad leaves the steeper and more densely vegetated
areas in their existing state. The project in general will retain the existing slopes and
vegetation. The not to exceed 5' retaining wall supports the slope along the driveway to
reduce the need for additional grading.
C. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences. The proposed development, as conditioned, is
consistent with the scale of the neighborhood when compared to new residences in the
City. The proposed project is screened from the road so as to reduce the visual impact of
the development. The development plan takes into consideration the views from
Middleridge Lane South. The development will be set back from the road so that views
from the road will not be blocked. Significant portions of the lot will be left
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undeveloped. The development location will be the least intrusive to surrounding
properties, is of sufficient distance from nearby residences so that it will not impact the
view or privacy of surrounding neighbors, and will allow the owners to enjoy their
property without significantly impacting surrounding property owners. The grading
for the building pad leaves the steeper and more densely vegetated areas in their
existing state. The proposed 5' retaining wall is necessary to support the slope along the
driveway. The wall is harmonious in scale as it will be only visible from the yard of the
subject residents and not by any other neighbors.
D. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls).
The area of the proposed construction does not contain any native vegetation; part of
the area is flat and through the years has been cleared for fire prevention. There are
several mature trees and shrubs that will be preserved and other native vegetation will
be planted. A good potion of the lot will remain in its natural condition as it slopes into
the canyon and a bridle trail. This area of the lot will not be affected by the construction
of the project. The building pad is created with a cut of earth that parallels the existing
topography and the road. The dirt will be placed in a natural appealing curved shape to
fill an existing depression. The resulting slopes will range from 3:1 gradient in the front
area to 2.5:1 and 2:1 gradient in the rear of the house.
The not to exceed 5 foot high and 50 foot long retaining wall along the driveway
limits preserves and integrates existing topographic features of the site because it
follows the countours of the lot and is required to support the width of the driveway.
The wall will not affect native vegetation or mature trees. It will aid in the design of the
drainage on the property as the run off will travel along the driveway curb and the wall
into a dissipator located near the driveway apron and into the street. This will protect
the building pad and the structure from flooding during heavy rains. The rear of the
building pad will continue draining in sheet flow fashion to the natural drainage course
below the property.
E. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area. The building pad
is created with grading that parallels the existing topography and the road. The dirt
will be placed in natural appealing curved shape to fill an existing depression. The
resulting slopes will range from 3:1 gradient in the front area to 2.5:1 and 2:1 gradient in
the rear of the house. With the pad pitched as the existing site slopes, the fill slopes
follow Middleridge in a natural form. There is no grading in the canyon and all
drainage courses remain the same. Run off will be collected in a managed fashion, so as
not to flood the property and to discharge water through the dissipator into the street.
F. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course. The topography
and hydrology of the lot dictate the location of the development so that an acceptable
drainage design for the property may be accomplished. The project will not affect any
drainage course as the drainage will mimic the existing drainage course; however due
to the introduction of impervious surfaces to the lot the lot run off will be collected in a
managed fashion, so as not to flood the property and to discharge water through a
dissipater into the street. The design incorporates a drainage swale behind the wall to
further direct the water along the wall and into a dissipater. This will protect the
building pad and the structures from flooding during heavy rains.
G. The project preserves surrounding native vegetation and mahxre trees and
supplements these elements with drought-tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a
buffer or transition area between private and public areas. The project will retain many
of the existing vegetation, and add new vegetation comatible with the rural character of
the City. A large portion of the lot will remain undisiurbed and the existing vegetation
will remain. A large poriton of the area proposed for construction does not contain any
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native or mature vegetation as it was cleared for fire prevention through the years. The
development will be screened and landscaped with additional trees and shrubs. The
landscaping will provide a buffer or transition area between the property and
surroudning properties. The retaining wall will not disturb surrounding native
vegetation or mature trees. The retaining wall is only visible to the Applicant and not
from adjacent properties.
H. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles. This is an unimproved lot and a new driveway
must be constructed. Following several reiterations for a proposed driveway reviewed
by the Traffic Commission including at a field visit, the Traffic Commission
recommended approval of the driveway in its currently proposed location. The Traffic
Engineer agreed on the location of the driveway apron. The neighbors at the field visit
also supported the location of the driveway apron. A path for pedestrians is preserved
at the street and there is ample off-street parking due to Fire Prevention access
requirement.
The new 20' wide driveway, as required by the Fire Department, will be safe for
two cars to drive past each other. There is ample parking in the garages and in the
turnaround area at the front of the house so visitor parking will be contained on site
outside of the setbacks.
I. The project conforms to the requirements of the California Environmental
Quality Act. The development project is exempt from CEQA pursuant to Section 15303
(new construction of single family residence and accessory structures) of the CEQA
guidelines.
Section 7. Conditionally permitted uses are not outright permitted by the
RHMC. The Planning Commission must consider applications for a Conditional Use
Permit and may, with such conditions as are deemed necessary, approve a conditional
use which will not jeopardize, adversely affect, endanger or to otherwise constitute a
menace to the public health, safety, or general welfare or be materially detrimental to
the property of other persons located in the vicinity of such use. A Conditional Use
Permit is required for construction of a 800 square foot guest house pursuant to RHMC
Section 17.16.040. Section 17.16.210 (A)(5) of the RHMC contains conditions for a guest
house subject to approval of a conditional use permit. With respect to this request for a
Conditional Use Permit,the Planning Commission finds as follows:
A. The proposed conditional use is consistent with the General Plan. The
guest house is consistent with the General Plan because it is consistent with similar uses
in the community, meets all the applicable code development standards for such use,
and is located in an area on the property that is adequately sized to accommodate such
use. The guest house is appropriately located in that it will be sufficiently separated
from nearby structures. The guest house is a common amenity in the City. The guest
house complies with the General Plan requirement of low profile, low-density
residential development with sufficient open space between surrounding structures and
maintains sufficient setbacks to provide buffers between residential uses.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the use will not adversely affect or be materially
detrunental to these adjacent uses, buildings, or structures. The guest house is located of
sufficient distance from nearby residences so as to not impact the view or privacy of
surrounding neighbors. The height of the guest house will not be obtrusive or block
views and is located sufficient distance from the road so as to not be visible from
adjacent residences. As part of the approval, a condition is imposed that the guest house
will not be rented and will not be located within 50-feet of a driveway or a parking pad.
C. The site for the proposed conditional use is of adequate size and shape to
accommodate the use and building proposed. The lot is over 3 acres net in size and is
sufficiently large to accommodate the proposed use. The guest house blends in with the
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house and will not give the property an over-built look. Sufficient areas of the lot will
remain open and unobstructed and sufficient distance has been put between the house
and the guest house to leave open spaces in between. Sufficient distance has also been
put between the street and the guest house to leave open space between.
D. The proposed conditional use complies with all applicable development
standards of the zone district (RAS-2). The guest house complies with all conditions for
guest houses pursuant to Section 17.16.210(A)(5) of RHMC. No walls or any variances
are requested for the guest house use. The height of the guest house will not be
obtrusive or block views. It is located a sufficient distance from the road so as to not be
visible from adjacent residences.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
hazardous waste facilities because the project site is not listed on the current State of
California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of this title. A
guest house is a common amenity in the City. The construction meets all the
development standards including the allowable size of 800 square feet. The proposed
guest house is located a sufficient distance from nearby residences so as to not impact
the view or privacy of surrounding neighbors. A stable and corral set aside area is
preserved on the lot and the location of the guest house would not prevent the
construction of a stable and corral should the owners wish to develop one in the future.
Section 8. Sections 17.38.010 through 17.38.050 of the RHMC 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 from Section 17.16.070 is required because it states that the lot
disturbance shall be limited to 40% of the net lot area and a variance from Section
17.16.150 is required because it states that driveways may not cover more than 20% of
the setback in which they're located. The Applicant is requesting a variance for 49.9%
disturbance of the net lot area and to cover 33.3% of the front setback with a driveway.
With respect to this request for Variances, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances or conditions
applicable to the property that do not apply generally to the other property in the same
vicinity and zone. Unlike most other properties in this zone, this lot is long and follows
the curve of the road. The lot is also narrower than most typical lots and therefore it is
suitable for development of a rambling, long house. This type of design requires more
grading than if a "U" or an "L" shape house was feasible on the lot. In addition, the
property is unimproved, and therefore a new driveway and a building pad must be
created. The Traffic Commission determined that the best location for the driveway
apron was to be located towards the north-east corner of the property, which required
the driveway to be long; thus more disturbance of the lot was required. The Fire
Department requires a 20' wide driveway with a turn around area and a path of at least
5' all around the structures to access all points of the structures, which also adds to the
disturbance of the lot.
The Fire Department requires access to the east and north-east wings of the home
and access all around the home through provision of a path. These requirements force
the driveway to be long. Due to the narrow site, there is no room for the entire
driveway to be moved out of the front setback. Therefore the front yard coverage of
33.3% with the driveway becomes necessary.
S. The 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 to the property in question.
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Unlike most other properties in this zone, this lot is long and follows the curve of
the road. The lot is also narrower than other typical lots and therefore it is suitable for
development of a rambling, long house. This type of design requires more disturbance
than if a "U" or an "L" shape house was developed on the lot. Middleridge Lane South
has exceptionally poor sight lines due to tight curves and steepness. After several
proposals for location of the driveway apron, the Traffic Commission, Traffic Engineer,
and the residents at the site visit supported the location of the apron as a safe location
along the meandering street. The selected driveway apron location leads to a long
driveway in the front setback and requires additional disturbance. The shape of the lot,
the Fire Department requirements, and the recommended location of the apron control
design parameters. Therefore the Variances are necessary. Other properties in the
vicinity have on average wider lots, which is denied to 8 Middleridge Lane South
property.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity. The
driveway extending across the front yard setback will be screened from the adjacent
properties by new vegetation. Additionally, the existing vegetation already provides a
buffer between the street, other properties, and the subject site. The development has
been carefully designed and the driveway apron studied for sight distance, making it
safe and therefore the improvement and the new driveway will not be injurious to the
neighboring properties or subject site. The grading, which will result in greater than the
maximum allowable disturbance of the lot, will also not be materially detrimental to the
public welfare or injurious to the property as it has been carefully designed to minimize
grading and does not greatly exceed the 40% maximum disturbance allowable at 49.9%.
This grading is required for construction of the safe driveway in addition to
construction of the remaining portion of the building pad.
D. In granting the variance, the spirit and intent of the Zoning Code wi.11 be
observed. The Zoning Ordinance in the RHMC allows for the construction of single
family residences on a lot. The property is unimproved, and therefore a new driveway
must be constructed. The lot is unique in size and topography. The Traffic Commission
determined that the best location of the apron was to be located towards the north-east
corner of the property. This triggered more disturbance of the lot and the location of the
driveway in the setback. The narrow nature of the lot makes it difficult to move the
driveway out of the front setback. No other variances are requested for this project and
the project meets all other development standards of the Zoning Ordinance, and
therefore the spirit and intent of the Zoning Code is observed.
E. The variance does not grant special privilege to the Applicant. The lot is
unique in size and topography. The driveway apron which requires the driveway to
traverse through the front yard setback would allow the owners and visitors to enjoy a
safe ingress and ingress from the property and provide for on-site parking. The
exceedance in the disturbance of the lot is triggered by the requirements of the Fire
Department for the wide driveway and access around the property. The Traffic
Commission and Traffic Engineer determined that the driveway apron was in the best
location for the lot. The residents at the site visit supported the location of the driveway
apron. Without the variances, the Applicant would be required to significantly decrease
the size of the residence to provide the Fire Department with sufficient access around
the property. Such reduction is size would also constrain orderly development of the
interior of the residence, attached garage, and guest house.
F. The variances are consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities because there are no hazardous waste facilities at issue in this
case.
G. The variance requests are consistent with the General Plan. The proposed
variances for the project will provide for residential uses which are in line with the
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General Plan, as it allows construction of a single family single story home on a lot. The
location of the driveway apron largely causes the disturbance to exceed the maximum
allowable and causes the driveway to traverse through fhe front yard setback in excess
of the maximum allowable. The driveway apron will provide the Applicant with a safe
access to and from the property, on site parking so that parking will not spill over on
the roadway easement, and will protect the views that the adjacent properties currenly
enjoy. These items are consistent with the General Plan, meeting the goal of
maintaining the City's one story height limitations and preserving scenic vistas.
Section 9. Pased upon the foregoing findings, the Planning Commission
hereby approves Zoning Case No. 956 a request for Site Plan Review for grading of
6,790 cubic yards of cut and 5,955 cubic yards of fill with 835 cubic yard of dirt to be
exported from the excavation of the basement and pool; to construct a 6,201 square foot
residence with 3,000 square foot basement and 880 square foot attached garage; to
construct a 1,172 square foot swimming pool; and to construct a not to exceed 5' high
retaining wall along the driveway; a Condition Use Permit to construct an 800 square
foot guest house; and Variances to exceed the maximum permitted disturbance of the
lot by 9.9% to up to 49.9%, where maximum permitted is 40%; and to cover 33.3% of the
front yard setback with a driveway, where the maximum permitted is 20% subject to
the following conditions:
A. The Site Plan, Variances, and Conditional Use Permit approval shall
expire within two years from the effective date of approval if construction pursuant to
this approval has not commenced within that time period, as required by Sections
17.46.080, 17.42.070 and 17.38.070 of the RHMC, or the approval granted is otherwise
extended pursuant to the requirements of those sections.
B. If any condition of this resolution is violated, the entitlement granted by
this resolution shall be suspended and the privileges granted hereunder shall lapse and
upon receipt of written notice from the City, all construction work being performed on
the subject property shall immediately cease, other than work determined by the City
Manager or his/her designee required to cure the violation. The suspension and stop
work order will be lifted once the Applicant cures the violation to the satisfaction of the
City Manager or his/her designee. In the event that the Applicant disputes the City
Manager or his/her designee's determination that a violation exists or disputes how the
violation must be cured, the Applicant may request a hearing before the City Council.
The hearing shall be scheduled at the next regular meeting of the City Council for
which the agenda has not yet been posted; the Applicant shall be provided written
notice of the hearing. The stop work order shall remain in effect during the pendency of
the hearing. The City Council shall make a determination as to whether a violation of
this Resolution has occurred. If the Council determines that a violation has not occurred
or has been cured by the time of the hearing, the Council will lift the suspension and the
stop work order. If the Council determines that a violation has occurred and has not yet
been cured, the Council shall provide the Applicant with a deadline to cure the
violation; no construction work shall be performed on the property until and unless the
violation is cured by the deadline, other than work designated by the Council to
accomplish the cure. If the violation is not cured by the deadline, the Council may either
extend the deadline at the Applicant's request or schedule a hearing for the revocation
of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the RHMC.
C. All requirements of the Building and Construction Ordinance, the Zoning
' Ordinance, and of the zone in which the subject property is located must be cornplied
with unless otherwise set forth in the Permit, or shown otherwise on an approved plan.
D. Prior to submittal of final working drawings to Building and Safety
Department for issuance of building permits, the plans for the project shall be
submitted to City staff for verification that the final plans are in compliance with the
plans approved by the Planning Commission.
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E. The lot shall be developed and maintained in substantial conformance�
with the site plan on file dated May 15, 2019 except as otherwise provided in these
conditions. All conditions of the Site Plan Review, Variances and Conditional Use
Permit approvals shall be incorporated into the building permit working drawings, and
where applicable complied with prior to issuance of a grading or building permit from
the building department.
The conditions of approval of this Resolution shall be printed onto building
plans submitted to the Building Department for review and shall be kept on site at all
times.
Any modifications and/or changes to the approved project, including resulting
from field conditions, shall be discussed and approved by staff prior to implementing
the changes.
F. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans conform
in all respects to this Resolution approving this project and all of the conditions set forth
therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a building and/or grading permit for this project
shall execute a Certificate of Construction stating that the project will be constructed
according to this Resolution and any plans approved therewith.
G. The structural net lot coverage shall not exceed 11,603 sq.ft. or 8.4%
(w/out deductions) and 8.2% w/deductions in conformance with the lot coverage
limitations; the proposed total coverage, (structures and flatworks) shall not exceed
28,243 sq.ft. (w/deductions) or 20.5% and 20.6% w/out deduction in conformance with
the lot coverage limitations.
The proposed residentil building pad will be 30,600 sq.ft. with 35.9% structural
coverage-accounting for allowable deductions, and includes the guest house.
H. The disturbed area of the lot shall not exceed 49.9%. Grading for this
project shall not exceed 6,790 cubic yards of cut and 5,955 cubic yards of fill, with 835
cubic yard of dirt to be exported.
I. A driveway and a turn-around shall be provided per the Fire Department
requirements.
J. A minimum of five-foot path and/or walkway, which does not have to be
paved, shall be provided around the entire perimeter of all of the proposed structures,
or as otherwise required by the Fire Department.
K. The highest ridgeline of the residence shall not exceed 18.2" feet from the
finished grade to the finished surface of the roof along west elevation, and then stepp
down to as low as 13'3". The guest house may not exceed the height of 14'10" along the
north elevation and 13'10' elsewhere. Three chimneys are permitted, two shall run in a
north south direction,which is parallel to views from behind,minimizing impact.
L. The dissipaters and pool equipment area shall be screened with
landscaping. Sound attenuating equipment shall be installed to dampen the sound from
the pool equipment area and the pool pump. The project shall utilize the most quiet and
technologically advanced equipment to dampen the sound. Per LA County Building
Code, pool barrier/fencing shall be required.
M. The applicant shall comply with all requirements of the Lighting
Ordinance of the City of Rolling Hills (RHMC 17.16.190) pertaining to lighting on said
property and roofing material requirements of properties and all other ordinances and
laws of the City of Rolling Hills.
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N. The guest house shall not exceed S00 square feet as measured from the
outside wall. All provisions of Section 17.16.210(A)(5) of the zoning ordinance, shall be
complied with; including, and not be limited to: only one sanitary facility consisting of a
shower, sink, and a toilet and a kitchenette is permitted in the guest house; there shall
be no parking area within 50-feet of the guest house and no renting of the guest house is
permitted. A guest house floor plan shall be submitted to the Planning Departxnent
priort to obtaining a building permit.
O. The property on which the project is located sha11 contain a set aside area
to provide an area meeting all standards for a stable and corral with adequate access.
The stable and corral set aside area may not be graded, unless an application is filed
with the City for construction of a stable.
P. A drainage plan, as required by the Building Department shall be
prepared and approved by City Staff prior to issuance of a grading permit. Such plan
shall be subject to LA County Code requirements. Hydrology, soils, geology and other
reports, as required by the Building and Public Works Departments, and as may be
required by the Suilding Official, shall be prepared.
Q. All graded slopes shall be landscaped. Prior to issuance of building
permit, a detailed landscaping plan shall be submitted to the City in conformance with
Fire Department Fuel Modification requirements and shall be subject to the
requirements of the City's Water Efficient Landscape Ordinance, (Chapter 13.18 of the
RHMC).
The landscaping plan shall include vegetation and trees, that when planted, to
the maximum extent feasible, screen the development from the adjacent properties;
minimum of 24 inch plant boxes and 15 gallon plants shall be utilized for screening. The .
detailed landscaping plan must provide that any trees and shrubs used in the
landscaping scheme for this project shall be planted in a way that screens the
development from adjacent street and neighbors, but as plants grow, they would not
grow into a hedge or impede any neighbors views. The landscaping plan shall utilize to
the maximum extent feasible, plants that are native to the area, are water-wise and are
consistent with the rural character of the community. The project shall be continually
maintained in substantial conformance with the landscaping plan.
R. All utility lines to all structures on the lot shall be placed underground,
subject to all applicable standards and requirements.
S. Hydrology, soils, geology and other reports, as required by the Building
and Public Works Departments, and as may be required by the Building Official, shall
be prepared.
T. A construction fence may be allowed or may be required by the City or the
Building Department staff for the duration of the construction of the project. City staff
shall approve the location and height of the fence. The construction fence shall not be
placed more than 15 calendar days prior to commencement of the construction and
shall be removed within 15 calendar days of substantial completion of the project as
determined by City staff or at any given time at the discretion of City staff.
U. Placement of one construction and one office trailer may be permitted for
the duration of on-site construction activities during an active building permit; each
shall be no larger than 8' x 40' in size, and must be authorized by City staff with such
authorization being revoked at any point deemed reasonable by City staff. Such trailers,
to maximum extent practicable shall be located in a manner not visible from the street.
Unless otherwise approved by staff, with proof of a good cause, such trailers shall not
be located in any setback or front yard, may be placed on the site no more than 15
calendar days prior to commencement of construction and must be removed within 15
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calendar days of expiration of a building permit, revocation, or finalization of the
project.
V. Minimum of 65% of any construction materials must be recycled or
diverted from landfills. The hauler of the materials shall obtain City's Construction and
Demolition permits for waste hauling prior to start of work and provide proper
documentation to the City upon completion of the project.
W. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, and objectionable odors shall be required.
X. During constt�uction, to the extent feasible, all parking shall take place on
the project site, but if necessary, any overflow parking may take place within the
unimproved roadway easements along adjacent streets, and shall not obstruct
neighboring driveways, visibility at intersections or pedestrian and equestrian passage.
During construction, to the maximum extent feasible, employees of the contractor shall
car-pool into the City. To the extent feasible, a minimum of 4' wide path, from the edge
of the roadway pavement, for pedestrian and equestrian passage shall be available and
be clear of vehicles, construction materials and equipment at all times. A flagmen shall
be used to direct traffic when necessary, including during delivery of large construction
equipment or materials.
Y. During construction, the property owners shall be required to schedule and
regulate construction and related traffic noise throughout the day between the hours of
7 AM and 6 PM, Monday through Saturday only, when construction and mechanical
equipment noise is permitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
Z. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http://www.wrh.noaa.gov/lox/main.php?suite=saf ety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
AA. 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) requirements related to solid waste, drainage, cisterns, and storm
water drainage facilities management and to the City's Low Impact development
Ordinance (LID). Further the property owners shall be required to conform to the
County Health Department requirements for a septic system.
AB. Prior to finaling of the project an "as graded" and "as constructed" plans
and certifications, including certifications of ridgelines of the structures, shall be
provided to the Planning Department and the Building Department to ascertain that the
completed project is in compliance with the approved plans. In addition, any
modifications made to the project during construction, shall be depicted on the "as
built/as graded" plan.
AC. The Applicant shall execute an Affidavit of Acceptance of all conditions of
this permit pursuant to Zoning Ordinance, or the approval shall not be effective. The
affidavit shall be recorded together with the resolution.
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PASSED, AP,P�OVE[� AD+�PTED THIS 16th DAY OF JULY, 2019.
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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.
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) �§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2019-13 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW
FOR THE CONSTRUCTION OF A NEW RESIDENCE, INCLUDING
ATTACHED GARAGE AND BASEMENT, RETAINING WALL,
SWIMMING POOL, AND GRADING; CONDITIONAL USE PERMIT TO
CONSTRUCT A GUEST HOUSE; AND VARIANCES TO EXCEED THE
MAXIMUM PERMITTED DISTURBANCE OF THE LOT AND TO
EXCEED THE MAXIMUM PERMITTED COVERAGE OF THE FRONT
YARD SETBACK FOR CONSTRUCTION OF A DRIVEWAY IN ZONING
CASE NO. 956 AT 8 MIDDLERIDGE LANE SOUTH (ZHANG).
was approved and adopted at a regular meeting of the Planning Commission on
July 16th, 2019 by the following roll call vote:
AYES: CARDENAS, COOLEY, KIRIQ'ATRICK, SEABURN, AND CHAIR CHELF.
NOES: NONE.
ABSENT: NONE.
ABSTAIN: NONE.
and in compliance with the laws of California was posted at the following:
Administrative Offices
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