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959, Convert existing stable into a, Staff Reportseest Rafialf qicela INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 5A Mtg. Date: 07/22/2019 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THROUGH: ELAINE JENG, P.E., CITY MANAGER SUBJECT: RECEIVE AND FILE RESOLUTION NO. 2019-11 FROM THE PLANNING COMMISSION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO CONVERT AN EXISTING 689 SQUARE FOOT STABLE, TO A MIXED -USE STRUCTURE IN ZONING CASE NO. 959 AT 49 EASTFIELD DRIVE (LOT 33-EF) ROLLING HILLS, CA, (WALDMAN). DATE: JULY 22, 2019 ATTACHMENT: 1. RESOLUTION NO. 2019-11 2. VICINITY MAP BACKGROUND This report from the Planning Commission was brought before the City Council for receive and file at the July 8, 2019 meeting. Members of the City Council requested that the applicant provide vicinity map showing the adjacent structure(s) and the distance from the set aside stable and corral area to the structure(s) on the adjacent lot. The applicant submitted a vicinity map showing the closest point of the set aside area is 53 feet to the adjacent residence at 51 Eastfield Drive. In 2013, the prior owners of the property were granted a Conditional Use Permit for a 689 square foot stable and a 550 square foot corral. In March 2012, an administrative approval was granted to construct a 971 square foot addition with an 1,196 square foot basement for a major remodel of the residence, and a 756 square foot pool. -1- The property is zoned RAS-1 and the gross lot area is 1.30 acres and 1.17 acres excluding the roadway easement. The net lot area for development purposes is 0.97 acres or 42,295 square feet. The property is developed with a 3,261 square foot residence with 1,196 square foot basement and 948 square foot attached garage, 689 square foot stable, 756 square foot swimming pool and a spa, detached trellis, attached porches and a service yard. The Planning Commission at their June 25, 2019 Adjourned meeting adopted Resolution No. 2019-11 granting the request and found that the use is compatible with the site, meets the requirements of a mixed -use structure and there is an adequate and feasible area on the property for a future stable and corral. DISCUSSION The applicants request a Conditional Use Permit to legalize a conversion of an existing 689 square foot stable to a mixed -use structure which includes a 450 square foot recreation room and a 239 square foot storage space. The structure has an attached 211 square foot porch. The project also includes setting aside a 1,000 sq.ft. area for a future stable and corral. Access to the future stable corral is available through the existing access pathway. The lot was graded in the past and the disturbed area is 71.6% of the net lot area. The applicants propose to stay within the previously disturbed area when designating a stable/corral set aside. Lot Coverage The existing structural coverage of 15.4% (20% max. permitted) and total lot coverage of 30.13% (35% max. permitted) are only changing due to the added stable set aside of 450 square feet; therefore the resulting structural coverage is 16.5% (20% max. permitted) and total lot coverage is 31.17% (35% max. permitted), in conformance with the code requirements. Conditions for Mixed -Use Section 17.16.040 of the Rolling Hills Municipal Code permits a mixed -use structure that exceeds two hundred square feet provided a Conditional Use Permit has been issued subject to the conditions set forth in Section 17.16.210(A)(6). Section 17.12.130(M) of the Rolling Hills Municipal Code defines mixed use structure as: "Mixed use structure" means a structure detached from the primary building and used or designed to be used for a garage or for two or more of the following uses: garage, keeping of horses or other permitted animals, storage of equestrian, agricultural and general household goods, recreational purposes, an office, a study or other uses. Two or more of the same uses within the structure are not permitted. If any of the uses include keeping of horses or other permitted animals, no portion of the structure may contain a guest-house or sleeping quarters for humans. -2 • 6 The converted structure meets the applicable conditions and is so stipulated in the Resolution. Utility Lines All utility lines have already been placed underground. Neighbors' Participation No neighbors objected to the project. At the Planning Commission field trip owner of the adjacent property was present in support of the conversion. Environmental Review The project has been determined to be categorically exempt (Class 3) pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines. RECOMMENDATION Staff recommends that the City Council receive and file this report. -3 • • i'?„•• . -----V.i3i.,•3,--1«;•1°- :Tr • WYO. • • EASIFIELD ORNE , • (--• NoRry Agent: Christian Rogge PO Box 3113 El Segundo, CA 90245 323-447-6553 Architect: Tom Hernandes PO Box 3113 El Segundo, CA 90245 323-447-6553 >, .> c U N -o •cr = 13 a) C 03 tl cJ3Ln cr) fr3 (;1 •tri— L11 0 sON 0 -- U Cr CC M Projct Info: Neigbors Plan T-1 a Overview 4 a 01 Rdee;t9 gig/ • INCORPORATED JANUARY 24, 1957 NO.2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 6B Mtg. Date: 06/25/19 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: PROTECT DESCRIPTION ZONING CASE NO. 959 49 EASTFIELD DRIVE (LOT 33-EF) RAS-1, 1.17 ACRES (EXCL. ROADWAY EASEMENT) CRAIG AND CINDY WALDMAN CHRISTIAN ROGGE MAY 9, 2019 At the May 21, 2019 hearing the Planning Commission directed staff to bring a resolution approving the project. The attached Resolution was prepared for Commission's consideration and includes the standard findings of facts and conditions for a mixed -use structure. The Project The applicant converted an existing 689 square foot stable to a mixed -use structure without proper approvals. The project also includes setting aside a 1,000 sq.ft. area for a future stable and corral. Conditional Use Permit The applicants request a Conditional Use Permit to legalize a conversion of an existing 689 square foot stable to a mixed -use structure which includes a 450 square foot recreation room and a 239 square foot storage space. There is also 211 square feet of covered porch. BACKGROUND Zoning, Land Size and Existing Conditions ZC NO. 959 49 Eastfield Mixed -Use Structure 1 • • The property is zoned RAS-1 and the gross lot area is 1.30 acres and 1.17 acres excluding the roadway easement. The net lot area for development purposes is 0.97 acres or 42,295 square feet. Driveway and Motor Court There is no change proposed in vehicular access to the mixed -use structure. Past Approval for the Property In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for a major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. The house remodel, addition and basement was completed and the residence is now 3,261 square feet with 1,196 square foot basement, 2 separate garages of 948 square feet total and a pool and spa of 756 square feet. In 2013, a Conditional Use Permit for a stable was approved, which was also completed. MUNICIPAL CODE COMPLIANCE Grading and Stabilization There is no new construction proposed so no grading is included in the CUP proposal. Disturbance The lot was graded in the past and the disturbed area is 71.6%. The applicants propose to stay within the previously disturbed area when designating a stable/corral set aside area. Height The height of the mixed -use structure will remain unchanged from the previously constructed stable height. Drainage The previously approved drainage and erosion control plans are not proposed to change. Lot Coverage The existing structural coverage of 15.4% (20% max. permitted) and total lot coverage of 30.13% (35% max. permitted) are only changing based on the added stable set aside area of 450 square feet. The proposed structural coverage is 16.5% (20% max. permitted) and total lot coverage is proposed to be 31.17% (35% max. permitted). Walls No walls are included in the proposed project. ZC No. 959 49 Eastfield Mixed -Use Structure 2 i Stable and Corral Set Aside The applicants propose to set aside a 1,000 sq.ft. area for a future stable and corral in an area north of the mixed -use structure. Access to the future stable corral is available through the existing access pathways. The stable and corral set aside area is located within the previously disturbed corral area. CONDITIONAL USE PERMIT TABLE A Conditional Use Permit is required for the mixed -use structure. Mixed -Use Structure Requirements Pursuant to the Zoning Ordinance, mixed -use structures are allowed uses with a Conditional Use Permit and the following regulations apply: Definition: "Mixed use structure" means a structure detached from the primary building and used or designed to be used for a garage or for two or more of the following uses: garage, keeping of horses or other permitted animals, storage of equestrian, agricultural and general household goods, recreational purposes, an office, a study or other uses. Two or more of the same uses within the structure are not permitted. If any of the uses include keeping of horses or other permitted animals, no portion of the structure may contain a guest-house or sleeping quarters for humans. Conditions: Mixed Use Structures. A mixed use structure, as defined by this title, shall be subject to the following conditions: a. Mixed use structures shall not be located in the front yard 'or any setback; b. That portion of the structure intended to be used for other than a garage use, shall not exceed eight hundred square feet in size; c. Vehicular access to the garage or mixed use structure shall not occur within an easement or within twenty-five feet of the side or rear lot line; d. If a portion of the structure is designed or intended to be used for a garage, that portion shall be separated by an interior common wall from the portion of the structure used as a stable, barn, office, study, recreational use or other use. The interior common wall shall be constructed in the same manner as found in attached townhouse construction. No access from the interior of the portion used for a garage to the interior of the portion used for the other use shall be permitted; e. If a portion of the structure is intended to be used as a stable, that portion of the structure, in addition to meeting the requirements of this subsection shall be subject to the requirements of Chapter 17.18 of this title. ZC No. 959 49 Eastfield Mixed -Use Structure 3 f. If a portion of the structure is intended to be used as a garage, there shall be no sleeping quarters, occupancy, kitchen or kitchenette facilities, but a sanitary facility including a sink and toilet maybe permitted. The remainder of the structure and its uses shall comply with the provisions of this section for each individual use. A loft area may be constructed only over the stable portion of the mixed use structure, subject to the requirements of Chapter 17.18 of this title. g. h. Where the garage, stable or any other use that is specified on the approved plan is converted to another use, or if the proportions of any approved use is changed without required approvals, the permit granting the mixed use structure may be revoked, pursuant to Chapter 17.58, and the structure shall be removed at the cost of the property owner; i. If any conditions of the permit are violated, or if any law, statute or ordinance is violated, the permit may be revoked and the privileges granted by the permit shall lapse, provided that the property owner has been given written notice to cease such violation and has failed to do so for a period of thirty days, and further provided that the owner has been given an opportunity for a hearing. The proposed structure meets the above conditions and will be so stipulated in the Resolution, if the project is approved and no variance applies. A building permit will be required for the modifications made to the structure. Utility Lines / Septic Tank All utility lines have already been placed underground. There are no anticipated changed to the septic tank. General In describing the application the applicants' agent states, in part, that the proposed mixed -use structure is an exchange of the existing stable to a recreational [and storage] room and is consistent with current building allowances. Rolling Hills Community Association Review Rolling Hills Community Association may review this project at a later date. Planning Commission Responsibilities When reviewing a development application, the Planning Commission must consider whether the proposed project meets the criteria for a Conditional Use Permit, as attached below. ZC No. 959 49 Eastfield Mixed -Use Structure 4 Environmental Review The project has been determined to be categorically exempt (Class 3) pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines. SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front: 50 ft. from front roadway easement line Side: 20 ft. from property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required for new structures or when size of residence increases by more than 999 s.f. in a 36-month period & grading; CUP for Mixed -Use Structure) STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) GRADING Site Plan Review required if DISTURBED AREA (40% maximum; any existing or proposed graded areas. Re- grading of previously graded areas is not counted) STABLE (min. 450 SO.FT. & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS Project Summary PREVIOUS PROJECT - APPROVED ADDITION AND MAJOR REMODEL STABLE/CORRAL Residence Garage/w service area Stable Service yard Att. Porches Stable porches Pool/spa Pool eqpm. Basement Detach. Trellis TOTAL 15.4% 30.13% Res. Pad 29.4% 3,261 sq.ft. 948 sq.ft. 689 sq.ft. 96 sq.ft. 258 sq.ft. 211 sq.ft. 756 sq.ft. 32 sq.ft. 1,196 sq.ft. 255 sq.ft. 6,506 sq.ft. 716 c.y. cut and fill (existing) 71.6% 689 sq. ft. Existing Existing driveway approach; widened drwy Planning Commission condition Planning Commission condition PROPOSED MIXED USE STRUCTURE Residence Garage/w service area Mixed -Use Struct Service yard Att. Porches Mixed -Use porch Pool/spa Pool eqpm. Basement Stable -future Detach. Trellis TOTAL. 3,261 sq.ft. 948 sq.ft. 689 sq.ft. 96 sq.ft. 258 sq.ft. 211 sq.ft. 756 sq.ft. 32 sq.ft. 1,196 sq.ft. 450 sq.ft. 255 sq.ft. 6,956 sq.ft. 16.5% (with stable set aside) 31.17% (with stable set aside) 31.5% (with stable set aside) No change. No change. 450 sq. ft. Future — set aside Existing Existing driveway approach ; widened drwy Planning Commission review Planning Commission review ZC No. 959 49 Eastfield Mixed -Use Structure 5 I • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. ZC No. 959 49 Eastfield Mixed -Use Structure 6 • • Ralle# qer,6 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 4A FT Mtg. Date: 05-21-19 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 959 49 EASTFIELD DRIVE (LOT 33-EF) RAS-1, 1.17 ACRES (EXCL. ROADWAY EASEMENT) CRAIG AND CINDY WALDMAN CHRISTIAN ROGGE MAY 9, 2019 PROTECT DESCRIPTION AND RECOMMENDATION The Project The applicant converted an existing 689 square foot stable to a mixed -use structure without proper approvals. The project also includes setting aside a 1,000 sq.ft. area for a future stable and corral. Conditional Use Permit The applicants request a Conditional Use Permit to legalize a conversion of an existing 689 square foot stable to a mixed -use structure which includes a 450 square foot recreation room and a 239 square foot storage space. There is also 211 square feet of covered porch. Recommendation It is recommended that the Planning Commission view the project in the field, open the public hearing, take brief public testimony and continue the meeting to the evening meeting of the Planning Commission or provide other direction to staff. BACKGROUND Zoning, Land Size and Existing Conditions ZC NO. 959 49 Eastfield Mixed -Use Structure 1 • • The property is zoned RAS-1 and the gross lot area is 1.30 acres and 1.17 acres excluding the roadway easement. The net lot area for development purposes is 0.97 acres or 42,295 square feet. Driveway and Motor Court There is no change proposed in vehicular access to the mixed -use structure. Past Approval for the Property In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for a major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. The house remodel, addition and basement was completed and the residence is now 3,261 square feet with 1,196 square foot basement, 2 separate garages of 948 square feet total and a pool and spa of 756 square feet. In 2013, a Conditional Use Permit for a stable was approved, which was also completed. MUNICIPAL CODE COMPLIANCE Grading and Stabilization There is no new construction proposed so no grading is included in the CUP proposal. Disturbance The lot was graded in the past and the disturbed area is 71.6%. The applicants propose to stay within the previously disturbed area when designating a stable/corral set aside area. Height The height of the mixed -use structure will remain unchanged from the previously constructed stable height. Drainage The previously approved drainage and erosion control plans are not proposed to change. Lot Coverage The existing structural coverage of 15.4% (20% max. permitted) and total lot coverage of 30.13% (35% max. permitted) are only changing based on the added stable set aside area of 450 square feet. The proposed structural coverage is 16.5% (20% max. permitted) and total lot coverage is proposed to be 31.17% (35% max. permitted). Walls No walls are included in the proposed project. ZC No. 959 49 Eastfield Mixed -Use Structure 2 ‘ • • Stable and Corral Set Aside The applicants propose to set aside a 1,000 sq.ft. area for a future stable and corral in an area north of the mixed -use structure. Access to the future stable corral is available through the existing access pathways. The stable and corral set aside area is located within the previously disturbed corral area. CONDITIONAL USE PERMIT TABLE A Conditional Use Permit is required for the mixed -use structure. Mixed -Use Structure Requirements Pursuant to the Zoning Ordinance, mixed -use structures are allowed uses with a Conditional Use Permit and the following regulations apply: Definition: "Mixed use structure" means a structure detached from the primary building and used or designed to be used for a garage or for two or more of the following uses: garage, keeping of horses or other permitted animals, storage of equestrian, agricultural and general household goods, recreational purposes, an office, a study or other uses. Two or more of the same uses within the structure are not permitted. If any of the uses include keeping of horses or other permitted animals, no portion of the structure may contain a guest-house or sleeping quarters for humans. Conditions: Mixed Use Structures. A mixed use structure, as defined by this title, shall be subject to the following conditions: a. Mixed use structures shall not be located in the front yard or any setback; b. That portion of the structure intended to be used for other than a garage use, shall not exceed eight hundred square feet in size; c. Vehicular access to the garage or mixed use structure shall not occur within an easement or within twenty-five feet of the side or rear lot line; d. If a portion of the structure is designed or intended to be used for a garage, that portion shall be separated by an interior common wall from the portion of the structure used as a stable, barn, office, study, recreational use or other use. The interior common wall shall be constructed in the same manner as found in attached townhouse construction. No access from the interior of the portion used for a garage to the interior of the portion used for the other use shall be permitted; e. If a portion of the structure is intended to be used as a stable, that portion of the structure, in addition to meeting the requirements of this subsection shall be subject to the requirements of Chapter 17.18 of this title. ZC No. 959 49 Eastfield Mixed -Use Structure 3 • • f. If a portion of the structure is intended to be used as a garage, there shall be no sleeping quarters, occupancy, kitchen or kitchenette facilities, but a sanitary facility including a sink and toilet maybe permitted. The remainder of the structure and its uses shall comply with the provisions of this section for each individual use. A loft area may be constructed only over the stable portion of the mixed use structure, subject to the requirements of Chapter 17.18 of this title. h. Where the garage, stable or any other use that is specified on the approved plan is converted to another use, or if the proportions of any approved use is changed without required approvals, the permit granting the mixed use structure may be revoked, pursuant to Chapter 17.58, and the structure shall be removed at the cost of the property owner; i. If any conditions of the permit are violated, or if any law, statute or ordinance is violated, the permit may be revoked and the privileges granted by the permit shall lapse, provided that the property owner has been given written notice to cease such violation and has failed to do so for a period of thirty days, and further provided that the owner has been given an opportunity for a hearing. g• The proposed structure meets the above conditions and will be so stipulated in the Resolution, if the project is approved and no variance applies. Utility Lines / Septic Tank All utility lines have already been placed underground. There are no anticipated changed to the septic tank. General In describing the application the applicants' agent states, in part, that the proposed mixed -use structure is an exchange of the existing stable to a recreational [and storage] room and is consistent with current building allowances. Rolling Hills Community Association Review Rolling Hills Community Association may review this project at a later date. Planning Commission Responsibilities When reviewing a development application, the Planning Commission must consider whether the proposed project meets the criteria for a Conditional Use Permit, as attached below. ZC No. 959 49 Eastfield Mixed -Use Structure 4 Environmental Review The project has been determined to be categorically exempt (Class 3) pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines. SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front: 50 ft. from front roadway easement line Side: 20 ft. from property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required for new structures or when size of residence increases by more than 999 s.f. in a 36-month period & grading; CUP for Mixed -Use Structure) STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) GRADING Site Plan Review required if DISTURBED AREA (40% maximum; any existing or proposed graded areas. Re- grading of previously graded areas is not counted) STABLE (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS Project Summary PREVIOUS PROJECT - APPROVED ADDITION AND MAJOR REMODEL STABLE/CORRAL Residence Garage/w service area Stable Service yard Att. Porches Stable porches Pool/spa Pool eqpm. Basement Detach. Trellis TOTAL 15.4% 30.13% Res. Pad 29.4% 3,261 sq.ft. 948 sq.ft. 689 sq.ft. 96 sq.ft. 258 sq.ft. 211 sq.ft. 756 sq.ft. 32 sq.ft. 1,196 sq.ft. 255 sq.ft. 6,506 sq.ft. 716 c.y. cut and fill (existing) 71.6% 689 sq. ft. Existing Existing driveway approach; widened drwy Planning Commission condition Planning Commission condition PROPOSED MIXED USE STRUCTURE Residence Garage/w service area Mixed -Use Struct Service yard Att. Porches Mixed -Use porches Pool/spa Pool eqpm. Basement Stable -future Detach. Trellis TOTAL. 3,261 sq.ft. 948 sq.ft. 689 sq.ft. 96 sq.ft. 258 sq.ft. 211 sq.ft. 756 sq.ft. 32 sq.ft. 1,196 sq.ft. 450 sq.ft. 255 sq.ft. 6,956 sq.ft. 16.5% (with stable set aside) 31.17% (with stable set aside) 31.5% (with stable set aside) No change. No change. 450 sq. ft. Future - set aside Existing Existing driveway approach ; widened drwy Planning Commission review Planning Commission review ZC No. 959 49 Eastfield Mixed -Use Structure 5 • • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. ZC No. 959 49 Eastfield Mixed -Use Structure 6 • • Ra la(49 qe INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 7C Mtg. Date: 05/21/19 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 959 49 EASTFIELD DRIVE (LOT 33-EF) RAS-1, 1.17 ACRES (EXCL. ROADWAY EASEMENT) CRAIG AND CINDY WALDMAN CHRISTIAN ROGGE MAY 9, 2019 PROTECT DESCRIPTION AND RECOMMENDATION Recommendation The Planning Commission visited the site to view the project in the morning of May 21, 2019. It is recommended that the Planning Commission continue the hearing and provide direction to staff. The Project The applicant converted an existing 689 square foot stable to a mixed -use structure without proper approvals. The project also includes setting aside a 1,000 sq.ft. area for a future stable and corral. Conditional Use Permit The applicants request a Conditional Use Permit to legalize a conversion of an existing 689 square foot stable to a mixed -use structure which includes a 450 square foot recreation room and a 239 square foot storage space. There is also 211 square feet of covered porch. BACKGROUND Zoning, Land Size and Existing Conditions ZC NO. 959 49 Eastfield Mixed -Use Structure 1 . • The property is zoned RAS-1 and the gross lot area is 1.30 acres and 1.17 acres excluding the roadway easement. The net lot area for development purposes is 0.97 acres or 42,295 square feet. Driveway and Motor Court There is no change proposed in vehicular access to the mixed -use structure. Past Approval for the Property In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for a major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. The house remodel, addition and basement was completed and the residence is now 3,261 square feet with 1,196 square foot basement, 2 separate garages of 948 square feet total and a pool and spa of 756 square feet. In 2013, a Conditional Use Permit for a stable was approved, which was also completed. MUNICIPAL CODE COMPLIANCE Grading and Stabilization There is no new construction proposed so no grading is included in the CUP proposal. Disturbance The lot was graded in the past and the disturbed area is 71.6%. The applicants propose to stay within the previously disturbed area when designating a stable/corral set aside area. Height The height of the mixed -use structure will remain unchanged from the previously constructed stable height. Drainage The previously approved drainage and erosion control plans are not proposed to change. Lot Coverage The existing structural coverage of 15.4% (20% max. permitted) and total lot coverage of 30.13% (35% max. permitted) are only changing based on the added stable set aside area of 450 square feet. The proposed structural coverage is 16.5% (20% max. permitted) and total lot coverage is proposed to be 31.17% (35% max. permitted). Walls No walls are included in the proposed project. ZC No. 959 49 Eastfield Mixed -Use Structure 2 • • Stable and Corral Set Aside The applicants propose to set aside a 1,000 sq.ft. area for a future stable and corral in an area north of the mixed -use structure. Access to the future stable corral is available through the existing access pathways. The stable and corral set aside area is located within the previously disturbed corral area. CONDITIONAL USE PERMIT TABLE A Conditional Use Permit is required for the mixed -use structure. Mixed -Use Structure Requirements Pursuant to the Zoning Ordinance, mixed -use structures are allowed uses with a Conditional Use Permit and the following regulations apply: Definition: "Mixed use structure" means a structure detached from the primary building and used or designed to be used for a garage or for two or more of the following uses: garage, keeping of horses or other permitted animals, storage of equestrian, agricultural and general household goods, recreational purposes, an office, a study or other uses. Two or more of the same uses within the structure are not permitted. If any of the uses include keeping of horses or other permitted animals, no portion of the structure may contain a guest-house or sleeping quarters for humans. Conditions: Mixed Use Structures. A mixed use structure, as defined by this title, shall be subject to the following conditions: a. Mixed use structures shall not be located in the front yard or any setback; b. That portion of the structure intended to be used for other than a garage use, shall not exceed eight hundred square feet in size; c. Vehicular access to the garage or mixed use structure shall not occur within an easement or within twenty-five feet of the side or rear lot line; d. If a portion of the structure is designed or intended to be used for a garage, that portion shall be separated by an interior common wall from the portion of the structure used as a stable, barn, office, study, recreational use or other use. The interior common wall shall be constructed in the same manner as found in attached townhouse construction. No access from the interior of the portion used for a garage to the interior of the portion used for the other use shall be permitted; e. If a portion of the structure is intended to be used as a stable, that portion of the structure, in addition to meeting the requirements of this subsection shall be subject to the requirements of Chapter 17.18 of this title. ZC No. 959 49 Eastfield Mixed -Use Structure 3 • f. If a portion of the structure is intended to be used as a garage, there shall be no sleeping quarters, occupancy, kitchen or kitchenette facilities, but a sanitary facility including a sink and toilet maybe permitted. The remainder of the structure and its uses shall comply with the provisions of this section for each individual use. A loft area may be constructed only over the stable portion of the mixed use structure, subject to the requirements of Chapter 17.18 of this title. g. h. Where the garage, stable or any other use that is specified on the approved plan is converted to another use, or if the proportions of any approved use is changed without required approvals, the permit granting the mixed use structure may be revoked, pursuant to Chapter 17.58, and the structure shall be removed at the cost of the property owner; i. If any conditions of the permit are violated, or if any law, statute or ordinance is violated, the permit may be revoked and the privileges granted by the permit shall lapse, provided that the property owner has been given written notice to cease such violation and has failed to do so for a period of thirty days, and further provided that the owner has been given an opportunity for a hearing. The proposed structure meets the above conditions and will be so stipulated in the Resolution, if the project is approved and no variance applies. Utility Lines / Septic Tank All utility lines have already been placed underground. There are no anticipated changed to the septic tank. General In describing the application the applicants' agent states, in part, that the proposed mixed -use structure is an exchange of the existing stable to a recreational [and storage] room and is consistent with current building allowances. Rolling Hills Community Association Review Rolling Hills Community Association may review this project at a later date. Planning Commission Responsibilities When reviewing a development application, the Planning Commission must consider whether the proposed project meets the criteria for a Conditional Use Permit, as attached below. ZC No. 959 49 Eastfield Mixed -Use Structure 4 1 Environmental Review The project has been determined to be categorically exempt (Class 3) pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines. SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front 50 ft. from front roadway easement line Side: 20 ft. from property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required for new structures or when size of residence increases by more than 999 s.f. in a 36-month period & grading; CUP for Mixed -Use Structure) STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) GRADING Site Plan Review required if DISTURBED AREA (40% maximum; any existing or proposed graded areas. Re- grading of previously graded areas is not counted) STABLE (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS Project Summary PREVIOUS PROJECT - APPROVED ADDITION AND MAJOR REMODEL STABLE/CORRAL Residence Garage/w service area Stable Service yard Att. Porches Stable porches Pool/spa Pool eqpm. Basement Detach. Trellis TOTAL 15.4% 30.13% Res. Pad 29.4% 3,261 sq.ft. 948 sq.ft. 689 sq.ft. 96 sq.ft. 258 sq.ft. 211 sq.ft. 756 sq.ft. 32 sq.ft. 1,196 sq.ft. 255 sq.ft. 6,506 sq.ft. 716 c.y. cut and fill (existing) 71.6% 689 sq. ft. Existing Existing driveway approach; widened drwy Planning Commission condition Planning Commission condition PROPOSED MIXED USE STRUCTURE Residence Garage/w service area Mixed -Use Struct Service yard Att. Porches Mixed -Use porch Pool/spa Pool eqpm. Basement Stable -future Detach. Trellis TOTAL. 3,261 sq.ft. 948 sq.ft. 689 sq.ft. 96 sq.ft. 258 sq.ft. 211 sq.ft. 756 sq.ft. 32 sq.ft. 1,196 sq.ft. 450 sq.ft. 255 sq.ft. 6,956 sq.ft. 16.5% (with stable set aside) 31.17% (with stable set aside) 31.5% (with stable set aside) No change. No change. 450 sq. ft. Future - set aside Existing Existing driveway approach ; widened drwy Planning Commission review Planning Commission review ZC No. 959 49 Eastfield Mixed -Use Structure 5 • • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. ZC No. 959 49 Eastfield Mixed -Use Structure 6