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574, Construct barn, riding ring, e, Staff Reports• C14 ol ie0ti4 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com Agenda Item No.: 4.A. Mtg. Date: 5/26/98 DATE: MAY 26, 1998 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PLANNING DIRECTOR SUBJECT: RESOLUTION NO. 98-8: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A REQUEST FOR A VARIANCE TO PERMIT ENCROACHMENTS INTO THE FRONT YARD FOR A BARN, CORRAL, RIDING RING AND HORSE EXERCISE AREA, GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A RIDING RING, AND GRANTING S11'h PLAN REVIEW APPROVAL TO PERMIT GRADING FOR A BARN, CORRAL, RIDING RING AND HORSE EXERCISE AREA IN ZONING CASE NO. 574. Mrs. Claudia Bird, 4 Storm Hill Lane (Lot 169-A-MS) BACKGROUND 1. The Planning Commission adopted Resolution No. 98-8 on May 19, 1998 at their regular meeting granting a request for a • Variance to permit encroachments into the front yard for a barn, corral, riding ring and horse exercise area, granting a request for a Conditional Use Permit for the construction of a riding ring, and granting Site Plan Review approval to permit grading for a barn, corral, riding ring and horse exercise area. The vote was 4-1. Commissioner Sommer voted against the project as he was opposed to the location of the horse facilities. 2. During the hearing process, the Planning Commission discussed the orientation of the barn at the site, the barn access from Storm Hill Lane and Johns Canyon Road, and the breakdown of the cut and fill required for the individual horsekeeping areas. A breakdown of the Earthwork Quantities was provided by the applicant. ZONING CASE NO. 574 PAGE I 4.` Printed on Recycled Paper. 4. 3. The applicant is requesting a Variance to permit the construction of a one- story 2,064 square foot Ring-O-Steel barn to be located at the southern portion of the property to the west of Storm Hill Lane, a 21,446 square foot (131 feet x 206 feet) oval riding ring to be located at the southwestern portion of the lot off Johns Canyon Road and a 125.6 square foot circular exercise ring to be located north of Johns Canyon Road between the two other horsekeeping facilities within the front yard. Section 17.16.200 (A) (3) of the Zoning Code requires that, "No corral, pen, stable, barn or other similar holding facility shall be permitted in a front yard." In addition, the Code requires that the minimum size of a stable be 450 square feet, must have a contiguous corral that is not less than 550 square feet, shall be located on a portion of the lot that is not greater than 4 to 1, be located 35 feet from any residential structure, be located 25 feet from any property line, and used for the exclusive purpose of keeping permitted domestic animals. Commercial uses are not permitted. A corral area of 7,496 square feet will surround the proposed barn. The applicant states that the Variance is necessary because the residence occupies the rear of the lot and the only place for the equestrian uses is at the front of the lot. The applicant is also requesting a Conditional Use Permit to allow the construction of the same riding ring in accordance with Section 17.16.210 (A) (3). There are no specified conditions for a riding ring unless imposed by the discretionary review process. A riding ring requires grading, preparation and maintenance of at least 6 layers of soil and a variety of construction materials to allow for proper consistency and adequate drainage of the ring. In addition, the applicant requests Site Plan Review to permit grading for the construction of the same barn, riding ring, and exercise area. The barn, riding ring and exercise area are proposed to be constructed below the existing residence shown on the development plan at the 1069, 1034, and 1064 foot elevations, respectively, at the southern portion of the lot. The residence is located further north at the 1071 elevation. The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane. 4. Grading for the project will require 2,450 cubic yards of cut soil and 2,450 cubic yards of fill soil. 5. The structural lot coverage proposed is 21,556 square feet or 4.5% structural lot coverage (20% permitted) and the total lot coverage proposed is 48,770 square feet or 10.1% (35% permitted). 6. Building pad coverage on the 47,480 square foot residential building pad is 10,344 square feet or 21.8%, building pad coverage on the 15,820 square foot tennis court and pool house pad is 15,820 square feet or 57.3%, and the barn building pad coverage on the 9,560 square foot barn building pad is 2,064 ZONING CASE NO. 574 PAGE 2 • square feet or 21.5% for the barn and corral area. Pad coverage for the three pads (residential, tennis court and pool cabana and stable) total 72,860 square feet will be 21,556 square feet or 29.6%. (No structures will be constructed on the riding ring and exercise ring pads). 7. Disturbed area of the lot will be 91,976 square feet or 19.1% (40% permitted) for any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 8. On March 19, 1985, Mr. and Mrs. James Bird were granted a Conditional Use Permit for a pool house and tennis court in Zoning Case No. 309 under standard conditions for tennis courts and guest houses/servants' quarters. The existing residence and attached garage was completed in 1986. (Site Plan Review was adopted in 1988). Permits also show that the pool house was completed in 1989. 9. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits Minor Alterations to Land as a Class 4 exemption. This exemption consists of minor public or private alterations in the condition of land, water, and/or vegetation which do not involve removal of mature, scenic trees except for forestry and agricultural purposes. Thus, staff has determined the project to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 98-8. ZONING CASE NO. 574 PAGE 3 • • RESOLUTION NO. 98-8 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A REQUEST FOR A VARIANCE TO PERMIT ENCROACHMENTS INTO THE FRONT YARD FOR A BARN, CORRAL, RIDING RING AND HORSE EXERCISE AREA, GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A RIDING RING, AND GRANTING SITE PLAN REVIEW APPROVAL TO PERMIT GRADING FOR A BARN, CORRAL, RIDING RING AND HORSE EXERCISE AREA IN ZONING CASE NO. 574. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications have been filed by Mrs. Claudia Bird with respect to real property located at 4 Storm Hill Lane (Lot 169-A-MS), Rolling Hills, requesting a Variance to permit the construction of a barn, corral, riding ring and horse exercise area in the front yard, requesting a Conditional Use Permit to permit the construction of a riding ring, and requesting Site Plan Review to permit grading for the construction of a barn, corral, riding ring and horse exercise area on a property developed with a single family residence. Section 2. During the hearing process, the Planning Commission discussed the orientation of the barn at the site, the barn access from Storm Hill Lane and Johns Canyon Road, and the breakdown of the cut and fill required for the individual horsekeeping areas. A breakdown of the Earthwork Quantities was provided by the applicant. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the requests on March 17, 1998 and April 21, 1998 and at a field trip visit on March 28, 1998. Section 4. The Planning Commission firids that the project qualifies as a Class 3, Class 4 and Class 5 Exemption (State CEQA Guidelines, Sections 15303, 15304, and 15305) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. A Variance to Sections 17.16.200(A)(3), 17.16.110, and 17.16.150 is required because these sections state that corrals or pens shall not be located in the front yard. The RESOLUTION NO.98-8 PAGE 1 • • applicants are requesting a Variance to encroach up to 162 feet into the front yard to construct a 2,064 square foot barn, 7,496 square foot corral, a 21,446 square foot (131 feet x 206 feet) oval riding ring, and a 125.6 square foot circular horse exercise area within the front yard. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same zone because the topography of the site prevents the construction of a barn, corral, riding ring, and horse exercise area in the rear yard. The rear and side yards slope down to a canyon and Johns Canyon Road, respectively, thereby precluding the creation of a flat area for a barn, corral, riding ring, and horse exercise area in the rear and side yards. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question. The Variance is necessary because the General Plan and Zoning Ordinance encourage the inclusion of horsekeeping facilities on properties in the City of Rolling Hills and a barn, corral, riding ring, and horse exercise area could not be feasibly located in the rear or side yards. 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 and zone in which the property is located. The Variance will permit the construction of a barn, corral, riding ring and horse exercise area which will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures because the proposed horsekeeping facilities will be constructed below the residential building pad and are a sufficient distance from nearby residences so that the horsekeeping facilities will not impact the view or privacy of surrounding neighbors. Development of the horsekeeping facilities will allow a substantial portion of the lot to remain undeveloped. . Section 6. Based upon the foregoing findings, the. Planning Commission hereby approves the Variance for Zoning Case No. 574 to permit the construction of a 2,064 square foot barn, 7,496 square foot corral, a 21,446 square foot oval riding ring, and a 125.6 square foot circular horse exercise area within the front yard, subject to the conditions in Section 11. Section 7. Sections 17.16.210(A)(3) of the Rolling Hills Municipal Code permits approval of a riding ring that requires grading with a Conditional Use Permit. The applicants are requesting to construct a 21,446 square foot (131 feet x 206 feet) oval riding ring 35 feet below the existing residence at the southwest portion of the lot. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: RESOLUTION NO. 98-8 PAGE 2 • • A. The granting of a Conditional Use Permit for the construction of a riding ring that requires grading would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the areas proposed for the riding ring would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a riding ring will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed riding ring will be constructed below the residential building pad and is a sufficient distance from nearby residences so that the riding ring will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the riding ring will comply with the low profile residential development pattern of the community and is located on a 12.2 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because no structures will encroach into any setback areas. E. The proposed conditional 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 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 Title 17 of the Zoning Code because a barn structure and corral are also proposed for the lot. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves a Conditional Use Permit for the construction of a 21,446 square foot riding ring in accordance with the Development Plan dated March 27, 1998 and marked Exhibit A in Zoning Case No. 574 subject to the conditions contained in Section 11. Section 9. Section 17.46.020 of the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed, including the construction of a barn or stable that requires a grading permit. The applicants request Site Plan Review to construct a barn, corral, riding ring, and horse exercise area. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: RESOLUTION NO. 98-8 PAGE 3 • . • A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed barn structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. With the Variance approved in Section 6 and the Conditional Use Permit approved in Section 8, the project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 481,696 square feet. The residence and attached garage (10,344 sq.ft.), guest house (2,000 sq.ft.), pool (76 sq.ft.), proposed barn (2,064 sq.ft.), and service yard (150 sq.ft.) will have 21,556 square feet which constitutes 4.5% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 50,570 square feet which equals 10.5% of the lot, which is within the 35% maximum overall lot coverage requirement.. The proposed project is on a relatively large lot with most of the proposed structures located above and away from the road so as to reduce the visual impact of the development. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) because a minimum amount of grading is proposed and will only be done to provide approved drainage that will flow away from the proposed barn pad and horsekeeping facilities and existing neighboring residences. C. The development plan follows the natural contours of the site to minimize grading and the natural drainage courses will continue to the canyons at the west side (side yard) and north side (rear yard) of this lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible. Specifically, the development plan preserves several mature trees and shrubs. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Further, the proposed project is designed to minimize grading. Significant portions of the lot will be left undeveloped so as to maintain scenic vistas across the northerly portions of the property. F. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum will not be exceeded and the proposed project is consistent with the scale of the neighborhood when compared to this irregular -shaped lot. Grading shall be permitted only to restore the natural slope of the property. RESOLUTION NO. 98-8 PAGE 4 • • G. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the same driveway, to Crest Road for access. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 10. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for construction of a new barn, corral, riding ring and horse exercise area, as indicated on the Development Plan dated March 27, 1998 and marked Exhibit A, subject to the conditions specified in Section 11. Section 11. The Variance to the front yard approved in Section 6, the Conditional Use Permit for the riding ring approved in Section 8, and the Site Plan Review application approved in Section 10 of this Resolution are subject to the following conditions: A. The Variance, Conditional Use Permit, and Site Plan Review approvals shall expire within one year from the effective date of approval as defined in Sections 17.38.070, 17.42.070 and 17.46.080. B. It is declared and made a condition of the Variance, Conditional Use Permit and Site Plan Review approvals, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A, except as otherwise provided in these conditions. E. The barn, corral, riding ring and horse exercise area shall be used for the exclusive purpose of keeping permitted domestic animals. Commercial uses shall not be permitted. F. Disturbed area of the lot shall not exceed 91,976 square feet or 19.1% RESOLUTION NO. 98-8 PAGE 5 • • G. Grading quantities for the development project shall not exceed 2,450 cubic yards of cut soil and 2,450 cubic yards of fill soil and shall be balanced on site. H. Any grading shall preserve the existing topography, flora, and natural features to the greatest extent possible. In order to minimize impacts to the hillsides and canyon areas on this property, the building pad and graded slopes shall be designed and developed in a manner that retains and restores native plant life outside the building pad caused by pad grading and preserves the existing contiguous topography, flora, and natural features of that area to the greatest extent possible. I. Contractors shall be informed that work on the site shall not encroach into the mature natural vegetation areas except as specified on the approved Site Plan to the greatest extent possible. J. A drainage system approved by the City Engineer shall be incorporated into the overall plan of the development project. K. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope ratio. L. An Erosion Control Plan shall be submitted to the County during plan check, approved by the County, and implemented during the construction process. M. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. N. In accordance with Section 17.46.070 of the Rolling Hills Municipal Code, any modifications to the project which would constitute minor modifications shall be reviewed and acted upon by the City Manager or designee, and any modifications to the project which would constitute major modifications shall be reviewed and acted upon by the Planning Commission. O. A Grading Process Guide form shall be reviewed and signed by the Owner/Applicant, Architect, Contractor/Agent, and Grading Engineer. A copy of the Guide form shall be submitted to the City and the original Guide form shall be posted at the job site. P. The applicant shall execute an Affidavit of Acceptance of all conditions of these Variance, Conditional Use Permit and Site Plan Review approvals, or the approvals shall not be effective. RESOLUTION NO. 98-8 PAGE 6 • • Q. All conditions of these Variance, Conditional Use Permit, and Site Plan Review approvals must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 19TH DAY OF ' 1 • • 8. ATTEST: IS/ MARILYN L. KERN MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ ALLAN ROBERTS, CHAIRMAN I certify that the foregoing Resolution No. 98-8 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A REQUEST FOR A VARIANCE TO PERMIT ENCROACHMENTS INTO THE FRONT YARD FOR A BARN, CORRAL, RIDING RING AND HORSE EXERCISE AREA, GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A RIDING RING, AND GRANTING SITE PLAN REVIEW APPROVAL TO PERMIT GRADING FOR A BARN, CORRAL, RIDING RING AND HORSE EXERCISE AREA IN ZONING CASE NO. 574. was approved and adopted at a regular meeting of the Planning Commission on May 19, 1998 by the following roll call vote: AYES: Commissioners Hankins, Margeta, Witte and Chairman Roberts. NOES: Commissioner Sommer ABSENT: None . ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. /S/ MARILYN L. KERN DEPUTY CITY CLERK RESOLUTION NO. 98-8 PAGE7 • • VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. 3. CORRAL REQUIRING GRADING a. No specific conditions unless imposed by discretionary review process. ZONING CASE NO. 574 PAGE 4 PROPOSED SITE PLAN REVIEW (I EXISTING II PROPOSED RA-S-2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). GRADING (Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) TENNIS COURT/POOL HOUSE BUILDING PAD COVERAGE None Residence & Gar. 10,344 sq.ft. PooVspa 76 sq.ft. Tennis Court 7,072 sq.ft. Pool/Guest House 2.000 sa.ft. TOTAL N/A 9.4% 4.0% 9.4% 21.8% 57.3% STABLE AND CORRAL BUILDING PAD COVERAGE N/A ZONING CASE NO. 574 PAGE 5 19,492 sq.ft. None Residence & Gar. 10,344 sq.ft. PooVspa 76 sq.ft. Tennis Court 7,072 sq.ft. PooVGuest House 2,000 sq.ft. Barn 2.064 so.ft. TOTAL 21,556 sq.ft. 2,450 cubic yards cut 2,450 cubic yards fill 19.1% 4.5% 10.1% Same 21.8% Same 57.3% 21.5% A i eity oil Rolling ill& HEARING DATE: APRIL 21, 1998 TO: FROM: r INCORPORATED eCe/ JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 574 4 STORM HILL LANE (LOT 169-A-MS) RA-S-2, 12.2 ACRES MRS. CLAUDIA BIRD MR. KENT PHILLIPS MARCH 7, 1998 REQUEST Request for a Variance to permit the construction of a barn and riding ring in the front yard, request for a Conditional Use Permit to permit the construction of a riding ring, and request for Site Plan Review to permit grading for the construction of a barn, riding ring and exercise area at a single family residence for property at Rolling Hills, CA. BACKGROUND 1. The Planning Commission viewed the site on Saturday, March 28, 1998. The Commissioners discussed the orientation of the barn at the site and the barn access from Storm Hill Lane and Johns Canyon Road. Commissioner Witte asked about the breakdown of the cut and fill required for the individual horsekeeping areas. A breakdown of the Earthwork Quantities were provided by the applicant and are attached. 2. The applicant is requesting a Variance to permit the construction of a one- story 2,064 square foot Ring-O-Steel barn to be located at the southern portion of the property to the west of Storm Hill Lane, a 131 foot x 206 foot oval riding ring to be located at the southwestern portion of the lot off Johns Canyon Road and a 40 foot diameter exercise ring to be located north of Johns Canyon Road between the two other horsekeeping facilities within the front yard. Section 17.16.200 (A) (3) of the Zoning Code requires that, "No corral, pen, stable, barn or other similar holding facility shall be permitted in a front yard." ZONING CASE NO. 574 PAGE 1 ©j Pnrited on Recycled Paper. In addition, the Code requires that the minimum size of a stable be 450 square feet, must have a contiguous corral that is not less than 550 square feet, shall be located on a portion of the lot that is not greater than 4 to 1, be located 35 feet from any residential structure, be located 25 feet from any property line, and used for the exclusive purpose of keeping permitted domestic animals. Commercial uses are not permitted. A corral area of 7,496 square feet will surround the proposed barn. The applicant states that the Variance is necessary because the residence occupies the rear of the lot and the only place for the equestrian uses is at the front of the lot. The applicant is also requesting a Conditional Use Permit to allow the construction of the same riding ring in accordance with Section 17.16.210 .(A) (3). There are no specified conditions for a riding ring unless imposed by the discretionary review process. A riding ring requires grading, preparation and maintenance of at least 6 layers of soil and a variety of construction materials to allow for proper consistency and adequate drainage of the ring. In addition, the applicant requests Site Plan Review to permit grading for the construction of the same barn, riding ring, and exercise area. The barn, riding ring and exercise area are proposed to be constructed below the existing residence shown on the development plan at the 1069, 1034, and 1064 foot elevations, respectively, at the southern portion of the lot. The residence is located further north at the 1071 elevation. The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane and exits to Johns Canyon Road in the front yard. 3. Grading for the project will require 2,450 cubic yards of cut soil and 2,450 cubic yards of fill soil. 4. The structural lot coverage proposed is 21,556 square feet or 4.5% structural lot coverage (20% permitted) and the total lot coverage proposed is 48,770 square feet or 10.1% (35% permitted). 5. Building pad coverage on the 47,480 square foot residential building pad is 10,344 square feet or 21.8%, building pad coverage on the 15,820 square foot tennis court and pool house pad is (151820 square feet or 57.3%, and the barn building pad coverage on the 9,560 square foot barn building pad is 2,064 square feet or 21.5% for the barn and corral area. Pad coverage for the three pads (residential, tennis court and pool cabana and stable) total 72,860 square feet will be 21,556 square feet or 29.6%. (No structures will be constructed on the riding ring and exercise ring pads). 6. Disturbed area of the lot will be 91,976 square feet or 19.1% (40% permitted) for any remedial grading (temporary disturbance), any graded slopes and building ZONING CASE NO. 574 PAGE 2 • • pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 7. On March 19, 1985, Mr. and Mrs. James Bird were granted a Conditional Use Permit for a pool house and tennis court in Zoning Case No. 309 under standard conditions for tennis courts and guest houses/servants' quarters. The existing residence and attached garage was completed in 1986. (Site Plan Review was adopted in 1988). Permits also show that the pool house was completed in 1989. 8. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits Minor Alterations to Land as a Class 4 exemption. This exemption consists of minor public or private alterations in the condition of land, water, and/or vegetation which do not involve removal of mature, scenic trees except for forestry and agricultural purposes. Thus, staff has determined the project to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and ZONING CASE NO. 574 PAGE 3 G. That the variance request is consistent with the General Plan of the City of Rolling Hills. 3. CORRAL REQUIRING GRADING a. No specific conditions unless imposed by discretionary review process. SITE PLAN REVIEW II RA-S-2ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) EXISTING None Residence & Gar. 10,344 sq.ft. PooVspa 76 sq.ft. Tennis Court 7,072 sq.ft. Pool/Guest House 2.000 so.ft. TOTAL 19,492 sq.ft. N/A 9.4% PROPOSED PROPOSED None Residence & Gar. 10,344 sq.ft. PooVspa 76 sq.ft. Tennis Court 7,072 sq.ft. Pool/Guest House 2,000 sq.ft. Barn 2.064 sat. TOTAL 21,556 sq.ft. 2,450 cubic yards cut 2,450 cubic yards fill 19.1% ZONING CASE NO. 574 PAGE 4 STRUCTURAL LOT COVERAGE (20% maximum) 4.0% TOTAL LOT COVERAGE 9.4% (35% maximum) RESIDENTIAL BUILDING 21.8% PAD COVERAGE (Guideline maximum of 30%) TENNIS COURT/POOL HOUSE BUILDING PAD 57.3% COVERAGE STABLE AND CORRAL BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE (Guideline maximum of 30%) N/A 30.8% of 63,300 sq.ft. STABLE (450 SQ.FT. N/A & 550 SQ.FT. CORRAL) STABLE ACCESS N/A ROADWAY ACCESS VIEWS PLANTS AND ANIMALS Existing from Storm Hill Lane N/A N/A 4.5% 10.1% Same 21.8% Same 57.3% 21.5% 29.6% of 72,860 sq.ft. 2,064 sq.ft. stable 7,496 sq.ft. corral The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane and exits to Johns Canyon Road in the front yard. Existing from Storm Hill Lane Planning Commission review Planning Commission review ZONING CASE NO. 574 PAGE 5 04/2F/1994 00:57 310-325-2725 i MULLIGAN CORP OFFICE PAGE 02 • frA OALCIN CUMIMINS ASSOCIATES MEMORANDUM To: Kent Phillips Date: April 6, 1998 From: Jason Kimura Re: 4 Storm Hill Lane — Earthwork Quantities for Barn & Riding Ring Addition Pursuant to our telephone conversation earlier today, we have verified that the earthwork quantities shown on the grading plan are accurate. The calculations were done by a computer program which creates mathematical grids comparing the existing and proposed surfaces. For your information, the following is a breakdown of the earthwork quantities. AREA CUT (C.Y.) FiLL (C.Y.) Riding Ring 2,000 1,500 Exercise Ring 0 220 Barn 450 730 Total 2,450 2,450 Should you have any questions regarding this matter, please do not hesitate to call me. JK/dh JN: 88400 17625 Crenshaw Boulevard • Suite 300 • Torrance, California 90504 • (310) 327-0018 • (213) 321-0330 • FAX (310) 327-0175 • Ci1ri 0// > Jidt HEARING DATE: MARCH 28, 1998 TO: FROM: • INCORPORATED J/-ANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 . FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST ZONING CASE NO. 574 4 STORM HILL LANE (LOT 169-A-MS) RA-S-2, 12.2 ACRES MRS. CLAUDIA BIRD MR. KENT PHILLIPS MARCH 7, 1998 Request for a Variance to permit the construction of a barn and riding ring in the front yard, request for a Conditional Use Permit to permit the construction of a riding ring, and request for Site Plan Review to permit grading for the construction of a barn, riding ring and exercise area at a single family residence for property at Rolling Hills, CA. BACKGROUND 1. The Planning Commission will view the site on Saturday, March 28, 1998. 2. The applicant is requesting a Variance to permit the construction of a one- story 2,064 square foot Ring-O-Steel barn to be located at the southern portion of the property to the west of Storm Hill Lane, a 131 foot x 206 foot oval riding ring to be located at the southwestern portion of the lot off Johns Canyon Road and a 40 foot diameter exercise ring to be located north of Johns Canyon Road between the two other horsekeeping facilities within the front yard. Section 17.16.200 (A) (3) of the Zoning Code requires that, "No corral, pen, stable, barn or other similar holding facility shall be permitted in a front yard." In addition, the Code requires that the minimum size of a stable be 450 square feet, must have a contiguous corral that is not less than 550 square feet, shall be located on a portion of the lot that is not greater than 4 to 1, be located 35 feet from any residential structure, be located 25 feet from any property line, ZONING CASE NO. 574 PAGE 1 ©Printed on Recycled Paper. • • and used for the exclusive purpose of keeping permitted domestic animals. Commercial uses are not permitted. A corral area of 7,496 square feet will surround the proposed barn. The applicant states that the Variance is necessary because the residence occupies the rear of the lot and the only place for the equestrian uses is at the front of the lot. The applicant is also requesting a Conditional Use Permit to allow the construction of the same riding ring in accordance with Section 17.16.210 (A) (3). There are no specified conditions for a riding ring unless imposed by the discretionary review process. A riding ring requires grading, preparation and maintenance of at least 6 layers of soil and a variety of construction materials to allow for proper consistency and adequate drainage of the ring. In addition, the applicant requests Site Plan Review to permit grading for the construction of the same barn, riding ring, and exercise area. The barn, riding ring and exercise area are proposed to be constructed below the existing residence shown on the development plan at the 1069, 1034, and 1064 foot elevations, respectively, at the southern portion of the lot. The residence is located further north at the 1071 elevation. The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane and exits to Johns Canyon Road in the front yard. 3. Grading for the project will require 2,450 cubic yards of cut soil and 2,450 cubic yards of fill soil. 4. The structural lot coverage proposed is 21,556 square feet or 4.5% structural lot coverage (20% permitted) and the total lot coverage proposed is 48,770 square feet or 10.1% (35% permitted). qv7� 5. Building pad coverage on the 47,480 sque foot residential building pad is 10,344 square feet or 21.8%, building p coverage on the 15,820 square foot tennis court and pool house pad is 1-5 8Z0 square feet or 57.3%, and the barn building pad coverage on the 9,560 square foot barn building pad is 2,064 square feet or 21.5% for the barn and corral area. Pad coverage for the three pads (residential, tennis court and pool cabana and stable) total 72,860 square feet will be 2 square feet or 29.6%. (No structures will be constructed on the riding ringand exercise ring pads). 6. Disturbed area of the lot will be 91,976 square feet or 19.1% (40% permitted) for any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. ZONING CASE NO. 574 PAGE 2 • • 7. On March 19, 1985, Mr. and Mrs. James Bird were granted a Conditional Use Permit for a pool house and tennis court in Zoning Case No. 309 under standard conditions for tennis courts and guest houses/servants' quarters. The existing residence and attached garage was completed in 1986. (Site Plan Review was adopted in 1988). Permits also show that the pool house was completed in 1989. 8. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits Minor Alterations to Land as a Class 4 exemption. This exemption consists of minor public or private alterations in the condition of land, water, and/or vegetation which do not involve removal of mature, scenic trees except for forestry and agricultural purposes. Thus, staff has determined the project to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. ZONING CASE NO. 574 PAGE 3 3. CORRAL REQUIRING GRADING a. No specific conditions unless imposed by discretionary review process. SITE PLAN REVIEW II EXISTING RA-S-2ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STRUCTURAL LOT COVERAGE (20% maximum) ZONING CASE NO. 574 PAGE 4 None Residence & Gar. 10,344 sq.ft. Pool/spa 76 sq.ft. Tennis Court 7,072 sq.ft. Pool/Guest House 2.000 sa.ft. TOTAL 19,492 sq.ft. N/A 9.4% 4.0% PROPOSED PROPOSED None Residence & Gar. 10,344 sq.ft. Pool/spa 76 sq.ft. Tennis Court 7,072 sq.ft. Pool/Guest House 2,000 sq.ft. Barn 2.064 sa.ft. TOTAL 21,556 sq.ft. 2,450 cubic yards cut 2,450 cubic yards fill 19.1% 4.5% • • TOTAL LOT COVERAGE 9.4% (35% maximum) RESIDENTIAL BUILDING 21.8% PAD COVERAGE (Guideline maximum of 30%) TENNIS COURT/POOL HOUSE BUILDING PAD 57.3% COVERAGE STABLE AND CORRAL BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE (Guideline maximum of 30%) N/A 30.8% of 63,300 sq.ft. STABLE (450 SO.FT. N/A & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS N/A Existing from Storm Hill Lane N/A PLANTS AND ANIMALS N/A ZONING CASE NO. 574 PAGES 10.1% Same 21.8% Same 57.3% 21.5% 29.6% of 72,860 sq.ft. 2,064 sq.ft. stable 7,496 sq.ft. corral The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane and exits to Johns Canyon Road in the front yard. Existing from Storm Hill Lane Planning Commission review Planning Commission review • City, k 114 jjot, 0 0 / trzy. HEARING DATE: MARCH 17, 1998 TO: FROM: • INCORPORATED SB JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 574 4 STORM HILL LANE (LOT 169-A-MS) RA-S-2, 12.2 ACRES MRS. CLAUDIA BIRD MR. KENT PHILLIPS MARCH 7, 1998 Request for a Variance to permit the construction of a barn and riding ring in the front yard, request for a Conditional Use Permit to permit the construction of a riding ring, and request for Site Plan Review to permit grading for the construction of a barn, riding ring and exercise area at a single family residence for property at Rolling Hills, CA. BACKGROUND 1. The applicant is requesting a Variance to permit the construction of a one- story 2,064 square foot Ring-O-Steel barn to be located at the southern portion of the property to the west of Storm Hill Lane, a 131 foot x 206 foot oval riding ring to be located at the southwestern portion of the lot off Johns Canyon Road and a 40 foot diameter exercise ring to be located north of Johns Canyon Road between the two other horsekeeping facilities within the front yard. Section 17.16.200 (A) (3) of the Zoning Code requires that, "No corral, pen, stable, barn or other similar holding facility shall be permitted in a front yard." In addition, the Code requires that the minimum size of a stable be 450 square feet, must have a contiguous corral that is not less than 550 square feet, shall be located on a portion of the lot that is not greater than 4 to 1, be located 35 feet from any residential structure, be located 25 feet from any property line, and used for the exclusive purpose of keeping permitted domestic animals. Commercial uses are not permitted. A corral area of 7,496 square feet will surround the proposed barn. ZONING CASE NO. 574 PAGE 1 ©Pririted on Recycled Paper. • • The applicant states that the Variance is necessary because the residence occupies the rear of the lot and the only place for the equestrian uses is at the front of the lot. The applicant is also requesting a Conditional Use Permit to allow the construction of the same riding ring in accordance with Section 17.16.210 (A) (3). There are no specified conditions for a riding ring unless imposed by the discretionary review process. A riding ring requires grading, preparation and maintenance of at least 6 layers of soil and a variety of construction materials to allow for proper consistency and adequate drainage of the ring. In addition, the applicant requests Site Plan Review to permit grading for the construction of the same barn, riding ring, and exercise area. The barn, riding ring and exercise area are proposed to be constructed below the existing residence shown on the development plan at the 1069, 1034, and 1064 foot elevations, respectively, at the southern portion of the lot. The residence is located further north at the 1071 elevation. The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane and exits to Johns Canyon Road in the front yard. 2. Grading for the project will require 2,450 cubic yards of cut soil and 2,450 cubic yards of fill soil. 3. The structural lot coverage proposed is 21,556 square feet or 4.5% structural lot coverage (20% permitted) and the total lot coverage proposed is 48,770 square feet or 10.1% (35% permitted). 4. Building pad coverage on the 47,480 square foot residential building pad is 10,344 square feet or 21.8%, building pad coverage on the 15,820 square foot tennis court and pool house pad is 15,820 square feet or 57.3%, and the barn building pad coverage on the 9,560 square foot barn building pad is 2,064 square feet or 21.5% for the barn and corral area. Pad coverage for the three pads (residential, tennis court and pool cabana and stable) total 72,860 square feet will be 21,556 square feet or 29.6%. (No structures will be constructed on the riding ring and exercise ring pads). 5. Disturbed area of the lot will be 91,976 square feet or 19.1% (40% permitted) for any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces will remain or are proposed to be added. 6. On March 19, 1985, Mr. and Mrs. James Bird were granted a Conditional Use Permit for a pool house and tennis court in Zoning Case No. 309 under standard conditions for tennis courts and guest houses/servants' quarters. The existing residence and attached garage was completed in 1986. (Site Plan ZONING CASE NO. 574 PAGE 2 • • Review was adopted in 1988). Permits also show that the pool house was completed in 1989. 7. Section 15304 (b) of the California Environmental Quality Act (CEQA) permits Minor Alterations to Land as a Class 4 exemption. This exemption consists of minor public or private alterations in the condition of land, water, and/or vegetation which do not involve removal of mature, scenic trees except for forestry and agricultural purposes. Thus, staff has determined the project to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. ZONING CASE NO. 574 PAGE 3 • 3. CORRAL REQUIRING GRADING a. No specific conditions unless imposed by discretionary review process. SITE PLAN REVIEW II EXISTING RA-S-2ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) None Residence & Gar. 10,344 sq.ft. Pool/spa 76 sq.ft. Tennis Court 7,072 sq.ft. Pool/Guest House 2.000 sa.ft. TOTAL 19,492 sq.ft. N/A 9.4% V PROPOSED PROPOSED None Residence & Gar. 10,344 sq.ft. Pool/spa Tennis Court Pool/Guest House Barn TOTAL 76 sq.ft. 7,072 sq.ft. 2,000 sq.ft. 2.064 sq.ft. 21,556 sq.ft. 2,450 cubic yards cut 2,450 cubic yards fill 19.1% ZONING CASE NO. 574 PAGE 4 • • STRUCTURAL LOT 4.0% 4.5% COVERAGE (20% maximum) TOTAL LOT COVERAGE 9.4% 10.1% (35% maximum) RESIDENTIAL BUILDING 21.8% PAD COVERAGE (Guideline maximum of 30%) Same 21.8% TENNIS COURT/POOL Same HOUSE BUILDING PAD 57.3% 57.3% COVERAGE STABLE AND CORRAL BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE (Guideline maximum of 30%) N/A 21.5% 30.8% of 63,300 sq.ft. 29.6% of 72,860 sq.ft. STABLE (450 SO.FT. N/A 2,064 sq.ft. stable & 550 SO.FT. CORRAL) 7,496 sq.ft. corral STABLE ACCESS N/A The barn will be accessed from a 15 foot wide trail that begins west of Storm Hill Lane and exits to Johns Canyon Road in the front yard. ROADWAY ACCESS Existing from Storm Hill Lane Existing from Storm Hill Lane VIEWS N/A Planning Commission review PLANTS AND ANIMALS N/A Planning Commission review ZONING CASE NO. 574 PAGE 5