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Traffic Commission Proposed New Driveway at #1 Lower Blackwater Canyon Road TC-44B. Consideration of proposed driveway access for a new single family residence at 1 0-> Lower Blackwater Canyon Road. \a Commissioners unanimously recommended that the driveway be redesigned to be 20 feet in width for its entire length to provide for off street parking; that landscaping be provided 10 feet back from the curb on the opposite side of the roadway from the driveway between the two existing pepper trees to define the edge of the canyon; that the old driveway be removed and returned to its natural state; and that the brush located on the same side of the roadway as the driveway, approximately 100 feet north of the new driveway, be cleared to provide for improved site distance. Commissioner Wiener made a motion to request that a white fence also be constructed defining the edge of the canyon, this motion died for lack of a second. Staff was directed to proceed with the recommendations of the Traffic Commission as previously outlined. -2- RILE YOU WERE OUT TO I DATE //.Z3 -C 36 TIM FR AREA CODE 3116MBER; 9a8 -6zys EXTENSION ° �e, �'qy ,, ••. a a Ill G y SIGN N UAGENTI CALL ( BACK POADIPLL❑ PHONED }O.❑ SEE YOUworts IN AMPAD NO. 23-176-400 SETS NO. 23-376-200 SETS 41, City INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 Agenda Item No.: S -B Mtg. Date: 11/20/92 TO: HONORABLE CHAIR AND MEMBERS OF THE TRAFFIC COMMISSION FROM: CRAIG R. NEALIS, CITY MANAGER SUBJECT: PROPOSED NEW DRIVEWAY FOR NEW SINGLE FAMILY RESIDENCE AT #1 LOWER BLACKWATER CANYON ROAD. DATE: NOVEMBER 20, 1992 Attached to this staff report is a draft resolution currently under consideration by the Rolling Hills Planning Commission for a new single family residence proposed at 1 Lower Blackwater Canyon Road. - -- -- - - In this application, a new drivewayis'proposed. Plans are included with this staff report which depict the location. Additionally, the property owners has been notified, in writing, of the necessity/to stake the proposed driveway location so the members of the Traffic Commission can visit the location during today's meeting. CRN:mlk traffic\ lblackwater.sta ve ®Printed on Recycled Paper. HEARING DATE: TO: FROM: C , o/ Ko[1 1nu JUL INCORPORATED JANUARY 24, 1957 OCTOBER 20, 1992 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 1310) 377-1521 FAX 1310) 377.7288 APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST ZONING CASE NO. 484 1 LOWER BLACKWATER CANYON ROAD (A PORTION OF LOT 45-RH AND 46-RH) RAS-1. 4.51 ACRES MR. AND MRS. ALFREDO S. SHENG MR. DOUGLAS MCHATTIE. SOUTH BAY ENGINEERING AUGUST 8, 1992 The applicants request a Variance to construct a future stable in the front yard and Site Plan Review for construction of a new single family residence and attached garage to replace an existing single family residence. DISCUSSION 1. The Planning Commission viewed a second silhouette and revised plans of the subject proposal on September 26, 1992. These revised plans are included in the Planning Commission's latest packet. 2. As requested by the Planning Commission, staff prepared a table showing the size of existing residences and lots on Lower Black water Canyon Road. LOWER BLACKWATER CANYON RESIDENTIAL/SQ.FT. LOT SIZE/ACRES Sheng 1 Zappas 2 Foxx 3 House 5 Long 7 RAS-1 Existing 3,798 Proposed 7,850 4,020 ft 3,200 2,547 RAS-2 7,096 4.51 2.162 2.557 5.621 6.166 3: The applicants are requesting a Variance to construct a future stable in the front yard and Site Plan Review to construct a new 7,850 square foot residence, a 1,200 square foot garage. a 500 square foot pool, a.450 square foot stable, and a 96 square foot service yard to replace the existing structures. ®Pnntetl on Rencl ZONING CASE NO. 484 PAGE 2 4. A new 15 foot wide driveway with a 24 foot apron is proposed 30 feet southwest of the existing driveway. 5. Approximately, 45 -feet of retaining walls. up to 2.5 feet high, are proposed on the southern portion of the lot at the driveway turnaround area. 6. A 2,864 square foot residence was built on this property in 1943 with the addition of a 1,053 square foot stable in 1971, and 934 square feet of additions plus a 792 square foot 3 -car detached garage in 1957. The existing structural lot coverage totals 5,543 square feet. 7. Grading for the project site will require 3,800 cubic yards of cut and 3,800 cubic yards of fill. 8. The structural lot coverage proposed is 10,096 square feet or 6.09% and the total lot coverage proposed is 18,768 square feet or 11.3%. 9. The building pad coverage proposed is 10,096 square feet or 20.7% and includes the stable and corral area. 10. The project has been determined 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. RESOLUTION NO. 92-30 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE PLAN REVIEW APPROVAL IN ZONING CASE NO. 484. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Mr. and Mrs. Alfredo S. Sheng with respect to real property located at 1 Lower Blackwater Canyon Road, Rolling Hills (a portion of Lot 45-RH and 46-RH): (1) A Variance to permit encroachment into the front yard to construct a stable and corral, and (2) Site Plan Review of a proposed new residence. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the applications on August 18, 1992, September 15, 1992, and October 20, 1992, and at field trip visits on September 3, 1992 and September 6, 1992. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Sections 17.32.010 through 17.32.030 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. A Variance to Sections 17.16.011.H is required because this section states that corrals or pens may not be located in the front yard. The applicant is requesting a Variance to encroach up to 176 feet into the 257 foot irregular front yard setback to construct a 450 square foot stable and a 550 square foot corral. With respect to this request, the Planning Commission finds as follows: A. There are exceptional or extraordinary circumstances and conditions applicable to the property and the intended use that do not apply generally to the other property in the same vicinity and zone. The Variance for the stable and corral is necessary because the topography of the site prevents the construction of a stable and corral in the rear yard. The proper and logical location for the stable and corral is below the proposed building pad to the north because of the topographical nature of the lot. The proposed building pad for the residence will be located at the southern portion of the lot where the ground is most level and the southwestern rear yard slopes up, thereby precluding the creation of a flat area for a stable and corral in the rear yard. RESOLUTION NO. 92-30 PAGE 2 The area proposed for the stable and corral is the only place available on this property. 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 the property in question. The Variance is necessary because the General Plan encourages and the Zoning Ordinance requires the delineation of stables and corrals on properties in the City of Rolling Hills and a stable and corral could not be feasibly located in the rear yard. C. The granting of the Variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The Variance will permit the construction of a stable and corral which will not impact the street or neighboring properties because they will be nestled into the hillside. Also, the building pad for the stable is located near the junction of Middleridge Lane and Lower Blackwater Canyon Road where there are many other stables and corrals. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to permit the construction of a 450 square foot stable and a 550 square foot corral in the front yard of the residence located at 1 Lower Blackwater Canyon Road, subject to the conditions specified in Section 9. Section 6. Section 17.34.010 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. Although the development is large it is sited on a lot twice the size of those in the area. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 165,794 square feet. The proposed residence and attached garage (8,545 sq.ft.), swimming pool (500 sq.ft.), service yard (96 sq.ft.), and future stable (450 sq.ft.) will have 9,591 square feet which constitutes 5.8% of the lot which is within the maximum 20% RESOLUTION NO. 92-30 PAGE 3 structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 18,263 square feet which equals 11% 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 away from the road so as to reduce the visual impact of the development. The building structures are substantially away from other residences and will cover a small percentage of area on a very large lot. The pad is similar in size to several neighboring developments. 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 at the southwestern portion of the lot and will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. C. 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 grading will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. D. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the canyons at the northwest side of this lot. E: The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and, with the conditions attached to this approval, supplements it with landscaping that is compatible with and enhances the rural character of the community. F. 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 will have a buildable pad coverage of 19.7%. Significant portions of the lot will be left undeveloped so as to preserve the rural atmosphere of the community and the scenic vistas across the northerly portions of the property. G. The proposed development 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. Grading shall be permitted only to restore the RESOLUTION NO. 92-30 PAGE 4 natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. H. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize a road 30 feet from the existing vehicular access, thereby having little impact on the roadway. Also, the driveway will be unobstrusive and therefore, will create little interference with traffic. I. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 484 for a proposed residential development as indicated on the development plan incorporated herein as Exhibit A and subject to the conditions contained in Section 9. Section 9. The Variance to permit the construction of a stable, and corral that will encroach into the front yard approved in Section 5, and the Site Plan Review for residential development approved in Section 8 are subject to the following conditions: A. The Variance shall expire unless used within one year from the effective date of approval as defined in Section 17.32.110 of the Municipal Code. The Site Plan Review approval shall expire within one year from the effective date of approval as defined in Section 17.34.080.A. B. It is declared and made a condition of the Variance and the Site Plan Review approval, that if any conditions thereof are violated, the Permit 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 Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise unless otherwise approved by Variance. 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. RESOLUTION NO. 92-30 PAGE 5 E. A landscape plan must be submitted to and approved by the City of Rolling Hills Planning Department staff prior to the issuance of any grading and building permit. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. F. To minimize the visibility of buildings on the pad, the structures, driveway, graded slopes and retaining walls shall be screened and shielded from view with native drought -resistant vegetation that is compatible with the surrounding vegetation of the community. G. The landscape plan shall include the retention and maintenance of the existing mature trees on the lot supplemented with plantings of native landscaping or landscaping that is consistent with the rural character of the community, on the property as a whole, and specifically at the northwestern portion of the building pad and along Lower Blackwater Canyon Road. H. The landscape plan for the building pad shall not be developed with large expanses of lawn area. Instead, areas of mown grass shall be minimized. No lawn area shall be allowed below the location of the proposed pool. I. All retaining walls incorporated into the project shall not be greater than 5 feet in height at any one point. J. Walls shall not be permitted where the driveway meets the right-of-way. K. Driveway entry gates shall not be permitted. L. Driveway entrance pilasters shall not be ornate. M. Cifie driveway -access apron shall be twenty-four (24) feet; N -The driveway access-apron--shall"be roughenedto assist; equestrian crossing. RESOLUTION NO. 92-30 PAGE 6 0. The driveway entryway shall not include lighting. P. 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 must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. The grading plan shall utilize land form or contour grading techniques in its design so as to create slopes that blend with the natural horizontal and vertical contours of the existing terrain and in no case shall cut and fill slopes be steeper than the City of Rolling Hills standard of 2 to 1 slope ratio. Special emphasis shall be given to the proposed cut and fill slope at the upper portion of the lot off Lower Blackwater Canyon Road to undulate and vary its contours from 2:1, 3:1, and 4:1 to minimize the slope. Q. 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. R. The working drawings submitted to the County Department of Building and Safety for plan check review and must conform to the development plan approved with this application. S. The building pad coverage shall not exceed 19.7%. T. Notwithstanding Section 17.34.070 of the Rolling Rills Municipal Code, any modifications to the project which would constitute additional development shall require the filing of a new application for approval by the Planning Commission. U. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance, pursuant to Section 17.32.087, or the approval shall not be effective. V. Conditions A, C, D, E, F, G, H, I, J, K, L, M, N, 0, P, Q, R, S, and U of this Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 1992. DAY OF ALLAN ROBERTS, CHAIRMAN RESOLUTION NO.92-30 PAGE 7 ATTEST: MARILYN KERN, DEPUTY CITY CLERK The foregoing Resolution No. 92-30 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE PLAN REVIEW APPROVAL IN ZONING CASE NO. 484. was approved and adopted at a regular adjourned meeting of the Planning Commission on , 1992 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: DEPUTY CITY CLERK c4Gs. Ric)atd (Doric 3 -R adIn'alct Canyon Road c�olliny o7illf, Calijotnia 90274 /111 3&t 6-7 f 1.:.<,JJ t_.C-L�-rL.C�.E-<d�i C•`--yC..t� /tom 4 t / ,/�%_� 4 _(„, 6✓c%%mac 'C'4 -e -Et J , - qua %LA.°•act-, \_ > Diane Long September 14, 1992 Rolling Hills Planning commission No. 2 Portuguese Bend Road Rolling Hills, CA 90274 Regarding: No. 1 Lower Blackwater Canyon Road Dear Commissioners, SEP 1 5 1992 CITY OF ROLUNG HILLS BY My family and I live at No. 7 Lower Blackwater Canyon Road, up the road from the Shengs. I'm familiar with the Sheng's property and have reviewed the proposed plans with Criss Gunderson, the Sheng's architect. In fact, Mr. Gunderson is also working with us on a project that your commission reviewed earlier this summer. Knowing Mr. Gunderson's work as we do, we have confidence in his abilities and feel comfortable with his design for the Sheng's. My husband and I not only have no objections with the house the Shengs are proposing to build, we feel strongly that it would be an asset to the neighborhood. We would like to urge the planning commission to approve the current design of the Sheng's house. If we/may be of any further assistance, please feel free to contact us. Sincerely 1 a e Long (/\ Ermayq SEP 151992 • CITY OF ROLLING HILLS By ... -_/- ^Ab c ,;tt ebi t SALAMI/1 t S) 7 AL City o/ Rolling INCORPORATED JANUARY 24, 1957 GORDANA SWANSON Mayor JODY MURDOCK Maya P,0 Tem GINNY LEEUWENBURGH Councilwoman THOMAS F. HEINSHEIMER Councilman GODFREY PERNELL Councilman October 21, 1992 Mr. and Mrs. Alfredo S. Sheng 1501 Lower Paseo La Cresta Palos Verdes Estates, CA 90274 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS. CALIF. 90274 (310) 377-1521 FAX (310) 377.7288 Subject: PROPOSED NEW DRIVEWAY FOR A NEW SIGNLE FAMILY RESIDENCE AT 1 LOWER BLACKWATER CANYON ROAD Dear Mr. Sheng: Members of the Rolling Hills Traffic Commission will consider your proposed new driveway for a new single family residence at 1 Lower Blackwater Canyon Road during their regular Traffic Commission meeting scheduled for Friday, November 20, 1992. In order for members of the Traffic Commission to conduct a thorough field review, please make arrangements for the proposed driveway access to be staked in its actual width as it meets Blackwater Canyon Road. If you,desire, you are certainly invited to attend the Traffic Commission meeting which will begin in the Rolling Hills City Council Chambers, 2 Portuguese Bend Road at 8:30 a.m. on November 20, 1992. Should you require additional information or have any questions, please do not hesitate to call. Sincerely, 9' 14 Craig_R. Nealis City Manager CRN:mlk traffic \dri veway.l tr cc: Mr. Criss Gunderson, Architect Mr. Douglas McHattie, South Bay Engineering Corporation Cu, o/ -- C INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310)377.1521 FAX (310) 377-7288 Agenda Item No.: 5-B Mtg. Date: 11/20/92 TO: HONORABLE CHAIR AND MEMBERS OF THE TRAFFIC COMMISSION FROM: CRAIG R. NEALIS, CITY MANAGER SUBJECT: PROPOSED NEW DRIVEWAY FOR NEW SINGLE FAMILY RESIDENCE AT #1 LOWER BLACKWATER CANYON ROAD. DATE: NOVEMBER 20, 1992 Attached to this staff report is a draft resolution ,currently underconsideration by the Rolling Hills Planning Commission for a new single family residence proposed at 1 Lower Blackwater Canyon Road. In this application, a new driveway is proposed. Plans are included with this staff report which depict the location. Additionally, the property owners has been notified, in writing, of the necessity to stake the proposed driveway location so the members of the Traffic Commission can visit the location during today's meeting. CRN:m]k traffic\ l blackwater.sta Printed on Recycled Paper. C'11y op Rollin, _PA INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX (310) 377-7288 HEARING DATE: OCTOBER 20, 1992 TO: PLANNING COMMISSION FROM: LOLA UNGAR, PRINCIPAL PLANNER APPLICATION NO. ZONING CASE NO. 484 SITE LOCATION: 1 LOWER BLACKWATER CANYON ROAD (A PORTION OF LOT 45-RH AND 46-RH) ZONING & SIZE: RAS-1. 4.51 ACRES APPLICANT: MR. AND MRS. ALFREDO S. SHENG REPRESENTATIVE: MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING PUBLISHED: AUGUST 8, 1992 REQUEST The applicants request a Variance to construct a future stable in the front yard and Site Plan Review for construction of a new single family residence and attached garage to replace an existing single family residence. DISCUSSION 1. The Planning Commission viewed a second silhouette and revised plans of the subject proposal on September 26, 1992. These revised plans are included in the Planning Commission's latest packet. 2. As requested by the Planning Commission, staff prepared a table showing the size of existing residences and lots on Lower Black water Canyon Road. LOWER BLACKWATER CANYON RESIDENTIAL/SQ.FT. LOT SIZE/ACRES Sheng • 1 RAS-1 Existing 3,798 4.51 Proposed 7,850 Zappas 2 " 4,020 2.162 Foxx 3 " 3.200 2.557 House 5 2.547 5.621 Long 7 RAS-2 7,096 6.166 3. The applicants are requesting a Variance to construct a future stable in the front yard and Site Plan 'Review to construct a new 7,850 square foot residence, a 1,200 square foot garage, a 500 square foot pool, a.450 square foot stable, and a 96 square foot service yard to replace the existing structures. ®Printed on Recvd ZONING CASE NO. 484 PAGE 2 4. A new 15 foot wide driveway with a 24 foot apron is proposed 30 feet southwest of the existing driveway. 5. Approximately, 45 -feet of retaining walls, up to 2.5 feet high, are proposed on the southern portion of the lot at the driveway turnaround area. 6. A 2,864 square foot residence was built on this property in 1943 with the addition of a 1,053 square foot stable in 1971, and 934 square feet of additions plus a 792 square foot 3 -car detached garage in 1957. The existing structural lot coverage totals 5,543 square feet. 7. Grading for the project site will 'require 3,800 cubic yards of cut and 3,800 cubic yards of fill. 8. The structural lot coverage proposed is 10,096 square feet or 6.09% and the total lot coverage proposed is 18,768 square feet or 11.3%. 9. The building pad coverage proposed is 10,096 square feet or 20.7% and includes the stable and corral area. 10. The project has been determined 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. RESOLUTION NO. 92-30 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE PLAN REVIEW APPROVAL IN ZONING CASE NO. 484. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Mr. and Mrs. Alfredo S. Sheng with respect to real property located at 1 Lower Blackwater Canyon Road, Rolling Hills (a portion of Lot 45-RH and 46-RH): (1) A Variance to permit encroachment into the front yard to construct a stable and corral, and (2) Site Plan Review of a proposed new residence. Section 2. The Planning Commission conducted a duly notieed- public hearing to consider the applications on August 18, 1992, September 15, 1992, and October 20, 1992, and at field trip visits on September 3, 1992 and September 6, 1992. . Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Sections 17.32.010 through 17.32.030 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. A Variance to Sections 17.16.011.H is required because this section states that corrals or pens may not be located in the front yard. The applicant is requesting a Variance to encroach up to 176 feet into the 257 foot irregular front yard setback to construct a 450 square foot stable and a 550 square foot corral. With respect to this request, the Planning Commission finds as follows: A. There are exceptional or extraordinary circumstances and conditions applicable to the property and the intended use that do not apply generally to the other property in the same vicinity and zone. The Variance for the stable and corral is necessary because the topography of the site prevents the construction of a stable and corral in the rear yard. The proper and logical location for the stable and corral is below the proposed building pad to the north because of the topographical nature of the lot. The proposed building pad for the residence will be located at the southern portion of the lot where the ground is most level and the southwestern rear yard slopes up, thereby precluding the creation of a flat area for a stable and corral in the rear yard. RESOLUTION NO. 92-30 PAGE 2 The area proposed for the stable and corral is the only place available on this property. 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 the property in question. The Variance is necessary because the General Plan encourages and the Zoning Ordinance requires the delineation of stables and corrals on properties in the City of Rolling Hills and a stable and corral could not be feasibly located in the rear yard. C. The granting of the Variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The Variance will permit the construction of a stable and corral which will not impact the street or neighboring properties because they will be nestled into the hillside. Also, the building pad for the stable is located near the junction of Middleridge Lane and Lower Blackwater Canyon Road where there are many other stables and corrals. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to permit the construction of a 450 square foot stable and a 550 square foot corral in the front yard of the residence located at 1 Lower Blackwater Canyon Road, subject to the conditions specified in'Section 9. Section 6. Section 17.34.010 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes ,to grading or an increase to the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. Although the development is large it is sited on a lot twice the size of those in the area. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 165,794 square feet. The proposed residence and attached garage (8,545 sq.ft.), swimming pool (500 sq.ft.), service yard (96 sq.ft.), and future stable (450 sq.ft.) will have 9,591 square feet which constitutes 5.8% of the lot which is within the maximum 20% RESOLUTION NO. 92-30 PAGE 3 structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 18,263 square feet which equals 11% 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 away from the road so as to reduce the visual impact of the development. The building structures are substantially away from other residences and will cover a small percentage of area on a very large lot. The pad is similar in size to several neighboring developments. 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 at the southwestern portion of the lot and will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. C. 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 grading will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. D. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the canyons at the northwest side of this lot. E. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and, with the conditions attached to this approval, supplements it with landscaping that is compatible with and enhances the rural character of the community. F. 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 will have a buildable pad coverage of 19.7%. Significant portions of the lot will be left undeveloped so as to preserve the rural atmosphere of the community and the scenic vistas across the northerly portions of the property. G. The proposed development 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. Grading shall be permitted only to restore the RESOLUTION N0. 92-30 PAGE 4 natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. H. The proposed development is sensitive and not detrimental to convenience and safety •of circulation for pedestrians and vehicles because the proposed project will utilize a road 30 feet from the existing vehicular access, thereby having little impact on the roadway. Also, the driveway will be unobstrusive and therefore, will create little interference with traffic. I. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 484 for a proposed residential development as indicated on the development plan incorporated herein as Exhibit A and subject to the conditions contained in Section 9. Section 9. The Variance to permit the construction of a stable, and corral that will encroach into the front yard approved in Section 5, and the Site Plan Review for residential development approved in Section 8 are subject to the following conditions: A. The Variance shall expire unless used within one year from the effective date of approval as defined in Section 17.32.110 of the Municipal Code. The Site Plan Review approval shall expire within one year from the effective date of approval as defined in Section 17.34.080.A. B. It is declared and made a condition of the Variance and the Site Plan Review approval, that if any conditions thereof are violated, the Permit 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 Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise unless otherwise approved by Variance. 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. RESOLUTION NO. 92-30 PAGE 5 E. A landscape plan must be submitted to and approved by the City of Rolling Hills Planning Department staff prior to the issuance of any grading and building permit.. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. F. To minimize the visibility of buildings on the pad, the structures, driveway, graded slopes and retaining walls shall be screened and shielded from view with native drought -resistant vegetation that is compatible with the surrounding vegetation of the community. G. The landscape plan shall include the retention and maintenance of the existing mature trees on the lot supplemented with plantings of native landscaping or landscaping that is consistent with the rural character of the community, on the property as a whole, and specifically at the northwestern portion of the building/pad and along Lower Blackwater Canyon Road. H. The landscape plan for the building pad shall not be developed with large expanses of lawn area. Instead, areas of mown grass shall be minimized. No lawn area shall be allowed below the location of the proposed pool. I. All retaining walls incorporated into the project shall not be greater than 5 feet in height at any one point. J. Walls shall not be permitted where the driveway meets the right-of-way. wide. K. Driveway entry gates shall not be permitted. L. Driveway entrance pilasters shall not be ornate. M. The driveway access apron shall be twenty-four (24) feet N. The driveway access apron shall be roughened to assist equestrian crossing. RESOLUTION NO. 92-30 PAGE 6 O. The driveway entryway shall not include lighting. P. 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 must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. The grading plan shall utilize land form or contour grading techniques in its design so as to create slopes that blend with the natural horizontal and vertical contours of the existing terrain and in no case shall cut and fill slopes be steeper than the City of Rolling Hills standard of 2 to 1 slope ratio. Special emphasis shall be given to the proposed cut and fill slope at the upper portion of the lot off Lower Blackwater Canyon Road to undulate and vary its contours from 2:1, 3:1, and 4:1 to minimize the slope. Q. 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. R. The working drawings submitted to the County Department of Building and Safety for plan check review and must conform to the development plan approved with this application. S. The building pad coverage shall not exceed 19.7%. T. Notwithstanding Section 17.34.070 of the Rolling Hills Municipal Code, any modifications to the project which would constitute additional development shall require the filing of a new application for approval by the Planning Commission. U. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance, pursuant to Section 17.32.087, or the approval shall not be effective. V. Conditions A, C, D, E, F, G, H, I, J, K, L, M, N, 0, P, Q, R, S, and U of this Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. 1992. PASSED, APPROVED AND ADOPTED THIS DAY OF ALLAN ROBERTS, CHAIRMAN RESOLUTION NO.92-30 PAGE 7 ATTEST: MARILYN KERN, DEPUTY CITY CLERK The foregoing Resolution No.. 92-30 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE PLAN REVIEW APPROVAL IN ZONING CASE NO. 484.• was approved and adopted at a regular adjourned meeting of the Planning Commission on , 1992 by the following roll call vote: AYES: NOES: / ABSENT: ABSTAIN: DEPUTY CITY CLERK Silts. eRicReaui c4. 9oxx 3 L3lack,vatet Canyon :Roca c�\pollin9 S{illa, CaliJotnia 90274 GCS �c� _L1_, J v -eiJ a epe .ti 0-t/ p JJ l %L0-ec Ate I�e /ft.c.o ��t Diane Long September 14, 1992 Rolling Hills Planning commission No. 2 Portuguese Bend Road Rolling Hills, CA 90274 ip@lE911 SEP 1 5 1992 CITY OF ROLLING HILLS Regarding: No. 1 Lower Blackwater Canyon Road Dear Commissioners, By -_ My family and I live at No. 7 Lower Blackwater Canyon Road,. up the road from the Shengs. I'm familiar with the Sheng's property and have reviewed the proposed plans with Criss Gunderson, the Sheng's architect. In fact, Mr. Gunderson is also working with us on a project that your commission reviewed earlier this summer. Knowing Mr. Gunderson's work as we do, we have confidence in his abilities and feel comfortable with his design for the Sheng's. My husband and I not only have no objections with the house the Shengs are proposing to build, we feel strongly that it would be an asset to the neighborhood. We would like to urge the planning commission to approve the current design of the Sheng's house. If we may be of any further assistance, please feel free to contact us. Sincerely i e Long c:.1,1Ji? /JCL (Z/f jf.C4/ C.f/'H/SS',:,J lipaawq SEP 1 5 1992 • CITY OF ROLLING HILLS By ._.. (I' fatt r s!). . G C vu. (+te . _•tear ^✓ cen ,. z 2.e.kunt Cu, Walling JUL INCORPORATED JANUARY 24, 1957 GORDANA SWANSON Mayor JODY MURDOCK Mayor Pro Tem GINNY LEEUWENBURGH Councilwoman THOMAS F. HEINSHEIMER Councilman GODFREY PERNELL Councilman October 21, 1992 Mr. and Mrs. Alfredo S. Sheng 1501 Lower Paseo La Cresta Palos Verdes Estates, CA 90274 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (3101377-1521 FAX (310) 377-7288 / Subject: PROPOSED NEW DRIVEWAY FOR A NEW SIGNLE FAMILY RESIDENCE AT 1 LOWER BLACKWATER CANYON ROAD Dear Mr. Sheng: Members of the Rolling Hills Traffic Commission will consider your proposed new driveway for a new single family residence at 1 Lower Blackwater Canyon Road during their regular Traffic Commission meeting scheduled for Friday, November 20, 1992. In order for members of the Traffic Commission to conduct a thorough field review, please make arrangements for the proposed driveway access to be staked in its actual width as it meets Blackwater Canyon Road. If you desire, you are certainly invited to attend the Traffic Commission meeting which will begin in the Rolling Hills City Council Chambers, 2 Portuguese Bend Road at 8:30 a.m. on November 20, 1992. Should you require additional information or have any questions, please do not hesitate to call. Sincerely, 9/44 Craig R. Nealis City Manager CRN:mlk traffic\driveway.Itr cc: Mr. Criss Gunderson, Architect Mr. Douglas McHattie, South Bay Engineering Corporation