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8BIt) ly 17 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-9521 FAX (310) 377-7288 Mtg. Date: 3/17/15 Agenda Item: 8B TO: HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 876 77 CREST ROAD EAST RA -S-2,10.3 ACRES (AFTER LLA) TOM JANKOVICH BOLTON ENGINEERING FEBRUARY 5, 2015 REOUEST AND RECOMMENDATION The Planning Commission visited the site earlier in the morning of March 17, 2015. It is recommended that the Planning Commission review the staff report, take public testimony and provide direction to staff. The applicant, Mr. Tom Jankovich, requests a Lot Line Adjustment (LLA), a Site Plan Review and Conditional Use Permit to construct a stable and corral, with related grading and maximum 3 -foot retaining wall, and a Variance to allow the stable and corral to be located in the "front yard" on a property developed with a single family residence, at 77 Crest Road East, (APNs 7567-008-012 and 7567-008-013). The proposed stable would contain 3,691 square feet, which includes 3,456 square feet on the ground floor plus a 235 square foot loft. The total proposed tack use area is 700 square feet, which is 19% of the entire structure. The proposed loft area would be 6.3% of the total structure. The stable would have a center isle and will be open to the ceiling. The corral area is proposed to be 550 square feet, which is the minimum requirement. The proposed LLA would eliminate the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot (Lot 2, Tract 27526) thereby merging these two lots, both zoned RAS -2, into a single parcel containing 450,811 gross square ZC NO. 876 feet, or 10.3 acres. Approval of the Site Plan Review, Conditional Use Permit and Variance is subject to approval of the LLA to merge the lots. Since the last meeting, the applicant slightly revised the application and is proposing to move the stable 9' to the east- further away from the driveway and eliminated a portion of the wall along the west side of the stable and reduced the wall height along the stable building pad (along the north side). BACKGROUND 1. This proposal is subject to the stable ordinance, adopted in 2011 which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. The stable is proposed in the northwest corner of the merged parcel. A Site Plan Review is required due to the new stable structure, and related grading and retaining wall construction. A Variance is required because the stable is proposed within the lot's "front yard" which is the area between the front of the house and the front property line. No portion of the stable will encroach into a building setback. 2. The property at 77 Crest Road E. currently contains 3.7 acres of land, or 161,262 gross square feet but will be enlarged after the merger to 10.35 acres or 450,811 gross square feet, with a net area of 418,524 square feet. 3. The property at 77 Crest Road East is currently developed with a 3,275 square foot residence, 591 square foot garage and 91 square foot service yard. No changes are being proposed for the residence and garage at this time. MUNICIPAL CODE COMPLIANCE 4. Pursuant to the Zoning Code requirements stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The proposed stable will be located in the northwest corner of the property, just outside the front and (west) side setback areas, approximately 170 feet from the existing home on the same property to the south and is estimated to be, respectively, approximately 90 and 155 feet from the neighboring homes to the north and northwest. The subject property has driveway access to Crest Road E. through at least two properties to the north. Access for the proposed stable will be via a new 17 -foot wide driveway that will join the existing driveway on the subject site. The proposed stable would have a footprint of 3,456 square feet in a rectangular structure, 48 feet wide by 72 feet long. The ground floor containing 3,456 square feet has a center aisle flanked by five animal stalls, a tractor storage area, a feed area, a 570 square foot tack room/ workshop and 130 square foot bathroom. The upper loft area, 235 square feet in area, runs along a portion of the width of the building and will be used for additional agricultural storage. 5. Pursuant to the zoning code requirements the following is applicable to this request: ZC NO. 876 0 REQUIREMENTS Minimum 6' wide access with roughened surface Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Stable min. 35' from any residential structure Stable building to be designed for rural and agricultural uses only, but may include storage for vehicles, household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for rx cultural uses imum of 40% not to exceed 800 s.f. may be maintained for a tack room use Tack area may have sanitary and kitchen amenities Tack area may have glazed openings Agricultural space entry doors to be min. 4'wide & 7.5' high; appearance of a stable door Loft is permitted Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral minimum 550 sf.; fenced and contiguous to stable. (Planning Commission may determine the size of a corral) Access sloe not to exceed 2517o Commercial uses or sleeping is not allowed PROPOSED 17 'wide access -way joining existing driveway with roughened surface (not paved) Grading with 2-4ft. retaining wall; 1,370 cubic yards (685 cyd. cut; 685 cyd. fill) Variance required for location in front yard Approx. 90 -ft. from closest neighbor's home Storage is proposed for a tractor. Stable to have center aisle open to the loft above. PC may require pervious surfaces. Ground floor (3,456 sf.): 825 sf. stalls; 315 sf. feed room; 165 sf. tractor storage; 1,450 sf. general agric. storage; 570 sf. tack room / workshop; 130 sf shower. Loft (235 sf.) - agricultural storage. Agricultural spaces, including storage & feed, incl. loft comprise 2,991 sf. or 81.0% Tack use area comprises 700 sf. or 19.0% Includes tack room/ workshop & bathroom Bathroom proposed; no kitchen Windows proposed in tack area, (condition of approval) Entry doors heights on west side at entrance to agricultural area are 11 -ft. and 7 -ft elsewhere, (condition of approval to be 75) Loft; proposed for storage only The total height of the structure at its highest peak is proposed to be 18'4 3/ " (Plate hei hts per condition of approval.) Dirt or D.G. (condition of approval) Proposed 550 sq. ft. fenced corral. Existing access at 13% maximum slope Applicant is not proposing any commercial uses or sleeping in the stable The applicant must comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables, as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material, Fire Department requirements and others. ZC NO. 876 3 6. Grading in the amount of 1,370 cubic yards total (685 cy. cut and 685 cy. fill) is proposed which calls for one maximum 3 -foot tall retaining wall. The proposed 0.5"-3' high retaining wall along the north and west side of the stable building pad will average 2.5 feet in height and will not be located in any setback. A 2 -foot wide concrete drainage swale is proposed to divert water and will either terminate in a dissipater or tie in to an existing buried drainage system. 7. The disturbed area of the lot will be increased by 10,750 square feet (2.57%) or 11.87 total, (49,461 sq.ft. area), which will be well in compliance with the code limit of 4070. 8. There is only one building pad on the property, which accommodates the existing home and proposed stable. The residential building pad (not in setbacks) is 34,815 square feet. The building coverage will increase to 21.3% including the stable. 9. The net lot area of the lot with the merger, for development purposes will be 418,524 square feet. The structural lot coverage is proposed at 7,413 sf. or 1.8% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 22,128 square feet, or 5.3%, (35% permitted). 10. The proposed height of the stable will be 18'4 3/ ". The stable will have a center isle and will be open to the roofline, except for the 235 sq.ft. loft area on the second level. The stable roof at the ridge point will be approximately 24 feet below the pad elevation of the closest residence to the north and approximately 13 feet above the pad elevation of the next closest residence to the northwest. 11. The following table lists stables /square footages approved since 2011. Location 11 Blackwater Cyn. Rd. 5 Buggy Whip 0 Chestnut 9 Chuckwagon Rd. 10 Crest Rd. W. 49 Eastfield 112 Johns Cyn. Rd. 3 Meadowlark 29 Middleridge Rd. S. 6 Portuguese Bend Rd. CONCLUSION S care Feet / No. of Stories 890 sq. ft. one story J 890 sq. ft. one story 900 sq. ft. one story f 1,296 sq. ft. first floor / 792 sq. ft. loft 735 sq. ft. first floor / 453 sq. ft. loft 600 sq. ft. one story 735 sq. ft. one story 480 sf. first floor / 360 sf. loft 2,160 sq. ft. first floor / 800 sf. loft with center aisle J 450 sq. ft. one story 12. When reviewing a stable development application the Planning Commission should consider whether the proposed project meets the criteria for a Conditional Use Permit, Site Plan Review, Variances and Chapter 17.18 of the Zoning Code pertaining to the stables requirements adopted in 2011. ZC NO. 876 " 4 13. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. 14. Should this request be approved, the applicant would have to meet all of the conditions of the permitted uses/ construction specified in the Zoning Ordinance for stables and corrals and maintain the structure as approved for agricultural uses. 15. Other required approvals include the RHCA (Architectural Committee), and ultimately Building and Safety plan checking for building permits. At this time, the applicant has not reviewed the project with the RHCA. 16. In response for justification for a Variance to locate the stable and corral in the front yard, the applicant's agent states that the existing home is located at the rear of the property and the remainder of the 10 acres other than the existing building pad consists of a canyon with slopes at 2:1 or steeper. A great deal of grading and significantly larger disturbed area would be required to create a pad that could support a stable that would not be within the "front yard". 17. The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA Guidelines, Sec. 15303). Zoning Case No. 876 SITE PLAN REVIEW RA -S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 25 ft. from rear property line (stables only) STRUCTURES (Site Plan Review required if size of structure enlarged by min. 1,000 sf. and this increases size of the structure by > 25% in a 36 -month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAUSTABLE BUILDING PAD COVERAGE (30% maximum -guideline) GRADING Site Plan Review required if ZC NO. 876 EXISTING PROPOSED SINGLE FAMILY RESIDENCE NEW STABLE AND CORRAL Residence 3,275 sq. ft. Residence 3,275 sq. ft. Garage 591 sq. ft. Garage 591 sq. ft. Service yard 91 sq. ft. Service yard 91 sq. ft. Stable 0 Stable 3,456 sq. ft. (not including loft) TOTAL 3,957 sq. ft. TOTAL 7,413 ft. .88% 1.8% of 418,524 sf. net lot area 4.34% 5.3% of 418,524 sf. net lot area 12.69% of 31,175 sq. ft. building 21.3% of 34,815 sq. ft. building pad not in setback pad not in setback 5 1,370 cubic yards (685 cy cut 1685 cy fill) 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 non -graded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ. FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS IZ46.0I0 Purpose. 9.25% N/A 10hil Existing driveway approach NIA NIA 11.8% CUP requested 3,691 sf. stable/550 st corral New connecting to existing residential driveway Existing from Crest Rd. E. via easements Planning Commission condition Planning Commission condition SITE PLAN REVIEW CRITERIA The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City s General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. x7.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; ZC NO. 876 0 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following 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; 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; 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; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; 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. ZC NO. 876 7