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749, SPR detached garage / Convert , Staff Reports . '‘AG HILLs 9 �i oPo/IL"O C INCORPORATED JANUARY 24, 1957 c� a' NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF.90274 50TH ANNIVERSARY (310)377.1521 FAX:(310)377-7288 1957 - 2007 Agenda Item No.: 4B Mtg. Date:4/28/08 DATE: APRIL 28, 2008 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THROUGH: ANTON DAHLERBRUCH, CITY MANAGER SUBJECT: RESOLUTION NO. 2008-05. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE; AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). RECOMMENDATION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. REQUEST AND BACKGROUND 2 Request for a Site Plan Review, Variances and Conditional Use Permit for grading of 311 cubic yards of cut and 311 cubic yards of fill,and construction of a new 1,038 square foot stable to be located up to 2 feet in the side yard setback and a wall along the access way to the stable to be located 8 feet into the 10-foot required setback; to convert the existing 2,250 square foot stable into a garage and add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback at an existing single family residence at 1 Acacia Lane. 3. The Planning Commission adopted Resolution No. 2008-05, which is attached, ZC NO.749 1 Acacia Lane i ®Printed on Recycled Paper • on April 15,2008 at the regular meeting granting approval in Zoning Case No. 749. The vote was 4-0-1, (Commissioner DeRoy abstained due to absence at the field trip and subsequent meeting). The attached resolution contains standard findings of facts and conditions including conditions that the area behind the garage (closest to Portuguese Bend Road) not be paved, and be landscaped, that there shall be no habitable space in the garage and that the garage be screened from Portuguese Bend Road. 4. In January 2008, the applicants requested a Site Plan Review, CUP and a Variance to construct a new 1,920 square foot detached garage in the front of the property, of which 736 square feet would encroach 23 feet into the front yard setback. Responding to the Planning Commission's comments concerning the new detached garage in the front yard, the applicants revised their project and requested to construct a new stable on the side of the property, convert the existing stable to a detached garage and add thereto. The addition to the converted stable would encroach into the front yard setback. 5. The applicants have further revised their proposal to move the proposed stable further away from the riding ring and closer to Acacia Road, which requires the relocation of a wall along the access to the stable into the side yard setback as well as locating the stable two feet into the setback. Both encroachments require a Variance. The proposal calls for a 1,038 square foot stable to be located up to 2 feet in the side yard setback and a wall to be located 8 feet into the 10—foot required setback; to convert the existing 2,250 square foot stable into a garage. The applicants also propose to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing stable encroaches into the front yard setback. 6. The proposed 1,038 square foot stable will have a 779 square foot porch and a 252 square foot breezeway between the tack and feed rooms. Access to the stable will be taken from the existing driveway and not exceed 25% in slope. Due to the slope differential between the driveway and the proposed stable, the access to the stable requires a wall. The wall will not be visible form Acacia Road. 7. The property is located in the RAS-1 zone and the gross lot area is 2.04 acres. The net lot area is 77,630 square feet. The property is developed with a 4,864 square foot residence, 748 square foot attached garage, 300 square foot basement, 156 square foot covered porches, 2,250 square foot stable, service yard and over 16,000 square foot riding ring. 8. In 1983 the Planning Commission granted a Variance to construct a 2,250 square foot stable, which encroached 27 feet into the front yard setback. In 1994 the applicants were granted a Conditional Use Permit to convert the stable into a mixed-use structure to be used as a stable and a gym and a Site Plan Review for a 2,300 square foot addition to the residence. Currently the entire structure is used as a stable. ZC NO.749 1 Acacia Lane 2 • • 9. In 2004 the Planning Commission granted the applicants a request to add 770 sq.ft. to the existing stable and to convert the structure to a garage, for a total of 3,020 sq.ft. garage, and to construct a 778 sq.ft. stable in the same general location as currently proposed. The property owners did not construct these improvements and the approvals expired. However, they would now like to revisit their original plan. 10. The property is irregular in shape and it abuts four streets; Portuguese Bend Road to the east, Palos Verdes Drive North to the north, Acacia Road to the west and Acacia Lane to the south. The City's tennis courts are to the east of the property. 11. During the Planning Commission review proceedings correspondence was submitted by property owner at 2 Saddleback Road, which is enclosed. The Planning Commission discussed the letter at length and incorporated screening of the garage and deemed the other points to come under RHCA purview. MUNICIPAL CODE COMPLIANCE 12. Grading for the stable will consist of 311 cubic yards of cut and 311 cubic yards of fill. No grading is proposed for the addition to the existing stable, which is to be converted to a garage. 13. The proposed garage will encroach up to 23 feet into the front setback, along the line of the current encroachment of the stable. The new stable will be located in an area closer to the riding ring, and therefore more conducive to horse riding and separating the equestrian uses from the residential uses. 14. The building pad consists of the entire lot outside the setbacks, and is 52,812 square feet. Building pad coverage on the 52,812 square foot building pad is proposed at 10,934 square feet or 20.7 %, not including porches consisting of 10% of the size of the stable and primary residence. Including all of the porches, the building pad coverage would be 21.6%, (30 % maximum permitted). 15. The structural net lot coverage is proposed at 11,383 square feet or 14.7%, which includes all of the structures, (20% permitted); and the total lot coverage including the structures and paved areas is 16,075 square feet or 20.7%, (35% permitted). 16. Disturbed area of the lot is proposed at 37.7%, including the proposed grading for the stable. 17. Access to the residence includes three existing driveways. There are two driveway approaches along the southern portion of the lot off of Acacia Lane, and one access off of Acacia Road to the existing attached garage. These driveways existed prior to the City requiring a CUP for more than one driveway and are therefore considered legal non-conforming. ZC NO. 749 1 Acacia Lane 3 • • 18. Access to the stable is proposed from the existing driveway from Acacia Road. The area of the proposed stable is lower than the residence. The access will be between 10 and 6 feet wide with walls ranging in height from a 6" curb to a maximum of 5-foot walls along the access way, and will be in the side yard setback. The corral and riding ring would be adjacent to the stable. 19. There is a requirement that utility lines to the new stable and the converted structure be placed underground. CONCLUSION 20. When reviewing this project the Planning Commission considered whether 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. The Planning Commission found that the project would not mass the property, that the location of the stable is desirable in the side yard adjacent to the existing riding ring, that the proposed garage would not be objectionable and will encroach along the existing encroachment line and will be screened from the streets and neighbors, that minimal grading is necessary and that the rural environment would be preserved. 21. The proposed project complies with all of the development standards including the building pad guidelines. No grading is required for the addition to the stable, which is to be converted to a garage. The proposed garage addition will encroach along the line of the existing encroachment of the existing structure. 22. The new stable and access are proposed to be located very close to the roadway easement, in the setback. The City's regulations provide for a lesser setback requirement along a roadway on a corner lot than if the lot was an interior lot. The purpose of setbacks is to maintain a separation between the road and the structures and to provide for open space and separation between neighbors. Only two additional residences take access from Acacia Road. However, it is a very narrow road easement - 30-feet, of which approximately 17 feet is paved for use as a road. According to the applicants, they spoke to all the neighbors and they support the project. 23. The shape of the lot and the existing pattern of development on the lot make it difficult to construct additional structure on the lot. The riding ring is located in the rear of the lot and that area is most conducive to equestrian uses rather than for a garage. OTHER AGENCIES REVIEW ZC N0. 749 1 Acacia Lane 4 S • 24. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design, as well as the location of the fences at a later time. 25. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). ZONING CASE NO. 749 REVISED CRITERIA EXISTING PROPOSED & MAJOR IMPACTS RA-S-1 Zone Setbacks: Residence with accessory New stable, convert existing Front: 50 ft. from front easement structures and uses stable to a garage and add to line the garage, and encroach with Side: 20 ft. from property line the addition and wall into the Rear: 50 ft. from property line setbacks Structures Residence 4864 sq.ft. Residence 4864 sq.ft. (Site Plan Review required if size Garage 748 sq.ft. Garage 748 sq.ft. of structure increases by at least Stable 2250 sq.ft. Stable 1038 sq.ft. 1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Det. Garage 3450 sq.ft. increasing the size of the Porch 156 sq.ft. Porches 935 sq.ft. structure by more than 25% in a TOTAL 8,114 sq.ft. Entryway 252 sq.ft. 36-month period). Basement 300 sq.ft. Service Yard 96 sq.ft. Riding Ring approx. 16,200 TOTAL 11,383 sq.ft. sq.ft Basement 300 sq.ft. Riding Ring appx. 16,200 sq.ft Grading N/A 311 cu.yds cut and 311 cu.yds of fill for stable Disturbed Area (40% maximum; any graded building pad area, any remedial 34.8% 37.7% of 77,630 square feet grading (temporary disturbance), net lot area any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Structural Lot Coverage (20% maximum) 10.5% 14.7% of 77,630 square feet net lot area Total Lot Coverage (35% maximum) 16.6% 20.7%of 77,630 square feet net lot area Building Pad Coverage (30% maximum Planning 15.1% 20.6%of 52,812 square feet Commission guideline) building pad area Roadway Access Existing off Acacia Lane Existing Access to Stable and Corral Existing from Acacia Lane Proposed from existing driveway on Acacia Road Preserve Views N/A Planning Commission review Preserve Plants and Animals N/A Planning Commission review ZC NO.749 1 Acacia Lane 5 C.D' 410 CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. 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. 17.46.050 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: ZC NO. 749 6 1 Acacia Lane • • 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; 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. 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.749 O 1 Acacia Lane 7 • • ` Planning '- niM' ` , b Commission Q� P; �� i, 1 \: March 18,2008 City of Rolling Hills =� 1 Re: Zoning Case No. 7492 I Acacia Road CITY OF ROLLING HILLS By —_---- Dear Commission Members, Upon viewing the Lieb property with the proposed changes in mind, I feel converting the stable to a garage and relocating the stable next to the riding ring is a wise use of the property and will further enhance the beauty of the home. Because it is closest property to the Main Gate on the West side, the garage will be the first thing you see as you enter the City. I suggest asking the Lieb family to relocate the hedge behind the fence next to the new garage. It would shield the garage from view while opening up the roadside easement on Portuguese Bend Road to better match the size and uses of the corresponding easement on the opposite side of the road. In addition I suggest asking the Lieb family to move back their fence on the Acacia side of that corner to allow a 8 foot wide area for walking and riding next to the pavement. The current equestrian crossing would then be safer and more functional. I realize the small roadside easements on Acacia do not now require the Lieb family to move their fence back from the pavement, but doing so would improve the safety and rural appearance of the first intersection seen as we enter the Main Gate of our City. In addition I ask the City to consider moving the mailboxes to a safer location, so the residents do not have to stand in a busy traffic lane to retrieve their mail. The Libe family has always been community minded and willing to use their recourses for the benefit of the residents of our City. I hold them in the highest regard. Sincerely, Beth Howell • • RESOLUTION NO. 2008-05. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE; AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). 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. Lieb with respect to real property located at 1 Acacia Lane, Rolling Hills (Lot 25-B-RH) requesting a site plan review for grading of 311 cubic yards of cut and 311 cubic yards of fill to construct a 1,038 to be located up to 2 feet in the side yard setback and a wall to be located up to 8 feet into the 10—foot required setback; to convert the existing 2,250 square foot stable into a garage and to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing stable encroaches into the front yard setback. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on January 15, February 19, and March 18, 2008 and field trips on February 19 and March 18, 2008. The applicants were notified of the public hearings in writing by first class mail and were in attendance. Evidence was heard and presented from all persons interested in affecting said proposal, and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. Section 3. The property is developed with a 4,864 square foot residence, 748 square foot attached garage, 2,250 square foot stable, service yard and a riding ring. Section 4. In 2004 the Planning Commission granted the applicants a request to add 770 sq.ft. to the existing stable and to convert the structure to a garage, for a total of 3,020 sq.ft. garage that would encroach into the front setback, and to construct a 778 sq.ft. stable.The property owners did not construct these improvements and the approval expired. Section 5. The property is irregular in shape and it abuts four streets, Portuguese Bend Road to the east, Palos Verdes Drive North to the north, Acacia Reso. 2008-051 Li eb a • Road to the west and Acacia Lane to the south. The City's tennis courts are to the east of the property. Section 6. The Planning Commission finds that the project qualifies as a Class 4 Exemption (State of CA Guidelines, Section 15304 - Minor Land Alteration) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 7. Section 17.46.030 requires a development plan to be submitted for site plan review and approval before any development requiring a grading permit or 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 at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the Site Plan Review application for grading for the stable, the Planning Commission makes the following findings of facts: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low-density residential development with sufficient open space between surrounding structures, and for equestrian facilities. The project conforms to Zoning Code setback requirements with the Variance approved in Section 11 of this Resolution. The lot has a net area of 77,630 square feet, as calculated for development purposes and is level. With the new stable and addition to the garage, the structural coverage and total coverage will be well within the maximum permitted. The proposed project is screened from the road so as to reduce the visual impact of the development. B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The topography and the configuration of the lot, has been considered, and it was determined that the proposed development will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures because the proposed construction will be constructed on an existing building pads, will be the least intrusive to surrounding properties, will be screened and landscaped, are of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors, and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. Although the proposed stable and wall for access to the stable are in the side setback, near a roadway easement, there are only three residences that take access to their homes through Acacia Road, one being the applicants. The proposed location of the stable is most desirable, because it is going to be located by the riding ring that will double as a corral. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, and is consistent with the scale of the neighborhood when compared to properties in the vicinity. The proposed structures will follow Reso. 2008-05 2 Lieb • the pattern and style of the original residence. The entire lot is flat and therefore has the appearance of spaciousness. D. The development plan incorporates existing trees and native vegetation to the maximum extent feasible. No significant trees or vegetation will be lost to the new development. 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 lot to look overdeveloped. The proposed stable and garage (currently stable) addition were designed to minimize lot coverage. Significant portions of the lot will be left undeveloped. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed project will not change the existing circulation pattern and will utilize existing driveways. G. The project is exempt from the requirements of the California Environmental Quality Act. Section 8. Section 17.16.210(A)(4) of the Rolling Hills Municipal Code permits approval of a detached garage under certain conditions, provided the Planning Commission approves a Conditional Use Permit. The applicant is requesting to convert the existing 2,250 square foot stable to garage, and add 1200 square feet thereto for a total of 3,450 square foot detached garage. A portion of this addition will be located in the front yard setback. A portion of the stable (to be converted to garage) is located in the front setback. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the conversion of a stable would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community and is a permitted use with a CUP. The area proposed for the garage is already developed and such use will not change the existing configuration of structures on the lot, except for further encroachment. With the construction of the stable in another location of the property, the lot will remain an equestrian lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the conversion of the stable to a garage will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed use will be nestled behind existing trees and is of sufficient distance from nearby residences so that the garage will not impact the view or privacy of surrounding neighbors. Reso. 2008-05 3 Lieb • i C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the detached garage will comply with the low profile residential development pattern of the community and the structure already exists. The roof line of the addition will remain the same as currently exists for the stables. D. The proposed conditional use complies with all applicable development standards of the zone district, except for the encroachment, as approved by this Resolution, because it is a permitted use under the Municipal Code. 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 new stable and corral will be constructed at the same time as this conversion takes place. The stable will be in a location more conducive to equestrian uses, next to a riding ring. Section 9. Section 17.16.110 requires that the front yard setback be fifty (50) feet from the roadway easement line. The applicants request to add 1200 square feet to the proposed garage, of which 368 square feet would encroach into the front yard setback. Approximately 690 square feet of the existing structure already encroaches into the front yard setback. 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 lot is irregular in shape, abuts four different streets and is already developed with a structure in this location. The location of the garage is desired so as to preserve nearly all of the existing open space of the rear of the property unaffected, which contains a riding ring. 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 will permit the development of the property in a manner similar to development patterns on surrounding properties. The location of the building pad and the development pattern of the remaining structures on site, especially the driveways dictate that the proposed garage be located in the front and replace the existing structure. By placing the proposed addition to the garage (currently stable), least amount of area of the lot will be disturbed and does not require a new building. C. The granting of the Variance will not be materially detrimental to Reso. 2008-05 Lieb 4 • • the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located because the proposed development will not be visible to neighbors and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. Section 10. Section 17.16.110 requires that the side yard setback on a corner lot be 10 feet from the roadway easement. The applicants request to construct a 1,038 square foot stable with porches that would encroach between one to two feet into the side yard setback for the length of the structure. In addition, a wall not to exceed 5 feet, ranging from a 6-inch curb to 5 feet, is planned to be located up to 8 feet in the side setback. The wall is necessary to provide access to the rear of the stable. With respect to this request for a Variance to encroach with the stable and the wall into the side yard setback, 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 lot is irregular in shape, abuts four different streets and is already developed with a riding ring in the vicinity of the proposed location of the stable. The location of the stable is desired so as to preserve nearly all of the existing open space of the rear of the property unaffected, which contains a riding ring and to cluster equestrian uses together in the rear of the primary residence. The wall is necessary to provide access to the rear of the stable and to accommodate the difference in elevation between the primary residence and the pad for the stable. 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 will permit the development of the property in a manner similar to development patterns on surrounding properties. There are several stables in the vicinity that encroach into setbacks. The location of the building pad and the development pattern of the remaining structures on site, especially the primary residence and the riding ring, dictate that the proposed stable be located near the side yard. The location of the stable is desired so as to cluster equestrian uses together in the rear of the primary residence. The wall is necessary to provide access to the rear of the stable and to accommodate the difference in elevation between the primary residence and the pad for the stable. Although the proposed stable and wall for access to the stable are in the side setback, near a roadway easement, there are only three residences that take access to their homes through Acacia Road, one being the applicants. The proposed location of the stable is most desirable, because it is going to be located by the riding ring. C. The granting of the Variance will 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 because the proposed development will not be visible Reso.2008-05 • 5 D Li eb • • • • to neighbors and will permit the owners to enjoy their property without •deleterious infringement on the rights of surrounding property owners. Acacia Road is a very seldom-traveled road. Only two homes take access from that road. The two homeowners supported the proposed stable and wall location. Section 11. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves the Site Plan Review, Conditional Use Permit and Variances applications in Zoning Case No. 749 for the proposed structures, subject to the following conditions: A. The Site Plan Review, Variance, and Conditional Use Permit approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.070(A), 17.42.070(A), and 17.46.080(A) of the Zoning Ordinance unless otherwise extended pursuant to the requirements of those sections. B. If any conditions of approval are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Building Code, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with, unless otherwise set forth in this approval. D. The lot shall be developed and maintained in substantial conformance with the site plan, dated March 12, 2008, except as otherwise provided in these conditions. E. Structural lot coverage shall not exceed 11,383 square feet or 14.7%, in conformance with structural lot coverage limitations. F. Total lot coverage of structures and paved areas shall not exceed 16,075 square feet or 20.7%, in conformance with lot coverage limitations. G. The disturbed area of the lot shall not exceed 29,267 square feet or 37.7%, including the proposed grading for the stable, in conformance with disturbed area limitations. H. Building pad coverage on the 52,812 square foot building pad shall not exceed 10,934 square feet or 20.7%, not including porches consisting of 10% of the size of the stable and primary residence. I. The detached garage shall not exceed 3,450 square feet of floor area, Reso.2008-05 6 Lieb and no more than 363 square feet of the addition may encroach into the front yard setback. • J. The garage shall not be used as habitable space, and may not have a kitchen. K. The roof extension for the addition shall be at the same height as the current roofline of the stable at its lowest point (front and rear, not at the ridge height). L. Grading for the project shall not exceed 311 cubic yards of cut soil and 311 cubic yards of fill soil. Grading shall be balanced on site and shall preserve the existing landscaping to the greatest extent possible. M. The proposed stable shall be one story and shall not exceed 14 feet in height to the highest ridgeline. Access to the stable shall be provided from the existing driveway on Acacia Road and shall not exceed 25% slope. N. All graded areas shall be landscaped. Landscaping shall incorporate and preserve, to the maximum extent feasible, the existing trees and shrubs and provide for natural landscape screening surrounding the proposed stable. O. Landscaping shall include water efficient irrigation, to the maximum extent feasible, that incorporates a low gallonage irrigation system, utilizes automatic controllers, incorporates an irrigation design using "hydrozones," considers slope factors and climate conditions in design, and utilizes means to reduce water waste resulting from runoff and overspray. P. The rear area of the garage shall be landscaped, and not be developed with impervious surface. In addition, the shrubs currently screening the stable from Portuguese Bend Road shall remain and the garage shall be screened at all times. Q. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. R. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. S. During construction, the Erosion Control Plan containing the elements set forth in the 2008 County of Los Angeles Uniform Building Code Reso.2008-05 7 4110 Lieb i• • shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution as required by the.County of Los Angeles. T. During and after constructions, all parking shall take place on the project site. U. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. V. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of septic tank facilities. W. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) related to solid waste and storm water pollution prevention. X. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any grading or building permits. Y. Perimeter easements shall remain free and clear of any improvements including, but not be limited to, fences-including construction fences, grading (both cut and fill), landscaping, irrigation and drainage devices, play equipment, parked vehicles, building materials, debris and equipment, except that the Rolling Hills Community Association may approve certain encroachments. Portions of the three-rail fences are located in the RHCA roadway easements and shall be either removed and placed on the easement line or approved in their current location by the RHCA. Z. The working drawings submitted to the County Department of Building and Safety for plan check review shall conform to the development plan described in Condition D. AA. Prior to granting a final inspection utility lines to the garage and the stable shall be placed underground. AB. The City's and the Community Association's requirements related to outdoor lighting, roofing material and construction and all other requirements shall be complied with. AC. 50% of the demolition and construction materials must be recycled/diverted. Prior to granting a final inspection, verification to be submitted to staff regarding how much material was recycled/diverted and Reso.2008-05 8 Lieb • i where it was taken. AD. The applicants shall execute an Affidavit of Acceptance of all conditions of the Variance, Conditional Use Permit and Site Plan Review approvals, pursuant to Section 17.38.060, or the approval shall not be effective. AE. All conditions, when applicable, of the Variance, Conditional Use Permit and Site Plan Review approvals must be complied with prior to the issuance of a grading or building permit from the County of Los Angeles. AF. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6 PASSED, APPROVED AND ADOPTED THIS 15th DAY OF APRIL 2008. '17A • ri; ROGER SOMMER, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK Reso.2008-05 9 1') Lieb i i STATE OF CALIFORNIA) COUNTY OF LOS ANGELES) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution 2008-05 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE; AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). was approved and adopted at a regular meeting of the Planning Commission on April 15, 2008 by the following roll call vote: AYES: Commissioners Smith, Witte, Vice Chairman Henke and Chairman Sommer. NOES: None. ABSENT: None. ABSTAIN: Commissioner DeRoy. and in compliance with the laws of California was posted at the following: Administrative Offices. DEPUTY CITY CLERK Reso.2008-05 10 Lieb ,,,,H „...... - .4.?, .. Ill 6 \oG HI(zs QRoiling,1-• oi / 0 ' C=3 etcy INCORPORATED JANUARY 24, 1957 _Z cam NO.2 PORTUGUESE BEND ROAD ,�_� ROLLING HILLS.CALIF. 90274 50TH ANNIVERSARY FAX:(310) 1 (310)377-7288 1957 - 2007 DATE: APRIL 15, 2008 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 749 REVISED / SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) ZONING AND SIZE: RA-S-1, 2.04 ACRES (GROSS) APPLICANT: MR. AND MRS. PHILLIP LIEB REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING PUBLISHED: JANUARY 5, 2008, FEBRUARY 9, 2008 REOUEST AND RECOMMENDATION Request for a Site Plan Review for grading and construction of a new stable, a Conditional Use Permit to convert the existing stable into a garage and a Variance to encroach with an addition to the proposed garage and with the stable and a wall into the front and side yard setbacks at an existing single family residence at 1 Acacia Lane. It is recommended that the Planning Commission review the draft Resolution and adopt Resolution No. 2008-05, with conditions. BACKGROUND 1. At the March 18, 2008 Planning Commission meeting the Commission directed staff to prepare a Resolution approving the proposed project. The vote was 4-1-0. Commissioner DeRoy was absent. 2. The attached Resolution No. 2008-05 contains standard findings of facts and conditions including conditions that the area behind the garage (closest to Portuguese Bend Road) not be paved, and be landscaped and that the garage be screened from Portuguese Bend Road. al ®Printed on Recycled Paper RESOLUTION NO. 2008-05. A RESOLUTION OF THE PLANNING COMMISSION. OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE; AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). 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. Lieb with respect to real property located at 1 Acacia Lane, Rolling Hills (Lot 25-B-RH) requesting a site plan review for grading of 311 cubic yards of cut and 311 cubic yards of fill to construct a 1,038 to be located up to 2 feet in the side yard setback and a wall to be located up to 8 feet into the 10—foot required setback; to convert the existing 2,250 square foot stable into a garage and to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing stable encroaches into the front yard setback. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on January 15, February 19, and March 18, 2008 and field trips on February 19 and March 18, 2008. The applicants were notified of the public hearings in writing by first class mail and were in attendance. Evidence was heard and presented from all persons interested in affecting said proposal, and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. Section 3. The property is developed with a 4,864 square foot residence, 748 square foot attached garage, 2,250 square foot stable, service yard and a riding ring. Section 4. In 2004 the Planning Commission granted the applicants a request to add 770 sq.ft. to the existing stable and to convert the structure to a garage,for a total of 3,020 sq.ft. garage that would encroach into the front setback, and to construct a 778 sq.ft. stable. The property owners did not construct these improvements and the approval expired. Section 5. The property is irregular in shape and it abuts four streets, Portuguese Bend Road to the east, Palos Verdes Drive North to the north, Acacia Reso.2008-05 1 Lieb O( • I Road to the west and Acacia Lane to the south. The City's tennis courts are to the east of the property. Section 6. The Planning Commission finds that the project qualifies as a Class 4 Exemption (State of CA Guidelines, Section 15304 - Minor Land Alteration) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 7. Section 17.46.030 requires a development plan to be submitted for site plan review and approval before any development requiring a grading permit or 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 at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the Site Plan Review application for grading for the stable, the Planning Commission makes the following findings of facts: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low-density residential development with sufficient open space between surrounding structures, and for equestrian facilities.The project conforms to Zoning Code setback requirements with the Variance approved in Section 11 of this Resolution. The lot has a net area of 77,630 square feet, as calculated for development purposes and is level. With the new stable and addition to the garage, the structural coverage and total coverage will be well within the maximum permitted. The proposed project is screened from the road so as to reduce the visual impact of the development. B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The topography and the configuration of the lot, has been considered, and it was determined that the proposed development will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures because the proposed construction will be constructed on an existing building pads, will be the least intrusive to surrounding properties, will be screened and landscaped, are of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors, and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. Although the proposed stable and wall for access to the stable are in the side setback, near a roadway easement, there are only three residences that take access to their homes through Acacia Road, one being the applicants. The proposed location of the stable is most desirable, because it is going to be located by the riding ring that will double as a corral. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, and is consistent with the scale of the neighborhood when compared to properties in the vicinity. The proposed structures will follow Reso.2008-05 2 Lieb • • the pattern and style of the original residence. The entire lot is flat and therefore has the appearance of spaciousness. D. The development plan incorporates existing trees and native vegetation to the maximum extent feasible. No significant trees or vegetation will be lost to the new development. 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 lot to look overdeveloped. The proposed stable and garage (currently stable) addition were designed to minimize lot coverage. Significant portions of the lot will be left undeveloped. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehides because the proposed project will not change the existing circulation pattern and will utilize existing driveways. G. The project is exempt from the requirements of the California Environmental Quality Act. Section 8. Section 17.16.210(A)(4) of the Rolling Hills Municipal Code permits approval of a detached garage under certain conditions, provided the Planning Commission approves a Conditional Use Permit. The applicant is requesting to convert the existing 2,250 square foot stable to garage, and add 1200 square feet thereto for a total of 3,450 square foot detached garage. A portion of this addition will be located in the front yard setback. A portion of the stable (to be converted to garage) is located in the front setback. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the conversion of a stable would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community and is a permitted use with a CUP. The area proposed for the garage is already developed and such use will not change the existing configuration of structures on the lot, except for further encroachment. With the construction of the stable in another location of the property, the lot will remain an equestrian lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the conversion of the stable to a garage will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed use will be nestled behind existing trees and is of sufficient distance from nearby residences so that the garage will not impact the view or privacy of surrounding neighbors. Reso.2008-05 3 Lieb i • C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the detached garage will comply with the low profile residential development pattern of the community and the structure already exists. The roof line of the addition will remain the same as currently exists for the stables. D. The proposed conditional use complies with all applicable development standards of the zone district, except for the encroachment, as approved by this Resolution,because it is a permitted use under the Municipal Code. 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 new stable and corral will be constructed at the same time as this conversion takes place. The stable will be in a location more conducive to equestrian uses, next to a riding ring. Section 9. Section 17.16.110 requires that the front yard setback be fifty (50) feet from the roadway easement line. The applicants request to add 1200 square feet to the proposed garage, of which 368 square feet would encroach into the front yard setback. Approximately 690 square feet of the existing structure already encroaches into the front yard setback. 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 lot is irregular in shape, abuts four different streets and is already developed with a structure in this location. The location of the garage is desired so as to preserve nearly all of the existing open space of the rear of the property unaffected, which contains a riding ring. 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 will permit the development of the property in a manner similar to development patterns on surrounding properties. The location of the building pad and the development pattern of the remaining structures on site, especially the driveways dictate that the proposed garage be located in the front and replace the existing structure. By placing the proposed addition to the garage (currently stable),least amount of area of the lot will be disturbed and does not require a new building. C. The granting of the Variance will not be materially detrimental to Reso.2008-05 4 Lieb • • the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located because the proposed development will not be visible to neighbors and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. Section 10. Section 17.16.110 requires that the side yard setback on a corner lot be 10 feet from the roadway easement. The applicants request to construct a 1,038 square foot stable with porches that would encroach between one to two feet into the side yard setback for the length of the structure. In addition, a wall not to exceed 5 feet, ranging from a 6 inch curb to 5 feet, is planned to be located up to 8 feet in the side setback. The wall is necessary to provide access to the rear of the stable. With respect to this request for a Variance to encroach with the stable and the wall into the side yard setback, 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 lot is irregular in shape, abuts four different streets and is already developed with a riding ring in the vicinity of the proposed location of the stable. The location of the stable is desired so as to preserve nearly all of the existing open space of the rear of the property unaffected, which contains a riding ring and to cluster equestrian uses together in the rear of the primary residence. The wall is necessary.to provide access to the rear of the stable and to accommodate the difference in elevation between the primary residence and the pad for the stable. 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 will permit the development of the property in a manner similar to development patterns on surrounding properties. There are several stables in the vicinity that encroach into setbacks. The location of the building pad and the development pattern of the remaining structures on site, especially the primary residence and the riding ring, dictate that the proposed stable be located near the side yard. The location of the stable is desired so as to cluster equestrian uses together in the rear of the primary residence. The wall is necessary to provide access to the rear of the stable and to accommodate the difference in elevation between the primary residence and the pad for the stable. Although the proposed stable and wall for access to the stable are in the side setback, near a roadway easement, there are only three residences that take access to their homes through Acacia Road, one being the applicants. The proposed location of the stable is most desirable, because it is going to be located by the riding ring. C. The granting of the Variance will 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 because the proposed development will not be visible Reso.2008-05 5 Lieb .. • to neighbors and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. Acacia Road is a very seldom traveled road. Only two homes take access from that road. The two homeowners supported the proposed stable and wall location. Section 11. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves the Site Plan Review, Conditional Use Permit and Variances applications in Zoning Case No. 749 for the proposed structures, subject to the following conditions: A. The Site Plan Review, Variance, and Conditional Use Permit approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.070(A), 17.42.070(A), and 17.46.080(A) of the Zoning Ordinance unless otherwise extended pursuant to the requirements of those sections. B. If any conditions of approval are violated, this approval shall be suspended and the privileges granted hereunder shall lapse;provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Building Code, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with, unless otherwise set forth in this approval. D. The lot shall be developed and maintained in substantial conformance with the site plan, dated March 12, 2008, except as otherwise provided in these conditions. E. Structural lot coverage shall not exceed 11,383 square feet or 14.7%, in conformance with structural lot coverage limitations. F. Total lot coverage of structures and paved areas shall not exceed 16,075 square feet or 20.7%, in conformance with lot coverage limitations. G. The disturbed area of the lot shall not exceed 29,267 square feet or 37.7%, including the proposed grading for the stable, in conformance with disturbed area limitations. H. Building pad coverage on the 52,812 square foot building pad shall not exceed 10,934 square feet or 20.7%, not including porches consisting of 10% of the size of the stable and primary residence. I. The detached garage shall not exceed 3,450 square feet of floor area, Reso.2008-05 6 • Lieb f S . and no more than 363 square feet of the addition may encroach into the front yard setback. J. The roof extension for the addition shall be at the same height as the current roof line of the stable at its lowest point (front and rear, not at the ridge height). K. Grading for the project shall not exceed 311 cubic yards of cut soil and 311 cubic yards of fill soil. Grading shall be balanced on site and shall preserve the existing landscaping to the greatest extent possible. L. The proposed stable shall be one story and shall not exceed 14 feet in height to the highest ridgeline. Access to the stable shall be provided from the existing driveway on Acacia Road and shall not exceed 25% slope. M. All graded areas shall be landscaped. Landscaping shall incorporate and preserve, to the maximum extent feasible, the existing trees and shrubs and provide for natural landscape screening surrounding the proposed stable. N. Landscaping shall include water efficient irrigation, to the maximum extent feasible,that incorporates a low gallonage irrigation system, utilizes automatic controllers, incorporates an irrigation design using "hydrozones," considers slope factors and climate conditions in design, and utilizes means to reduce water waste resulting from runoff and overspray. O. The rear area of the garage shall be landscaped, and not be developed with impervious surface. In addition, the shrubs currently screening the stable from Portuguese Bend Road shall remain and the garage shall be screened at all times. P. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. Q. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. R During construction, the Erosion Control Plan containing the elements set forth in Section XXXX of the 2008 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution as required by the County of Los Angeles. Reso.2008-05 7 Lieb • i • S. During and after construction, all parking shall take place on the project site. T. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. U. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of septic tank facilities. V. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) related to solid waste and storm water pollution prevention. W. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any grading or building permits. X. Perimeter easements shall remain free and clear of any improvements including,but not be limited to, fences-including construction fences, grading (both cut and fill), landscaping, irrigation and drainage devices, play equipment, parked vehicles, building materials, debris and equipment, except that the Rolling Hills Community Association may approve certain encroachments. Portions of the three-rail fences are located in the RHCA roadway easements and shall be either removed and placed on the easement line or approved in their current location by the RHCA. Y. The working drawings submitted to the County Department of Building and Safety for plan check review shall conform to the development plan described in Condition D. Z. Prior to granting a final inspection utility lines to the garage and the stable shall be placed underground. AA. The City's and the Community Association's requirements related to outdoor lighting, roofing material and construction and all other requirements shall be complied with. AB. 50% of the demolition work of the existing stable must be recycled. Verification to be submitted to staff regarding how much material was recycled and where it was taken. AC. The applicants shall execute an Affidavit of Acceptance of all conditions of the Variance, Conditional Use Permit and Site Plan Review Reso.2008-05 8 , 1 Lieb • • I approvals, pursuant to Section 17.38.060, or the approval shall not be effective. AD. All conditions, when applicable, of the Variance, Conditional Use Permit and Site Plan Review approvals must be complied with prior to the issuance of a grading or building permit from the County of Los Angeles. AE. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6 PASSED, APPROVED AND ADOPTED THIS 15th DAY OF APRIL 2008. ROGER SOMMER, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK Reso.2008-05 9 Lieb • STATE OF CALIFORNIA) COUNTY OF LOS ANGELES) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution 2008-05 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE;AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). was approved and adopted at a regular meeting of the Planning Commission on April 15, 2008 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices. DEPUTY CITY CLERK Reso.2008-05 10 Lieb 5 .NGHIs 61_9 9 , Kr t... el o oeJANtlUARY519, 'eft 0 €tea' I. INCORPORATED JANUARY 24, 1957 �o A svii) NO. 2 PORTUGUESE BEND ROAD __®` ROLLING HILLS,CALIF.90274 50TH ANNIVERSARY 77-1521 FAX (310310)377-7288 1957 - 2007 DATE: MARCH 18, 2008 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 749 REVISED SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) ZONING AND SIZE: RA-S-1, 2.04 ACRES(GROSS) APPLICANT: MR. AND MRS. PHILLIP LIEB REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING PUBLISHED: 2008, FEBRUARY 9, 2008. MARCH 8, 2008 REQUEST AND RECOMMENDATION Request for a Site Plan Review for grading and construction of a new stable, a Conditional Use Permit to convert the existing stable into a garage, a Variance to encroach with an addition to the proposed garage into the front yard setback and a Variance to encroach with a wall and the stable into the side yard setback at an existing single family residence at 1 Acacia Lane. It is recommended that the Planning Commission, after visiting the site earlier today, review the staff report, consider the criteria for granting of CUP, Variances and Site Plan Review, take public testimony and provide direction to staff. BACKGROUND 1. In January 2008, the applicants requested a Site Plan Review, CUP and a Variance to construct a new 1,920 square foot detached garage in the front of the property, of which 736 square feet would encroach 23 feet into the front yard setback. The Commission set a field trip to view the project for February 19, 2008. 2. Subsequently, and prior to the field trip, the applicants revised their project and requested to construct a new stable on the side of the property, convert the existing stable to a detached garage and add thereto. The addition to the converted stable would encroach into the front yard setback. 3. The applicants have further revised their proposal and wish to move the proposed stable further away from the riding ring and closer to Acacia Road, which requires the relocation of a wall along the access to the stable into the side yard ZC NO.749 1 Acacia Lane 1 0 Printed on Recycled Paper r • setback as well as locating the stable two feet into the setback. Both encroachments require a Variance. The proposal calls for a 1,038 square foot stable to be located 2 feet in the side yard setback and a wall to be located 8 feet into the 10—foot required setback; to convert the existing 2,250 square foot stable into a garage. The applicants also propose to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing stable encroaches into the front yard setback. 4. The proposed 1,038 square foot stable will have a 779 square foot porch and a 252 square foot breezeway between the tack and feed rooms. Access to the stable will be taken from the existing driveway and not exceed 25% in slope. Due to the slope differential between the driveway and the, proposed stable, the access to the stable requires a wall. 5. The property is located in the RAS-1 zone and the gross lot area is 2.04 acres. The net lot area is 77,630 square feet. The property is developed with a 4,864 square foot residence, 748 square foot attached garage, 300 square foot basement, 156 square foot covered porches, 2,250 square foot stable, service yard and over 16,000 square foot riding ring. 6. In 1983 the Planning Commission granted a,Variance to construct a 2,250 square foot stable, which encroached 27 feet into the front yard setback. In 1994 the applicants were granted a Conditional Use Permit to convert the stable into a mixed-use structure to be used as a stable and a gym and a Site Plan Review for a 2,300 square foot addition to the residence. Currently the entire structure is used as a stable. 7. In 2004 the Planning Commission granted the applicants a request to add 770 sq.ft. to the existing stable and to convert the structure to a garage, for a total of 3,020 sq.ft. garage, and to construct a 778 sq.ft. stable. The property owners did not construct these improvements and the approval expired. However, they would now like to revisit their original plan. 8. The property is irregular in shape and it abuts four streets; Portuguese Bend Road to the east, Palos Verdes Drive North to the north, Acacia Road to the west and Acacia Lane to the south. The City's tennis courts are to the east of the property. MUNICIPAL CODE COMPLIANCE 9. Grading for the stable will consist of 311 cubic yards of cut and 311 cubic yards of fill. No grading is proposed for the addition to the existing stable, which is to be converted to a garage. 10. The proposed garage will encroach up to 23 feet into the front setback, along the line of the current encroachment of the stable. The new stable will be located in ZC NO. 749 1 Acacia Lane 2 • • an area closer to the riding ring, and therefore more conducive to horse riding and separating the equestrian uses from the residential uses. 11. The building pad consists of the entire lot outside the setbacks, and is 52,812 square feet. Building pad coverage on the 52,812 square foot building pad is proposed at 10,934 square feet or 20.7 %, not including porches consisting of 10% of the size of the stable and primary residence. Including all of the porches, the building pad coverage would be 21.6%, (30 % maximum permitted). 12. The structural net lot coverage is proposed at 11,383 square feet or 14.7%, which includes all of the structures, (20% permitted); and the total lot coverage including the structures and paved areas is 16,075 square feet or 20.7%, (35% permitted). 13. Disturbed area of the lot is proposed at 37.7%, including the proposed grading for the stable. 14. Access to the residence includes three existing driveways. There are two driveway approaches along the southern portion of the lot off of Acacia Lane, and one access off of Acacia Road to the existing attached garage. These driveways existed prior to the City requiring a CUP for more than one driveway and are therefore considered legal non-conforming. 15. Access to the stable is proposed from the existing driveway from Acacia Road. The area of the proposed stable is lower than the residence. The access will be between 10 and 6 feet wide with walls ranging in height from a 6" curb to a maximum of 5-foot walls along the access way, and will be in the side yard setback. The corral and riding ring would be adjacent to the stable. 16. It will be a requirement that utility lines to the new stable and the converted structure be placed underground. 17. The three-rail fence along the western portion of the lot is partially located in the roadway easement. It will be a requirement that the fence be moved to the easement line or that the applicant receive permission from the RHCA to keep the fence in its current location. CONCLUSION 18. When reviewing this project the Planning Commission should consider whether 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. ZC NO.749 l 1 Acacia Lane 3 • • • c 19. The proposed project complies with all of the development standards including the building pad guideline. No grading is required for the addition to the stable, which is to be converted to a garage. The proposed garage addition will encroach along the line of the existing encroachment of the existing structure. 20. The new stable and access are proposed to be located very close to the roadway easement, in the setback. The City's regulations provide for a lesser setback requirement along a roadway on a corner lot than if the lot was an interior lot. The purpose of setbacks is to maintain a separation between the road and the structures and to provide for open space and separation between neighbors. Acacia Road is not a very busy road, only two additional residences take access from that road. However, it is a very narrow road easement - 30-feet, of which approximately 17 feet is paved for use as a road. 21. The shape of the lot and the existing pattern of development on the lot make it difficult to construct additional structure on the lot. The riding ring is located in the rear of the lot and that area is most conducive to equestrian uses rather than for a garage. OTHER AGENCIES REVIEW 22. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design, as well as the location of the fence at a later time. 23. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). ZC 749 1 1 Acacia Lane 4 0 1 . • ZONING CASE NO. 749 REVISED CRITERIA EXISTING PROPOSED &MAJOR IMPACTS RA-S-1 Zone Setbacks: Residence with accessory New stable, convert existing Front: 50 ft. from front easement structures and uses stable to a garage and add to line the garage, and encroach with Side: 20 ft. from property line the addition and wall into the Rear: 50 ft. from property line setbacks Structures Residence 4864 sq.ft. Residence 4864 sq.ft. (Site Plan Review required if size Garage 748 sq.ft. Garage 748 sq.ft. of structure increases by at least Stable 2250 sq.ft. Stable 1038 sq.ft. 1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Det. Garage 3450 sq.ft. increasing the size of the Porch 156 sq.ft. Porches 935 sq.ft. structure by more than 25% in a TOTAL 8,114 sq.ft. Entryway 252 sq.ft. 36-month period). Basement 300 sq.ft. Service Yard 96 sq.ft. Riding Ring approx. 16,200 TOTAL 11,383 sq.ft. sq.ft Basement 300 sq.ft. Riding Ring approx. 16,200 sq.ft Grading N/A 311 cu.yds cut and 311 cu.yds of fill for stable Disturbed Area (40% maximum; any graded building pad area, any remedial 34.8% 37.7% of 77,630 square feet grading (temporary disturbance), net lot area any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Structural Lot Coverage (20% maximum) 10.5% 14.7% of 77,630 square feet net lot area Total Lot Coverage (35% maximum) 16.6% 20.7% of 77,630 square feet net lot area Building Pad Coverage (30% maximum Planning 15.1% 20.6% of 52,812 square feet Commission guideline) building pad area Roadway Access Existing off Acacia Lane Existing Access to Stable and Corral Existing from Acacia Lane Proposed from existing driveway on Acacia Road Preserve Views N/A Planning Commission review Preserve Plants and Animals N/A Planning Commission review ZC NO.749 1 Acacia Lane 5 CD • S CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered,and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. 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. 17.46.050 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: ZC NO.749400 1 Acacia Lane 6 17 • • 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; 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. 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.749 7 1 Acacia Lane 7 # �NG HIgs • St ` �. C, Gam ' )•" �05 0 `�' Af INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD e_D vr ..:. = eittg ROLLING HILLS, CALIF.90274 50TH ANNIVERSARY (310)377.1521 1957 - 2007 FAX:(310)377-7288 DATE: FEBRUARY 19, 2008 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 749 REVISED SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) ZONING AND SIZE: RA-S-1, 2.04 ACRES (GROSS) APPLICANT: MR. AND MRS. PHILLIP LIEB REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING PUBLISHED: JANUARY 5, 2008, FEBRUARY 9, 2008 REQUEST AND RECOMMENDATION Request for a Site Plan Review for grading and construction of a new stable, a Conditional Use Permit to convert the existing stable into a garage and a Variance to encroach with an addition to the proposed garage into the front yard setback at an existing single family residence at 1 Acacia Lane. It is recommended that the Planning Commission review the staff report, view the project, open the public hearing, take public testimony and provide direction to staff. BACKGROUND 1. At the January 15, 2008 meeting, the applicants requested a Site Plan Review, CUP and a Variance to construct a new detached 1,920 square foot garage in the front of the property, of which 736 square feet would encroach 23 feet into the front yard setback. The Commission set a filed trip to view the project for February 19, 2008. 2. The applicants revised their proposal and wish to construct a new 1,038 square foot stable to be located in the side yard (not setback), and to convert the existing 2,250 square foot stable into a garage. In addition, they are proposing to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing stable encroaches into the front yard setback. 3. The proposed 1,038 square foot stable will have a 779 square foot porch and a 252 square foot breezeway between the tack and feed rooms. Access to the stable will be ZC NO.749 1 Acacia Lane 1 Pr:Wed on Recycled Paper • . 4 taken from the existing driveway and not exceed 25% in slope for a distance of approximately 30 feet. 4. This application requires a Site Plan Review for the grading and addition, a Conditional Use Permit to change the use from stable to a garage and a Variance to encroach with the addition into the front yard setback. 5. The property is located in the RAS-1 zone and the gross lot area is 2.04 acres. The net lot area is 77,630 square feet. The property is developed with a 4,864 square foot residence, 748 square foot attached garage, 300 square foot basement, 156 square foot covered porches, 2,250 square foot stable, service yard and over 16,000 square foot riding ring. 6. In 1983 the Planning Commission granted a Variance to construct a 2,250 square foot stable, which encroached 27 feet into the front yard setback. In 1994 the applicants were granted a Conditional Use Permit to convert the stable into a mixed-use structure to be used as a stable and a gym and a Site Plan Review for a 2,300 square foot addition to the residence. Currently the entire structure is used as a stable. 7. In 2003 the Planning Commission granted the applicants a similar request that is currently requested. The property owners did not construct these improvements and the approval expired. However, they would now like to revisit their original plan. 8. The property is irregular in shape and it abuts four streets; Portuguese Bend Road to the east, Palos Verdes Drive North to the north, Acacia Road to the west and Acacia Lane to the south. The City's tennis courts are to the east of the property. MUNICIPAL CODE COMPLIANCE 9. Grading for the stable will consist of 311 cubic yards of cut and 311 cubic yards of fill. No grading is proposed for the addition to the garage. 10. The proposed garage will encroach up to 23 feet into the front setback, along the line of the current encroachment of the stable. The new stable will be located in an area closer to the riding ring, and therefore more conducive to horse riding and separating the equestrian uses from the residential uses. 11. The building pad consists of the entire lot outside the setbacks, and is 52,812 square feet. Building pad coverage on the 52,812 square foot building pad is proposed at 10,934 square feet or 20.7 %, not including porches consisting of 10% of the size of the stable and primary residence. Including all of the porches, the building pad coverage would be 21.6%, (30 % maximum permitted). 12. The structural net lot coverage is proposed at 11,383 square feet or 14.7%, which includes all of the structures, (20% permitted); and the total lot coverage including the structures and paved areas is 16,075 square feet or 20.7%, (35% permitted). 13. Disturbed area of the lot is proposed at 37.7%, including the proposed grading for the stable. ZC NO.749 1 Acacia Lane 2 • 14. Access to the residence includes three existing driveways. There are two driveway approaches along the southern portion of the lot off of Acacia Lane, and one access off of Acacia Road to the existing attached garage. These driveways existed prior to the City requiring a CUP for more than one driveway and are therefore considered legal non-conforming. 15. Access to the stable is proposed from the existing driveway from Acacia Road. The area of the proposed stable is lower than the residence. The access will be ten feet wide with walls ranging in height from a curb to a maximum of 5-foot walls along the access way. The corral and riding ring would be adjacent to the stable. 16. It will be a requirement that utility lines to the new stable and the converted structure be placed underground. 17. The three-rail fence along the western portion of the lot is partially located in the roadway easement. It will be a requirement that the fence be moved to the easement line or that the applicant receive permission from the RHCA to keep the fence in its current location. CONCLUSION 18. When reviewing this project the Planning Commission should consider whether 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. 19. The proposed project complies with all of the development standards induding the building pad guideline. No grading is required for the addition to the stable, which is to be converted to a garage. The proposed garage addition will encroach along the line of the existing encroachment of the existing structure. 20. The applicants are not proposing a separate approach to the stable, but will utilize the existing driveway. 21. The shape of the lot and the existing pattern of development on the lot make it difficult to construct additional structure on the lot. The riding ring is located in the rear of the lot and that area is most conducive to equestrian uses rather than for a garage. OTHER AGENCIES REVIEW 22. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design, as well as the location of the fence at a later time. ZC NO.749 1 Acacia Lane 3 i • 23. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). ZONING CASE NO. 749 REVISED CRITERIA EXISTING PROPOSED & MAJOR IMPACTS RA-S-1 Zone Setbacks: Residence with accessory New stable, convert existing Front: 50 ft. from front easement structures and uses stable to a garage and add to line the garage, and encroach with Side: 20 ft. from property line the addition into the front yard Rear: 50 ft. from property line setback Structures Residence 4864 sq.ft. Residence 4864 sq.ft. (Site Plan Review required if size Garage 748 sq.ft. Garage 748 sq.ft. of structure increases by at least Stable 2250 sq.ft. Stable 1038 sq.ft. 1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Det. Garage 3450 sq.ft. increasing the size of the Porch 156 sq.ft. Porches 935 sq.ft. structure by more than 25% in a TOTAL 8114 sq.ft. Entryway 252 sq.ft. 36-month period). Basement 300 sq.ft. Service Yard 96 sq.ft. Riding Ring approx.16,200 TOTAL 11383 sq.ft. sq.ft Basement 300 sq.ft. Riding Ring approx. 16,200 sq.ft Grading N/A 311 cu.yds cut and 311 cu.yds of fill for stable Disturbed Area (40% maximum; any graded building pad area, any remedial 34.8% 37.7% of 77,630 square feet grading (temporary disturbance), net lot area any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Structural Lot Coverage (20% maximum) 10.5% 14.7%of 77,630 square feet net lot area Total Lot Coverage (35% maximum) 16.6% 20.7% of 77,630 square feet net lot area Building Pad Coverage (30% maximum Planning 15.1% 20.6%of 52,812 square feet Commission guideline) building pad area Roadway Access Existing off Acacia Lane Existing Access to Stable and Corral Existing from Acacia Lane Proposed from existing driveway Preserve Views N/A Planning Commission review Preserve Plants and Animals N/A Planning Commission review ZC NO.749 1 Acacia Lane 4 � • • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. 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. 17.46.050 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: ZC NO.749 1 Acacia Lane 5 • • 1 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; 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. 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.749 1 Acacia Lane 6 • S y �,�NG HIC�s 1 A ,g 46 17 - 4t. fr c ct o Rolling I f o o INCORPORATED JANUARY 24, 1957 + NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS,CALIF.90274 50TH ANNIVERSARY (310)377-1521 FAX:(310)377-7288 1957 — 2007 DATE: JANUARY 15, 2008 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 749 SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) ZONING AND SIZE: RA-S-1, 2.04 ACRES (GROSS) APPLICANT: MR. AND MRS. PHILIP LIEB REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING PUBLISHED: JANUARY 5, 2008 REQUEST AND RECOMMENDATION Request for a Site Plan to construct a new structure, a Conditional Use Peiu,it for use of the structure as a detached garage, and request for a Variance to encroach with the garage into the front yard setback at an existing single family residence at 1 Acacia Lane. It is recommended that the Planning Commission review the staff report, open the public hearing, take public testimony, consider the criteria for approving a Site Plan Review for new construction, Variance and Conditional Use Permits and provide direction to staff. BACKGROUND AND MUNICIPAL CODE COMPLIANCE 1. The applicants propose to construct a detached 1,920 square foot garage, of which 736 square feet would encroach 23 feet into the front yard setback. This structure is proposed to be used for storing of antique cars and not for daily use. 2. The property is developed with a 4,864 square foot residence, 748 square foot attached garage, 2,250 square foot stable, service yard and a riding ring. 3. In 1983 the Planning Commission granted a Variance to construct a 2,250 square foot stable, which encroached 27 feet into the front yard setback. In 1994 the applicants were granted a Conditional Use Permit to convert the stable into a mixed-use structure to be used as a stable and a gym and a Site Plan Review for a 2,300 square foot addition to the residence. Currently the entire structure is used for a stable. ZC NO.749 1 Acacia Lane 1 0 0Printed on Recycled Poper 4. In 2003 the Planning Commission granted a Site Plan for grading for a new 768 square foot stable, which was to be located to the rear and side of the residence, a CUP for conversion of the existing stable/gym structure to a garage and a Variance for an addition of 770 square feet to the garage, which would encroach into the front yard setback. The property owners did not construct these improvements. 5. The applicants propose to retain the previously approved structures and uses and construct a new detached garage. The proposed garage would be located between the residence and the stable, 25 feet from the stable and 17 feet from the residence. Pursuant to City's requirements, stable and corral may not be located closer than 35 feet from any residential structure. The proposed detached garage is not considered residential structure. Pursuant to the California Health Code, stables and other animal holding facilities may not be located closer than 35 feet to "habitable" uses. A garage is not considered "habitable". 6. The property is irregular in shape and it abuts four streets; Portuguese Bend Road to the east, Palos Verdes Drive North to the north, Acacia Road to the west and Acacia Lane to the south. The City's tennis courts are to the east of the property. All of the structures, including the proposed garage are concentrated in the front of the lot. 7. No grading is required for this project, as the area has been previously disturbed when the residence was constructed and is level. 8. The property is zoned RAS-1, and the gross lot area is 2.04 acres. The net lot area is 77,630 square feet. The entire lot is flat and has less than 10% slope, therefore, the building pad consists of the entire lot outside the setbacks, and is 52,812 square feet. 9. Building pad coverage on the 52,812 square foot building pad is proposed at 9,878 square feet or 18.7% not including 156 square feet of covered porches. 10. The structural net lot coverage is proposed at 10,034 square feet or 12.9%, which includes all of the structures, (20% permitted); and the total lot coverage including the structures and paved areas is proposed at 14,726 square feet or 19.0%, (35% permitted). 11. 37.7% of the lot is disturbed and no further disturbance is proposed, except for re-disturbing an area that was graded before. 12. Access to the residence includes three existing driveways. There are two driveway approaches on the southern portion of the lot off of Acacia Lane, and one access off of Acacia Road to the existing attached garage. These driveways existed prior to the City requiring a CUP for more than one driveway and are therefore considered legal non-conforming. 13. It will be a requirement that utility lines to the new structure be placed underground. 14. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). ZC NO. 749 1 Acacia Lane 2 it 1 • • 15. The Rolling Hills Community Association will review this project at a later date. CONCLUSION 16. When reviewing this project the Planning Commission should consider whether 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. 17. The proposed project complies with all of the development standards including the building pad guideline. No grading is required for the new garage. The existing development is located in the front of the lot, with the stable encroaching into the front setback. The proposed garage will also be located in the front and will encroach along the line of the encroachment of the stable. 18. This proposal does not remove the nonconforming condition of several driveway approaches into the residence and existing garage. The Commission could require, should this project be approved, that one of the driveway approaches on Acacia Lane be dosed off and the area landscaped, so as to soften the looks of the proposed encroachment into the front setback and eliminate some of the solid driveway and parking pad areas. 19. The shape of the lot and the existing pattern of development on the lot make it difficult to construct additional structure on the lot. The riding ring is located in the rear of the lot and there is limited area between the ring and the residence to construct a garage. Additionally, grading would be required for the new garage and another driveway access would need to be constructed if the garage were to be placed in the rear. OTHER AGENCIES REVIEW 20. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design at a later time. 21. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act(CEQA). ZC NO.749 1 Acacia Lane 3 • • ZONING CASE NO. 749 CRITERIA EXISTING PROPOSED & MAJOR IMPACTS RA-S-1 Zone Setbacks: Residence with accessory Detached garage, which would Front: 50 ft. from front easement structures and uses encroach into the front yard line setback Side: 20 ft. from property line Rear: 50 ft. from property line Structures Residence 4864 sq.ft. Residence 4864 sq.ft. (Site Plan Review required if size Garage 748 sq.ft. Garage 748 sq.ft. of structure increases by at least Stable/gym 2250 sq.ft. Stable/gym 2250 sq.ft. 1,000 sq.ft. and has the effect of Porch 156 sq.ft. Det. garage 1920 sq.ft. increasing the size of the Service Yard 96 sq.ft. Porch 156 sq.ft. structure by more than 25% in a TOTAL 7958 sq.ft. Service Yard 96 sq.ft. 36-month period). TOTAL 9496 sq.ft. Riding Ring 16,200 sq.ft Riding Ring. 16,200 sq.ft Basement 300 sq.ft. Basement 300 sq.ft. Grading N/A None Disturbed Area (40% maximum; any graded building pad area, any remedial 37.7% 37.7% of 77,630 square feet grading (temporary disturbance), net lot area any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Structural Lot Coverage (20% maximum) 10.3% 12.9% Total Lot Coverage (35% maximum) 15.8% 19.0% Building Pad Coverage (30% maximum Planning 15.1% 18.7% of 52,812 square feet Commission guideline) building pad area Roadway Access Existing from Acacia Lane Existing from Acacia Lane Access to Stable and Corral Existing from Acacia Lane Existing from Acacia Lane Preserve Views N/A Planning Commission review Preserve Plants and Animals N/A Planning Commission review ZC NO.749 1 Acacia Lane 4 yr • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. 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. ZC NO.749 1 Acacia Lane 5 i • 17.46.050 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; 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. 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; ZC NO.749 1 Acacia Lane 6 r • i 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.749 1 Acacia Lane 7 ill r a 4 • ' ` ,)AG !Ate GCS tL __ I cRateca9. C1 INCORPORATED JANUARY 24, 1957 V NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310)377-1521 FAX(310)377-7288 TO: HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR SUBJECT: REQUEST FOR TIME EXTENSION ZONING CASE NO. 749 Mr. and Mrs. Tom Lieb: Conditional Use Permit, Variances and Site Plan Review for grading of 311 cubic yards of cut and 311 cubic yards of fill to construct a 1,038 square foot stable to be located up to 2 feet in the side yard setback and a wall to be located up to 8 feet into the 10—foot required setback; to convert the existing 2,250 square foot stable into a garage and to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing stable encroaches into the front yard setback. BACKGROUND Attached is a request from Mr. and Mrs. Lieb, property owners, requesting a two-year time extension to commence construction of the second phase of the previously approved project in Zoning Case No. 749. The Planning Commission approved this project May 2008 by Resolution No. 2008-05. One of the conditions of approval requires that the construction of the project commence within two years of the effective date of approval. The applicants have recently completed the first phase of the project, which was the construction of a new stable, walls and access to the stable. The applicants state that in order to commence the second phase of the project, which is the garage conversion and addition, the new stable had to be constructed so that they could move their animals into the stable. Pursuant to Section 17.46.070 of the Zoning Ordinance, approvals are valid for the time period specified by the Planning Commission, but not to exceed two • years from the effective date of a resolution of approval. The Planning Commission may extend the approval for up to maximum two years. RECOMMENDATION It is recommended that the Planning Commission consider the request and adopt Resolution No. 2010-14 granting a two-year time extension to commence the conversion and addition of the garage, with the condition that no further extensions be granted. If the request is granted, the project will expire in June 2012. To: The City of Rolling Hills Planning Commission Ref: 1 Acacia Lane #2008-05 Approval for the extension of the permit to convert the old barn into the new garage. As you know approval of this project was given. It was to be performed in two stages, first to construct the new barn so that our horses had a place to go while we build the garage. The second phase is of course to convert the old barn to a garage. The first stage is complete and the horses are moved. Unfortunately, for many reasons, the construction of the new barn took much longer than anticipated. As a result we are respectfully requesting an extension of two years to start the second phase of the project. Thank you in advance. With best regards, Tom and Carrie Lieb • JUL 0 6 2010 t,,..l`s. F <.)x ' I This page is intentionally blank. • • RESOLUTION NO. 2010-14 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A TIME EXTENSION TO COMMENCE CONSTRUCTION OF THE SECOND PHASE OF A PROJECT APPROVED BY PLANNING COMMISSION BY RESOLUTION NO. 2008-05 FOR A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE; AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Tom Lieb with respect to real property located at 1 Acacia Lane, Rolling Hills (Lot 25-B-RH) requesting a two-year time extension for previously approved Conditional Use Permit, Variances and Site Plan Review for grading of 311 cubic yards of cut and 311 cubic yards of fill to construct a 1,038 square foot stable to be located up to 2 feet in the side yard setback and a wall to be located up to 8 feet into the 10—foot required setback; to convert the existing 2,250 square foot stable into a garage and to add 1,200 square feet to the existing 2,250 square foot stable, (to be converted to garage) for a total of 3,450 square foot detached garage for storage of antique cars. 368 square feet of the new addition would encroach into the front setback. Currently, 690 square feet of the existing structure encroaches into the front yard setback. Section 2. The applicants have constructed the new stable and the wall for the stable and moved their animals into the new stable. In their request they state that the second phase of the project is to convert the old stable into a garage and to construct the addition. Section 3. The Commission considered this item at a meeting on July 20, 2010 at which time information was presented indicating that additional time is needed to commence processing of the second phase of the project. Section 4. Based upon information and evidence submitted, the Planning. Commission does hereby amend Paragraph A, of Section 11 of Resolution No. 2008-05 to read as follows: A. The Site Plan Review, Variances and Conditional Use Permit approvals shall expire within four years from the effective date of approval as defined in Sections 17.38.070(A), 17.42.070(A) and 17.46.080(A) of the Zoning Ordinance. • • No further extension to commence the second phase of the project shall be granted. Section 5. Except as herein amended, the provisions and conditions of Resolution No. 2008-05 shall continue to be in full force and effect. PASSED, APPROVED AND ADOPTED THIS 20thh DAY OF JULY 2010. LOREN DEROY, CHAIRPERSON ATTEST: HEIDI LUCE, DEPUTY CITY CLERK 0 i • STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2010-14 entitled: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A TIME EXTENSION TO COMMENCE CONSTRUCTION OF THE SECOND PHASE OF A PROJECT APPROVED BY PLANNING COMMISSION BY RESOLUTION NO. 2008-05 FOR A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW STABLE; A CONDITIONAL USE PERMIT TO CONVERT THE EXISTING STABLE INTO A GARAGE; AND VARIANCES FOR ENCROACHMENT WITH THE STRUCTURES INTO THE FRONT AND SIDE YARD SETBACKS AT AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 749 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB). PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. was approved and adopted at a regular meeting of the Planning Commission on July 20, 2010 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices DEPUTY CITY CLERK This page is intentionally blank.