675, Expired - see 749. SPR detache, Staff Reports ,
•
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p I:- City 01 RO//Lfl JSl4/?/ INCORPORATED JANUARY 24, 1957
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NO.2 PORTUGUESE BEND ROAD
•
ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
E-mail:cityofrh@aol.com
DATE: JANUARY 18,2005
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ,PLANNING DIRECTOR
SUBJECT: ZONING CASE NO. 675.
Mr. and Mrs. Lieb, 1 Acacia Lane, (Lot 25-B-RH). Request for a
two year time extension for a Site Plan Review for grading in
order to construct a stable, a Conditional Use Permit to convert
an existing stable into a carriage house and add thereto, and a
Variance to encroach with the carriage house into the front yard
setback at an existing single-family residence.
BACKGROUND
Attached is a request from Bolton Engineering on behalf of Mr. and Mrs. Lieb, .
property owners, requesting a two-year time extension for a previously
approved request for Site Plan Review, Conditional Use Permit and a Variance to
construct a stable, convert an existing stable to a carriage house and to encroach
into the front yard setback. (The recently adopted Zoning Code amendments
allow for a two-year extension of time to commence construction). The Planning
Commission approved this project on January 20, 2004 by Resolution No. 2004-
01.
The applicants' representative states that the time extension is necessary in order
to continue to process the request through the County Departments.
If the request for extension is approved, the approval will expire on February 20,
2007.
RECOMMENDATION
- It is recommended that the Planning Commission consider the request and adopt
Resolution No. 2005-04 granting the extension.
,V
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01i'02;'2005 19: 47 7607714120 MAGAUGD PAGE 02
BconEngineering Co o t1
9 9 rp on
707 Silver Spur Road, Suite 201
Rolling Hills Estates, CA 90274
tel (310) 544-6010 fax (310) 544-0458
Roger Sommers ,Chairman
Planning Commision
City of Rolling Hills
2 Portuguese Bend Rd.
Dear Mr. Sommers
I herewith respectfully request a time extension to the approved site plan for the
Lieb residence at 1 Acacia Lane.
This extension is necessary in order to complete the plans with the required
processing.
S ely
Douglas K. McHattie
Vice President
•
RESOLUTION NO. 2005-04.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS APPROVING A MODIFICATION TO
PLANNING COMMISSION RESOLUTION NO. 2004-01 AND
APPROVING AN EXTENSION TO PREVIOUSLY APPROVED
SITE PLAN REVIEW REQUEST FOR GRADING IN ORDER TO
CONSTRUCT A STABLE; A CONDITIONAL USE PERMIT TO
CONVERT AN EXISTING STABLE INTO A CARRIAGE HOUSE
AND ADD THERETO; AND A VARIANCE TO ENCROACH
WITH THE CARRIAGE HOUSE INTO THE FRONT YARD
SETBACK AT AN EXISTING SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 675 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. A request has been filed by Mr. and Mrs. Lieb with respect to real
property located at 1 Acacia Lane (Lot 25-B-RH), Rolling Hills requesting an extension
to previously approved Site Plan Review request for grading in order to construct a
stable, a conditional use permit to convert an existing stable into a carriage house and
add thereto, and a variance to encroach with the carriage house into the front yard
setback at an existing single-family residence.
Section 2. The Commission considered this item at a meeting on January 18,
2005 at which time information was presented indicating that additional time is
needed to process the development application through the County departments.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend Paragraph A, Section 13 of Resolution No. 2004-01,
dated January 20, 2004, to read as follows:
"A. The Site Plan Review, Conditional Use Permit and Variance approvals
shall expire within three years from the effective date of approval, unless work
commences within that time period, as defined in Section 17.46.080, 17.38.070
and 17.42.070 of the Zoning Ordinance."
Section 4. Except as herein amended, the provisions and conditions of
Resolution No. 2004-01 shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED THIS 18th DAY OF JANUARY 2005.
ROGER SOMMER, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
•
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2005-04 entitled:
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS
APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 2004-01 AND
APPROVING AN EXTENSION TO PREVIOUSLY
APPROVED SITE PLAN REVIEW REQUEST FOR
GRADING IN ORDER TO CONSTRUCT A STABLE,
A CONDITIONAL USE PERMIT TO CONVERT AN
EXISTING STABLE INTO A CARRIAGE HOUSE
AND ADD THERETO, AND A VARIANCE TO
ENCROACH WITH THE CARRIAGE HOUSE INTO
THE FRONT YARD SETBACK AT AN EXISTING
SINGLE-FAMILY RESIDENCE IN ZONING CASE
NO. 675 AT 1 ACACIA LANE,LOT 25-B-RH, (LIEB).
was approved and adopted at a regular meeting of the Planning Commission
on January 18, 2005 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
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NO.2 PORTUGUESE BEND ROAD
ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
Agenda Item N&INityofrh@aol.com
Mtg. Date: 1/26/04
DATE: JANUARY 26, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR '
SUBJECT: RESOLUTION NO. 2004-01. RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
SITE PLAN REVIEW REQUEST FOR GRADING IN ORDER TO
CONSTRUCT A STABLE, A CONDITIONAL USE PERMIT TO
CONVERT AN EXISTING STABLE INTO A CARRIAGE HOUSE
AND ADD THERETO, AND A VARIANCE TO ENCROACH
WITH THE CARRIAGE HOUSE INTO THE FRONT YARD
SETBACK AT AN EXISTING SINGLE-FAMILY RESIDENCE IN
ZONING CASE NO. 675 AT 1 ACACIA LANE, LOT 25-B-RH,
(LIEB).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2004-1, which is attached, on
January 20, 2004 at their regular meeting granting a request for a Site Plan Review for
grading to construct a stable and to add to an existing mixed use structure, a
Conditional Use Permit to convert the existing mixed use structure previously
approved for a stable and a gym into a carriage house, and request for a Variance to
permit the addition to encroach into the front yard setback at an existing single family
residence at 1 Acacia Lane. The vote was 5-0.
2. The applicants propose to construct a new 768 square foot stable, which requires
grading; to convert an existing stable/gym structure to a carriage house and to add 770
square feet to the carriage house, which would encroach into the front yard setback.
This application requires a Site Plan Review for the grading and addition, a Conditional
Use Permit to change the use from stable/gym to a carriage house and a Variance to
encroach with the addition to the carriage house into the front yard setback.
3. The property is developed with a 4,864 square foot residence, 748 square foot
garage, 2,250 square foot mixed-use structure, service yard and a riding ring.
ZC 675 1
City Council
�Pri, cl or Rncyc;lnd I`':prai
! !
4. In 1983 the Planning Commission granted a Variance to construct a stable, which
encroached 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. The gym was to be situated in the part of the structure, which is not located
in the setback, and therefore, a Variance for encroachment was not required.
5. Currently, the applicants are proposing to abandon the stable/gym use and
convert the entire structure to a carriage house for storage vehicles and carriages, and to
add 770 square feet to the structure. 347 square feet of the addition would encroach into
the front yard setback. Approximately 573 square feet of the structure already
encroaches into the front yard setback, for a total encroachment of 920 square feet of the
3,020 square foot carriage house.
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.
7. The proposed 768 square foot stable will require grading of 284 cubic yards of
cut and 284 cubic yards of fill, and will be adjacent to the riding ring.
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
9,496 square feet or 18.0 %, and includes the residence, garage, proposed stable,existing
mixed-use structure and proposed addition of 770 square feet and the service yard.
10. The structural net lot coverage is proposed at 9,496 square feet or 12.2%, which
includes all of the structures, (20% permitted); and the total lot coverage including the
structures and paved areas is 15,564 square feet or 20.1%, (35% permitted).
11. Disturbed area of the lot will be 20.1%, which in this case include the existing
and proposed structures and impervious surfaces. According to the engineer, the area
of the riding ring was not graded, (as defined in City's Code), when the riding ring was
created, as the lot was always level.
12. Access to the residence includes three existing driveways. There are two
accessways at the southern portion of the lot off of Acacia Lane, and one access off of
Acacia Road. These driveways existed prior to the City requiring a CUP for more than
one driveway and are therefore, legal non-conforming. The applicants propose to
extend the eastern most driveway on Acacia Lane to the carriage house.
13. Utilities to the carriage house and the new stable will be placed
underground.
ZC 675 2
City Council
ti • •
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
15. The Rolling Hills Community Association will review this project at a later date.
RECOMMENDATION
It is recommended that the City Council receive and file the staff report or
provide direction to staff.
ZC 675 3
City Council
ZONING CASE.NO. 675
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 mixed-use and add thereto,
line and encroach with the addition
Side: 20 ft. from property line into the front yard setback
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. Carriage Hs 3020 sq.ft.
1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Stable 768 sq.ft.
increasing the size of the TOTAL 7958 sq.ft. Service Yard 96 sq.ft.
structure by more than 25% in a TOTAL 9496 sq.ft.
36-month period). Riding Ring apprx.16,200 Riding Ring apprx. 16,200
sq.ft sq.ft
Grading N/A 284 cu.yds cut and 284 cu.yds
of fill for stable
Disturbed Area
(40% maximum; any graded
building pad area, any remedial 15.8% 20.1% 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% 12.2%
Total Lot Coverage
(35% maximum) 15.8% 20.1%
Building Pad Coverage
(30% maximum Planning 15.1% 18.0%of 52,812 square feet
Commission guideline) building pad area
Roadway Access Existing off Acacia lane Existing, but will be extended
Access to Stable and Corral Existing from Acacia Lane Proposed from Acacia Road
Preserve Views N/A Planning Commission condition
Preserve Plants and Animals N/A Planning Commission condition
ZC 675 4
City Council •
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
•
ZC 675 5
City Council
• Y
RESOLUTION NO. 2004-01.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW REQUEST FOR
GRADING IN ORDER TO CONSTRUCT A STABLE, A CONDITIONAL
USE PERMIT TO CONVERT AN EXISTING STABLE INTO A CARRIAGE
HOUSE AND ADD THERETO, AND A VARIANCE TO ENCROACH
WITH THE CARRIAGE HOUSE INTO THE FRONT YARD SETBACK AT
AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 675
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 request to construct a 768 square foot stable, which requires grading of 284 cubic
yards of cut and 284 cubic yards of fill, to convert an existing stable/gym structure to a .
carriage house and to add 770 square feet thereto, which would encroach into the front
yard setback. The existing stable/gym structure already encroaches into the front yard
setback,
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the applications on November 18, and December 16, 2003, and at a field trip
visit on December 13, 2003. 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 garage, 2,250 square foot mixed-use structure approved in 1994 as a stable
and a gym, service yard and a riding ring.
Section 4. In 1983 the Planning Commission granted a Variance to construct a
stable, which encroached 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. The gym was to be located in the part of the structure, which is not located in
the setback,and therefore,a Variance for encroachment was not required.
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 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
Reso. 2004-01 1 0
• •
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
requesting construction of the stable and the addition to the existing structure at an
existing single-family residence, the. Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed 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. The size of the existing and proposed structures
will be 9,496 square feet, which constitutes 12.2% of the net lot area, which is within the
maximum 20% structural lot coverage permitted. The total lot coverage including
paved areas and driveways will be 15,564 square feet which equals 20.1% of the net lot,
which is within the 35% maximum overall lot coverage 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
with mature trees and shrubs, 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.
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 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 trees or native vegetation will be lost to the new
development.
Reso.2004-01 2 01
• •
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
carriage house 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. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves the Site Plan Review application for Zoning
Case No. 675 for the proposed structures, subject to the conditions contained in Section
13 of this Resolution.
Section 9. Section 17.16.210(A)(4) of the Rolling Hills Municipal Code permits
approval of a detached garage (carriage house) 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/gym to a carriage house, and add 770
square feet thereto. A portion of this addition will be located in the front yard 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/gym 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 carriage
house is already developed and such use will not change the existing configuration of
structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings, and
• structures have been considered, and the conversion of the stable/gym to a carriage
house 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 carriage house will not
impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the carriage house will comply with the
low profile residential development pattern of the community and the structure already
exists.
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.
•
Reso. 2004-01 3 OZ
Aik
4111)
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.
Section 10. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Conditional Use Permit for the conversion
of the stable/gym structure to a carriage house, subject to the conditions contained in
Section 13 of this Resolution.
Section 11. Section 17.16.110 requires that the front yard setback be fifty (50)
feet from the roadway easement line. The applicants request to add 770 square feet to
the proposed carriage house, of which 347 square feet would encroach into the front
yard setback. Approximately 573 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 irregular in shape, abuts four
different streets and is already developed with a structure in this location. The location
of the carriage house 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
carriage house be located in the front and replace the existing structure.
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
to neighbors and will permit the owners to enjoy their property without deleterious
infringement on the rights of surrounding property owners.
Section 12. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Variance for Zoning Case No. 675 to
permit the construction of an addition, which would encroach into the front yard
setback, subject to the conditions specified in Section 13 of this Resolution.
Reso. 2004-01 4 ic** )
•
Section 13 The Site Plan Review approval regarding the grading for the stable
and addition to the carriage house approved in Section 8 of this Resolution, the
Conditional Use Permit regarding the conversion of a stable/gym into a carriage house
approved in Section 10, and the Variance regarding the location of the carriage house
approved in Section 12 of this Resolution are subject to the following conditions:
A. The Site Plan Review, Variance, and Conditional Use Permit approvals
shall expire within one year 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 November 6, 2003, except as otherwise provided in these
conditions.
E. Structural lot coverage shall not exceed 9,496 square feet or 12.2% in
conformance with structural lot coverage limitations.
F. Total lot coverage of structures and paved areas shall not exceed 15,564
square feet or 20.1% in conformance with lot coverage limitations.
G. The disturbed area of the lot shall not exceed 15,564 square feet or 20.1%
in conformance with disturbed area limitations.
H. Residential building pad coverage on the 52,812 square foot residential
building pad shall not exceed 9,496 square feet or 18.0%.
I. The carriage house shall not exceed 3,020 square feet of floor area, and no
more than 347 square feet of the addition may encroach into the front yard setback.
J. Grading for the project shall not exceed 284 cubic yards of cut soil and 284
cubic yards of fill soil. Grading shall be balanced on site and shall preserve the existing
flora to the greatest extent possible.
K. 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 Acacia Road
and shall not exceed 25% slope.
Reso.2004-01 5 IQ
i s
L. 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 and corral.
M. 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 in accordance with Section 17.27.020 (Water
Efficient Landscaping Requirements) of the Rolling Hills Municipal Code.
N. Landscaping for the project shall be designed using native trees and
shrubs. The trees, when planted, shall be mature and which at full maturity shall not
obstruct views of neighboring properties but,shall obscure the stable.
O. 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.
P. During construction, conformance with local ordinances and engineering
practices so that people or property is not exposed to landslides, mudflows, erosion, or
land subsidence shall be required.
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 7010 of the 1998 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.
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.
Reso.2004-01 6 (""g
•
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. 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.
Y. Prior to granting a final inspection and/or certificate of occupancy, utility
lines to the carriage house and the stable shall be placed underground.
Z. 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.
AA. Prior to the submittal of an applicable final grading plan to the County of
Los Angeles for plan check, a detailed grading and drainage plan with related geology,
soils and hydrology reports that conform to the development plan as approved by the
Planning Commission must be submitted to the Rolling Hills Planning Department staff
for their review.
AB. 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.
AC. 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.
PASSED, APPROVED AND ADOPTED THIS 20th DA OF JANUARY, 2004
AR EL WITTE, CHAIRMAN
ATTEST:
•
c4.- J( J
MARILYN KE , DEPUTY CITY CLERK
Reso.2004-01 7
•
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution 2004-01 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW REQUEST FOR
GRADING IN ORDER TO CONSTRUCT A STABLE, A CONDITIONAL
USE PERMIT TO CONVERT AN EXISTING STABLE INTO A CARRIAGE
HOUSE AND ADD THERETO, AND A VARIANCE TO ENCROACH
WITH THE CARRIAGE HOUSE INTO THE FRONT YARD SETBACK AT
AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO.
675 AT 1 ACACIA LANE, LOT 25-B-RH, (LIEB).
was approved and adopted at a regular meeting of the Planning Commission on
January 20,2004 by the following roll call vote:
AYES: Commissioners DeRoy,Hankins, Margeta, Sommer and
Chairman Witte.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
C )<
DEPUTY CI CLERK
Reso.2004-01 8 l 3
S •
0.0% Hill1
C'1� /E1Of.4fl 'EO t INCORPORATED JANUARY 24, 1957
ao
`�
NO.2 PORTUGUESE BEND ROAD
IN M ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
E-mail:cityofrh@aol.com
DATE: JANUARY 20,2004
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ,PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 675
SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) 6, A
ZONING AND SIZE: RA-S-1,2.04 ACRES (GROSS)
APPLICANT: MR. AND MRS. TOM LIEB
REPRESENTATIVE: DOUGLAS McHATTIE,BOLTON ENGINEERING
PUBLISHED: NOVEMBER 8,2003
REQUEST
Request for a Site Plan Review for grading to construct a new stable and to add
to an existing mixed use structure, a Conditional Use Permit to convert the
existing mixed use structure,previously approved for a stable and a gym, into a
carriage house, and request for a Variance to permit the addition to encroach into
the front yard setback at an existing single family residence.
BACKGROUND
1. At the December 16,2003 Planning Commission meeting, the Commission
directed staff to prepare a Resolution of approval for Zoning Case No. 675. The
vote was 5-0. Resolution No. 2004-01 is attached for Commission's consideration.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2004-01
approving this development.
to Printed on Recycled Paper.
• •
RESOLUTION NO. 2004-01.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW REQUEST FOR
GRADING IN ORDER TO CONSTRUCT A STABLE, A CONDITIONAL
USE PERMIT TO CONVERT AN EXISTING STABLE INTO A CARRIAGE
HOUSE AND ADD THERETO, AND A VARIANCE TO ENCROACH
WITH THE CARRIAGE HOUSE INTO THE FRONT YARD SETBACK AT
AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO. 675
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 request to construct a 768 square foot stable,which requires grading of 284 cubic
yards of cut and 284 cubic yards of fill, to convert an existing stable/gym structure to a
carriage house and to add 770 square feet thereto, which would encroach into the front
yard setback. The existing stable/gym structure already encroaches into the front yard
setback,
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the applications on November 18, and December 16, 2003, and at a field trip
visit on December 13, 2003. 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 garage, 2,250 square foot mixed-use structure approved in 1994 as a stable
and a gym,service yard and a riding ring.
Section 4. In 1983 the Planning Commission granted a Variance to construct a
stable, which encroached 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. The gym was to be located in the part of the structure,which is not located in
the setback, and therefore, a Variance for encroachment was not required.
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 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
Reso. 2004-01 1
• •
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
requesting construction of the stable and the addition to the existing structure at an
existing single-family residence, the Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed 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. The size of the existing and proposed structures
will be 9,496 square feet,which constitutes 12.2% of the net lot area, which is within the
maximum 20% structural lot coverage permitted. The total lot coverage including
paved areas and driveways will be 15,564 square feet which equals 20.1% of the net lot,
which is within the 35% maximum overall lot coverage 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
with mature trees and shrubs, 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.
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 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 trees or native vegetation will be lost to the new
development.
Reso.2004-01 2
• •
• 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
carriage house 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. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves the Site Plan Review application for Zoning
Case No. 675 for the proposed structures, subject to the conditions contained in Section
13 of this Resolution.
Section 9. Section 17.16.210(A)(4) of the Rolling Hills Municipal Code permits
approval of a detached garage (carriage house) 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/gym to a carriage house, and add 770
square feet thereto. A portion of this addition will be located in the front yard 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/gym 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 carriage
house is already developed and such use will not change the existing configuration of
structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the conversion of the stable/gym to a carriage
house 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 carriage house will not
impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the carriage house will comply with the
low profile residential development pattern of the community and the structure already
exists.
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.
Reso.2004-01 3
• •
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.
Section 10. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Conditional Use Permit for the conversion
of the stable/gym structure to a carriage house, subject to the conditions contained in
Section 13 of this Resolution.
Section 11. Section 17.16.110 requires that the front yard setback be fifty (50)
feet from the roadway easement line. The applicants request to add 770 square feet to
the proposed carriage house, of which 347 square feet would encroach into the front
yard setback. Approximately 573 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 irregular in shape, abuts four
different streets and is already developed with a structure in this location. The location
of the carriage house 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
carriage house be located in the front and replace the existing structure.
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
to neighbors and will permit the owners to enjoy their property without deleterious
infringement on the rights of surrounding property owners.
Section 12. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Variance for Zoning Case No. 675 to
permit the construction of an addition, which would encroach into the front yard
setback, subject to the conditions specified in Section 13 of this Resolution.
Reso.2004-01 4
• •
Section 13 The Site Plan Review approval regarding the grading for the stable
and addition to the carriage house approved in Section 8 of this Resolution, the
Conditional Use Permit regarding the conversion of a stable/gym into a carriage house
approved in Section 10, and the Variance regarding the location of the carriage house
approved in Section 12 of this Resolution are subject to the following conditions:
A. The Site Plan Review, Variance, and Conditional Use Permit approvals
shall expire within one year 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 November 6, 2003, except as otherwise provided in these
conditions.
E. Structural lot coverage shall not exceed 9,496 square feet or 12.2% in
conformance with structural lot coverage limitations.
F. Total lot coverage of structures and paved areas shall not exceed 15,564
square feet or 20.1% in conformance with lot coverage limitations.
G. The disturbed area of the lot shall not exceed 15,564 square feet or 20.1%
in conformance with disturbed area limitations.
H. Residential building pad coverage on the 52,812 square foot residential
building pad shall not exceed 9,496 square feet or 18.0%.
I. The carriage house shall not exceed 3,020 square feet of floor area, and no
more than 347 square feet of the addition may encroach into the front yard setback.
J. Grading for the project shall not exceed 284 cubic yards of cut soil and 284
cubic yards of fill soil. Grading shall be balanced on site and shall preserve the existing
flora to the greatest extent possible.
K. 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 Acacia Road
and shall not exceed 25% slope.
Reso.2004-01 5
• •
L. 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 and corral.
M. 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 in accordance with Section 17.27.020 (Water
Efficient Landscaping Requirements) of the Rolling Hills Municipal Code.
N. Landscaping for the project shall be designed using native trees and
shrubs. The trees,when planted, shall be mature and which at full maturity shall not
obstruct views of neighboring properties but,shall obscure the stable. •
O. 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.
P. During construction,conformance'with local ordinances and engineering
practices so that people or property is not exposed to landslides,mudflows, erosion, or
land subsidence shall be required.
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 7010 of the1998 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.
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.
Reso.2004-01 6
• •
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. 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.
Y. Prior to granting a final inspection and/or certificate of occupancy, utility
lines to the carriage house and the stable shall be placed underground.
Z. 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.
AA. Prior to the submittal of an applicable final grading plan to the County of
Los Angeles for plan check, a detailed grading and drainage plan with related geology,
soils and hydrology reports that conform to the development plan as approved by the
Planning Commission must be submitted to the Rolling Hills Planning Department staff
for their review.
AB. 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.
AC. 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.
PASSED,APPROVED AND ADOPTED THIS 20th DAY OF JANUARY,2004
ARVEL WITTE, CHAIRMAN
ATTEST:
MARILYN KERN,DEPUTY CITY CLERK
Reso. 2004-01 7
•
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution 2004-01 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW REQUEST FOR
GRADING IN ORDER TO CONSTRUCT A STABLE, A CONDITIONAL
USE PERMIT TO CONVERT AN EXISTING STABLE INTO A CARRIAGE
HOUSE AND ADD THERETO, AND A VARIANCE TO ENCROACH
WITH THE CARRIAGE HOUSE INTO THE FRONT YARD SETBACK AT
AN EXISTING SINGLE-FAMILY RESIDENCE IN ZONING CASE NO.
675 AT 1 ACACIA LANE,LOT 25-B-RH, (LIEB).
was approved and adopted at a regular meeting of the Planning Commission on
January 20,2004 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.2004-01 8
r /I 0 0
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c f 90 City o {wllng ttto INCORPORATED JANUARY 24, 1957
tT. = pp
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a
�_ s NO.2 PORTUGUESE BEND ROAD
-- ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
DATE: DECEMBER 16, 2003 E-mail.ciIyorrh@aol.00m
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 675
SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) E----. B
ZONING AND SIZE: RA-S-1, 2.04 ACRES (GROSS)
APPLICANT: MR. AND MRS. TOM LIEB
REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING
PUBLISHED: NOVEMBER 8, 2003 ,
REQUEST
Request for a Site Plan Review for grading to construct a new stable and to add to an
existing mixed use structure, a Conditional Use Permit to convert the existing mixed
use structure, previously approved for a stable and a gym, into a carriage house, and
request for a Variance to permit the addition to encroach into the front yard setback at
an existing single family residence.
BACKGROUND
1. The Planning Commission visited the property on December 13,2003.
2. 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.
3. The applicants propose to construct a new 768 square foot stable, which requires
grading; to convert an existing stable/gym structure to a carriage house (for storing
carriages) and to add 770 square feet to the carriage house, which would encroach into
the front yard setback. This application requires a Site Plan Review for the grading and
addition, a Conditional Use Permit to change the use from stable/gym to a carriage
house and a Variance to encroach with the addition to the carriage house into the front
yard setback.
4. The property is developed with a 4,864 square foot residence, 748 square foot
garage, 2,250 square foot mixed-use structure approved in 1994 as a stable and a gym,
service yard and a riding ring.
ZC NO.675
P]ng.Comm. 12/16/03 1
@Printed on Re(yr I,d Paper
• 1
5. In 1983 the Planning Commission granted a Variance to construct a stable, which
encroached 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. The gym was to be located in the part of the structure, which is not located in
the setback,and therefore, a Variance for encroachment was not required.
6. Currently, the applicants are proposing to abandon the stable/gym use and
convert the entire structure to a carriage house, and to add 770 square feet to the
structure. 347 square feet of the addition would encroach into the front yard setback.
Approximately 573 square feet of the structure already encroaches into the front yard
setback, for a total encroachment of 920 square feet of the 3,020 square foot carriage
house.
7. The proposed 768 square foot stable will require grading of 284 cubic yards of
cut and 284 cubic yards of fill, and will be adjacent to the riding ring.
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 beyond the setbacks, and is 52,812 square feet.
9. Building pad coverage on the 52,812 square foot building pad is proposed at
9,496 square feet or 18.0 %, and includes the residence, garage,proposed stable, existing
mixed-use structure and proposed addition of 770 square feet and the service yard.
10. The structural net lot coverage is proposed at 9,496 square feet or 12.2%, which
includes all of the structures, (20% permitted); and the total lot coverage including the
structures and paved areas is 15,564 square feet or 20.1%, (35%permitted).
11. Disturbed area of the lot will be 20.1%, which in this case include the existing
and proposed structures and impervious surfaces. According to the applicants'
representative, the area of the riding ring was not graded, (as defined in City's Code),
when the riding ring was created, as the lot was always very flat.
12. Access to the residence includes three existing driveways. There are two
accessways at the southern portion of the lot off of Acacia Lane, and one access off of
Acacia Road. These driveways existed prior to the City requiring a CUP for more than
one driveway and are therefore, legal non-conforming. The applicants propose to
extend the eastern most driveway on Acacia Lane to the carriage house.
13. Utilities to the mixed-use structure and the new stable will be placed
underground.
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
15. The Rolling Hills Community Association will review this project at a later date.
ZC NO. 675
PIng.Comm. 12/16/03 2
I
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and provide direction to staff.
ZONING CASE NO. 675
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 mixed-use and add thereto,
line and encroach with the addition
Side: 20 ft. from property line into the front yard setback'
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. Mixed use 3020 sq.ft.
1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Stable 768 sq.ft.
increasing the size of the TOTAL 7958 sq.ft. Service Yard 96 sq.ft.
structure by more than 25% in a TOTAL 9496 sq.ft.
36-month period). Riding Ring apprx.16,200 Riding Ring apprx. 16,200
sq.ft sq.ft
Grading N/A 284 cu.yds cut and 284 cu.yds
of fill for stable
Disturbed Area
(40% maximum; any graded
building pad area, any remedial 15.8% 20.1%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% 12.2%
Total Lot Coverage
(35% maximum) 15.8% 20.1%
Building Pad Coverage
(30% maximum Planning 15.1% 18.0%of 52,812 square feet
Commission guideline) building pad area
Roadway Access Existing off Acacia lane Existing, but will be extended
Access to Stable and Corral Existing from Acacia Lane Proposed from Acacia Road
Preserve Views N/A Planning Commission review
Preserve Plants and Animals N/A Planning Commission review
ZC NO.675
P1ng.Comm. 12/16/03 3
O LA
VARIANCE REQUIRED.FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZC NO.675
PIng.Comm. 12/16/03 4
it : • •
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El NO.2 PORTUGUESE BEND ROAD
1 ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
DATE: DECEMBER 13, 2003 E-mail:cityofrh@aol.com
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 675
SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH) C3 ""
AD
ZONING AND SIZE: RA-S-1, 2.04 ACRES (GROSS)
APPLICANT: MR. AND MRS. TOM LIEB
REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING
PUBLISHED: NOVEMBER 8, 2003
REQUEST
Request for a Site Plan Review for grading to construct a new stable and to add to an
existing mixed use structure, a Conditional Use Permit to convert the existing mixed
use structure, previously approved for a stable and a gym, into a carriage house, and
request for a Variance to permit the addition to encroach into the front yard setback at
an existing single family residence.
BACKGROUND
1. The Planning Commission scheduled a field trip to subject property on
December 13, 2003.
2. 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.
3. The applicants propose to construct a new 768 square foot stable, which requires
grading; to convert an existing stable/gym structure to a carriage house (for storing
carriages) and to add 770 square feet to the carriage house, which would encroach into
the front yard setback. This application requires a Site Plan Review for the grading and
addition, a Conditional Use Permit to change the use from stable/gym to a carriage
house and a Variance to encroach with the addition to the carriage house into the front
yard setback.
4. The property is developed with a 4,864 square foot residence, 748 square foot
garage, 2,250 square foot mixed-use structure approved in 1994 as a stable and a gym,
service yard and a riding ring.
ZC NO.675
Ping.Comm. 12/13/03FT I
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5. In 1983 the Planning Commission granted a Variance to construct a stable, which
encroached 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. The gym was to be located in the part of the structure, which is not located in
the setback, and therefore, a Variance for encroachment was not required.
6. Currently, the applicants are proposing to abandon the stable/gym use and
convert the entire structure to a carriage house, and to add 770 square feet to the
structure. 347 square feet of the addition would encroach into the front yard setback.
Approximately 573 square feet of the structure already encroaches into the front yard
setback, for a total encroachment of 920 square feet of the 3,020 square foot carriage
house.
7. The proposed 768 square foot stable will require grading of 284 cubic yards of
cut and 284 cubic yards of fill, and will be adjacent to the riding ring.
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 beyond the setbacks, and is 52,812 square feet.
9. Building pad coverage on the 52,812 square foot building pad is proposed at
9,496 square feet or 18.0 %, and includes the residence, garage, proposed stable, existing
mixed-use structure and proposed addition of 770 square feet and the service yard.
10. The structural net lot coverage is proposed at 9,496 square feet or 12.2%, which
includes all of the structures, (20% permitted); and the total lot coverage including the
structures and paved areas is 15,564 square feet or 20.1%, (35% permitted).
11. Disturbed area of the lot will be 20.1%, which in this case include the existing
and proposed structures and impervious surfaces. According to the applicants'
representative, the area of the riding ring was not graded, (as defined in City's Code),
when the riding ring was created, as the lot was always very flat.
12. Access to the residence includes three existing driveways. There are two
accessways at the southern portion of the lot off of Acacia Lane, and one access off of
Acacia Road. These driveways existed prior to the City requiring a CUP for more than
one driveway and are therefore, legal non-conforming. The applicants propose to
extend the eastern most driveway on Acacia Lane to the carriage house.
13. Utilities to the mixed-use structure and the new stable will be placed
underground.
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
15. The Rolling Hills Community Association will review this project at a later date.
ZC NO.675
Plng.Comm. 12/13/03FT 2
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RECOMMENDATION
It is recommended that the Planning Commission view the project and take
public testimony.
ZONING CASE NO.,675
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 mixed-use and add thereto,
line and encroach with the addition
Side: 20 ft. from property line into the front yard setback
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. Mixed use 3020 sq.ft.
1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Stable 768 sq.ft.
increasing the size of the TOTAL 7958 sq.ft. Service Yard 96 sq.ft.
structure by more than 25% in a TOTAL 9496 sq.ft.
36-month period). Riding Ring apprx.16,200 Riding Ring apprx. 16,200
sq.ft sq.ft
Grading N/A 284 cu.yds cut and 284 cu.yds
of fill for stable
Disturbed Area
(40%maximum; any graded
building pad area, any remedial 15.8% 20.1%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% 12.2%
Total Lot Coverage
(35%maximum) 15.8% 20.1%
Building Pad Coverage
(30%maximum Planning 15.1% 18.0%of 52,812 square feet
Commission guideline) building pad area
Roadway Access Existing off Acacia lane Existing, but will be extended
Access to Stable and Corral Existing from Acacia Lane Proposed from Acacia Road
Preserve Views N/A Planning Commission review
Preserve Plants and Animals N/A Planning Commission review
ZC NO.675
P1ng.Comm. 12/13/03FT 3
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VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the property
that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or injurious
to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZC NO.675
Plng.Comm. 12/13/03FT 4
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o '€ o City 0/ R011ing .J tLi INCORPORATED JANUARY 24, 1957
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t; s NO.2 PORTUGUESE BEND ROAD
III — - - ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
DATE: NOVEMBER 18, 2003 E-mail cltyotrh@aol.com
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ,PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 675 CD-1
SITE LOCATION: 1 ACACIA LANE (LOT 25-B-RH)
ZONING AND SIZE:- RA-S-1,2.04 ACRES (GROSS) F3
APPLICANT: MR. AND MRS. TOM LIEB
REPRESENTATIVE: DOUGLAS McHATTIE, BOLTON ENGINEERING
PUBLISHED: NOVEMBER 8,2003
REQUEST
Request for a Site Plan Review for grading to construct a new stable and to add to an
existing mixed use structure, a Conditional Use Permit to convert the existing mixed
use structure previously approved for a stable and a gym into a carriage house, and
request for a Variance to permit the addition to encroach into the front yard setback at
an existing single family residence.
BACKGROUND
1. The applicants propose to construct a new 768 square foot stable, which requires
grading; to convert an existing stable/gym structure to a carriage house (for storing
carriages) and to add 770 square feet to the carriage house, which would encroach into
the front yard setback. This application requires a Site Plan Review for the grading and
addition, a Conditional Use Permit to change the use from stable/gym to a carriage
house and a Variance to encroach with the addition to the carriage house into the front
yard setback.
2. The property is developed with a 4,864 square foot residence, 748 square foot
garage, 2,250 square foot mixed-use structure approved in 1994 as a stable and a gym,
service yard and a riding ring.
3. In 1983 the Planning Commission granted a Variance to construct a stable,which
encroached 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. The gym was to be located in the part of the structure,which is not located in
the setback, and therefore, a Variance for encroachment was not required.
ZC NO. 665
P1ng.Comm. 11/18/03 1
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4. Currently, the applicants are proposing to abandon the stable/gym use and
convert the entire structure to a carriage house for storage of carriages, and to add 770
square feet to the structure. 347 square feet of the addition would encroach into the
front yard setback. Approximately 573 square feet of the structure already encroaches
into the front yard setback, for, a total encroachment of 920 square feet of the 3,020
square foot carriage house.
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 Road to the west and
Acacia Lane to the south. The City's tennis courts are to the east of the property.
6. The proposed 768 square foot stable will require grading of 284 cubic yards of
cut and 284 cubic yards of fill, and will be adjacent to the riding ring.
7. 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.
8. Building pad coverage on the 52,812 square foot building pad is proposed at
9,496 square feet or 18.0 %, and includes the residence, garage,proposed stable, existing
mixed-use structure and proposed addition of 770 square feet and the service yard.
9. The structural net lot coverage is proposed at 9,496 square feet or 12.2%, which
includes all of the structures, (20% permitted); and the total lot coverage including the
structures and paved areas is 15,564 square feet or 20.1%, (35% permitted).
10. Disturbed area of the lot will be 20.1%, which in this case include the existing
and proposed structures and impervious surfaces. According to the engineer, the area
of the riding ring was not graded, (as defined in City's Code), when the riding ring was
created, as the lot was always very flat.
11. Access to the residence includes three existing driveways. There are two
accessways at the southern portion of the lot off of Acacia Lane, and one access off of
Acacia Road. These driveways existed prior to the City requiring a CUP for more than
one driveway and are therefore, legal non-conforming. The applicants propose to
extend the eastern most driveway on Acacia Lane to the carriage house.
11. Utilities to the mixed-use structure and the new stable will be placed
underground.
12. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
13. The Rolling Hills Community Association will review this project at a later date.
RECOMMENDATION
It is recommended that the Planning Commission review the request and take
public testimony.
ZC NO.665
Plng.Comm. 11/18/03 2
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ZONING,CASE NO. 675
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 mixed-use and add thereto,
line and encroach with the addition
Side: 20 ft. from property line into the front yard setback
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. Mixed use 3020 sq.ft.
1,000 sq.ft. and has the effect of Service Yard 96 sq.ft. Stable 768 sq.ft.
increasing the size of the TOTAL 7958 sq.ft. Service Yard 96 sq.ft.
structure by more than 25% in a TOTAL 9496 sq.ft.
36-month period). Riding Ring apprx.16,200 Riding Ring apprx. 16,200
sq.ft sq.ft
Grading N/A 284 cu.yds cut and 284 cu.yds
of fill for stable
Disturbed Area
(40% maximum; any graded
building pad area, any remedial 15.8% 20.1% 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% 12.2%
Total Lot Coverage
(35% maximum) 15.8% 20.1%
Building Pad Coverage
(30% maximum Planning 15.1% 18.0%of 52,812 square feet
Commission guideline) building pad area
Roadway Access Existing off Acacia lane Existing, but will be extended
Access to Stable and Corral Existing from Acacia Lane Proposed from Acacia Road
Preserve Views N/A Planning Commission review
Preserve Plants and Animals N/A Planning Commission review
ZC NO. 665
Ping.Comm. 11/18/03 3