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O0\kt HI(I f'1,“. City O Rolling ... Da INCORPORATED JANUARY 24, 1957
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v s NO.2 PORTUGUESE BEND ROAD
ROLLING HILLS,CALIF.90274
(310)377-1521
AGENDA ITEM 5-B FAX:(310)377-7288
MEETING DATE 5/9/94
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTENTION: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: ZONING CASE NO. 507
Mr. and Mrs. David Oberman, 1 Acacia Lane (Lot 25
B-RH)
RESOLUTION NO. 94-10 : A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
CONDITIONAL USE PERMIT FOR THE CONVERSION OF A TACK
ROOM/STABLE' TO A MIXED USE GYMNASIUM/STABLE AND
APPROVING SITE PLAN REVIEW FOR SUBSTANTIAL BEDROOM
AND BATH ADDITIONS IN ZONING CASE NO. 507 .
BACKGROUND
1 . The Planning Commission approved the subject resolution
approving the proposed project on May 7 , 1994 .
2 . The applicants are requesting a Conditional Use Permit to
convert a tack room/stable to, a proposed mixed use
gymnasium/stable and requesting Site Plan Review for proposed
bedroom and bath additions .
3 . Plans show 2 ,300 square feet added to the 2 , 350 square foot
residence for a total of 4, 650 square feet with a 484 square
foot attached garage.
3 . The existing house and attached garage were built in 1948 . In
1990 , the owners remodelled the kitchen and enclosed the
porch.
4 . Grading for the project site will require 96 cubic yards of
cut soil and 96 cubic yards of fill soil .
6 . Disturbed area on the lot will be 2 ,300 square feet or 3% of
the lot area.
7 . The structural lot coverage proposed is 5,854 square feet or
7 . 76% (20% permitted) and the total lot coverage proposed is
10 , 404 square feet or 13 . 80% (35% permitted) .
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RESOLUTION NO. 94-10
PAGE 2
8 . The building pad will be enlarged by 1 , 200 square feet to
accommodate the proposed additions . The building pad proposed
is 22 , 200 square feet and structural coverage on the proposed
building pad is 26. 37%.
9. Access to and from the residence includes three existing
driveways on this corner lot . There are two accessways at the
southern portion of the lot off Acacia Lane and one accessway
at the southwestern portion of the lot off Acacia Road.
RECOMMENDATION
It is recommended that the City Council receive and file Resolution
No. 94-10 .
• •
DRAFT
RESOLUTION NO. 94-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT FOR THE
CONVERSION OF A TACK ROOM/STABLE TO A MIXED USE
GYMNASIUM/STABLE AND APPROVING SITE PLAN REVIEW FOR
SUBSTANTIAL BEDROOM AND BATH ADDITIONS IN ZONING CASE NO.
507.
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. David Oberman
with respect to real property located at 1 Acacia Lane, Rolling Hills (Lot 25-B-RH)
requesting a Conditional Use Permit for the construction of a detached gymnasium
and requesting Site Plan Review for substantial bedroom and bath additions.
During the hearing process, the request for a detached gymnasium was
withdrawn and the applicants requested a Conditional Use Permit for the
conversion of a tack room/stable to a mixed use gymnasium/stable.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications for a Conditional Use Permit for the
conversion of a tack room/stable to a mixed use gymnasium/stable and Site Plan
Review for substantial bedroom and bath additions on February 15, 1994, March
15, 1994, and April 18, 1994, and at a field trip visit on February 26, 1994.
Section 3. The Planning Commission finds that the project is categorically
exempt from environmental review as a Class 1 (minor alteration exemption) under
the California Environmental Quality Act (CEQA Guidelines Section 15301).
Section 4. Section 17.16.210(A)(6) of the Rolling Hills Municipal Code
requires a Conditional Use Permit to allow the conversion of a tack room/stable
to a mixed use gymnasium/stable.
Section 5. The Planning Commission makes the following findings:
A. The granting of a Conditional Use Permit for the conversion of a tack
room/stable to a mixed use gymnasium/stable would be consistent with the
purposes and objectives of the Zoning Ordinance and General Plan and will be
desirable for the public convenience and welfare because the use is consistent
with similar uses in the community, the area proposed for the gymnasium would
be located in an area of the property where such use will be the least intrusive
to surrounding properties. The new gymnasium will be separated from the
existing stable by an existing breezeway.
B. The granting of a Conditional Use Permit would be consistent with the
purposes and objectives of the Zoning Ordinance and General Plan, because the
mixed use gymnasium/stable will comply with the low profile residential
development pattern of the community and is located on a 2.40 acre parcel of
property that is adequate in size, shape and topography to accommodate such
use.
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RESOLUTION NO. 94-10
PAGE 2
C. The granting of a Conditional Use Permit would be consistent with the
purposes and objectives of the Zoning Ordinance and General Plan, because the
mixed use gymnasium/stable will not impact the view or the privacy of neighbors
as the existing structure used as a tack room/stable is- close .to City tennis.
courts to the north and traffic entering the main gate of the City at Portuguese
Bend Road to the east.
Section 6. Based upon the foregoing findings, the Planning Commission
hereby approves a Conditional Use Permit for the conversion of a tack
room/stable to a mixed use gymnasium/stable in accordance with the Development
Plan attached hereto in Zoning Case No. 507 subject to the conditions contained
in Section 10.
Section 7. Section 17.46.010 of the Rolling Hills Municipal Code requires a
development plan to be submitted for site plan review and approval before any
building or structure may be constructed 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 or structure by
more than twenty-five percent (25%) in any thirty-six month period.
Section 8. The Planning Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements. The lot
has a net square foot area of 75,360 square feet. The proposed residence (4,600
sq.ft.), garage (484 sq.ft.), gymnasium (300 sq.ft.), and stable (470 sq.ft.), will
have 5,854 square feet which constitutes 7.76% of the lot which is within the
maximum 20% structural lot coverage requirement. The total lot coverage
including paved areas and driveway will be 10,404 square feet which equals
13.80% of the lot, which is within the 35% maximum overall lot coverage
requirement. The proposed project is on a relatively large lot with most of the
proposed additions located away from the road so as to reduce the visual impact
of the development and is similar and compatible with several neighboring
developments. -
B. The proposed development preserves and integrates into. the site
design, to the maximum extent feasible, existing natural topographic features of
the lot including surrounding native vegetation, mature trees, drainage courses,
and land forms (such as hillsides and knolls) and grading will be minimal to
minimize building coverage on the building pad itself.
C. The development plan follows natural contours of the site to minimize
grading and the natural drainage courses will continue to the Palos Verdes Drive
North at the rear of this lot.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible and supplements it with landscaping
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RESOLUTION 94-10
PAGE 3
that is compatible with and enhances the rural character of the community.
E. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded.
Significant portions of the lot, will be left undeveloped so as to minimize the
impact of development.
F. The proposed development is harmonious in scale and mass with the
site, the natural terrain and surrounding residences because as indicated in__
Paragraph A, lot coverage maximums will not be exceeded and the proposed
project is of consistent scale with the neighborhood, thereby grading will be
required only to restore the natural slope of the property. The ratio of the
proposed structure to lot coverage is similar to the ratio found on several
properties in the vicinity.
G. The proposed development is sensitive and not detrimental to
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will utilize the existing vehicular access, thereby having no
further impact on the roadway.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental review.
Section 9. Based upon the foregoing findings, the City Council hereby
approves the Site Plan Review for residential additions as indicated on the
Development Plan attached hereto as Exhibit A subject to the conditions contained
in Section 10.
Section 10. The Conditional Use Permit for a mixed use gymnasium/stable
approved in Section 6 and the Site Plan Review for residential additions approved
in Section 9 as indicated on the Development Plan attached hereto and
incorporated herein as Exhibit A, are subject to the following conditions:
A. The Conditional Use Permit and the Site Plan Review approval shall
expire within one year from the effective date of approval as defined in Section
17.42.070.
B. It is declared and made a condition of the Conditional Use Permit and
Site Plan Review approval, that if any conditions thereof are violated, the Permit
shall be suspended and the privileges granted thereunder shall lapse; provided
that the applicant has been given written notice to cease such violation and has
failed to do so for a period, of thirty (30) days.
C. All requirements of the Building and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise approved by Variance.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A except as otherwise provided in these
conditions.
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RESOLUTION NO. 94-10
PAGE 4
E. In lieu of a bond, a preliminary landscape plan must be submitted to
and approved by the City of Rolling Hills Planning Department staff prior to the
issuance of any grading and building permit. The landscaping plan submitted
must comply with the purpose and intent of the Site Plan Review Ordinance, shall
incorporate existing mature trees and native vegetation, and shall utilize to the
maximum extent feasible, plants that are native to the area and/or consistent with
the rural character of the community. The landscape improvements shall be
completed prior to final inspection of the residential structure.
F. The mixed use of the gymnasium/stable shall be permitted until and
unless the owners wish to return its use to a barn.
G. Prior to the submittal of an applicable final grading plan to the County
of' Los Angeles for plan check, a detailed grading and drainage plan with related
geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills
Planning Department staff for their review. Cut and fill slopes must conform to
the City of Rolling Hills standard of 2 to 1 slope ratio.
H. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
any building or grading permit.
I. The building pad coverage shall not exceed 26.37%.
J. The applicant shall execute an Affidavit of Acceptance of all conditions
of this Conditional Use Permit and Site Plan Review, pursuant to Section
17.42.060, or the approval shall not be effective.
K. Conditions A, C, D, E, F, G, H, I, and J of this Conditional Use Permit
and Site Plan Review approval must be complied with prior to the issuance of a
building or grading permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF MAY, 1994.
ALLAN ROBE :TS, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
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RESOLUTION NO. 94-10
PAGE 5
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No.94-10 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT FOR THE
CONVERSION OF A TACK ROOM/STABLE TO A MIXED USE
GYMNASIUM/STABLE AND APPROVING SITE PLAN REVIEW FOR
SUBSTANTIAL BEDROOM AND BATH ADDITIONS IN ZONING CASE NO.
507.
was approved and adopted at a regular meeting of the Planning Commission on
May 7, 1994 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