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876, Construct a 2-story stable w/a, Staff Reports• • Raiiief qteei INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 5-A(1) Sr 5-A(2) Mtg. Date: 05/11/15 TO: FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THRU: RAYMOND R. CRUZ, CITY MANAGER SUBJECT: RESOLUTION NO. 2015-06. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING A LOT LINE ADJUSTMENT OF PROPERTIES AT 77 CREST ROAD EAST (LOT 69-A-1-MS) AND THE VACANT LOT NORTH THEREOF (LOT 69- A-2-MS) TO CREATE ONE LOT IN ZONING CASE NO. 876, LOT LINE ADJUSTMENT NO. 2015-02, (JANKOVICH). AND RESOLUTION NO. 2015-07. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND A VARIANCE TO CONSTRUCT A STABLE WITH CORRAL THAT REQUIRE GRADING AND TO PERMIT THE STABLE AND CORRAL IN THE FRONT YARD AREA IN ZONING CASE NO. 876, AT A PROPERTY WHERE A LOT LINE ADJUSTMENT NO. 2015-02 WAS CONCURRENTLY APPROVED, AT 77 CREST ROAD EAST, (JANKOVICH). HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL REQUEST AND RECOMMENDATION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. Concurrence by the City Council with Planning Commission decision of Resolution 2015-07 (construction of the stable) is subject to the City Council's concurrence with the Planning Commission decision in Resolution No. 2015-06 for the merger of the lots. ZC NO. 876. • • 2. The applicant, Mr. Tom Jankovich, requests a Lot Line Adjustment (LLA) between two lots, a Site Plan Review, Conditional Use Permit and a Variance to construct a stable and corral. The proposed LLA would eliminate the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot (Lot 2, Tract 27526) thereby merging these two lots, both zoned RAS-2, into a single parcel containing 450,811 gross square feet, or 10.3 acres. Approval of the Site Plan Review, Conditional Use Permit and Variance is subject to approval of the lot line to merge the lots. The Site Plan Review and Conditional Use Permit requests are for construction of a stable with related grading and maximum 3-foot retaining wall, and a Variance to allow the stable and corral to be located in the "front yard" of the joined lots. The proposed stable would contain 3,691 square feet, which includes 3,456 square feet on the ground floor plus a 235 square foot loft. The total proposed tack use area is 700 square feet, which is 19% of the entire structure. The proposed loft area would be 6.3% of the total structure. The stable would have a center isle and high ceiling, with a ridgeline of 18'5". The corral area is proposed to be 2,000 square feet. 3. The Planning Commission at their April 21, 2015 meeting by a 4-0 vote adopted Resolution No. 2015-06, the lot merger and by a vote of 3-1 adopted Resolution 2015-07 for the construction of the stable (SPR, CUP & Variance). Commissioner Smith voted against the construction of the stable because she found the stable to be too massive and not in character with other stables in the City and that the corral is not adequately sized and configured in relationship to the size of the stable. The other members of the Commission found that the proposed stable and corral is consistent with similar uses in the community, meets all the applicable code development standards (except for its location in front yard) and the stable advances the General Plan goals of maintaining an equestrian lifestyle in the City. They found that the area where the stable and corral are to be located are adequately sized and will be sufficiently separated from nearby lots and structures and is the most logical and feasible location for a stable and corral, due to the topography of the lot and the view from the lot. There were no comments from members of the public at the public hearings and there has been no objection expressed in writing or orally. Staff prepared two Resolutions; one for the lot merger and one for the Site Plan Review, Conditional Use Permit and Variance. Resolution No. 2015-06 contains standard findings and facts for the lot line adjustment, which must be recorded separately from the Resolution approving the construction on the merged lot. Resolution No. 2015-07, contains standard findings and facts and conditions including conditions specific to this project as follows: • That the SPR, CUP and Variance approvals shall not be effective until the lot merger is recorded ZC 876 • • • That the construction of the stable comply with all applicable requirements of the Zoning Ordinance for stables and any modifications to the tack room or loft area be subject to Planning Commission review • That the stable be screened from the adjacent homes and that landscaping plan be submitted to staff; any new planting shall not grow higher than the ridgeline of the stable • That if during construction the common driveway is damaged, the applicant make the necessary repairs • That during construction the common driveway is not blocked by construction or personal vehicles. BACKGROUND AND MUNICIPAL CODE COMPLIANCE 4. This proposal is subject to the stable ordinance, adopted in 2011 which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. The stable is proposed in the northwest corner of the merged parcel. A Site Plan Review is required due to the new stable structure, and related grading and retaining wall construction. A Variance is required because the stable is proposed within the lot's "front yard" which is the area between the front of the house and the front property line. No portion of the stable will encroach into a building setback. 5. The lots are located in the RAS-2 zone and take access via a long shared driveway with other properties, off of Crest Road East. 6. The property at 77 Crest Road E. currently contains 6.6 acres and the vacant lot is 3.7 acres. After the merger the lot will be 10.35 acres or 450,811 gross square feet, with a net area of 418,524 square feet. Currently, the developed lot is developed with a 3,275 square foot residence, 591 square foot garage and 91 square foot service yard. No changes are being proposed to the residence and garage at this time. 7. Pursuant to the Zoning Code requirements stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The proposed stable will be located in the northwest corner of the property, just outside the front and (west) side setback areas, approximately 170 feet from the existing home on the same property to the south and is estimated to be, respectively, approximately 90 and 155 feet from the neighboring homes to the north and northwest. The subject property has driveway access to Crest Road E. through at least two properties to the north. Access for the proposed stable will be via a new 17-foot wide driveway that will join the existing driveway on the subject site. The proposed stable would have a footprint of 3,456 square feet, in a rectangular structure, 48 feet wide by 72 feet long. The ground floor containing 3,456 square feet has a center aisle flanked by five animal stalls, a tractor storage area, a feed area, a 570 square foot tack room/workshop and 130 square foot bathroom. The upper loft area, 235 square ZC 876 • feet in area, runs along a portion of the width of the building and will be used for additional agricultural storage. 8. Pursuant to the zoning code requirements the following is applicable to this request: REOUIREMENTS Minimum 6' wide access with roughened surface Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Stable min. 35' from any residential structure Stable building to be designed for rural and agricultural uses only, but may include storage for vehicles, household items Size to include the entire footprint including loft, if any . Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room use Tack area may have sanitary and kitchen amenities Tack area may have glazed openings IAgricultural space entry doors to be min. 4'wide & 7.5' high; appearance of a stable door Loft is permitted Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral minimum 550 sf.; fenced and contiguous to stable. (Planning Commission may determine the size of a corral) Access slope not to exceed 25% ICommercial uses or sleeping is not allowed ZC 876 PROPOSED 17 'wide access -way joining existing driveway with roughened surface (not paved) Grading with 3' retaining wall; 1,370 cubic yards (685 cyd. cut; 685 cyd. fill) Variance required for location in front yard Approx. 90-ft. from closest neighbor's home! Storage is proposed for a tractor. Stable to have center aisle open to the loft above. PC may require pervious surfaces. Ground floor (3,456 sf.): 825 sf. stalls; 315 sf. feed room; 165 sf. tractor storage; 1,450 sf. general agric. storage; 570 sf. tack room /workshop;130 sf bathroom. Loft (235 sf.) - agricultural storage. Agricultural spaces, including storage & feed, incl. loft comprise 2,991 sf. or 81.0% Tack use area comprises 700 sf. or 19.0% Includes tack room/workshop & bathroom Bathroom proposed; no kitchen Windows proposed in tack area, (condition of approval) Entry doors must comply; condition of approval Loft; proposed for storage only The total height of the structure at its highest peak is proposed to be 18'4 3/ " (Plate heights per condition of approval.) Dirt or D.G. (condition of approval) Proposed 550 sq. ft. fenced corral. Existing access at 13% maximum slope Applicant is not proposing any commercial uses or sleeping in the stable Y • • The applicant must comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables, as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material, Fire Department requirements and others. 9. Grading in the amount of 1,370 cubic yards total (685 cy. cut and 685 cy. fill) is proposed which calls for one maximum 3-foot tall retaining wall. The proposed 0.5"-4' high retaining wall along the north and west side of the stable building pad will average 2.5 feet in height and will not be located in any setback. A 2-foot wide concrete drainage swale is proposed to divert water and will either terminate in a dissipater or tie in to an existing buried drainage system. 10. The disturbed area of the lot will be increased by 10,750 square feet (2.57%) or 11.8% total, (49,461 sq.ft. area), which will be well in compliance with the code limit of 40%. 11. There is only one building pad on the property, which accommodates the existing home and proposed stable. The residential building pad (not in setbacks) is 34,815 square feet. The building coverage will increase to 21.3% including the stable. 12. The net lot area of the lot with the merger, for development purposes will be 418,524 square feet. The structural lot coverage is proposed at 7,413 sf. or 1.8% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 22,128 square feet, or 5.3%, (35% permitted). 13. The proposed height of the stable will be 18'4 3/4 ". The stable will have a center isle and will be open to the roofline, except for the 235 sq.ft. loft area on the second level. The stable roof at the ridge point will be approximately 24 feet below the pad elevation of the closest residence to the north and approximately 13 feet above the pad elevation of the next closest residence to the northwest. 14. The following table lists stables /square footages approved since 2011. Location 11 Blackwater Cyn. Rd. 5 Buggy Whip 0 Chestnut 9 Chuckwagon Rd. 10 Crest Rd. W. 49 Eastfield 12 Johns Cyn. Rd. 3 Meadowlark 29 Middleridge Rd. S. 6 Portuguese Bend Rd. ZC 876 Sauare Feet / No. Of Stories 890 sq. ft. one story 890 sq. ft. one story 900 sq. ft. one story 1,296 sq. ft. first floor / 792 sq. ft. loft (2,088 sq.ft. total) 735 sq. ft. first floor / 453 sq. ft. loft (1,188 sq.ft. total) 600 sq. ft. one story 735 sq. ft. one story 480 sf. first floor / 360 sf. Loft (840 sq.ft. total) 2,160 sq. ft. first floor / 800 sf. loft with center aisle (2,960 sq.ft. total) 450 sq. ft. one story • • r CONCLUSION 15. When reviewing a stable development application the Planning Commission considers whether the proposed project meets the criteria for a Conditional Use Permit, Site Plan Review, Variances and Chapter 17.18 of the Zoning Code pertaining to the stables requirements adopted in 2011. 16. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. 17. The applicant is required to meet all of the conditions of the permitted uses / construction specified in the Zoning Ordinance for stables and corrals and maintain the structure as approved for agricultural uses. 18. Other required approvals include the RHCA (Architectural Committee), and ultimately Building and Safety plan checking for building permits. At this time, the applicant has not reviewed the project with the RHCA, other than permission for a three rail fence and planting along the northern and western property lines. 19. In response for justification for a Variance to locate the stable and corral in the front yard, the applicant's agent states that the existing home is located at the rear of the property and the remainder of the 10 acres other than the existing building pad consists of a canyon with slopes at 2:1 or steeper. A great deal of grading and significantly larger disturbed area would be required to create a pad that could support a stable that would not be within the "front yard". 20. The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA Guidelines, Sec.15303). ZC 876 Zoning Case No. 876 1 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 25 ft. from rear property line (stables only) STRUCTURES (Site Plan Review required if size of structure enlarged by min. 1,000 sf. and this increases size of the structure by > 25% in a 36-month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAUSTABLE BUILDING PAD COVERAGE (30% maximum -guideline) GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any non -graded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ. FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC 876 EXISTING SINGLE FAMILY RESIDENCE Residence Garage Service yard Stable TOTAL 3,275 sq. ft. 591 sq. ft. 91 sq. ft. 0 11 PROPOSED NEW STABLE AND CORRAL Residence Garage Service yard Stable 3,275 sq. ft. 591 sq. ft. 91 sq. ft. 3,456 sq. ft. (not including loft) 3,957 sq. ft. TOTAL 7,413 ft. .88 % 1.8% of 418,524 sf. net lot area 4.34% 5.3% of 418,524 sf. net lot area 12.69% of 31,175 sq. ft. building 21.3% of 34,815 sq. ft. building pad not in setback pad not in setback 9.25% N/A N/A Existing driveway approach N/A N/A 1,370 cubic yards (685 cy cut / 685 cy fill) 11.8% CUP requested 3,691 sf. stable/550 sf. corral New connecting to existing residential driveway Existing from Crest Rd. E. via easements Planning Commission condition Planning Commission condition • • SITE PLAN REVIEW CRITERIA 11.46.010 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. 11.46.050 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. ZC 876 • • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 11.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC 876 • • THIS PAGE INTENTIONALLY LEFT BLANK RESOLUTION NO. 2015-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING A LOT LINE ADJUSTMENT OF PROPERTIES AT 77 CREST ROAD EAST (LOT 69-A-1-MS) AND THE VACANT LOT NORTH THEREOF (LOT 69-A-2-MS) TO CREATE ONE LOT IN ZONING CASE NO. 876, LOT LINE ADJUSTMENT NO. 2015-02, (JANKOVICH). Section 1. An application was duly filed by Mr. Tom Jankovich with respect to real property located at 77 Crest Road East, (APN: 7567-008-012) and the vacant property north thereof (APN: 7567-008-013) requesting to merge the two lots into one lot, which will result in a 10.3 acres gross lot, and is attached hereto as Exhibit A and made a part thereof. Concurrently Mr. Jankovich filed an application in Zoning Case No. 876 for a Site Plan Review, Conditional Use Permit and a Variance to construct a stable that would be located in the front yard area of the resulting lot. Section 2. California Government Code Subsection 66412(d) authorizes lot line adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line adjustment involves two or more existing adjacent parcels, where land is proposed to be taken from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally existed is not thereby created; (C) The lot line adjustment will create parcels that conform to local zoning and building ordinances; and (D) The lot line adjustment is approved by the City. The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to local zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or easements. Section 3. The lots are located in the RAS-2 zoning district. The existing parcels are non -conforming due to their access from Crest Road East where they share a common driveway with several other properties. Section 4. The Planning Commission conducted a duly noticed public hearing to consider the application to merge the lots on February 17, 2015, March 17, 2015 and at a field trip on March 17, 2015. No one testified for or against the project. Section 5. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 5 exemption provided by Section 15305 of the State CEQA Guidelines. Reso. 2015-06 ZC No. 876 • • Section 6. The Planning Commission has considered the evidence, both written and oral, presented in connection with this application and finds as follows: A. Section 16.16.010(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(A) of the Rolling Hills Zoning Ordinance requires that each lot in any subdivision in the RA-S-2 Zone shall have a net area of not less than eighty seven thousand one hundred twenty square feet, (2.0 acres). The proposed lot line adjustment will result in one parcel having 9.55 acres net lot area, (416,381 square feet). Both lots are currently greater than the required two -acre net. The net lot area is measured by taking the entire lot area and deducting (a) the entire area within a recorded roadway easement plus the area within ten feet measured perpendicular to the edge of the roadway easement; (b) the ten foot perimeter of the lot perpendicular to the property lines; (c) any private drive or driveway that provides access to any other lot or parcel of land and (d) the access strip portion of a flag lot. B. Section 16.16.020 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(3) of the Rolling Hills Zoning Ordinance require that in all cases where practicable, the sidelines of lots shall be at approximate right angles or radial to the street upon which such lot fronts. This provision is inapplicable to these properties as neither property fronts a street and they gain access through a common driveway over several other properties. The Planning Commission finds that the existing condition of the flag configuration will remain and therefore not be materially detrimental to the public welfare or injurious to the properties or improvements in the vicinity. C. Section 16.20.230 of the Rolling Hills Subdivision Ordinance requires that easements, the width of which are to be determined by the Rolling Hills Community Association (RHCA), be dedicated for bridle trail and utility purposes over the strips and portions of land within and abutting upon the property lines and will be recorded concurrently with the Certificate of Compliance for lot line adjustment. D. Chapter 16.48 of the Rolling Hills Subdivision Ordinance provides procedures for processing of certificates of compliance, which is a document that acknowledges that subject parcels are considered by the City to be legal lots of record. City records indicate that both parcels were created legally. E. Conditions have been attached to this approval which provide that it will not impair or limit the City's application of the Site Plan Review or any other Ordinance or Code to any future development of the lot, including but not be limited to further study of soils, geology, hydrology, grading and other requirements. Section 7. In accordance with the foregoing findings, a Certificate of Compliance for lot line adjustment Zoning Case No 876 as indicated on the map stamp dated March 17, 2015, and on file in the Planning Department is hereby approved subject to the following conditions: Reso. 2015-06 ZC No. 876 A. The Lot Line Adjustment approval shall expire within two years from the effective date of approval as defined in Section 17.46.070, unless otherwise extended pursuant to the requirements of this section. B. There shall be easements along the adjusted lot line, as required by the Rolling Hills Community Association. The maps and legal descriptions showing the new property easement lines shall be recorded. C. The lot line adjustment approval shall not in any way constitute any representation that the adjusted lot can be developed even if in compliance with current zoning and building ordinance standards. No development shall occur on the property without first complying with all applicable City Building and Zoning requirements and other applicable rules and regulations. D. The lot line adjustment shall not in any respect limit or impair the City's application of the Site Plan Review Ordinance to the lot at such time as an application is made for development. E. The Certificate of Lot Line Adjustment shall not be issued until a legal description complying with the delineation of adjustment, and including the required easements and trails, if any, as specified in Paragraph C of Section 6 are submitted to, and approved by the City. Upon the City's approval of the legal descriptions of the new adjusted lines a Certificate of Compliance shall be issued by the City, shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and evidence of the recordation shall be returned to the City. F. The applicant shall record the deed of the property effectuating the transfer concurrently with the Certificate of Compliance for the Lot Line Adjustment and shall submit proof of such recordation to the City of Rolling Hills. G. The applicants shall execute an Affidavit of Acceptance of all conditions of this Resolution or the Lot Line Adjustment shall not be effective. AN 7OPTED ON THE 21st DAY OF APRIL 2015. A(TTlidkt) HEIDI LUCE, CITY CLERK Reso. 2015-06 ZC No. 876 • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2015-06 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING A LOT LINE ADJUSTMENT OF PROPERTIES AT 77 CREST ROAD EAST (LOT 69-A-1-MS) AND THE VACANT LOT NORTH THEREOF (LOT 69-A-2-MS) TO CREATE ONE LOT IN ZONING CASE NO. 876, LOT LINE ADJUSTMENT NO. 2015- '02, (JANKOVICH). was approved and adopted at a regular meeting of the Planning Commission on April 21, 2015 by the following roll call vote: AYES: Commissioners Gray, Kirkpatrick, Smith and Chairman Chelf. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices CITY CLERK Reso. 2015-06 ZC No. 876 v TO: FROM: ge-it Raf&e, qier4 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 4/21/15 Agenda Item: 6A & 6B HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 876; RESOLUTIONS NO. 2015-06 and 2015-07. 77 CREST ROAD EAST RA-S-2, 10.3 ACRES (AFTER LLA) TOM JANKOVICH BOLTON ENGINEERING FEBRUARY 5, 2015 REQUEST AND PLANNING COMMISSION ACTION 1. The applicant, Mr. Tom Jankovich, requests a Lot Line Adjustment (LLA), a Site Plan Review and Conditional Use Permit to construct a stable and corral, with related grading and maximum 3-foot retaining wall, and a Variance to allow the stable and corral to be located in the "front yard" on a property developed with a single family residence, at 77 Crest Road East, (APNs 7567-008-012 and 7567-008-013). The proposed stable would contain 3,691 square feet, which includes 3,456 square feet on the ground floor plus a 235 square foot loft. The total proposed tack use area is 700 square feet, which is 19% of the entire structure. The proposed loft area would be 6.3% of the total structure. The stable would have a center isle and high ceiling, with a ridgeline of 18'5". The corral area is proposed to be 2,000 square feet. The proposed LLA would eliminate the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot (Lot 2, Tract 27526) thereby merging these two lots, both zoned RAS-2, into a single parcel containing 450,811 gross square feet, or 10.3 acres. Approval of the Site Plan Review, Conditional Use Permit and Variance is subject to approval of the LLA to merge the lots. ZC NO. 876 • • 2. The Planning Commission at the March 17, 2015 public hearing by a 3-1-1 vote directed staff to prepare a Resolution of approval for the project with certain conditions, (Commissioner Mirsch was recused, and Commissioner Smith voted against). Staff prepared two Resolutions; one for the lot merger and one for the Site Plan Review, Conditional Use Permit and Variance. Resolution No. 2015-06 contains standard findings and facts for the lot line adjustment, which must be recorded separately from the Resolution approving the construction on the merged lot. Resolution No. 2015-07, contains standard findings and facts and conditions including conditions specific to this project as follows: • That the SPR, CUP and Variance approvals shall not be effective until the lot merger is recorded • That the construction of the stable comply with all applicable requirements of the Zoning Ordinance for stables and any modifications to the tack room or loft area be subject to Planning Commission review • That the stable be screened from the adjacent homes and that landscaping plan be submitted to staff; any new planting shall not grow higher than the ridgeline of the stable • That if during construction the common driveway is damaged, the applicant make the necessary repairs • That during construction the common driveway not be blocked by construction or personal vehicles 3. It is recommended that the Planning Commission review and consider the attached resolutions. ZC NO.876 • • RESOLUTION NO. 2015-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING A LOT LINE ADJUSTMENT OF PROPERTIES AT 77 CREST ROAD EAST (LOT 69-A-1-MS) AND THE VACANT LOT NORTH THEREOF (LOT 69-A-2-MS) TO CREATE ONE LOT IN ZONING CASE NO. 876, LOT LINE ADJUSTMENT NO. 2015-02, (JANKOVICH). Section 1. An application was duly filed by Mr. Tom Jankovich with respect to real property located at 77 Crest Road East, (APN: 7567-008-012) and the vacant property north thereof (APN: 7567-008-013) requesting to merge the two lots into one lot, which will result in a 10.3 acres gross lot, and is attached hereto as Exhibit A and made a part thereof. Concurrently Mr. Jankovich filed an application in Zoning Case No. 876 for a Site Plan Review, Conditional Use Permit and a Variance to construct a stable that would be located in the front yard area of the resulting lot. Section 2. California Government Code Subsection 66412(d) authorizes lot line adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line adjustment involves two or more existing adjacent parcels, where land is proposed to be taken from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally existed is not thereby created; (C) The lot line adjustment will create parcels that conform to local zoning and building ordinances; and (D) The lot line adjustment is approved by the City. The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to local zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or easements. Section 3. The lots are located in the RAS-2 zoning district. The existing parcels are non -conforming due to their access from Crest Road East where they share a common driveway with several other properties. Section 4. The Planning Commission conducted a duly noticed public hearing to consider the application to merge the lots on February 17, 2015, March 17, 2015 and at a field trip on March 17, 2015. No one testified for or against the project. Section 5. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 5 exemption provided by Section 15305 of the State CEQA Guidelines. Reso. 2015-06 ZC No. 876 • Section 6. The Planning Commission has considered the evidence, both written and oral, presented in connection with this application and finds as follows: A. Section 16.16.010(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(A) of the Rolling Hills Zoning Ordinance requires that each lot in any subdivision in the RA-S-2 Zone shall have a net area of not less than eighty seven thousand one hundred twenty square feet, (2.0 acres). The proposed lot line adjustment will result in one parcel having 9.55 acres net lot area, (416,381 square feet). Both lots are currently greater than the required two -acre net. The net lot area is measured by taking the entire lot area and deducting (a) the entire area within a recorded roadway easement plus the area within ten feet measured perpendicular to the edge of the roadway easement; (b) the ten foot perimeter of the lot perpendicular to the property lines; (c) any private drive or driveway that provides access to any other lot or parcel of land and (d) the access strip portion of a flag lot. B. Section 16.16.020 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(3) of the Rolling Hills Zoning Ordinance require that in all cases where practicable, the sidelines of lots shall be at approximate right angles or radial to the street upon which such lot fronts. This provision is inapplicable to these properties as neither property fronts a street and they gain access through a common driveway over several other properties. The Planning Commission finds that the existing condition of the flag configuration will remain and therefore not be materially detrimental to the public welfare or injurious to the properties or improvements in the vicinity. C. Section 16.20.230 of the Rolling Hills Subdivision Ordinance requires that easements, the width of which are to be determined by the Rolling Hills Community Association (RHCA), be dedicated for bridle trail and utility purposes over the strips and portions of land within and abutting upon the property lines and will be recorded concurrently with the Certificate of Compliance for lot line adjustment. D. Chapter 16.48 of the Rolling Hills Subdivision Ordinance provides procedures for processing of certificates of compliance, which is a document that acknowledges that subject parcels are considered by the City to be legal lots of record. City records indicate that both parcels were created legally. E. Conditions have been attached to this approval which provide that it will not impair or limit the City's application of the Site Plan Review or any other Ordinance or Code to any future development of the lot, including but not be limited to further study of soils, geology, hydrology, grading and other requirements. Section 7. In accordance with the foregoing findings, a Certificate of Compliance for lot line adjustment Zoning Case No 876 as indicated on the map stamp dated March 17, 2015, and on file in the Planning Department is hereby approved subject to the following conditions: Reso. 2015-06 ZC No. 876 • • A. The Lot Line Adjustment approval shall expire within two years from the effective date of approval as defined in Section 17.46.070, unless otherwise extended pursuant to the requirements of this section. B. There shall be easements along the adjusted lot line, as required by the Rolling Hills Community Association. The maps and legal descriptions showing the new property easement lines shall be recorded. C. The lot line adjustment approval shall not in any way constitute any representation that the adjusted lot can be developed even if in compliance with current zoning and building ordinance standards. No development shall occur on the property without first complying with all applicable City Building and Zoning requirements and other applicable rules and regulations. D. The lot line adjustment shall not in any respect limit or impair the City's application of the Site Plan Review Ordinance to the lot at such time as an application is made for development. E. The Certificate of Lot Line Adjustment shall not be issued until a legal description complying with the delineation of adjustment, and including the required easements and trails, if any, as specified in Paragraph C of Section 6 are submitted to, and approved by the City. Upon the City's approval of the legal descriptions of the new adjusted lines a Certificate of Compliance shall be issued by the City, shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and evidence of the recordation shall be returned to the City. F. The applicant shall record the deed of the property effectuating the transfer concurrently with the Certificate of Compliance for the Lot Line Adjustment and shall submit proof of such recordation to the City of Rolling Hills. G. The applicants shall execute an Affidavit of Acceptance of all conditions of this Resolution or the Lot Line Adjustment shall not be effective. PASSED, APPROVED AND ADOPTED ON THE 21st DAY OF APRIL 2015. BRAD CHELF, CHAIRMAN ATTEST: HEIDI LUCE, CITY CLERK Reso. 2015-06 ZC No. 876 3 ( • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2015-06 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING A LOT LINE ADJUSTMENT OF PROPERTIES AT 77 CREST ROAD EAST (LOT 69-A-1-MS) AND THE VACANT LOT NORTH THEREOF (LOT 69-A-2-MS) TO CREATE ONE LOT IN ZONING CASE NO. 876, LOT LINE ADJUSTMENT NO. 2015- 02, (JANKOVICH). was approved and adopted at a regular meeting of the Planning Commission on April 21, 2015 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 Reso. 2015-06 ZC No. 876 4 CITY CLERK • 7567 I 8 SHEET IMPAIRS n.oam SERVICES SCALE Ins ROW P.A. 7565 • 21 & 22 0 PG 10 BK 7558 REVISED 2001091015018001-14 2011052402004001-14 • II/R3 Ore • -------- 0 „ ICI•NG1 havoSVAAVOI00/./01 EXHIBIT A ISEARCH NO V PG ----- • T 4 RD EAST • ":„ 1 SU DETAILR-I. . • 77) Stt 6 9:301e. Wri 0 2 I 1 8 6 •T 69 3 AORAC 8 2.71i v,, :5,,,_ i tfV" I 2 &.tc.., a SI II Ia 5Z 1 ISO < 2 I. amio C.) le 3 < ar/V M B 762th- 26 - 27 -/ 17120 050 too 09 3ES NO 2 27526 ; / BK 7558 .ISO NJ! t SVERISV ; 41 -47 .1; 17.12 11044 CD 69 oil 06.60 DETAIL NO SCALE t 1 CREST IOFFICE OF THE ASSESSOR COUNTY OF LOS ANGELES COPYRIGHT 0 2002 • • THIS PAGE INTENTIONALLY LEFT BLANK ♦ • • RESOLUTION NO. 2015-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND A VARIANCE TO CONSTRUCT A STABLE WITH CORRAL THAT REQUIRE GRADING AND TO PERMIT THE STABLE AND CORRAL IN THE FRONT YARD AREA IN ZONING CASE NO. 876, AT A PROPERTY WHERE A LOT LINE ADJUSTMENT NO. 2015-02 WAS CONCURRENTLY APPROVED, AT 77 CREST ROAD EAST, (JANKOVICH). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Application was duly filed by Mr. Tom Jankovich with respect to real property located at 77 Crest Road East requesting a Site Plan Review and Conditional Use Permit to construct a stable and corral, with related grading and maximum 3-foot retaining wall, and a Variance to allow the stable and corral to be located in the "front yard" on a property developed with a single family residence, at 77 Crest Road East, (APNs 7567-008-012 and 7567-008-013). The proposed stable would contain 3,691 square feet, which includes 3,456 square feet on the ground floor plus a 235 square foot loft. The total proposed tack use area is 700 square feet. The stable would have a center isle and high ceiling, with a ridgeline of 18'5" high. The corral area is proposed to be 2,000 square feet. Concurrently with this application, the applicant applied for a lot line adjustment. The proposed LLA would eliminate the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot to the north (Lot 2, Tract 27526) thereby merging these two lots, both zoned RAS-2, into a single parcel containing 450,811 gross square feet, or 10.3 acres. Approval of the Site Plan Review, Conditional Use Permit and Variance is subject to approval of the Lot Line Adjustment No. 2015-02. Section 2 This proposal is subject to Chapter 17.18 of the Zoning Ordinance relating to construction of stables. A Site Plan Review is required for the new structure and grading for the stable and a Variance is required due to the proposed location of the stable and corral, in the front yard area of the lot, (not front setback). Section 3. The property at 77 Crest Road East is currently developed with a single family residence. Section 4. The Planning Commission conducted duly noticed public hearings on the subject application on February 17, 2015, March 17, 2015 and at a field trip on March 17, 2015. The applicant was notified of the public hearings in writing by first class mail. 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 Reso. 2015-07 ZC No. 876 1 0) • • I reviewed, analyzed and studied said proposal. The applicant and applicant's representative were in attendance at the hearings. Section 5. The Planning Commission finds that the project qualifies as a categorical exemption from environmental review under the California Environmental Quality Act. Section 6. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval subject to certain criteria, prior to performing any amount of grading that requires a grading permit or before any new building or structure is constructed. With respect to the Site Plan Review application requesting grading and construction of a new stable and corral, the Planning Commission makes the following findings of fact: A. The approval herein of a Site Plan Review is consistent with the purposes and objectives of the Zoning Ordinance and goals and policies of the General Plan because the proposed stable and corral is consistent with similar uses in the community, meets all the applicable code development standards (with approval of a Variance) and the stable advances the General Plan goals of maintaining an equestrian lifestyle in the City in concert with low profile, low -density residential development. The areas where the stable and corral are to be located are adequately sized and will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters both on and off the project site. B. The subject lot is 10.3 acres in size and is sufficiently large to accommodate the proposed structure and corral while maintaining considerable amount of open space. The project proposes total lot coverage of 5.3%, which conforms to the Zoning Code lot coverage limit of 35% (of net lot area). The proposed project will be screened from the road and neighbors so as to reduce the visual impact of the development. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the stable, in complying with design requirements, will blend with the low profile residential development pattern of the community and will not give the property an over -built look. D. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed stable/corral orientation are away from neighbors and its general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. Landscaping will be provided, including existing mature trees that will be retained to screen the project from view of adjacent residences including on the east side and new landscaping will be introduces to further screen the proposed structures. Reso. 2015-07 ZC No. 876 • • The project utilizes the relatively flat area near the front of the lot to the extent practical for the proposed corral and stable, minimizing the need for grading. Grading for the stable pad would be 1,370 cubic yards cut and fill to preserve to the degree feasible, the natural terrain of the property. E. The development plan follows to the maximum extent practicable, the contours of the site to minimize grading and retain the natural drainage courses. The graded areas will be landscaped. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the existing driveway will be utilized. Section 7. Section 17.18 of the Rolling Hills Municipal Code permits approval of a stable over 200 square feet and a corral over 550 square feet, provided the Planning Commission approves a Conditional Use Permit. 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 construction of the 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, meets all the applicable code development standards for a stable, and the area is located in an area on the property that is adequately sized to accommodate the stable and adjoining corral. The proposed structure is appropriately located in that it will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters both on and off the project site. B. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed stable and corral orientation is not towards neighbors and its general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. Additional trees will be added to further screen the project from adjacent properties. The proposed stable is to be located on an already graded area, therefore preserving the natural terrain of the remaining of the property. The proposed location is the most practical due to the location of the residence in the rear of the lot and the remaining topography on the lot make it difficult to place the stable and corral elsewhere on the lot without great amount of grading. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the stable complies with the low profile residential development pattern of the community and will not give the property an over -built look. The lot is 9.55 acres net in size and is sufficiently large to accommodate Reso. 2015-07 ZC No. 876 • • the proposed structure. The stable will be screened from neighbors view by trees that will be retained and additional trees will be planted. D. The proposed conditional use complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Section 17.18 of the Zoning Ordinance. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to 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. Section 8. Sections 17.38.010 through 17.38.050 of the Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when, due to exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone, strict application of the Code would deny the property owner substantial property rights enjoyed by other properties in the same vicinity and zone. The applicant seeks a variance from the requirement that front yard area of a lot be free of structures and wishes to construct a stable and corral that would be located in front of the leading edge of the residence, thus, in the front yard area of the lot. 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 subject property that do not apply generally to the other property or class of use in the same zone in that: existing residence occupies the rear portion of the lot, making it impossible, due to insufficient space in the rear, to locate the proposed stable such that it would conform to setbacks, yards and required separation of the stable from the residence. In addition, the terrain in the remaining portion of the lot, presents constraints due to sloped conditions, and would still require a Variance due to the exceptionally large "front yard" based on the location of the residence at the rear of the lot. 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 because due to the existing grade, irregular lot configuration it would be a hardship to locate the stable in the rear. The expansive open space in the front yard comfortably supports a stable. The limited buildable area on the property due to steep slopes in the rear and sides places a hardship on locating the stable in the side or rear areas. The proposed stable is to be located on an already partially graded area, therefore preserving the natural terrain of the remaining of the property. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in Reso. 2015-07 ZC No. 876 4 • • which the property is located because a stable would not affect any neighbor's views and therefore property value and would be screened from them. The lot is located substantial distance and at a lower elevation than the road and is not visible from the road. Development of the stable in the front yard setback will allow substantial portion of the rear of the lot to remain undeveloped. E. 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. F. The variance request is consistent with the General Plan. The proposed project, together with the variance, will be compatible with the objectives, policies, general land uses and programs specified in the General Plan and will uphold the City's goals to protect and promote construction of equestrian facilities. Section 9. Based upon the foregoing findings, the Planning Commission hereby approves Zoning Case No. 876 a Site Plan Review, Conditional Use Permit for a stable and corral and a Variance to locate the stable and corral in the front yard area of the lot subject to the following conditions: A. Site Plan Review, Conditional Use Permit and Variance approvals shall expire within two years from the effective date of approval as defined in Sections 17.46.080, 17.38.080 and 17.42.070, unless otherwise extended pursuant to the requirements of these sections. B. This approval is subject to the recordation of the Lot Line Adjustment application approved in Zoning Case No. 876, Lot Line Adjustment No. 2015-02 merging the two lots into one lot. No construction shall take place until proof of recorded merger of the lots has been submitted to the City. C. It is declared and made a condition of this approval that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has 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. D. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with, including but not be limited to lighting, roofing, undergrounding of all of the utility lines, drainage, grading and others, unless otherwise set forth in this permit, or shown otherwise on an approved plan. E. The lot shall be developed and maintained in substantial conformance with the site plans on file dated March 16, 2015 and for the size of the corral a plan Reso. 2015-07 ZC No. 876 • • dated March 17, 2015 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Site Plan, Variance and CUP approvals, herein as applicable, shall be incorporated into the building permit working drawings and complied with prior to issuance of a building permit from the building department. F. Prior to submittal of final working drawings to the Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission. The conditions of approval of this Resolution shall be printed on all plans and be available at the construction site at all times. G. A licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth therein and the City's Building Code and Zoning Ordinance. Further, the person obtaining a building and/ or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. H. Structural lot coverage of the lot shall not exceed 7,413 square feet or 1.8% of the net lot area, in conformance with lot coverage limitations (20% maximum). The total lot coverage proposed including structures and flatwork shall not exceed 22,128 square feet or 5.3%, of the net lot area, in conformance with lot coverage limitations (35% max). I. Grading for this project shall not exceed 1,370 cubic yards and be balanced on site. The disturbed area of the lot shall not exceed 11.9% of the net lot area. J. The stable uses are subject to the requirements of Section 17.18 of the RH Zoning Ordinance. The maximum height of the highest ridgeline of the stable shall not exceed 18'5". The surface of the corral, paddocks and turnout for the horses, if any, must remain pervious at all times. The access to the stable may not be entirely paved and may have a D.G. surface and may not exceed a slope of 25%. K. Any future modification to the stable, including interior modifications which would increase the size of the loft on the upper level, tack room, vehicle storage area and other non-agricultural areas, or any changes to the uses within the stable shall be subject to review by the Planning Commission pursuant to CUP requirements for stables. Reso. 2015-07 ZC No. 876 6 • • L. All utility lines to the stable shall be placed underground, subject to all applicable standards and requirements. M. A drainage plan shall be prepared and approved by City Staff prior to issuance of a grading permit. Such plan shall be subject to LA County Code requirements for hillside development, and City's Low Impact Development Ordinance. N. If due to the construction the common driveway is damaged, it shall be the applicant's responsibility to make repairs to the driveway. O. Prior to issuance of building permits, two copies of a landscape plan shall be submitted for review and approval by the Planning Department and shall include native drought -resistant vegetation. The existing trees and vegetation along the eastern portion of the lot shall remain and additional vegetation shall be planted to screen the stable from the residences above and to the west. The landscaping plan shall utilize to the maximum extent feasible, plants that are native to the area and are consistent with the rural character of the community. The trees, when planted, shall be of substantial size and height so that the stable is sufficiently screened from the homes above. Plants and trees shall be planted in an offset manner so that not to result in a hedge like screen and shall grow no higher than the ridgeline of the stable. If landscaping of 5,000 square foot area or greater is introduced for the stable and corral area, the landscaping shall be subject to the requirements of the City's Water Efficient Landscape Ordinance. P. Perimeter easements and trails, if any, shall remain free and clear of any improvements including, but not be limited to, fences -including construction fences, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. Q. 50% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permit prior to start of work. R. 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. S. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. At no time shall construction or personal vehicles block the common driveway. Reso. 2015-07 ZC No. 876 7 • • T. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management. U. Approval from Rolling Hills Cmommunity Assocation shall be required. V. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. PASSED, APPROVED AND ADOPTED THIS 21th DAY OF APRIL 2105. BRAD CHELF, CHAIRMAN ATTEST: HEIDI LUCE, CITY CLERK 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. Reso. 2015-07 ZC No. 876 8 • STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2015-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND A VARIANCE TO CONSTRUCT A STABLE WITH CORRAL THAT REQUIRE GRADING AND TO PERMIT THE STABLE AND CORRAL IN THE FRONT YARD AREA IN ZONING CASE NO. 876, AT A PROPERTY WHERE A LOT LINE ADJUSTMENT NO. 2015-02 WAS CONCURRENTLY APPROVED, AT 77 CREST ROAD EAST, (JANKOVICH). was approved and adopted at regular meeting of the Planning Commission on April 21, 2015 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 HEIDI LUCE, CITY CLERK Reso. 2015-07 9 ZC No. 876 buy Ralial0get4' INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 3/17/15 Field Trip Agenda Item: 4A TO: HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 876 77 CREST ROAD EAST RA-S-2, 10.3 ACRES (AFTER LLA) TOM JANKOVICH BOLTON ENGINEERING FEBRUARY 5, 2015 REQUEST AND RECOMMENDATION The applicant, Mr. Tom Jankovich, requests a Lot Line Adjustment (LLA), a Site Plan Review and Conditional Use Permit to construct a stable and corral, with related grading and maximum 3-foot retaining wall, and a Variance to allow the stable and corral to be located in the "front yard" on a property developed with a single family residence, at 77 Crest Road East, (APNs 7567-008-012 and 7567-008-013). The proposed stable would contain 3,691 square feet, which includes 3,456 square feet on the ground floor plus a 235 square foot loft. The total proposed tack use area is 700 square feet, which is 19% of the entire structure. The proposed loft area would be 6.3% of the total structure. The stable would have a center isle and high ceiling. The corral area is proposed to be 550 square feet, which is the minimum requirement. The proposed LLA would eliminate the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot (Lot 2, Tract 27526) thereby merging these two lots, both zoned RAS-2, into a single parcel containing 450,811 gross square feet, or 10.3 acres. Approval of the Site Plan Review, Conditional Use Permit and Variance is subject to approval of the LLA to merge the lots. Since the last meeting, the applicant slightly revised the application and is proposing to move the stable 9' to the east- further away from the driveway, eliminated a portion of ZC NO. 876 • • the wall along the west side of the stable and reduced the wall along the stable building pad (along the north side). It is recommended that the Planning Commission review the staff report, view the project in the field, take public testimony and continue the meeting to the evening meeting of the Planning Commission. BACKGROUND 1. This proposal is subject to the stable ordinance, adopted in 2011 which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. The stable is proposed in the northwest corner of the merged parcel. A Site Plan Review is required due to the new stable structure, and related grading and retaining wall construction. A Variance is required because the stable is proposed within the lot's "front yard" which is the area between the front of the house and the front property line. No portion of the stable will encroach into a building setback. 2. The property at 77 Crest Road E. currently contains 3.7 acres of land, or 161,262 gross square feet but will be enlarged after the merger to 10.35 acres or 450,811 gross square feet, with a net area of 418,524 square feet. 3. The property at 77 Crest Road East is currently developed with a 3,275 square foot residence, 591 square foot garage and 91 square foot service yard. No changes are being proposed for the residence and garage at this time. MUNICIPAL CODE COMPLIANCE 4. Pursuant to the Zoning Code requirements stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The proposed stable will be located in the northwest corner of the property, just outside the front and (west) side setback areas, approximately 170 feet from the existing home on the same property to the south and is estimated to be, respectively, approximately 90 and 155 feet from the neighboring homes to the north and northwest. The subject property has driveway access to Crest Road E. through at least two properties to the north. Access for the proposed stable will be via a new 17-foot wide driveway that will join the existing driveway on the subject site. The proposed stable would have a footprint of 3,456 square feet, in a rectangular structure, 48 feet wide by 72 feet long. The ground floor containing 3,456 square feet has a center aisle flanked by five animal stalls, a tractor storage area, a feed area, a 570 square foot tack room/workshop and 130 square foot bathroom. The upper loft area, 235 square feet in area, runs along a portion of the width of the building and will be used for additional agricultural storage. 5. Pursuant to the zoning code requirements the following is applicable to this request: ZC NO.876 Y/ REQUIREMENTS Minimum 6' wide access with roughened surface Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Stable min. 35' from any residential structure Stable building to be designed for rural and agricultural uses only, but may include storage for vehicles, household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room use Tack area may have sanitary and kitchen amenities Tack area may have glazed openings Agricultural space entry doors to be min. 4'wide & 7.5' high; appearance of a stable door Loft is permitted Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral minimum 550 sf.; fenced and contiguous to stable. (Planning Commission may determine the size of a corral) Access slope not to exceed 25% Commercial uses or sleeping is not allowed PROPOSED 17 'wide access -way joining existing driveway with roughened surface (not paved) Grading with 3' retaining wall; 1,370 cubic yards (685 cyd. cut; 685 cyd. fill) Variance required for location in front yard Approx. 90-ft. from closest neighbor's home Storage is proposed for a tractor. Stable to have center aisle open to the loft above. PC may require pervious surfaces. Ground floor (3,456 sf.): 825 sf. stalls; 315 sf. feed room; 165 sf. tractor storage; 1,450 sf. general agric. storage; 570 sf. tack room /workshop;130 sf shower. Loft (235 sf.) - agricultural storage. Agricultural spaces, including storage & feed, incl. loft comprise 2,991 sf. or 81.0% Tack use area comprises 700 sf. or 19.0% Includes tack room/workshop & bathroom Bathroom proposed; no kitchen Windows proposed in tack area, (condition of approval) Entry doors heights on west side at entrancf to agricultural area are 11-ft. and 7-ft elsewhere, (condition of approval to be 7.5') Loft; proposed for storage only The total height of the structure at its highest peak is proposed to be 18'4 3/ " (Plate heights per condition of approval.) Dirt or D.G. (condition of approval) Proposed 550 sq. ft. fenced corral. Existing access at 13% maximum slope Applicant is not proposing any commercial uses or sleeping in the stable The applicant must comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables, as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material, Fire Department requirements and others. ZC NO.876 • • 6. Grading in the amount of 1,370 cubic yards total (685 cy. cut and 685 cy. fill) is proposed which calls for one maximum 3-foot tall retaining wall. The proposed 0.5"-4' high retaining wall along the north and west side of the stable building pad will average 2.5 feet in height and will not be located in any setback. A 2-foot wide concrete drainage swale is proposed to divert water and will either terminate in a dissipater or tie in to an existing buried drainage system. 7. 7. The disturbed area of the lot will be increased by 10,750 square feet (2.57%) or 11.8% total, (49,461 sq.ft. area), which will be well in compliance with the code limit of 40%. 8. There is only one building pad on the property, which accommodates the existing home and proposed stable. The residential building pad (not in setbacks) is 34,815 square feet. The building coverage will increase to 21.3% including the stable. 9. The net lot area of the lot with the merger, for development purposes will be 418,524 square feet. The structural lot coverage is proposed at 7,413 sf. or 1.8% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 22,128 square feet, or 5.3%, (35% permitted). 10. The proposed height of the stable will be 18'4 3/ ". The stable will have a center isle and will be open to the roofline, except for the 235 sq.ft. loft area on the second level. The stable roof at the ridge point will be approximately 24 feet below the pad elevation of the closest residence to the north and approximately 13 feet above the pad elevation of the next closest residence to the northwest. 11. The following table lists stables / square footages approved since 2011. Location 11 Blackwater Cyn. Rd. 5 Buggy Whip 0 Chestnut 9 Chuckwagon Rd. 10 Crest Rd. W. 49 Eastfield 12 Johns Cyn. Rd. 3 Meadowlark 29 Middleridge Rd. S. 6 Portuguese Bend Rd. CONCLUSION Square Feet / No. of Stories 890 sq. ft. one story 890 sq. ft. one story 900 sq. ft. one story 1,296 sq. ft. first floor / 792 sq. ft. loft 735 sq. ft. first floor / 453 sq. ft. loft 600 sq. ft. one story 735 sq. ft. one story 480 sf. first floor / 360 sf. loft 2,160 sq. ft. first floor / 800 sf. loft with center aisle 450 sq. ft. one story 12. When reviewing a stable development application the Planning Commission should consider whether the proposed project meets the criteria for a Conditional Use Permit, Site Plan Review, Variances and Chapter 17.18 of the Zoning Code pertaining to the stables requirements adopted in 2011. ZC NO. 876 13. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. 14. Should this request be approved, the applicant would have to meet all of the conditions of the permitted uses/ construction specified in the Zoning Ordinance for stables and corrals and maintain the structure as approved for agricultural uses. 15. Other required approvals include the RHCA (Architectural Committee), and ultimately Building and Safety plan checking for building permits. At this time, the applicant has not reviewed the project with the RHCA. 16. In response for justification for a Variance to locate the stable and corral in the front yard, the applicant's agent states that the existing home is located at the rear of the property and the remainder of the 10 acres other than the existing building pad consists of a canyon with slopes at 2:1 or steeper. A great deal of grading and significantly larger disturbed area would be required to create a pad that could support a stable that would not be within the "front yard". 17. The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA Guidelines, Sec.15303). Zoning Case No. 876 SITE PLAN REVIEW II RA-S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 25 ft. from rear property line (stables only) • STRUCTURES (Site Plan Review required if size of structure enlarged by min. 1,000 sf. and this increases size of the structure by > 25% in a 36-month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAUSTABLE BUILDING PAD COVERAGE (30% maximum -guideline) GRADING Site Plan Review required if excavation and/or fill or combination ZC NO. 876 EXISTING II PROPOSED SINGLE FAMILY RESIDENCE NEW STABLE AND CORRAL Residence Garage Service yard Stable TOTAL 3,275 sq. ft. 591 sq. ft. 91 sq. ft. 0 Residence • Garage Service yard Stable 3,275 sq. ft. 591 sq. ft. 91 sq. ft. 3,456 sq. ft. (not including loft) 3,957 sq. ft. TOTAL 7,413 ft. .88 % 1.8% of 418,524 sf. net lot area 4.34% 5.3% of 418,524 sf. net lot area 12.69% of 31,175 sq. ft. building 21.3% of 34,815 sq. ft. building pad not in setback pad not in setback 1,370 cubic yards (685 cy cut / 685 cy fill) thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any non -graded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ. FT. CORRAL) STABLE ACCESS 9.25% N/A N/A ROADWAY ACCESS Existing driveway approach VIEWS PLANTS AND ANIMALS N/A N/A 11.8% CUP requested 3,691 sf. stable/550 sf. corral New connecting to existing residential driveway Existing from Crest Rd. E. via easements Planning Commission condition Planning Commission condition 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 envirorunentally 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: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; ZC NO. 876 • • 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC NO.876 9 • aiRafiay geeei • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 2/17/15 Agenda Item: 8A TO: HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 876 77 CREST ROAD EAST RA-S-2, 10.3 ACRES (AFTER LLA) TOM JANKOVICH BOLTON ENGINEERING FEBRUARY 5, 2015 REOUEST AND RECOMMENDATION The applicant, Mr. Tom Jankovich, requests a Lot Line Adjustment (LLA), a Site Plan Review and Conditional Use Permit to construct a stable and corral, with related grading and maximum 4-foot retaining wall, and a Variance to allow the stable and corral to be located in the "front yard" on a property developed with a single family residence, at 77 Crest Road East, (APNs 7567-008-012 and 7567-008-013). The proposed stable would contain 4,148 square feet, which includes 3,456 square feet on the ground floor plus a 692 square foot loft. The total proposed tack use area is 700 square feet, which is 16.9% of the entire structure. The proposed loft area would be 16.7% of the total structure. The corral area is proposed to be 550 square feet, which is the minimum requirement. The proposed LLA would eliminate the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot (Lot 2, Tract 27526) thereby merging these two lots, both zoned RAS-2, into a single parcel containing 450,811 gross square feet, or 10.3 acres. Approval of the Site Plan Review, Conditional Use Permit and Variance is subject to approval of the LLA to merge the lots. It is recommended that the Planning Commission: review the staff report, open the public hearing, take testimony and schedule a field trip to the site. ZC NO.876 • • N BACKGROUND 1. This proposal is subject to the stable ordinance, adopted in 2011 which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. The stable is proposed in the northwest corner of the merged parcel. A Site Plan Review is required due to the new stable structure, and related grading and retaining wall construction. A Variance is required because the stable is proposed within the lot's "front yard" which is the area between the front of the house and the front property line. No portion of the stable will encroach into a building setback. 2. The property at 77 Crest Road E. currently contains 3.7 acres of land, or 161,262 gross square feet but will be enlarged after the merger to 10.35 acres or 450,811 gross square feet, with a net area of 418,524 square feet. 3. The property at 77 Crest Road East is currently developed with a 3,275 square foot residence, 591 square foot garage and 91 square foot service yard. No changes are being proposed for the residence and garage at this time. The grading for the proposed stable will involve movement of 1,220 total cubic yards, 610 cubic yards each of cut/fill. MUNICIPAL CODE COMPLIANCE 4. Pursuant to the Zoning Code requirements stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The proposed stable will be located in the northwest corner of the property, just outside the front and (west) side setback areas, approximately 170 feet from the existing home on the same property to the south and is estimated to be, respectively, approximately 90 and 155 feet from the neighboring homes to the north and northwest. The subject property has driveway access to Crest Road E. through at least two properties to the north. Access for the proposed stable will be via a new 17-foot wide driveway that will join the existing driveway on the subject site. The applicant also proposes to construct a new entry archway/trellis over the existing driveway at the entrance to the property, which is permitted in the code (RHMC 17.16.150). The proposed stable would have a footprint of 3,456 square feet, in a rectangular structure, 48 feet wide by 72 feet long. The ground floor containing 3,456 square feet has a center aisle flanked by five animal stalls, a tractor storage area, a feed area, a 570 square foot tack room/workshop and 130 square foot bathroom. The upper loft area, 692 square feet in area, runs along a portion of the width of the building and will be used for additional agricultural storage. 5. Pursuant to the zoning code requirements the following is applicable to this request: ZC NO. 876 • REQUIREMENTS Minimum 6' wide access with roughened surface Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Stable min. 35' from any residential structure Stable building to be designed for rural and agricultural uses only, but may include storage for vehicles, household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room use Tack area may have sanitary and kitchen amenities Tack area may have glazed openings Agricultural space entry doors to be min. 4'wide Sr 8' high; appearance of a stable door Loft is permitted Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral minimum 550 sf.; fenced and contiguous to stable. (Planning Commission may determine the size of a corral) Access slope not to exceed 25% Commercial uses or sleeping is not allowed PROPOSED 17 'wide access -way joining existing driveway with roughened surface (not paved) Grading with 2-4ft. retaining wall; 1,220 cubic yards (610 cyd. cut; 610 cyd. fill) Variance required for location in front yard Approx. 90-ft. from closest neighbor's home Storage is proposed for a tractor. Stable to have center aisle open to the loft above. PC may require pervious surfaces. Ground floor (3,456 sf.): 825 sf. stalls; 315 sf. feed room; 165 sf. tractor storage; 1,450 sf. general agric. storage; 570 sf. tack room /workshop;130 sf shower. Loft (692 sf.) - agricultural storage. Agricultural spaces, including storage & feed, incl. loft comprise 3,447 sf. or 83.12% Tack use area comprises 700 sf. or 16.9% Includes tack room/workshop & bathroom Bathroom proposed; no kitchen Windows proposed in tack area. (condition of approval) Entry doors heights on west side at entranc( to agricultural area are 11-ft. and 7-ft elsewhere. (Condition of approval) Loft; proposed for storage only The total height of the structure at its highest peak is proposed to be 18'4 3/ " (Plate heights per condition of approval.) Dirt or D.G. (condition of approval) Proposed 550 sq. ft. fenced corral. Existing access at 13% maximum slope Applicant is not proposing any commercial uses or sleeping in the stable The applicant must comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables, as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material, Fire Department requirements and others. ZC NO. 876 • • 6. Grading in the amount of 1,220 cubic yard (610 cy. cut and 610 cy. fill) is proposed which will calls for two maximum 4-foot tall retaining walls. The proposed 2'-4' retaining walls are proposed along the north and west side f the stable building pad will average 2.5 feet in height and will not be located in any setback. A 2-foot wide concrete drainage swale is proposed to divert water and will either terminate in a dissipater or tie in to an existing buried drainage system. 7. The disturbed area of the lot will be increased by 8,575 square feet (2.05%) or 11.3% total, which will be well in compliance with the code limit of 40%. 8. There is only one building pad on the property, which accommodates the existing home and proposed stable. The residential building pad (not in setbacks) is 34,525 square feet. The building coverage will increase to 21.47% including the stable. 9. The net lot area of the lot with the merger, for development purposes will be 418,524 square feet. The structural lot coverage is proposed at 7,413 sf. or 1.8% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 21,983 square feet, or 5.25%, (35% permitted). 10. The proposed height of the stable will be 18'4 3/ ". The stable roof at the ridge point will be approximately 24 feet below the pad elevation of the closest residence to the north and approximately 13 feet above the pad elevation of the next closest residence to the northwest. 11. The following table lists stables / square footages approved since 2011. Location 11 Blackwater Cyn. Rd. 5 Buggy Whip 0 Chestnut 9 Chuckwagon Rd. 10 Crest Rd. W. 49 Eastfield 12 Johns Cyn. Rd. 3 Meadowlark 29 Middleridge Rd. S. 6 Portuguese Bend Rd. CONCLUSION Square Feet / No. of Stories 890 sq. ft. one story 890 sq. ft. one story 900 sq. ft. one story 1,296 sq. ft. first floor / 792 sq. ft. loft 735 sq. ft. first floor / 453 sq. ft. loft 600 sq. ft. one story 735 sq. ft. one story 480 sf. first floor / 360 sf. loft 2,160 sq. ft. first floor / 800 sf. loft with center aisle 450 sq. ft. one story 12. When reviewing a stable development application the Planning Commission should consider whether the proposed project meets the criteria for a Conditional Use Permit, Site Plan Review, Variances and Chapter 17.18 of the Zoning Code pertaining to the stables requirements adopted in 2011. 13. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for ZC NO.876 • • open space and maintaining rural environment and that the use will not adversely affect adjacent properties. 14. Should this request be approved, the applicant would have to meet all of the conditions of the permitted uses/construction specified in the Zoning Ordinance for stables and corrals and maintain the structure as approved for agricultural uses. 15. Other required approvals include the RHCA (Architectural Committee), and ultimately Building and Safety plan checking for building permits. At this time, the applicant has not reviewed the project with the RHCA. 16. In response for justification for a Variance to locate the stable and corral in the front yard, the applicant's agent states that the existing home is located at the rear of the property and the remainder of the 10 acres other than the existing building pad consists of a canyon with slopes at 2:1 or steeper. A great deal of grading and significantly larger disturbed area would be required to create a pad that could support a stable that would not be within the "front yard". 17. The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA Guidelines, Sec.15303). Zoning Case No. 876 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 25 ft. from rear property line (stables only) STRUCTURES (Site Plan Review required if size of structure enlarged by min. 1,000.sf. and this increases size of the structure by > 25% in a 36-month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAUSTABLE BUILDING PAD COVERAGE (30% maximum -guideline) GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 ZC NO. 876 EXISTING PROPOSED SINGLE FAMILY RESIDENCE NEW STABLE AND CORRAL Residence Garage Service yard Stable TOTAL 3,275 sq. ft. 591 sq. ft. 91 sq. ft. 0 Residence Garage Service yard Stable 3,275 sq. ft. 591 sq. ft. 91 sq. ft. 3,456 sq. ft. (not including loft) 3,957 sq. ft. TOTAL 7,413 ft. .88 % 1.8% of 418,524 sf. net lot area 4.34% 5.25% of 418,524 sf. net lot area 12.69% of 31,175 sq. ft. building pad not in setback v 21.47% of 34,525 sq. ft. building pad not in setback 1,220 cubic yards (610 cy cut / 610 cy fill) N sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any non -graded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ. FT. CORRAL) STABLE ACCESS 9.25% N/A N/A ROADWAY ACCESS Existing driveway approach VIEWS PLANTS AND ANIMALS N/A N/A 11.30% CUP requested 4,147 sf. stable/550 sf. corral New connecting to existing residential driveway Existing from Crest Rd. E. via easements Planning Commission condition Planning Commission condition 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: 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 drou _ ht-tolerant landscaping which is compatible ZC NO. 876 • • with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body, shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; . D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC NO.876