Loading...
890, Augment the existing riding ri, Staff Reports0-'0 a/Rd/4y geek INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 4-A Mtg. Date: 11/23/15 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTORC /7,i /,SO. THRU: RAYMOND R. CRUZ, CITY MANAGER SUBJECT: RESOLUTION NO. 2015-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT, SITE PLAN REVIEW AND VARIANCES FOR GRADING AND CONSTRUCTION OF A RIDING ARENA AND LUNGING RING TO BE LOCATED IN THE FRONT YARD AREA OF THE LOT AND TO RETAIN AN AS BUILT GAZEBO IN THE FRONT YARD AREA OF THE LOT IN ZONING CASE NO. 890 AT 1 MIDDLERIDGE LANE SOUTH, (LOT 167-UR), (POPOVICH). REQUEST AND RECOMMENDATION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. 2. The applicants, Mr. and Mrs. Popovich, request a Site Plan Review, Conditional Use Permit and Variances to construct a 13,068 square feet regulation dressage arena (66' x 198'), and to relocate an existing 60' in diameter (approx. 2,800 square feet) lunging ring approximately 40 feet in a westerly direction with related grading of 6,900 cubic yards total. Variances are requested to construct the arena and ring in the front yard of the lot and to retain an "as built" gazebo in the front yard. No structures or retaining walls are proposed with this application. 3. The Planning Commission by a 5-0 vote approved the project with conditions that are specific to this project such as: ZC NO. 890 �►• 1. There shall be no lights installed in or around the rings 2. The lunging ring shall be fenced; the property fence may serve as a fence for the riding arena 3. The landscaping shall comply with the City's Water Efficient Landscape Ordinance 4. If a mirror is installed, and if glare complaint is received, the owners shall be responsible for resolving the problem. 5. That the applicants obtain a building permit for the gazebo and animal structure on the property. No neighbors objected to the project, and two neighbors testified in support of the project. The Planning Commission found that the project meets the General Plan goal to promote equestrian facilities in the City; the area of the proposed arena has been historically used for corrals and pasture and the lunging ring exists, but will be relocated. They found that the area where the proposed uses would be located is adequate in size to support such uses, without looking overused and crowded and sufficiently separated from neighbors. As for the gazebo, the Commission found that the gazebo is relatively small and not obtrusive, it was there (according to neighbors) for the past 30 years, is not visible from any street or neighbors and is screened by trees. BACKGROUND 4. Pursuant to Sections 17.18.090 and 17.18.100, corral over 500 square feet and a riding ring are permitted uses, but require a conditional use permit. Site Plan Review is required due to the proposed grading. A Variance is required because the lunging ring and riding arena are proposed within the lot's "front yard" which is the area between the front leading edge of the house and the front property line. No portion of the uses will encroach into a building setback. An existing gazebo is located in the front yard area of the lot. There are no records of when it was constructed or permitted. Additionally, no records can be found for a chicken coop structure located in the rear. Both will require a building permit, regardless of whether or not the CUP is approved. A variance for the location of the gazebo is also required. 5. The property is zoned RAS-2 and contains 5.75 acres. The net lot area for development purposes is 231,047 square feet, or 5.30 acres. It is currently developed with a 4,556 square foot residence, 680 square foot covered porch, 2,263 square foot garage, 702 square foot swimming pool, 2,329 square foot stable with corrals, pool equipment, entryway, gazebo, chicken coop and small aviary. No changes are being proposed to these structures. ZC NO. 890 • 6. The area of the proposed arena is currently used for equestrian uses as corrals and pastures; however the existing landform follows the natural terrain. The proposed use requires a level area and thus, the grading. There is an area adjacent to the stable usable for a corral and, therefore the lunging ring would be in addition to the existing corral. MUNICIPAL CODE COMPLIANCE 7. The proposed uses require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The gazebo requires a variance for its location. The proposed arena will be located in the north to northeast portion of the lot, outside the front and side setbacks, approximately 130 feet from the existing home on the same property, 103 feet from the residence to the north, 242 feet from the residence to the north east and 204 feet from the residence to the east. The subject property has a driveway access to Middleridge South. 8. Pursuant to the zoning code requirements, Sections 17.18.090 and 17.18.100 the following is applicable to this request: RIDING RING: 1. Horseback riding ring shall be fenced. 2. Horseback riding ring shall not be located on a portion of the lot where the slope is greater than 4:1. 3. Horseback riding ring shall not be permitted in the front yard of the lot and shall be located no less than twenty-five feet from side property line in the RAS- 1 zone, no less than thirty-five feet from the side property line in the RAS-2 zone, no less than twenty-five feet from the side roadway easement line and no closer than twenty-five feet from the rear property line. 4. Horseback riding ring shall be located a minimum of thirty-five feet from any residential structure, including attached garage or a guest house. 5. Horseback riding ring shall be used for the exclusive purpose of keeping and exercising permitted domestic animals. Commercial uses shall not be permitted. 6. Horseback riding ring does not have to be removed if no longer needed for keeping of animals, but shall not be paved. It shall be kept in good repair at all times. 7. Horseback riding ring is not to be counted towards structural, total and building pad coverage for purposes of Chapter 17.16. The same requirements apply to corrals greater than 550 square feet. ZC NO.890 • • Other than the provision for location of the equestrian uses, the applicant meets the requirements for a riding ring and corral. 9. Grading in the amount of 6,900 cubic yards total (3,450 cy. cut and 3,450 cy. fill) to be balanced on site proposed. No retaining walls are proposed with this project. The cross section plan shows that the depth of the cut within the limit of grading (south of riding ring) will range from 6.8' to,13.3'; and the fill along the northern portion of the limit of grading will range from 10' to 15'. The resulting slopes will be no greater than 2:1 gradient. The slopes will be landscaped and subject to the City's Water Efficient Landscaping Ordinance. 10. The disturbed area of the lot will be increased by 46,008 square feet (19.9%) and bring the total disturbance of the lot to 38.5%. Currently 18.6% of the lot is disturbed. The grading will alter the drainage pattern, but the new drainage system will address drainage and will be installed per Building Code requirements. The drainage along Middleridge Lane South will not be affected. 11. The existing building pad is 58,514 square feet and accommodates the existing structures. The building coverage on this pad is 18%. No changes are proposed to this building pad.. No other structures are proposed. 12. No coverage requirements will be affected, as the proposed uses are not counted towards lot coverage. The net lot area of the lot is 231,047 square feet. The existing structural coverage on the lot is 4.9%, but with the exclusion of the miscellaneous structures it is 4.6%, (max. permitted 20%). The total coverage (structures and hardscape) is 10.6%, (max. permitted is 35%). CONCLUSION 13. When reviewing this 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 equestrian uses. 14. 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. 15. In response for justification for a Variance to retain the gazebo in the front yard, the applicant's representative states that according to the neighbors the gazebo was in that location for the past 30 years. It is not visible from the street and is screened by vegetation. It is not deteriorated or unattractive. In regards to the location of the arena and the ring, the representative states that the area in the front of the house is already ZC NO. 890 0 • used for equestrian purposes and the house was developed with this large open area in the front. The lot can support the arena and the ring in furtherance of City's goals for promoting and retaining equestrian facilities. The representative states that there are other dressage arenas and rings in the front yards in the City. He further states that there will be no detrimental affects on the neighbors after the grading is completed and landscaping in place. Temporary impacts of grading could be mitigated in various ways during construction and conditions placed on the development to that effect. The applicant's engineer further states that the arena will be screened and the concerns regarding its location in the front yard would be mitigated. 16. The City reviewed the proposed project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines") and determined the proposed project to be exempt from environmental review pursuant to Section 15303(e) (accessory structures) and Section 15061(b) (3) (Common Sense Exemption) of the CEQA Guidelines. Zoning Case No. 890 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required if size of structure enlarged by more than 999 sf. in a 36-month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL/STABLE BUILDING PAD COVERAGE (30% maximum -guideline) GRADING Site Plan Review required if ZC NO. 890 II EXISTING PROPOSED SINGLE FAMILY RESIDENCE, NEW DRESSAGE ARENA AND GARAGE, STABLE & POOL LUNGING RING Residence Garage Pool/pool eqpmt Service yard Stable Attch. Porch Entryway Chicken coop & gazebo 4556 sq. ft. 2263 sq. ft. 781 sq. ft. 96 sq. ft. 2329 sq. ft. 680 sq. ft. 96 sq. ft. 497 sq. ft. TOTAL 11,241 sq. 4.9% of 231,047 sq.ft. net lot area (4.6% with allowed deductions) 10.6% 18.0% of 58,514 sq.ft. building pad N/A ft. Residence Garage Pool/pool eqpmt Service yard Stable Attch. Porch Entryway Chicken coop & gazebo Dressage arena Lunging ring TOTAL 4556 sq. ft. 2263 sq. ft. 781 sq. ft. 96 sq. ft. 2329 sq. ft. 680 sq. ft. 96 sq. ft. 497 sq. ft. 11,241 sq. ft. 4.6% of 231,047 sq.ft. net lot area 10.6%; 24,575 sq.ft. 18.0% of 58,514 sq.ft. building pad 3,450 cy cut and 3,450 cy fill to be balanced onsite 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 18.6% or 42,961 sq.ft. EXISTING EXISTING Existing driveway approach N/A N/A 38.5% or 88,969 sq.ft. of 231,047 sq.ft. net lot area EXISTING EXISTING Existing from Middleridge Ln.S 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 ZC NO. 890 0 i • 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: 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. 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. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO.890 0 • • THIS PAGE INTENTIONALLY LEFT BLANK o RESOLUTION NO. 2015 - 22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT, SITh PLAN REVIEW AND VARIANCES FOR GRADING AND CONSTRUCTION OF A RIDING ARENA, LUNGING RING TO BE LOCATED IN THE FRONT YARD AREA OF THE LOT AND TO RETAIN AN AS BUILT GAZEBO IN THE FRONT YARD AREA OF THE LOT IN ZONING CASE NO. 890 AT 1 MIDDLERIDGE LANE SOUTH, (LOT 167-UR), (POPOVICH). THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Popovich with respect to real property located at 1 Middleridge Lane South (Lot 167-UR), Rolling Hills, CA requesting a Conditional Use Permit and Site Plan Review to construct a 13,068 square feet regulation dressage arena (66' x 198'), with related grading of 6,900 cubic yards total and to relocate an existing 60' in diameter (approx. 2,800 square feet) lunging ring approximately 40 feet in a westerly direction. Variances are requested to construct the arena and ring in the front yard of the lot and to retain an "as built" gazebo in the front yard. No structures are proposed with this application. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application at. a field trip to the property on October 20, 2015 and at a regular Planning Commission meeting also on October 20, 2015. The applicants were 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 reviewed, analyzed and studied said proposal. The applicant and their representatives were in attendance at the hearings. During the course of the proceedings, two neighbors testified in support of the project. Section 3. The property is zoned. RAS-2 and contains 5.75 acres. The net lot area for development purposes is 231,047 square feet, or 5.30 acres. It is currently developed with a 4,556 square foot residence, 680 square foot covered porch, 2,263 square foot garage, 702 square foot swimming pool, 2,329 square foot stable with corrals, pool equipment, entryway, gazebo, chicken coop and small aviary. No changes are being proposed to these structures. The area of the proposed arena is currently used for equestrian uses as corrals and pastures, and a lunging ring exists in the vicinity of the proposed arena and will be relocated. Section 4. The City reviewed the proposed project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et Reso. 2015-22 1 1 Middleridge Lane S. • seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines") and determined the proposed project to be exempt from environmental review pursuant to Section 15303(e) (accessory structures) and Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines. Section 5. Section 17.18 of the Rolling Hills Municipal Code permits approval of a corral over 550 square feet, and riding ring 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. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. B. The granting of a Conditional Use Permit for the construction of the rings would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, and except for their location, meets all the applicable code development standards for a riding and lunging ring, and the area is located in an area on the property that is adequately sized to accommodate such uses. The proposed uses are appropriately located in that they will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters. The uses would be constructed in furtherance of the General Plan goal of promoting and encouraging equestrian uses. C. 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 rings 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. The proposed rings are to be located largely on an area already used for corrals and pasture, which would be graded out to accommodate a flat area for the rings. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the riding ring and arena complies with the low profile residential development pattern of the community and will not give the property an over -built look, and areas will remain open and unobstructed. The lot is 5.30 acres net in size and is sufficiently large to accommodate the proposed uses. E. The proposed conditional use, other than being proposed in the front yard area, complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Sections 17.18.090 and 17.18.100 of the Zoning Ordinance. Reso. 2015-22 1 Middleridge Lane S. F. The proposed conditional uses are 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 6. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a grading permit may be commenced. With respect to the Site Plan Review application for the grading for riding arena and lunging ring of 6,900 cubic yards total (3,450 cy. cut and 3,450 cy. fill) to be balanced on site, the Planning Commission finds as follows: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed project complies with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding uses. The development conforms to Zoning Code lot coverage requirements, as it is not counted for coverage because it is an open area. The proposed project will be landscaped to be screened from the road so as to reduce the visual impact of the development and a landscaping plan is required to be submitted. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new uses will not cause the lot to look overdeveloped. The applicant is utilizing an area of the lot that is currently used for a corral and pasture for horses and there will not be substantial change to the undeveloped state of this portion of the lot. Additional significant portions of the lot will be left undeveloped so as to maintain open space on the property. The uses will be screened. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed uses will be constructed on a portion of the lot which is least intrusive to surrounding properties, is located in an area previously developed with similar uses, but smaller, will be screened and landscaped with trees and shrubs, is of sufficient distance from nearby residences and will substantially utilize the existing area for the new grading. C. The proposed activity is compatible with the General Plan and the Zoning Ordinance. The Land Use Element of the General Plan establishes the maintenance of strict grading practices to preserve the community's natural terrain. The Building Code and the Zoning Ordinance require a balanced cut and fill ratio and do not permit import or export of soil, except under special circumstances applicable to a property and with a discretionary permission by the Planning Commission. The project conforms to the grading requirements and Zoning Code setbacks, except for its location in the front yard area of the lot. Reso. 2015-22 1 Middleridge Lane S. • • D. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The lot coverage maximum set forth in the Zoning Code will not be affected, as the proposed uses are considered open space and are not counted towards coverage and the proposed project is consistent with the scale of the neighborhood and will substantially utilize the existing area currently used for corrals. The proposed project is in furtherance of City's goal to construct equestrian facilities. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed development will not affect the existing on -site driveway approach that serves the residence. Adequate paths are provided for the horses to reach the uses from the existing stable. Section 7. 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 as well as corrals, riding rings and similar uses (Sections 17.18.090 and 17.18.100) and wishes to construct the equestrian rings and retain an existing gazebo 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 riding arena and lunging ring such that it would conform to setbacks, yards and required separation of 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 location of the house and other structures it would be a hardship to locate the rings in the rear. The expansive open space in the front yard comfortably supports the rings, as this area has been historically used for equestrian uses, such as corrals and pasture. The limited buildable area on the property due to steep slopes in the rear and sides places a hardship on locating the rings in the side or rear areas. The variance for the existing gazebo is necessary for the preservation and enjoyment of substantial property rights Reso. 2015-22 1 Middleridge Lane S. 4 possessed by other properties in the same vicinity and zone because many properties in the same vicinity and zone have outdoor amenities in the front. The existing location of the gazebo is the least visually intrusive to the property and its neighbors. The gazebo is screened by trees and other landscaping and has been on the property for many years. 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 which the property is located because the rings or the gazebo would not affect any neighbor's views and therefore property value and would be screened from them. The lot is located substantial distance from any neighbor and the uses would not be visible from them. Development of the equestrian uses in the front yard area will allow substantial portion of the rear of the lot to remain undeveloped. D. 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. E. 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 8. Based upon the foregoing findings in Section 6 and 7 the Planning Commission hereby approves Zoning Case No. 890 a Conditional Use Permit for a riding arena a lunging ring, a Site Plan Review for grading, and Variance to retain the existing gazebo in the front yard area and locate the equestrian uses in the front yard area subject to the following conditions: A. The Conditional Use Permit, Variance and Site Plan Review approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.070 17.46.080 and 17.42.070, unless otherwise extended pursuant to the requirements of these sections. B. 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. C. 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 unless otherwise set forth in this permit, or shown otherwise on an approved plan. Reso. 2015-22 5 1 Middleridge Lane S. • D. The conditions of approval specified herein shall be printed on the construction plans submitted to the buidling department for plan check and permitting and shall be available at all time at the construction site. E. The lot shall be developed and maintained in substantial conformance with the site plan on file dated October 13, 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 grading permit working drawings and complied with prior to issuance of a grading permit. 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. G. The 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. A separate building permit shall be obtained for the existing gazebo and the animal shelter structure. I. Structural lot coverage of the lot shall not exceed 4.6% 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 10.6%, of the net lot area, in conformance with lot coverage limitations (35% max). J. All graded areas shall be vegetated utilizing to the greatest extent feasible medium to large size native and drought resistant plants. Plants shall be utilized, which are consistent with the rural character of the community and meet the fire department requirements for fire resistant plants. Any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that will not result in a hedge like screening and as not to impair views of neighboring properties but to screen the project site. Prior to obtaining a grading permit, detailed landscaping and irrigation plan shall be submitted to the City which shall be in substantial compliance with the preliminary landscaping plan on file with the Planning Department dated October 13, Reso. 2015-22 6 1 Middleridge Lane S. 2015 and shall be in compliance and subject to the City's Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal Code. K. Grading for this project shall not exceed 6,900 cubic yards total (cut and fill) and shall be balanced on -site. The disturbance of the lot shall not exceed 46,008 square feet or 38.5% of the net lot area. L. The existing building pad of 58,514 square feet shall remain and the structural coverage on the pad shall be affected by this project and remain at 18%. M. The lunging ring shall be fenced in. The perimeter fence of the property may serve as the fence for the riding arena. There shall be no lighting of the arena and lunging ring. N. Should a mirror be installed in the future at the Arena or Lunging Ring, and if reflection of the sun off the mirror causes glare on adjoining properties, it shall be the responsibility of the property owner or installer to mitigate this problem in a timely manner. O. A drainage plan shall be prepared and approved by Building and Safety prior to issuance of a grading permit. Such plan shall be subject to LA County Code requirements. P. No drainage device may be located in such a manner as to contribute to erosion or in any way affect an easement, trail or adjacent properties. The energy dissipaters, if required, shall be designed in such a manner as to not cross over any equestrian trails or easements. The drainage system(s) shall not discharge water onto a trail, shall incorporate earth tone colors, including in the design of the dissipater and shall be screened from any trail and neighbors views to the maximum extent practicable, without impairing the function of the drainage system. Q. The surface of the rings shall remain permeable at all times and not be paved or covered by pavers, including when the uses are not used for keeping of horses. R. Perimeter easements and trails, if any, including roadway easements 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. S. 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. Reso. 2015-22 7 1 Middleridge Lane S. • i T. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby unimproved roadway easements, but not to obstruct neighboring driveways. During construction, to maximum extend feasible; employees of the contractor shall car-pool into the City. U. 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. V. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http:/ /www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIR E. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. W. The project must be reviewed and approved by the Rolling Hills Community Association. X. 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. ATTEST: • • HEIDI LUCE, CITY CLERK D THIS 17th DAY OF NOVEMBER, 2015. 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. 2015-22 1 Middleridge Lane S. STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2015- 22 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT, SITE PLAN REVIEW AND VARIANCES FOR GRADING AND CONSTRUCTION OF A RIDING ARENA, LUNGING RING TO BE LOCATED IN THE FRONT YARD AREA OF THE LOT AND TO RETAIN AN AS BUILT GAZEBO IN THE FRONT YARD AREA OF THE LOT IN ZONING CASE NO. 890 AT 1 MIDDLERIDGE LANE SOUTH, (LOT 167-UR), (POPOVICH). was approved and adopted at regular meeting of the Planning Commission on November 17, 2015 by the following roll call vote: AYES: Commissioners Cardenas,. 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 VIA IfeALW HEIDI LUCE, CITY CLERK Reso. 2015-22 1 Middleridge Lane S. • &4 Ra&wf • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date:11/17/1.5 Agenda Item No.: 6A TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 890 (RESOLUTION NO. 2015-22) 1 MIDDLERIDGE LANE SOUTH RA-S-2, 5.77 ACRES (EXCL. ROADWAY EASEMENT) MR. AND MRS. POPOVICH WYNN ENGINEERING OCTOBER 8, 2015 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Popovich, request a Site Plan Review, Conditional Use Permit and Variances to construct a 13,068 square feet regulation dressage arena (66' x 198'), with related grading of 6,900 cubic yards total and to relocate an existing 60' in diameter (approx. 2,800 square feet) lunging ring approximately 40 feet in a westerly direction. Variances are requested to construct the arena and ring in the front yard of the lot and to retain an "as built" gazebo also in the front yard. No structures or walls are proposed with this application. 2. The Planning Commission conducted public hearing at a field trip to the subject property on October 20, 2015 and at its regular meeting on the same date and directed staff to prepare a Resolution approving the application subject to conditions. The attached Resolution No. 2015-22 contains standard findings of fact and conditions, including conditions specific to this case, such as: 1. The rings shall not be lighted 2. The lunging ring shall be fenced; the property fence may serve as a fence for the riding arena. ZC NO.890 • • 3. The landscaping shall comply with the City's Water Efficient Landscape Ordinance 4. If a mirror is installed, and if glare complaint is received, the owners shall be responsible for resolving the problem 5. That the applicants obtain a building permit for the gazebo and animal structure on the property. 3. It is recommended that the Planning Commission review and consider the attached Resolution for approval. ZC NO.890 ( 2 / • • RESOLUTION NO. 2015 - 22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT, SITE PLAN REVIEW AND VARIANCES FOR GRADING AND CONSTRUCTION OF A RIDING ARENA, LUNGING RING TO BE LOCATED IN THE FRONT YARD AREA OF THE LOT AND TO RETAIN AN AS BUILT GAZEBO IN THE FRONT YARD AREA OF THE LOT IN ZONING CASE NO. 890 AT 1 MIDDLERIDGE LANE SOUTH, (LOT 167-UR), (POPOVICH). THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Popovich with respect to real property located at 1 Middleridge Lane South (Lot 167-UR), Rolling Hills, CA requesting a Conditional Use Permit and Site Plan Review to construct a 13,068 square feet regulation dressage arena (66' x 198'), with related grading of 6,900 cubic yards total and to relocate an existing 60' in diameter (approx. 2,800 square feet) lunging ring approximately 40 feet in a westerly direction. Variances are requested to construct the arena and ring in the front yard of the lot and to retain an "as built" gazebo in the front yard. No structures are proposed with this application. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application at a field trip to the property on October 20, 2015 and at a regular Planning Commission meeting also on October 20, 2015. The applicants were 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 reviewed, analyzed and studied said proposal. The applicant and their representatives were in attendance at the hearings. During the course of the proceedings, two neighbors testified in support of the project. Section 3. The property is zoned RAS-2 and contains 5.75 acres. The net lot area for development purposes is 231,047 square feet, or 5.30 acres. It is currently developed with a 4,556 square foot residence, 680 square foot covered porch, 2,263 square foot garage, 702 square foot swimming pool, 2,329 square foot stable with corrals, pool equipment, entryway, gazebo, chicken coop and small aviary. No changes are being proposed to these structures. The area of the proposed arena is currently used for equestrian uses as corrals and pastures, and a lunging ring exists in the vicinity of the proposed arena and will be relocated. Reso. 2015-22 1 1 Middleridge Lane S. • • Section 4. The City reviewed the proposed project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines") and determined the proposed project to be exempt from environmental review pursuant to Section 15303(e) (accessory structures) and Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines. Section 5. Section 17.18 of the Rolling Hills Municipal Code permits approval of a corral over 550 square feet, and riding ring 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. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. B. The granting of a Conditional Use Permit for the construction of the rings would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, and except for their location, meets all the applicable code development standards for a riding and lunging ring, and the area is located in an area on the property that is adequately sized to accommodate such uses. The proposed uses are appropriately located in that they will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters. The uses would be constructed in furtherance of the General Plan goal of promoting and encouraging equestrian uses. C. 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 rings 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. The proposed rings are to be located largely on an area already used for corrals and pasture, which would be graded out to accommodate a flat area for the rings. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the riding ring and arena complies with the low profile residential development pattern of the community and will not give the property an over -built look, and areas will remain open and unobstructed. The lot is 5.30 acres net in size and is sufficiently large to accommodate the proposed uses. Reso. 2015-22 2 (DI 1 Middleridge Lane S. • • E. The proposed conditional use, other than being proposed in the front yard area, complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Sections 17.18.090 and 17.18.100 of the Zoning Ordinance. F. The proposed conditional uses are 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 6. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a grading permit may be commenced. With respect to the Site Plan Review application for the grading for riding arena and lunging ring of 6,900 cubic yards total (3,450 cy. cut and 3,450 cy. fill) to be balanced on site, the Planning Commission finds as follows: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed project complies with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding uses. The development conforms to Zoning Code lot coverage requirements, as it is not counted for coverage because it is an open area. The proposed project will be landscaped to be screened from the road so as to reduce the visual impact of the development and a landscaping plan is required to be submitted. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new uses will not cause the lot to look overdeveloped. The applicant is utilizing an area of the lot that is currently used for a corral and pasture for horses and there will not be substantial change to the undeveloped state of this portion of the lot. Additional significant portions of the lot will be left undeveloped so as to maintain open space on the property. The uses will be screened. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed uses will be constructed on a portion of the lot which is least intrusive to surrounding properties, is located in an area previously developed with similar uses, but smaller, will be screened and landscaped with trees and shrubs, is of sufficient distance from nearby residences and will substantially utilize the existing area for the new grading. C. The proposed activity is compatible with the General Plan and the Zoning Ordinance. The Land Use Element of the General Plan establishes the maintenance of strict grading practices to preserve the community's natural terrain. The Building Code and the Zoning Ordinance require a balanced cut and fill ratio and do not permit import or export of soil, except under special circumstances applicable to a property Reso. 2015-22 3 ( ) 1 Middleridge Lane S. �.J • • and with a discretionary permission by the Planning Commission. The project conforms to the grading requirements and Zoning Code setbacks, except for its location in the front yard area of the lot. D. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The lot coverage maximum set forth in the Zoning Code will not be affected, as the proposed uses are considered open space and are not counted towards coverage and the proposed project is consistent with the scale of the neighborhood and will substantially utilize the existing area currently used for corrals. The proposed project is in furtherance of City's goal to construct equestrian facilities. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed development will not affect the existing on -site driveway approach that serves the residence. Adequate paths are provided for the horses to reach the uses from the existing stable. Section 7. 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 as well as corrals, riding rings and similar uses (Sections 17.18.090 and 17.18.100) and wishes to construct the equestrian rings and retain an existing gazebo 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 riding arena and lunging ring such that it would conform to setbacks, yards and required separation of 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 location of the house and other structures it would be a hardship to locate the rings in the rear. The expansive open space in the front yard comfortably supports the rings, as this area has Reso. 2015-22 1 Middleridge Lane S. • • been historically used for equestrian uses, such as corrals and pasture. The limited buildable area on the property due to steep slopes in the rear and sides places a hardship on locating the rings in the side or rear areas. The variance for the existing gazebo is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone because many properties in the same vicinity and zone have outdoor amenities in the front. The existing location of the gazebo is the least visually intrusive to the property and its neighbors. The gazebo is screened by trees and other landscaping and has been on the property for many years. 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 which the property is located because the rings or the gazebo would not affect any neighbor's views and therefore property value and would be screened from them. The lot is located substantial distance from any neighbor and the uses would not be visible from them. Development of the equestrian uses in the front yard area will allow substantial portion of the rear of the lot to remain undeveloped. D. 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. E. 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 8. Based upon the foregoing findings in Section 6 and 7 the Planning Commission hereby approves Zoning Case No. 890 a Conditional Use Permit for a riding arena a lunging ring, a Site Plan Review for grading, and Variance to retain the existing gazebo in the front yard area and locate the equestrian uses in the front yard area subject to the following conditions: A. The Conditional Use Permit, Variance and Site Plan Review approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.070 17.46.080 and 17.42.070, unless otherwise extended pursuant to the requirements of these sections. B. 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. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be Reso. 2015-22 5 `✓ 1 Middleridge Lane S. • • complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The conditions of approval specified herein shall be printed on the construction plans submitted to the buidling department for plan check and permitting and shall be available at all time at the construction site. E. The lot shall be developed and maintained in substantial conformance with the site plan on file dated October 13, 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 grading permit working drawings and complied with prior to issuance of a grading permit. 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. G. The 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. A separate building permit shall be obtained for the existing gazebo and the animal shelter structure. I. Structural lot coverage of the lot shall not exceed 4.6% 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 10.6%, of the net lot area, in conformance with lot coverage limitations (35% max). J. All graded areas shall be vegetated utilizing to the greatest extent feasible medium to large size native and drought resistant plants. Plants shall be utilized, which are consistent with the rural character of the community and meet the fire department requirements for fire resistant plants. Any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that will not result in a hedge like screening and as not to impair views of neighboring properties but to screen the project site. Reso. 2015-22 1 Middleridge Lane S. • • Prior to obtaining a grading permit, detailed landscaping and irrigation plan shall be submitted to the City which shall be in substantial compliance with the preliminary landscaping plan on file with the Planning Department dated October 13, 2015 and shall be in compliance and subject to the City's Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal Code. K. Grading for this project shall not exceed 6,900 cubic yards total (cut and fill) and shall be balanced on -site. The disturbance of the lot shall not exceed 46,008 square feet or 38.5% of the net lot area. L. The existing building pad of 58,514 square feet shall remain and the structural coverage on the pad shall be affected by this project and remain at 18%. M. The lunging ring shall be fenced in. The perimeter fence of the property may serve as the fence for the riding arena. There shall be no lighting of the arena and lunging ring. N. Should a mirror be installed in the future at the Arena or Lunging Ring, and if reflection of the sun off the mirror causes glare on adjoining properties, it shall be the responsibility of the property owner or installer to mitigate this problem in a timely manner. O. A drainage plan shall be prepared and approved by Building and Safety prior to issuance of a grading permit. Such plan shall be subject to LA County Code requirements. P. No drainage device may be located in such a manner as to contribute to erosion or in any way affect an easement, trail or adjacent properties. The energy dissipaters, if required, shall be designed in such a manner as to not cross over any equestrian trails or easements. The drainage system(s) shall not discharge water onto a trail, shall incorporate earth tone colors, including in the design of the dissipater and shall be screened from any trail and neighbors views to the maximum extent practicable, without impairing the function of the drainage system. Q. The surface of the rings shall remain permeable at all times and not be paved or covered by pavers, including when the uses are not used for keeping of horses. R. Perimeter easements and trails, if any, including roadway easements 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. S. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the Reso. 2015-22 7 1 Middleridge Lane S. • • 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. T. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby unimproved roadway easements, but not to obstruct neighboring driveways. During construction, to maximum extend feasible; employees of the contractor shall car-pool into the City. U. 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. V. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http: / /www.wrh.noaa.gov /lox/ main.php?suite=safety&page=hazard_definitions#FIR E. It is the sole responsibility of the property owner and/or his/her contractor to monitor the rediflag warning conditions. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. W. The project must be reviewed and approved by the Rolling Hills Community Association. X. 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 17th DAY OF NOVEMBER 2015. 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. 2015-22 8 S 1 Middleridge Lane S. • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2015- 22 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT, SITE PLAN REVIEW AND VARIANCES FOR GRADING AND CONSTRUCTION OF A RIDING ARENA, LUNGING RING TO BE LOCATED IN THE FRONT YARD AREA OF THE LOT AND TO RETAIN AN AS BUILT GAZEBO IN THE FRONT YARD AREA OF THE LOT IN ZONING CASE NO. 890 AT 1 MIDDLERIDGE LANE SOUTH, (LOT 167-UR), (POPOVICH). was approved and adopted at regular meeting of the Planning Commission on November 1712015 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. 2015-22 1 Middleridge Lane S. Rallief geek INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 10/20/15 Agenda Item: 7D 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. 890 1 MIDDLERIDGE LANE SOUTH RA-S-2, 5.77 ACRES (EXCL. ROADWAY EASEMENT) MR. AND MRS. POPOVICH WYNN ENGINEERING OCTOBER 8, 2015 REQUEST AND RECOMMENDATION 1. The Planning Commission opened the public hearing in this case and viewed the project in the field earlier on October 20, 2015 and continued the hearing to the evening meeting on October 20. The applicants, Mr. and Mrs. Popovich, request a Site Plan Review, Conditional Use Permit and Variances to construct a 13,068 square feet regulation dressage arena (66' x 198'), with related grading of 6,900 cubic yards total and to relocate an existing 60' in diameter (approx. 2,800 square feet) lunging ring approximately 40 feet in a westerly direction. Variances are requested to construct the arena and ring in the front yard of the lot and to retain an "as built" gazebo in the front yard. No structures are proposed with this application. 2. It is recommended that the Planning Commission reconvene the meeting, review the staff report, take public testimony and provide direction to staff. ZC NO.890 • • BACKGROUND 3. Pursuant to Sections 17.18.090 and 17.18.100, corral over 500 square feet and a riding ring are permitted uses, but require a conditional use permit. Site Plan Review is required due to the proposed grading. A Variance is required because the lunging ring and riding arena are proposed within the lot's "front yard" which is the area between the front leading edge of the house and the front property line. No portion of the uses will encroach into a building setback. An existing gazebo is located in the front yard area of the lot. There are no records of when it was constructed or permitted. Additionally, no records can be found for a chicken coop structure located in the rear. Both will require a building permit, regardless of whether or not the CUP is approved. A variance for the location of the gazebo is also required. 4. The property is zoned RAS-2 and contains 5.75 acres. The net lot area for development purposes is 231,047 square feet, or 5.30 acres. It is currently developed with a 4,556 square foot residence, 680 square foot covered porch, 2,263 square foot garage, 702 square foot swimming pool, 2,329 square foot stable with corrals, pool equipment, entryway, gazebo, chicken coop and small aviary. No changes are being proposed to these structures. 5. The area of the proposed arena is currently used for equestrian uses as corrals and pastures; however the existing landform follows the natural terrain. The proposed use requires a level area and thus, the grading. There is an area adjacent to the stable usable for a corral and, therefore the lunging ring would be in addition to the existing corral. MUNICIPAL CODE COMPLIANCE 6. The proposed uses require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The gazebo requires a variance for its location. The proposed arena will be located in the north to northeast portion of the lot, outside the front and side setbacks, approximately 130 feet from the existing home on the same property, 103 feet from the residence to the north, 242 feet from the residence to the north east and 204 feet from the residence to the east. The subject property has a driveway access to Middleridge South. 7. Pursuant to the zoning code requirements, Sections 17.18.090 and 17.18.100 the following is applicable to this request: RIDING RING: 1. Horseback riding ring shall be fenced. ZC NO. 890 2. Horseback riding ring shall not be located on a portion of the lot where the slope is greater than 4:1. 3. Horseback riding ring shall not be permitted in the front yard of the lot and shall be located no less than twenty-five feet from side property line in the RAS- 1 zone, no less than thirty-five feet from the side property line in the RAS-2 zone, no less than twenty-five feet from the side roadway easement line and no closer than twenty-five feet from the rear property line. 4. Horseback riding ring shall be located a minimum of thirty-five feet from any residential structure, including attached garage or a guest house. 5. Horseback riding ring shall be used for the exclusive purpose of keeping and exercising permitted domestic animals. Commercial uses shall not be permitted. 6. Horseback riding ring does not have to be removed if no longer needed for keeping of animals, but shall not be paved. It shall be kept in good repair at all times. 7. Horseback riding ring is not to be counted towards structural, total and building pad coverage for purposes of Chapter 17.16. The same requirements apply to corrals greater than 550 square feet. Other than the provision for location of the equestrian uses, the applicant meets the requirements for a riding ring and corral. 8. Grading in the amount of 6,900 cubic yards total (3,450 cy. cut and 3,450 cy. fill) to be balanced on site proposed. No retaining walls are proposed with this project. The cross section plan shows that the depth of the cut within the limit of grading (south of riding ring) will range from 6.8' to 13.3'; and the fill along the northern portion of the limit of grading will range from 10' to 15'. The resulting slopes will be no greater than 2:1 gradient. The slopes will be landscaped and subject to the City's Water Efficient Landscaping Ordinance. 9. The disturbed area of the lot will be increased by 46,008 square feet (19.9%) and bring the total disturbance of the lot to 38.5%. Currently 18.6% of the lot is disturbed. The grading will alter the drainage pattern, but the new drainage system will address drainage and will be installed per Building Code requirements. The drainage along Middleridge Lane South will not be affected. 10. The existing building pad is 58,514 square feet and accommodates the existing structures. The building coverage on this pad is 18%. No changes are proposed to this building pad. No other structures are proposed. 11. No coverage requirements will be affected, as the proposed uses are not counted towards lot coverage. The net lot area of the lot is 231,047 square feet. The existing structural coverage on the lot is 4.9%, but with the exclusion of the miscellaneous ZC NO.890 • • structures it is 4.6%, (max. permitted 20%). The total coverage (structures and hardscape) is 10.6%, (max. permitted is 35%). CONCLUSION 12. When reviewing this 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 equestrian uses. 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. In response for justification for a Variance to retain the gazebo in the front yard, the applicant's representative states that according to the neighbors the gazebo was in that location for the past 30 years. It is not visible from the street and is screened by vegetation. It is not deteriorated or unattractive. In regards to the location of the arena and the ring, the representative states that the area in the front of the house is already used for equestrian purposes and the house was developed with this large open area in the front. The lot can support the arena and the ring in furtherance of City's goals for promoting and retaining equestrian facilities. The representative states that there are other dressage arenas and rings in the front yards in the City. He further states that there will be no detrimental affects on the neighbors after the grading is completed and landscaping in place. Temporary impacts of grading could be mitigated in various ways during construction and conditions placed on the development to that effect. The applicant's engineer further states that the arena will be screened and the concerns regarding its location in the front yard would be mitigated. 15. The City reviewed the proposed project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines") and determined the proposed project to be exempt from environmental review pursuant to Section 15303(e) (accessory structures) and Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines. ZC NO. 890 Zoning Case No. 890 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required if size of structure enlarged by more than 999 sf. in a 36-month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL/STABLE 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 NO. 890 EXISTING SINGLE FAMILY RESIDENCE, GARAGE, STABLE & POOL Residence Garage Pool/pool eqpmt Service yard Stable Attch. Porch Entryway Chicken coop & gazebo TOTAL 4556 sq. ft. 2263 sq. ft. 781 sq. ft. 96 sq. ft. 2329 sq. ft. 680 sq. ft. 96 sq. ft. 497 sq. ft. PROPOSED NEW DRESSAGE ARENA AND LUNGING RING Residence Garage Pool/pool eqpmt Service yard Stable Attch. Porch Entryway Chicken coop & gazebo Dressage arena Lunging ring 11,241 sq. ft. TOTAL 4.6% of 231,047 sq.ft. net lot area (4.6% with allowed deductions) 10.6% 18.0% of 58,514 sq.ft. building. pad N/A 18.6% or 42,961 sq.ft. EXISTING EXISTING Existing driveway approach N/A N/A 4556 sq. ft. 2263 sq. ft. 781 sq. ft. 96 sq. ft. 2329 sq. ft. 680 sq. ft. 96 sq. ft. 497 sq. ft. 11,241 sq. ft. 4.6% of 231,047 sq.ft. net lot area 24,575 sq.ft. or 10.6% 18.0% of 58,514 sq.ft. building pad 3,450 cy cut and 3,450 cy fill to be balanced onsite 38.5% or 88,969 sq.ft. of 231,047 sq.ft. net lot area EXISTING EXISTING Existing from Middleridge Ln.S 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 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; ZC NO.890 • • 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.890 TO: FROM: 6e- Ra qe& INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 10/20/15 Field Trip Agenda Item: 4C 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. 890 1 MIDDLERIDGE LANE SOUTH RA-S-2, 5.77 ACRES (EXCL. ROADWAY EASEMENT) MR. AND MRS. POPOVICH WYNN ENGINEERING OCTOBER 8, 2015 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Popovich, request a Site Plan Review, Conditional Use Permit and Variances to construct a 13,068 square feet regulation dressage arena (66' x 198'), with related grading of 6,900 cubic yards total and to relocate an existing 60' in diameter (approx. 2,800 square feet) lunging ring approximately 40 feet in a westerly direction. Variances are requested to construct the arena and ring in the front yard of the lot and to retain an "as built" gazebo in the front yard. No structures are proposed with this application. 2. It is recommended that the Planning Commission open the public hearing, review the staff report, view the project in the field, take public testimony and continue the public hearing to the evening meeting of the Planning Commission. BACKGROUND 3. Pursuant to Sections 17.18.090 and 17.18.100, corral over 500 square feet and a riding ring are permitted uses, but require a conditional use permit. Site Plan Review is required due to the proposed grading. ZC NO.890 • • A Variance is required because the lunging ring and riding arena are proposed within the lot's "front yard" which is the area between the front leading edge of the house and the front property line. No portion of the uses will encroach into a building setback. An existing gazebo is located in the front yard area of the lot. There are no records of when it was constructed or permitted. Additionally, no records can be found for a chicken coop structure located in the rear. Both will require a building permit, regardless of whether or not the CUP is approved. A variance for the location of the gazebo is also required. 4. The property is zoned RAS-2 and contains 5.75 acres. The net lot area for development purposes is 231,047 square feet, or 5.30 acres. It is currently developed with a 4,556 square foot residence, 680 square foot covered porch, 2,263 square foot garage, 702 square foot swimming pool, 2,329 square foot stable with corrals, pool equipment, entryway, gazebo, chicken coop and small aviary. No changes are being proposed to these structures. 5. The area of the proposed arena is currently used for equestrian uses as corrals and pastures; however the existing landform follows the natural terrain. The proposed use requires a level area and thus, the grading. There is an area adjacent to the stable usable for a corral and, therefore the lunging ring would be in addition to the existing corral. MUNICIPAL CODE COMPLIANCE 6. The proposed uses require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance. The gazebo requires a variance for its location. The proposed arena will be located in the north to northeast portion of the lot, outside the front and side setbacks, approximately 130 feet from the existing home on the same property, 103 feet from the residence to the north, 242 feet from the residence to the north east and 204 feet from the residence to the east. The subject property has a driveway access to Middleridge South. 7. Pursuant to the zoning code requirements, Sections 17.18.090 and 17.18.100 the following is applicable to this request: RIDING RING: 1. Horseback riding ring shall be fenced. 2. Horseback riding ring shall not be located on a portion of the lot where the slope is greater than 4:1. 3. Horseback riding ring shall not be permitted in the front yard of the lot and shall be located no less than twenty-five feet from side property line in the RAS- 1 zone, no less than thirty-five feet from the side property line in the RAS-2 ZC NO.890 (2 "1 • • zone, no less than twenty-five feet from the side roadway easement line and no closer than twenty-five feet from the rear property line. 4. Horseback riding ring shall be located a minimum of thirty-five feet from any residential structure, including attached garage or a guest house. 5. Horseback riding ring shall be used for the exclusive purpose of keeping and exercising permitted domestic animals. Commercial uses shall not be permitted. 6. Horseback riding ring does not have to be removed if no longer needed for keeping of animals, but shall not be paved. It shall be kept in good repair at all times. 7. Horseback riding ring is not to be counted towards structural, total and building pad coverage for purposes of Chapter 17.16. The same requirements apply to corrals greater than 550 square feet. Other than the provision for location of the equestrian uses, the applicant meets the requirements for a riding ring and corral. 8. Grading in the amount of 6,900 cubic yards total (3,450 cy. cut and 3,450 cy. fill) to be balanced on site proposed. No retaining walls are proposed with this project. The cross section plan shows that the depth of the cut within the limit of grading (south of riding ring) will range from 6.8' to 13.3'; and the fill along the northern portion of the limit of grading will range from 10' to 15'. The resulting slopes will be no greater than 2:1 gradient. The slopes will be landscaped and subject to the City's Water Efficient Landscaping Ordinance. 9. The disturbed area of the lot will be increased by 46,008 square feet (19.9%) and bring the total disturbance of the lot to 38.5%. Currently 18.6% of the lot is disturbed. The grading will alter the drainage pattern, but the new drainage system will address drainage and will be installed per Building Code requirements. The drainage along Middleridge Lane South will not be affected. 10. The existing building pad is 58,514 square feet and accommodates the existing structures. The building coverage on this pad is 18%. No changes are proposed to this building pad. No other structures are proposed. 11. No coverage requirements will be affected, as the proposed uses are not counted towards lot coverage. The net lot area of the lot is 231,047 square feet. The existing structural coverage on the lot is 4.9%, but with the exclusion of the miscellaneous structures it is 4.6%, (max. permitted 20%). The total coverage (structures and hardscape) is 10.6%, (max. permitted is 35%). ZC NO. 890 c • • CONCLUSION 12. When reviewing this 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 equestrian uses. 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. In response for justification for a Variance to retain the gazebo in the front yard, the applicant's representative states that according to the neighbors the gazebo was in that location for the past 30 years. It is not visible from the street and is screened by vegetation. It is not deteriorated or unattractive. In regards to the location of the arena and the ring, the representative states that the area in the front of the house is already used for equestrian purposes and the house was developed with this large open area in the front. The lot can support the arena and the ring in furtherance of City's goals for promoting and retaining equestrian facilities. The representative states that there are other dressage arenas and rings in the front yards in the City. He further states that there will be no detrimental affects on the neighbors after the grading is completed and landscaping in place. Temporary impacts of grading could be mitigated in various ways during construction and conditions placed on the development to that effect. The applicant's engineer further states that the arena will be screened and the concerns regarding its location in the front yard would be mitigated. 15. The City reviewed the proposed project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines") and determined the proposed project to be exempt from environmental review pursuant to Section 15303(e) (accessory structures) and Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines. ZC NO. 890 Zoning Case No. 890 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front property line Side: 35 ft. from side property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required if size of structure enlarged by more than 999 sf. in a 36-month period; for grading and for new structure). STRUCTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL/STABLE 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 NO. 890 EXISTING II PROPOSED SINGLE FAMILY RESIDENCE, NEW DRESSAGE ARENA AND GARAGE, STABLE & POOL Residence Garage Pool/pool eqpmt Service yard Stable Attch. Porch Entryway Chicken coop & gazebo TOTAL 4556 sq. ft. 2263 sq. ft. 781 sq. ft. 96 sq. ft. 2329 sq. ft. 680 sq. ft. 96 sq. ft. 497 sq. ft. 11,241 sq. ft. 4.6% of 231,047 sq.ft. net lot area (4.6% with allowed deductions) 10.6% 18.0% of 58,514 sq.ft. building pad N/A 18.6% or 42,961 sq.ft. EXISTING EXISTING Existing driveway approach N/A N/A LUNGING RING Residence Garage Pool/pool eqpmt Service yard Stable Attch. Porch Entryway Chicken coop & gazebo Dressage arena Lunging ring 4556 sq. ft. 2263 sq. ft. 781 sq. ft. 96 sq. ft. 2329 sq. ft. 680 sq. ft. 96 sq. ft. 497 sq. ft. TOTAL 11,241 sq. ft. 4.6% of 231,047 sq.ft. net lot area (4.6% with allowed deductions) 24, 575 sq.ft. or 10.6% 18.0% of 58,514 sq.ft. building pad 3,450 cy cut and 3,450 cy fill to be balanced onsite 38.5% or 88,969 sq.ft. of 231,047 sq.ft. net lot area EXISTING EXISTING Existing from Middleridge Ln.S 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 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; ZC NO.890 • • 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.890 7 J