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475, Grading for proposed 2-story s, Staff Reports• 1'L1 0/ /0fftflJJUL INCORPORATED JANUARY 24, 1957 AGENDA ITEM 3A MEETING DATE 6/22/92 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 SUBJ: ZONING CASE NO. 475 Mr. Robert Jonas, 20 Buggy Whip Drive (Lot 247-6-MS) RESOLUTION NO. 92-19: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE PLAN REVIEW APPROVAL FOR A PROPOSED NEW STABLE IN ZONING CASE NO. 475. BACKGROUND 1. The Planning Commission approved the subject Resolution on June 16, 1992. 2. The applicant is requesting a Variance to permit the construction of a stable that will encroach 26 feet into the 50 foot front yard setback. 3. The applicant also requests Site Plan Review for a proposed new 2,645 square foot drive-thru stable with loft area above. 4. The existing 4,147 square foot house and 660 square foot attached garage were built in 1979. The existing residential structure encroaches 19 feet into the 50 foot front' yard setback. 5. Grading for the project site will require 478 cubic yards of cut and 478 cubic yards of fill soil. 6. The proposed stable and corral exceed the City's minimum requirements of a 450 square foot stable and a 550 square foot corral. 7. The structural lot coverage proposed is 8,126 square feet or 8.4% and the total lot coverage proposed is 11,682 square feet or 12.1%. 8. The building pad coverage for the residential structures is 29.2% and overall pad coverage is 28.3%. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). • RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 92-19. RESOLUTION NO. 92-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE .PLAN REVIEW APPROVAL FOR A PROPOSED NEW STABLE IN ZONING CASE NO. 475. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Mr. Robert Jonas with respect to real property located at 20 Buggy Whip Drive, Rolling Hills (Lot 247-6-MS) requesting: (1) A Variance to permit encroachment into the front yard to construct a stable and corral, and (2) Site Plan Review for a proposed new stable and corral. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the applications on April 28, 1992, and May 19, 1992, and at a field trip on May 9, 1992. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Sections 17.32.010 through 17.32.030 permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance.to Sections 17.16.011.H is required because this section states that corrals or pens may not be located in the front yard. The applicant is requesting a Variance to encroach up to 26 feet into the 50 foot front yard setback to construct a 2,645 square foot drive-thru stable with loft area and a 550 square foot corral. With respect to this request, the Planning Commission finds as follows: A. There are exceptional or extraordinary circumstances and conditions applicable to the property and the intended use that do not apply generally to the other property in the same vicinity and zone. The Variance for the stable and corral is necessary because the topography of the site prevents the construction of a stable and corral in the rear yard. The proper and logical location for the stable and corral is below the proposed building pad because of the topographical nature of the lot. The existing building pad for the residence is located at the southwest portion of the lot where the ground is most level and the north and east portions of the lot are narrow and slope down to a canyon, thereby precluding the creation of a flat area for a stable and corral in the rear or side yard. The area proposed for the stable and corral is the only place available on this property. RESOLUTION NO. 92-19 PAGE 2 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 the property in question. ' The Variance is necessary because the General Plan encourages and the Zoning Ordinance requires the delineation of stables and corrals on properties in the City of Rolling Hills and a stable and corral could not be feasibly located in the rear or side yards. C. The granting of the Variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The Variance will permit the construction of a stable and corral which will not impact the street or neighboring properties because they will be nestled into the hillside and screened. Also, the building pad for the stable is located off Buggy Whip Drive, below the road and away from the house. The stable and corral area will be landscaped and not visible from the street. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to permit the construction of a 2,645 square foot drive-thru stable with loft area and a 550 square foot corral, subject to the conditions specified in Section 9. Section 6. Section 17.34.010 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. With respect to the Site Plan Review application, the PlanningCommission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 96,703 square feet. The existing residence (4,147 sq.ft.), garage (660 sq.ft.), swimming pool (578 sq.ft.), proposed stable (2,645 sq.ft.), and service yard (96 sq.ft.) will have 8,126 square feet which constitutes 8.4% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 11,682 square feet which equals 12.1% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed RESOLUTION NO. 92-19 PAGE 3 project is on a relatively large lot with most of the proposed structures located away from the' road. The stable and corral will be screened by landscaping so as to reduce the visual impact of the development. The pad is similar in size to several neighboring developments. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) because grading will only be done to provide approved drainage that will flow away from the proposed stable and existing neighboring residences. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the canyons at the north and east of this lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and, with the conditions attached to this approval, supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the stable and corral will not cause the structural and total lot coverage to be exceeded. Further, the residential buildable pad coverage on this lot will be 29.8%. Significant portions of the lot will be left undeveloped at the north and east propertylines providing scenic vistas across the northeasterly portions of the property. F. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum will not be exceeded and the proposed project is consistent with the scale of the neighborhood. Minimum grading shall be permitted only for the stable and corral and to restore the natural slope of the property. The ratio of the proposed structures to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing trail access from Buggy Whip Drive, thereby having no further impact on the roadway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. • • RESOLUTION NO. 92-19 PAGE 4 Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 475 for a proposed drive-thru stable with loft area and corral development as indicated on the development plan incorporated herein as Exhibit A and subject to the conditions contained in Section 9. Section 9. The Variance to permit the construction of a stable and corral, that will encroach into the front yard approved in Section 5, and the Site Plan Review for stable and corral development approved in Section 8 are subject to the following conditions: A. The Variance shall expire unless used within one year from the effective date of approval as defined in Section 17.32.110 of the Municipal Code. The Site Plan Review approval shall expire within one year from the effective date of approval as defined in Section 17.34.080.A. B. It is declared and made a condition of the Variance and the Site Plan Review approval, that if any conditions thereof are violated, the Variance and Site Plan Review approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the 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 the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. The stable shall have a loft area without glazed openings to be used exclusively and only for the storage of feed, tack, and stable equipment. F. The stable shall be used exclusively for the purpose of keeping horses or other permitted animals. G. There shall be no sleeping quarters, temporary occupancy, or kitchen/cooking facilities or equipment in any portion of the stable. • • RESOLUTION NO. 92-19 PAGE 5 H. To minimize the visibility of structures on the pad, the stable and corral shall be screened and shielded from view of vehicular, pedestrian and equestrian traffic along Buggy Whip Road with native drought -resistant vegetation that is compatible with the Surrounding vegetation of the community. I. A preliminary landscape plan must be submitted to and approved by the City of Rolling Hills Planning Department staff prior to the issuance of any grading and building permit. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community.' A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. J. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City 'of Rolling Hills standard of 2 to 1 slope ratio. K. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. L. The working drawings submitted to the County Department, of Building and Safety for plan check review must conform to the development plan approved with this application. M. The residential building pad coverage shall not exceed 29.2% and overall pad coverage shall not exceed 28.3%. N. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance and Site Plan Review pursuant to Section 17.32.087, or the approval shall not be effective. RESOLUTION NO. 92-19 PAGE 6 O. All conditions of Paragraphs A, C, D, E, F, G, H, I, J, K, L, M, and N of this Variance and Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 16TH DAY OF JUNE, 1992. ALLAN ROBERTS, CHAIRMAN ATTEST: DIANE SAWYER, DEPUTY CITY CLERK The foregoing Resolution No. 92-19 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, AND GRANTING SITE PLAN REVIEW APPROVAL FOR A PROPOSED NEW STABLE IN ZONING CASE NO. 475. was approved and adopted at a regular meeting of the Planning. Commission on June 16, 1992 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: • DEPUTY CITY CLERK 10 it*, crii,..: ct . c :DATE: '.r TO: FROM: SUBJECT: • City al RO/A INCORPORATED JANUARY 24, 1957 MAY 31, 1995 FILE LOLA M. UNGAR, PRINCIPAL PLANNER INSPECTION AT 20 BUGGY WHIP DRIVE MR. AND MRS. BOB JONAS NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 Staff received notice on May 30, 1995, that grading without permits was taking place on the subject property. Building & Safety Inspector Rafael Bernal left notice to get grading permit. Staff spoke with Mr. Bob Jonas on the telephone on May 31, 1995. He said that geology for a Planning Commission approved stable would not be forthcoming from the County because of slope stability problems. Therefore, geology trenches needed to be refilled but, January rainstorms washed out the trenches along with excavated soil. Staff inspected the subject property on this date with Inspector Bernal. We noted that soil had been brought in to fill the geological excavations that had been washed out by the January rainstorms. City Manager Craig Nealis, Inspector Bernal and I spoke with Doug McHattie of South Bay Engineering about the property. Mr. McHattie will explain the geological trenching, hillside washout and request to restore the hillside in writing. SMALL DISH SATELLITE ANTENNA PAGE 1 Printed on Recycled Paper. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST • • City 0/ Rolling _Alla INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 MAY 19, 1992 PLANNING COMMISSION LOLA UNGAR. PRINCIPAL PLANNER ZONING CASE NO. 475 20 BUGGY WHIP DRIVE (LOT 247-6-MS) RAS-2, 2.6 ACRES MR. ROBERT JONAS MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING APRIL 18, 1992 The applicant requests a Variance to permit the encroachment of a stable and corral into the front yard setback, and requests Site Plan Review for a proposed new stable with loft area at a single family residence. BACKGROUND 1. The Planning Commission viewed a staking and the roof line of the proposed stable on May 9, 1992. 2. As requested by the Planning Commission, the building pad coverage for the residential structures is 29.2%. 3. The applicant is requesting a Variance to permit the construction of a stable that will encroach 26 feet into the 50 foot front yard setback. The Zoning Code does not permit corrals and pens in front yards (17.16.011.H), and only permits certain structures in setback areas (17.28.022). 4. The applicant also requests Site Plan Review for a proposed new 2,645 square foot drive in stable with loft area above. 5. The existing 4,147 square foot house and 660 square foot attached garage were built in 1979. The existing residential structure encroaches 19 feet into the 50 foot front yard setback. A building application to remodel the existing house and add 538 square feet of additions expired in March, 1990. 6. Grading for the project site will require 478 cubic yards of cut and 478 cubic yards of fill soil. 7. The structural lot coverage proposed is 8,126 square feet or 8.4% (20% permitted) and the total lot coverage proposed is 11,682 square feet or 12.1% (35% permitted). 8. The proposed stable and corral exceed the City's minimum requirements of a 450 square foot stable and a 550 square foot corral. ZONING CASE NO. 475 PAGE 2 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST City el Roiling „AIL • INCORPORATED JANUARY 24, 1957 APRIL 28, 1992 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 ZONING CASE NO. 475 20 BUGGY WHIP DRIVE (LOT 247-6-MS) RAS-2, 2.6 ACRES MR. ROBERT JONAS MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING APRIL 18, 1992 The applicant requests a Variance to permit the encroachment of a stable and corral into the front yard setback, and requests Site Plan Review for a proposed new stable with loft area at a single family residence. BACKGROUND In reviewing the applicant's request under Title 17 (Zoning), staff would identify the following issues for evaluation: 1. The applicant is requesting a Variance to permit the construction of a stable that will encroach 26 feet into the 50 foot front yard setback. The Zoning Code does not permit corrals and pens in front yards (17.16.011.H), and only permits certain structures in setback areas (17.28.022). 2. The applicant also requests Site Plan Review for a proposed new 2,645 square foot stable with loft area above. 3. The existing 4,147 square foot house and 660 square foot attached garage were built in 1979. The existing residential structure encroaches 19 feet into the 50 foot front yard setback. A building application to remodel the existing house and add 538 square feet of additions expired in March, 1990. 4. Grading for the project site will require 478 cubic yards of cut and 478 cubic yards of fill soil. 5. The structural lot coverage proposed is 8,126 square feet or 8.4% (20% permitted) and the total lot coverage proposed is 11,682 square feet or 12.1% (35% permitted). 6. The proposed stable and corral exceed the City's minimum requirements of a 450 square foot stable and a 550 square foot corral. 7. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 36 ZONING CASE NO. 475 PAGE 2 RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony.