Loading...
640A, Variance for encroachment in , Staff Reportsr Cu o/ R0f/ INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 AGENDA ITEM 5-A MEETING DATE 1/11/93 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 460A Dr. James Scharffenberger, 3 Appaloosa Lane (Lot 106-D-RH) An appeal of a request for a Variance to permit the encroachment of a stable and corral in the front yard and a request for Site Plan Review for a proposed new single family residence and attached three -car garage. 1. The City Council will have made an inspection of the silhouette of the proposed project earlier today. 2. The City Council took jurisdiction of the subject case on November 23, 1992 because of the large area of grading shown on the plot plan. 3. The Planning Commission approved the attached Resolution No. 92-27 on November 21, 1992. 4. Previously, on February 10, 1992, this case was remanded back to the Planning Commission by the City Council to address the two issues of (1) The necessity to provide a title report for 3 Appaloosa Lane (Lot 106-D-RH) which shows that there is an easement for roadway purposes across property known as 2 Appaloosa Lane (Lot 106-C-RH) and across Lot 246-MS, and (2) The approval by the Traffic Commission of the proposed accessway to the subject site off Appaloosa Lane. 5. Essential documents for the easement for roadway purposes were accepted at the Planning Commission meeting on October 20, 1992, and the Traffic Commission reviewed the accessway on November 20, 1992. 6. The Planning Commission approved a Variance to permit the construction of a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review to construct a proposed new 4,550 square foot residence, an attached 600 011 'Lr Printed on Recycled Paper. • • ZONING CASE NO. 460A PAGE 2 square foot garage and a 450 square foot pool. 7. Grading for the project site will require 1,592 :cubic yards-o cut soil and 1,592 cubic yards of fill soil. 8. Access to the proposed project will be from the northeast portion of the lot off Appaloosa Lane. 9. The structural lot coverage proposed is 6,050 square feet or 6.9% and the total lot coverage proposed is 16,010 or 18.3%. 10. The building pad coverage proposed is 30.9%. RECOMMENDATION It is recommended that the City Council review the proposed plans and take public testimony. RESOLUTION NO. 92-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE_:. AND CORRAL, APPROVING A SITE PLAN REVIEW, AND REPEALING RESOLUTION NO. 92-10 IN ZONING CASE NO. 460A. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Dr. James Scharffenberger with respect to real property located at 3 Appaloosa Lane, Rolling Hills (Lot 106-D-RH), requesting: (1) A Variance to permit encroachment into the front yard to construct a stable and corral, and (2) Site Plan Review of a proposed new residence. The Planning Commission conducted a duly noticed public hearing to consider the applications on December 17, 1991 and January 21, 1992, and at a field trip visit on January 11, 1992. Section 2. The Commission approved Resolution No. 92-10 in Zoning Case No. 460 on February 1, 1992. The City Council took the subject zoning case under jurisdiction on February 10, 1992 and conducted a duly noticed public hearing to consider the appeal of the applications on February 24, 1992. The City Council remanded the subject case back to the Planning Commission to address the two issues of: (1) The necessity to provide a title report for 3 Appaloosa Lane (Lot 106-D-RH) which shows that there is an easement for roadway purposes across property known as 2 Appaloosa Lane (Lot 106-C-RH) and across Lot 246-MS, and (2) The approval by the Traffic Commission of the proposed accessway to the subject site. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the applications on March 17, 1992, April 28, 1992, May 19, 1992, June 16, 1992, and July 21, 1992 while awaiting the title report. Under Section 65957 of the Government Code the applicant requested an 90 day extension of time on August 17, 1992 and the Planning Commission conducted a duly noticed public hearing to consider the applications on August 18, 1992, September 15, 1992, and October 20, 1992. Section 4. 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. RESOLUTION NO. 92-27 PAGE 2 Section 5. 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 110 feet into the 230 foot irregular front yard setback to construct a 450 square foot stable 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 thesite prevents the construction of a stable. corral, and retaining walls 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 proposed building pad for the residence will be located at the southwest portion of the lot where the ground is mostly level. The northwest side yard slopes down to the canyon which precludes the creation of a flat area for a stable and corral in the rear yard. The area proposed for the stable and corral is the only place available on this property. 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 yard. 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. Also, the building pad for the stable is located down a long driveway so that it will not be visible from the street. RESOLUTION NO. 92-27 PAGE 3 Section 6. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to permit the construction of a 450 square foot stable and a 550 square foot corral, subject to the conditions specified in Section 10. Section 7. 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 8. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 87,152 square feet. The proposed residence (4,550 sq.ft.), garage (600 sq.ft.), swimming pool (450 sq.ft.), and future stable (450 sq.ft.) will have 6,050 square feet which constitutes 6.9% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 16,010 square feet which equals 18.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with most of the proposed structures located away from the road 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 a minimum amount of grading is proposed and will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. C. 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 residence and existing neighboring residences. RESOLUTION NO. 92-27 PAGE 4 D. 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 side of this lot. E. 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. F. The development plan substantially preservesthe natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to. be exceeded. Further, the proposed project will have a buildable pad coverage of 28.6%. Significant portions of the lot will be left undeveloped so as to maintain trail access near the western property line and scenic vistas across the northerly portions of the property. G. 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. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. H. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize Appaloosa Lane for access. Also, the proposed driveway is near the end of a cul-de-sac street which will therefore create little interference with traffic. I. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 9. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 460A for a proposed residential development as indicated on the development plan incorporated herein as Exhibit A and subject to the conditions contained in Section 9. Section 10. The Variance to permit the construction of a stable, corral, and retaining walls that will encroach into the front yard approved in Section 5, and the Site Plan Review for residential development approved in Section 8 are subject to the following, conditions: • RESOLUTION NO.41?-27 PAGE 5 11/ 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 Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been.given written notice to cease such -violation- and -has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. All retaining walls incorporated into the project shall not be greater than 5 feet in height at any one point. F. The driveway access apron shall be twenty-four (24) feet wide. G. The driveway access apron shall be roughened to assist equestrian crossing. H. To minimize the visibility of buildings on the pad, the structures, driveway, graded slopes and retaining walls shall be screened and shielded from view with native drought -resistant vegetation and other vegetation that is compatible with the surrounding vegetation of the community. Special emphasis shall be incorporated into the landscaping plan to obscure the house from riders on the Glory Trail at the western property line by way of large native plants or plants that are compatible with the surrounding vegetation of the community. I. A landscape plan must be submitted to and approved by the City o-f 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. RESOLUTION NO. 92-27 PAGE 6 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. H. 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. I. 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. 3. The working drawings submitted to the County Department of Building and Safety for plan check review.and must conform to the development plan approved with this application. K. The building pad coverage shall not exceed 30.9%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance, pursuant to Section 17.32.087, or the approval shall not be effective. M. All conditions 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 ZtN DAY OF r•Jo•4'r,.dett, 1992. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KE, DEPUTY CITY CLERK • • RESOLUTION NO. 92-27 PAGE 7 The foregoing Resolution No. 92-27 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, APPROVING A SITE PLAN REVIEW, AND REPEALING RESOLUTION NO. 92-10 IN ZONING CASE NO. 460A. • was approved and adopted at a regular adjourned meeting of the Planning Commission on November 21, , 1992 by the following roll call vote: AYES: Commissioners Frost, Lay, Raine and Chairman Roberts NOES: None ABSENT: Commissioner Hankins ABSTAIN: None fly EA) CO-1A3 DEPUTY CI 4Y CLERK • • . . City o/ /'o[f'ng INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 AGENDA ITEM MEETING DATE 12/14/92 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 460A Dr. James Scharffenberger,-3 Appaloosa Lane (Lot 106-D-RH) An appeal of a request for a Variance to permit the encroachment of a stable and corral in the front yard and a request for Site Plan Review for a proposed new single family residence and attached three -car garage. 1. The City Council took jurisdiction of the subject case on November 23, 1992 because of the large area of grading shown on the plot plan. 2. The Planning Commission approved the attached Resolution No 92-27 on November 21, 1992. 3. Previously, on February 10, 1992, this case was remanded back to the Planning Commission by the City Council to address the two issues of (1) The necessity to provide a title report for 3 Appaloosa Lane (Lot 106-D-RH) which shows that there is an easement for roadway purposes across property known as 2 Appaloosa Lane (Lot 106-C-RH) and across Lot 246-MS, and (2) The approval by'the Traffic Commission of the proposed accessway to the subject site off Appaloosa Lane. • 4. Essential documents for the easement for roadway purposes were accepted at the Planning Commission meeting on October 20, 1992, and the Traffic Commission reviewed the accessway on November 20, 1992. 5. The Planning Commission approved a Variance to permit the construction of a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review .to construct a proposed new 4,550 square foot residence, an attached 600 square foot garage and a 450 square foot pool. ®Printed en Recycled Paper. ZONING CASE NO. 460A PAGE 2 6. Grading for the project site will require 1,592 cubic yards of cut soil and 1,592 cubic yards of fill soil. 7. The structural lot coverage proposed is 6,050 square feet or 6.9% and the total lot coverage proposed is 16,010 or 18.3%. 8. The building pad coverage proposed is 30.9%. 9. Access to the proposed project will be from the northeast portion of the lot off Appaloosa Lane. RECOMMENDATION It is recommended that the City Council review the proposed plans and take public testimony. RESOLUTION NO. 92-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, APPROVING A SITE PLAN REVIEW, AND REPEALING RESOLUTION NO. 92-10 IN ZONING CASE NO. 460A. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Dr. James Scharffenberger with respect •to real property located at 3 Appaloosa Lane,. Rolling Hills (Lot 106-D-RH) requesting: (1) A Variance to permit encroachment into the front yard to construct a stable and corral, and (2) Site Plan Review of a proposed new residence. The Planning Commission conducted a duly noticed public hearing to consider the applications on December 17, 1991 and January 21, 1992, and at a field trip visit on January 11, 1992. Section 2. The Commission approved Resolution No. 92-10 in Zoning Case No. 460 on February 1, 1992. The City Council took the subject zoning case under. jurisdiction on February 10, 1992 and conducted a duly noticed public hearing to consider the appeal of the applications on February 24, 1992. The City Council remanded the subject case back to the Planning Commission to address the two issues of: (1) The necessity to provide a title report for 3 Appaloosa Lane (Lot 106-D-RH)/ which shows that there is an easement for roadway purposes across property known as 2 Appaloosa Lane (Lot 106-C-RH) and across Lot 246-MS, and (2) The approval by the Traffic Commission of the proposed accessway to the subject site. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the applications on March 17,, 1992, April 28, 1992, May 19, 1992, June 16, 1992, and July 21, 1992 while awaiting the title report. Under Section 65957 of the Government Code the applicant requested an 90 day extension of time' on August 17, 1992 and the Planning Commission conducted a duly noticed public hearing to consider the applications on August 18, 1992, September 15, 1992, and October 20, 1992. Section 4. 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. RESOLUTION NO. 92-27 PAGE 2 Section 5. 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 110 feet into the 230 foot irregular front yard setback to construct a 450 square foot stable 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. corral, and retaining walls 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 proposed building pad for the residence will be located at the southwest portion of the lot where the ground is mostly level. The northwest side yard slopes down to the canyon which precludes the creation of a flat/area for a stable and corral in the rear yard. The area proposed for the stable and corral is the only place available on this property. 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 yard. 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. Also, the building pad for the stable is located down a long driveway so that it will not be visible from the street. RESOLUTION NO. 92-27 PAGE 3 Section 6. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to permit the construction of a 450 square foot stable and a 550 square foot corral, subject to the conditions specified in Section 10. Section 7. 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 8. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 87,152 square feet. The proposed residence (4,550 sq.ft.), garage (600 sq.ft.), swimming pool (450 sq.ft.), and future stable (450 sq.ft.) will have 6,050 square feet which constitutes 6.9% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 16,010 square feet which equals 18.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with most of the proposed structures located away from the road 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 a minimum amount of grading is proposed and will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. C. 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 residence and existing neighboring residences. RESOLUTION NO. 92-27 PAGE 4 D. 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 side of this lot. E. 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. F. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Further, the proposed project will have a buildable pad coverage of 28.6%. Significant portions of the lot will be left undeveloped so as to maintain trail access near the western property line and scenic vistas across the northerly portions of the property. G. 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. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties /in the vicinity. H. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize Appaloosa Lane for access. Also, the proposed driveway is near the end of a cul-de-sac street which will therefore create little interference with traffic. I. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 9. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 460A for a proposed residential development as indicated on the development plan incorporated herein as Exhibit A and subject to the conditions contained in Section 9. Section 10. The Variance to permit the construction of a stable, corral, and retaining walls that will encroach into the front yard approved in Section 5, and the Site Plan Review for residential development approved in Section 8 are subject to the following conditions: RESOLUTION NO.:2-27 PAGE 5 • 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 Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. All retaining walls incorporated into the project shall not be greater than 5 feet in height at any one point. F. The driveway access apron shall be twenty-four (24) feet wide. G. The driveway access apron shall be roughened to assist equestrian crossing. H. To minimize the visibility of buildings on the pad, the structures, driveway, graded ,slopes and retaining walls shall be screened and shielded from view with native drought -resistant vegetation and other vegetation that is compatible with the surrounding vegetation of the community. Special emphasis shall be incorporated into the landscaping plan to obscure the house from riders on the Glory Trail at the western property line by way of large native plants or plants that are compatible with the surrounding vegetation of the community. I. A 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. RESOLUTION NO. 92-27 PAGE 6 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. H. 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. I. 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. J. The working drawings submitted to the County Department of Building and Safety for plan check review and must conform to the development plan approved with this application. K. The building pad coverage shall not exceed 30.9%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance, pursuant to Section 17.32.087, or the approval shall not be effective. M. All conditions 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 2 A N DAY OF NI ov Q 64- 1992 . LL,14 ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK J RESOLUTION NO. 92-27 PAGE 7 The foregoing Resolution No. 92-27 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, APPROVING A SITE PLAN REVIEW, AND REPEALING RESOLUTION NO. 92-10 IN ZONING CASE NO. 460A. was approved and adopted at a regular adjourned meeting of the Planning Commission on November 21, following roll call vote: AYES: Commissioners Frost, Lay, Raine and Chairman Roberts NOES: None ABSENT: Commissioner Hankins ABSTAIN: None , 1992 by the ft,i) L.kJ DEPUTY CI'PY CLERK • • DY Rotting _��& INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 AGENDA ITEM _2_ A MEETING DATE 11/23/92 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 460A Dr. James Scharffenberger, 3 Appaloosa Lane (Lot 106-D-RH) RESOLUTION NO. 92-27: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A VARIANCE TO PERMIT AN ENCROACHMENT INTO THE FRONT YARD TO CONSTRUCT A STABLE AND CORRAL, APPROVING A SITE PLAN REVIEW, AND REPEALING RESOLUTION NO. 92-10 IN ZONING CASE NO. 460A. 1. The Planning Commission approved the project in the subject case on October 20, 1992. 2 This case was remanded back to the Planning Commission to address the two issues of (1) The necessity to provide a title report for 3 Appaloosa Lane (Lot 106-D-RH) which shows that there is an easement for roadway purposes across property known as 2 Appaloosa Lane (Lot 106-C-RH) and across Lot 246-MS, and (2) The approval by the Traffic Commission of the proposed accessway to the subject site. 3 The easement for roadway purposes was accepted on October 20, 1992, and the Traffic Commission will have reviewed the accessway on November 20, 1992. 4 The Planning Commission approved a Variance to permit the construction of a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review to construct a proposed new 4,550 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 5 Grading for the project site will require 1,592,411a.r. cut and 1,592 of fill soil. 6. The structural lot coverage proposed is 6,050 square feet or 6.9% and the total lot coverage proposed is 16,010 or 18.3%. Printed on Recycled Panel'. J ZONING CASE NO. 460A PAGE 2 7. The building pad coverage proposed is 30.9%. 8. Access to the proposed project will be from the northeast portion of the lot off Appaloosa Lane. 9. The City Council should also be aware that the applicant has submitted modified plans that will come before the Planning Commission in December. RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 92-27. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST • 410 City ./ INCORPORATED JANUARY 24, 1957 OCTOBER 20, 1992 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 ZONING CASE NO. 460A 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2,, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY MARCH 7, 1992 Modification to a request for a Variance to permit the encroachment of a stable in the front yard and a request for Site Plan Review for a proposed new single family residence and attached three -car garage. BACKGROUND 1. The applicant has submitted proof of access and the documents are being reviewed by the Assistant City Attorney. 2. The applicant has also submitted revised plans. These plans show a reconfiguration of the proposed residential structure garage, pool, and retaining walls. Therefore, to allow the public time to be apprised of this second modification, a new application for a Modification must be completed and Planning staff will advertise the subject case for the November Planning Commission meeting. RECOMMENDATION It is recommended that the Planning Commission review the oral report by the City Attorney regarding proof of access and make a determination about the existing proposal. Then, the Planning Commission should continue the item to the November 17, 1992 meeting to allow the applicant time to make application and to advertise for a Second Modification to the existing proposal. Printed on Recycled Paper. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST c,•4, ./ ie0m INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 SEPTEMBER 15, 1992 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 460A 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY MARCH 7, 1992 Modification to a request for a Variance to permit the encroachment of a stable in the front yard and a request for Site Plan Review for a;proposed new single family residence and attached three -car garage. BACKGROUND 1. On August 18, 1992, the Planning Commission approved a request for a 90-day continuance pursuant to the Permit Streamlining Act to allow the applicant time to resolve the access issue in the subject case. 2. At the writing of this staff report, no proof of access has been provided. RECOMMENDATION It is recommended that the Planning Commission open the public hearing and continue the item to the October 20, 1992 Commission meeting. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST City opeoffiny INCORPORATED JANUARY 24, 1957 JULY 21, 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. 460A 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY MARCH 7, 1992 Modification to a request for a Variance to permit the encroachment of a stable in the front yard and a request for Site Plait Review for a,proposed new single family residence and attached three -car garage. BACKGROUND 1. The applicant requests further continuance to the August 18, 1992 Planning Commission meeting to work out the access issues to the City's satisfaction. 2. The City Council remanded the subject case back to the Planning Commission to address the two issues of: (1) The necessity to provide a title report for 3 Appaloosa Lane (the subject site) which shows that 3 Appaloosa Lane (Lot 106-D) has an easement for roadway purposes across property known as 2 Appaloosa Lane (the Raydon property) and across Lot D.R. 150 (the 9.198 acre parcel of property to the north of 3 Appaloosa Lane), and (2) approval by the Traffic Commission of the proposed accessway. 3. The Planning Commission approved Resolution No. 92-10 on February 1, 1992 granting the Variance and Site Plan Review approvals. 4. The applicant requested a Variance to permit a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review approval for a proposed new 4,500 square foot residence, an attached 600 square foot garage and a 450 square foot pool. RECOMMENDATION It isi recommended that the Planning Commission open the public hearing and continue the item to the August 18, 1992 Planning Commission meeting. 10 CEO o/ ie0m4 Jh//3 HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST INCORPORATED JANUARY 24, 1957 JUNE 16, 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. 460A 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY MARCH 7, 1992 Modification to a request for a Variance to permit the encroachment of a stable in the front yard and a request for Site Plan Review for a proposed new single family residence and attached three -car garage. BACKGROUND 1. The applicant requests further continuance to the July, 21, 1992 Planning Commission meeting to work out the access issues to the City's satisfaction. 2. The City Council remanded the subject case back to the Planning Commission to address the two issues of: (1) The necessity to provide a title report for 3 Appaloosa Lane (the subject site) which shows that 3 Appaloosa Lane (Lot 106-D) has an easement for roadway purposes across property known as 2 Appaloosa Lane (the Raydon property) and across Lot D.R. 150 (the 9.198 acre parcel of property to the north of 3 Appaloosa Lane), and (2) approval by the Traffic Commission of the proposed accessway. 3. Resolution No. 92-10 granting the Variance and Site Plan Review approval was approved by the Planning Commission on February 1, 1992. 4. The applicant requested a Variance to permit a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review approval for a proposed new 4,500 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 5. 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 open the public hearing and continue the item to the July 21, 1992 Planning Commission meeting. DAVID C. BREISI COMPANY, INC. Engineering Design Construction 1852 Lomita Boulevard Lomita, California 90717 213 530 3050 FAX: 213 530 0184 June 6, 1992 Ms. Lola Unger Principle Planner City of Rolling Hills 2 Portuguese Bend Rolling Hills, CA 90274 RE: Scharffenberger Application on Appaloosa Lane Dear Lola: JUN — 9 1992 CITY OF ROLLING HILLS By Please continue our application to the July meeting while we work out the access issues to the City's satisfaction. Sincerely, Gary Wynn, P.E. Project Manager cc: Dr. Jim Scharffenberger GW:kmb:92-038E Civil Engineering Structural Design Seismic Hazard Reduction Construction Supervision Plan Check Service Inspection Service HEARING DATE: TO: FROM: C � ROM INCORPORATED JANUARY 24, 1957 MAY 19, 1992 PLANNING COMMISSION LOLA UNGAR. PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 APPLICATION NO. ZONING CASE NO. 460A SITE LOCATION: 3 APPALOOSA LANE (LOT 106-D-RH) ZONING & SIZE: RAS-2, 2.40 ACRES APPLICANT: DR. JAMES SCHARFFENBERGER REPRESENTATIVE: MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY PUBLISHED: MARCH 7, 1992 REQUEST Modification to a request for a Variance to permit the encroachment of a stable in the front yard and a request for Site Plan Review for a proposed new single family residence and attached three -car garage. BACKGROUND 1. The applicant has not yet received sufficient information about the access easements from Chicago Title Co. 2. The City Council remanded the subject case back to the Planning Commission to address the two issues of: (1) The necessity to provide a title report for 3 Appaloosa Lane (the subject site) which shows that 3 Appaloosa Lane (Lot 106-D) has an easement for roadway purposes across property known as 2 Appaloosa Lane (the Raydon property) and across Lot D.A. 150 (the 9.198 acre parcel of property to the north of 3 Appaloosa Lane), and (2) approval by the Traffic Commission of the proposed accessway. 3. Resolution No. 92-10 granting the Variance and Site Plan Review approval was approved by the Planning Commission on February 1, 1992. 4. The applicant requested a Variance to permit a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review approval for a proposed new 4,500 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 5. 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 open the public hearing and continue the case until the applicant provides sufficient information about the access easement. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST • City ./ Rollin q Jh/'f f INCORPORATED JANUARY 24, 1957 MARCH 17, 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. 460A 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY, INC. MARCH 7, 1992 Modification to a request for a Variance to permit the encroachment of a stable in the front yard and a request for Site Plan Review for a proposed new single family residence and attached three -car garage. BACKGROUND 1. The City Council remanded the subject case back to the Planning Commission to address the two issues of: (1) The necessity to provide a title report for 3 Appaloosa Lane (the subject site) which shows that 3 Appaloosa Lane (Lot 106-D) has an easement for roadway purposes across property known as 2 Appaloosa Lane (the Raydon property) and across Lot D.R. 150 (the 9.198 acre parcel of property to the north of 3 Appaloosa Lane), and (2) approval by the Traffic Commission of the proposed accessway to the subject site. 2. At this point, there is not sufficient information about the access easements. 3. Resolution No. 92-10 granting the Variance and Site Plan Review approval was approved by the Planning Commission on February 1, 1992. 4. The applicant requested a Variance to permit a 450 square foot stable and a 550 square foot corral in the front yard and Site Plan Review approval for a proposed new 4,500 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 5. 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 take public testimony and continue the case until the applicant provides sufficient information about the access easement. • 0/IJL4 Jd•ef INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 AGENDA ITEM 4D (213) 377 1521 MEETING DATE 2 / 1b % '2 77a2aa TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJ: ZONING CASE NO. 460 Dr. James Scharffenberger, 3 Appaloosa Lane (Lot 106-D-RH) RESOLUTION NO. 92-10: 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 IN ZONING CASE NO. 460. BACKGROUND 1. The Planning Commission approved the subject resolution and the attached Development Plan on February 1, 1992. 2. A Variance was approved to permit a 450 square foot stable and a 550 square foot corral in the front yard. 3. The applicant is also requesting a Site Plan Review for a proposed new 4,550 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 4. Grading for the project site will require 1,592 square feet of cut and 1,592 of fill soil. 5. The structural lot coverage proposed is 6,050 square feet or 6.9% and the total lot coverage proposed is 16,010 or 18.3%. 6. The building pad coverage proposed is 28.6%. RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 92-10. • RESOLUTION NO. 92-10 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 IN ZONING CASE NO. 460. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Dr. James Scharffenberger with respect to real property located at 3 Appaloosa Lane, Rolling Hills (Lot 106-D-RH) requesting: (1) A Variance to permit encroachment into the front yard to construct a stable and corral, and (2) Site Plan Review of a proposed new residence. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the applications on December 17, 1991 and January 21, 1992, and at a field trip visit on January 11, 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 110. feet into the 230 foot irregular front yard setback to construct a 450 square foot stable and a 550 square foot corral. With respect to these requests, 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. corral, and retaining walls 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 proposed building pad for the residence will be located at the southwest portion of the lot where the ground is most level and the northwest side yard slopes down to the canyon, thereby precluding the creation of a flat area for a stable and corral in the rear yard. RESOLUTION NO. 92-10 PAGE 2 The area proposed for the stable and corral is the only place available on this property. 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 yard. 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. Also, the building pad for the stable is located down a long driveway so that it will not be visible from the street. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to permit the construction of a 450 square foot stable 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 Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 87,152 square feet. The proposed residence (4,550 sq.ft.), garage (600 sq.ft.), swimming pool (450 sq.ft.), and future stable (450 sq.ft.) will have 6,050 square feet which constitutes 6.9% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 16,010 square feet which equals 18.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively RESOLUTION NO. 92-10 PAGE 3 large lot with most of the proposed structures located away from the road 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 a minimum amount of grading is proposed and will only be done to provide approved drainage that will flow away from the proposed residence and existing neighboring residences. C. 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 residence and existing neighboring residences. D. 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 side of this lot. E. 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. F. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Further, the proposed project will have a buildable pad coverage of 28.6%. Significant portions of the lot will be left undeveloped so as to maintain trail access near the western property line and scenic vistas across the northerly portions of the property. G. 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. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. RESOLUTION NO. 92-10 PAGE 4 H. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. Also, the driveway is near the end of a cul-de-sac which will therefore create little interference with traffic. I. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 460 for a proposed residential 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, corral, and retaining walls that will encroach into the front yard approved in Section 5, and the Site Plan Review for residential 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 Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the 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. All retaining walls incorporated into the project shall not be greater than 5 feet in height at any one point. • RESOLUTION NO. 92-10 PAGE 5 F. To minimize the visibility of buildings on the pad, the structures, driveway, graded slopes and retaining walls shall be screened and shielded from view with native drought -resistant vegetation that is compatible with the surrounding vegetation of the community. Special emphasis shall be incorporated into the landscaping plan to obscure the house from riders on the Glory Trail at the western property line by way of large native plants. G. A 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. H. 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. I. 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. J. The working drawings submitted to the County Department of Building and Safety for plan check review and must conform to the development plan approved with this application. K. The building pad coverage shall not exceed 28.6%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance, pursuant to Section 17.32.087, or the approval shall not be effective. • RESOLUTION NO. 92-10 PAGE 6 M. All conditions 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. N. This Site Plan Review approval shall not be effective until the applicant has provided the City a title report for the property known as 3 Appaloosa Lane (Assessor's Parcel Map No. 106-D) which shows that 3 Appaloosa Lane has an easement for roadway purposes across property known as 2 Appaloosa Lane (the Raydon property) and across lot D.R. 150 (the 9.198 acre parcel of property to the north of 3 Appaloosa Lane). If a title report for 3 Appaloosa Lane does not show ownership of a roadway easement across 2 Appaloosa Lane and the 9.198 acre parcel to the north of 3 Appaloosa Lane (D.R. 150-AC), then the applicant shall take the necessary steps to obtain and record title to the roadway easement across such properties for the benefit of the 3 Appaloosa Lane parcel. This condition shall be satisfied by the applicant within six (6) months of the approval of this Resolution. In the event such condition has not been complied with to the satisfaction of the City Manager within this six (6) month period, this Site Plan Review approval shall require subsequent review and approval by the Planning Commission. PASSED, APPROVED AND ADOPTED THIS 2-S DAY OF FEBRUARY, 1992. ATTEST: DIANE SAWYER, DEPU ALLAN ROBERTS, CHAIRMAN v Cy ei CITY CLERK • RESOLUTION NO. 92-10 PAGE 7 The foregoing Resolution No. 92-10 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 IN ZONING CASE NO. 460. was approved and adopted at a regular adjourned meeting of the Planning Commission on February 1, 1992 by the following roll call vote: AYES: Commissioners Hankins, Lay, Raine & Chairman Roberts NOES: None ABSENT: None ABSTAIN: Commissioner Frost a7„,4, Ol DEPUTY CITY CLERI DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST City 0/ leoffinl ihiYa INCORPORATED JANUARY 24, 1957 JANUARY 21, 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. 460 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY, INC. DECEMBER 7, 1991 The applicant requests a Variance to permit the encroachment of a stable in the front yard and requests a Site Plan Review for a proposed new single family residence and attached garage. BACKGROUND 1. The Planning Commission viewed a silhouette of the proposed project on January 11, 1992. 2. The applicant is requesting a Variance to permit a 450 square foot stable and a 550 square foot corral in the front yard. 3. The applicant is also requesting a Site Plan Review for a proposed new 4,500 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 4. Grading for the project site will require 1,592 square feet of cut and 1,592 of fill soil. 5. The structural lot coverage proposed is 6,050 square feet or 6.9% (20o permitted) and the total lot coverage proposed is 16,010 or 18.3% (35% permitted). 6. The building pad coverage proposed is 28.6%. 7. Access to the proposed project will be from the northeast portion of the lot off Appaloosa Lane. 8. 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. SEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST eity OY /E0ffn4 Li3 INCORPORATED JANUARY 24, 1957 DECEMBER 17, 1991 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. 460 3 APPALOOSA LANE (LOT 106-D-RH) RAS-2, 2.40 ACRES DR. JAMES SCHARFFENBERGER MR. GARY WYNN, DAVID C. BREIHOLZ AND COMPANY, INC. DECEMBER 7, 1991 The applicant requests a Variance to permit the encroachment of a stable in the front yard and requests a Site Plan Review for a proposed new single family residence and attached garage. DISCUSSION 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 a 450 square foot stable and a 550 square foot corral in the front yard. 2. The applicant is also requesting a Site Plan Review for a proposed new 4,500 square foot residence, an attached 600 square foot garage and a 450 square foot pool. 3. Grading for the project site will require 1,592 square feet of cut and 1,592 of fill soil. 4. The structural lot coverage proposed is 6,050 square feet or 6.9% (20% permitted) and the total lot coverage proposed is 16,010 or 18.3% (35% permitted). 5. The building pad coverage proposed is 28.6%. 6. Access to the proposed project will be from the northeast portion of the lot off Appaloosa Lane. 7. 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.