722, Construct a corral & stable re, Staff Reports• •
Ci1y 0/R0f/ Jl PP,
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: APRIL 18, 2006
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
11:2)
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 722
SITE LOCATION: 9 GEORGEFF ROAD, (LOT 32-GF)
ZONING AND SIZE: RA-S-1, 1.18 ACRES (GROSS)
APPLICANT: MR. AND MRS. SCOTT CALFAS
REPRESENTATIVE: MR. DOUGLAS McHATTIE, BOLTON
ENGINEERING
PUBLISHED: FEBRUARY 11, 2006
SUBTECT
RESOLUTION NO. 2006-05. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL
OF A SITE PLAN REVIEW FOR A STABLE AND CORRAL THAT REQUIRE
GRADING AND GRANTING VARIANCES TO EXCEED THE MAXIMUM
PERMITTED DISTURBED AREA OF THE NET LOT AND TO IMPORT SOIL
FOR THE PROJECT AT AN EXISTING SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 722, AT 9 GEORGEFF ROAD (LOT 32-GF), (CALFAS).
BACKGROUND
1. At the March 21, 2006 Commission meeting, the Planning Commission
directed staff to prepare a Resolution of approval in the above case. The vote was
4-0-0-1. Commissioner Sommer did not participate as a member of the
Commission on this case due to proximity of his property to subject site.
2. The attached Resolution No. 2006-05 contains standard findings of facts
and conditions, including that any future construction or grading shall be
reviewed by the Planning Commission.
RECOMMENDATION.
It is recommended that the Planning Commission adopt Resolution No. 2006-05
approving this case.
®Pnritecl ors Ftocyclod f'vipor
r
RESOLUTION NO. 2006-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW
TO CONSTRUCT A STABLE AND CORRAL THAT REQUIRE
GRADING, AND. REQUEST FOR VARIANCES TO EXCEED THE
MAXIMUM PERMITTED DISTURBED AREA OF THE LOT AND TO
ALLOW IMPORT OF SOIL FOR THE PROJECT AT AN EXISTING
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 722, AT 9
GEORGEFF ROAD, (LOT 32-GF), (CALFAS).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Scott Calfas with
respect to real property located at 9 Georgeff Road, Rolling Hills (Lot 32-GF)
requesting a Site Plan Review to construct a stable and corral that require
grading, and Variances to exceed the maximum permitted disturbed area of the
lot and to allow import of 907 cubic yards of soil for the project at an existing
single family residence.
Section 2. The applicants propose to construct a 1,152 square foot
stable with a loft and a 5,000 square foot corral, which would require the import
of 907 cubic yards of soil. The disturbed are of the lot would be 77.5%, which
requires a Variance.
Section 3. The Planning Commission conducted duly noticed public
hearings to consider the applications on February 21, 2006, March 21, 2006 and at
a field trip visit on March 21, 2006. 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. The Planning Commission reviewed, analyzed and studied said proposal.
The applicants and their representative were in attendance at the hearings.
Section 4. The Planning Commission finds that the project is
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 5. Section 17.46.020(A)(1) requires a Site Plan Review for
grading projects requiring a grading permit. With respect to the Site Plan Review
application, the Planning Commission makes the following findings of fact:
A. The proposed activity is compatible with the General Plan and the
Zoning Ordinance in that an equestrian use and activity is being proposed that
will preserve the distinctive rural residential character of the City. 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 or
• •
with a discretionary permission by the Planning Commission. The project
conforms to Zoning Code setback and lot coverage requirements. Due to the
location of the existing development and the topography of the lot in order to
meet the requirement to built or set aside an area for a stable or corral, the
grading is necessary.
B. The proposed activity 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). Although grading (filling) of the
existing slope is necessary to construct the stable and corral area, the grading is
proposed to follow the contours and blend with the adjacent terrain. The
development plan substantially preserves the natural and undeveloped state of
the lot, as the corral area will be left as open space, and enhances it by additional
landscaping, which is required by this resolution. Significant portions of the lot
will be left undeveloped so as to maintain open space on the property.
C. The nature, condition, and development of adjacent uses, buildings,
and structures and the topography of the lot have been considered, and the
construction of the stable and corral will not adversely affect or be materially
detrimental to the adjacent uses, buildings, or structures because the proposed
project will be constructed on a portion of the lot which is the least intrusive to
surrounding properties, will be screened and landscaped with trees and shrubs
is a sufficient distance from nearby residences and the street so that the proposed
construction will not impact the view or privacy of surrounding neighbors, and
will permit the owners to enjoy their property without deleterious infringement
on the rights of surrounding property owners.
D. 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 set forth in the Zoning Code will not be
exceeded and the proposed project is consistent with the scale of the
neighborhood.
E. Other than the proposed construction area, the remainder of the
property follows natural contours of the site to the maximum extent feasible. The
natural drainage courses will be preserved, however drainage in the general area
will be corrected as the water flow will be redirected behind the neighbors'
structure, whereas currently the water flow of the natural drainage course causes
that structure to flood.
F. The development plan will be based upon compliance with the
conditions contained in this Resolution, supplement the existing vegetation with
landscaping that is compatible with and enhances the rural character of the
community and provide a stable and corral. Upon completion of the project the
graded areas will be re -vegetated.
G. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project does not affect the circulation for pedestrians and vehicles.
H. The project conforms to the requirements of the California
Environmental Quality Act and is exempt from its requirements.
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code 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 in the same vicinity. A
Variance to Section 17.16.070 (B) is required because it states that the lot
disturbance shall be limited to 40% of the net lot area. With respect to this
request for a Variance for lot disturbance of 77.5%, the Planning Commission
finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property or to the intended use that do not apply
generally to the other property or class of use in the same zone. The Variance for
the maximum permitted disturbance is necessary because in order to construct a
stable and corral, which are required by the Zoning Ordinance and the General
Plan, grading is necessary which would result in 77.5% disturbance of the lot.
Currently the disturbed area exceeds the maximum permitted and is 42.6%. The
additional disturbed area, except the area for the stable, will remain undeveloped
and be used for a corral.
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. The lot is developed from
side property line to side property line with residential structure and a pool in
the rear. One third of the residence encroaches into the front setback and there is
no other area beyond the residence and the pool for the construction of a stable
and corral. In order for the applicants to enjoy their property and satisfy the
requirement for stable and corral, the Variance to exceed the maximum
permitted disturbed area is necessary..
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. Significant portions of the lot
will be left undeveloped so as to maintain open space on the property. The
proposed project will be the least intrusive to surrounding properties, will be
screened and landscaped with mature trees and shrubs, will be of sufficient
distance from nearby residences, so that it will not impact the view or privacy of
surrounding neighbors, and will permit the owners to enjoy their property
without deleterious infringement on the rights of surrounding property owners.
(Di
• •
D. The nature, condition, and development of adjacent uses, buildings,
and structures and the topography of the lot have been considered, and the
construction of the stable and corral will not adversely affect or be materially
detrimental to the adjacent uses, buildings, or structures because the proposed
project will be constructed on a portion of the lot which is the least intrusive to
surrounding properties, will be screened and landscaped with trees and shrubs
will be of sufficient distance from nearby residences and the street so that the
proposed construction will not impact the view or privacy of surrounding
neighbors, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
Section 7. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance 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 in the same
vicinity. A Variance to Section 17.16.230 of the Zoning Ordinance of the Rolling
Hills Municipal Code is required because it states that no import or export of soil
shall be permitted to or from any lot in the City. The applicant is requesting a
Variance to import 907 cubic yard of soil. 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 property that do not apply generally to the other
property or class of use in the same zone because the lot size and configuration,
together with the existing development on the lot creates a difficulty in meeting
this Code requirement. The location of the proposed project will be least visible
from the street or neighboring properties. The proposed project is keeping with
the goal of the City's General Plan and Zoning Ordinance in that an equestrian
use and activity is proposed that will preserve the distinctive rural residential
character of the City. Although 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 or with a
discretionary permission by the Planning Commission, for this project import of
soil necessary due to the location of the existing development and the
topography of the lot and in order to meet the goal that each property be
developed with a stable and corral or an area has been set aside for a stable and
corral.
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. The lot is developed from
side property line to side property line with residential structure and a pool in
the rear. One third of the residence encroaches into the front setback and there is
no other area beyond the residence and the pool for the construction of a stable
and corral. In order for the applicants to enjoy their property and satisfy the
requirement for stable and corral, the Variance to import soil is necessary.
• •
C. The granting of the Variance to import 907 cubic yards of soil,
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. Significant portions of the lot will be left undeveloped so as to maintain
open space on the property. The proposed project will be the least intrusive to
surrounding properties, will be screened and landscaped with mature trees and
shrubs, will be of sufficient distance from nearby residences, so that it will not
impact the view or privacy of surrounding neighbors, and will permit the
owners to enjoy their property without deleterious infringement on the rights of
surrounding property owners.
D. The nature, condition, and development of adjacent uses, buildings,
and structures and the topography of the lot have been considered, and the
construction of the stable and corral will not adversely affect or be materially
detrimental to the adjacent uses, buildings, or structures because the proposed
project will be constructed on a portion of the lot which is the least intrusive to
surrounding properties, will be screened and landscaped with trees and shrubs
will be of sufficient distance from nearby residences and the street so that the
proposed construction will not impact the view or privacy of surrounding
neighbors, and will permit the owners to enjoy their property without
deleterious infringement on the rights of surrounding property owners.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review for grading, Variance request to exceed the
maximum permitted disturbed area of the net lot area (77,5%) and a Variance to
import 907 cubic yards of soil in Zoning Case No. 722, as indicated on the
development plan dated February 22, 2006, submitted with this application and
incorporated herein by reference as Exhibit A, and subject to the following
conditions:
A. The Site Plan Review and Variances approvals shall expire within
two years from the effective date of approval as defined in Sections 17.46.080,
17.42.070(A) and 17.38.070(A) of the Zoning Ordinance unless otherwise
extended pursuant to the requirements of these sections.
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the City has given the
applicants 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 Building Code, the Zoning Ordinance, and
of the zone in which the subject property is located must be complied with,
unless otherwise set forth in this approval.
• •
D. The lot shall be developed and maintained in substantial
conformance with the site plan on file marked Exhibit A dated February 22, 2006
except as otherwise provided in these conditions.
E. No structures shall be constructed in the corral area, without the
proper review and approval by the Planning Commission. The corral area shall
remain as open space.
F. Structural lot coverage shall not exceed 6,469 square feet or 17.4%
in conformance with structural lot coverage limitations.
G. Total lot coverage of structures and paved areas shall not exceed
11,484 square feet or 30.8% in conformance with total lot coverage limitations.
H. The disturbed area of the lot shall not exceed 77.5% (28,900 sq.ft.),
in conformance with disturbed area limitations, as approved by this Variance.
I. Residential building pad coverage on the 10,400 square foot
residential building pad shall not exceed 6,751 square feet or 51.1%. The
proposed stable building pad coverage shall not exceed 16.6% of the 6,960 square
foot pad.
J. Grading for this project shall not exceed 165 cubic yards of cut and
1072 cubic yards of fill of which 907 may be imported.
K. All disturbed areas shall be landscaped. Landscaping shall include
water efficient irrigation, that incorporates low gallonage irrigation system,
utilizes automatic controllers, incorporates an irrigation design using
"hydrozones," considers slope factors and climate conditions in design, and
utilizes means to reduce water waste resulting from runoff and overspray in
accordance with Section 17.27.020 (Water Efficient Landscaping Requirements) of
the Rolling Hills Municipal Code.
L. Prior to the issuance of any building or grading permit two copies
of a preliminary landscape plan shall be submitted for review by the Planning
Department. Native trees and other native plants shall be utilized, and which are
consistent with the rural character of the community. If trees are to be used in the
landscaping scheme for this project, they shall be mature when planted and
which at full maturity shall not exceed the height of the structures. Trees and
shrubs shall be planted so as not to impair views of neighboring properties but to
screen the structure on the site, including the proposed wall.
M. The retaining wall proposed for this project shall not at any point
exceed five feet in height averaging 2 1 / 2 feet as measured from the finished
grade to the top of the wall.
N. The stable and corral shall not be located closer than 25 feet to the
rear property line and 20 feet to the side property lines.
O. The access to the stable shall not exceed 20% in slope and shall not
be paved.
P. If during construction a construction fence is installed, it shall not
block any easements.
Q. During construction, dust control measures shall be used to
stabilize the soil from wind erosion and reduce dust and objectionable odors
generated by construction activities in accordance with South Coast Air Quality
Management District, Los Angeles County and local ordinances and engineering
practices.
R During construction, conformance with local ordinances and
engineering practices so that people or property is not exposed to landslides,
mudflows, erosion, or land subsidence shall be required.
S. During construction, conformance with the air quality management
district requirements, storm water pollution prevention practices, county and
local ordinances and engineering practices so that people or property are not
exposed to undue vehicle trips, noise, dust, objectionable odors, landslides,
mudflows, erosion, or land subsidence shall be required.
T. During construction, if required by the County of Los Angeles
Uniform Building Code, an erosion control plan shall be followed to minimize
erosion and to protect slopes and channels and to control storm water pollution
as determined by the County of Los Angeles Building and Safety Department.
U. During and after construction, all parking shall take place on the
project site, and if necessary on the adjacent roadway easement.
V. 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.
W. The property owners shall be required to conform to the Regional
Water Quality Control Board and County Health Department requirements for
the installation and maintenance of storm water drainage facilities.
X. Drainage design shall be approved by the County of Los Angeles
Building and Safety and shall be designed in such a manner as to drain in
northeasterly direction of the property and to the maximum extent practicable be
dissipated on the subject property. If an above ground swale is required, the
above ground swale and dissipater shall be designed in such a manner as not to
cross over any equestrian trails or discharge water onto a trail, shall incorporate
earth tone colors, and shall be screened from any trail and neighbors' view to the
maximum extent practicable, without impairing the function of the drainage
system.
• •
Y. The City's requirements related to outdoor lighting, roofing
material, undergrounding of utilities to the stable and all other requirements for
the zone in which the project is located shall be complied with.
Z. Prior to finaling the construction of the stable and corral the
existing shed located at the southerly portion of the lot shall be removed and the
area landscaped.
AA. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modifications to the property, which would
constitute additional structural development or grading, shall require the
filing of a new application for approval by the Planning Commission.
AB. Prior to issuance of a grading or building permit, the project shall
be reviewed and approved by the Rolling Hills Community Association.
AC. The applicants shall execute an Affidavit of Acceptance of all
conditions of the Variances and Site Plan approvals, pursuant to Sections
17.38.060 and 17.46.065 or the approval shall not be effective.
PASSED, APPROVED AND ADOPTED THIS 18th DAY OF APRIL 2006.
LOREN DEROY, CHAIRWOMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2006-05 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW TO
CONSTRUCT A STABLE AND CORRAL THAT REQUIRE GRADING, AND
REQUEST FOR VARIANCES TO EXCEED THE MAXIMUM PERMITTED
DISTURBED AREA OF THE LOT AND TO ALLOW IMPORT OF SOIL FOR
THE PROJECT AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING
CASE NO. 722, AT 9 GEORGEFF ROAD, (LOT 32-GF), (CALFAS).
was approved and adopted at a regular meeting of the Planning Commission on
April 18, 2006 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
• •
City 0/ IQ>LLL•IZL} „LIL INCORPORATED JANUARY 24, 1957
DATE: MARCH 21, 2006
TO:
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityotrh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 722
9 GEORGEFF ROAD, (LOT 32-GF)
RA-S-1, 1.18 ACRES (GROSS)
MR. AND MRS. SCOTT CALFAS
MR. DOUGLAS McHATTIE, BOLTON
ENGINEERING
FEBRUARY 11, 2006
Request for a Site Plan Review to construct a stable and corral that require
grading, and request for Variances to exceed the maximum permitted disturbed
area of the lot and to allow import of soil for the project at an existing single
family residence.
BACKGROUND
1. The Planning Commission scheduled a site visit to subject property for
today.
2. The applicants propose to construct a 1,152 square foot stable with a loft
and a 5,000 square foot corral. In addition, the applicants are seeking Variances
to exceed the maximum permitted disturbed area of the lot and to import 907
cubic yards of soil to create the building pad for the stable and corral.
3. The property is zoned RAS-1 and consists of 1.05 acres (excluding the
roadway). The lot is developed with a 4,120 square foot residence, 528 square
foot garage, 525 square foot pool, 48 square foot pool equipment area and a
service yard. Under an administrative approval, the applicants propose to
relocate and enlarge the swimming pool from 469 square feet to 525 square feet.
A 195 square foot storage shed is also located on the property, but will be
removed once the stable is constructed. The proposed stable will be located to
the rear of the existing residence.
ZC No. 722
Calfas
1
A
Printer! or; Fiocyclrri Papr,,n
4. Pursuant to Section 17.16.200 of the Zoning Ordinance stables and corrals
may be located in the rear setback, but not closer than 25 feet to the rear property
line. The proposed stable would be located 25 feet from the rear property line.
5. Grading for this project includes 165 cubic yards of cut and 1,072 cubic
yards of fill. A total of 907 cubic yards of soil would have to be imported to
create the pad for the stable and a 2:1 slope. Section 17.16.230 of the City of
Rolling Hills Zoning Code requires balanced cut and fill, and therefore a
Variance for importation of soil is requested.
6. Access to the stable is proposed along the southern easement and will not
exceed 20% slope.
7. The property slopes downward from front to rear, (west to east). A wall,
120 feet in length, varying in height from a 6" curb to a maximum of 4'0" is
proposed along the stable and corral building pad.
8. The gross lot area of subject property is 1.18 acres, (51,400 sq.ft.) The net
lot area, as calculated for development purposes, is 37,280 square feet, (0.85
acres). The structural lot coverage proposed is 6,469 square feet or 17.4% of the
net lot area, which includes all of the structures and the 1,152 sq.ft. proposed
stable, (20% permitted). The total net lot coverage proposed, including structures
and paved areas is 11,484 square feet or 30.8%, (35% permitted). (This does not
include the 195-sq.ft. shed, which is to be removed).
9. Structural coverage on the 10,400 square foot existing residential building
pad is 5,317 square feet or 51.1%, and will not be changed. Building pad coverage
on the proposed 6,960 square foot stable building pad is proposed at 1,152 square
feet or 16.6%. The total pads are 17,360 square feet and the combined coverage
would be 37.2%.
10. The disturbed area of the net lot is proposed to be 28,900 square feet or
77.5% (40% maximum permitted; 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). The graded slopes for the
stable and corral building pad will be landscaped and the corral area will remain
as open space.
11. Responding to the criteria to be satisfied for grant of a Variance the
applicants' representative states that the proposed grading and importation of
soil is to accommodate construction of a stable and corral on the lot. The City's
General Plan and Zoning Ordinance require that a stable be constructed or an
area suitable for a stable be set aside on a lot for future construction. This
application meets the goal of the City to encourage and promote the
development of stables and other equestrian uses, as well as to keep open space,
which the corral would provide.
12. It will be required that utility lines to the stable be located underground
and that the stable roof meet the City's and RHCA requirements for Class "A"
material and Class "A" assembly.
ZC No. 722
Calfas
13. This application is subject to review and approval by the Rolling Hills
Community Association Architectural Committee for size, height, floor plan,
including the loft and architectural features.
14. The project has been determined to be categorically exempt pursuant to
the California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Manning Commission view the project and take
public testimony.
ZONING CASE NO. 722
SITE PLAN REVIEW EXISTING
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line garage and accessory uses grading
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES Residence 4120 sq.ft.
Site Plan Review required for grading requiring a Garage 528 sq.ft.
grading permit, any new structure or if size of Service yard 96 sq.ft
structure increases by at least 1,000 sq.ft. and has Pool 469 sq.ft.
the effect of increasing the size of the structure by Pool equip. 48 sq.ft.
more than 25% in a 36-month period. Shed 195 sq.ft
Stable 0 sq.ft.
STRUCTURAL LOT COVERAGE,
(20% maximum)
TOTAL LOT COVERAGE 28.1%
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE 52.4%
(Guideline maximum of 30%)
BARN BUILDING PAD COVERAGE
COMBINED BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill or
combination thereof is more than 3 feet in depth and
covers more than 2,000 sq.ft. Must be balanced on
site.
DISTURBED AREA 42.6%
40% maximum; any graded building pad area, any
remedial grading (temporary disturbance), any
graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist.
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 722
Calfas
Total 5,456 sq.ft.
14.6%
N/A
Existing access from Georgeff
N/A
N/A
3
Residence
Garage
Service yard
Pool
Pool equip.
Stable
PROPOSED
Single family residence with Stable/corral which require
4120 sq.ft.
528 sq.ft.
96 sq.ft
525 sq.ft.
48 sq.ft.
1152 sq.ft.
Total 6,469 sq.ft.
17.4% of 37,280 sq.ft. net lot
area
30.8% of 37,280 sq.ft. net lot
area •
51.1% of 10,400 sq.ft. pad
16.6% of 6,960 sq.ft. pad
37.2%
165 cubic yards cut
1072 cubic yards fill
907 c.y. to be imported
(Variance required)
77.5%
(Variance required)
Proposed access from
Georgeff Rd.
Existing access from
Georgeff Rd.
Planning Commission review
Planning Commission review
VARIANCE REQUIRED 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; and
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; and
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; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
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.
BARNS APPROVED IN THE PAST 5 YEARS
29 MIDDLERIDGE LANE
4 STORM HILL
3 JOHNS CANYON ROAD
80 SADDLEBACK DRIVE
1 ACACIA LANE
1 REATA LANE
1 BUGGY WHIP
5 HILLSIDE LANE
6 POSSUM RIDGE ROAD
ZC No. 722
Calfas
3,200 square feet with loft (approval expired)
2,064 square feet with loft
720 square feet
2,664 square feet (approval expired)
2,250 square feet (no loft)
675 square feet (no loft)
1,200 square feet with loft
1,000 square feet (no loft)
1,680 square feet with loft
•City Rotting
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: FEBRUARY 21, 2006
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 722
SITE LOCATION: 9 GEORGEFF ROAD, (LOT 32-GF)
ZONING AND SIZE: RA-S-1, 1.18 ACRES (GROSS)
APPLICANT: MR. AND MRS. SCOTT CALFAS
REPRESENTATIVE MR. DOUGLAS McHATTIE, BOLTON
ENGINEERING
PUBLISHED: FEBRUARY 11, 2006
REQUEST
Request for a Site Plan Review to construct a stable and corral that require
grading, and request for Variances to exceed the maximum permitted disturbed
area of the lot and to allow import of soil for the project at an existing single
family residence.
BACKGROUND
1. The applicants propose to construct a 1,152 square foot stable with a loft
and a 5,000 square foot corral. In addition, the applicants are seeking Variances
to exceed the maximum permitted disturbed area of the lot and to import 907
cubic yards of soil.
2. The property is zoned RAS-1 and consists of 1.05 acres (excluding the
roadway). The lot is developed with a 4,120 square foot residence, 528 square
foot garage, 525 square foot pool, 48 square foot pool equipment area and a
service yard. Under a separate application, the swimming pool is proposed to be
relocated and enlarged from 469 square feet to 525 square feet. A 195 square foot
storage shed is also located on the property, but will be removed once the stable
is constructed. The proposed stable will be located to the rear of the existing
residence.
3. Pursuant to Section 17.16.200 the Zoning Ordinance stables and corrals
may be located in the rear setback, but not closer than 25 feet to the rear property
line. The proposed stable would be located 25 feet from the rear property line.
ZC No. 722
C'alfac
@Printed on Rectvr;lr;d f'dtrcr
•
4. Grading for this project requires 165 cubic yards of cut and 1,072 cubic
yards of fill. 907 cubic yards of soil would have to be imported to create the pad
for the stable and a 2:1 slope. The City's requirement calls for balanced cut and
fill, and therefore a Variance for importation of soil is required.
5. Access to the stable is proposed along the southern easement and will not
exceed 20% slope.
6. The property slopes downwards from the front to the rear, (from west to
east). A wall, 120 feet in length, varying in height from a 6" curb to a maximum
of 4'0" is proposed along the stable and corral building pad.
7. The gross lot area of subject property is 1.18 acres, (51,400 sq.ft.) The net
lot area, as calculated for development purposes, is 37,280 square feet, (0.85
acres). The structural lot coverage proposed is 6469 square feet or 17.4% of the
net lot area, which all of the structures and the 1,152 sq.ft. proposed stable, (20%
permitted). The total net lot coverage proposed, including structures and paved
areas is 11,484 square feet or 30.8%, (35% permitted). (This does not include the
195-sq.ft. shed, which is to be removed).
9. Structural coverage on the 10,400 square foot existing residential building
pad would be 5,317 square feet or 51.1%. Building pad coverage on the proposed
6,960 square foot stable building pad is proposed at 1,152 square feet or 16.6%.
The total pads are 17,360 square feet and the total combined coverage would be
37.2%.
10. The disturbed area of the net lot is proposed to be 28,900 square feet or
77.5% (40% maximum permitted; 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). The graded slopes for the
stable and corral building pad will be landscaped and the corral area will remain
as open space.
11. Responding to the criteria to be satisfied for grant of a Variance the
applicants' representative states that the proposed grading and importation of
soil is to accommodate construction of a stable and corral on the lot. The City's
General Plan and Zoning Ordinance require that a stable be constructed or an
area suitable for a stable be set aside on a lot for future construction. This
application meets the goal of the City to encourage and promote the
development of stables and other equestrian uses, as well as to keep open space,
which the corral would provide.
12. It will be required that utility lines to the stable be located underground
and that the stable roof meet the City's and RHCA requirements for Class "A"
material and Class "A" assembly.
13. This application is also subject to review and approval by the Rolling Hills
Community Association.
ZC No. 722
Cal fag
14. 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 staff report, open
the public hearing and take public testimony.
ZONING CASE NO. 722
SITE PLAN REVIEW EXISTING
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
BARN BUILDING PAD COVERAGE
COMBINED BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or fill
or combination thereof 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
nongraded area where impervious surfaces exist.
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 722
C'alfac
Single family residence with
garage, pool
Residence
Garage
Service yard
Pool
Pool equip.
Shed
Stable
Total
14.6%
28.1%
52.4%
42.6%
PROPOSED
Stable/corral which require
grading
4120 sq.ft. Residence 4120 sq.ft.
528 sq.ft. Garage 528 sq.ft.
96 sq.ft Service yard 96 sq.ft
469 sq.ft. Pool 525 sq.ft.
48 sq.ft. Pool equip. 48 sq.ft.
195 sq.ft Stable 1152 sq.ft.
0 sq.ft.
Total 6,469 sq.ft.
5,456 sq.ft.
N/A
Existing access from Georgeff
N/A
N/A
17.4% of 37,280 sq.ft. net lot
area
30.8% of 37,280 sq.ft. net lot
area
51.1%
16.6%
37.2%
165 cubic yards cut
1072 cubic yards fill
907 c.y. to be imported
(Variance required)
77.5%
(Variance required)
Proposed access from
Georgeff Rd.
Existing access from Georgeff
Rd.
Planning Commission will
review
Planning Commission will
review
VARIANCE REQUIRED 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; and
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; and
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; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
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.
BARNS APPROVED IN THE PAST 5 YEARS
29 MIDDLERIDGE LANE
4 STORM HILL
3 JOHNS CANYON ROAD
80 SADDLEBACK DRIVE
1 ACACIA LANE
1 REATA LANE
1 BUGGY WHIP
5 HILLSIDE LANE
6 POSSUM RIDGE ROAD
ZC No. 722
C'alfac
3,200 square feet with loft (approval expired)
2,064 square feet with loft
720 square feet
2,664 square feet (approval expired)
2,250 square feet (no loft)
675 square feet (no loft)
1,200 square feet with loft
1,000 square feet (no loft)
1,680 square feet with loft