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825, To be allowed to exceed the ma, Staff Reports&re/ Roeib, qieta • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.4A Mtg. Date: 01/28/13 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THROUGH: ANTON DAHLERBRUCH, CITY MANAGER SUBJECT: RESOLUTION NO. 2013-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (CUP) FOR THE CONSTRUCTION OF A STABLE AND CORRAL AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT, IN ZONING CASE NO. 825, (LOT 33-EF), AT 49 EASTFIELD DRIVE, ROLLING HILLS, CA. (DICKSON). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). REQUEST AND PLANNING COMMISSION ACTION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. 2. The applicant, Mr. and Mrs. Dickson, request a Site Plan Review for grading and Conditional Use Permit to construct a one story stable with corral, and a Variance to exceed the maximum permitted disturbance of the lot, due to grading for the stable and corral on a property where a major remodel and addition to the existing residence is taking place at 49 Eastfield Drive. The stable is proposed to be 600 square feet and have 200 square foot covered porch and 4,500 square foot corral. Grading will consist of 260 cubic yards of cut, 456 cubic yards of fill. 196 cubic yards of dirt from the basement of the residence (under construction) will be used for the fill for the stable and corral. The disturbed area of the lot will be 71.6%. ZC. No. 825 • • 3. The Planning Commission approved the project and adopted the enclosed Resolution, finding that the project is in substantial compliance with the Zoning Ordinance and the General Plan and in support of stables in the City. The Vote was 3-0. (Chairman Pieper and Henke were absent and excused). Together with the standard findings of facts and conditions, the following conditions were placed on the development: • Any future development on the property may be permitted with Planning Commission review and approval only • Drainage to be reviewed and approved by the Drainage Engineer • The corral area may not to be paved or have impervious surface at any time • All requirements of the stable ordinance to be complied with • Utility lines to be placed underground BACKGROUND 4. This proposal is subject to Conditional Use Permit process. A Variance is required due to the proposed exceedance of the disturbed area of the lot and a Site Plan Review is required due to grading. 5. In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for a major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. The house remodel, addition and basement are currently under construction. When completed the house will be 3,261 square feet with 1,196 square foot basement, the garage (2 separate garages), 948 square feet total and the pool 756 square feet. 6. As part of the administrative approval it is required that utility lines to the residence be placed underground. Also to reduce paved areas, portion of the existing driveway will be removed and pervious surface installed. There are two driveway approaches to the residence, which are legal non -conforming. No change to the driveway approaches was proposed. 7. 48.9% of the lot was previously disturbed and is legal non -conforming. With the grading for the stable and corral, 71.6% of the lot will be disturbed, which requires a Variance. MUNICIPAL CODE COMPLIANCE 8. Pursuant to the Zoning Code requirements stables over 200 sq.ft. and corrals over 550 sq.ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18 of the zoning ordinance. The proposed stable will be one story, prefabricated structure and will consist of 2 stalls, tack room, and feed room. The stable, although prefabricated will have elements that match the residence, as required by the RHCA Architectural Committee. The owners request a large corral for exercising and training horses. Z.C. No. 825 C� • • Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Min. 35' from any residential structure Building to be designed for rural and agricultural uses only, but may include storage of vehicles and household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room Tack room may have sanitary and kitchen amenities Tack room may have glazed openings Entry doors to agricultural space to be min. 4'wide & 8' high; appearance of a stable door Loft may be permitted over the agricultural spacd Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral shall be fenced Access not to exceed 25% Corral to be contiguous to stable. Planning Commission may determine the size of a coral based on the size of the stable. Stable and corral may encroach up to 25 feet into the rear setback. Commercial uses or sleeping is not allowed Pursuant to the zoning code requirements the following is applicable to this request: REOUIREMETNS PROPOSED Not less than 6' wide roughened access Proposed access from existing driveway. Will be covered with D.G. Area will be graded to flatten the corral area 25' from side property line, except that corral will be located in allowable rear setback 35' to closest residential structure -on subject property Building is proposed to look like a stable and be a working stable. 600 sq.ft., with 200 square foot covered porch no loft is proposed Agricultural spaces, including feed area comprise 498 s.f. or 83% Tack room comprises 102 s.f. or 17% No kitchen or bathroom is proposed Shutters are planned To comply; being currently reviewed by the Architectural Committee. Shutters and doors maintain the appearance of a stable No loft No loft Proposed dirt or D.G. Proposed fenced corral Access proposed at 20 % grade 4,500 s.f. corral contiguous to stable is proposed. Corral is proposed to encroach 10 feet into the rear setback. Applicant is not proposing any commercial uses or sleeping in the stable The applicant is required to comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables; as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material and others. 9. Drainage from the stable and corral area will be collected by an underground pipe that will connect to a dissipater to be located in the rear of the lot. The Building Department must review and approve the drainage. 10. Grading for this project will consist of 260 cubic yards of cut and 456 cubic yards of fill. The dirt from the basement will be used for the balance of the fill. The disturbed area of the lot is proposed to 71.6%. Currently the lot is 48.9% disturbed. The slopes Z.C. No. 825 • • beyond the corral will result in a 2:1 slope. Grading is proposed in the rear setback and a portion of the corral (10 feet) is proposed to be located in the rear setback. Pursuant to the Zoning Code, stables and corrals may encroach up to 25 feet into the rear setback. 11. There are two building pads on the property. The residential building pad (not in setbacks) is 21,410 square feet. The building coverage on this pad is 26.6% or 5,693 square feet, (not including the porch). The stable pad, not in setback, will be 6,410 square feet and with the stable will have coverage of 11.5%. 12. The net lot area of the lot for development purposes is 42,295 square feet. The structural lot coverage is proposed at 6,151 or 14.5% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 12,601 square feet 29.8%, (35% permitted). 13. The applicants propose short walls along the stable building pad, not to exceed 30" in height, and steps from the stable pad to the residential pad. CONCLUSION 14. When reviewing a development application the . Planning Commission considered whether the proposed project meets the criteria for Site Plan Review, Conditional Use Permit and Variances and Chapter 17.18 of the Zoning Code pertaining to stables requirements. 15. In reviewing a CUP the Planning Commission finds that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. The Commission also found that the project meets the criteria for a Variance and Site plan Review. 16. In response for justification for a Variance to exceed the disturbance of the lot, the applicants' agent states that in order to construct a stable of any size, grading would be required and therefore exceedance of the disturbance of the lot, as the existing disturbance already exceeds the maximum permitted. The proposed use will be compatible with the City's goal of promoting equestrian uses and the stable, according to the applicants, will be truly a working stable with a large corral to exercise the horses. 17.. The project is exempt from the requirements of the California Environmental Quality Act (CEQA). Z.C. No. 825 Zoning Case No. 825 SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front: 50 ft. from front easement line UNDER CONSTRUCTION Side: 20 ft. from side property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required 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; for grading and for new structure). STRUCUTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% max. -guideline) Stable pad GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS SINGLE FAMILY RESIDENCE Residence Garage Att. Porch Stable Stable Porch Service yard Pool Pool eqpm. Basement TOTAL 12.6 % 27.9% 3261 sq.ft. 948 sq.ft. 258 sq.ft. 0 0 96 sq.ft 756 sq.ft. 32 sq.ft. 1196 sq.ft 5,351.ft. 21,410 sq.ft. bld.pad.26.6% or 5,693 sq.ft. N/A N/A Pre-existing 48.9% N/A N/A Existing driveway approach N/A N/A EXISTING 11 PROPOSED NEW STABLE AND CORRAL Residence Garage Att. porch Stable Stable porch Service yard Pool Pool eqpm. Basement TOTAL 3261 sq.ft. 948 sq.ft. 258 sq.ft. 600 sq.ft 200 sq.ft. 96 sq.ft 756 sq.ft. 32 sq.ft. 1196 sq.ft. 6,151 sq.ft 14.5% of 42,295 sq.ft. net lot area 29.8% or 12,601 sq.ft. of 42,295 sq.ft. net lot area 21,410 sq.ft. bld.pad.26.6% or 5,693 sq.ft. 11.5% of 6,410 sq.ft. pad 260 c.y. cut, 456 c.y. fill (balance of dirt will be taken from basement excavation at the house) 71.6% - requires variance 1CUP requested From existing driveway at 20% slope Existing driveway Planning Commission condition Planning Commission condition SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and Z.C. No. 825 • • aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: Z.C. No. 825 J A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. Z.C. No. 825 • • THIS PAGE INTENTIONALLY LEFT BLANK • • RESOLUTION NO. 2013-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (CUP) FOR THE CONSTRUCTION OF A STABLE AND CORRAL AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT, IN ZONING CASE NO. 825, (LOT 33-EF), AT 49 EASTFIELD DRIVE, ROLLING HILLS, CA. (DICKSON). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). 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. Mark Dickson with respect to real property located at 49 Eastfield Drive (lot 33-EF) requesting a Conditional Use Permit to construct a stable and corral, a Site Plan Review for grading for the construction and a Variance to exceed the maximum permitted disturbance of the lot. The stable is proposed to be 600 square feet with a 200 square feet covered porch. The corral area is proposed to be 4,500 square feet, a portion of which would encroach into the rear yard setback. Section 2 This proposal is subject to the recently adopted stable ordinance, which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. A Variance is required due to the proposed exceedance of disturbance on the lot and a Site Plan Review is required due to the grading. Section 3. In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. When completed the house will be 3,261 square feet with 1,196 square foot basement, the garage (2 separate garages), 948 square feet total and the pool 756 square feet. Section 4. 48.9% of the lot was previously disturbed and is legal non- conforming. No additional grading or disturbance of the lot was required for the addition and the swimming pool. With the grading for the stable and corral, 71.6% of the lot will be disturbed, which requires a Variance. Two driveways exist on the property and are legal non -conforming. Section 5. The Planning Commission conducted duly noticed public hearings on the subject application on November 20, 2012 and January 15, 2013 1 0 • • and in the field on November 20, 2012. The applicant was notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicant and applicant's representative were in attendance at the hearings. Section 6. The Planning Commission finds that the project qualifies as a categorical exemption from environmental review under the California Environmental Quality Act. Section 7. Section 17.18 of the Rolling Hills Municipal Code permits approval of a stable over 200 square feet and a corral over 550 square feet, provided the Planning Commission approves a Conditional Use Permit. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the construction of the stable would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, meets all the applicable code development standards for a stable, and the area is located in an area on the property that is adequately sized to accommodate the stable and adjoining corral. The proposed structure is appropriately located in that it will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters both on and off the project site. B. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed stable and corral orientation is not towards neighbors and its general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. The neighbor most affected by the construction attended the field trip meeting and did not object to the project. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the stable complies with the low profile residential development pattern of the community and will not give the property an over -built look. The lot is sufficiently large to accommodate the proposed structure. The stable will be screened from neighbors view by trees that will be retained on the adjacent property. The corral will maintain an open area of the property. 2 D. The proposed conditional use complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Section 17.18 of the Zoning Ordinance. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. Section 8. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a grading permit or any building or structure may be constructed. With respect to the Site Plan Review application for the grading for the stable, corral and stairs, the Planning Commission finds as follows: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed project complies with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures. The net lot area for development purposes is 42,295 square feet. The development conforms to Zoning Code setbacks and lot coverage requirements, except for the small portion of the corral, which would encroach into the rear setback. The proposed project is screened from the road so as to reduce the visual impact of the development. Although the disturbed area will exceed the maximum permitted, the exeedance is necessary if a stable and corral is to be constructed or area set aside, as it is a requirement of the City that every lot be developed with a stable and corral or an area set aside for a future stable and corral be provided. Currently the lot exceeds the maximum permitted disturbance and is legal non -conforming. B. 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 lot to look overdeveloped. The applicant is utilizing an area of the lot that is of least slope to develop the stable and corral. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The structures will be screened. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structures will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and is of sufficient distance from nearby residences. C. The proposed project is compatible with the General Plan and the Zoning Ordinance.. The Land Use Element of the General Plan establishes the 3 • • maintenance of strict grading practices to preserve the community's natural terrain. The Building Code and the Zoning Ordinance require a balanced cut and fill ratio and do not permit import or export of soil, except under special circumstances applicable to a property and with a discretionary permission by the Planning Commission. The project conforms to the grading requirements, Zoning Code setbacks, (equestrian uses are allowed to encroach into the rear setback) and lot coverage requirements. D. The proposed development, as conditioned, 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 and will substantially utilize the existing relatively flat area for the new construction. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed development will utilize the existing driveway. F. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 9. 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 40.0% of the net lot area. The applicant is requesting a Variance because total disturbance of the net lot area is proposed to be 71.6%. 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 this property that do not apply generally to the other properties in the same zone. The property is unique in that the lot was previously disturbed to more than the maximum permitted and in order to either set aside or construct the required stable and corral, more grading is necessary; thus more disturbance. B. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone, but which would be denied to the property in question absent a variance. Many of the homes in the area are developed with stables and other accessory uses, and the area proposed for grading, a portion of which is already relatively flat, but 4 • which will be enlarged for the proposed construction, is conducive to such development, as there is no other area on the lot where a stable and corral may be located. 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 additional graded area is on a portion of the lot which is not intrusive to surrounding properties, and will be screened from nearby residences and from the street so that the graded condition 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. In granting the variance, the spirit and intent of the Zoning Ordinance will be observed. The purpose of the Zoning Ordinance is to regulate development in an orderly fashion and in a manner consistent with the goals and policies of the General Plan. Approval of the variance will not impede any goals of the Zoning Ordinance or the General Plan. Rather, the variance will allow the property owner to enjoy the same rights and privileges afforded to other property owners in the vicinity, where the topography of the lots dictate grading requirements for property development. The overage requested is not substantial, due to the already existing exceedance, and does not undermine the spirit or intent of the Zoning Ordinance. E. The variance does not grant special privileges to the applicant. To the contrary, absent a variance, the property owner would be deprived of the same rights and privileges afforded to other property owners in the vicinity. Unique circumstances applicable to the subject property make it infeasible for the property owner to comply with Section 17.16.070. In order to construct a stable of any size, grading would be required and therefore exceedance of the disturbance of the lot, as the existing disturbance already exceeds the maximum permitted. The proposed use will be compatible with the City's goal of promoting equestrian uses and the stable and corral, according to the applicants, will be truly a working stable with a large corral to exercise the horses. F. 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. Section 10. Based upon the foregoing findings, the Planning Commission hereby approves Zoning Case No. 825 a Site Plan Review, Conditional Use Permit and a Variance for a stable and corral and to exceed the maximum permitted disturbance of the lot subject to the following conditions: • • A. The Site Plan, Conditional Use Permit and Variance approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.080 and 17.42.070, unless otherwise extended pursuant to the requirements of this section. B. It is declared and made a condition of this approval that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated August 16, 2012 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Variance, Site Plan Review and CUP approvals, herein as applicable, shall be incorporated into the building permit working drawings and complied with prior to issuance of a building permit from the building department. E. Prior to submittal of final working drawings to the Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission. F. Structural lot coverage of the lot shall not exceed 6,151 square feet or 14.5% of the net lot area, in conformance with lot coverage limitations (20% maximum). G. The total lot coverage proposed, including structures and flatwork shall not exceed 12,601 square feet or 29.8%, of the net lot area, in conformance with lot coverage limitations (35% max). H. The disturbed area shall not exceed 71.6% of the net lot area and the grading shall consist of 260 cubic yards of cut and 456 cubic yards of fill. The balance of the fill shall be taken from the excavation of the basement for the house. No import or export of dirt shall be permitted, except that export of dirt from excavation activities is allowed. 6 • • I. The corral may encroach no more than 10-feet into the rear setback. The corral shall be pervious and if not in use for equestrian activities must remain pervious and may not be paved. J. The corral area shall be encircled or otherwise delineated by the applicant by installing a three rail fence, subject to the requirements of the Zoning Ordinance. K. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property. L. All utility lines to the stable shall be placed underground, subject to all applicable standards and requirements. M. A drainage plan, shall be prepared and approved by Building and Safety Drainage Engineer prior to issuance of a construction permit. Such plan shall be subject to County Code requirements and an approved copy submitted to the City. N. The property owners shall comply with the requirements of the Zoning Ordinance pertaining to roof covering (RHMC 17.16.190). O. The stable uses are subject to the requirements of Section 17.18 of the RH Zoning Ordinance. The access to the stable and the corral area must have pervious surface. Access may not exceed a slope of 25%. P. The stable and corral, including any fence encircling the uses, shall be no closer than 25-feet to the side property line and no closer than 35-feet to the residence. Q. If landscaping of 5,000 square foot area or greater, other than the existing trees, is introduced for the stable and corral area, the landscaping shall be subject to the requirements of the City's Water Efficient Landscape Ordinance. All graded areas (other than corral) shall be landscaped for erosion control. Any new trees introduced for this project shall be of species that at full growth will not be taller than the ridge line of the stable and shall be maintained at that height at all times. R. Perimeter easements and trails, if any, including roadway easements shall remain free and clear of any improvements including, but not be limited to, fences -including construction fences, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. 7 • • S. 50% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permit prior to start of work. T. 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. U. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. V. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management. W. The conditions of approval specified herein shall be printed on the construction plans submitted to the RHCA and buidling department for plan check and permitting. X. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modifications to the property, which would constitute additional grading or structural development shall require the filing of a new application for approval by the Planning Commission. Y. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. Z. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 15th DAY OF JANUARY 2013. J PIEPER, C N ATTEST. JP,t,fi JAM HEIDI LUCE, DEPUTY CITY CLERK 8 STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2013-01 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW AND A CONDITIONAL USE PERMIT (CUP) FOR THE CONSTRUCTION OF A STABLE AND CORRAL AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT, IN ZONING CASE NO. 825, (LOT 33-EF), AT 49 EASTFIELD DRIVE, ROLLING HILLS, CA. (DICKSON). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at regular meeting of the Planning Commission on January 15, 2013 by the following roll call vote: AYES: Commissioners Mirsch, Smith and Vice Chairman Chelf. NOES: None. ABSENT: Commissioner Henke and Chairman Pieper (recused). ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices HEIDI LUCE, DEPUTY CITY CLERK 9 r TO: FROM: eaey Ro€1649 gad • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 1-15-13 Agenda Item: 6A HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 825, CONSIDERATION OF A RESOLUTION OF APPROVAL. 49 EASTFIELD DRIVE RA-S-1, 1.16 ACRES (EXCL. ROAD EASEMENT) MR. AND MRS. MARK DICKSON JEFF DOOLEY, ECO CENTURY CONSTRUCTION AUGUST 2, 2012 REQUEST AND RECOMMENDATION 1. The Planning Commission at its November 20, 2012 meeting, by a 5-0 vote, directed staff to prepare a Resolution of Approval for this project for a Site Plan Review and Conditional Use Permit to construct a one story stable with corral, and a Variance to exceed the maximum permitted disturbance of the lot, due to grading for the stable and corral. The existing single family home at the subject site, 49 Eastfield Drive, is currently under construction for a major remodel and addition. The area of the proposed stable will be 600 square feet in addition to a 200 square foot covered porch and adjoining 4,500 square foot corral. Grading will consist of 260 cubic yards of cut and 456 cubic yards of fill. 196 cubic yards of dirt from the basement of the residence (under construction) will be used for the fill for the stable and corral. The proposed disturbed area of the lot will be 71.6%. 2. It is recommended that the Planning Commission review and approve the attached resolution that contains standard findings and facts and conditions, including but not limited to: ZC. No. 825 0 rt • • • Compliance with all requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables. • Utility lines to be placed underground • Drainage of the stable and corral area to be in compliance with applicable engineering standards and be reviewed and approved by the City drainage engineer, (County or Willdan) • Any further development on the property would require Planning Commission review and approval. ZC. No. 825 • RESOLUTION NO. 2013-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (CUP) FOR THE CONSTRUCTION OF A STABLE AND CORRAL AND . A VARIANCE TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT, IN ZONING CASE NO. 825, (LOT 33-EF), AT 49 EASTFIELD DRIVE, ROLLING HILLS, CA. (DICKSON). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). 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. Mark Dickson with respect to real property located at 49 Eastfield Drive (lot 33-EF) requesting a Conditional Use Permit to construct a stable and corral, a Site Plan Review for grading for the construction and a Variance to exceed the maximum permitted disturbance of the lot. The stable is proposed to be 600 square feet with a 200 square feet covered porch. The corral area is proposed to be 4,500 square feet, a portion of which would encroach into the rear yard setback. Section 2 This proposal is subject to the recently adopted stable ordinance, which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. A Variance is required due to the proposed exceedance of disturbance on the lot and a Site Plan Review is required due to the grading. Section 3. In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. When completed thehouse will be 3,261 square feet with 1,196 square foot basement, the garage (2 separate garages), 948 square feet total and the pool 756 square feet. Section 4. 48.9% of the lot was previously disturbed and is legal non- conforming. No additional grading or disturbance of the lot was required for the addition and the swimming pool. With the grading for the stable and corral, 71.6% of the lot will be disturbed, which requires a Variance. Two driveways exist on the property and are legal non -conforming. Section 5. The Planning Commission conducted duly noticed public hearings on the subject application on November 20, 2012 and January 15, 2013 • • and in the field on November 20, 2012. The applicant was notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal.. The applicant and applicant's representative were in attendance at the hearings. Section 6. The Planning Commission finds that the project qualifies as a categorical exemption from environmental review under the California Environmental Quality Act. Section 7. Section 17.18 of the Rolling Hills Municipal Code permits approval of a stable over 200 square feet and a corral over 550 square feet, provided the Planning Commission approves a Conditional Use Permit. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the construction of the stable would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, meets all the applicable code development standards for a stable, and the area is located in an area on the property that is adequately sized to accommodate the stable and adjoining corral. The proposed structure is appropriately located in that it will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters both on and off the project site. B. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed stable and corral orientation is not towards neighbors and its general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. The neighbor most affected by the construction attended the field trip meeting and did not object to the project. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the stable complies with the low profile residential development pattern of the community and will not give the property an over -built look. The lot is sufficiently large to accommodate the proposed structure. The stable will be screened from neighbors view by trees that will be retained on the adjacent property. The corral will maintain an open area of the property. • • D. The proposed conditional use complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Section 17.18 of the Zoning Ordinance. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. Section 8. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a grading permit or any building or structure may be constructed. With respect to the Site Plan Review application for the grading for the stable, corral and stairs, the Planning Commission finds as follows: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed project complies with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures. The net lot area for development purposes is 42,295 square feet. The development conforms to Zoning Code setbacks and lot coverage requirements, except for the small portion of the corral, which would encroach into the rear setback. The proposed project is screened from the road so as to reduce the visual impact of the development. Although the disturbed area will exceed the maximum permitted, the exeedance is necessary if a stable and corral is to be constructed or area set aside, as it is a requirement of the City that every lot be developed with a stable and corral or an area set aside for a future stable and corral be provided. Currently the lot exceeds the maximum permitted disturbance and is legal non -conforming. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because thenew structures will not cause the lot to look overdeveloped. The applicant is utilizing an area of the lot that is of least slope to develop the stable and corral. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The structures will be screened. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structures will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and is of sufficient distance from nearby residences. C. The proposed project is compatible with the General Plan and the Zoning Ordinance. The Land Use Element of the General Plan establishes the • maintenance of strict grading practices to preserve the community's natural terrain. The Building Code and the Zoning Ordinance require a balanced cut and fill ratio and do not permit import or export of soil, except under special circumstances applicable to a property and with a discretionary permission by the Planning Commission. The project conforms to the grading requirements, Zoning Code setbacks, (equestrian uses are allowed to encroach into the rear setback) and lot coverage requirements. D. The proposed development, as conditioned, 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 and will substantially utilize the existing relatively flat area for the new construction. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed development will utilize the existing driveway. F. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 9. 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 40.0% of the net lot area. The applicant is requesting a Variance because total disturbance of the net lot area is proposed to be 71.6%. 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 this property that do not apply generally to the other properties in the same zone. The property is unique in that the lot was previously disturbed to more than the maximum permitted and in order to either set aside or construct the required stable and corral, more grading is necessary; thus more disturbance. B. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone, but which would be denied to the property in question absent a variance. Many of the homes in the area are developed with stables and other accessory uses, and the area proposed for grading, a portion of which is already relatively flat, but which will be enlarged for the proposed construction, is conducive to such development, as there is no other area on the lot where a stable and corral may be located. 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 additional graded area is on a portion of the lot which is not intrusive to surrounding properties, and will be screened from nearby residences and from the street so that the graded condition 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. In granting the variance, the spirit and intent of the Zoning Ordinance will be observed. The purpose of the Zoning Ordinance is to regulate development in an orderly fashion and in a manner consistent with the goals and policies of the General Plan. Approval of the variance will not impede any goals of the Zoning Ordinance or the General Plan. Rather, the variance will allow the property owner to enjoy the same rights and privileges afforded to other property owners in the vicinity, where the topography of the lots dictate grading requirements for property development. The overage requested is not substantial, due to the already existing exceedance, and does not undermine the spirit or intent of the Zoning Ordinance. E. The variance does not grant special privileges to the applicant. To the contrary, absent a variance, the property owner would be deprived of the same rights and privileges afforded to other property owners in the vicinity. Unique circumstances applicable to the subject property make it infeasible for the property owner to comply with Section 17.16.070. In order to construct a stable of any size, grading would be required and therefore exceedance of the disturbance of the lot, as the existing disturbance already exceeds the maximum permitted. The proposed use will be compatible with the City's goal of promoting equestrian uses and the stable and corral, according to the applicants, will be truly a working stable with a large corral to exercise the horses. F. 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. Section 10. Based upon the foregoing findings, the Planning Commission hereby approves Zoning Case No. 825 a Site Plan Review, Conditional Use Permit and a Variance for a stable and corral and to exceed the maximum permitted disturbance of the lot subject to the following conditions: • • A. The Site Plan, Conditional Use Permit and Variance approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.080 and 17.42.070, unless otherwise extended pursuant to the requirements of this section. B. It is declared and made a condition of this approval that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated August 16, 2012 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Variance, Site Plan Review and CUP approvals, herein as applicable, shall be incorporated into the building permit working drawings and complied with prior to issuance of a building permit from the building department. E. Prior to submittal of final working drawings to the Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission. F. Structural lot coverage of the lot shall not exceed 6,151 square feet or 14.5% of the net lot area, in conformance with lot coverage limitations (20% maximum). G. The total lot coverage proposed, including structures and flatwork shall not exceed 12,601 square feet or 29.8%, of the net lot area, in conformance with lot coverage limitations (35% max). H. The disturbed area shall not exceed 71.6% of the net lot area and the grading shall consist of 260 cubic yards of cut and 456 cubic yards of fill. The balance of the fill shall be taken from the excavation of the basement for the house. No import or export of dirt shall be permitted, except that export of dirt from excavation activities is allowed. • I. The corral may encroach no more .than 10-feet into the rear setback. The corral shall be pervious and if not in use for equestrian activities must remain pervious and may not be paved. J. The corral area shall be encircled or otherwise delineated by the applicant by installing a three rail fence, subject to the requirements of the Zoning Ordinance. K. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property. L. All utility lines to the stable shall be placed underground, subject to all applicable standards and requirements. M. A drainage plan, shall be prepared and approved by Building and Safety Drainage Engineer prior to issuance of a construction permit. Such plan shall be subject to County Code requirements and an approved copy submitted to the City. N. The property owners shall comply with the requirements of the Zoning Ordinance pertaining to roof covering (RHMC 17.16.190). O. The stable uses are subject to the requirements of Section 17.18 of the RH Zoning Ordinance. The access to the stable and the corral area must have pervious surface. Access may not exceed a slope of 25%. P. The stable and corral, including any fence encircling the uses, shall be no closer than 25-feet to the side .property- line and no closer than 35-feet to the residence. Q. If landscaping of 5,000 square foot area or greater, other than the existing trees, is introduced for the stable and corral area, the landscaping shall be subject to the requirements of the City's Water Efficient Landscape Ordinance. All graded areas (other than corral) shall be landscaped for erosion control. Any new trees introduced for this project shall be of species that at full growth will. not be taller than the ridge line of the stable and shall be maintained at that height at all times. R. Perimeter easements and trails, if any, including roadway easements shall remain free and clear of any improvements including, but not be limited to, fences -including construction fences, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. • • S. 50% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permit prior to start of work. T. 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 Hilis. U. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. V. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management. W. The conditions of approval specified herein shall be printed on the construction plans submitted to the RHCA and buidling department for plan check and permitting. X. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hilis Municipal Code, any modifications to the property, which would constitute additional grading or structural development shall require the filing of a new application for approval by the Planning Commission. Y. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. Z. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code, and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 15th DAY OF JANUARY 2013. JEFF PIEPER, CHAIRMAN ATTEST: HEIDI LUCE, DEPUTY CITY CLERK ci d STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2013-01 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW AND A CONDITIONAL USE PERMIT (CUP) FOR THE CONSTRUCTION OF A STABLE AND CORRAL AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT, IN ZONING CASE NO. 825, (LOT 33-EF), AT 49 EASTFIELD DRIVE, ROLLING HILLS, CA. (DICKSON). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at regular meeting of the Planning Commission on January 15, 2013 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices HEIDI LUCE, DEPUTY CITY CLERK TO: 6:0 Rea, get& INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 11-20-12 Agenda Item: 8A HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 825 49 EASTFIELD DRIVE RA-S-1, 1.16 ACRES (EXCL. ROAD EASEMENT) MR. AND MRS. MARK DICKSON JEFF DOOLEY, ECO CENTURY CONSTRUCTION AUGUST 2, 2012 REQUEST AND RECOMMENDATION 1. It is recommended that the Planning Commission, having visited the site earlier today, review the staff report, continue the public hearing, take public testimony and provide direction to staff. 2. The applicant, Mr. and Mrs. Dickson, request a Site Plan Review for grading and Conditional Use Permit to construct a one story stable with corral, and a Variance to exceed the maximum permitted disturbance of the lot, due to grading for the stable and corral on a property where a major remodel and addition to the existing residence is taking place at 49 Eastfield Drive. Theproposed stable will be 600 square feet with 200 square foot covered porch and 4,500 square foot corral. Grading will consist of 260 cubic yards of cut, 456 cubic yards of fill. 196 cubic yards of dirt from the basement of the residence (under construction) will be used for the fill for the stable and corral. The proposed disturbed area of the lot will be 71.6%. BACKGROUND 3. This proposal is .subject, to the recently adopted stable ordinance, which requires that all new.. stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. A Variance is required due to the proposed ZC. No. 825 Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Min. 35' from any residential structure Building to be designed for rural and agricultura uses only, but may include storage of vehicles and household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses ZC. No. 825 exceedance of the disturbed area of the lot and a Site Plan Review is required due to grading. 4. In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for a major remodel of the residence, where most of the walls were to be demolished, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. The house remodel, addition and basement are currently under construction. When completed the house will be 3,261 square feet with 1,196 square foot basement, the garage (2 separate garages), 948 square feet total and the pool 756 square feet. 5. As part of the administrative approval it is required that utility lines to the residence be placed underground and that a portion of the driveway be removed and pervious surface installed. There are two driveway approaches to the residence, which are legal non -conforming. Undergrounding of the stable will also be required. No change to the driveway approaches is proposed. 6. 48.9% of the lot was previously disturbed and is legal non -conforming. No additional grading or disturbance of the lot was required for the addition and the swimming pool. With the grading for the stable and corral, 71.6% of the lot will be disturbed, which requires a Variance. MUNICIPAL CODE COMPLIANCE 7. Pursuant to the Zoning Code requirements stables over 200 sq.ft. and corrals over 550 sq.ft. require a Conditional Use Permit and are subject to the, requirements . of Chapter 17.18 of the zoning ordinance. The proposed stable will be one story, prefabricated structure and will consist of 2 stalls, tack room, and feed room. The owners request a large corral for exercising and training horses. Pursuant to the zoning code requirements the following is applicable to this request: REOUIREMETNS PROPOSED Not less than 6' wide roughened access Proposed access from existing driveway. Will be covered with D.G. Area will be graded to flatten the corral area Complies, except that corral will be located in allowable rear setback 35 ' to closest residential structure -on subject property Building is proposed to look like a stable and be a working stable. 600 sq.ft., with 200 square foot covered porch, no loft is proposed Agricultural spaces, including feed area comprise 498 s.f. or 83% • Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room Tack room may have sanitary and kitchen amenities Tack room may have glazed openings Entry doors to agricultural space to be min. 4'wide Sr 8' high; appearance of a stable door Loft may be permitted over the agricultural spac( Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral shall be fenced Access not to exceed 25% Corral to be contiguous to stable. Planning Commission may determine the size of a coral based on the size of the stable. Stable and corral may encroach up to 25 feet into the rear setback. Commercial uses or sleeping is not allowed Tack room comprises 102 s.f. or 17% No kitchen or bathroom is proposed Shutters are planned To comply; being currently reviewed by the Architectural Committee. Shutters and doors maintain the appearance of a stable No loft No loft Proposed dirt or D.G. Proposed fenced corral Access proposed at 20 % grade 4,500 s.f. corral contiguous to stable is proposed. Corral is proposed to encroach 10 feet into the rear setback. Applicant is not proposing any commercial uses or sleeping in the stable The applicant will be required to comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables; as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material and others. 8. Drainage from the stable and corral area will be collected by an underground pipe that will connect to a dissipater to be located in the rear of the lot. 9. Grading for this project will consist of 260 cubic yards of cut and 456 cubic yards of fill. The dirt from the basement will be used for the balance of the fill. The disturbed area of the lot is proposed to 71.6%. Currently the lot is 48.9% disturbed. The slopes beyond the corral will result in a 2:1 slope. Grading is proposed in the rear setback and a portion of the corral (10 feet) is proposed to be located in the rear setback. Pursuant to the Zoning Code, stables and corrals may encroach up to 25 feet into the rear setback. 10. There are two building pads on the property. The residential building pad (not in setbacks) is 21,410 square feet. The building coverage on this pad is 26.6% or 5,693 square feet, (not including the porch). The stable pad, not in setback, will be 6,410 square feet and with the stable will have coverage of 11.5%. 11. The net lot area of the lot for development purposes is 42,295 square feet. The structural lot coverage is proposed at 6,151 or 14.5% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 12,601 square feet 29.8%, (35% permitted). ZC. No. 825 • • 12. The applicants propose short walls along the stable building pad, not to exceed 30" in height, and steps from the stable pad to the residential pad. CONCLUSION 13. When reviewing a development application the Planning Commission should consider whether the proposed project meets the criteria for Site Plan Review, Conditional Use Permit and Variances and Chapter 17.18 of the Zoning Code pertaining to stables requirements. 14. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. The Commission must also find that the project meets the criteria for a Variance and Site plan Review. 15. In response for justification for a Variance to exceed the disturbance of the lot, the applicants' agent states that in order to construct a stable of any size, grading would be required and therefore exceedance of the disturbance of the lot, as the existing disturbance already exceeds the maximum permitted. The proposed use will be compatible with the City's goal of promoting equestrian uses and the stable, according to the applicants, will be truly a working stable with a large corral to exercise the horses. 16. The project is exempt from the requirements of the California Environmental Quality Act (CEQA). Zoning Case No. 825 SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from side property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required 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; for grading and for new structure). STRUCUTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% max. -guideline) ZC. No. 825 EXISTING UNDER CONSTRUCTION SINGLE FAMILY RESIDENCE Residence Garage Att. Porch Stable Stable Porch Service yard Pool Pool eqpm. Basement I TOTAL 112.6% 127.9% 3261 sq.ft. 948 sq.ft. 258 sq.ft. 0 0 96 sq.ft 756 sq.ft. 32 sq.ft. 1196 sq.ft 5,351.ft. 21,410 sq.ft. bld.pad.26.6% or 5,693 sq.ft. PROPOSED NEW STABLE AND CORRAL Residence Garage Att. porch Stable Stable porch Service yard Pool Pool eqpm. Basement TOTAL 3261 sq.ft. 948 sq.ft. 258 sq.ft. 600 sq.ft 200 sq.ft. 96 sq.ft 756 sq.ft. 32 sq.ft. 1196 sq.ft. 6,151 sq.ft 1 14.5% of 42,295 sq.ft. net lot area 29.8% or 12,601 sq.ft. of 42,295 sq.ft. net lot area 21,410 sq.ft. bld.pad.26.6% or 5,693 sq.ft. Stable pad N/A 11.5% of 6,410 sq.ft. pad GRADING N/A Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building Pre-existing 48.9% pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. I N/A & 550 SQ.FT. CORRAL) STABLE ACCESS 1N/A ROADWAY ACCESS I Existing driveway approach VIEWS I N/A PLANTS AND ANIMALS I N/A 260 c.y. cut, 456 c.y. fill (balance of dirt will be taken from basement excavation at the house) 71.6% - requires variance CUP requested IFrom existing driveway at 20% slope Existing driveway I Planning Commission condition I Planning Commission condition SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage ZC. No. 825 0 requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. ZC. No. 825 G.) SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC. No. 825 • eitv Re&g,qieed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 8-21-12 Agenda Item: 9A TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 825 49 EASTFIELD DRIVE RA-S-1, 1.16 ACRES (EXCL. ROAD EASEMENT) MR. AND MRS. MARK DICKSON JEFF DOOLEY, ECO CENTURY CONSTRUCTION AUGUST 2, 2012 REOUEST AND RECOMMENDATION 1. The applicant, Mr. and Mrs. Dickson, request a Site Plan Review and Conditional Use Permit to construct a one story stable with corral, and a Variance to exceed the maximum permitted disturbance of the lot, due to grading for the stable and corral on a property where a major remodel and addition to the existing residence is taking place at 49 Eastfield Drive. The proposed stable will be 600 square feet with 200 square foot covered porch and 4,500 square foot corral. Grading will consist of 260 cubic yards of cut, 456 cubic yards of fill. 196 cubic yards of dirt from the basement of the residence (under construction) will be used for the fill for the stable and corral. The proposed disturbed area of the lot will be 71.6%. It is recommended that the Planning Commission review the staff report, open the public hearing take public testimony and schedule a field trip to the site. BACKGROUND 2. This proposal is subject to the recently adopted stable ordinance, which requires that all new stables over 200 square feet and corrals over 550 square feet be reviewed under the Conditional Use Permit process. A Variance is required due to the proposed ZC. No. 825 • • exceedance of the disturbed area of the lot and a Site Plan Review is required due to grading. 3. In March 2012 an administrative approval was granted to construct a 971 square foot addition with 1,196 square foot basement and for a major remodel of the existing residence, as well as to relocate and change the shape of the existing swimming pool, which is not to exceed 756 square feet. The house remodel, addition and basement are currently under construction. When completed the house will be 3,261 square feet, the garage (2 garages), 948 square feet total, the basement 1,196 square feet and the pool 756 square feet. 4. As part of the administrative approval it is required that utility lines to the residence be placed underground and that a portion of the driveway be removed and provide a pervious surface. There are two driveway approaches to the residence, which are legal non -conforming. Undergrounding of the stable will also be required. 5. 48.9% of the lot was previously disturbed and is legal non -conforming. No additional grading or disturbance of the lot was required for the addition. With the grading for the stable and corral, 71.6% of the lot will be disturbed, which requires a Variance. MUNICIPAL CODE COMPLIANCE 6. Pursuant to the Zoning Code requirements stables over 200 sq.ft. and corrals over 550 sq.ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18. The proposed stable will be one story, prefabricated structure and will consist of 2 stalls, tack room, and feed room. The owners request a large corral for exercising and training horses. Pursuant to the zoning code requirements the following is applicable to this request: PROPOSED Not less than 6' wide roughened access Proposed access from existing drivewa Will be covered with D.G. Area will be graded to flatten the corral Complies, except that corral will be located in rear setback 35 ' to closest residential structure -on subject property Building is proposed to look like a stable and be a working stable. 600 sq.ft., with 200 square foot covered porch; no loft is proposed Agricultural spaces, including feed area comprise 498 s.f. or 83% Tack room comprises 102 s.f. or 17% REOUIREMETNS Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Min. 35' from any residential structure Building to be designed for rural and agricultura uses only, but may include storage of vehicles and household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be ZC. No. 825 y maintained for a tack room Tack room may have sanitary and kitchen amenities Tack room may have glazed openings Entry doors to agricultural space to be min. 4'wide & 8' high; appearance of a stable door Loft may be permitted over the agricultural spacf Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral shall be fenced Access not to exceed 25% Corral to be contiguous to stable. Planning Commission may determine the size of a coral based on the size of the stable Commercial uses or sleeping is not allowed No kitchen or bathroom is proposed Shutters are planned To comply; being currently reviewed by the Architectural Committee. Shutters and doors maintain the appearance of a stable No loft No loft Proposed dirt or D.G. Proposed fenced corral Access proposed at 20 % grade 4,500 s.f. corral contiguous to stable is proposed Applicant is not proposing any commercial uses or sleeping in the stable The applicant will be required to comply with all other requirements of Chapter 17.18 of the Zoning Ordinance pertaining to stables; as well as to all other regulations including, but not be limited to undergrounding of utility lines to the structure, lighting, roof material, Fire Department requirements and others. 7. Drainage from the stable and corral area will be collected by an underground pipe that will connect to a dissipater, which will be located in the rear of the lot. 8. Grading for this project will consist of 260 cubic yards of cut and 456 cubic yards of fill. The dirt from the basement will be used for the fill. The disturbed area of the lot is proposed to 71.6%. Currently the lot is 48.9% disturbed. The slopes beyond the corral will result in a 2:1 slope. 9. There are two building pads on the property. The residential building pad (not in setbacks) is 21,410 square feet. The building coverage on this pad is 26.6% or 5,693 square feet, (not including the porch). The stable pad, not in setback, is 6,410 square feet and with the stable will have coverage of 11.5%. 10. The net lot area of the lot for development purposes is 42,295 square feet. The structural lot coverage is proposed at 6,151 or 14.5% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is proposed to be 12,601 square feet 29.8%, (35% permitted). 11. The applicants propose short walls along the stable building pad, not to exceed 30" in height, and steps from the stable pad to the residential pad. CONCLUSION ZC. No. 825 • • 12. When reviewing a development application the Planning Commission should consider whether the proposed project meets the criteria for a Conditional Use Permit and Variances and Chapter 17.18 of the Zoning Code pertaining to the newly adopted stables requirements. 13. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. 14. Should this request be approved, the applicant would have to meet all of the conditions of the permitted uses/construction specified in the Zoning Ordinance for stables and corrals and maintain the structure for agricultural uses. RHCA Architectural Committee review is also required as well s Building and Safety review, approval and issuance of building permits. 15. In response for justification for a Variance to exceed the disturbance of the lot, the applicants' agent states that in order to construct a stable of any size, grading would be required and therefore exceedance of the disturbance of the lot, as the existing disturbance already exceeds the maximum permitted. The proposed use will be compatible with the City's goal of promoting equestrian uses and the stable will be truly a working stable with a large corral to exercise the horses. 16. The project is exempt from the requirements of the California Environmental Quality Act (CEQA). Zoning Case No. 825 SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from side property line Rear: 50 ft. from rear property line STRUCTURES (Site Plan Review required 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; for grading and for new structure). STRUCUTURAL COVERAGE TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% max. -guideline) Stable pad ZC. No. 825 p EXISTING PROPOSED UNDER CONSTRUCTION NEW STABLE AND CORRAL SINGLE FAMILY RESIDENCE Residence Garage Att. Porch Stable Stable Porch Service yard Pool Pool eqpm. Basement TOTAL 12.6 % 27.9% 21,410 sq.ft. bld.pad.26.6% or 5,693 sq.ft. N/A 3261sq.ft. Residence 948 sq.ft. Garage 258 sq.ft. Att. porch 0 Stable 0 Stable porch 96 sq.ft Service yard 756 sq.ft. Pool 32 sq.ft. Pool eqpm. 1196 sq.ft Basement 5,351.ft. I TOTAL 14.5% of 42,295 sq.ft 1 29.8% or 12,601 sq. sq.ft. net lot area 21,410 sq.ft. bld.pad. 5,693 sq.ft. 11.5% of 6,410 sq.ft. 3261 sq.ft. 948 sq.ft. 258 sq.ft. 600 sq.ft 200 sq.ft. 96 sq.ft 756 sq.ft. 32 sq.ft. 1196 sq.ft. 6,151 sq.ft . net lot area ft. of 42,295 26.6% or pad GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS N/A Pre-existing 48.9% N/A N/A Existing driveway approach I N/A I N/A 260 c.y. cut, 456 c.y. fill (balance of dirt will be provided from basement excavation at the house) 71.6% - requires variance CUP requested From existing driveway at 20% I slope I Existing driveway I Planning Commission condition I Planning Commission condition SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; ZC. No. 825 • • 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance ZC. No. 825 • • CRITERIA FOR VARIANCES, 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC. No. 825 INTERIOR STALL AND FEED WALLS - MBOSSED STEEL (COLOR TBD) BARN DETAILS: ALL DOORS (EXCEPT TACK) - SLIDING WITH VERTICAL T&G WOOD - CUSTOMER PAINTS, SEALS OR STAINS ALL EXTERIOR WALLS WILL BE STUCCO/ROCK OVER STANDARD STEEL WALL - FINISHED STUCCO/ROCK BY OTHERS ROOFING: 3/4" PLYWOOD WITH ROUGH SAWN WOOD FASCIA WITH STEEL BACKING - TILE AND PAINTING BY OTHERS GABLE ENDS - T&G VERTICAL WOOD TO MATCH DOOR STYLE INTERIOR TACK ROOM WALLS - VERTICAL T&G WOOD STALL DIVIDER WALL 1/2 SOLID WITH 3/4 HORIZONTAL GRILL t(:J170j WOOD TRACK COVER - CUSTOMER PAINTS OR STAINS PORCH POSTS AND BEAMS - HEAVY TIMBER - CUSTOMER PAINTS OR STAINS REAR WALL OF STALLS HAVE 4'X4' HORIZONTAL GRILL WITH SOLID SLIDING SHUTTER STALL FRONTS - VERTICAL GRILL WITH YOKE DETAIL, 4' WIDE SLIDING DOOR, 2' SOLID HINGED FEED DOOR AND BLANKET BAR INTERIOR CEILING - T&G - CUSTOMER PAINTS CUSTOM WASH RACK 4'X6' RED BARN STALL MATS TACK ROOM ACCESSOIRES- BLANKET BAR, SADDLE RACK AND BRIDLE RACK POLY FEEDERS, GALV HAY RACK AND FLOAT WATERERS 2' x 2' STEEL CUPOLA WITH STEEL ROOF CHANGE ORDER N/A CUSTOMER NAMF- ADDRESc• PHONE: Dickson Residence 49 Eastfield Dr Rollino Hills. CA FAX: FMAII : —32$.. 12 3" ;if 12 3" 8 X 12 FEED 16 X 12 STALL 8 X 12 TACK 16 X 12 STALL 12 3- —4- 12;-------{ 32 ?' FRONT ELEVATION 412'3" 12 3' 32 3" REAR ELEVATION I I X 8 2--1' DESIGN/LAYOUT SHEET CONTRACT # CUSTOMER AUTHORIZATION SALES REP Kathy Cvelbar DESIGN/LAYOUT SHEET TO BE INCLUDED WITH CUSTOMER CONTRACT. EXHIBIT B Design layout for informational purposes only Design layout may differ from engineered plans Dimensions nominal Not For Construction Use } 2'----♦ — 16 .1•_. --- } 24 6' END ELEVATION 11' 16 J' 2-1 6" }-6 O'— END ELEVATION 8' x 8' CUSTOM WASH RACK DATE: Jun 12 _u12