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661, Construct Stable & Corral with, Resolutions & Approval Conditions• RESOLUTION NO. 2004-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING COMMISSION RESOLUTION NO. 2003-11 AND APPROVING AN EXTENSION TO PREVIOUSLY APPROVED SITE PLAN REVIEW TO PERMIT GRADING AND CONSTRUCTION OF A NEW STABLE AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED SLOPE GRADIENT OF THE ACCESSWAY TO THE STABLE IN ZONING CASE NO. 661, AT 5 CHUCKWAGON ROAD, ROLLING HILLS, (LOT 1-CRB) (SOEJIMA). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. A request has been filed by Bolton Engineering Inc. on behalf of Mrs. Soejima with respect to real property located at 5 Chuckwagon Road (Lot 1-CRB), Rolling Hills requesting an extension to previously approved Site Plan Review to permit grading and construction of a 1,512 square foot stable with a loft and corral and a Variance to exceed the maximum permitted slope for access to the stable. Section 2. The Commission considered this item at a meeting on August 17, 2004, at which time information was presented indicating that additional time is needed to process the development application through the County departments. Section 3. Based upon information and evidence submitted, the Planning Commission does hereby amend Paragraph A, Section 9 of Resolution No. 2003-11, dated July 15, 2003, to read as follows: "A. The Site Plan Review and Variance approvals shall expire within two years from the effective date of approval, unless work commences within that time period, as defined in Section 17.46.080 of the Zoning Ordinance." Section 4. Except as herein amended, the provisions of Resolution No. 2003-11 shall continue to be in full force and effect. PASSED, APPROVED AND ADOPTED THIS 17th D F;AUGiJST. ARVEL WITTE, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK i • STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2004-19 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A MODIFICATION TO PLANNING COMMISSION RESOLUTION NO. 2003-11 AND APPROVING AN EXTENSION TO PREVIOUSLY APPROVED SITE PLAN REVIEW TO PERMIT GRADING AND CONSTRUCTION OF A NEW STABLE AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED SLOPE GRADIENT OF THE ACCESSWAY TO THE STABLE IN ZONING CASE NO. 661, AT 5 CHUCKWAGON ROAD, ROLLING HILLS, (LOT 1-CRB) (SOEJIMA). was approved and adopted at a regular meeting of the Planning Commission on August 17, 2004 by the following roll call vote: AYES: Commissioners DeRoy, Margeta, Witte and Chairman Sommer. NOES: None. ABSENT: Commissioner Hankins. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices DEPUTY CI CLERK RESOLUTION NO. 2003-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR SITE PLAN REVIEW FOR THE CONSTRUCTION OF A STABLE AND CORRAL WHICH REQUIRE GRADING AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED SLOPE GRADIENT OF THE ACCESSWAY TO THE STABLE IN ZONING CASE NO. 661, AT 5 CHUCKWAGON ROAD, ROLLING HILLS, (LOT 1-CRB). (SOEJIMA) THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Soejima with respect to real property located at 5 Chuckwagon Road (Lot 1-CRB), Rolling Hills requesting a Site Plan Review to permit grading and construction of a 1,512 square foot stable with a loft and corral and a Variance to exceed the maximum permitted slope for access to the stable. Section 2. Access to the .stable will be through an existing equestrian trail, which traverses the property. Section 3. In 1989, the then property owners, entered into an agreement with the Rolling Hills Community Association, whereby the owners granted an easement to the Rolling Hills Community Association for the use of the trail that traverses the property. In exchange, the RHCA granted permission to the owners for the use of the trail for the "purpose of ingress and egress of motor vehicles and horse trailers for Grantors' (property owners') personal use." Section 4. The slope of the trail varies from 31% at the top of the trail, near Chuckwagon Road, to 5% at the bottom of the property. Pursuant to Section 17.16.170 of the Zoning Ordinance a maximum of 25% slope for accesways to stables is required. Section 5. The Planning Commission conducted duly noticed public hearings to consider the applications on April 15, 2003, May 20, 2003, June 17, 2003 and at a field trip visit on May 14, 2003. Section 6. The Planning Commission finds that the project qualifies as a Class 3 Exemption [State CA Guidelines, Section 15303 (e)] and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 7. Section 17.46.020 of the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any grading requiring a grading permit and any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. The applicant requests Site Plan Review for the construction of a stable and corral that require grading. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: RESOLUTION NO. 2003-11 PAGE 1 OF 6 A. The proposed development of a stable and corral is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures and equestrian uses. The project conforms to Zoning Code setback and lot coverage requirements. The gross lot area of subject property is 3.65 acres. The net lot area, as calculated by the city for development purposes, is 124,320 square feet, (2.85 acres). The proposed project is on a relatively large lot with the proposed structure located below and away from the road so as to reduce the visual impact of the development. Structural coverage of the 5,200 square foot building pad proposed for the new stable and corral will have coverage of 29.1%. The structural lot coverage proposed is 9,023 square feet or 7.3% of the net lot area, which includes 6,128 sq.ft. house, 687 sq.ft. garage, 600 sq.ft. pool, 96 sq.ft. service yard and 1,512 sq.ft. proposed stable, (20% permitted). The total net lot coverage proposed, including structures and paved areas is 17,524 square feet or 14.1%, (35% permitted). The disturbed area of the 124,320 square feet net lot will be 48,080 square feet or 38.7% (40% maximum permitted; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any non - graded area where impervious surfaces exist). B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation. Although several of the non-native plants and shrubs will be removed to accommodate the proposed construction, additional landscaping will be required to minimize the impact of the proposed grading on the property. C. The subject site descends in an easterly direction. The proposed stable will be set into the hillside and will be located approximately 70 feet from the rear property line, 65 feet below the road. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible. Specifically, the development plan preserves several mature trees and shrubs. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped, including the horse trail, which is located on the property, but used by residents of the City. F. 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 will not be exceeded and the proposed project is consistent with the scale of the neighborhood. RESOLUTION NO. 2003-11 PAGE 2 OF 6 G. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed project will not generate additional traffic on Chuckwagon Road. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Section 17.16.170 of the Rolling Hills Municipal Code requires a vehicular access to the stable and corral that does not exceed a slope of twenty-five (25%) percent. The accessway need not be paved. Sections 17.38.010 through 17.38.050 permit approval of a Variance from the standards and requirements of the Zoning Code 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. The applicant is requesting permission to allow the use of the existing trail as an accessway to the stable, which is steeper than 25%. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone because an equestrian trail, used by others in the community, traverses the subject property and the property owners have an easement agreement with the Rolling Hills Community Association for the use of this trail as access for personal use. The property is quite steep, and to create another access to the stable would require large amount of grading. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because due to the existing grade, the placement of the stable is most feasible in the proposed location. The existing trail, although steeper than permitted in some places, allows an easy access to the stable. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located because the existing trail will remain open to the public, will not be paved and will serve as access way to the stable on subject property. Utilizing the existing trail would eliminate the necessity for any additional grading on the hillside. Section 9. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for the development of a stable that requires grading, and a Variance request to permit steeper than permitted access to the stable, subject to the following conditions: A. The Site Plan Review and Variance approvals shall expire within one year from the effective date of approval, unless work commences within that time period, as defined in Section 17.46.080 of the Zoning Ordinance. B. It is declared and made a condition of the Site Plan Review and Variance approvals, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicant has been RESOLUTION NO. 2003-11 PAGE 3 OF 6 given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated May 16, 2003 and marked Exhibit A, except as otherwise provided in these conditions. E. Structural lot coverage shall not exceed 7.3% and total lot coverage shall not exceed 14.1%. F. Disturbed area of the lot shall not exceed 48,080 square feet or 38.7% of the 124,400 square feet net lot area. G. The grading for the proposed stable and corral shall not exceed 955 cubic yards of cut soil and 955 cubic yards of fill soil and shall be balanced on site. H. Residential building pad coverage shall not exceed 30.5% of the 24,400 square foot residential building pad, and the building pad coverage for the stable shall not exceed 29.1% of the 5,200 square foot stable building pad. I. The existing topography, flora and natural features of the lot shall be retained to the greatest extent possible. J. All graded areas shall be landscaped. Landscaping shall incorporate and preserve, to the maximum extent feasible, the existing trees and shrubs and provide for natural landscape screening surrounding the proposed stable and corral building pad. K. Landscaping shall include water efficient irrigation, to the maximum extent feasible, that incorporates a low gallonage irrigation system, utilizes automatic controllers, incorporates an irrigation design using "hydrozones," considers slope factors and climate conditions in design, and utilizes means to reduce water waste resulting from runoff and overspray in accordance with Section 17.27.020 (Water Efficient Landscaping Requirements) of the Rolling Hills Municipal Code. L. Landscaping for the project shall be designed using native trees and shrubs. The trees, when planted, shall be mature and which at full maturity shall not obstruct views of neighboring properties but, obscure the stable. M. Two sets of landscaping plan incorporating the requirements specified above, shall be submitted to the Planning staff for review and approval and a bond in the amount of the cost estimate of the implementation of the landscaping plan, including material, labor and irrigation, plus 15% shall be required to be posted prior to issuance of a grading permit and shall be retained with the City for not less than two years after landscape installation. After. the two-year period, upon the request of the applicant, the retained bond will be released by the City Manager after the City Manager or his designee determines that the landscaping was installed RESOLUTION NO. 2003-11 PAGE 4 OF 6 pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. N. Pursuant to the DEED OF EASEMENT agreement, dated January 29, 1989, between the Rolling Hills Community Association and the then property owners, the owners of subject property have the right to use the equestrian trail, described in said agreement, for the purpose of ingress and egress of horses, motor vehicles and horse trailers. Such trail shall remain open and rideable at all times for equestrian activities by others in the community and shall remain in a natural dirt condition and shall not be paved. O. During construction, any soil disturbance shall preserve the existing topography, flora, and natural features to the greatest extent possible. P. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. Q. During construction, the Erosion Control Plan containing the elements set forth in Section 7010 of the 1998 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. R. During and after construction, all parking shall take place on the project site. S. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. T. The property owners shall be required to conform with the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of septic tanks. U. The property owners shall be required to conform with the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of stormwater drainage facilities. 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) related to solid waste. W. A drainage plan system shall be approved by the Planning Department and County District Engineer, to include any water from any site irrigation systems and that all drainage from the site shall be conveyed in an approved manner to the rear of the lot. RESOLUTION NO. 2003-11 PAGE 5 OF 6 X. The working drawings submitted to the County Department of Building and Safety for plan check review shall conform to the development plan described in Condition D. Y. Utility lines to the stable shall be placed underground. Z. The material and construction of the roof of the proposed stable shall comply with the City and RHCA's requirements. AA. Prior to submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope ratio. AB. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. AC. The applicant shall execute an Affidavit of Acceptance of all conditions of this Site Plan Review or the approval shall not be effective. AD. All conditions of this Site Plan Review approval, which apply, must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 15th DAY OF JULY, 2003. EVIE HANKINS, CHAIRPERSON ATTEST: . IL . chi MARILYN KER1 , DEPUTY CITY CLERK RESOLUTION NO. 2003-11 PAGE 6 OF 6 STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS §§ I certify that the foregoing Resolution No. 2003-11 entitled: . A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR SITE PLAN REVIEW FOR THE CONSTRUCTION OF A STABLE AND CORRAL WHICH REQUIRE GRADING AND A VARIANCE TO EXCEED THE MAXIMUM PERMITTED SLOPE GRADIENT OF THE ACCESSWAY TO THE STABLE IN ZONING CASE NO. 661, AT 5 CHUCKWAGON ROAD, ROLLING HILLS, (LOT 1-CRB). (SOEJIMA) was approved and adopted at a regular meeting of the Planning Commission on July 15, 2003, by the following roll call vote: AYES: Commissioners DeRoy, Margeta, Witte, Sommer and Chairwoman Hankins. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices DEPUTY CITY CLERK RESOLUTION NO. 2003-11 PAGE 7 OF 6