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655, Construct a sport court, Staff Reportst City o/ Po/ling JI, � NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com Agenda Item No.: 4A Mtg. Date: 1/27/03 DATE: JANUARY 27, 2003 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR SUBJECT: RESOLUTION NO. 2003-01. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR GRADING AND A CONDITIONAL USE PERMIT TO CONSTRUCT A SPORTS COURT AT AN EXISTING SINGLE FAMILY RESIDENCE AT 3 MIDDLERIDGE LANE NORTH, (LOT 11-MR), IN ZONING CASE NO. 655 (TILLES). BACKGROUND 1. The applicant has requested, and the Planning Commission granted Site Plan approval for grading and a Conditional Use Permit to construct a 2,394 square foot sports court at an existing single family residence at 3 Middleridge Lane North. The vote was 5-0. 2. The proposed project is subject to Section 17.16.210(A)(7) (Recreational game courts) of the Zoning Ordinance. Conditions for a sports court are attached to this staff report, and include, but are not limited, to the requirement that a sports court not be located in the front yard, or within 50 feet of any paved road, that the sports court conform to the lot coverage limitations required by the City, that no lighting be installed and other conditions. 3. The gross lot area of the subject lot is 1.42 acres, (61,855 square feet). The net lot area for construction purposes is 42,480 square feet. This is an irregular shaped lot divided by Middleridge Lane North along a 145-foot frontage, with the house, a pool and the future sports court located on the easterly side of Middleridge Lane. 4. An area for a future stable and corral is located on the westerly portion of the lot, and can be accessed from Middleridge Lane N. In 1974 additions to the house, which included approval to encroach into the front and side yard setbacks, were granted together with a new stable located across Middleridge Lane. That stable was not built. In 1978 a similar request for a stable was approved, which was also not built. ZC NO. 655 CC-1/27/03 1 5. Grading for the sports court will require 295 cubic yards of cut soil and 295 yards of fill soil, for a total of 590 cubic yards, and will be balanced on site. 6. The slope of the property descends from west to east. The proposed sports court will be located approximately 145 feet from the rear property line on the south side of the lot and 120 feet from the rear property line on the north side of the lot. The area between the rear property line and the proposed sports court is densely vegetated, which will remain. Several large trees, including an Avocado tree will remain on the sports court pad. 7. Currently there exists one, 6,387 square foot building pad, outside of the setback areas, developed with the main residence, garage, a pool and a service yard. The building pad coverage on this pad is 82.1%, with over half of the house located in the front and side yard setbacks. The proposed sports court will be located on a new 2,611 square foot pad. The building pad coverage of the sports court will be 91.7%. The structural lot coverage will be 8,086 square feet or 19.0%, which is within the allowable 20% maximum. The total lot coverage (including all structures, the court and paved areas) is proposed at 10,721 square feet or 25.2%, (35% maximum permitted). 8. The disturbed area of the lot will be 16,524 square feet or 38.9%, (40% permitted). It will be required that the graded areas be landscaped and replanted with native vegetation to the maximum extent possible. 9. A retaining wall ranging from 0' to maximum of 4' in height will be constructed along the northerly, westerly and southerly perimeter of the sports court. As part of the conditions of approval, the wall be screened from view. In addition, the applicant is proposing to screen the court with a fence, which would vary in height from 8 feet along the eastern side of the court, (where no retaining wall is proposed), to 4 feet along the western portion of the court, to be located on top of the block wall. 10. At the November 19, 2002 Planning Commission public hearing an objection to any sports court in the City was voiced by Mr. and Mrs. Hassoldt, 10 Pine Tree Lane. At the conclusion of the public hearing, staff received a letter of support of the sports court from a neighbor across the canyon from subject property, which is attached. 11. The Rolling Hills Community Association, (RHCA) has not reviewed this request yet. RECOMMENDATION It is recommended that the City Council receive and file the staff report and Resolution or direct staff as appropriate. ZC NO. 655 CC-1/27/03 2 RECENTLY APPROVED SPORTS COURTS/TENNIS COURTS Address 16 Crest Road West 14 Portuguese Bend Rd. 16 Eastfied 12 Outrider 11 Chuckwagon Proposed-3 Middleridge Lane North Square feet 7,000 2,170 5,111 2,450 2,779 2,394 Requirements for Recreational Game Courts RECREATIONAL GAME COURTS a. Requires minimum 450 square foot stable and minimum 550 square foot corral area. b. Prohibited in front yard. c. Prohibited within 50 feet of any paved road or street easements. d. Retaining walls shall not exceed 4 feet nor be exposed to the exterior. e. Conform to lot coverage limitations (maximum 20% structural lot coverage and maximum 35% total lot coverage). f. Prohibited on slopes exceeding a 2:1 grade, nor shall court be located on the sides or bottoms of canyons or natural drainage courses. g. Requires balanced cut and fill not to exceed 750 cubic yards. h. Requires that graded area not exceed 10,000 square feet. i. Requires retention of existing topography, flora and natural features to the greatest extent possible. j. Requires City/County approved drainage system. k. Requires screening on all four sides. I. Requires that landscape screening not interfere with viewscape of surrounding properties or easements. m. Prohibits court lighting. n. Allows the imposition of conditions when necessary to ensure that noise does not constitute a nuisance to surrounding properties. ZC NO. 655 CC - 1/27/03 3 Net lot area in sq.ft. 88,660 52,740 72,000 85,370 46,627 42,480 PROPOSED Proposed 450 sq.ft. future stable and 550 sq.ft. corral at westerly side of Middleridge Lane Not in front yard Not within 50 feet of a paved road or street easement Maximum 4 feet walls are proposed. Landscaping will be required to screen exterior of wall. Conforms with lot coverage requirements - Slope will not exceed a 2:1 grade, and not located in a canyon or natural drainage course. Proposed cut and fill. will be 590 cubic yards for the sports court. Graded area for the sports court will be 6,200 square feet Required condition Required condition Required condition Required condition Required condition Required condition ZONING CASE NO. 655 SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by Total more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE SPORTS COURT PAD COVERAGE N/A FUTURE STABLE PAD COVERAGE EXISTING PROPOSED Existing residence and pool Sports Court Residence Garage Swim Pool/Spa Service Yard 12.3% 18.5% GRADING Site Plan Review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS (maximum 25% slope) ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC NO. 655 CC - 1 /27/03 82.1% N/A 24,3% none none 3704 sq.ft. 648 sq.ft. 794sq.ft. 96 sq.ft. 5242 sq.ft. Existing from Middleridge Lane N. N/A N/A Residence Garage Swim Pool/Spa Service Yard Stable -future Sports Court Total 19.0% 25.2% 82.1% 91.7% 29.6% Combined- 78.3% 295 cubic yards cut 295 cubic yards fill 38.9% 450 sq.ft. future 550 sq.ft. future 3704 sq.ft. 648 sq.ft. 794 sq.ft. 96 sq.ft. 450sq.ft. 2394 sa.ft. 8086 sq.ft. When constructed will be from Middleridge Lane N. No change is proposed Planning Commission review Planning Commission review • • 110\1 2, 0 202 Cfr? FAOLLANG 13Y V\al .-nt(eg SP'tv VD uk- Nst}'\1\ , CAA11)`A-- ,tujtj. V\-t; rt, 1/4-01\V"- • gJJl c)z_ctiv1/4z),.. vO,AA.0;- °4ci A joA? co/ )-1) &cA-1A-ck/e1 * ‘A- 1-Vo`AP RESOLUTION NO. 2003-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR GRADING AND A CONDITIONAL USE PERMIT TO CONSTRUCT A SPORTS COURT AT AN EXISTING SINGLE FAMILY RESIDENCE AT 3 MIDDLERIDGE LANE NORTH (LOT 11-MR) IN ZONING CASE NO. 655 (TILLES). 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. Tilles with respect to real property located at 3 Middleridge Lane North (Lot 11-MR), Rolling Hills, requesting a Site Plan Review and a Conditional Use Permit to construct a sports court, which requires grading, at an existing single family residence. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on November 18, 2002, December 17, 2002, and at a field trip visit on December 14, 2002. The applicants were notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the Planning Commission having reviewed,' analyzed and studied said proposal. The applicants were in attendance at the hearings. Section 3. The Planning Commission finds that the project will not have a significant effect on the environment, and is therefore not subject to the California Environmental Quality Act (CEQA). Section 4. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code allows for the construction of a sports court with certain conditions provided the Rolling Hills Planning Commission approves a Conditional Use Permit for such use. 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 a sports court would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar and appropriately located uses in the community, and the area proposed for the sports court would be located in an area on the property that is on a pad below the residential building pad and will not be visible from any neighbor or roadway, and will not have a material impact on that property. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a 2,394 square foot sports court will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed sports court will be modest in size, constructed on a portion of the secondary building pad, will be the least intrusive to surrounding properties, will be screened and landscaped with mature trees and shrubs, RESOLUTION NO. 2003-01 1 • • is of sufficient distance from nearby residences so that the sports court 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. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the sports court will comply with the low profile residential development pattern of the community and is located on property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the graded area will not exceed maximum graded areas of 10,000 square feet and does not exceed the maximum permitted cubic yardage of 750 cubic yards. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan related to siting and 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. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because a stable structure and corral is located across the street from the main residence and is accessible from Middleridge Lane North. Section 5. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves the Conditional Use application for Zoning Case No. 655 for the proposed sports court, subject to the conditions contained in Section 8 of this Resolution. Section 6. Section 17.46.020(A)(1) requires a Site Plan Review for grading projects requiring a grading permit. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed activity is compatible with the General Plan and the Zoning Ordinance. 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 Zoning Code setback and lot coverage requirements. B. The proposed activity preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land -forms (such as hillsides and knolls). Although grading of the existing slope is necessary to construct the sports court only approximately 6,200 square feet of the 61,655 square feet of the gross lot area of the lot will be affected by the grading. 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 lot to look RESOLUTION NO. 2003-01 • • overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the sports court will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed sports court will be constructed on a portion of the lot which is the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs is a sufficient distance from nearby residences and the street so that proposed structure 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. C. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be exceeded and the proposed project is consistent with the scale of the neighborhood. D. The development plan follows natural contours of the site to the maximum extent feasible. The natural drainage courses will be preserved. The existing large trees will be preserved, as well as the mature brush located below the proposed sports court. E. The development plan will be based upon compliance with the conditions contained in this Resolution, supplement the existing vegetation with landscaping that is compatible with and enhances the rural character of the community. Upon completion of the project the graded areas will be re -vegetated. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed project does not affect the circulation for pedestrians and vehicles. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt from its requirements. Section 7. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves the Site Plan request for Zoning Case No. 655 subject to the conditions specified in Section 8 of this Resolution. Section 8. The Conditional Use Permit approved in Section 5 and the Site Plan Review approved in Section 7 of this Resolution regarding the construction of a 2,394 square foot sports court and grading for the sports court as shown on the Development Plan dated November 5, 2002 and marked Exhibit A, are subject to the following conditions: A. The Conditional Use Permit and Site Plan Review approvals shall expire within one year from the effective date of this approval as defined in Sections 17.42.070(A) and 17.46.080(A) of the Municipal Code unless otherwise extended pursuant to the requirements of these sections. RESOLUTION NO. 2003-01 C) • • 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 Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by a Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A dated November 5, 2002, except as otherwise provided in these conditions. E. An Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 County of Los Angeles Uniform Building Code shall be prepared to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. F. The property on which the project is located shall contain an area of sufficient size to also provide an area meeting all standards for a stable and corral with vehicular access thereto in conformance with recreation court limitations. G. Structural lot coverage shall not exceed 8,088 square feet or 19.0% and total lot coverage of structures and paved areas, including the sports court, shall not exceed 10,721 square feet or 25.2% in conformance with lot coverage limitations. H. Coverage on the 2,611 square foot sports court pad shall not exceed 2,394 square feet or 91.7%. The residential building pad shall not be affected by this approval. I. The disturbed area of the lot shall not exceed 16,524 square feet or 38.9%. J. The area prepared for the sports court shall not exceed 6,200 square feet. K. Balanced cut and fill shall not exceed a total of 590 cubic yards in accordance with grading limitations. L. A drainage system approved by the City Engineer shall be incorporated into the overall plan of the sports court and landscaping. M. Court lighting shall not be permitted. N. All retaining walls incorporated into the court shall not be greater than four (4) feet in height at any point. Exposed exterior retaining walls shall not be permitted, and shall be screened with landscaping. Building permits shall be obtained for the retaining walls. RESOLUTION NO. 2003-01 4 O. The sports court fencing shall not exceed 4 feet in height above the 4-foot high retaining walls for a total of 8 feet. P. The sports court shall be screened on all four sides with drought -resistant mature trees and shrubs. In addition, all graded areas shall be re -vegetated utilizing to the greatest extent feasible mature native and drought resistant plants. Q. Landscaping shall be designed using mature trees and shrubs so as not to obstruct views of neighboring properties but to obscure the sports court. R. The landscape plan 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. S. Prior to the issuance of any building or grading permit two copies of a preliminary landscape plan shall be submitted for review by the Planning Department and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A security in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a drainage, grading and building permits and shall be retained with the City for not less than two years after landscape installation. The retained security will be released by the .City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. T. Noise from sports court use shall not create a nuisance to owners of surrounding properties. U. The three rail fence located in the easement on the north side of the property shall be relocated, so it does not obstruct the easement. V. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. W. During construction, conformance with local ordinances and engineering practices so that people or property are not exposed to landslides, mudflows, erosion, or land subsidence shall be required. RESOLUTION NO. 2003-01 5 GC....)) • X. 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, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. Y. During and after construction, all soil preparation, drainage, and landscape sprinklers shall prevent water from permeating the sports court building pad, protect the building pad from erosion, and direct surface water to the canyon. Z. During construction, the Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 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. AA. During and after construction, all parking shall take place on the project site. AB 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. AC. 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. AD. 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. AE. A detailed drainage plan that conforms to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. AF. The project must be reviewed and approved by the Rolling Hills Community Association prior to the issuance of any drainage, building or grading permit. AG. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan described in Condition C above. AH. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan approval, pursuant to Section 17.42.060 or the approval shall not be effective. RESOLUTION NO. 2003-01 6 CO AI. 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. AJ. All conditions of this Conditional Use Permit and Site Plan approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 21ST DAY OF JANUARY 2003. l ()i EVIE HANKINS, CHAIRWOMAN ATTEST: r MAI YN K RN, DEPUTY CITY CLERK RESOLUTION NO. 2003-01 • STATE OF CALIFORNIA COUNTY OF LOS ANGELES) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2003-01 entitled: A RESOLUTION OF. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR GRADING AND A CONDITIONAL USE PERMIT TO CONSTRUCT A SPORTS COURT AT AN EXISTING SINGLE FAMILY RESIDENCE AT 3 MIDDLERIDGE LANE NORTH (LOT 11-MR) IN ZONING CASE NO. 655 (TILLES). was approved and adopted . at a regular meeting of the Planning Commission on January 21, 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. K4/wd MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 2003-01 8 DATE: TO: FROM: • 6 A ./ leliny JANUARY 21, 2003 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR INCORPORATED JANUARY 24, 1957 APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 655 3 MIDDLERIDGE LANE NORTH, (LOT 11-MR) RA-S-1, 1.42 ACRES MR. AND MRS. TILLES MR. DOUGLAS McHATTIE, BOLTON ENGINEERING NOVEMBER 9, 2002 Requests for a Site Plan Review for grading for a sports court and Conditional Use Permit to allow the construction of a sports court at an existing single family residence. BACKGROUND The Planning Commission at the December 17, 2002 meeting, directed staff to prepare a Resolution of approval regarding the above request in Zoning Case No. 655 with standard conditions including the requirement for landscaping plan and a security deposit. The vote was unanimous. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2003-01, which is attached, approving Zoning Case No. 655. Printed on Recycled Paper. RESOLUTION NO. 2003-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR GRADING AND A CONDITIONAL USE PERMIT TO CONSTRUCT A SPORTS COURT AT AN EXISTING SINGLE FAMILY RESIDENCE AT 3 MIDDLERIDGE LANE NORTH (LOT 11-MR) IN ZONING CASE NO. 655 (TILLES). 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. Tilles with respect to real property located at 3 Middleridge Lane North (Lot 11-MR), Rolling Hills,. requesting a Site Plan Review and a Conditional Use Permit to construct a sports court, which requires grading, at an existing single family residence. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on November 18, 2002, December 17, 2002, and at a field trip visit on December 14, 2002. The applicants were notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicants were in attendance at the hearings. Section 3. The Planning Commission finds that the project will not have a significant effect on the environment, and is therefore not subject to the California Environmental Quality Act (CEQA). Section 4. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code allows for the construction of a sports court with certain conditions provided the Rolling Hills Planning Commission approves a Conditional Use Permit for such use. 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 a sports court would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar and appropriately located uses in the community, and the area proposed for the sports court would be located in an area on the property that is on a pad below the residential building pad and will not be visible from any neighbor or roadway, and will not have a material impact on that property. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a 2,394 square foot sports court will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed sports court will be modest in size, constructed on a portion of the secondary building pad, will be the least intrusive to surrounding properties, will be screened and landscaped with mature trees and shrubs, RESOLUTION NO. 2003-01 1 • • is of sufficient distance from nearby residences so that the sports court 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. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the sports court will comply with the low profile residential development pattern of the community and is located on property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the graded area will not exceed maximum graded areas of 10,000 square feet and does not exceed the maximum permitted cubic yardage of 750 cubic yards. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan related to siting and 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. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because a stable structure and corral is located across the street from the main residence and is accessible from Middleridge Lane North. Section 5. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves the Conditional Use application for Zoning Case No. 655 for the proposed sports court, subject to the conditions contained in Section 8 of this Resolution. Section 6. Section 17.46.020(A)(1) requires a Site Plan Review for grading projects requiring a grading permit. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed activity is compatible with the General Plan and the Zoning Ordinance. 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 Zoning Code setback and lot coverage requirements. B. The proposed activity preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land -forms (such as hillsides and knolls). Although grading of the existing slope is necessary to construct the sports court only approximately 6,200 square feet of the 61,655 square feet of the gross lot area of the lot will be affected by the grading. 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 lot to look RESOLUTION NO. 2003-01 2 • • overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the sports court will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed sports court will be constructed on a portion of the lot which is the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs is a sufficient distance from nearby residences and the street so that proposed structure 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. C. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be exceeded and the proposed project is consistent with the scale of the neighborhood. D. The development plan follows natural contours of the site to the maximum extent feasible. The natural drainage courses will be preserved. The existing large trees will be preserved, as well as the mature brush located below the proposed sports court. E. The development plan will be based upon compliance with the conditions contained in this Resolution, supplement the existing vegetation with landscaping that is compatible with and enhances the rural character of the community. Upon completion of the project the graded areas will be re -vegetated. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed project does not affect the circulation for pedestrians and vehicles. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt from its requirements. Section 7. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves the Site Plan request for Zoning Case No. 655 subject to the conditions specified in Section 8 of this Resolution. Section 8. The Conditional Use Permit approved in Section 5 and the Site Plan Review approved in Section 7 of this Resolution regarding the construction of a 2,394 square foot sports court and grading for the sports court as shown on the Development Plan dated November 5, 2002 and marked Exhibit A, are subject to the following conditions: A. The Conditional Use Permit and Site Plan Review approvals shall expire within one year from the effective date of this approval as defined in Sections 17.42.070(A) and 17.46.080(A) of the Municipal Code unless otherwise extended pursuant to the requirements of these sections. RESOLUTION NO. 2003-01 3 • 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 Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by a Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A dated November 5, 2002, except as otherwise provided in these conditions. E. An Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 County of Los Angeles Uniform Building Code shall be prepared to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. F. The property on which the project is located shall contain an area of sufficient size to also provide an area meeting all standards for a stable and corral with vehicular access thereto in conformance with recreation court limitations. G. Structural lot coverage shall not exceed 8,088 square feet or 19.0% and total lot coverage of structures and paved areas, including the sports court, shall not exceed 10,721 square feet or 25.2% in conformance with lot coverage limitations. H. Coverage on the 2,611 square foot sports court pad shall not exceed 2,394 square feet or 91.7%. The residential building pad shall not be affected by this approval. I. The disturbed area of the lot shall not exceed 16,524 square feet or 38.9%. J. The area prepared fo'r the sports court shall not exceed 6,200 square feet. K. Balanced cut and fill shall not exceed a total of 590 cubic yards in accordance with grading limitations. L. A drainage system approved by the City Engineer shall be incorporated into the overall plan of the sports court and landscaping. M. Court lighting shall not be permitted. N. All retaining walls incorporated into the court shall not be greater than four (4) feet in height at any point. Exposed exterior retaining walls shall not be permitted, and shall be screened with landscaping. Building permits shall be obtained for the retaining walls. RESOLUTION NO. 2003-01 4 • • O. The sports court fencing shall not exceed 4 feet in height above the 4-foot high retaining walls for a total of 8 feet. P. The sports court shall be screened on all four sides with drought -resistant mature trees and shrubs. In addition, all graded areas shall be re -vegetated utilizing to the greatest extent feasible mature native and drought resistant plants. Q. Landscaping shall be designed using mature trees and shrubs so as not to obstruct views of neighboring properties but to obscure the sports court. R. The landscape plan 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. S. Prior to the issuance of any building or grading permit two copies of a preliminary landscape plan shall be submitted for review by the Planning Department and include native drought -resistant vegetation that will not disrupt the impact of the views of neighboring properties. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A security in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a drainage, grading and building permits and shall be retained with the City for not less than two years after landscape installation. The retained security will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. T. Noise from sports court use shall not create a nuisance to owners of surrounding properties. U. The three rail fence located in the easement on the north side of the property shall be relocated, so it does not obstruct the easement. V. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast . Air Quality Management District, Los Angeles County and local ordinances and engineering practices. W. During construction, conformance with local ordinances and engineering practices so that people or property are not exposed to landslides, mudflows, erosion, or land subsidence shall be required. RESOLUTION NO. 2003-01 5 • • X. 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, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. Y. During and after construction, all soil preparation, drainage, and landscape sprinklers shall prevent water from permeating the sports court building pad, protect the building pad from erosion, and direct surface water to the canyon. Z. During construction, the Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 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. site. AA. During and after construction, all parking shall take place on the project AB 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. AC. 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. AD. 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. AE. A detailed drainage plan that conforms to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. AF. The project must be reviewed and approved by the Rolling Hills Community Association prior to the issuance of any drainage, building or grading permit. AG. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan described in Condition C above. AH. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan approval, pursuant to Section 17.42.060 or the approval shall not be effective. RESOLUTION NO. 2003-01 6 • • AI. All conditions of this Conditional Use Permit and Site Plan approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 21ST DAY OF JANUARY 2003. EVIE HANKINS, CHAIRWOMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 2003-01 7 • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2003-01 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR GRADING AND A CONDITIONAL USE PERMIT TO CONSTRUCT A SPORTS COURT AT AN EXISTING SINGLE FAMILY RESIDENCE AT 3 MIDDLERIDGE LANE NORTH (LOT 11-MR) IN ZONING CASE NO. 655 (TILLES). was approved and adopted at a regular meeting of the Planning Commission on January 21, 2003 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. MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 2003-01 8 DATE: TO: FROM: City ol ieii,. Jh/h DECEMBER 17, 2002 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR o 6A INCORPORATED JANUARY 24, 1957 APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 655 3 MIDDLERIDGE LANE NORTH, (LOT 11-MR) RA-S-1, 1.42 ACRES MR. AND MRS. TILLES MR. DOUGLAS McHATTIE, BOLTON ENGINEERING NOVEMBER 9, 2002 Requests for a Site Plan Review for grading for a sports court and Conditional Use Permit to allow the construction of a sports court at an existing single family residence. BACKGROUND 1. The Planning Commission visited the site on December 14, 2002. 2. The applicants are requesting a Site Plan approval to construct a 2,394 square foot sports court, which requires grading. Pursuant to Section 17.16.040 of the Zoning Ordinance, a Conditional Use Permit approval is required for sports court. 3. The proposed project is subject to Section 17.16.210(A)(7) (Recreational game courts) of the Zoning Ordinance. Conditions for a sports court are attached to this staff report, and include, but are not limited, to the requirement that a sports court not be located in the front yard, or within 50 feet of any paved road, that the sports court conform to the lot coverage limitations required by the City, that no lighting be installed and other conditions. 4. The gross lot area of the subject lot is 1.42 acres, (61,855 square feet). The net lot area for construction purposes is 42,480 square feet. This is an irregular shaped lot divided by Middleridge Lane North along a 145-foot frontage, with the house, a pool and the future sports court located on the easterly side of Middleridge Lane. ZCNo. 655 Plng.Comm. 12/17/02 1 Pririted on Recycled Paper. 5. An area for a future stable and corral is proposed on the westerly portion of the lot, which would be accessed from Middleridge Lane N. In 1974 substantial additions to the house, which included approval to encroach into the front and side yard setbacks, were granted together with a stable located across Middleridge Lane. The stable was not built. In 1978 a similar request for a stable was approved, which was also not built. 6. Grading for the sports court will require 295 cubic yards of cut soil and 295 yards of fill soil, for a total of 590 cubic yards, and will be balanced on site. The slope descends from west to east. The proposed sports court will be located approximately 145 feet from the rear property on the south side of the lot and 120 feet from the rear property line on the north side of the lot. 7. Currently there exists one, 6,387 square foot building pad, outside of the setback areas, developed with the main residence, garage, a pool and a service yard. The building pad coverage on this pad is 82.1%, with over half of the house located in the front and side yard setbacks. The proposed sports court will be located on a new 2,611 square foot pad. The building pad coverage of the sports court will be 91.7%. The structural lot coverage, including the future stable will be 8,086 square feet or 19.0%, which is within the allowable 20% maximum. The total lot coverage (including all structures, the court and paved areas) is proposed at 10,721 square feet or 25.2%, (35% maximum permitted). 8. The disturbed area of the lot will be 16,524 square feet or 38.9%, (40% permitted). It will be required that the graded areas be landscaped and replanted with native vegetation to the maximum extent possible. 9. A retaining wall ranging from 0' to maximum of 4' in height will be constructed along the northerly, westerly and southerly perimeter of the sports court. It will be a requirement that the wall be screened from view. In addition, the applicant is proposing to screen the court with a fence, which would vary in height from 8 feet along the eastern side of the court, (where no retaining wall is proposed), to 4 feet along the western portion of the court, to be located on top of the block wall. 10. At the November 19, 2002 public hearing an objection to any sports court in the City, not particularly to subject proposal, was voiced by two residents. At the conclusion of the public hearing, staff received a letter of support of the sports court from a neighbor across the canyon from subject property, which is attached. 11. The Rolling Hills Community Association, (RHCA) will review this project at a later date. 12. The project is exempt from CEQA requirements. RECOMMENDATION It is recommended that the Planning Commission review the staff report, take public testimony and provide direction to staff. ZCNo. 655 Plng.Comm. 12/17/02 2 RECENTLY APPROVED SPORT COURTS/TENNIS COURTS Address 16 Crest Road West 14 Portuguese Bend Rd. 16 Eastfied 12 Outrider 11 Chuckwagon Proposed-3 Middleridge Lane North Square feet 7,000 2,170 5,111 2,450 2,779 2,394 Requirements for Recreational Ga Courts RECREATIONAL GAME COURTS a. Requires minimum 450 square foot stable and minimum 550 square foot corral area. b. Prohibited in front yard. c. Prohibited within 50 feet of any paved road or street easements. d. Retaining walls shall not exceed 4 feet nor be exposed to the exterior. e. Conform to lot coverage limitations (maximum 20% structural lot coverage and maximum 35% total lot coverage). f. Prohibited on slopes exceeding a 2:1 grade, nor shall court be located on the sides or bottoms of canyons or natural drainage courses. g. Requires balanced cut and fill not to exceed 750 cubic yards. h. Requires that graded area not exceed 10,000 square feet. i. Requires retention of existing topography, flora and natural features to the greatest extent possible. j. Requires City/County approved drainage system. k. Requires screening on all four sides. I. Requires that landscape screening not interfere with viewscape of surrounding properties or easements. m. Prohibits court lighting. n. Allows the imposition of conditions when necessary to ensure that noise does not constitute a nuisance to surrounding properties. Net lot area in sa.ft. 88,660 52,740 72,000 85,370 46,627 42,480 PROPOSED Proposed 450 sq.ft. future stable and 550 sq.ft. corral at westerly side of Middleridge Lane Not in front yard Not within 50 feet of a paved road or street easement Maximum 4 feet walls are proposed. Landscaping will be required to screen exterior of wall. Conforms with lot coverage requirements- Slppe will not exceed a 2:1 grade, and not located in a canyon or natural drainage course. Proposed cut and fill will be 590 cubic yards for the sports court. Graded area for the sports court will be 6,200 square feet Planning Commission will review Required condition Required condition Planning Commission will review Required condition Planning Commission will review ZCNo. 655 Plng.Comm. 12/17/02 3 ZONING CASE NO. 655 SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by Total more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE SPORTS COURT PAD COVERAGE N/A FUTURE STABLE PAD COVERAGE EXISTING PROPOSED Existing residence and pool Sports Court Residence Garage Swim Pool/Spa Service Yard 12.3% 18.5% 82.1% GRADING N/A Site Plan Review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. none & 550 SQ.FT. CORRAL) 24.3% STABLE ACCESS none (maximum 25% slope) ROADWAY ACCESS VIEWS PLANTS AND ANIMALS 3704 sq.ft. Residence 648 sq.ft. Garage 794sq.ft. Swim Pool/Spa 96 sq.ft. Service Yard Stable -future 5242 sq.ft. Sports Court Total Existing from Middleridge Lane N. N/A N/A ZCNo. 655 Plng.Cornm. 12/17/02 4 19.0% 25.2% 82.1% 91.7% 29.6% Combined- 78.3% 295 cubic yards cut 295 cubic yards fill 38.9% 450 sq.ft. future 550 sq.ft. future 3704 sq.ft. 648 sq.ft. 794 sq.ft. 96 sq.ft. 450sq.ft. 2394 sa.ft. 8086 sq.ft. When constructed will be from Middleridge Lane N. No change is proposed Planning Commission review Planning Commission review IsION Z 0 202 GITY OF ROWNG KOS I if te:2- -,k Woldj , (Ok AL 0 ‘ OrC\i 1 vvoYc- ouv`i u.A,. tOjLeca V_ I* C/f)+1a4 aAlL‘. ' \ ,,AS\Pf6LAI UkAii-' 4- USAT:t° l DATE: TO: FROM: leoffin9 • z A DECEMBER 14, 2002 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR INCORPORATED JANUARY 24, 1957 APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 655 3 MIDDLERIDGE LANE NORTH, (LOT 11-MR) RA-S-1, 1.42 ACRES MR. AND MRS. TILLES MR. DOUGLAS McHATTIE, BOLTON ENGINEERING NOVEMBER 9, 2002 Requests for a Site Plan Review for grading for a sports court and Conditional Use Permit to allow the construction of a sports court at an existing single family residence. BACKGROUND 1. The Planning Commission scheduled a field trip to view the proposed development on December 14, 2002. 2. The applicants are requesting a Site Plan approval to construct a 2,394 square foot sports court, which requires grading. Pursuant to Section 17.16.040 of the Zoning Ordinance, a Conditional Use Permit approval is required for sports court. 3. The proposed project is subject to Section 17.16.210(A)(7) (Recreational game courts) of the Zoning Ordinance. Conditions for a sports court are attached to this staff report, and include, but are not limited, to the requirement that a sports court not be located in the front yard, or within 50 feet of any paved road, that the sports court conform to the lot coverage limitations required by the City, that no lighting be installed and other conditions. 4. The gross lot area of the subject lot is 1.42 acres, (61,855 square feet). The net lot area for construction purposes is 42,480 square feet. This is an irregular shaped lot divided by Middleridge Lane North along a 145-foot frontage, with the house, a pool and the future sports court located on the easterly side of Middleridge Lane. ZC No. 655 FT Plng.Comm. 12/14/02 1 Printed on Recycled Paper. } • 5. An area for a future stable and corral is proposed on the westerly portion of the lot, which would be accessed from Middleridge Lane N. In 1974 substantial additions to the house, which included approval to encroach into the front and side yard setbacks, were granted together with a stable located across Middleridge Lane. The stable was not built. In 1978 a similar request for a stable was approved, which was also not built. 6. Grading for the sports court will require 295 cubic yards of cut soil and 295 yards of fill soil, for a total of 590 cubic yards, and will be balanced on site. The slope descends from west to east. The proposed sports court will be located approximately 145 feet from the rear property on the south side of the lot and 120 feet from the rear property line on the north side of the lot. 7. Currently there exists one, 6,387 square foot building pad, outside of the setback areas, developed with the main residence, garage, a pool and a service yard. The building pad coverage on this pad is 82.1%, with over half of the house located in the front and side yard setbacks. The proposed sports court will be located on a new 2,611 square foot pad. The building pad coverage of the sports court will be 91.7%. The structural lot coverage, including the future stable will be 8,086 square feet or 19.0%, which is within the allowable 20% maximum. The total lot coverage (including all structures, the court and paved areas) is proposed at 10,721 square feet or 25.2%, (35% maximum permitted). 8. The disturbed area of the lot will be 16,524 square feet or 38.9%, (40% permitted). It will be required that the graded areas be landscaped and replanted with native vegetation to the maximum extent possible. 9. A retaining wall ranging from 0' to maximum of 4' in height will be constructed along the northerly, westerly and southerly perimeter of the sports court. It will be a requirement that the wall be screened from view. In addition, the applicant is proposing to screen the court with a fence, which would vary in height from 8 feet along the eastern side of the court, (where no retaining wall is proposed), to 4 feet along the western portion of the court, to be located on top of the block wall. 10. At the November 19, 2002 public hearing two residents voiced an objection to any sports court in the City, not particularly to subject proposal. At the conclusion of the public hearing, staff received a letter of support of the sports court from a neighbor across the canyon from subject property, which is attached. 11. The Rolling Hills Community Association, (RHCA) will review this project at a later date. 12. The project is exempt from CEQA requirements. RECOMMENDATION It is recommended that the Planning Commission view the development. ZC No. 655 FT Plng.Comm. 12/14/02 2 RECENTLY APPROVED SPORT COURTS/TENNIS COURTS Address 16 Crest Road West 14 Portuguese Bend Rd. 16 Eastfied 12 Outrider 11 Chuckwagon Proposed-3 Middleridge Lane North Square feet 7,000 2,170 5,111 2,450 2,779 2,394 Requirements for Recreational Game Courts RECREATIONAL GAME COURTS a. Requires minimum 450 square foot stable and minimum 550 square foot corral area. b. Prohibited in front yard. c. Prohibited within 50 feet of any paved road or street easements. d. Retaining walls shall not exceed 4 feet nor be exposed to the exterior. e. Conform to lot coverage limitations (maximum 20% structural lot coverage and maximum 35% total lot coverage). f. Prohibited on slopes exceeding a 2:1 grade, nor shall court be located on the sides or bottoms of canyons or natural drainage courses. g. Requires balanced cut and fill not to exceed 750 cubic yards. h. Requires that graded area not exceed 10,000 square feet. i. Requires retention of existing topography, flora and natural features to the greatest extent possible. j. Requires City/County approved drainage system. k. Requires screening on all four sides. I. Requires that landscape screening not interfere with viewscape of surrounding properties or easements. m. Prohibits court lighting. n. Allows the imposition of conditions when necessary to ensure that noise does not constitute a nuisance to surrounding properties. ZC No. 655 FT Plng.Comm. 12/14/02 3 Net lot area in sa.ft. 88,660 52,740 72,000 85,370 46,627 42,480 PROPOSED Proposed 450 sq.ft. future stable and 550 sq.ft. corral at westerly side of Middleridge Lane Not in front yard Not within 50 feet of a paved road or street easement Maximum 4 feet walls are proposed. Landscaping will be required to screen exterior of wall. Conforms with lot coverage requirements - Slope will not exceed a 2:1 grade, and not located in a canyon or natural drainage course. Proposed cut and fill will be 590 cubic yards for the sports court. Graded area for the sports court will be 6,200 square feet Planning Commission will review Required condition Required condition Planning Commission will review Required condition Planning Commission will review ZONING CASE NO. 655 REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by Total more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE SPORTS COURT PAD COVERAGE N/A FUTURE STABLE PAD COVERAGE EXISTING PROPOSED Existing residence and pool Sports Court Residence Garage Swim Pool/Spa Service Yard 12.3% 18.5% 82.1 % GRADING N/A Site Plan Review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. none & 550 SQ.FT. CORRAL) 24.3% STABLE ACCESS none (maximum 25% slope) ROADWAY ACCESS VIEWS PLANTS AND ANIMALS 3704 sq.ft. Residence 648 sq.ft. Garage 794sq.ft. Swim Pool/Spa 96 sq.ft. Service Yard Stable -future 5242 sq.ft. Sports Court Total Existing from Middleridge Lane N. N/A N/A ZC No. 655 FT Plng.Comm. 12/14/02 4 19.0% 25.2% 82.1 % 91.7% 29.6% Combined- 78.3% 295 cubic yards cut 295 cubic yards fill 38.9% 450 sq.ft. future 550 sq.ft. future 3704 sq.ft. 648 sq.ft. 794 sq.ft. 96 sq.ft. 450sq.ft. 2394 sa.ft. 8086 sq.ft. When constructed will be from Middleridge Lane N. No change is proposed Planning Commission review Planning Commission review • • 2, 0 2002 av OF BOL.I.,11\10 HILLS YvAli ilfuejAll:j 'Tx-meg t jj4yAA.12,114--- \A-tut 0A4-c)•- VvI,K3-€" CLr 5/r c\kwil DATE: TO: FROM: • City ofieoffiny JUL NOVEMBER 19, 2002 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR • S A INCORPORATED JANUARY 24, 1957 APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 655 3 MIDDLERIDGE LANE NORTH, (LOT 11-MR) RA-S-1, 1.55 ACRES MR. AND MRS. TILLES MR. DOUGLAS McHATTIE, BOLTON ENGINEERING NOVEMBER 9, 2002 Requests for a Site Plan Review for grading for a sports court and Conditional Use Permit to allow the construction of a sports court at an existing single family residence. BACKGROUND 1. The applicants are requesting a Site Plan approval to construct a 2,394 square foot sports court, which requires grading. Pursuant to Section 17.16.040 of the Zoning Ordinance, a Conditional Use Permit approval is required for sports court. 2. The proposed project is subject to Section 17.16.210(A)(7) (Recreational game courts) of the Zoning Ordinance. Conditions for a sports court are attached to this staff report, and include, but are not limited to, the requirement that a sports court not be located in the front yard, or within 50 feet of any paved road, that the sports court conform to the lot coverage limitations required by the City, that no lighting be installed and other conditions. 3. The gross lot area of the subject lot is 1.42 acres, (61,855 square feet). The net lot area for construction purposes is 42,480 square feet. This is an irregular shaped lot divided by Middleridge Lane North along a 145-foot frontage, with the house, a pool and the future sports court located on the easterly side of Middleridge Lane. 4. An area for a future stable and corral is shown on the westerly portion of the lot, which would be accessed from Middleridge Lane N. In 1974 substantial additions to the house, which included approval to encroach into the front and side yard setbacks, were granted together with a stable located across Middleridge Lane. The stable was not built. In 1978 a similar request for a stable was approved, which was also not built. 5. Grading for the sports court will require 295 cubic yards of cut soil and 295 yards of fill soil, for a total of 590 cubic yards, and will be balanced on site. The slope descends from west to east. The proposed sports court will be located approximately 145 feet ZC No. 655 P1ng.Comm. 11/19/02 1 Printed on Recycled Paper. from the rear property on the south side of the lot and 120 feet from the rear property line on the north side of the lot. 6. Currently there exists one, 6,387 square foot building pad, outside of the setback areas, developed with the main residence, garage, a pool and a service yard. The building pad coverage on this pad is 82.1%, with over half of the house located in the front and side yard setbacks. The proposed sports court will be located on a new 2,611 square foot pad. The building pad coverage of the sports court will be 91.7%. The structural lot coverage, including the future stable will be 8,086 square feet or 19.0%, which is within the allowable 20% maximum. The total lot coverage (including all structures, the court and paved areas) is proposed at 10,721 square feet or 25.2 %, (35% maximum permitted). 7. The disturbed area of the lot will be 16,524 square feet or 38.9%, (40% permitted). It will be required that the graded areas be landscaped and replanted with native vegetation to the maximum extent possible. 8. A retaining wall ranging from 0' to maximum of 4' in height will be constructed along the northerly, westerly and southerly perimeter of the sports court. It will be a requirement that the wall be screened from view. In addition, the applicant is proposing to screen the court with a fence, which would vary in height from 8 feet along the eastern side of the court, (where no retaining wall is proposed), to 4 feet along the western portion of the court, and will be located on top of the block wall. 9. The Rolling Hills Community Association, (RHCA) will review this project at a later date. 10. The project is exempt from CEQA requirements. RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. RECEN I'1:1' APPROVED SPORT COURTS TENNIS COURTS . Address 16 Crest Road West 14 Portuguese Bend Rd. 2,170 52,740 16 Eastfied ' 5,111 72,000 12 Outrider 2,450 85,370 11 Chuckwagon 2,779 46,627 Proposed-3 Middleridge 2,394 42,480 Lane North Square feet Net lot area in sa_.ft. 7,000 88,660 ZC No. 655 Plng.Comm. 11/19/02 2 Requirements for Recreational Game"'Courts RECREATIONAL GAME COURTS a. Requires minimum 450 square foot stable and minimum 550 square foot corral area. b. Prohibited in front yard. c. Prohibited within 50 feet of any paved road or street easements. d. Retaining walls shall not exceed 4 feet nor be exposed to the exterior. e. Conform to lot coverage limitations (maximum 20% structural lot coverage and maximum 35% total lot coverage). f. Prohibited on slopes exceeding a 2:1 grade, nor shall court be located on the sides or bottoms of canyons or natural drainage courses. Requires balanced cut and fill not to exceed 750 cubic yards. h. Requires that graded area not exceed 10,000 square feet. i. Requires retention of existing topography, flora and natural features to the greatest extent possible. j. Requires City/County approved drainage system. g. k. Requires screening on all four sides. I. Requires that landscape screening not interfere with viewscape of surrounding properties or easements. m. Prohibits court lighting. n. Allows the imposition of conditions when necessary to ensure that noise does not constitute a nuisance to surrounding properties. ZC No. 655 Plng.Comm. 11/19/02 3 PROPOSED Proposed 450 sq.ft. future stable and 550 sq.ft. corral at westerly side of Middleridge Lane Not in front yard Not within 50 feet of a paved road or street easement Maximum 4 feet walls are proposed. Landscaping will be required to screen exterior of wall. Conforms with lot coverage requirements - Slope will not exceed a 2:1 grade, and not located in a canyon or natural drainage course. Proposed cut and fill will be 590 cubic yards for the sports court. Graded area for the sports court will be 6,200 square feet Planning Commission will review Required condition Required condition Planning Commission will review Required condition Planning Commission will review ZONING CASE NO. 655 SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by Total more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE 12.3% (20% maximum) TOTAL LOT COVERAGE 18.5% (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE SPORTS COURT PAD COVERAGE N/A FUTURE STABLE PAD COVERAGE EXISTING PROPOSED Existing residence and pool Sports Court Residence Garage Swim Pool/Spa Service Yard 82.1 % GRADING N/A Site Plan Review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. none & 550 SQ.FT. CORRAL) 24.3% STABLE ACCESS none (maximum 25% slope) ROADWAY ACCESS VIEWS PLANTS AND ANIMALS 3704 sq.ft. 648 sq.ft. 794sq.ft. 96 sq.ft. 5242 sq.ft. Existing from Middleridge Lane N. N/A N/A ZC No. 655 PIng.Comm. 11/19/02 4 Residence Garage Swim Pool/Spa Service Yard Stable -future Sports Court Total 19.0% 25.2% 82.1% 91.7% 29.6% Combined- 78.3% 295 cubic yards cut 295 cubic yards fill 38.9% 450 sq.ft. future 550 sq.ft. future 3704 sq.ft. 648 sq.ft. 794 sq.ft. 96 sq.ft. 450sq.ft. 2394 sa.ft. 8086 sq.ft. When constructed will be from Middleridge Lane N. No change is proposed Planning Commission review Planning Commission review