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835, 900 sq. ft. stable, tack room , Staff Reports9 • • 84aiRaeaif gee6 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.4B Mtg. Date: 06/10/13 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THROUGH: STEVE BURRELL, INTERIM CITY MANAGER SUBJECT: RESOLUTION NO. 2013-08. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A STABLE WITH COVERED PORCH AND A CORRAL AND GRANTING A VARIANCE TO ENCROACH WITH A PORTION OF THE CORRAL FURTHER INTO THE REAR SETBACK THAN PERMITTED IN ZONING CASE NO. 835 AT 0 CHESTNUT LANE, (LOT 241-A-1MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). RECOMMENDATION AND PLANNING COMMISSION ACTION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. 2. The applicants, Mr. and Mrs. Takahashi request a Conditional Use Permit to construct a 900 square foot stable with 192 square foot covered porch and a 3,008 square foot corral, of which 1,850 square feet would encroach further into the rear setback than allowed. Pursuant to the Zoning Ordinance, stables and corrals may be located 25-feet from the rear property line. The proposed corral would be located 10 feet from the rear property line, which requires a Variance. 3. The Planning Commission approved the project unanimously and adopted the enclosed Resolution, finding the construction of the stable and corral would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with City's g. - to promote agricultural uses; the general ZC. No. 835 • location was approved as set -aside area for future stable and corral with previous developments on the property; the area is located in an area on the property that is adequately sized to accommodate the stable and corral; the proposed structure is appropriately located in that it will be sufficiently separated from nearby structures used for residences; and the structure meets all of the development standards of the stable ordinance. 4. Attached is a Resolution with standard findings and facts, including conditions specific to this project as follows: • Any further development on the property or modification to this project must be reviewed and approved by the Planning Commission. • If trees and/or shrubs are planted in the area of this project they shall not grow into the neighbors' view nor be higher than the ridgeline of the stable. • That the access to the stable not be entirely paved and be roughened and a plan for the access be submitted to staff. BACKGROUND 5. During Planning Commission review process neighbors from 41 Crest Road West were present at the public hearing and of the neighbors, Mrs. Krauthamer, was at the field trip and expressed concerns that if landscaping is introduced it be planted so as not to block their view in the future. Following the Commission meetings the residents at 41 Crest Road had no objection to the project with the conditions stipulated by the Planning Commission. 6. In 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the lot. The house was completed in 2009. The pool was not constructed at that time. In February 2012, the Planning Commission approved a larger pool and an addition to the residence, which was recently completed. 7. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.) The property is accessed from the northeast portion of the lot off Chestnut Lane via a long driveway. 8. With the previous applications, a 2,250 square foot area for a future minimum 450 square foot stable and 550 square foot corral on an existing building pad was set - aside in the rear of the property with access from the driveway. The proposed stable and corral are in the location previously set aside, except that the coral is proposed to extend beyond the previously set aside building pad. MUNICIPAL CODE COMPLIANCE 9. Pursuant to the Zoning Code requirements stables over 200 sq.ft. and corrals over 550 sq.ft. require a Conditional Use Permit and are subject to the requirements of Chapter Z.C. No. 835 • 17.18. The proposed stable will be one story, and will consist of 2 stalls, grooming, feed and storage room, and a tack room. The corral is proposed to be 3,008 square feet. Pursuant to the zoning code requirements the following is applicable to this request: REQUIREMETNS PROPOSED Not less than 6' wide roughened access Proposed 12' wide access from existing driveway. Commission condition to install D.G. or other porous surface. Stable, corral not to be located on slopes No grading. Will be located on existing pad greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Min. 35' from any residential structure Building to be designed for rural and agricultural uses only, but may include storage of vehicles and household items Size to include the entire footprint including loft,. if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room Tack room may have sanitary and kitchen amenities Tack room may have glazed openings Entry doors to agricultural space to be min. 4'wide & 8' high; appearance of a stable door Loft may be permitted over the agricultural spac4 Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral shall be fenced Access not to exceed 25% Corral to be contiguous to stable. Planning Commission may determine the size of a coral based on the size of the stable Commercial uses or sleeping is not allowed Stable to be located up to the allowable 25' setback. Corral is proposed to be located to up to 10' from the rear property line - requires a Variance Over 100' to residential structure -on subject property & 238' to neighbor's stable Building is proposed to look like a stable 900 sq.ft. with 192 square foot covered porch; no loft is proposed Agricultural spaces, including grooming area comprise 540 square feet or 60% Tack room comprises'360 sq.ft. or 40% of the structure Kitchenette and bathroom are proposed and are allowed Windows in tack room To comply- reviewed by the Architectural Committee. Shutters, and Dutch swinging doors maintain the appearance of a stable No loft No loft Proposed dirt or D.G. Proposed fenced corral Access proposed bt.12.5% - 25% grade 3,008 s.f. corral contiguous to stable. 1,850 sq.ft. of the corral would encroach further than allowed into the rear setback Applicant is not proposing any commercial uses or sleeping in the stable 10. The net lot area of the lot is 89,440 square feet. The structural lot coverage proposed is 8,768 square feet or 9.8% of the net lot area, which includes all of the structures. With the allowances for the ., tdoor kitchen and detached trellis the net lot Z.C. No. 835 • • coverage would be 9.4% - 20% permitted. The total lot coverage proposed, including structures and flatwork is proposed to be 21,399square feet or 23.9% of the net lot area, (35% permitted). 11. The residential building pad is 19,440 square feet. Coverage on this pad will remain at 37.6%. The 2,250 square foot stable pad will have coverage of 44.5% with a 900 sq.ft. stable and porch. 12. Drainage from the stable will be discharged towards the front. A drainage plan will be required at the plan check stage of the development. 13. Fifty-five (55.5%) percent of the lot was previously disturbed. Therefore, the previous disturbance of 55.5% of the lot is legal, nonconforming. No additional grading is proposed for this development. 14. In response for justification for the Variance request to encroach with the corral further into the rear setback than allowed, the applicant's representative states that "placing the corral further within setback was requested by the Architectural Committee to provide better horse access to the two stalls. The design was limited as the pad for the stable and corral was cut previously in the existing hill and access to the pad is from the uphill side. Alternative designs were investigated through the Planning staff and the Architectural Committee and the proposal is the result of that investigation". The Architectural Committee reviewed several designs for the location of the tack room and agricultural space as well as the access and suggested the one that is being proposed. The applicants' representative further states that "the new corral and stable are well away from any adjacent habitable structure and not readily visible from any adjacent property". 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 16. When reviewing a development application the Planning Commission considers whether the proposed project meets the criteria for CUP and Variance of the Zoning Code. Z.C. No. 835 ZONING CASE NO. 835 DEVELOPMENT STANDARDS RA-S-2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required for new structures and if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE 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 (minimum 450 sq. ft.) CORRAL (minimum 550 sq_. ft.) STABLE ACCESS ACCESSWAY VIEWS EXISTING RESIDENCE & POOL (w/ previously approved location for 450 sq.ft. stable) Residence Garage Stable-fut. Service Pool/ spa Pool eqpm. Porches Trellis Det. trellis BBQ area TOTAL 4644.5 sq.ft 885 sq.ft 450 sq.ft. 96 sq.ft 896 sq.ft. 30 sq.ft. 512.5 sq.ft 252 sq.ft 312 sq.ft. 48 sq.ft. 8,126 sq.ft 9.1% of 89,440 sq.ft. net lot area (8.8% w/allowances) 23.2% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft. 20%-future on 2,250 sq.ft. pad N/ A. 55.5% of lot was previously disturbed 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Ln. Planning Commission PLANTS AND ANIMALS Planning Commission Z.C. No. 835 PROPOSED STABLE/ CORRAL Residence Garage Stable Service Pool/spa Pool eqpm. Porches Trellis Det. trellis BBQ area TOTAL 4644.5 sq.ft 885 sq.ft 900 sq.ft. 96 sq.ft 896 sq.ft. 30 sq.ft. 704.5 sq.ft 252 sq.ft 312 sq.ft. 48 sq.ft. 8,768 sq.ft. 9.4% of 89,440 sq.ft. net lot area w/ allowances 21,399 sq.ft. 23.9% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft..pad 44.5% on 2,250 sq.ft. pad NONE 55.5 % of lot was previously disturbed 900 sq.ft. ,192 sq.ft. porch 3,008 sq.ft. corral From driveway Existing from Chestnut Lane Planning Commission condition Planning Commission condition CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; Cy That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may, impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance Z.C. No. 835 0 i RESOLUTION NO. 2013-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A STABLE WITH COVERED PORCH AND A CORRAL AND GRANTING A VARIANCE TO ENCROACH WITH A PORTION OF THE CORRAL FURTHER INTO THE REAR SETBACK THAN PERMITTED IN ZONING CASE NO. 835 AT 0 CHESTNUT LANE, (LOT 241-A-1MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Takahashi with respect to real property located at 0 Chestnut Lane (Lot 241-A-1-MS), Rolling Hills, CA requesting a Conditional Use Permit to construct a 900 square foot stable with 192 square foot covered porch and a 3,008 square foot corral, of which 1,850 square feet would encroach further into the rear setback than allowed. Pursuant to the Zoning Ordinance, stables and corrals may be located 25-feet from the rear property line, however the proposed corral would be located 10 feet from the rear property line, which requires a Variance. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on February 19, 2013 and April 16, 2013 and at a field trip visit on April 16, 2013. The applicants were notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicants' representative and one neighbor were in attendance at the hearings. Section 3. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.). The property is currently developed wit a 4,320 square foot new residence with 885 square foot garage, 466 square foot swimming pool/spa in the front yard area and a service yard. No grading is proposed with this development. Section 4. The Planning Commission finds that the project qualifies as Class 3 exemption from environmental review under the California Environmental Quality Act. Section 5. Section 17.18 of the Rolling Hills Municipal Code permits approval of a stable over 200 square feet and a corral over 550 square feet, provided the Planning Commission approves a Conditional Use Permit. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. B. The granting of a Conditional Use Permit for the construction of the stable and corral would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, meets all the applicable code development standards for a stable and corral, and the area is located in an area on the property that is adequately sized to accommodate the stable and adjoining corral. The proposed structure is appropriately located in that it will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters. Reso. 2013-08 0 Chestnut 1 • • C. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed stable and corral orientation is not towards neighbors and its general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. Condition has been added tot his approval that if threes or shrubs are planted, they shall not block the view from adjacent properties. The proposed stable and corral are to be located on an already graded area, therefore preserving the natural terrain of the remaining of the property. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the stable complies with the low profile residential development pattern of the community and will not give the property an over -built look, and the corral area will remain open and unobstructed. The lot is 2.05 acres net in size and is sufficiently large to accommodate the proposed structure. E. The proposed conditional use complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Section 17.18 of the Zoning Ordinance. F. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. Section 6. Sections 17.38.010 through 17.38.050 of the Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when, due to exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone, strict application of the Code would deny the property owner substantial property rights enjoyed by other properties in the same vicinity and zone. The applicant seeks a variance from the requirement that stable and corrals may be located up to 25-foot from the rear property line, where as the proposed corral would be located 10 feet from the rear property line, (Section 17.18.090). 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 or to the intended use that do not apply generally to the other property or class of use in the same zone because the lot was previously graded to allow for a stable and corral in the rear yard area. The topography of the lot together with the fact that the existing stable pad and residence are located in the rear of the lot create difficulty in constructing a stable and corral elsewhere on the property. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because due to the existing grade, irregular lot configuration it would be a hardship to locate the corral elsewhere and still meet the distance separation between structures. The expansive open space in the front comfortably supports a stable and corral in the rear. The limited depth of the property and slopes in the front places a hardship on locating the stable and corral in the side or front areas. The proposed corral is to be located on an already graded area, therefore preserving the natural terrain of the remaining of the property. 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 a corral would not affect any neighbor's views and therefore property value and would be screened from the street. Development of the corral in the rear yard setback will allow substantial portion of the front of the lot to remain undeveloped. E. The variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities. Reso. 2013-08 0 Chestnut 2 • • F. The variance request is consistent with the General Plan. The proposed project, together with the variance, will be compatible with the objectives, policies, general land uses and programs specified in the General Plan and will uphold the City's goals to protect and promote construction of equestrian facilities. Section 7. Based upon the foregoing findings in Section 5 and 6, the Planning Commission hereby approves Zoning Case No. 835 a Conditional Use Permit for a stable and corral and a Variance to locate the corral in the rear yard setback, not less than 10' from the rear property line, subject to the following conditions: A. The Conditional Use Permit and Variance approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.070 and 17.42.070, unless otherwise extended pursuant to the requirements of this section. B. It is declared and made a condition of this approval that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The conditions of approval specified herein shall be printed on the construction plans submitted to the buidling department for plan check and permitting and shall be available at all time at the construction stie. E. The lot shall be developed and maintained in substantial conformance with the site plan on file dated April 10, 2013 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Variance and CUP approvals, herein as applicable, shall be incorporated into the building permit working drawings and complied with prior to issuance of a building permit from the building department. F. Prior to submittal of final working drawings to the Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission. G. The licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth therein and the City's Building Code and Zoning Ordinance. Further, the person obtaining a building and/ or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. H. Structural lot coverage of the lot shall not exceed 8,768 square feet or 9.8 % of the net lot area, in conformance with lot coverage limitations (20% maximum). I. The total lot coverage proposed, including structures and flatwork shall not exceed 21,399 square feet or 23.9%, of the net lot area, in conformance with lot coverage limitations (35% max). Reso. 2013-08 0 Chestnut 3 • • J. There shall be no grading for this project. The disturbed area of the lot shall remain as currently graded, and shall not exceed 55.5% of the net lot area, as previously approved. K. The existing stable and corral pad shall not be enlarged or further encroach into the setback. The building pad coverage on this pad shall not exceed 44.5%. L. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting and roof covering (RHMC 17.16.190), as well as all other development standards. M. All utility lines to the stable shall be placed underground. N. A drainage plan, if required by the Building Department shall be prepared and approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to County Code requirements. O. The stable uses, interior and exterior design are subject to the requirements of Section 17.18.060 of the RH Zoning Ordinance. The surface of the corral, paddock and areas adjacent to the agricultural portion of the stable shall remain permeable at all times. The access to the stable shall be roughened and shall not be entirely paved. The access may not exceed 25 % in slope. Should the cupola be constructed, it shall be moved in a north- easterly direction, so as not to be in the neighbors' view and a revised plan submitted. P. Prior to obtaining a building permit, the applicant shall submit for staff' review a plan of the access to the stable, including type of surface used. Q. If trees or shrubs are planted with this project, they shall be of a type that do not grow higher than the ridge line of the stable and shall be maintained at such height at all times, so that not to impair neighbors' view. The landscaping, if planted, shall include native drought -resistant vegetation and be planted in an offset manner so that not to result in a hedge like screen. R. Perimeter easements and trails, if any, including roadway easements shall remain free and clear of any improvements including, but not be limited to, fences including construction fences, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. S. 50% of arty construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permit prior to start of work. T During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. U. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. V. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management. The stable bathroom facility shall be connected to the existing sewer line on the property. Reso. 2013-08 0 Chestnut 0) • • W. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modifications to the property or this project, which would constitute additional grading or structural development shall require the filing of a new application for approval by the Planning Commission. X. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. Y. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 21st DAY OF MAY 2013. D CHE'LF, CHAIRM A 1'1'EST: HEIDI LUCE, DEPUTY CITY CLERK Reso. 2013-08 0 Chestnut 5 STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 2013-08 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A STABLE WITH COVERED PORCH AND A CORRAL AND GRANTING A VARIANCE TO ENCROACH WITH A PORTION OF THE CORRAL FURTHER INTO THE REAR SETBACK THAN PERMITTED IN ZONING CASE NO. 835 AT 0 CHESTNUT LANE, (LOT 241-A-1MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at regular meeting of the Planning Commission on May 21, 2013 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners Henke, Mirsch, Smith and Chairman Chelf. None. None. Npne. and in compliance with the laws of California was posted at the following: Administrative Offices HEIDI LUCE, DEPUTY CITY CLERK Reso. 201.3-08 0 Chestnut 6 TO: FROM: ge4 Ratiaif geela INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 6B Mtg. Date: 5-21-13 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: RESOLUTION NO. 2013-08, ZONING CASE NO. 835 0 CHESTNUT LANE, (LOT 241-A-1 MS) RA-S-2, 2.35 ACRES (GROSS) MR. AND MRS. TAKAHASHI MATTHEW JONES, PENINSULA ENGINEERING FEBRUARY 7, 2013 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Takahashi, requested a Conditional Use Permit to construct a 900 square foot stable with 192 square foot covered porch and a 3,008 square foot corral, of which 1,850 square feet would encroach further into the rear setback than allowed, Pursuant to the Zoning Ordinance, stables 'and corrals may be located 25-feet from the rear property line, however the proposed corral would be located 10 feet from the rear property line, which requires a Variance. 2. At the field visit to the site on April 16, 2013, the Planning Commission directed staff to prepare a resolution of approval in this case. One neighbor was present at the field trip, but had no objection to this project providing the Commission conditions are implemented. 3. Attached is a Resolution with standard findings and facts, including conditions as follows: • Any further development on the property or modification to this project must be reviewed and approved by the Planning Commission. • If trees and/or shrubs are planted they shall not grow into the Krauthammer view nor be higher than the ridgeline of the stable. • That the access to the stable not be entirely paved and be roughened and a plan for the access be submitted to staff. • That if the cupola is built it be moved. 4. It is recommended that the Planning Commission review and adopt the attached resolution. -1- o o THIS PAGE INTENTIONALLY LEFT BLANK J RESOLUTION NO. 2013-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A STABLE WITH COVERED PORCH AND A CORRAL AND GRANTING A VARIANCE TO ENCROACH WITH A PORTION OF THE CORRAL FURTHER INTO THE REAR SETBACK THAN PERMITTED IN ZONING CASE NO. 835 AT 0 CHESTNUT LANE, (LOT 241-A-1MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Takahashi with respect to real property located at 0 Chestnut Lane (Lot 241-A-1-MS), Rolling Hills, CA requesting a Conditional Use Permit to construct a 900 square foot stable with 192 square foot covered porch and a 3,008 square foot corral, of which 1,850 square feet would encroach further into the rear setback than allowed. Pursuant to the Zoning Ordinance, stables and corrals may be located 25-feet from the rear property line, however the proposed corral would be located 10 feet from the rear property line, which requires a Variance. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on February 19, 2013 and April 16, 2013 and at a field trip visit on April 16, 2013. The applicants were notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicants' representative and one neighbor were in attendance at the hearings. Section 3. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.). The property is currently developed wit a 4,320 square foot new residence with 885 square foot garage, 466 square foot swimming pool/spa in the front yard area and a service yard. No grading is proposed with this development. Section 4. The Planning Commission finds that the project qualifies as Class 3 exemption from environmental review under the California Environmental Quality Act. Section 5. Section 17.18 of the Rolling Hills Municipal Code permits approval of a stable over 200 square feet and a corral over 550 square feet, provided the Planning Commission approves a Conditional Use Permit. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: Reso. 2013-08 0 Chestnut 1 • • A. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. B. The granting of a Conditional Use Permit for the construction of the stable and corral would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, meets all the applicable code development standards for a stable and corral, and the area is located in an area on the property that is adequately sized to accommodate the stable and adjoining corral. The proposed structure is appropriately located in that it will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters. C. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed stable and corral orientation is not towards neighbors and its general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. Condition has been added tot his approval that if threes or shrubs are planted, they shall not block the view from adjacent properties. The proposed stable and corral are to be located on an already graded area, therefore preserving the natural terrain of the remaining of the property. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the stable complies with the low profile residential development pattern of the community and will not give the property an over -built look, and the corral area will remain open and unobstructed. The lot is 2.05 acres net in size and is sufficiently large to accommodate the proposed structure. E. The proposed conditional use complies with all applicable development standards of the zone district and requires a Conditional Use Permit pursuant to Section 17.18 of the Zoning Ordinance. F. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. Section 6. Sections 17.38.010 through 17.38.050 of the Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when, due to exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone, strict application of the Code would deny the property owner substantial property rights eri oyed by other properties in the same Reso. 2013-08 2 0 Chestnut • • vicinity and zone. The applicant seeks a variance from the requirement that stable and corrals may be located up to 25-foot from the rear property line, where as the proposed corral would be located 10 feet from the rear property line, (Section 17.18.090). 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 or to the intended use that do not apply generally to the other property or class of use in the same zone because the lot was previously graded to allow for a stable and corral in the rear yard area. The topography of the lot together with the fact that the existing stable pad and residence are located in the rear of the lot create difficulty in constructing a stable and corral elsewhere on the property. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because due to the existing grade, irregular lot configuration it would be a hardship to locate the corral elsewhere and still meet the distance separation between structures. The expansive open space in the front comfortably supports a stable and corral in the rear. The limited depth of the property and slopes in the front places a hardship on locating the stable and corral in the side or front areas. The proposed corral is to be located on an already graded area, therefore preserving the natural terrain of the remaining of the property. 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 a corral would not affect any neighbor's views and therefore property value and would be screened from the street. Development of the corral in the rear yard setback will allow substantial portion of the front of the lot to remain undeveloped. E. The variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities. F. The variance request is consistent with the General Plan. The proposed project, together with the variance, will be compatible with the objectives, policies, general land uses and programs specified in the General Plan and will uphold the City's goals to protect and promote construction of equestrian facilities. Section 7. Based upon the foregoing findings in Section 5 and 6, the Planning Commission hereby approves Zoning Case No. 835 a Conditional Use Permit for a stable and corral and a Variance to locate the corral in the rear yard setback, not less than 10' from the rear property line, subject to the following conditions: A. The Conditional Use Permit and Variance approvals shall expire within two years from the effective date of approval as defined in Sections 17.38.070 and 17.42.070, unless otherwise extended pursuant to the requirements of this section. Reso. 2013-08 0 Chestnut 3 B. It isdeclared and made a condition of this approval that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The conditions of approval specified herein shall be printed on the construction plans submitted to the buidling department for plan check and permitting and shall be available at all time at the construction stie. E. The lot shall be developed and maintained in substantial conformance with the site plan on file dated April 10, 2013 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Variance and CUP approvals, herein as applicable, shall be incorporated into the building permit working drawings and complied with prior to issuance of a building permit from the building department. F. Prior to submittal of final working drawings to the Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission. G. The licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth therein and the City's Building Code and Zoning Ordinance. Further, the person obtaining a building and/ or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. H. Structural lot coverage of the lot shall not exceed 8,768 square feet or 9.8% of the net lot area, in conformance with lot coverage limitations (20% maximum). I. The total lot coverage proposed, including structures and flatwork shall not exceed 21,399 square feet or 23.9%, of the net lot area, in conformance with lot coverage limitations (35% max). Reso. 2013-08 0 Chestnut 4 (D> • • J. There shall be no grading for this project. The disturbed area of the lot shall remain as currently graded, and shall not exceed 55.5% of the net lot area, as previously approved. K. The existing stable and corral pad shall not be enlarged or further encroach into the setback. The building pad coverage on this pad shall not exceed 44.5%. L. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting and roof covering (RHMC 17.16.190), as well as all other development standards. M. All utility lines to the stable shall be placed underground. N. A drainage plan, if required by the Building Department shall be prepared and approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to County Code requirements. O. The stable uses, interior and exterior design are subject to the requirements of Section 17.18.060 of the RH Zoning Ordinance. The surface of the corral, paddock and areas adjacent to the agricultural portion of the stable shall remain permeable at all times. The access to the stable shall be roughened and shall not be entirely paved. The access may not exceed 25% in slope. Should the cupola be constructed, it shall be moved in a north- easterly direction, so as not to be in the neighbors' view and a revised plan submitted. P. Prior to obtaining a building permit, the applicant shall submit for staff' review a plan of the access to the stable, including type of surface used. Q. If trees or shrubs are planted with this project, they shall be of a type that do not grow higher than the ridge line of the stable and shall be maintained at such height at all times, so that not to impair neighbors' view. The landscaping, if planted, shall include native drought -resistant vegetation and be planted in an offset manner so that not to result in a hedge like screen. R. Perimeter easements and trails, if any, including roadway easements shall remain free and clear of any improvements including, but not be limited to, fences including construction fences, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. S. 50% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permit prior to start of work. T During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the Reso. 2013-08 0 Chestnut 5 • • hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. U. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. V. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management. The stable bathroom facility shall be connected to the existing sewer line on the property. W. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modifications to the property or this project, which would constitute additional grading or structural development shall require the filing of a new application for approval by the Planning Commission. X. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. Y. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 21st DAY OF MAY 2013. BRAD CHELF, CHAIRMAN ATTEST: HEIDI LUCE, DEPUTY CITY CLERK Reso. 2013-08 0 Chestnut 6 STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 2013-08 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A STABLE WITH COVERED PORCH AND A CORRAL AND GRANTING A VARIANCE TO ENCROACH WITH A PORTION OF THE CORRAL FURTHER INTO THE REAR SETBACK THAN PERMITTED IN ZONING CASE NO. 835 AT 0 CHESTNUT LANE, (LOT 241-A-1MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at regular meeting of the Planning Commission on May 21, 2013 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices HEIDI LUCE, DEPUTY CITY CLERK Reso. 2013-08 0 Chestnut TO: 6(4 aiRaff4f, qed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 9B Mtg. Date: 4-16-13 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 835 0 CHESTNUT LANE, (LOT 241-A-1 MS) RA-S-2, 2.35 ACRES (GROSS) MR. AND MRS. TAKAHASHI MATTHEW JONES, PENINSULA ENGINEERING FEBRUARY 7, 2013 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Takahashi, request a Conditional Use Permit to construct a 900 square foot stable with 192 square foot covered porch and a 3,008 square foot corral, of which 1,850 square feet would encroach further into the rear setback than allowed. Pursuant to the Zoning Ordinance, stables and corrals may be located 25-feet from the rear property line, however the proposed corral would be located 10 feet from the rear property line, thus the request for a Variance. 2. The Planning Commission visited the site earlier today. It is recommended that the Planning Commission continue the public hearing, take public testimony and provide direction to staff. BACKGROUND 3. In 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the lot. The house was completed in 2009. The pool was not constructed at that time. In February 2012, the Planning Commission approved a larger pool and an addition to the residence, which was recently completed. • • 4. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.) The property is accessed from the northeast portion of the lot off Chestnut Lane. 5. With the previous applications, a 2,250 square foot area for a future minimum 450 square foot stable and 550 square foot corral on an existing building pad was set - aside in the rear of the property with access from the driveway. The proposed stable and corral are in the location previously set aside, except that the coral is proposed to extend beyond the previously set aside building pad. MUNICIPAL CODE COMPLIANCE 6. Pursuant to the Zoning Code requirements stables over 200 sq.ft. and corrals over 550 sq.ft. require a Conditional Use Permit and are subject, to the requirements of Chapter 17.18. The proposed stable will be one story, and will consist of 2 stalls, grooming, feed and storage room, and a tack room. The corral is proposed to be 3,008 square feet. Pursuant to the zoning code requirements the following is applicable to this request: REQUIREMETNS PROPOSED Not less than 6' wide roughened access Proposed 12' wide access from existing Stable, corral not to be located on slopes greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Min. 35' from any residential structure Building to be designed for rural and agricultural uses only, but may include storage of vehicles and household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room Tack room may have sanitary and kitchen amenities Tack room may have glazed openings Entry doors to agricultural space to be min. 4'wide & 8' high; appearance of a stable door Loft may be permitted over the agricultural spat( driveway. Commission condition to install D.G. or other porous surface. No grading. Will be located on existing pad Stable to be located up to the allowable 25' setback. Corral is proposed to be located to up to 10' from the rear property line - requires a Variance Over 100' to residential structure -on subject property & 238' to neighbor's stable Building is proposed to look like a stable 900 sq.ft. with 192 square foot covered porch; no loft is proposed Agricultural spaces, including grooming area comprise 540 square feet or 60% Tack room comprises 360 sq.ft. or 40% of th( structure Kitchenette and bathroom are proposed and are allowed Windows in tack room To comply- reviewed by the Architectural Committee. Shutters, and Dutch swinging doors maintain the appearance of a stable No loft ZC NO. 835 Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral shall be fenced Access not to exceed 25% Corral to be contiguous to stable. Planning Commission may determine the size of a coral based on the size of the stable Commercial uses or sleeping is not allowed No loft Proposed dirt or D.G. Proposed fenced corral Access proposed bt.12.5% - 25% grade 3,008 s.f. corral contiguous to stable. 1,850 sq.ft. of the corral would encroach further than allowed into the rear setback Applicant is not proposing any commercial uses or sleeping in the stable 7. The net lot area of the lot is 89,440 square feet. The structural lot coverage proposed is 8,768 square feet or 9.8% of the net lot area, which includes all of the structures. With the allowances for the outdoor kitchen and detached trellis the net lot coverage would be 9.4% - 20% permitted. The total lot coverage proposed, including structures and flatwork is proposed to be 21,399square feet or 23.9% of the net lot area, (35% permitted). 8. The residential building pad is 19,440 square feet. Coverage on this pad will remain at 37.6%. The 2,250 square foot stable pad will have coverage of 44.5% with a 900 sq.ft. stable and porch. 9. Drainage from the stable will be discharged towards the front. A drainage plan will be required at the plan check stage of the development. 10. Fifty-five (55.5%) percent of the lot was previously disturbed. Therefore; the previous disturbance of 55.5% of the lot is legal, nonconforming. No additional grading is proposed for this development. 11. In response for justification for the Variance request to encroach with the corral further into the rear setback than allowed, the applicant's representative states that "placing the corral further within setback was requested by the Architectural. Committee to provide better horse access to the two stalls. The design was limited as the pad for the stable and corral was cut previously in the existing hill and access to the pad is from the uphill side. Alternative designs were investigated and the proposal is the result of that investigation". The Architectural Committee reviewed several designs for the location of the tack room and agricultural space as well as the access and suggested the one that is being proposed. The applicants' representative further states that "the new corral and stable are well away from any adjacent habitable structure and not readily visible from any adjacent property". 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 13. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for CUP and Variance of the Zoning Code. ZC NO. 835 ZONING CASE NO. 835 DEVELOPMENT STANDARDS RA-S-2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required for new structures and if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE 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 (minimum 450 sa. ft.) CORRAL (minimum 550 sa. ft.) STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS EXISTING RESIDENCE & POOL Residence Garage Stable-fut. Service Pool/ spa Pool eqpm. Porches Trellis Det. trellis BBQ area TOTAL 4644.5 sq.ft 885 sq.ft 450 sq.ft. 96 sq.ft 896 sq.ft. 30 sq.ft. 512.5 sq.ft 252 sq.ft 312 sq.ft. 48 sq.ft. 8,126 sq.ft 9.1 % of 89,440 sq.ft. net lot area (8.8 % w/ allowances) 23.2% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft. 20%-future on 2,250 sq.ft. pad N/ A. 55.5 % of lot was previously disturbed 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Ln. Planning Commission Planning Commission PROPOSED STABLE Residence Garage Stable Service Pool/spa Pool eqpm. Porches Trellis Det. trellis BBQ area TOTAL 4644.5 sq.ft 885 sq.ft 900 sq.ft. 96 sq.ft 896 sq.ft. 30 sq.ft. 704.5 sq.ft 252 sq.ft 312 sq.ft. 48 sq.ft. 8,768 sq.ft. 9.4% of 89,440 sq.ft. net lot area w/ allowances 21,399, sq. ft.23.9 % of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft..pad 44.5% on 2,250 sq.ft. pad NONE 55.5% of lot was previously disturbed 900 sq.ft. ,192 sq.ft. porch 3,008 sq.ft. corral From driveway Existing from Chestnut Lane Planning Commission review Planning Commission review ZC NO. 835 • • CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 835 • ov J`9 C1t0//ll,JJ1// Q R March 20, 2013 Mr. and Mrs.Takahashi 0 Chestnut Lane Rolling Hills, CA 90274 ZONING CASE NO. 835 - stable Dear Mr. and Mrs. Takahashi: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 This is to notify you that the Planning Commission at their regular meeting on March 19, 2013 voted to continue the field trip to your property to Tuesday, April 16, at about 8:00 a.m. Their schedule is to visit another property beginning at 7:30 a.m. and then proceed to 0 Chestnut. Please have your project staked per the instructions provided to you previously. If you have any questions, please call me at 310 377-1521 or e-mail at ys@cityofrh.net Si Y, Y• - nta Schwartz anning Director cc: Matthew Jones, Peninsula Engineering Co. Printed on Recycled Paper TO: FROM: &re-/ Ridge, qeeed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 8A Mtg. Date: 2-19-13 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 835 0 CHESTNUT LANE, (LOT 241-A-1 MS) RA-S-2, 2.35 ACRES (GROSS) MR. AND MRS. TAKAHASHI MATTHEW JONES, PENINSULA ENGINEERING FEBRUARY 7, 2013 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Takahashi, request a Conditional Use Permit to construct a 900 square foot stable with 192 square foot covered porch and a 3,008 square foot corral, of which 1,850 square feet would encroach further into the rear setback than allowed. Pursuant to the Zoning Ordinance, stables and corrals may be located 25-feet from the rear property line, however the proposed corral would be located 10 feet from the rear property line, thus the request for a Variance. BACKGROUND 2. In February 2012, the Planning Commission approved a pool and an addition to the residence. In 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the lot. The house was completed in 2009 and the swimming pool and addition approved in 2012 are almost completed. 3. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.) The property is accessed from the northeast portion of the lot off Chestnut Lane. C- • • 4. With the previous applications, a 2,250 square foot area for a future minimum 450 square foot stable and 550 square foot corral on an existing building pad was set - aside in the rear of the property with access from the driveway. The proposed stable and corral are in the location previously set aside, except that the coral is proposed to extend beyond the previously set aside building pad. MUNICIPAL CODE COMPLIANCE 5. Pursuant to the Zoning Code requirements stables over 200 sq.ft. and corrals over 550 sq.ft. require a Conditional Use Permit and are subject to the requirements of Chapter 17.18. The proposed stable will be one story, and will consist of 2 stalls, grooming, feed and storage room, and a tack room. The corral is proposed to be 3,008 square feet. Pursuant to the zoning code requirements the following is applicable to this request: REQUIREMETNS PROPOSED Not less than 6' wide roughened access Proposed 12' wide access from existing driveway. Commission condition to install D.G. or other porous surface. Stable, corral not to be located on slopes No grading. Will be located on existing pad greater than 4:1 Not in front yard or side or front setback. May be located up to 25' in rear setback. Min. 35' from any residential structure Building to be designed for rural and agricultural uses only, but may include storage of vehicles and household items Size to include the entire footprint including loft, if any Minimum of 60% shall be maintained for agricultural uses Maximum of 40% not to exceed 800 s.f. may be maintained for a tack room Tack room may have sanitary and kitchen amenities Tack room may have glazed openings Entry doors to agricultural space to be min. 4'wide & 8' high; appearance of a stable door Loft may be permitted over the agricultural spacc, Loft plate height may not exceed 7' Exterior area of stables may not to be paved Corral shall be fenced Access not to exceed 25% Corral to be contiguous to stable. Planning Stable complies. Corral is proposed to be located to up to 10' from the rear property line -requires a Variance Over 100' to residential structure -on subjectl property & 238' to neighbor's stable Building is proposed to look like a stable 900 sq.ft. with 192 square foot covered porch; no loft is proposed Agricultural spaces, including grooming area comprise 540 square feet or 60% Tack room comprises 360 sq.ft. or 40% of thi structure Kitchenette and bathroom are proposed and are allowed Windows in tack room To comply- reviewed by the Architectural Committee. Shutters, and Dutch swinging doors maintain the appearance of a stable No loft No loft Proposed dirt or D.G. Proposed fenced corral Access proposed bt.12.5% - 25% grade 3,008 s.f. corral contiguous to stable. 1,850 ZC NO.835 Commission may determine the size of a coral based on the size of the stable Commercial uses or sleeping is not allowed sq.ft. of the corral would encroach further than allowed into the rear setback Applicant is not proposing any commercial uses or sleeping in the stable 6. The net lot area of the lot is 89,440 square feet. The structural lot coverage proposed is 8,768 square feet or 9.8% of the net lot area, which includes all of the structures. With the allowances for the outdoor kitchen and detached trellis the net lot coverage would be 9.4% - 20% permitted. The total lot coverage proposed, including structures and flatwork is proposed to be 21,399square feet or 23.9% of the net lot area, (35% permitted). 7. The residential building pad is 19,440 square feet. Coverage on this pad will remain at 37.6%. The 2,250 square foot stable pad will have coverage of 44.5% with a 900 sq.ft. stable and porch. 8. Drainage from the stable will be discharged towards the front. A drainage plan will be required at the plan check stage of the development. 9. Fifty-five (55.5%) percent of the lot was previously disturbed. Therefore, the previous disturbance of 55.5% of the lot is legal, nonconforming. No additional grading is proposed for this development. 10. In response for justification for the Variance request to encroach with the corral further into the rear setback than allowed, the applicant's representative states that "placing the corral further within setback was requested by the Architectural Committee to provide better horse access to the two stalls. The design was limited as the pad for the stable and corral was cut previously in the existing hill and access to the pad is from the uphill side. Alternative designs were investigated through the Planning Department and the Architectural Committee and the proposal is the result of that investigation". The Architectural Committee reviewed several designs for the location of the tack room and agricultural space as well as the access and suggested the one that is being proposed. The applicants' representative further states that "the new corral and stable are well away from any adjacent habitable structure and not readily visible from any adjacent property". 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 12. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for CUP and Variance of the Zoning Code. ZC NO.835 ZONING CASE NO. 835 DEVELOPMENT STANDARDS RA-S-2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required for new structures and if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE 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 (minimum 450 sa. ft.) CORRAL (minimum 550 sa_. ft.) STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS EXISTING RESIDENCE & POOL Residence Garage Stable-fut. Service Pool/spa Pool eqpm. Porches Trellis Det. trellis BBQ area TOTAL 4644.5 sq.ft 885 sq.ft 450 sq.ft. 96 sq.ft 896 sq.ft. 30 sq.ft. 512.5 sq.ft 252 sq.ft 312 sq.ft. 48 sq.ft. 8,126 sq.ft 9.1% of 89,440 sq.ft. net lot area (8.8% w/allowances) 23.2% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft. 20%-future on 2,250 sq.ft. pad N/A. 55.5% of lot was previously disturbed 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Ln. Planning Commission Planning Commission PROPOSED STABLE Residence Garage Stable Service Pool/spa Pool eqpm. Porches Trellis Det. trellis BBQ area 4644.5 sq.ft 885 sq.ft 900 sq.ft. 96 sq.ft 896 sq.ft. 30 sq.ft. 704.5 sq.ft 252 sq.ft 312 sq.ft. 48 sq.ft. TOTAL 8,768 sq.ft. 9.4% of 89,440 sq.ft. net lot area w/ allowances 21,399 sq.ft.23.9% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft..pad 44.5% on 2,250 sq.ft. pad NONE 55.5% of lot was previously disturbed 900 sq.ft. ,192 sq.ft. porch 3,008 sq.ft. corral From driveway Existing from Chestnut Lane Planning Commission review Planning Commission review ZC NO. 835 • • CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 835