879, Construct a 6-horse stable. 60, Staff Reportsai Re qdea
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INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 4-B
Mtg. Date: 08/10/15
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
THROUGH: RAYMOND R. CRUZ, CITY MANAGER
S
SUBJECT: RESOLUTION NO. 2015-16. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING
APPROVAL OF A CONDITIONAL USE PERMIT AND SITE PLAN
REVIEW FOR GRADING AND CONSTRUCTION OF A STABLE,
CORRAL, RIDING RING AND TURNOUT AREA IN ZONING CASE
NO. 879 AT 1 PINE TREE LANE, (LOT 102-RH), (DELGADO). THE
PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) AS CLASS 3 CATEGORICAL EXEMPTION
PURSUANT TO SECTION 15303 OF THE CEQA GUIDELINES.
REQUEST AND PLANNING COMMISSION ACTION
1. It is recommended that the City Council receive and file this report or provide
other direction to staff.
2. The applicant requested a Site Plan Review and a Conditional Use Permit (CUP)
to construct a one story, 2,976 square foot stable (footprint), including 864 square foot
agricultural and vehicle storage area and 576 square foot tack room. Covered porches
with two breezeways would contain 1,440 square feet. Also proposed is a 4,500 square
foot corral, 50' in diameter 1,965 square foot turnout area, and 8,965 square feet riding
ring. The proposed porches will extend up to 12' in the front of the stable and up to 6'
along the side of the tack room. The paddocks and the wash area will be open to the
sky.
ZC NO. 879
1 Pine Tree Lane
• •
The proposed stable would be maximum 14.5' high, with a ventilation element across
65' of the length of the stalls to up to 19' high total. Access to the proposed stable is
proposed via a minimum 10-foot wide dirt/gravel access way that will join with an
existing paved driveway and proposed motor court.
3. The Planning Commission by a vote 4-1 (Commissioner Kirkpatrick abstained,
because he was absent at the prior Planning Commission meeting), approved the
project. The Commission found that the project meets the City's objective to encourage
equestrian uses; the lot is favorable for such a use and would not look overbuilt;
grading is minimal and which will result in gentle slopes; the stable structure would be
located in a location that already housed a stable, (although smaller); no neighbors
objected to the project; the applicant scaled down the project from the original proposal;
and in general the project will not negatively affect the neighbors or the lot.
BACKGROUND
4. A Site Plan Review is required for the new stable structure and grading and a
CUP is required for the stable, corral and riding ring. Previously, a variance request has
been submitted on the basis that the project would increase the amount of disturbed
area on the lot by 17,600 square feet or 50.5%, exceeding the maximum allowed (40%).
However, subsequently the project architect has demonstrated that by grading out
further and disturbing 26,400 square feet (54.83%), the slopes in the proposed new
disturbed area at no point, will be steeper than 3:1 and the total proposed disturbance of
the lot (111,400 square feet) will comprise less than 60% of the net lot area. In meeting
these two criteria, staff has determined that the project qualifies for an exception to the
40% disturbed area standard (RHMC Section 17.16.070.B) and therefore a Variance is
not required.
5. During the Planning Commission review, as a result of Commission's
suggestion, the applicant revised the project and removed the stable structure from the
50-foot rear setback, reduced it to one story and reduced the total size.
6. The property, located at the intersection of Pine Tree Lane and Portuguese Bend
Road is irregular in shape and consists of 5.88 acres (exclusive of roadway easements)
with 203,160 square feet of net lot area. The site is currently improved with two
building pads: one for the main residence, pool and stable, and a second pad is
improved with a tennis court and gazebo. A third pad is being proposed for a new
riding ring and turnout.
7. On November 25, 2014 the applicant received administrative approval for an 818
square foot addition, increasing the living area to 6,585 square feet. The applicant
subsequently submitted a Site Plan Review which the Planning Commission approved
on January 20, 2015, authorizing the total garage area to be enlarged to 1,266 square feet
and 3,021 square feet of elevated decks to be constructed along the exterior/rear
ZC NO. 879-Stable
1 Pine Tree Lane
• •
perimeter of the home. The administratively approved addition is currently under
construction. The lot is also developed with 960 square foot swimming pool, 7,200
square foot tennis court, 196 square foot gazebo, 600 square foot stable, and pool
equipment area. The existing 600 square foot stable will be demolished to make way for
the new stable.
Recently an administrative approval was granted to demolish the existing pool and
construct a 744 square foot pool in the same general location as the existing pool.
MUNICIPAL CODE COMPLIANCE
8. This proposal is subject to the stable ordinance, adopted in 2011 which requires
that all new stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use
Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance.
The new proposed stable would have a footprint of 2,976 square feet of ground area at a
maximum height of 19'. The floor plan at the ground level provides for 6 horse stalls,
tack room with a bathroom, kitchenette and laundry and across a 1,248 square foot
agricultural/vehicle storage space and feed room.
The total amount of proposed tack area is 19.4% of the entire structure, (40%, not to
exceed 800 sq.ft. is permitted). The corral area, adjacent to the stable is proposed to be
4,500 square feet.
9. The stable/corral is proposed in the northeast corner of the parcel near the rear
property line, approximately in the same location as an existing 600 square foot stable
that was demolished. The stable will be approximately 81 feet at the closest point, from
the existing residence on the same property and will be 109 feet from the closest
neighboring residential structure. The proposed riding ring will be 185 feet from the
closest neighboring residence, across Pine Tree Lane. The proposed turnout will
encroach approximately 10 feet into the rear setback, however the turnout will be at
least 265 feet from the nearest residence to the northeast.
10. Pursuant to the zoning code requirements the following is applicable to this
request:
REQUIREMENTS
Stable access -way minimum 6' wide with
roughened surface
Stable, corral, riding ring not to be located on
slopes greater than 4:1
ZC NO. 879-Stable
1 Pine Tree Lane
PROPOSED
10 'wide minimum access -way with
roughened surface (not paved) joining
existing driveway
Grading includes 300 c.y. total (150 c.y. cut;
150 c.y. fill) no retaining walls
Stable, corral, riding ring - not in front yard; min.
35 ' from side prop line; may be located up to 25'
in rear setback.
Stable, riding ring, turnout min. 35' from any
residential structure
Stable building to be designed for rural and
agricultural uses only, but may include storage
for vehicles, household items
Stable size to include the entire footprint
including loft, if any
Stable minimum of 60% shall be maintained for
agricultural uses
Stable maximum of 40% not to exceed 800 s.f.
may be maintained for a tack room use
Stable tack area may have sanitary and kitchen
amenities
Stable tack area may have glazed openings
Stable agricultural space entry doors to be min.
4'wide & 8' high; appearance of a stable door
Stable loft permitted
Stable loft plate height may not exceed 7'
Stable exterior area may not be paved
Corral minimum 550 sf.; fenced and contiguous
to stable. (Planning Commission may determine
the size of a corral)
Stable access slope not to exceed 25%
Commercial uses or sleeping is not allowed
Turnout encroaches 10-ft into rear yard.
Paddocks encroach 16' into rear setback
Distances from nearest residential structure:
Stable: approx. 81-ft.; Turnout: 265-ft;
Riding ring: 185 ft.
Vehicle storage at ground level also suitable
for agricultural equipment/vehicles.
Single story 2,976 sf.: 1,152 sf. stalls; 384 sf.
feed room; 864 sf. vehicle storage; 576 sf.
tack (laundry/bathroom/kitchenette).
Agricultural spaces, including storage &
feed, comprise 2,400 sf. or 80.6%
Tack use area comprises 576 sf. or 19.4%
Proposed: bathroom & kitchenette
Windows proposed in tack area. (condition
of approval)
Entry doors heights at entrance to
agricultural area are 10-ft. and 7-ft
elsewhere. (Condition of approval)
No loft
No loft
Dirt or D.G. (condition of approval)
Proposed 4,500 sq. ft. fenced corral.
Proposed accessway 6% maximum slope
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, riding rings and turnouts as well as to all other
regulations including, but not be limited to undergrounding of utility lines to the
structure, lighting, roof material, Fire Department requirements and others.
11. Grading in the amount of 300 cubic yard (150 cy. cut and 150 cy. fill) is proposed,
split evenly between the proposed equestrian uses (turnout and riding ring) and new
stable and corral.
ZC NO. 879-Stable
1 Pine Tree Lane
12. The addition of the riding ring and turnout area will increase the total disturbance
of the net lot area by 26,400 square feet (13%), which exceeds the code limit of 40%.
However, as prior noted, the total amount of disturbance (54.8%) qualifies for an
exception to the code, up to 60% disturbance. Further, the area of added disturbance will
have zero pad coverage as the area is solely for outdoor equestrian use with no structures.
13. There are two building pads on the property (not in setbacks): one for or the
existing home (44,500 square feet) and the other for the existing sport court (12,500 square
feet). The residential building pad coverage will increase to 38.9% including the currently
proposed stable and improvements prior approved in January 2015.
14. The structural lot coverage is proposed at 25,115 sf. or 12.3% of the net lot area,
(20% permitted); and the total lot coverage including the structures and paved areas is
proposed to be 44,915 square feet, or 22.6%, (35% permitted).
15. The following table lists stables /sizes approved since 2011, (one story in bold)
Location
11 Blackwater Cyn. Rd.
5 Buggy Whip
0 Chestnut
9 Chuckwagon Rd.
10 Crest Rd. W.
49 Eastfield
12 Johns Cyn. Rd.
3 Meadowlark
29 Middleridge Rd. S.
6 Portuguese Bend Rd.
77 Crest Rd. E
Square Feet/No. of Stories
890 sq. ft. one story
890 sq. ft. one story
900 sq. ft. one story
1,296 sq. ft. first floor / 792 sq. ft. lof
2,088 sq.ft. total
735 sq. ft. first floor / 453 sq. ft. lof ii 19'4"
1,188 sq.ft. total
600 sq. ft. one story 12'6"
735 sq. ft. one story 14'6"
480 sf. first floor / 360 sf. Loft 19'
840 sq.ft. total
2,160 sq. ft. first floor / 800 sf. loft 20'
with center aisle; 2,960 sq.ft. total
450 sq. ft. one story 12'6"
3,456 sq. ft. first floor/ 235 sq.ft. loft
with center isle; 3,691 sq.ft. total
Height
14'6"
14'8"
14'
19'6"
18'4"
* Does not include any projections above the ridgeline (i.e. cupolas, vent grilles)
16. When reviewing a stable development application the Planning Commission
considers whether the proposed project meets the criteria for a Conditional Use Permit,
Site Plan Review, and Chapter 17.18 of the Zoning Code pertaining to stable
requirements and standards.
17. In reviewing a CUP the Planning Commission must find that the use is consistent
with General Plan policies and goals such as maintenance of the City's rural environment
ZC NO. 879-Stable
1 Pine Tree Lane
• •
and open space, complies with and the specific applicable development standards of the
Municipal Code and also determine that the use, with appropriate conditions, will not
adversely affect adjacent or nearby properties.
18. Other required approvals include the RHCA (Architectural Committee), and
ultimately Building and Safety plan checking for building permits. At this time, the
applicant has not reviewed the project with the RHCA.
19. As stated prior no Variance is required for the disturbance of the lot as the applicant
qualifies and meets the criteria for 60% disturbance. The applicant's agent states that the
subject property was developed prior to the 40% maximum limit for disturbed area. In its
existing condition, with development of the home, the existing stable and corral, tennis
court and paved access areas, the property is 41.8% disturbed, thereby establishing an
existing nonconforming condition. The applicant also notes that the proposed
improvements are for equestrian uses (which supports the General Plan goal to maintain a
rural atmosphere), that grading will be minimized and balanced on -site, that the stable and
riding ring will be well outside of the applicable setbacks, and that the grading is very
gentle and will create no steeper than 3:1 slopes.
20. The project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA Guidelines, Sec.15303).
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive
grading practices; preserves existing mature vegetation; is compatible and consistent with the scale,
massing and development pattern in the immediate project vicinity; and otherwise preserves and
protects the health, safety and welfare of the citizens of Rolling Hills.
11.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
ZC NO. 879-Stable
1 Pine Tree Lane
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT:
11.42.050 Basis for approval or denial of conditional use permit.
The Commission (and Council on appeal), in acting to approve a conditional use permit
application, may impose conditions as are reasonably necessary to ensure the project is
consistent with the General Plan, compatible with surrounding land use, and meets the
provisions and intent of this title. In making such a determination, the hearing body shall find
that the proposed use is in general accord with the following principles and standards:
A. That the proposed conditional use is consistent with the General Plan;
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be materially
detrimental to these adjacent uses, building or structures;
C. That the site for the proposed conditional use is of adequate size and shape to
accommodate the use and buildings proposed;
D. That the proposed conditional use complies with all applicable development
standards of the zone district;
E. That the proposed use is consistent with the portions of the Los Angeles County
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities;
F. That the proposed conditional uses observes the spirit and intent of this title.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 879-Stable
1 Pine Tree Lane
ZONING CASE NO. 879 REVISED
SITE PLAN REVIEW EXISTING /PRIOR
APPROVED
RA-S- 2 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 35 ft. from side property line
St. Side: 25 ft. from side easement
Rear: 50 ft. from rear property line
GRADING
Site Plan Review required if
excavation and/or fill or
combination thereof that is more
than 3 feet in depth and covers
more than 2,000 sq. ft.). Must be
balanced on -site.
SINGLE FAMILY
RESIDENCE, GARAGE,
SERVICE YARD, POOL,
TENNIS COURT, STABLE,
DECKS
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Tennis Court
Gazebo
BBQ
Decks
Breezeway
Trellis (attach)
TOTAL
N/A
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
600 sq. ft.
900 sq. ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq.ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
21,469 sq.ft.
PREVIOUSLY PROPOSED
6-16-15
PROPOSED
7-7-15
STABLE, CORRAL, RIDING STABLE, CORRAL, RIDING
RING, TURNOUT RING, TURNOUT
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Tennis Court
Gazebo
BBQ
Decks
Breezeway
Trellis (attach)
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
2740 sq.ft.
3295 sq.ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
TOTAL 26,004 sq. ft.
300 cubic yards
(150 cy. cut, 150 cy.fill)
balanced on -site
150 cy. for new stable and
corral, and 150 cy. for riding
ring and turnout
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. Porch
Stable.
Att.porch hs
Service yard
Tennis Court
Gazebo
BBQ
Decks
Trellis (attach)
6585 sq.ft
1266 sq.ft.
960 sq.ft.
150 sq.ft
2976 sq.ft.
1440 sq.ft
900 sq.ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq.ft.
3021 sq.ft.
164 sq.ft.
25,115 sq.ft.
300 cubic yards
(150 cy. cut, 150 cy.fill)
balanced on -site
150 cy. for new stable and
corral, and 150 cy. for riding
ring and turnout
STRUCTURAL LOT COVERAGE 10.5%
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum -guideline)
Residential
Sports court
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any non -graded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
RIDING RING (CUP Required)
TURNOUT
May encroach up to 25 ft into rear
yard
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
20.2%
31.1% (nonconforming)
59.1%
Previously disturbed - 41.8%
Existing 600 sq.ft. & min 550
sq.ft. corral (to be removed)
Existing
None existing
None existing
I Existing driveway approach
N/A
IN/A
12.8% or 26,004 sf of 203,160
s.f. net lot area
23.03% or 46,804 sq.ft. of
203,160 sq.ft. net lot area
40.75% of 44,500 sq.ft. pad
59.1% of 12,500 sq.ft. pad
54.8% (meets criteria for
exception to 40% per RHMC
Section 17.16.070.B)
1 2,740 sq.ft plus 1,740 sf loft &
4,500 sq.ft. corral
New 10' min. unpaved access
joining to exist'g driveway
9,250 sq. ft. not in any
setback or required yard
2,825 sq. ft. - 60' diameter
encroaches 10' in rear yard
Existing driveway approach
Planning Commission review
!Planning Commission review
12.3 or 25,115 sq.ft. of 203,160
s.f. net lot area
22.6% or 45,915 sq.ft. of
203,160 sq.ft. net lot area
38.9% of 44,500 sq.ft. pad
59.1% of 12,500 sq.ft. pad
54.8% (meets criteria for
exception to 40% per RHMC
Section 17.16.070.B)
2,976 sq.ft. one story
4,500 sq.ft. corral
New 10' min. unpaved access
joining to exist'g driveway
8,965 sq. ft. not in any
setback or required yard
1,965 sq.ft. - 50' diameter
encroaches 10' in rear yard
I Existing driveway approach
Planning Commission
condition
Planning Commission
condition
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S
RESOLUTION NO. 2015 -16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE
PERMIT AND SITE PLAN REVIEW FOR GRADING AND
CONSTRUCTION OF A STABLE, CORRAL, RIDING RING AND
TURNOUT AREA IN ZONING CASE NO. 879 AT 1 PINE TREE LANE,
(LOT 102-RH), (DELGADO).
THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS
FOLLOWS:
Section 1. An application was duly filed by Mr. Jerry Delgado with respect to
real property located at 1 Pine Tree Lane (Lot 102-RH), Rolling Hills, CA requesting a
Conditional Use Permit to construct a 2,976 square foot one story stable, 4,500 square
foot corral, 8,965 square foot riding ring and a Site Plan Review for grading of total of
300 cubic yards of dirt and construction of a 1,965 square foot (50-foot diameter)
turnout. The proposed stable structure, corral and riding ring will be located outside of
the 50-foot rear yard setback, but a paddocks area adjoining the stable and portion of
the turnout will encroach, respectively, 16-feet and 10-feet into the rear yard. Pursuant
to the Zoning Ordinance, stables and corrals may be located 25-feet from the rear
property line.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application at a field trip to the property on June 16, 2015 and July 7,
2015, and at regular Planning Commission meetings on May 19, June 16 and July 7,
2015. 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 applicant and their representatives were in
attendance at the hearings.
During the course of the proceedings, it was determined that a Variance was not
required for exceedance of disturbed area because the resulting grading would not
create slope steeper than 3:1 and the total disturbance will not exceed 60% of the net lot
area. Also during the course of proceedings, to address concerns of visual bulk, the
applicant revised the application to reduce the height of the stable by eliminating a loft,
construct 65 lineal feet of ventilation element at a 19-foot height, and reconfigure the
stable so that it would be located out of the rear setback.
Section 3. The property is zoned RAS-2 (Residential Agricultural -Suburban, 2
acre minimum lot size) and is located at the intersection of Pine Tree Lane and
Portuguese Bend Road. The lot area (excluding the roadway easement) is 5.68 acres.
The net lot area for development purposes is 203,160 square feet or 4.66 acres. Access to
the property is from Pine Tree Lane, via an existing driveway. Access to the proposed
Reso. 2015-16
1 Pine Tree Lane
• •
stable is via a minimum 10-foot wide dirt/gravel access way that will join the existing
driveway with a maximum slope of 6%. An 818 square foot living area addition was
administratively approved in November 25, 2014 (and is under construction) and a
garage addition and 3,021 square feet of decks were approved by the Planning
Commission through a Site Plan Review on January 15, 2015. Recently, an over-the-
counter permit has been approved to allow the demolition of the existing pool, and
replacement with a 744 square foot pool in the same general location.
Section 4. The Planning Commission finds that the project qualifies as Class 3
Exemption, pursuant to Section 15303 of the CEQA (California Environmental Quality
Act) Guidelines and is therefore exempt from environmental review.
Section 5. Section 17.18 of the Rolling Hills Municipal Code permits approval
of a stable over 200 square feet, a corral over 550 square feet, and riding ring 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 (including
proposed 19.4% tack area), corral and riding ring, and the area is located in an area on
the property that is adequately sized to accommodate the stable and adjoining corral.
The proposed stable structure and all proposed equestrian uses (paddocks, wash area,
riding ring and turnout area) 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. The proposed stable and corral are to be located largely on an already
graded area, with relatively minor amount of grading needed to enlarge the stable and
create new riding ring and turnout areas, 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, as revised to a lower height and
Reso. 2015-16 2
1 Pine Tree Lane
• •
increased distance from the rear property line than initially proposed, complies with the
low profile residential development pattern of the community and will not give the
property an over -built look, and the corral, and riding ring areas will remain open and
unobstructed. The lot is 5.68 acres net in size and is sufficiently large to accommodate
the proposed structure.
E. The proposed conditional uses comply with all applicable development
standards of the zone district and requires a Conditional Use Permit pursuant to Section
17.18.050(A) of the Zoning Ordinance.
F. The proposed conditional uses are 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. Section 17.46.030 requires a development plan to be submitted for
Site Plan Review and approval before any grading requiring a grading permit or any
building or structure may be constructed. With respect to the Site Plan Review
application for the grading for a new stable and enlarged corral, turn out and riding
ring, the Planning Commission finds as follows:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed project complies with the
General Plan requirement of low profile, low -density residential development with
sufficient open space between surrounding structures. The development conforms to
Zoning Code setbacks and lot coverage requirements. The proposed project is screened
from the road so as to reduce the visual impact of the development.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new structure,
as revised, will not cause the lot to look overdeveloped. The applicant is utilizing an area
of the lot that is relatively flat and requires minimal grading. The applicant revised his
application to reduce visual impact. Significant portions of the lot will be left
undeveloped so as to maintain open space on the property. The structures will be
screened. The nature, condition, and development of adjacent uses, buildings, and
structures and the topography of the lot have been considered, and the construction will
not adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed structures will be constructed on a portion of the lot
which is least intrusive to surrounding properties, is located in an area previously
developed with similar uses, but smaller, will be screened and landscaped with trees
and shrubs, is of sufficient distance from nearby residences and will substantially utilize
the existing relatively flat area for the new construction.
C. 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
Reso. 2015-16 3
1 Pine Tree Lane
strict grading practices to preserve the community's natural terrain. The Building Code
and the Zoning Ordinance require a balanced cut and fill ratio and do not permit
import or export of soil, except under special circumstances applicable to a property
and with a discretionary permission by the Planning Commission. The project conforms
to the grading requirements and Zoning Code setbacks.
D. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The lot coverage
maximum set forth in the Zoning Code will not be exceeded and the proposed project is
consistent with the scale of the neighborhood and will substantially utilize the existing
relatively flat area for the new construction. The proposed project is in furtherance of
City's goal to construct equestrian facilities.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
stable development will provide an accessway that is tributary to an existing on -site
driveway approach that serves the residential garage.
Section 7. Based upon the foregoing findings in Section 5 and 6 the Planning
Commission hereby approves Zoning Case No. 879 a Conditional Use Permit for a
stable, corral, and riding ring and a Site Plan Review for the stable structure and
grading, subject to the following conditions:
A. The Conditional Use Permit and Site Plan Review approvals shall expire
within two years from the effective date of approval as defined in Sections 17.38.070
17.46.080 and 17.42.070, unless otherwise extended pursuant to the requirements of
these sections.
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 site.
Reso. 2015-16 4
1 Pine Tree Lane
• •
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated June 30, 2015 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 Site Plan 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 25,115 square feet or
12.3% of the net lot area, in conformance with lot coverage limitations (20% maximum).
The total lot coverage proposed, including structures and flatwork, shall not exceed
45,915 square feet or 22.6%, of the net lot area, in conformance with lot coverage
limitations (35% max).
I. The size of the stable structure (2,976 sq.ft.) shall be measured from the
exterior surface of the outside walls. The height of the stable at the highest ridge shall
not exceed 14'6" and the ventilation element shall not exceed 19' in height and 65' in
length.
J. Grading for this project shall not exceed 300 cubic yards total (cut and fill)
and shall be balanced on -site. The riding ring, corral and turn out shall be fenced in.
K. The stable building pad (which also includes the residence, garage and
pool) is 44,500 square feet and the coverage on this pad shall not exceed 38.9%.
L. The applicant shall comply with all requirements of the Lighting
Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), 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.
Reso. 2015-16 5
1 Pine Tree Lane
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. Any future modification
to the stable, including interior modifications which would increase the size of the tack
room, vehicle storage area and other non-agricultural areas, or any changes to the uses
within the stable shall be subject to review by staff for compliance with requirements
for stables. The surface of the corral, paddock, riding ring and areas adjacent to the
agricultural portion of the stable shall remain permeable at all times and not be paved
or covered by pavers, including when the structure is not used for keeping horses.
P. 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 as 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. If landscaping of 5,000 square foot area or
greater is introduced for the stable and adjacent areas, the landscaping shall be subject
to the requirements of the City's Water Efficient Landscape Ordinance.
Q. 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.
R. 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.
S. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
T. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby unimproved
roadway easements, but not to obstruct neighboring driveways. During construction, to
maximum extend feasible; employees of the contractor shall car-pool into the City.
U. 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 a
septic system on the property.
Reso. 2015-16 6
1 Pine Tree Lane
•
V. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http: / /www.wrh.noaa.gov / lox / main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
W. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
building permit.
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.
PASSED, ADOPTED THIS 21st DAY OF JULY 2015.
RA A CHELF, CHAIRM
ATTEST:
daft
HEIDI LUCE, CITY CLERK
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.
Reso. 2015-16 7
1 Pine Tree Lane
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2015-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE
PERMIT AND SITE PLAN REVIEW FOR GRADING AND
CONSTRUCTION OF A STABLE, CORRAL, RIDING RING AND
TURNOUT AREA IN ZONING CASE NO. 879 AT 1 PINE TREE LANE,
(LOT 102-R-H), (DELGADO).
was approved and adopted at regular meeting of the Planning Commission on July 21
2015 by the following roll call vote:
AYES: Commissioners Cardenas, Gray, Smith and Chairman Chelf.
NOES: None.
ABSENT: None.
ABSTAIN: Commissioner Kirkpatrick.
and in compliance with the laws of California was posted at the following:
Administrative Offices
c#016eac6
HEIDI LUCE, CITY CLERK
Reso. 2015-16 8
1 Pine Tree Lane
•
Raf/4/9 gee6
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 7B
Mtg. Date: 7/21/15
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
ZONING CASE NO. 879
1 PINE TREE LANE (LOT 102-RH)
RA-S-2, 5.88 ACRES (EXCL. ROAD EASEMENT)
MR. JERRY DELGADO
MAY 7, 2015
REQUEST AND PLANNING COMMISSION ACTION
1. The applicant requests a Site Plan Review and Conditional Use Permit to construct a one-
story 2,976 square foot stable encompassing 864 square feet of agricultural and vehicle storage
area and a 576 square foot tack room. In addition, the applicant proposes 1,440 square feet of
covered porches and breezeways on the exterior of the stable as well as a 4,500 square foot corral,
a 50-foot diameter turnout area and 8,965 square foot riding ring. The Site Plan Review and
Conditional Use Permit applications are required due to the fact that a new stable structure and
riding ring are proposed.
2. The Planning Commission conducted public hearings on May 19, June 16 and July 7
including field trips on June 16 and July 7, 2015. During the public hearing process, the applicant
revised the stable's design by eliminating a loft area and encroachment into the rear yard setback.
At its regular meeting of July 7, the Planning Commission directed staff to prepare a Resolution
approving the project subject to conditions on the basis that the revised project satisfied the
Commission's concerns regarding visual bulk, is not expected to create any undue impacts and
will comply with all applicable zoning requirements. In addition, no objections were raised
during the public hearing process.
Resolution No. 2015-16, copy attached, contains standard findings of facts and conditions.
3. It is recommended that the Planning Commission review and consider the attached
resolution for adoption.
ZC. No. 877
• •
THIS PAGE INTENTIONALLY LEFT BLANK
RESOLUTION NO. 2015 -16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE
PERMIT AND SITE PLAN REVIEW FOR GRADING AND
CONSTRUCTION OF A STABLE, CORRAL, RIDING RING AND
TURNOUT AREA IN ZONING CASE NO. 879 AT 1 PINE TREE LANE,
(LOT 102-RH), (DELGADO).
THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS
FOLLOWS:
Section 1. An application was duly filed by Mr. Jerry Delgado with respect to
real property located at 1 Pine Tree Lane (Lot 102-RH), Rolling Hills, CA requesting a
Conditional Use Permit to construct a 2,976 square foot one story stable, 4,500 square
foot corral, 8,965 square foot riding ring and a Site Plan Review for grading of total of
300 cubic yards of dirt and construction of a 1,965 square foot (50-foot diameter)
turnout. The proposed stable structure, corral and riding ring will located outside of the
50-foot rear yard setback, but a paddocks area adjoining the stable and portion of the
turnout will encroach, respectively, 16-feet and 10-feet into the rear yard. Pursuant to
the Zoning Ordinance, stables and corrals may be located 25-feet from the rear property
line.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application at a field trip to the property on June 16, 2015 and July 7,
2015, and at regular Planning Commission meetings on May 19, June 16 and July 7,
2015. 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 applicant and their representatives were in
attendance at the hearings.
During the course of the proceedings, it was determined that a Variance was not
required for exceedance of disturbed area because the resulting grading would not
create slope steeper than 3:1 and the total disturbance will not exceed 60% of the net lot
area. Also during the course of proceedings, to address concerns of visual bulk, the
applicant revised the application to reduce the height of the stable by eliminating a loft,
construct 65 lineal feet of ventilation element at a 19-foot height, and reconfigure the
stable so that it would be located out of the rear setback.
Section 3. The property is zoned RAS-2 (Residential Agricultural -Suburban, 2
acre minimum lot size) and is located at the intersection of Pine Tree Lane and
Portuguese Bend Road. The lot area (excluding the roadway easement) is 5.68 acres.
The net lot area for development purposes is 203,160 square feet or 4.66 acres. Access to
the property is from Pine Tree Lane, via an existing driveway. Access to the proposed
Reso. 2015-16 1 ( 3
1 Pine Tree Lane \_ _
• •
stable is via a minimum 10-foot wide dirt/gravel access way that will join the existing
driveway with a maximum slope of 6%. An 818 square foot living area addition was
administratively approved in November 25, 2014 (and is under construction) and a
garage addition and 3,021 square feet of decks were approved by the Planning
Commission through a Site Plan Review on January 15, 2015. Recently, an over-the-
counter permit has been approved to allow the demolition of the existing pool, and
replacement with a 744 square foot pool in the same general location.
Section 4. The Planning Commission finds that the project qualifies as Class 3
Exemption, pursuant to Section 15303 of the CEQA (California Environmental Quality
Act) Guidelines and is therefore exempt from environmental review.
Section 5. Section 17.18 of the Rolling Hills Municipal Code permits approval
of a stable over 200 square feet, a corral over 550 square feet, and riding ring 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 (including
proposed 19.4% tack area), corral and riding ring, and the area is located in an area on
the property that is adequately sized to accommodate the stable and adjoining corral.
The proposed stable structure and all proposed equestrian uses (paddocks, wash area,
riding ring and turnout area) 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. The proposed stable and corral are to be located largely on an already
graded area, with relatively minor amount of grading needed to enlarge the stable and
create new riding ring and turnout areas, 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, as revised to a lower height and
Reso. 2015-16 2
1 Pine Tree Lane
• •
increased distance from the rear property line than initially proposed, complies with the
low profile residential development pattern of the community and will not give the
property an over -built look, and the corral, and riding ring areas will remain open and
unobstructed. The lot is 5.68 acres net in size and is sufficiently large to accommodate
the proposed structure.
E. The proposed conditional uses comply 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 uses are 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. Section 17.46.030 requires a development plan to be submitted for
Site Plan Review and approval before any grading requiring a grading permit or any
building or structure may be constructed. With respect to the Site Plan Review
application for the grading for a new stable and enlarged corral, turn out and riding
ring, the Planning Commission finds as follows:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed project complies with the
General Plan requirement of low profile, low -density residential development with
sufficient open space between surrounding structures. The development conforms to
Zoning Code setbacks and lot coverage requirements. The proposed project is screened
from the road so as to reduce the visual impact of the development.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new structure,
as revised, will not cause the lot to look overdeveloped. The applicant is utilizing an area
of the lot that is relatively flat and requires minimal grading. The applicant revised his
application to reduce visual impact. Significant portions of the lot will be left
undeveloped so as to maintain open space on the property. The structures will be
screened.. The nature, condition, and development of adjacent uses, buildings, and
structures and the topography of the lot have been considered, and the construction will
not adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed structures will be constructed on a portion of the lot
which is least intrusive to surrounding properties, is located in an area previously
developed with similar uses, but smaller, will be screened and landscaped with trees
and shrubs, is of sufficient distance from nearby residences and will substantially utilize
the existing relatively flat area for the new construction.
C. 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
Reso. 2015-16 3
1 Pine Tree Lane
• •
strict grading practices to preserve the community's natural terrain. The Building Code
and the Zoning Ordinance require a balanced cut and fill ratio and do not permit
import or export of soil, except under special circumstances applicable to a property
and with a discretionary permission by the Planning Commission. The project conforms
to the grading requirements and Zoning Code setbacks.
D. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The lot coverage
maximum set forth in the Zoning Code will not be exceeded and the proposed project is
consistent with the scale of the neighborhood and will substantially utilize the existing
relatively flat area for the new construction. The proposed project is in furtherance of
City's goal to construct equestrian facilities.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
stable development will provide an accessway that is tributary to an existing on -site
driveway approach that serves the residential garage.
Section 7. Based upon the foregoing findings in Section 5 and 6 the Planning
Commission hereby approves Zoning Case No. 879 a Conditional Use Permit for a
stable, corral, and riding ring and a Site Plan Review for the stable structure and
grading, subject to the following conditions:
A. The Conditional Use Permit and Site Plan Review approvals shall expire
within two years from the effective date of approval as defined in Sections 17.38.070
17.46.080 and 17.42.070, unless otherwise extended pursuant to the requirements of
these sections.
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 site.
Reso. 2015-16 4
1 Pine Tree Lane
S
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated June 30, 2015 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 Site Plan 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 25,115 square feet or
12.3% of the net lot area, in conformance with lot coverage limitations (20% maximum).
The total lot coverage proposed, including structures and flatwork, shall not exceed
45,915 square feet or 22.6%, of the net lot area, in conformance with lot coverage
limitations (35% max).
I. The size of the stable structure (2,976 sq.ft.) shall be measured from the
exterior surface of the outside walls. The height of the stable at the highest ridge shall
not exceed 14'6" and the ventilation element shall not exceed 19' in height and 65' in
length.
J. Grading for this project shall not exceed 300 cubic yards total (cut and fill)
and shall be balanced on -site. The riding ring, corral and turn out shall be fenced in.
K. The stable building pad (which also includes the residence, garage and
pool) is 44,500 square feet and the coverage on this pad shall not exceed 38.9%.
L. The applicant shall comply with all requirements .of the Lighting
Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), 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.
Reso. 2015-16 5 C-
1 Pine Tree Lane
• .
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. Any future modification
to the stable, including interior modifications which would increase the size of the tack
room, vehicle storage area and other non-agricultural areas, or any changes to the uses
within the stable shall be subject to review by staff for compliance with requirements
for stables. The surface of the corral, paddock, riding ring and areas adjacent to the
agricultural portion of the stable shall remain permeable at all times and not be paved
or covered by pavers, including when the structure is not used for keeping horses.
P. 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 as 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. If landscaping of 5,000 square foot area or
greater is introduced for the stable and adjacent areas, the landscaping shall be subject
to the requirements of the City's Water Efficient Landscape Ordinance.
Q. 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.
R. 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.
S. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
T. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby unimproved
roadway easements, but not to obstruct neighboring driveways. During construction, to
maximum extend feasible; employees of the contractor shall car-pool into the City.
U. 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 a
septic system on the property.
Reso. 2015-16 6 Cs3
1 Pine Tree Lane
•
V. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http: / /www.wrh.noaa.gov / lox / main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
W. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of
building permit.
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.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF JULY 2015.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
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.
Reso. 2015-16
1 Pine Tree Lane
7 (5)
• •
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2015-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A CONDITIONAL USE
PERMIT AND SITE PLAN REVIEW FOR GRADING AND
CONSTRUCTION OF A STABLE, CORRAL, RIDING RING AND
TURNOUT AREA IN ZONING CASE NO. 879 AT 1 PINE TREE LANE,
(LOT 102-R-H), (DELGADO).
was approved and adopted at regular meeting of the Planning Commission on July 21
2015 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, CITY CLERK
Reso. 2015-16 8
1 Pine Tree Lane
•
8(4 Ra (lief qe
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
NOTICE PUBLISHED:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No: 7B
Mtg. Date: 07-07-15
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
ZONING CASE NO. 879
1 PINE TREE LANE (Lot 102 RH)
RAS-2 - 5.88 ACRES (EXCL. ROAD EASEMENT)
MR. JERRY DELGADO
RUSS BARTO, ARCHITECT
MAY 7, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held several public hearings in this case including a
field visit on June 16, 2015.
2. At the June 16, 2015 public hearing, the Planning Commission suggested to the
applicant to revise the scope of the project including reducing the size and height of the
stable and moving it out of the setback.
3. The applicant revised the project and is now requesting a Site Plan Review and a
Conditional Use Permit (CUP). A request for a variance was withdrawn per RHMC
Section 17.16.070.B, as the applicant demonstrated that the grading will result in 3:1
slopes. The applicant proposes to construct a one story, 2,976 square foot stable
(footprint), including 864 square foot agricultural and vehicle storage area and 576
square foot tack room. Covered porches with two breezeways would contain 1,440
square feet. Also proposed is a 4,500 square foot corral, 50' in diameter 1,965 square foot
turnout area, and 8,965 square feet riding ring, all in the same location as was staked for
the Commission's field visit on June 16. The proposed porches will extend up to 12' in
the front of the stable and up to 6' along the side of the tack room. The paddocks and
the wash area will be open to the sky.
Z.C. No. 880
O
• •
The proposed stable would be maximum 14.5' high, with a ventilation element across
65' of the length of the stalls to up to 19' high total.
Several years ago a one-story stable on Blackwater Canyon Road was approved with
similar vents - (50' long), which brought the height in the area of the vents to 19'.
The applicant moved the stable structure out of the rear yard setback. However the
paddocks and a wash rack area will encroach up to 16 feet into the rear setback, which
is allowed. The architect redesigned the stable orientation in that instead it being in a
"L" shape it is proposed to be in a "U" shape, giving it a more compact appearance. The
footprint of the stable will be 236 square foot larger than previously proposed, but the
loft has been eliminated.
4. Access to the proposed stable is proposed via a minimum 10-foot wide
dirt/gravel access way that will join with an existing paved driveway and proposed
motor court.
5. A Site Plan Review is required for the new stable structure and grading and a
CUP is required for the stable, corral and riding ring. Previously, a variance request has
been submitted on the basis that the project would increase the amount of disturbed
area on the lot by 17,600 square feet or 50.5%, exceeding the maximum allowed (40%).
However, subsequently the project architect has demonstrated that by grading out
further and disturbing 26,400 square feet (54.83%), the slopes in the proposed new
disturbed area at no point, will be steeper than 3:1 and the total proposed disturbance of
the lot (111,400 square feet) will comprise less than 60% of the net lot area. In meeting
these two criteria, staff has determined that the project qualifies for an exception to the
40% disturbed area standard (RHMC Section 17.16.070.B) and therefore a Variance is
not required.
6. It is recommended that the Planning Commission review the staff report, take
public testimony and provide direction to staff.
BACKGROUND
7. The previous proposal consisted of construction of 2,740 square foot stable with
1,740 square foot loft (total of 4,480 sq.ft.), and adjoining 4,500 square foot corral, a 50-
foot diameter, 1,965 square foot turnout and 8,965 square foot riding ring. 2,395 square
feet of covered porches at the stable were also proposed, which included 345 square
foot breezeway between the uses. 1,000 square feet of the ground level of the stable was
to be used for agricultural and vehicle storage area. The stable structure encroached 4'
into the rear 50'setback; the horse wash area encroached additional 8' and the paddocks
encroached additional 20', (up to 25' encroachment into rear setback is allowed). The
proposed porches extended up to 8' plus 2' eaves, from the structure in the rear and 14'
from the structure in the front.
Z.C. No. 880
8. The property, located at the intersection of Pine Tree Lane and Portuguese Bend
Road is irregular in shape and consists of 5.88 acres (exclusive of roadway easements)
with 203,160 square feet of net lot area. The site is currently improved with two building
pads: one for the main residence, pool and stable, and a second pad is improved with a
tennis court and gazebo. A third pad is being proposed for a new riding ring and
turnout.
9. On November 25, 2014 the applicant received administrative approval for an 818
square foot addition, increasing the living area to 6,585 square feet. The applicant
subsequently submitted a Site Plan Review which the Planning Commission approved
on January 20, 2015, authorizing the total garage area to be enlarged to 1,266 square feet
and 3,021 square feet of elevated decks to be constructed along the exterior/rear
perimeter of the home. The administratively approved addition is currently under
construction. The lot is also developed with 960 square foot swimming pool, 7,200
square foot tennis court, 196 square foot gazebo, 600 square foot stable, and pool
equipment area. The existing 600 square foot stable will be demolished to make way for
the new stable.
Recently an administrative approval was granted to demolish the existing pool and
construct a 744 square foot pool in the same general location as the existing pool.
MUNICIPAL CODE COMPLIANCE
10. This proposal is subject to the stable ordinance, adopted in 2011 which requires
that all new stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use
Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance.
The new proposed stable would have a footprint of 2,976 square feet of ground area at a
maximum height of 19'. The floor plan at the ground level provides for 6 horse stalls,
tack room with a bathroom, kitchenette and laundry and across a 1,248 square foot
agricultural/vehicle storage space and feed room.
The total amount of proposed tack area is 19.4% of the entire structure, (40%, not to
exceed 800 sq.ft. is permitted). The corral area, adjacent to the stable is proposed to be
4,500 square feet.
11. The stable/corral is proposed in the northeast corner of the parcel near the rear
property line, approximately in the same location as an existing 600 square foot stable
that was demolished. The stable will be approximately 81 feet at the closest point, from
the existing residence on the same property and will be 109 feet from the closest
neighboring residential structure. The proposed riding ring will be 185 feet from the
closest neighboring residence, across Pine Tree Lane. The proposed turnout will
encroach approximately 10 feet into the rear setback, however the turnout will be at
least 265 feet from the nearest residence to the northeast.
Z.C. No. 880
12. Pursuant to the zoning code requirements the following is applicable to this
request:
REQUIREMENTS
Stable access -way minimum 6' wide with
roughened surface
Stable, corral, riding ring not to be located on
slopes greater than 4:1
Stable, corral, riding ring - not in front yard; min.
35 ' from side prop line; may be located up to 25'
in rear setback.
Stable, riding ring, turnout min. 35' from any
residential structure
Stable building to be designed for rural and
agricultural uses only, but may include storage
for vehicles, household items
Stable size to include the entire footprint
including loft, if any
Stable minimum of 60% shall be maintained for
agricultural uses
Stable maximum of 40% not to exceed 800 s.f.
may be maintained for a tack room use
Stable tack area may have sanitary and kitchen
amenities
Stable tack area may have glazed openings
Stable agricultural space entry doors to be min.
4'wide & 8' high; appearance of a stable door
Stable loft permitted
Stable loft plate height may not exceed 7'
I Stable exterior area may not be paved
Corral minimum 550 sf.; fenced and contiguous
to stable. (Planning Commission may determine
the size of a corral)
Stable access slope not to exceed 25%
Commercial uses or sleeping is not allowed
PROPOSED
10 'wide minimum access -way with
roughened surface (not paved) joining
existing driveway
Grading includes 300 c.y. total (150 c.y. cut;
150 c.y. fill) no retaining walls
Turnout encroaches 10-ft into rear yard.
Paddocks encroach 16' into rear setback
Distances from nearest residential structure:
Stable: approx. 81-ft.; Turnout: 265-ft;
Riding ring: 185 ft.
Vehicle storage at ground level also suitable
for agricultural equipment/vehicles.
Single story 2,976 sf.: 1,152 sf. stalls; 384 sf.
feed room; 864 sf. vehicle storage; 576 sf.
tack (laundry / bathroom / kitchenette).
Agricultural spaces, including storage &
feed, comprise 2,400 sf. or 80.6%
Tack use area comprises 576 sf. or 19.4%
Proposed: bathroom & kitchenette
Windows proposed in tack area. (condition
of approval)
Entry doors heights at entrance to
agricultural area are 10-ft. and 7-ft
elsewhere. (Condition of approval)
No loft
No loft
Dirt or D.G. (condition of approval)
Proposed 4,500 sq. ft. fenced corral.
Proposed accessway 6% maximum slope
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, riding rings and turnouts as well as to all other
regulations including, but not be limited to undergrounding of utility lines to the
structure, lighting, roof material, Fire Department requirements and others.
Z.C. No. 880
13. Grading in the amount of 300 cubic yard (150 cy. cut and 150 cy. fill) is proposed,
split evenly between the proposed equestrian uses (turnout and riding ring) and new
stable and corral.
14. The addition of the riding ring and turnout area will increase the total
disturbance of the net lot area by 26,400 square feet (13%) which exceeds the code limit
of 40%. However, as prior noted, the total amount of disturbance (54.8%) qualifies for
an exception to the code, up to 60% disturbance. Further, the area of added disturbance
will have zero pad coverage as the area is solely for outdoor equestrian use with no
structures.
15. There are two building pads on the property (not in setbacks): one for or the
existing home (44,500 square feet) and the other for the existing sport court (12,500
square feet). The residential buildingpad coverage will increase to 38.9% including the
currently proposed stable and improvements prior approved in January 2015.
16. The structural lot coverage is proposed at 25,115 sf. or 12.3% of the net lot area,
(20% permitted); and the total lot coverage including the structures and paved areas is
proposed to be 44,915 square feet, or 22.6%, (35% permitted).
17. The following table lists stables / sizes approved since 2011, (one story in bold)
Location
11 Blackwater Cyn. Rd.
5 Buggy Whip
0 Chestnut
9 Chuckwagon Rd.
10 Crest Rd. W.
49 Eastfield
12 Johns Cyn. Rd.
3 Meadowlark
29 Middleridge Rd. S.
6 Portuguese Bend Rd.
77 Crest Rd. E
Square Feet / No. of Stories
890 sq. ft. one story
890 sq. ft. one story
900 sq. ft. one story
1,296 sq. ft. first floor / 792 sq. ft. lof
2,088 sq.ft. total
735 sq. ft. first floor / 453 sq. ft. loft
1,188 sq.ft. total
600 sq. ft. one story
735 sq. ft. one story
480 sf. first floor / 360 sf. Loft
840 sq.ft. total
2,160 sq. ft. first floor / 800 sf. loft
with center aisle; 2,960 sq.ft. total
450 sq. ft. one story
3,456 sq. ft. first floor/ 235 sq.ft. loft
with center isle; 3,691 sq.ft. total
Height *
14'6"
14'8"
14'
19'6"
19'4"
12'6"
14'6"
19'
20'
12,6,E
18'4"
* Excludes any projections above the ridgeline (i.e. cupolas, vent grilles)
18. When reviewing a stable development application the Planning Commission
should consider whether the proposed project meets the criteria for a Conditional Use
Permit, Site Plan Review, and Chapter 17.18 of the Zoning Code pertaining to stable
requirements and standards.
Z.C. No. 880 51
• •
19. In reviewing a CUP the Planning Commission must find that the use is consistent
with General Plan policies and goals such as maintenance of the City's rural
environment and open space, complies with and the specific applicable development
standards of the Municipal Code and also determine that the use, with appropriate
conditions, will not adversely affect adjacent or nearby properties.
20. Should this request be approved, the applicant would have to meet all of the
conditions of the permitted uses/construction specified in the Zoning Ordinance for
stables and corrals as well as all imposed conditions of approval, including maintaining
the structure in accordance with the approved floor plan and specified amount and
location of agricultural uses.
21. Other required approvals include the RHCA (Architectural Committee), and
ultimately Building and Safety plan checking for building permits. At this time, the
applicant has not reviewed the project with the RHCA.
22. As stated prior no Variance is required for the disturbance of the lot as the
applicant qualifies and meets the criteria for 60% disturbance. The applicant's agent
states that the subject property was developed prior to the 40% maximum limit for
disturbed area. In its existing condition, with development of the home, the existing
stable and corral, tennis court and paved access areas, the property is 41.8% disturbed,
thereby establishing an existing nonconforming condition. The applicant also notes that
the proposed improvements are for equestrian uses (which supports the General Plan
goal to maintain a rural atmosphere), that grading will be minimized and balanced on -
site, that the stable and riding ring will be well outside of the applicable setbacks, and
that the grading is very gentle and will create no steeper than 3:1 slopes.
23. The project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA Guidelines, Sec.15303).
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
Z.C. No. 880
• •
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT:
17.42.050 Basis for approval or denial of conditional use permit.
The Commission (and Council on appeal), in acting to approve a conditional use permit
application, may impose conditions as are reasonably necessary to ensure the project is
consistent with the General Plan, compatible with surrounding land use, and meets the
provisions and intent of this title. In making such a determination, the hearing body shall find
that the proposed use is in general accord with the following principles and standards:
A. That the proposed conditional use is consistent with the General Plan;
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be materially
detrimental to these adjacent uses, building or structures;
C. That the site for the proposed conditional use is of adequate size and shape to
accommodate the use and buildings proposed;
D. That the proposed conditional use complies with all applicable development
standards of the zone district;
E. That the proposed use is consistent with the portions of the Los Angeles County
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities;
F. That the proposed conditional uses observes the spirit and intent of this title.
SOURCE: City of Rolling Hills Zoning Ordinance
Z.C. No. 880
ZONING CASE NO. 879 REVISED
SITE PLAN REVIEW EXISTING /PRIOR
APPROVED
RA-S- 2 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 35 ft. from side property line
St. Side: 25 ft. from side easement
Rear: 50 ft. from rear property line
GRADING
Site Plan Review required if
excavation and/or fill or
combination thereof that is more
than 3 feet in depth and covers
more than 2,000 sq. ft.). Must be
balanced on -site.
SINGLE FAMILY
RESIDENCE, GARAGE,
SERVICE YARD, POOL,
TENNIS COURT, STABLE,
DECKS
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Tennis Court
Gazebo
BBQ
Decks
Breezeway
Trellis (attach)
TOTAL
N/A
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
600 sq. ft.
900 sq. ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq.ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
21,469 sq.ft.
PREVIOUSLY PROPOSED
6-16-15
PROPOSED
7-7-15
STABLE, CORRAL, RIDING STABLE, CORRAL, RIDING
RING, TURNOUT RING, TURNOUT
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Tennis Court
Gazebo
BBQ
Decks
Breezeway
Trellis (attach)
TOTAL
300 cubic yards
(150 cy. cut, 150 cy.fill)
balanced on -site
150 cy. for new stable and
corral, and 150 cy. for riding
ring and turnout
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
2740 sq.ft.
3295 sq.ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
26,004 sq. ft.
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. Porch
Stable.
Att.porch hs
Service yard
Tennis Court
Gazebo
BBQ
Decks
Trellis (attach)
6585 sq.ft
1266 sq.ft.
960 sq.ft.*
150 sq.ft
2976 sq.ft.
1440 sq.ft
900 sq.ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq.ft.
3021 sq.ft.
164 sq.ft.
25,115 sq.ft.
300 cubic yards
(150 cy. cut, 150 cy.fill)
balanced on -site
150 cy. for new stable and
corral, and 150 cy. for riding
ring and turnout
•
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
2976 sq.ft.
3295 sq.ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum -guideline)
Residential
Sports court
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any non -graded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
RIDING RING (CUP Required)
TURNOUT
May encroach up to 25 ft into rear
yard
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
10.5%
20.2%
31.1% (nonconforming)
59.1%
Previously disturbed - 41.8%
Existing 600 sq.ft. & min 550
sq.ft. corral (to be removed)
Existing
None existing
None existing
Existing driveway approach
N/A
N/A
12.8% or 26,004 sf of 203,160
s.f. net lot area
23.03% or 46,804 sq.ft. of
203,160 sq.ft. net lot area
40.75% of 44,500 sq.ft. pad
59.1% of 12,500 sq.ft. pad
54.8% (meets criteria for
exception to 40% per RHMC
Section 17.16.070.B)
2,740 sq.ft plus 1,740 sf loft &
4,500 sq.ft. corral
New 10' min. unpaved access
joining to exist'g driveway
9,250 sq. ft. not in any
setback or required yard
2,825 sq. ft. - 60' diameter
encroaches 10' in rear yard
Existing driveway approach
Planning Commission review
Planning Commission review
12.3 or 25,115 sq.ft. of 203,160
s.f. net lot area
22.6% or 45,915 sq.ft. of
203,160 sq.ft. net lot area
38.9% of 44,500 sq.ft. pad
59.1% of 12,500 sq.ft. pad
54.8% (meets criteria for
exception to 40% per RHMC
Section 17.16.070.B)
2,976 sq.ft. one story
4,500 sq.ft. corral
New 10' min. unpaved access
joining to exist'g driveway
8,965 sq. ft. not in any
setback or required yard
1,965 sq.ft. - 50' diameter
encroaches 10' in rear yard
Existing driveway approach
Planning Commission review
Planning Commission review
• •
Russell E. Barto • AIA • Architect
3 Malaga Cove Plaza • Suite 202 • Palos Verdes Estates • California • 90274 (310) 378-1355
June 25, 2015
Yolanta Schwartz
Principal Planner
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills CA 90274
By
RE: Delgado Stable and Riding Rings
1 Pine Tree Lane, Rolling Hills
Dear Yolanta:
25 f
...9i i,.e`,E...)'itti nM 'ria0.h
Attached is one set of revised plans for the Delgado Stable at 1 Pine Tree Lane. The
plans have been revised in response to comments received from the Planning
Commission. The highlights are as follows:
• The stable has been relocated and redesigned so that there are no encroachments
into the 50' rear yard setback.
• The upper level has been removed.
• The building size has been reduced by more than a third, from 4,480 sq. ft. to
2,976 sq. ft.
Thank you for your assistance with this project.
Very truly yours,
Rus ell E. Barto, AIA
Oo
gelf al Rollie, qtat
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
NOTICE PUBLISHED:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item: 7B
Mtg. Date: 6/16/15
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
ZONING CASE NO. 879
1 PINE TREE LANE (Lot 102 RH)
RAS-2 - 5.88 ACRES (EXCL. ROAD EASEMENT)
MR. JERRY DELGADO
RUSS BARTO, ARCHITECT
MAY 7, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission visited the site earlier in the morning on June 16, 2015.
It is recommended that the Planning Commission review the staff report, take public
testimony and provide direction to staff.
2. The applicant, Mr. Jerry Delgado, requests a Site Plan Review, Conditional Use
Permit (CUP) and Variance to construct a 2,740 square foot stable with 1,740 square foot
loft (total of 4,480 sq.ft.), and adjoining 4,500 square foot corral, a 60-foot diameter, 2,825
square foot turnout and a 9,625 square foot riding ring. 2,395 square feet of covered
porches at the stable are also proposed, which includes a 345 square foot breezeway
between the uses. 1,000 square feet of the ground level of the stable will be used for
agricultural and vehicle storage area. A total of 300 cubic yards of grading is proposed,
split evenly between the stable and the riding ring/turnout (150 cubic yards each, cut
and fill) and will be balanced on -site. The stable structure would encroach 4' into the
rear 50'setback; the horse wash area would encroach additional 8' and the paddocks
would encroach additional 20', (up to 25' encroachment into rear setback is allowed).
The proposed porches would extend up to 8' plus 2' eaves, from the structure in the
rear and 14' from the structure in the front.
ZC NO. 879
0
• •
t
N
Access to the proposed stable is proposed via a minimum 10-foot wide dirt/gravel
access way that will join with an existing paved driveway and proposed motor court.
A Site Plan Review is required for the new stable structure and grading and a CUP is
required for the stable, corral and riding ring. Previously, a variance request has been
submitted on the basis that the project would increase the amount of disturbed area on
the lot by 17,600 square feet or 50.5%, exceeding the maximum allowed (40%).
However, subsequently the project architect has demonstrated that by grading out
further and disturbing 26,400 square feet (54.83%), the slopes in the proposed new
disturbed area at no point, will be steeper than 3:1 and the total proposed disturbance of
the lot (111,400 square feet) will comprise less than 60% of the net lot area. In meeting
these two criteria, staff has determined that the project qualifies for an exception to the
40% disturbed area standard (RHMC Section 17.16.070.B) and therefore a Variance is
not required.
BACKGROUND
3. The property, located at the intersection of Pine Tree Lane and Portuguese Bend
Road is irregular in shape and consists of 5.88 acres (exclusive of roadway easements)
with 203,160 square feet of net lot area. The site is currently improved with two
building pads: one for the main residence, pool and stable, and a second pad is
improved with a tennis court and gazebo. A third pad is being proposed for a new
riding ring and turnout.
4. On November 25, 2014 the applicant received administrative approval for an 818
square foot addition, increasing the living area to 6,585 square feet. The applicant
subsequently submitted a Site Plan Review which the Planning Commission approved
on January 20, 2015, authorizing the total garage area to be enlarged to 1,266 square feet
and 3,021 square feet of elevated decks to be constructed along the exterior/rear
perimeter of the home. The administratively approved addition is currently under
construction. The lot is also developed with 960 square foot swimming pool, 7,200
square foot tennis court, 196 square foot gazebo, 600 square foot stable, and pool
equipment area. The existing 600 square foot stable will be demolished to make way for
the new stable.
Recently an administrative approval was granted to demolish the existing pool and
construct a 744 square foot pool in the same general location as the existing pool.
MUNICIPAL CODE COMPLIANCE
5. This proposal is subject to the stable ordinance, adopted in 2011 which requires
that all new stables over 200 sq. ft. and corrals over 550, sq. ft. require a Conditional Use
Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance.
The new proposed stable would have a footprint of 2,740 square feet of ground area and
contain a total of 4,480 square feet at a max um height of 21'10". The floor plan at the
ZC NO. 879
ground level provides for 6 horse stalls, bathroom, laundry and feed room and, across a
breezeway, a 1,000 square foot agricultural/vehicle storage space. The stable loft will
contain 1,740 square feet total and provide 1,111 square feet for household storage space
and a 544 square foot tack room with kitchenette. Stairs area contains 85 square feet.
The total amount of proposed tack area cumulative on both levels is 800 square feet,
17.86% of the entire structure, (40%, not to exceed 800 sq.ft. is permitted). The proposed
loft area (1,740 square feet) is 38.7% of the total structure. The corral area, adjacent to
the stable is proposed to be 4,500 square feet.
6. The stable/corral is proposed in the northeast corner of the parcel near the rear
property line, approximately in the same location as an existing 600 square foot stable
that will be demolished. The stable will be approximately 85 feet at the closest point,
from the existing residence on the same property and will be 105 feet from the closest
neighboring residential structure. The proposed riding ring will be 185 feet from the
closest neighboring residence, across Pine Tree Lane. The proposed turnout will
encroach approximately 10 feet into the rear setback, however the turnout will be at
least 265 feet from the nearest residence to the northeast.
7. Pursuant to the zoning code requirements the following is applicable to this
request:
REQUIREMENTS
Stable access -way minimum 6' wide with
roughened surface
Stable, corral, riding ring not to be located on
slopes greater than 4:1
Stable, corral, riding ring - not in front yard; min.
35 ' from side prop line; may be located up to 25'
in rear setback.
Stable, riding ring, turnout min. 35' from any
residential structure
Stable building to be designed for rural and
agricultural uses only, but may include storage
for vehicles, household items
Stable size to include the entire footprint
including loft, if any
Stable minimum of 60% shall be maintained for
agricultural uses
Stable maximum of 40% not to exceed 800 s.f.
may be maintained for a tack room use
ZC NO. 879 (J
PROPOSED
10 'wide minimum access -way with
roughened surface (not paved) joining
existing driveway
Grading includes 300 c.y. total (150 c.y. cut;
150 c.y. fill) no retaining walls
Turnout encroaches 10-ft into rear yard, anc
stable encroaches 12 feet max. into rear
yard.
Distances from nearest residential structure:
Stable: approx. 85-ft.; Turnout: 265-ft;
Riding ring: 185 ft.
Vehicle storage at ground level also suitable
for agricultural equipment/vehicles.
Household storage in loft.
Ground floor (2,740 sf.): 1,183 sf. stalls; 216
sf. feed room; 1,000 sf. vehicle storage; 85 sf.
stairs; Tack (laundry/bathroom) 256 sf.
Loft (1,740 sf.): 1,111 sf. general agric.
storage; 544 sf. tack room; 85 sf. stairs area.
Agricultural spaces, including storage &
feed, incl. loft comprise 3,680 sf. or 82.14%
Tack use area comprises 800 sf. or 17.86%
Includes tack room / laundry / bathroom
Stable tack area may have sanitary and kitchen
amenities
Stable tack area may have glazed openings
Stable agricultural space entry doors to be min.
4'wide & 8' high; appearance of a stable door
Stable loft permitted
Stable loft plate height may not exceed 7'
Stable exterior area may not be paved
Corral minimum 550 sf.; fenced and contiguous
to stable. (Planning Commission may determine
the size of a corral)
Stable access slope not to exceed 25%
Commercial uses or sleeping is not allowed
Proposed: bathroom (ground level);
kitchenette (tack in the loft area)
Windows proposed in tack area. (condition
of approval)
Entry doors heights at entrance to
agricultural area are 10-ft. and 7-ft
elsewhere. (Condition of approval)
Loft proposed for agricultural storage and
tack area with kitchenette
The total height of the structure at its
highest peak is proposed to be 21'10" (Plate
heights per condition of approval.)
Dirt or D.G. (condition of approval)
Proposed 4,500 sq. ft. fenced corral.
Proposed accessway 6% maximum slope
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, riding rings and turnouts as well as to all other
regulations including, but not be limited to undergrounding of utility lines to the
structure, lighting, roof material, Fife Department requirements and others.
8. Grading in the amount of 300 cubic yard (150 cy. cut and 150 cy. fill) is proposed,
split evenly between the proposed equestrian uses (turnout and riding ring) and new
stable and corral.
9. The addition of the riding ring and turnout area will increase the total
disturbance of the net lot area by 26,400 square feet (13%) which exceeds the code limit
of 40%. However, as prior noted, the total amount of disturbance (54.8%) qualifies for
an exception to the code, up to 60% disturbance. Further, the area of added disturbance
will have zero pad coverage as the area is solely for outdoor equestrian use with no
structures.
10. There are two building pads on the property (not in setbacks): one for or the
existing home (44,500 square feet) and the other for the existing sport court (12,500
square feet). The residential building pad coverage will increase to 40.75% including
the currently proposed stable and improvements prior approved in January 2015.
11. The structural lot coverage is proposed at 26,004 sf. or 12.79% of the net lot area,
(20% permitted); and the total lot coverage including the structures and paved areas is
proposed to be 46,804 square feet, or 23.03%, (35% permitted).
ZC NO. 879
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12. The following table lists stables / sizes approved since 2011.
Location
11 Blackwater Cyn. Rd.
5 Buggy Whip
0 Chestnut
9 Chuckwagon Rd.
10 Crest Rd. W.
49 Eastfield
12 Johns Cyn. Rd.
3 Meadowlark
29 Middleridge Rd. S.
6 Portuguese Bend Rd.
77 Crest Rd. E
Square Feet / No. of Stories
890 sq. ft. one story
890 sq. ft. one story
900 sq. ft. one story
1,296 sq. ft. first floor / 792 sq. ft. loft
2,088 sq.ft. total
735 sq. ft. first floor / 453 sq. ft. loft
1,188 sq.ft. total
600 sq. ft. one story
735 sq. ft. one story
480 sf. first floor / 360 sf. Loft
840 sq.ft. total
2,160 sq. ft. first floor / 800 sf. loft with
center aisle; 2,960 sq.ft. total
450 sq. ft. one story
3,456 sq. ft. first floor/ 235 sq.ft. loft witli
center isle; 3,691 sq.ft. total
13. When reviewing a stable development application the Planning Commission
should consider whether the proposed project meets the criteria for a Conditional Use
Permit, Site Plan Review, Variances and Chapter 17.18 of the Zoning Code pertaining to
stable requirements and standards adopted in 2011.
14. In reviewing a CUP the Planning Commission must find that the use is consistent
with General Plan policies and goals such as maintenance of the City's rural
environment and open space, complies with and the specific applicable development
standards of the Municipal Code and also determine that the use, with appropriate
conditions, will not adversely affect adjacent or nearby properties.
15. Should this request be approved, the applicant would have to meet all of the
conditions of the permitted uses/ construction specified in the Zoning Ordinance for
stables and corrals as well as all imposed conditions of approval, including maintaining
the structure in accordance with the approved floor plan and specified amount and
location of agricultural uses.
16. Other required approvals include the RHCA (Architectural Committee), and
ultimately Building and Safety plan checking for building permits. At this time, the
applicant has not reviewed the project with the RHCA.
17. As sated prior no Variance is required for the disturbance of the lot as the
applicant qualifies and meets the criteria for 60% disturbance. The applicant's agent
states that the subject property was developed prior to the 40% maximum limit for
disturbed area. In its existing condition, with development of the home, the existing
stable and corral, tennis court and paved access areas, the property is 41.8% disturbed,
thereby establishing an existing nonconforming condition. The applicant also notes that
the proposed improvements are for equestrian uses (which supports the General Plan
ZC NO. 879
• •
goal to maintain a rural atmosphere), that grading will be minimized and balanced on -
site, that the stable and riding ring will be well outside of the applicable 25 'rear setback,
and that the grading is very gentle and will create no steeper than 3:1 slopes.
18. The project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA Guidelines, Sec.15303).
ZONING CASE NO. 879
SITE PLAN REVIEW
RA-S- 2 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 35 ft. from side property line
St. Side: 25 ft. from side easement
Rear: 50 ft. from rear property line
GRADING
Site Plan Review required if
excavation and/or fill or
combination thereof that is more
than 3 feet in depth and covers
more than 2,000 sq. ft.). Must be
balanced on -site.
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum -guideline)
Residential
Sports court
ZC NO. 879
EXISTING /PRIOR
APPROVED
SINGLE FAMILY
RESIDENCE, GARAGE,
SERVICE YARD, POOL,
TENNIS COURT, STABLE,
DECKS
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Tennis Court
Gazebo
BBQ
Decks
Breezeway
Trellis (attach
TOTAL
N/A
10.5%
20.2%
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
600 sq. ft.
900 sq. ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq.ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
21,469 sq.ft.
PROPOSED
STABLE, CORRAL, RIDING
RING, TURNOUT
Residence
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Tennis Court
Gazebo
BBQ
Decks
Breezeway
Trellis (attach)
6585 sq.ft.
1266 sq.ft.
960 sq.ft.
150 sq.ft.
2740 sq.ft.
3295 sq.ft.
227 sq.ft.
7200 sq.ft.
196 sq.ft.
30 sq ft.
3021 sq.ft.
170 sq.ft.
164 sq.ft.
TOTAL 26,004 sq. ft.
300 cubic yards
(150 cy. cut, 150 cy.fill)
balanced on -site
150 cy. for new stable and
corral, and 150 cy. for riding
ring and turnout
12.8% or 26,004 sf of 203,160
s.f. net lot area
23.03% or 46,804 sq.ft. of
203,160 sq.ft. net lot area
31.1% (nonconforming) 40.75% of 44,500 sq.ft. pad
59.1%
59.1% of 12,500 sq.ft. pad
•
•
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any non -graded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
RIDING RING (CUP Required)
TURNOUT
May encroach up to 25 ft into rear
yard
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
Previously disturbed - 41.8% 54.8% (meets criteria for
exception to 40% per RHMC
Section 17.16.070.B)
Existing 600 sq.ft. & min 550
sq.ft. corral (to be removed)
Existing
None existing
None existing
2,740 sq.ft plus 1,740 sf loft &
4,500 sq.ft. corral
New 10' min. unpaved access
joining to exist'g driveway
9,250 sq. ft. not in any
setback or required yard
2,825 sq. ft. - 60' diameter
encroaches 10' in rear yard
Existing driveway approach I Existing driveway approach
I N/A I Planning Commission review
I N/A I Planning Commission review
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
ZC NO. 879
0
X.
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT:
17.42.050 Basis for approval or denial of conditional use permit.
The Commission (and Council on appeal), in acting to approve a conditional use permit
application, may impose conditions as are reasonably necessary to ensure the project is
consistent with the General Plan, compatible with surrounding land use, and meets the
provisions and intent of this title. In making such a determination, the hearing body shall find
that the proposed use is in general accord with the following principles and standards:
A. That the proposed conditional use is consistent with the General Plan;
B. That the nature, condition and development of adjacent uses, buildings and
structures have been considered, and that the use will not adversely affect or be materially
detrimental to these adjacent uses, building or structures;
C. That the site for the proposed conditional use is of adequate size and shape to
accommodate the use and buildings proposed;
D. That the proposed conditional use complies with all applicable development
standards of the zone district;
E. That the proposed use is consistent with the portions of the Los Angeles County
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities;
F. That the proposed conditional uses observes the spirit and intent of this title.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 879
JUNE 16, 2015
FOR ZONING CASE NO.879,1 PINE TREE LANE
STABLES APPROVED SINCE 2011
The following table lists stables /sizes approved since 2011.
Location
11 Blackwater
Cyn. Rd.
5 Buggy Whip
0 Chestnut
9 Chuckwagon
Rd.
10 Crest Rd. W.
49 Eastfield
12 Johns Cyn. Rd.
3 Meadowlark
29 Middleridge
Rd. S.
6 Portuguese
Bend Rd.
77 Crest Rd. E
Square Feet / No. of Stories
890 sq. ft. one story
890 sq. ft. one story
900 sq. ft. one story
1,296 sq. ft. first floor / 792 sq. ft. loft
2,088 sq.ft. total
735 sq. ft. first floor / 453 sq. ft. loft
1,188 sq.ft. total
600 sq. ft. one story
735 sq. ft. one story
480 sf. first floor / 360 sf. Loft
840 sq.ft. total
2,160 sq. ft. first floor / 800 sf. loft with
center aisle; 2,960 sq.ft. total
450 sq. ft. one story
3,456 sq. ft. first floor/ 235 sq.ft. loft
with center isle; 3,691 sq.ft. total
Agenda Item: 7B
Height w/loft
19'6"
19'4"
19'
20'
18'4"