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510A, Construct an 800 sq ft guest h, Staff ReportsCity o/ Rolling JUL AGENDA ITEM 6A HEARING DATE: NOVEMBER 28,1994 TO: ATTENTION: FROM: SUBJECT: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. Attached is a note from Mr. Christensen requesting additional time to provide requested plans. RECOMMENDATION It is recommended that the City Council review the request and continue the item to the January 9, 1995 meeting. ®Prmha,l r,,r; �.•.:.� r., Cu• • y of wee, AGENDA ITEM 6A HEARING DATE: NOVEMBER 14,1994 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 Council continued the subject case from the October 24, 1994 meeting b., that ail men be'r-s-of the--Gounc-il could be present. Discussion about the case concerned access to a future stable. The applicant has provided the following plans, Proposed Trail 'A' and Proposed Trail 'B,' to allow for access to a future stable and the proposed guest house. 'A' shows a diagonal trail from the south side of the residence at the 89 foot level to the north side of the property at the 50 foot level. 'B' shows a double -switchback trail from the south side of the residence at the 89 foot level to the approximate center of the third or 48 foot stable level, with switchback turns at the 72 foot and 60 foot levels. 2. Attached is Resolution No. 94-17, approved by the Planning Commission on July 7, 1994, granting a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and granting Site Plan Review approval to construct the new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad. We have also attached a draft resolution of denial requested by the Council on August 8, 1994. ®P ZONING CASE NO. 510A • PAGE 2 3. The existing residential pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85.2%. As stated previously, guest house coverage on the second and lower building pad will be 30%. The future stable coverage on the third level down will be 14.3%./, To�al coverage on the three building pads (10,747 square feet) will be 42.9%. £..„ P3ril 4. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Mrs. Lori Cornell, Caballeros President, gave public testimony regarding future stable access stating that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. RECOMMENDATION It is recommended that the City Council review the proposed plans, the draft resolution and take public testimony. DATE: TO: Cu• • y ofieo yens �ee MEMORANDUM November 14, 1994 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER T., SUBJECT: ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. Staff would like to add the following information to Agenda Item 6A: 1. The case was continued from the October 24, 1994 meeting because Mr. Christensen could not be present. 2. Future stable coverage on the third level down (3,146.5 square feet) will be 14.3%. Possible guest house coverage on that same level would be 22.9%. Printed on Recycled Paper. • • City o/ Rolling AGENDA ITEM 7A HEARING DATE: OCTOBER 24,1994 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. Staff was notified by Mr. Christensen and received the attached letter to the effect that he will be unable to attend the meeting due to a business conflict. Mr. Christensen is planning to attend the November 14, 1994 meeting but, it is possible that he may be out of the country on business. Mr. Christensen will keep staff informed about his attendance at Council meetings and is working on a revision of the plot plan. As yet, we have not received a revised plan. 2. Council continued the subject case from the September 12, 1994 meeting so that all members of the Council could be present. Discussion about the case concerned access to a future stable. The Rolling Hills Municipal Code addresses vehicular access in the required Site Plan Review findings [Section 17.46.050(B)(8)] which require that the Commission or City Council find that, "The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles." Staff searched the Rolling Hills Municipal Code and could not find any more definitive references to stable access. 3. However, included with other stable construction requirements, the Community Association requires that, "Vehicular access to stable areas must be provided for delivery of feed and removal of waste. Such access need not be paved, but grade must not exceed 25%." Staff has also attached a draft resolution of denial that staff ®Printed on Recvdlord Par,�rr ZONING CASE NO. 510A • PAGE 2 was directed to prepare. According to Peggy Minor, Community Association Manager, the Association does not require future stable siting. 4. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Staff spoke with Mrs. Lori Cornell, Caballeros President, regarding future stable access and learned that access to either pad would be difficult but, could be accomplished, with the use of chutes for hay and a tram or 4- wheel all- terrain vehicle (ATV) for manure or horse removal. 5. On July 7, 1994, the Planning Commission approved a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and Site Plan Review to construct the new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad. RECOMMENDATION It is recommended that the City Council review the request for continuance. • • DAVID T. CHRISTENSEN 9 OPEN BRAND ROAD ROLLING HILLS, CALIFORNIA 90274 October 6,1994 Ms. Lola M. Ungar City of Rolling Hills #2 Portuguese Bend Rolling Hills, CA 90274 Dear Lola: .:01.F(G):.;?AaVti- OCT 1 1 1994 CITY OF RQLUNG HILLS. This is to confirm that I will not be able to attend the October 24 City Council meeting as I have a business conflict. I am currently planning on being available for the November 14 meeting. However, as I mentioned to you, it is possible that I will be out of the country on business on that date. I will keep you informed well in advance of that date if there is a problem. Thank you in advance for your help, and please inform the City Council that I sincerely appreciate their continued support as we try and work out a mutually beneficial solution. Very truly yours, a4.94-- David T. Christensen i • City O/ Rollin INCORPORATED JANUARY 24, 1957 AGENDA ITEM HEARING DATE: SEPTEMBER 26,1994 TO: ATTENTION: FROM: SUBJECT: 6—A NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval. of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. Council continued the subject case from the September 12, 1994 meeting so that all members of the Council could be present. Discussion about the case concerned access to a future stable. The Rolling Hills Municipal Code addresses vehicular access in the required Site Plan Review findings [Section 17.46.050(B)(8)1 which require that the Commission or City Council find that, "The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles." Staff searched the Rolling Hills Municipal Code and could not find any more definitive references to stable access. 2. However, included with other stable construction requirements (attached), the Community Association requires that, "Vehicular access to stable areas must be provided for delivery of feed and removal of waste. Such access need not be paved, but grade must not exceed 25%." Staff has also attached a draft resolution of denial that staff was directed to prepare. According to Peggy Minor, Community Association Manager, the Association does not require future stable siting. 3. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Staff spoke with Mrs. Lori Cornell, Caballeros President, regarding future stable access and learned that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. ®Pnntnd Or, ZONING CASE NO. 510A PAGE 2 • • 4. On July 7, 1994, the Planning Commission approved a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and Site Plan Review to construct the new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad (attached). RECOMMENDATION It is recommended that the City Council review the proposed plans, the draft resolution and take public testimony. • • Rolling Hills Community Association Building Regulations Pages 9 & 10, Paragraph T) STABLE CONSTRUCTION 1) Stables shall be one-story. A hayloft without glazed openings may be provided in the attic. Such hayloft shall be used exclusively and only for the storage of feed, tack and stable equipment. 2) Stables must comply with materials, roof paint and trim requirements applicable to houses. 3) There shall be reserved from the building site a space for either the present or future construction of a stable (including tack and feed areas) and a corral of sufficient size to accommodate at least one horse. 4) Barns and stables are for the exclusive use of keeping permitted domestic animals and not used commercially, provided that any such structure for the keeping of horses, cows, goats or other farm pets is located not less than 35 feet from any residence and not less than 25 feet from any property line. 5) All corrals must be located not less than 35 feet from any window or door of any residence or dwelling used for human habitation and not less than 25 feet from any property line. 6) Vehicular access to stable areas must be provided for delivery of feed and removal of waste. Such access need not be paved, but grade must not exceed 25%. • RESOLUTION NO. 749 • DRAFT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. On July 7, 1994, the Planning Commission approved Resolution No. 94- 17 granting a Conditional Use Permit to replace a stable structure with a guest house and granting Site Plan Review for a guest house. Section 3. On July 11, 1994, the City Council took the applications under jurisdiction with regard to future stable access. The City Council conducted a duly noticed public hearing to consider the applications on July 25, 1994, August 8, 1994, August 22,1994, September 12, 1994, and September 26, 1994 and at a field trip visit on July 29, 1994. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the City Council having reviewed, analyzed and studied said proposal. Section 4. The City Council finds that the project qualifies as a Class 3 Exemption (State CEQA Guidelines, Section 15301) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) requires a development plan to be submitted for a Conditional Use Permit and approval before a guest house may be constructed with certain conditions. Section 17.46.020 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings or structures, which involve changes to grading or an increase in the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty- five percent (25%) in any thirty-six month period, may be permitted. Section 17.16.170(A) requires that every request for site plan review and approval have an area developed with or set aside for a combination stable and corral area, Section 46.050(B)(8) requires that the project be sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles, and Section 17.16.100 requires that structures shall not be located on the sides or bottoms of canyons or natural drainage courses. Resolution No. 749 -1- Section 6. With ISect to the Conditional Use Pe�it and Site Plan Review PP replacea applications to a stable structure with guest house, the City Council makes the following findings of fact: A. The granting of the request for a Conditional Use Permit and Site Plan Review would not be consistent with the purposes and objectives of the Zoning Ordinance and General Plan. The construction of a guest house on this lot precludes the future use of the lot as horse property which is not compatible with the Zoning Code requirement that an area be developed with or set aside for a combination stable and corral. Access to a future stable and corral on a lower third level does not provide practical or convenient access for horsekeeping. Access to and the location of the pad area proposed for the future stable and corral will be located on the side of a canyon that is steeper than several neighboring developments. B. The project does not substantially preserve the natural and undeveloped state of the lot by minimizing building pad 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. The existing structural coverage of the residential building pad exceeds the City's guideline of maximum coverage of the pad of 30%. The residential building pad coverage in this case is already at 85.2%, which is well in excess of the 30% coverage guideline. Although the proposed guest house will be located on a separate building pad from the main residential building pad, the City Council finds that the combined developments on both pads will be excessive and not consistent with most of the existing development pattern in the City. In addition, the construction of a required stable and corral on the second lower building pad could not be accomplished without exceeding the 30% pad coverage guideline for that second lower building pad as well. C. The proposed development is not harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraphs A and B, the proposed project is not consistent nor compatible with the scale and size of the existing building pads on the site. Overdevelopment on the building pad precludes the future construction of an accessible stable and corral and use of the lot as horse property. Section 7. Based upon the foregoing findings, the City Council hereby denies the Conditional Use Permit and Site Plan Review applications for Zoning Case No. 510A for the replacement of a stable structure with a guest house at an existing single family residence as shown on the development plan incorporated herein as Exhibit A. PASSED, APPROVED AND ADOPTED THIS 26TH DAY OF SEPTEMBER, 1994. THOMAS F. HEINSHEIMER MAYOR ATTEST: MARILYN KERN, DEPUTY CITY CLERK Resolution No. 749 -2- • STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS SS I certify that the foregoing Resolution No. 749 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the City Council on September 26, 1994 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: MARILYN L. KERN DEPUTY CITY CLERK Resolution No. 749 • City 0/ R0M �uee AGENDA ITEM 7-A HEARING DATE: SEPTEMBER 12,1994 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377.7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval, of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. Council continued the subject case at the August 22, 1994 meeting. Discussion about the case concerned access to a future stable. Attached is a draft resolution of denial that staff was directed to prepare. 2. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Staff spoke with Mrs. Lori Cornell, Caballeros President, regarding future stable access and learned that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. 3. On July 7, 1994, the Planning Commission approved a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and requesting Site Plan Review to construct a new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad (attached). RECOMMENDATION, It is recommended that the City Council review the proposed plans, the draft resolution and take public testimony. ®Printed or, Recyr.kd Pa�u;r • RESOLUTION NO. 749• DRAFT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. On July 7, 1994, the Planning Commission approved Resolution No. 94- 17 granting a Conditional Use Permit to replace a stable structure with a guest house and granting Site Plan Review for a guest house. Section 3. On July 11, 1994, the City Council took the applications under jurisdiction with regard to future stable access. The City Council conducted a duly noticed public hearing to consider the applications on July 25, 1994, August 8, 1994, August 22,1994, and September 12, 1994 and at a field trip visit on July 29, 1994. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the City Council having reviewed, analyzed and studied said proposal. Section 4. The City Council finds that the project qualifies as a Class 3 Exemption (State CEQA Guidelines, Section 15301) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) requires a development plan to be submitted for a Conditional Use Permit and approval before a guest house may be constructed with certain conditions. Section 17.46.020 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings or structures, which involve changes to grading or an increase in the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty- five percent (25%) in any thirty-six month period, may be permitted. Section 17.16.170(A) requires that every request for site plan review and approval have an area developed with or set aside for a combination stable and corral area and Section 17.16.100 requires that structures shall not be located on the sides or bottoms of canyons or natural drainage courses. Section 6. With respect to the Conditional Use Permit and Site Plan Review applications to replace a stable structure with a guest house, the City Council makes the following findings of fact: Resolution No. 749 • • A. The granting of the request for a Conditional Use Permit and Site Plan Review would not be consistent with the purposes and objectives of the Zoning Ordinance and General Plan. The construction of a guest house on this lot precludes the future use of the lot as horse property which is not compatible with the Zoning Code requirement that an area be developed with or set aside for a combination stable and corral. Access to a future stable and corral on a lower third level does not provide practical access for horsekeeping. Access to and the location of the pad area proposed for the future stable and corral is located on the side of a canyon that is steeper than several neighboring developments. B. The project does not substantially preserve the natural and undeveloped state of the lot by minimizing building pad 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. The existing structural coverage of the residential building pad exceeds the City's guideline of maximum coverage of the pad of 30%. The residential building pad coverage in this case is already at 85.2%, which is well in excess of the 30% coverage guideline. Although the proposed guest house will be located on a separate building pad from the main residential building pad, the City Council finds that the combined developments on both pads will be excessive and not consistent with most of the existing development pattern in the City. In addition, the construction of a required stable and corral on the second lower building pad could not be accomplished without exceeding the 30% pad coverage guideline for that second lower building pad as well. C. The proposed development is not harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraphs A and B, the proposed project is not consistent nor compatible with the scale and size of the existing building pads on the site. Overdevelopment on the building pad precludes the future construction of an accessible stable and corral and use of the lot as horse property. Section 7. Based upon the foregoing findings, the City Council hereby denies the Conditional Use Permit and Site Plan Review applications for Zoning Case No. 510A for the replacement of a stable structure with a guest house at an existing single family residence as shown on the development plan incorporated herein as Exhibit A. PASSED, APPROVED AND ADOPTED THIS 12TH DAY OF SEPTEMBER, 1994. ATTEST: MARILYN KERN, DEPUTY CITY CLERK Resolution No. 749 THOMAS F. HEINSHEIMER MAYOR -2- 'STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS SS I certify that the foregoing Resolution No. 749 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the City Council on September 12, 1994 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: MARILYN L. KERN DEPUTY CITY CLERK Resolution No. 749 -3- • IIR$CCOOY1-51 S E P 0 6 1994 CITY OF ROLLING HILLS gY ✓fay ��y� fee4,--c-0,-- • �is"l19' 777 - p 4 • ()my ofieliny AGENDA ITEM HEARING DATE: AUGUST 22,1994 TO: ATTENTION: FROM: SUBJECT: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. At the August 8, 1994 City Council meeting, staff was directed to draft a resolution of denial (attached) and continued the case so that Mr. Christensen could be in attendance. 2. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Staff spoke with Mrs. Lori Cornell, Caballeros President, regarding future stable access and learned that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. 3. On July 7, 1994, the Planning Commission approved a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and requesting Site Plan Review to construct a new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad (attached). RECOMMENDATION It is recommended that the City Council review the proposed plans, the draft resolution and take public testimony. ®Panted on Recyclad Paper. • • DRAFT RESOLUTION NO. 749 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. On July 7, 1994, the Planning Commission approved Resolution No. 94-17 granting a Conditional Use Permit to replace a stable structure with a guest house and granting Site Plan Review for a guest house. Section 3. On July 11, 1994, the City Council took the applications under jurisdiction with regard to future stable access. The City Council conducted a duly noticed public hearing to consider the applications on July 25, 1994, August 8, 1994, and August 22,1994 and at a field trip visit on July 29, 1994. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the City Council having reviewed, analyzed and studied said proposal. Section 4. The City Council finds that the project qualifies as a Class 3 Exemption (State CEQA Guidelines, Section 15301) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) requires a development plan to be submitted for a Conditional Use Permit and approval before a guest house may be constructed with certain conditions. Section 17.46.020 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings orr structures, which involve changes to grading or an increase in the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period, may be permitted. Section 17.16.170(A) requires that every request for site plan review and approval have an area RESOLUTION NO. 749 PAGE 2 • • developed with or set aside for a combination stable and corral area and Section 17.16.100 requires that structures shall not be located on the sides or bottoms of canyons or natural drainage courses. Section 6. With respect to the Conditional Use Permit and Site Plan Review applications to replace a stable structure with a guest house, the City Council makes the following findings of fact: A. The granting of the request for a Conditional Use Permit and Site Plan Review would not be consistent with the purposes and objectives of the Zoning Ordinance and General Plan. The construction of a guest house on this lot precludes the future use of the lot as horse property which is not compatible with the Zoning Code requirement that an area be developed with or set aside for a combination stable and corral. Access to a future stable and corral on a lower third level does not provide practical access for horsekeeping. Access to and the location of the pad area proposed for the future stable and corral is located on the side of a canyon that is steeper than several neighboring developments. B. The project does not substantially preserve the natural and undeveloped state of the lot by minimizing building pad 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. The existing structural coverage of the residential building pad exceeds the City's guideline of maximum coverage of the pad of 30%. The residential building pad coverage in this case is already at 85.2%, which is well in excess of the 30% coverage guideline. Although the proposed guest house will be located on a separate building pad from the main residential building pad, the City Council finds that the combined developments on both pads will be excessive and not consistent with most of the existing development pattern in the City. In addition, the construction of a required stable and corral on the second lower building pad could not be accomplished without exceeding the 30% pad coverage guideline for that second lower building pad as well. C. The proposed development is not harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraphs A and B, the proposed project is not consistent nor compatible with the scale and size of the existing building pads on the site. Overdevelopment on the building pad precludes the future construction of an accessible stable and corral and use of the lot as horse property. Section 7. Based upon the foregoing findings, the City Council hereby denies the Conditional Use Permit and Site Plan Review applications for Zoning Case No. 510A for the replacement of a stable structure with a guest house at an existing single family residence as shown on the development plan incorporated herein as Exhibit A. RESOLUTION NO. 749 PAGE 3 1994. ATTEST: • • PASSED, APPROVED AND ADOPTED THIS 22ND DAY OF AUGUST, THOMAS F. HEINSHEIMER, MAYOR MARILYN KERN, DEPUTY CITY CLERK 'STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS SS I certify that the foregoing Resolution No. 749 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the City Council on August 22, 1994 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. DEPUTY CITY CLERK • • City `leo/Anz AGENDA ITEM 8B HEARING DATE: AUGUST 8,1994 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND .SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN. BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. The City Council viewed a staking of the proposed guest house to be constructed at a second level below the residential building pad and future stable to be constructed at a third level below the building pad on July 29, 1994. Council members asked about the size of the third level and the percentage of lot coverage were a guest house to be built on that pad. Staff has determined that the existing building pad is 3,146.5 square feet and a 720 square foot guest house would cover 22.9% of the third level pad. An 800 square foot guest house (maximum permitted) would cover 25.4% of the third level pad. 2. The City Council took jurisdiction ofthe subject case on July 11, 1994 regarding future stable access. Staff has spoken with Mrs. Lori Cornell, Caballeros President, regarding future stable access and learned that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. 3. Resolution No. 94-17, dated July 7, 1994 by the Planning Commission approved a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and ®Panted on Recycled Paper. ZONING CASE NO. 510A • PAGE 2 lower building pad than the residential structure and requesting Site Plan Review to construct a new guest house. The 720. square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad (attached). 4. The existing residential building pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85.2%. Guest house coverage on the second and lower building pad will be 30%. Total coverage on three building pads (9,593.5 square feet), including a future stable, will be 48.2%. 5. The existing house and attached garage were built in 1953. In 1965, a Variance was approved to encroach 10.5 feet into the side yard setback at the southwest portion of the lot. 6. Grading for the project will not be required. 7. Disturbed area for the project will be less than 1%. Total disturbed area will be 6.35%. 8. The structural lot coverage proposed is 4,700 square feet or 3.99% and the total lot coverage proposed is 7,470 square feet or 6.35%. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council review the proposed plans and take public testimony. RESOLUTION NO. 94-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the applications on April 18, 1994, May 17, 1994, and June 21, 1994, and at a field trip visit on May 7, 1994. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 4. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a Guest House under certain conditions. The applicant is requesting to construct a 720 square foot guest house to replace a 400 square foot stable structure. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the replacement of a stable structure with a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, -.and development of adjacent uses, buildings, and structures have been considered, and the construction of a guest house to replace a stable will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the existing structure used as a stable is at a lower level than the residential building pad and is a sufficient distance from nearby \�J RESOLUTION NO. 94-17 • PAGE 2 residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community and is located on a 2.75 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the 720 square foot size of the guest house is less than the 800 square foot maximum permitted and the guest house does not encroach into any setback areas. E. The proposed conditional 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 because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because the guest house will be replacing an existing stable structure and there is sufficient space on the lot for future development of a stable. Section 5. Based upon the foregoing findings,_. the. Planning_ Commission hereby approves a Conditional Use Permit for the replacement of a stable structure with a guest house in accordance with the Development Plan attached hereto in Zoning Case No. 510A subject to the conditions contained in Section 9. Section 6. Section 17.46.010 Or the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. The Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan -requirement of low —profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 117,600 square feet. The residence (2,600 sq. ft.), garage (450 sq. ft.), swimming pool (400 sq. ft.), proposed guest house (720 sq. ft.), and future stable (450 sq. ft.) will have 4,620 square feet which constitutes 3.9% of the lot which RESOLUTION NO. 94-17 PAGE 3 • • is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 7,470 square feet which equals 6.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed guest house located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) and grading will be minimal to minimize building coverage on the building pad itself. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. F. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences because as indicated in Paragraph A, lot coverage maximums will not be exceeded and the proposed project is of consistent scale with the neighborhood, thereby grading will be required only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. H. The project__ conforms_ with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review for a guest house as indicated on the RESOLUTION NO. 94-17 • PAGE 4 Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 9. Section 9. The Conditional Use Permit for the replacement of an existing stable with a guest house approved in Section 5 and the Site Plan Review for a guest house approved in Section 8 as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A, are subject to the following conditions: A. The Conditional .-Use_Permit-and—the-Site Plan Review approval shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be _developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. No kitchen or other cooking facilities shall be provided within the guest house. F. No vehicular access or paved parking area shall be developed within 50 feet of the guest house. G. Occupancy of the guest house shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. H. Renting of the guest house is prohibited. I. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. RESOLUTION NO. 94-17 PAGE 5 J. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. K. The guest house shall not exceed 720 square feet. The guest house building pad coverage shall not exceed 30%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. M. All conditions of this Conditional Use Permit and Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON TI- 7TH DAY OF JULY, 1994. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN�, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) SS CITY OF ROLLING HILLS I certify that the foregoing Resolution No.94-17 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the Planning Commission on July 7, 1994 by the following roll call vote: AYES: NOES: Commissioners Hankins, Raine and Chairman Roberts Commissioner Frost ABSENT: None ABSTAIN: None and in compliance with the laws of California was posted at the following: Administrative Offices MARILYN KE , DEPUTY CITY CLERK • • City o/ RO/AZ Jhf/? AGENDA ITEM HEARING DATE: JULY 25,1994 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. The City Council took jurisdiction of the subject case future stable access. on July 11, 1994 regarding 2. The Planning Commission approved Resolution No. 94-17 on July 7, 1994 (attached). 3. The applicant is requesting a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and requesting Site Plan Review to construct a new guest house. 4. The applicant proposes that access to and from a future stable for feed or manure removal on a third or lower building pad could occur by either of two methods; one would be grading an access road and the other would be constructing a tram that could be installed in either side yard. 5. The existing residential building pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85.2%. Guest house coverage on 0 ®Printed on Recycled P.eper ZONING CASE NO. 510A • 0 PAGE 2 the second and lower building pad will be 30%. Total coverage on three building pads (10,747 square feet), including a future stable at a third and lower level, will be 42.9%. 6. The existing house and attached garage were built in 1953. In 1965, a Variance was approved to encroach 10.5 feet into the side yard setback at the southwest portion of the lot. 7. Grading for the project will not be required. 8. Disturbed area for the project will be less than 1%. Total disturbed area will be 6.35%. 9. The structural lot coverage proposed is 4,700 square feet or 3.99% and the total lot coverage proposed is 7,470 square feet or 6.35%. 10. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council review the proposed plans, take public testimony, and continue the item to a field trip. • RESOLUTION NO. 94-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the applications on April 18, 1994, May 17, 1994, and June 21, 1994, and at a field trip visit on May 7, 1994. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 4. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a Guest House under certain conditions. The applicant is requesting to construct a 720 square foot guest house to replace a 400 square foot stable structure. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the replacement of a stable structure with a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a guest house to replace a stable will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the existing structure used as a stable is at a lower level than the residential building pad and is a sufficient distance from nearby RESOLUTION NO. 94-17 • PAGE 2 • residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community and is located on a 2.75 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the 720 square foot size of the guest house is less than the 800 square foot maximum permitted and the guest house does not encroach into any setback areas. E. The proposed conditional 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 because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because the guest house will be replacing an existing stable structure and there is sufficient space on the lot for future development of a stable. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves a Conditional Use Permit for the replacement of a stable structure with a guest house in accordance with the Development Plan attached hereto in Zoning Case No. 510A subject to the conditions contained in Section 9. Section 6. Section 17.46.010 Or the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. The Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 117,600 square feet. The residence (2,600 sq. ft.), garage (450 sq. ft.), swimming pool (400 sq. ft.), proposed guest house (720 sq. ft.), and future stable (450 sq. ft.) will have 4,620 square feet which constitutes 3.9% of the lot which RESOLUTION NO. 94-17 PAGE 3 • is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 7,470 square feet which equals 6.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed guest house located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) and grading will be minimal to minimize building coverage on the building pad itself. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. F. The proposed development, is harmonious in scale and mass with the site, the natural terrain and surrounding residences because as indicated in Paragraph A, lot coverage maximums will not be exceeded and the proposed project is of consistent scale with the neighborhood, thereby grading will be required only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review for a' guest house as indicated on the RESOLUTION NO. 94-17 • PAGE 4 • Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 9. Section 9. The Conditional Use Permit for the replacement of an existing stable with a guest house approved in Section 5 and the Site Plan Review for a guest house approved in Section 8 as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A, are subject to the following conditions: A. The Conditional Use Permit and the Site Plan Review approval shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. No kitchen or other cooking facilities shall be provided within the guest house. F. No vehicular access or paved parking area shall be developed within 50 feet of the guest house. G. Occupancy of the guest house shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. H. Renting of the guest house is prohibited. I. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. RESOLUTION NO. 94-17 PAGE 5 s • J. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. K. The guest house shall not exceed 720 square feet. The guest house building pad coverage shall not exceed 30%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. M. All conditions of this Conditional Use Permit and Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON TiE. 7T DAY OF JULY, 1994. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) SS CITY OF ROLLING HILLS I certify that the foregoing Resolution No.94-17 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the Planning Commission on July 7, 1994 by the following roll call vote: AYES: Commissioners Hankins, Raine and Chairman Roberts NOES: Commissioner Frost ABSENT: None ABSTAIN: None and in compliance with the laws of California was posted at the following: Administrative Offices MARILYN KERN, DEPUTY CITY CLERK • "., City O/ O 6IZ L � INCORPORATED JANUARY 24, 1957 ao; : AGENDA ITEM 4-A NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 MEETING DATE: JULY 11,1994 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) RESOLUTION NO. 94-17: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. BACKGROUND 1. The Planning Commission approved the attached resolution on July 7, 1994. 2. The applicant is requesting a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and requesting Site Plan Review to construct a new guest house. 3. The applicant proposes that access to and from a future stable for feed or manure removal on a third or lower building pad could occur by either of two methods; one would be grading an access road and the other would be constructing a tram that could be installed on either side yard. 4. The existing residential building pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85.2%. Guest house coverage on the second and lower building pad will be 30%. Total coverage on three building pads (10,747 square feet), including a future stable at a third and lower level, will be 42.9%. 5. The existing house and attached garage were built in 1953. In 1965, a Variance was approved to encroach 10.5 feet into the side yard setback at the southwest portion of the lot. 6. Grading for the project will not be required. ®Printed on Recycled Pypor ZONING CASE NO. 510A PAGE 2 • 7. Disturbed area for the project will be less than 1%. Total disturbed area will be 6.35%. 8. The structural lot coverage proposed is 4,700 square feet or 3.99% and the total lot coverage proposed is 7,470 square feet or 6.35%. RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 94-17. • DRAFT RESOLUTION NO. 94-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. The Planning .Commission. _conducted a. duly. noticed . public _. hearing to consider the applications on April 18, 1994, May 17, 1994, and June 21, 1994, and at a field trip visit on May 7, 1994. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore categorically ,exempt from environmental review under the California Environmental Quality Act. Section 4. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a Guest House under certain conditions. The applicant is requesting to construct a 720 square foot guest house to replace a 400 square foot stable structure. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the replacement of a stable structure with a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a guest house to replace a stable ,will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the existing structure used as a stable is at a lower level than the residential building pad and is a sufficient distance from nearby RESOLUTION NO. 94-17 • PAGE 2 • residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community and is located on a 2.75 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the 720 square foot size of the guest house is less than the 800 square foot maximum permitted and the guest house does not encroach into any setback areas. E. The proposed conditional 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 because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because the guest house will be replacing an existing stable structure and there is sufficient space on the lot for future development of a stable. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves a Conditional Use Permit for the replacement of a stable structure with a guest house in accordance with the Development Plan attached hereto in Zoning Case No. 510A subject to the conditions contained in Section 9. Section 6. Section 17.46.010 Or the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. The Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General PIan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 117,600 square feet. The residence (2,600 sq. ft.), garage (450 sq. ft.), swimming pool (400 sq. ft.), proposed guest house (720 sq. ft.), and future stable (450 sq. ft.) will have 4,620 square feet which constitutes 3.9% of the lot which RESOLUTION NO. 94-17 • PAGE 3 • is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 7,470 square feet which equals 6.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed guest house located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) and grading will be minimal to minimize building coverage on the building pad itself. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing_ large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. F. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences because as indicated in Paragraph A, lot coverage maximums will not be exceeded and the proposed project is of consistent scale with the neighborhood, thereby grading will be required only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review for a guest house as indicated on the RESOLUTION NO. 94-17 • PAGE 4 • Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 9. Section 9. The Conditional Use Permit for the replacement of an existing stable with a guest house approved in Section 5 and the Site Plan Review for a guest house approved in Section 8 as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A, are subject to the following conditions: A. The Conditional Use Permit and the Site Plan Review approval shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. No kitchen or other cooking facilities shall be provided within the guest house. F. No vehicular access or paved parking area shall be developed within 50 feet of the guest house. G. Occupancy of the guest house shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. H. Renting of the guest house is prohibited. I. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soilsand hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. RESOLUTION NO. 94-17 • PAGE 5 • J. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. K. The guest house shall not exceed 720 square feet. The guest house building pad coverage shall not exceed 30%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. M. All conditions of this Conditional Use Permit and Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 7TH DAY OF JULY, 1994. ALLAN ROBE I TS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) SS CITY OF ROLLING HILLS I certify that the foregoing Resolution No.94-17 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the Planning Commission on July 7, 1994 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices MARILYN KERN, DEPUTY CITY CLERK • City 0/ ieit HEARING DATE: JUNE 21,1994 • AGENDA ITEM_ INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 TO: HONORABLE CHAIRMAN & MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PRINCIPAL PLANNER APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: REOUEST ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JUNE 11, 1994 The applicant requests a Conditional Use Permit to replace a stable structure with a guest house and requests Site Plan Review for a guest house. BACKGROUND 1. At the May 17, 1994 Planning Commission meeting, it was determined that this project would require application for Site Plan Review and the applicant complied (form attached). The applicant is requesting a Conditional Use Permit to replace a 400 square foot stable structure with an 800 square foot guest house at the northern portion of this irregular -shaped lot and requesting Site Plan Review to construct a new guest house. 2. The application states that access to and from a future stable for feed or manure removal on a third or lower building pad could occur by either of two methods; one would be grading an access road and the other would be constructing a tram that could be installed on either side yard. 2. The residential building pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85.2%. The proposed guest house building pad is 2,400 square feet and the proposed structure will be 800 square feet or 33.3%. Total coverage on the two building pads (6,447 square feet) will be 65.9% and total coverage on the three building pads (10,747 square feet) including a future stable will be 43.7%. Printed on Recycled Paper. • • ZONING CASE NO. 510A PAGE 2 3, Applicable Zoning Code requirements regarding guest houses are: a. The building housing the quarters shall not contain more than 800 square feet of net floor area. b. No kitchen or other cooking facilities shall be provided within guest or servant quarters. c. The property shall be developed and maintained in substantial conformance with the approved site plan on file. d. No vehicular access or paved parking area shall be developed within 50 feet of the proposed guest house or servant quarters. e. Occupancy of the proposed guest house or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. f: Renting of guest houses or servant quarters is prohibited. g. All requirements of the Zoning Code must be complied with unless otherwise set forth in the permit or approved plan. h. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of Site Plan Review, as specified in Section 17.46 of the Zoning Code. 4. The existing house and attached garage were built in 1953. A Variance to add a room addition that would encroach 10.5 feet into the side yard setback at the southwest portion of the lot was approved by the Planning Commission in 1965. 5. Grading for the project site will not be required. 6. Disturbed area on the lot will be less than 1%. 7. The structural lot coverage proposed is 4,700 square feet or 3.99% (20% permitted) and the total lot coverage proposed is 7,550 square feet or 6.4% (35% permitted). • • ZONING CASE NO. 510 PAGE 3 8. The plot plan shows steps leading down to the guest house from the pool patio area at the north side of the lot. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. REOUEST FOR HEARING FOR SITE PLAN REVIEW PROPERTY OWNER: J��/ i . C//72 / S 7? /s �J OWNER'S ADDRESS: 9 c PC:7U t3 iz /J R :. TELEPHONE NO: 3/0 — (/ y — E-6t/ �2 2-'3 — 5 77— 3 q 7 y, w PROPERTY'S ADDRESS: 9 ©Pc- A/ '3'7,ii,v) ;2_0 LEGAL DESCRIPTION: LOT NO. ASSESSORS BOOK NO. PAGE PARCEL AGENTS NAME: N /4- AGENT'S ADDRESS: TELEPHONE NO: NATURE OF PROPOSED PROJECT Describe in detail the nature of the proposed project, including what aspects of the project require a Site Plan Review: Gc.-e u_Go "_Lez,14,2 ,-e-u ..cam Can 2 t_l Le4 ,4l c , a- ctd-t-aL 662c-6 e,c 1(t_<:_f arc,y) if-'C„ -4-e--e-X- tce-er ez-J / / • • SITE PLAN REVIEW CRITERIA Site plan review criteria upon which the Planning Commission must make an affirmative finding. Describe in detail the project's conformance with the criteria below: A. Is the project compatible with the General Plan, the Zoning Ordinance and surrounding uses? Explain how it compares to the sizes, setbacks and other characteristics of neighboring houses. es tc4.e4 �' s . ,otx,a yS-- , -- c , ��,ea q - -UAW 144 ..-P.a.t.V o , �� ate -.� 9(t a, y �4h. B. How does the project preserve and integrate into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls)? Explain how the project preserves and integrates existing natural features. • , C. How does the site development plan follow natural contours of the site to minimize grading? Extensive grading and recontouring of existing terrain to maximize buildable area shall not be approved. Graded slopes shall be rounded and contoured so as to blend with existing terrain. Grading shall not modify existing drainage redirect drainage flow unless into an existing drainage course. Explain the nature and extent of the impact of grading and proposed minimization on lots. /0 90.414tH .-ter ---fAP--e.644acAi D. To what extent does the site development plan preserve surrounding native vegetation and supplement it with landscaping that is compatible with and enhances the rural character of the community? Landscaping should provide a buffer and transition zone between private and public areas. Explain how the project preserves native vegetation, integrates landscaping and creates buffers. .}— E. How does the site development plan preserve the natural and undeveloped state of the lot by minimizing building coverage? Lot coverage requirements shall be regarded as maximums and the actual amount of lot coverage permitted should depend upon the existing buildable area of the lot. Explain how the lot coverage proposed compares with lot coverage square footage and percentages on neighboring lots. 10 Gore cvkr irt7 0 �{1 ....� i +J2- F. Is the site development plan harmonious in scale and mass with the site, the natural terrain and surrounding residences? Setbacks shall be regarded as minimums and more restrictive setbacks shall be imposed where necessary to assure proportionality and openness. Explain how the proposed project setbacks compare with the existing setbacks of neighboring properties. /'14 -�t,p D�r a-t�c.�-�0 f .c�-+-+ d .-€4'-t71'.. iceo-�.oLa-K-c� are- 6e-.4-4ad I_t ag_ G. Is the site development plan sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles? Explain how the number and types of vehicles relate to the driveway location, design, trip data, landscaping and other on -site parking or storage areas. laBo , a:A4 eat c4440-Q-d_ 74-4 , Q.ad.o , a, .J /cc e-& LiAto4AleP , .,�._ Gee4U.A al at , Geesate-_ co 4-C/cze-A-- ,CAtzdt,, .4/ • ,--1,14-1-7114-ihOti 11' ot.,„"kt„, H. IToeS the site development plan' conform with the requirements of the Calif mia Environmental Quality Act? Explain how the project impacts the environment, e.g. significant impact, proposed mitigation measures. �itLJ , iZ �j -SA) -tOGI,e! - 0-41 • I hereby certify that the statements furnished above, and in attached exhibits, presents the data and information required for the site plan review criteria evaluation to the best of my ability; and, that the facts, statements and other information presented are true and correct to the best of my knowledge and belief. Date: 57--v aa-A, Signature For: Applicant 6 ifvloc c_- '-/-7z4-71i .Zif,z,47,7-7 gittrrL IZ 6'1D 7' COMTZ0 L$ Sy -7vt HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: PUBLISHED: REQUEST City o/ R0t'A JUL INCORPORATED JANUARY 24, 1957 MAY 17, 1994 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 ZONING CASE NO. 510 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.750 ACRES MR. DAVID T. CHRISTENSEN APRIL 9, 1994 The applicant requests a Conditional Use Permit to replace a stable structure with a guest house. BACKGROUND 1. On May 7, 1994, the Planning Commission viewed a silhouette of the proposed guest house and the location of a future stable and corral. The Commission requested information about building pad coverages on the property and code restrictions on guest houses which follow: As recalculated by staff, the residential building pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85. 2 0. The proposed guest house building pad is 2,400 square feet and the proposed structure will be 800 square feet or 33.3%. Total coverage on the two building pads (6,447 square feet) will be 65.9% and total coverage on the three building pads (10,747 square feet) including a future stable will be 43.7%. Applicable Zoning Code requirements regarding guest houses are: a. The building housing the quarters shall not contain more than 800 square feet of net floor area. b. No kitchen or other cooking facilities shall be provided within guest or servant quarters. c. The property shall be developed and maintained in substantial conformance with the approved site plan on file. d. No vehicular access or paved parking area shall be developed within 50 feet of the proposed guest house or servant quarters. Printed on Recycled Paper. • ZONING CASE NO. 510 PAGE 2 e. Occupancy of the proposed guest house or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. f. Renting of guest houses or servant quarters is prohibited. g. All requirements of the Zoning Code must be complied with unless otherwise set forth in the permit or approved plan. h. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of Site Plan Review, as specified in Section 17.46 of the Zoning Code. 2. The applicant is requesting a Conditional Use Permit to replace a 400 square foot stable structure with an 800 square foot guest house at the northern portion of this irregular - shaped lot. 3. The existing house and attached garage were built in 1953. A Variance to add a room addition that would encroach 10.5 feet into the side yard setback at the southwest portion of the lot was approved by the Planning Commission in 1965. 4. Grading for the project site will not be required. 5. Disturbed area on the lot will be less than 1%. 6. The structural lot coverage proposed is 4,700 square feet or 3.99% (20% permitted) and the total lot coverage proposed is 7,550 square feet or 6.4% (35% permitted). 7. The plot plan shows steps leading down to the guest house from the pool patio area at the north side of the lot. 8. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. City HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: PUBLISHED: REQUEST • opeotenS INCORPORATED JANUARY 24, 1957 APRIL 18, 1994 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-72B8 ZONING CASE NO. 510 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.750 ACRES MR. DAVID T. CHRISTENSEN APRIL 9, 1994 The applicant requests a Conditional Use Permit to replace a stable structure with a guest house. DISCUSSION In reviewing the applicant's request under Title 17 (Zoning), staff would identify the following issues for evaluation: 1. The applicant is requesting a Conditional Use Permit to replace a 400 square foot stable structure with an 800 square foot guest house at the northern portion of this irregular- shaped.lot. 2. The existing house and attached garage were built in 1953. A Variance to add a room addition that would encroach 10.5 feet into the side yard setback at the southwest portion of the lot was approved by the Planning Commission in 1965. 3. Grading for the project site will not be required. 4. Disturbed area on the lot will be less than 1%. 5. The structural lot coverage proposed is 3,850 square feet or 3.27% (20% permitted) and the total lot coverage proposed is 4,250 square feet or 3.6% (35% permitted). 6. The building pad coverage of the 800 square foot guest house on the 2,400 square foot buildable pad area where the existing stable is now located will be 33.3%. 7. The plot plan shows steps leading down to the guest house from the pool patio area at the north side of the lot. 8. Mr. Christensen states that there is a third pad at a lower level (between the 50 and 43.5 foot elevations on the plot plan) where there is a total available space of up to 4,300 square feet for a future stable and corral. Printed on Recycled Paper. • • ZONING CASE NO. 510 PAGE 2 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. • S Cay. 0/ ///jfl LLL6 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 AGENDA ITEM 4-A MEETING DATE: MARCH 27,1995 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: RESOLUTION NO. 749: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) BACKGROUND At the March 13, 1995 meeting, the City Council approved the proposed project and staff has prepared the attached draft resolution of approval. RECOMMENDATION It is recommended that the City Council approve Resolution No. 749. ®Printed on Recycled Paper. R•LUTION NO. 749 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. • THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. On July'7, 1994, the Planning Commission approved Resolution No. 94-17 granting a Conditional Use Permit to replace a stable structure with a guest house and granting Site Plan Review for a guest house. Section 3. On July 11, 1994, the City Council took the applications under jurisdiction with regard to stable access. The City Council conducted a duly noticed public hearing to consider the applications on July 25, 1994, August 8, 1994, August 22,1994, September 12, 1994, September 26, 1994, October 24, 1994, and November 14, 1994, November 28, 1994, January 9, 1995, January 23, 1995, February 14, 1995, and March 13, 1995, and at a field trip visit on July 29, 1994. At the hearings, the City Council considered the slope available for vehicle access to a stable. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the City Council having reviewed, analyzed and studied said proposal. Section 4 The City Council finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a Guest House under certain conditions. The applicant is requesting to construct a 720 square foot guest house to replace a 400 square foot stable structure. With respect to this request for a Conditional Use Permit, the City Council finds as follows: A. The granting of a Conditional Use Permit for the replacement of a stable structure with a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a guest house to replace a stable will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the existing structure used as a stable is at a lower level than the 'residential building pad and is a sufficient distance from nearby residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community and is located on a 2.75 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the 720 square foot size of the guest house is less than the 800 square foot maximum permitted and the guest house does not encroach into any setback areas. Resolution No. 749 -1- E. The propos onditional use is consistent with the ports s of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because the guest house will be replacing an existing stable structure and there is sufficient space on the lot for development of a stable. Section 6. Based upon the foregoing findings, the City Council hereby approves a Conditional Use Permit for the replacement of a stable structure with a guest house in accordance with the Development Plan attached hereto in Zoning Case No. 510A subject to the conditions contained in Section 10. Section 7. Section 17.46.010 of the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 8. The City Council makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 117,600 square feet. The residence (2,600 sq. ft.), garage (450 sq. ft.), swimming pool (400 sq. ft.), proposed guest house (720 sq. ft.), and stable (450 sq. ft.) will have 4,620 square feet which constitutes 3.9% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 7,470 square feet which equals 6.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed guest house located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) and grading will be minimal to minimize building coverage on the building pad itself. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. F. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences because as indicated in Paragraph A, lot coverage maximums will not be exceeded and the proposed project is of consistent scale with the neighborhood, thereby grading will be required only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. Resolution No. 749 -2- I G. The prop development is sensitive and not detritWal to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 9. Based upon the foregoing findings, the City Council hereby approves the Site Plan Review for a guest house as indicated on the Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 10. Section 10. The Conditional Use Permit for the replacement of an existing stable with a guest house approved in Section 6 and the Site Plan Review for a guest house approved in Section 9 as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A, are subject to the following conditions: A. The Conditional Use Permit and the Site Plan Review approval shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A) of the Rolling Hills Municipal Code. B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. No kitchen or other cooking facilities shall be provided within the guest house. F. No vehicular access or paved parking area shall be developed within 50 feet of the guest house. G. Occupancy of the guest house shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. H. Renting of the guest house is prohibited. I. The applicant shall construct a stable and a four (4) foot wide path leading from the main building pad to the pad for the stable as shown on the site plan marked Exhibit A. The path shall not exceed a slope of 25% at any one point and shall be constructed with materials to assure its stability and permanency to the satisfaction of City staff. The surface of the path shall consist of compacted decomposed granite. Construction of walls or other structures in any required setback will require a Variance application by the applicant. J. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the City Council must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. Resolution No. 749 -3- K The project nbe reviewed and approved by the Rollint lls Community Association Architectural Keview Committee prior to the issuance o: any building or grading permit. L. The guest house shall not exceed 720 square feet. The guest house building pad coverage shall not exceed 30%. M. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. N. All conditions of this Conditional Use Permit and Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 27TH DAY OF MARCH, 1995. ATTEST: MARILYN KERN DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS SS THOMAS F. HEINSHEIMER MAYOR I certify that the foregoing Resolution No. 749 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the City Council on March 27, 1995, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices MARILYN KERN DEPUTY CITY CLERK Resolution No. 749 -4- cin i &10 \G • DESCRIPTION OF CONSTRUCTION Access path to be four feet wide and conforming to slope and grade requirements. Uphill cut to be faced with Palos Verdes stone, as necessary, to mitigate potential erosion. Railroad ties or substantially equivalent materials to be utilized, as necessary, on path to mitigate any downhill erosion. Path to be surfaced with approximately I" decomposed granite, compacted. L'HLRNsl&'WLNG ; 3-15-05 ; 3:23PM ER\ST & YOLNG— 031/C.M0:;i. ( 0 LL.A. U 6t112_, N k -11.4-t; A .rrA 1+67- 5 f+P woe ,v ta.4 K eiti r-1 9 IA11 ff C RA-PJ I biliet,k) S • • Ci1y ofieoeen9 Jh/'h AGENDA ITEM 6A HEARING DATE: MARCH 13,1995 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. The City Council continued the subject case from the January 23, 1995 meeting at the request of Mr. Christensen. Previous discussion about the case concerned access to a future stable. The applicant has provided the attached plans to show access to a future stable and the proposed guest house. The plan shows a diagonal trail from the south side of the residence at the 89 foot level to the north side of the property at the 50 foot level. The diagonal trail is marked at every one foot drop in elevation and areas are highlighted showing the grade percentages of the various areas on the hillside. We have also attached a statement from Mr. Clarke G. Kugler, Jr. that states that the 4 foot wide trail was designed with a maximum gradient of 25%. 2. Attached is Resolution No. 94-17, approved by the Planning Commission on July 7, 1994, granting a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and granting Site Plan Review approval to construct the new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad. We have also attached a draft resolution of denial requested by the Council on August 8, 1994. ®Panted on Pecvdod Pap., ZONING CASE NO. 510A � 1 PAGE 2 3. The existing residential pad is approximately 4,047 square feet and the st` uctures on the pad comprise 3,450 square feet or 85.2%. As stated previously, gust house coverage on the second and lower building pad will be 30%. The future stable coverage on the third level down will be 14.3%. Total coverage, on the three building pads (10,747 square feet) will be 42.9%. 4. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Ms. Lori Cornell, Caballeros President, gave public testimony regarding future stable access stating that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. Ms. Cornell also reviewed the attached drawing and repeated her past remarks. RECOMMENDATION It is recommended that the City Council review the proposed plans, the draft resolution and take public testimony. C1iy o/ ie0ii1 �Pe, MEMORANDUM TO: FILE FROM: CRAIG R. NEALIS CITY MANAGER SUBJECT: ZONING CASE 510A (CHRISTENSEN) DATE: FEBRUARY 15, 1995 • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 The above referenced case was scheduled for a continued public hearing on Tuesday, February 14, 1995. Discovering that we would only have three members of the City Council present, I queried the Councilmember in charge, Jody Murdock, who indicated that historically, the City Council would like to have a full body present to consider this case, as the Council had taken this case under appeal. Due to this fact, and that Mayor Pro Tern Godfrey Pernell and Mayor Heinsheimer would not be present at the meting (Mayor Pro Tem Pernell had expressed concerns with this case), I inquired whether Mr. Christensen would mind if this case were continued to a future City Council meeting. Mr. Christensen returned by telephone call and indicated that he had no difficulty in continuing this case. Mr. Christensen questioned what my thoughts were as to the Council's feelings on this case. Although I indicated that I had no way of knowing what the ultimate action of the City Council would be, when the City Council takes matters under jurisdiction, in the majority of cases, they tend to approve either the original design or some modification of the original design based upon working with the applicant. Mr. Christensen indicated that he felt that this is the direction the Council is also taking in this matter. CRN:mlk christensen.mem cc: Lola Ungar, Principal Planner Printed on Recycled Paper. • • HIGHLIGHTS CITY COUNCIL MEETING TUESDAY, FEBRUARY 14, 1995 ‘► HAPPY VALENTINE'S DAY! 4► • MAYOR HEINSHEIMER AND MAYOR PRO TEM GODFREY PERNELL ARE OUT OF TOWN AND NOT ABLE TO ATTEND THE MEETING THIS EVENING. • PUBLIC HEARING - ZONING CASE NO. 510A (CHRISTENSEN) WILL BE CONTINUED TO MARCH 13, 1995 SO THAT IT CAN BE CONSIDERED BY ALL COUNCILMEMBERS. THE APPLICANT EXPRESSED THAT THIS IS PERFECTLY ACCEPTABLE TO HIM. City • • O /EO/ft,z.i116 INCORPORATED JANUARY 24, 1957 AGENDA ITEM 7A HEARING DATE: FEBRUARY 14, 1995 TO: ATTENTION: FROM: SUBJECT: NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. The City Council continued the subject case from the January 23, 1995 meeting at the request of Mr. Christensen. Previous discussion about the case concerned access to a future stable. The applicant has provided the attached plans to show access to a future stable and the proposed guest house. The plan shows a diagonal trail from the south side of the residence at the 89 foot level to the north side of the property at the 50 foot level. The diagonal trail is marked at every one foot drop in elevation and areas are highlighted showing the grade percentages of the various areas on the hillside. We have also attached a statement from Mr. Clarke G. Kugler, Jr. that states that the 4 foot wide trail was designed with a maximum gradient of 25%. 2. Attached is Resolution No. 94-17, approved by the Planning Commission on July 7, 1994, granting a Conditional Use Permit to replace a 400 square foot stable structure with a 720 square foot guest house at the northern portion of this irregular -shaped lot at a second and lower building pad than the residential structure and granting Site Plan Review approval to construct the new guest house. The 720 square foot guest house is proposed to be constructed on the 2,400 square foot second level building pad that will cover 30% of the pad. We have also attached a draft resolution of denial requested by the Council on August 8, 1994. Printed on Recycled Raper ZONING CASE NO. 510A PAGE 2 • • 3. The existing residential pad is approximately 4,047 square feet and the structures on the pad comprise 3,450 square feet or 85.2%. As stated previously, guest house coverage on the second and lower building pad will be 30%. The future stable coverage on the third level down will be 14.3%. Total coverage on the three building pads (10,747 square feet) will be 42.9%. 4. The City Council took jurisdiction of the subject case on July 11, 1994 regarding future stable access. Mrs. Lori Cornell, Caballeros President, gave public testimony regarding future stable access stating that access to either pad would be difficult but, could be accomplished with the use of chutes for hay and a tram or 4-wheel all - terrain vehicle (ATV) for manure or horse removal. RECOMMENDATION, It is recommended that the City Council review the proposed plans, the draft resolution and take public testimony. • • RESOLUTION NO. 94-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the applications on April 18, 1994, May 17, 1994, and June 21, 1994, and at a field trip visit on May 7, 1994. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 4. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a Guest House under certain conditions. The applicant is requesting to construct a 720 square foot guest house to replace a 400 square foot stable structure. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the replacement of a stable structure with a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a guest house to replace a stable will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the existing structure used as, a stable is at a lower level than the residential building pad and is a sufficient distance from nearby RESOLUTION NO. 94-17 • PAGE • residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community and is located on a 2.75 acre parcel of property that is adequate in size, shape and topography to accommodate such use. D. The proposed conditional use complies with all applicable development standards of the zone district because the 720 square foot size of the guest house is less than the 800 square foot maximum permitted and the guest house does not encroach into any setback areas. E. The proposed conditional 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 because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because the guest house will be replacing an existing stable structure and there is sufficient space on the lot for future development of a stable. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves a Conditional Use Permit for the replacement of a stable structure with a guest house in accordance with the Development Plan attached hereto in Zoning Case No. 510A subject to the conditions contained in Section 9. Section 6. Section 17.46.010 Or the Rolling Hills Municipal Code requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. Section 7. The Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 117,600 square feet. The residence (2,600 sq. ft.), garage (450 sq. ft.), swimming pool (400 sq. ft.), proposed guest house (720 sq. ft.), and future stable (450 sq. ft.) will have 4,620 square feet which constitutes 3.9% of the lot which ! • RESOLUTION NO. 94-17 PAGE 3 is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 7,470 square feet which equals 6.3% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with the proposed guest house located away from the road so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) and grading will be minimal to minimize building coverage on the building pad itself. C. The development plan follows natural contours of the site to minimize grading and the natural drainage courses will continue to the eastern canyon at the rear of the lot. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural, and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped so as to minimize the impact of development. F. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences because as indicated in Paragraph A, lot coverage maximums will not be exceeded and the proposed project is of consistent scale with the neighborhood, thereby grading will be required only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review for a guest house as indicated on the RESOLUTION NO. 94-17 PAGE 4 Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 9. Section 9. The Conditional Use Permit for the replacement of an existing stable with a guest house approved in Section 5 and the Site Plan Review for a guest house approved in Section 8 as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A, are subject to the following conditions: A. The Conditional Use Permit and the Site Plan Review approval shall expire within one year from the effective date of approval as defined in Sections 17.42.070(A) and 17.46.080(A). B. It is declared and made a condition of the Conditional Use Permit and Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. No kitchen or other cooking facilities shall be provided within the guest house. F. No vehicular access or paved parking area shall be developed within 50 feet of the guest house. G. Occupancy of the guest house shall be limited to persons employed on the premises and their immediate family or by the temporary guest of the occupants of the main residence. No guest may remain in occupancy for more than 30 days in any six month period. H. Renting of the guest house is prohibited. . I. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. 4110 RESO LUTION NO.94-17 ' PAGE 5 J. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. K. The guest house shall not exceed 720 square feet. The guest house building pad coverage shall not exceed 30%. L. The applicant shall execute an Affidavit of Acceptance of all conditions of this Conditional Use Permit and Site Plan Review, pursuant to Section 17.42.060, or the approval shall not be effective. M. All conditions of this Conditional Use Permit and Site Plan Iteview approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED ON THE 7TH DAY OF JULY, 1994. � -.�. r� ALLAN ROBERTS, CHAIRMAN ATTEST: __O-AcLa)-51Arf . MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) SS CITY OF ROLLING HILLS I certify that the foregoing Resolution No.94-17 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND GRANTING SITE PLAN REVIEW APPROVAL FOR A GUEST HOUSE AT A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the Planning Commission on July 7, 1994 by the following roll call vote: AYES: NOES: ABSENT: Commissioners Hankins, Raine and Chairman Roberts Commissioner Frost None ABSTAIN: None and in compliance with the laws of California was posted at the following: Administrative Offices MARILYN KER74, DEPUTY CITY CLERK • RESOLUTION NO. 749 • A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE ,PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO: 510A. THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. David T. Christensen with respect to real property located at 9 Open Brand Road, Rolling Hills (Lot 114-EF) requesting a Conditional Use Permit to replace a stable structure with a guest house. During the hearing process, an application was also submitted requesting Site Plan Review for a guest house. Section 2. On July 7, 1994, the Planning Commission approved Resolution No. 94-17 granting a Conditional Use Permit to replace a stable structure with a guest house and granting Site Plan Review for a guest house. Section 3. On July 11, 1994, the City Council took the applications under jurisdiction with regard to future stable access. The City Council conducted a duly noticed public hearing to consider the applications on July 25, 1994, August 8, 1994, August 22,1994, September 12, 1994, September 26, 1994, October 24, 1994, and November 14, 1994, November 28, 1994, January 9, 1995, January 23, 1995, and February 14, 1995, and at a field trip visit on July 29, 1994. Evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same, and from members of the City staff and the City Council having reviewed, analyzed and studied said proposal. Section 4. The City Council finds that the project qualifies as a Class 3 Exemption (State CEQA Guidelines, Section 15301) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) requires a development plan to be submitted for a Conditional Use Permit and approval before a guest house may be constructed with certain conditions. Section 17.46.020 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings or structures, which involve changes to grading or an increase in the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period, may be permitted. Section 17.16.170(A) requires that every request for site plan review and approval have an area developed with or set aside for a combination stable and corral area, Section 46.050(B)(8) requires that the project be sensitive and not detrimental to the convenient and safe, movement of pedestrians and vehicles, RESOLUTION NO. 749 PAGE 1 OF 3 and Section 17.16.100 mires that structures shall not bcated on the sides or bottoms of canyons or natural drainage courses. Section 6. With respect to the Conditional Use Permit and Site Plan Review applications to replace a stable structure with a guest house, the City Council makes the following findings of fact: A. The granting of the request for a Conditional Use Permit and Site Plan Review would not be consistent with the purposes and objectives of the Zoning Ordinance and General Plan. The construction of a guest house on this lot precludes the future use of the lot as horse property which is not compatible with the Zoning Code requirement that an area be developed with or set aside for a combination stable and corral. Access to a future stable and corral on a lower third level does not provide practical or convenient access for horsekeeping. Access to and the location of the pad area proposed for the future stable and corral will be located on the side of a canyon that is steeper than several neighboring developments. B. The project does not substantially preserve the natural and undeveloped state of the lot by minimizing building pad 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. The existing structural coverage of the residential building pad exceeds the City's guideline of maximum coverage of the pad of 30%. The residential building pad coverage in this case is already at 85.2%, which is well in excess of the 30% coverage guideline. Although the proposed guest house will be located on a separate building pad from the main residential building pad, the City Council finds that the combined developments on both pads will be excessive and not consistent with most of the existing development pattern in the City. In addition, the construction of a required stable and corral on the second lower building pad could not be accomplished without exceeding the 30% pad coverage guideline for that second lower building pad as well. C. The proposed development is not harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraphs A and B, the proposed project is not consistent nor compatible with the scale and size of the existing building pads on the site. Overdevelopment on the building pad precludes the future construction of an accessible stable and corral and use of the lot as horse property. Section 7. Based upon the foregoing findings, the City Council hereby denies the Conditional Use Permit and Site Plan Review applications for Zoning Case No. 510A for the replacement of a stable structure with a guest house at an existing single family residence as shown on the development plan incorporated herein as Exhibit A. PASSED, APPROVED AND ADOPTED THIS 14TH DAY OF FEBRUARY, 1995. RESOLUTION NO. 749 PAGE 2 OF 3 • THOMAS F. HEINSHEIMER, MAYOR ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS SS I certify that the foregoing Resolution No. 749 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A CONDITIONAL USE PERMIT TO REPLACE A STABLE STRUCTURE WITH A GUEST HOUSE AND DENYING SITE PLAN, REVIEW APPROVAL FOR CONSTRUCTION OF A GUEST HOUSE AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 510A. was approved and adopted at a regular meeting of the City Council on February 14, 1995 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: DEPUTY CITY CLERK RESOLUTION NO. 749 PAGE3OF3 Cuy 410 • ap2 efing .yea AGENDA ITEM 6A HEARING DATE: JANUARY 9, 1994 TO: ATTENTION: FROM: SUBJECT: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR & MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 510A Mr. David T. Christensen, 9 Open Brand Road (Lot 114-EF) Appeal of a Planning Commission approval of a Conditional Use Permit to replace a stable structure with a guest house and a Planning Commission approval of Site Plan Review for a guest house. APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: PUBLISHED: BACKGROUND ZONING CASE NO. 510A 9 OPEN BRAND ROAD (LOT 114-EF) RA-S-1, 2.75 ACRES MR. DAVID T. CHRISTENSEN JULY 16, 1994 1. Attached is a faxed message from Mr. Christensen requesting additional time to provide requested plans. RECOMMENDATION It is recommended that the City Council review the ,request and continue the item to the January 23, 1995 meeting. @ Print,..i