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489, Stable addition & future const, Staff Reports(f!s • City ofieolling MEETING DATE: JANUARY 18, 1994 TO: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: LOLA UNGAR, PRINCIPAL PLANNER SUBJECT: BACKGROUND ZONING CASE NO. 489 Mr. and Mrs. Ben Kazarian, Jr., 20 Upper Blackwater Canyon Road (Lot 101-RH) REQUEST FOR A TIME EXTENSION OF ONE YEAR. The applicants are requesting a one year time extension for a previously approved Site Plan Review for a stable addition and the future construction of a new barn in Zoning Case No. 489. Planning Commission Resolution No. 93-2 was approved on January 19, 1993 (attached). The Kazarians cite financialreasons as the reason for their request to extend their permit. RECOMMENDATION It is recommended that the Planning Commission review the proposed request. Printed on Recycled Paper. t • • 3—B C,1 y oMo`ling AGENDA ITEM INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377.7288 MEETING DATE 1/25/93 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. 489 Mr. and Mrs. Ben Kazarian, Jr., 20 Upper Blackwater Canyon Road (Lot 101-RH) RESOLUTION NO. 93-2: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL FOR A STABLE ADDITION AND THE FUTURE CONSTRUCTION OF A NEW BARN IN ZONING CASE NO. 489. BACKGROUND 1. The Planning Commission approved the subject resolution on January 19, 1993. 2. The applicants propose a two -stage project. They are requesting Site Plan Review to construct an addition of a 111.75 square foot stall to be added to the existing 324 square foot stable in the first phase. The addition is more than 25% of the existing stable. The second phase of the proposal is a request for Site Plan Review for the replacement of the stable with a 3,528 square foot barn. The barn will be constructed in the same area as the existing stable, at the easterly portion of the lot. The barn will be located 50 feet from the rear property line, and 40 feet from the western edge of the existing Pine Tree Lane. The new barn will not be any closer to Pine Tree Lane than the existing stable. 3. Trail access to the stable and barn will be from an existing trail off Upper Blackwater Canyon Road. The trail will be improved for phase two. 4. Grading will not be required for phase one. Grading for phase two will require 700 cubic yards of cut soil and 700 cubic yards of fill soil. 5. The structural lot coverage proposed is 2.9% in phase one and 3.9% in phase two. The total lot coverage proposed in phase one is 10% and the total lot coverage proposed in phase two is 12.1%. Printed on Recycled Paper. • • ZONING CASE NO. 489 PAGE 2 6. Overall building pad coverage proposed is 15.9% in phase one and 20%'-in phase two. In phase two, three separate building pad coverages will be: Residential, 17.5%; guest house, 19.5%; and stable area, 30%. RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 93-2. RESOLUTION NO. 93-2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL FOR A STABLE ADDITION AND THE FUTURE CONSTRUCTION OF A NEW BARN IN ZONING CASE NO. 489. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Ben Kazarian, Jr. with respect to real property located at 20 Upper Blackwater Canyon Road, Rolling Hills (Lot 101-RH) requesting Site Plan Review for a stable addition and the future construction of a new barn. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on November 17, 1992 and December 15, 1992, and at a field trip on November 21, 1992. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Section 17.34.010 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 more than twenty-five percent (25%) in any thirty-six month period. Section 5. 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 proposed development complies with the General Plan requirement of encouraging stables, barns, and horsekeeping. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 315,560 square feet. The residence (4,130 sq.ft.), garage (552 sq.ft.), swimming pool and spa (1,763 sq.ft.), guest house (2,363 sq.ft.), and proposed stable (435.75 sq.ft.), will have 9,243.75 square feet which constitutes 2.92% of the lot which is within the maximum 20% structural lot coverage requirement. The future barn, which is proposed to replace the stable, will have 3,528 square feet which constitutes 3.9% of the lot which is within the maximum 20% structural lot coverage. The total lot coverage including paved areas and driveway will be RESOLUTION NO. 93-2 PAGE 2 31,435.75 square feet for the stable addition and 38,220 square feet for the future barn. The percentages of total lot coverage for the proposed stable phase equals 10% of the lot and for the future barn phase equals 12.1%, each of which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with most of the proposed additions 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 canyons at the rear of this 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. RESOLUTION NO. 93-2 PAGE 3 Section 6. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review for a stable addition and a future barn as indicated on the Development Plans attached hereto as Exhibit A & B subject to the conditions contained in Section 7.. Section 7. The Site Plan Review for a stable addition and a future barn approved in Section 6 as indicated on the Development Plans attached hereto and incorporated herein as Exhibit A & B, is subject to the following conditions: A. The Site Plan Review approval shall expire within one year from the effective date of approval as defined in Section 17.34.080.A. B. It is declared and made a condition of the Site Plan Review approval, that if any conditions thereof are violated, the approval 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 plans on file marked Exhibit A & B except as otherwise provided in these conditions. E. Existing shrubs and trees along the east side of the proposed stable and future barn along Pine Tree Lane shall be retained and maintained during each of the construction phases. F. 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 andfill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. G. 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. H. The horsekeeping pad coverage shall not exceed 4.7% for the proposed stable and shall not exceed 30% for the future barn. RESOLUTION NO. 93-2 PAGE 4 I. The applicant shall execute an Affidavit of Acceptance of all conditions of this Site Plan Review, pursuant to Section 17.32.087, or the approval shall not be effective. J. Conditions A, C, D, E, F, G, H, and I of this 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 THIS 1971I DAY\OJP4NUARY, 1993. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK The foregoing Resolution No. 93-2 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL FOR A STABLE ADDITION AND THE FUTURE CONSTRUCTION OF A NEW BARN IN ZONING CASE NO. 489. was approved and adopted at a regular meeting of the Planning Commission on January 19, 1993 by the following roll call vote: AYES: Commissioners Frost, Hankins, Lay, Raine and Chairman Roberts NOES: None ABSENT: None ABSTAIN: None rio 1*) DEPUTY CI CLERK HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST • City OY /?0f/tflJ L& INCORPORATED JANUARY 24, 1957 DECEMBER 15, 1992 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. 489 20 UPPER BLACKWATER CANYON ROAD (LOT 101-RH) RAS-2, 8.448 ACRES MR. AND MRS. BEN KAZARIAN, JR. MR. DAVID BREIHOLZ, BREIHOLZ AND ASSOCIATES NOVEMBER 7, 1992 The applicants request a Site Plan Review for a stable addition and the future construction of a new barn. BACKGROUND 1. The applicants have submitted revised plans for the construction of the second phase barn. The new barn will be located 50 feet from the rear property line, and 40 feet from the western edge of, the existing Pine Tree Lane. The new barn will not be any closer to Pine Tree Lane than the existing stable. 2. The Planning Commission viewed a silhouette of the proposed stable addition and the proposed barn at a field trip on November 21, 1992. 3. The applicants propose a two -stage project. They are requesting Site Plan Review to construct an addition of a 111.75 square foot stall to be added to the existing 324 square foot stable in the first phase. The addition is more than 25% of the existing stable. The additional stall will be constructed at the east end of the existing stable, 41 feet from the rear property line off Pine Tree Lane, 32 feet to the western edge of Pine Tree Lane and 97 feet from the guest house. The stable is 117 feet from the main house. The second phase of the proposal is a request for Site Plan Review for the replacement of the stable with a 3,528 square foot barn. The barn will be constructed in the same area as the existing stable, at the easterly portion of the lot, 97 feet from the guest house, and 104 feet from the main house. The corral will remain fenced 23.5 feet from the Pine Tree Lane property line and 19 feet from the western edge of Pine Tree Lane in phase two. Printed on Recycled • • ZONING CASE NO. 489 PAGE 2 4. The guest house at the southeast property line was the original house, probably built in the 1930's. In 1957, 1,000 square feet was added to total 2,363 square feet. In 1958, a 4,854 square foot dwelling with attached garage was completed and the original house was used for servants quarters. In 1965, a pool was constructed and in 1979, a 140 square foot addition was added to the dining room and a fireplace added to a bedroom of the main house. 5. Grading for phase one will not require any grading. Grading for phase two will require 700 cubic yards of cut soil and 700 cubic yards of fill soil. (The previous proposal required 600 cut/600 fill). 6. The structural lot coverage proposed is 9,244 square feet or 2.9% in phase one and 12,336 square feet or 3.9% in phase two (20% permitted). The total lot coverage proposed in phase one is 10% and the total lot coverage proposed in phase two is 12 . 1 0 (35% permitted) . 7. Overall building pad coverage proposed is 15.9% in phase one and 20% in phase two. In phase two, three separate building pad coverages will be: Residential, 17 .5 0; guest house, 19. 5 0; and stable area, 30%. 8. Trail access to the stable and barn will be from an existing trail off Upper Blackwater Canyon Road. The trail will be improved for phase two. 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. City ol Roiling ihild HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 NOVEMBER 17, 1992 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 489 20 UPPER BLACKWATER CANYON ROAD (LOT 101-RH) RAS-2, 8.448 ACRES MR. AND MRS. BEN KAZARIAN, JR. MS. RIVER MONTIJO, BREIHOLZ AND ASSOCIATES NOVEMBER 7, 1992 The applicants request a Site Plan Review for a stable addition and the future construction of a new barn. BACKGROUND In reviewing the applicants' request under Title 17 (Zoning), staff would identify the following issues for evaluation: 1. The applicants propose a two -stage project. They are requesting Site Plan Review to construct an addition of a 111.75 square foot stall to be added to an existing 324 square foot stable in the first phase which is more than 25% of the existing 324 square foot stable. The additional stall will be constructed at the east end of the existing stable, 25 feet from the property line off Pine Tree Lane, and 97 feet from the guest house. The stable is 117 feet from the main house. The second phase of the proposal is a request for Site Plan Review for the replacement of the stable with a 3,528 square foot barn. The barn will be constructed in the same area as the stable, 46 feet from the property line off Pine Tree Lane, 96 feet from the guest house, and 110 feet from the main house. The corral will be fenced 25 feet from the Pine Tree Lane property line in phase two. 2. The guest house at the southeast property line was the original house, probably built in the 1930's. In 1957, 1,000 square feet was added to total 2,363 square feet. In 1958, a 4,854 square foot dwelling with attached garage was completed and the original house was used for servants quarters. In 1965, a pool was constructed and in 1979, a 140 square foot addition was added to the dining room and a fireplace added to a bedroom of the main house. Printed • ZONING CASE NO. 489 PAGE 2 3. Grading for phase one will not require any grading. Grading for phase two will require 600 cubic yards of cut soil and 600 cubic yards of fill soil. 4. The structural lot coverage proposed is 9,244 square feet or 2.9% in phase one and 12,336 square feet or 3.9% in phase two (20% permitted). The total lot coverage proposed in phase one is 10% and the total lot coverage proposed in phase two is 12 .1 % (35% permitted) . 5. The building pad coverage proposed is 15.9% in phase one and 20% in phase two. 6. Trail access to the stable and barn will be from trails off Pine Tree Lane.The Planning Commission should consider screening and landscaping of both of the proposed phases off Pine Tree Lane. 7. 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.