2016-19 RESOLUTION NO. 2016-19
A RESOLUTION 4F THE PLANNING COMMISSION OF THE CITY�F
ROLLING HILLS GRANTING APPROVAL FOR A S�TE PLAN REVIEW,
CONDITIONAL USE PERMIT AND VARIANCE FOR GRADING AND
CONSTRUCTTON OF A STABLE WITH COVERED PORCHES,
CORRAL, AND A RIDING RING, TO ENCROACH WITH THE RIDING
RING INTO THE FRONT SETBACK, AND TO EXCEED THE
PERMTTTED DISTURBANCE OF THE LOT IN ZONING CASE NO. 904
AT 34 SADDLEBACK R�AD, (DELGADO).
THE PLANNING COMNIISSI�N DOES HEREBY FIND, RES�LVE AND QRDER AS
FOLLOWS:
Section 1. A revi.sed application was duly filed by Ms. Eddy Delgado, to
request a Site Plan Review, a Conditional Use Permit and Variances for a 1,140 square
foot single story stable with 1,Q32 square feet of covered porches with 1,950 square foot
adjacent co�al, and 5,500 square foot riding ring, 400 cubic yards o� grading for the
ring, to encroach with the riding ring into the front setback by 2,150 squa�re feet, and to
exceed the already non-conforming disfurbance of the net lot area to b8.8% (max.
permitEed disturbance is 40% and existing is at 63.3%}.
Section 2. The Planning Comnlission conducted duly noticed public hearings
fo consider the applicati.on at their regular meeting on May 17, 2016, in the £zeld and at
their regular meeting on June 21, 2016, and again in the field and at their regular
meeting on July 19, 2016. Neighbors within 1,000-foot radius were notified of the public
hearings and a notice was publi.shed in the Peninsula News on May 5, 2016 and in the
Daily Breeze on July S, 2016. The applicants and �ieir agents were notified o£the public
h�arings in vvriting by fzr�t cla�� rnail and the applicant� artd tl�eir agents v�ere in
attendance at the hearings. Evidence was heard and presented from all persons
intexested in affecting said praposal, and from mernbexs of the City staff. Three
residents visited the site during the noticed field trip on June 21, 2016 and one reszdent
on Ju1y 19, 2016. One resident attended the public hearing during the evening of Ju1y
19, 2016 to express her support for the project as it supports equestrian uses in the City.
During the fzrst field trip, Cornrn�ssioners expressed concerns about the proposed stable
and it's proximity to the guesthouse. The applicant's responded with a revised plan to
relocate and reconfigure the stable and to requesf a a,500 square foot �rzding ring that
parkially encroaches xnto �he front setback. The Planning Camrnission has reviewed,
analyzed and studied said proposal.
Section 3. The property is zoned RAS-1 and the gross lot area is 2.71 acres.
The net Iot area is 2.32 acres o�101,040 square feet. The properfy is currently developed
with a 3,420 squa�re foat residence, a 640 square foot garage, a 780 square foot
swrmmirig pool/spa, 50 square foot pool equipment, 6b3 square foot guest house, 510
square feet of attached covered porches, b00 square feet of sheds (a 50Q square £oot
Reso.201b-19 1
34 Saddieback Rd.
storage shed and a 100 square foot shed), and a 350 square foot service yard. A 959
square foat addition to the residence and a 35 square foot barbecue were approved
adminisixatively in Ocfober, 2015 and the addition is currently under construction.
With the addition, the residence wi11 be 4,379 square feet. All existing structures are
Iegal and permitted.
In 1989 a Conditianal LTse Permit was granted to convert the then existing stabie
inta a guest house (Resolution 89-30) and area was set aside £or the stable at that time
adjacent to the 6,200 square foot riding ring that exists today. The existing �00 sq.ft.
storage shed was approved and perxnitted in 19b9 as a detached garage.
Section 4. 'I`he Planning Commission finds that the project is exempt from the
California Environx�entaJ. Quality Act, (CEQA) pursuant to sectian 15303 (new
con.struction of szngle family residence and accessory structures}, and section
15061(b)(3) (common sense exemptzon) of the CEQA guidelines.
Section 5. Section 7.7.1$.040E of the Rolling Hills Municipal Code permits
approval of a stable over 200 square feet, a corral over 5�0 square feet, and a riding ring
with a Conditiona� Use Perxnit provided the uses are not�ocated in the front yard or in
any setbacks. A portion of the riding ring is proposed to be located in the front yard
area of fhe lot. With respect to this request far a Conditional LJse Pezmit, the Planning
Comnlission£inds as follows:
A. Conditionally permitted uses are not outright perm�tted by the Rolling
Hills Municipa2 Code. The Commission must consider applications for condi�ional use
permit and may, with such coriditions as are deemed necessary, approve a conditional
use which will not jeopardize, adversely affect, endanger or to otherwise constitufe a
mer�ace to the public hea�th, safety ar general welfare or be materially detrimental fo the
groperi-y of other pers�n5 ioeated in the vicinity of such use.
B. The granting of a Conditional Use Permi�for the stable, corral, and riding
ring would be consistent with the purposes and objectives of the Zoning Ordinance and
General Plan because the uses a7re consistent with similar uses in the communify, and
except for the Iocation of the riding ring, meet all the applicable code development
standards fox a stable, corraJ., and riding ring, and the proposed uses are located on
areas on the propex�.y that are adequately sized to accommodate such uses. The
proposed uses are appropriately lacated in that they wi11 be sufficiently separated from
nearby structures u��d for habitation or containing sleeping quarters. The development
would be constructed in furtherance of the General Plan goal of promo�ing and
encouraging equestrian uses.
C. The nature, condition, and development of adjacent structures have been
considered, and the project will not adversely affect or be materially detrimental to
these adJacent uses, buildings, or structures because the proposed stab�e/corral, and
riding ring orientation are not towards neighbors and theix general Iocation is of
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sufficient distance from nearby residences so as to not impact the view or privacy of
surrounding neighbors. The proposed stable is to be located next to the corra� and a
path designa�ed for equesixian uses rtFns frorn the stable/corral to the driveway. The
riding ring would be lacated in an area of �he lot that is not in proximity to any
residents.
D. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the sfable/corral, and riding ring complies
with the low profile residential development pattern of the community and will not
give the property an over-built look, and areas will rema.in open and unobstructed. 'The
lot is 2.32 acres net in size and is sufficien�ly large to accommodate the proposed�.ses.
E. The proposed conditional use, other than the riding ring being proposed
in the front yard area, complies with all applicable development standards of the zone
district and requires a Conditianal Use Permif pursuant to Sections 17.�8.090 and
17.18.100 of the Zoning Ordinance.
F. The proposed conditional uses are consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
hazardous waste facilities because the project site is not Iisted on the current State of
California Hazardous Waste and Substances Sites List.
Section 6. Section 17.46.030 requires a development plan to be submitted for
Site Plan Review and approval before any grading :requiring a grading permit or any
new building or structure may be constructed or any expansian, addition, alteration or
repair to existing buildings may be made which involve changes to grading or an
increase to the size of fhe building or stxucture by not more than 999 square £eet in any
thirty-six (36) month period.
Wi�h respect to the Site PIan grading and the propased structures the Planning
Commission makes the following findings of fact:
A. The proposed development is compatible with the Genexal Plan, the
Zoning �rdinance and surrounding uses because the p�roposed structures comply with
the General Plan requzrement of low profile, Iow-density residential developxx�ent with
sufficient open space between surrounding structures and maintaining sufficient
setbacks to provide buffers between residential uses. Although the disturbed area
exceeds �ie maximum permitted arnount of 40%, it was already Iegal non-conforming
at 63.3% and i� will increase to 68.$%. The configuration o£ the lot is narrow and long
and a horse trail is lacated on the rear portion of the Iot, accessible by the public with
the property owner's consen�, making this partion of the lot unusable by the property
owner. The stable, corral, and riding ring promote �ie rural, equestrian aesthetic of
Rolling HiIIs. While 2,150 square feet of the riding ring is in the front setback, the
equestrian use is promoted in the City.
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The pro�ect conforms with Zoning Code lot coverage requirements, except for
disturbance. The net lot area of the Iot is 101,Q40 square feet. The sfiructu.ral net lot
coverage is proposed at 10.Q7%, which includes aII of the structures, with allowance far
permitted deductions, {2Q% max. permitEed); and the total Iot coverage proposed,
including the stable would be 23.4%, (3�% max, perrnitted}. The disturbed area of the
lot is proposed to increase from 63.3% which already exceeds the maximum permitted
of 40% and is legal nonconforming, to 68.8% due ta the 400 cubic yards of grading
required for the riding ring (200 cubic yards of cut and 200 cubic yards of fill).
B. The project substantialiy preserves the nattxral and undeveloped state of
the Iot by minimizing building coverage. The topography and the configura�ian of the
lot, have been considered, and it was determined that the propased development will
not adversely affect or be materially detrimen�Eal to adjacent uses, ' buildings, or
structures, because the propased stable/corral will be constructed entirely on an
exi.sting buxlding pad of the currently developed lot where the corral currently is and
will be the least intrusive to suxrounding properties, will be screened and landscaped
with trees and shrubs, is of su£ficient distance from nearby residences so that it wi11 not
impact tlie view or privacy of surrounding neighbors, and will permit fhe owners to
enjoy their prope�rty without deleterious infringement on the rights of surrounding
property owners. The stable, corral, and riding ring will be developed on areas of the
lot�hat do not currently have structures.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, and zs consistent with fhe scale of the neighborhood when compared
to other equesi�rzan uses in the vicinity of saxd lot. The proposed stable is 1,140 square
feet and the average size of fhe last 1a stables approved since 2011 is 1,583 square£eet.
D. The deveiopment plan will introduce addxtional landscaping, which is
c�n�ipat�?�le vvith an�enhance� the rural eharacfer of the e�rnmunity.
E. The proposed develapment is sensitive and not detrimental to the
convenience and safety of circulation, for pedestrians and vehicles because the
applicants wi11 continue to u�ilize the existing driveway fo the residence and the stable,
and thE riding ring will be accessed from the main driveway for heavier vehicles
ingress/egress. The stab�e access from the driveway will be entirely decomposed
granite.
F. The pro�ect is exernpt from t.�ie requirements of the Calzfornia
Enviaronmental Quality Act pursuant to section�5303 of the CEQA guide�ines.
Section 7. Sections 17.38.010 through 17.38.050 of fhe Code pe�rmit approval of
a variance from the standards and requirements of the Zoning Ordinance when, due to
excepfional or extraordinary circurnstances applicable to the property a�d not applicable
to other si.milar proper�ies in the same zone, stxict application of the Code would deny
fhe property owner substantiai property rights enjoyed by other praperties in the same
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34 Saddieback Rd.
vicinity and zone. The applicant seeks a variance frorn the requirement�7.1$.100.3. that a
riding ring not be located in the front yard, and frorn 171b.070B. that disturbance is
limited to 40% of the net Iot area. The �,50Q square foot riding ring is being proposed in
the front yard, 2,150 square feet is in the front setback and the disturbance of the Iot will
be 68.8%. With respect to this request for Vaxiances, the Planning Commission finds as
follows:
A. There are exceptianal and extraordinary circumstances and conditions
applicable to the property or ta the intended use that do not apply generally to the other
property or class of use in the sarne zone because a horse txai� used by the public crosses
fhe rear of property making a portion of the lot unusable by the properfy owner. The
disturbance o£the lot already exceeds the maximum permitted and in order�o locate the
riding ring it is necessary to slightly gxade an area that is currently undulated. This wili
cause the disturbed area to increase to 68.8%.
B. The Variance is necessary for the preservation and enjoyment of a
substantial properfy right possessed by other propexty in the same vicinity and zone, but
which is denied to the property xn question because of the long and narrow lo�, and
Saddleback Trail being Iocated on the rear of the properfy. The residential building pad
is 1a.x�gely developed already, and there is no other option for Iocating the riding ring
other than�he front yard area. There were no concerns voiced by neighbors about where
the proposed stab�e/corral and riding ring will be located. The exceedance of the
dist-urbance is due to the riding ring.
C. The granting of the Variance would not be materially detrimenfal to the
public welfare or injurious to the prapex�y or improvements in such vicinity and zone in
which the property is Iocated because the proposed riding ring enhances fhe equestr�ian
aesthetic and therefore would not affect property values. The riding ring wi�I remain as
�pen space,�ier�f�x��not causing the lot to he overdeveloped.
D. The variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous
waste facilities.
E. The variance request is consistent with the General Plan. The proposed
project, together with the variance, will be compatible with the objectives, policies,
general land uses and progx�ams specified in the General Plan and will uphold the Cify's
gaals to protect and promote canstruction that is rural in nature.
Section$. Based upon the foregoing findings, the Planning Cominission
hereby approvEs Zoxvng Case No. 904 a Site Plan Review, Conditional Use Permits and
Variances to construc� a �,140 square foot single story stable with 1,032 square feet of
covered porches with 1,950 square foot adjacen�corra�, and a,500 square feet rid'zng ring,
400 cubic yards of grading for the ring (200 cubic yards of cut and 200 cubic yards of fill),
to encroach with the ridi.ng ring into the front setback by 2,150 square feet, and to exceed
Reso.2016-19 �
34 Saddleback Rd.
the a�.ready non-conforming disturbance of the net lot area to 68.8% (max. permi�ted
disturbance is 40% and existing is at 63.3%} subject to the following conditions:
A. The Conditional Use Permit,Site P1an and Variances approvals shall expire
withi.n two years from the effective date of approval as defined in Sections 17.46.080,
17.42.07Q and 17.38.070, unless otherwise extended pursuant to the requirements of these
secfions.
B. It is declared and made a condition of this approval that if any conditions
thereof are viola�ed, this approval shall be suspended and the privileges grantEd
thereunder shall lapse; provided that the applicant has been given written notice to cease
such violation, the oppox�unify for a heari.ng has been provided, and if requested, has
been held, and thereafter the applicanf fai�s to correct the violation within a period of
�hirty {30} days from the date of the City's determination.
C. AIi requirements of the Buildings and Construction Ordinance, �he Zoning
Ordinance, and of the zone in which the subJect property is located must be complied
wi�h unless otherwise set forth in this permit, or shown otherwise on an approved plan.
D. The lot shall be developed and maintained in substantia� conformance with
the site plan on file dated Ju�y 13, 2016 except as otherwise provided in these conditions.
T'he working drawings submitted to the Department of Building and Safety for plan
check review shall conform to the approved development plan. All cariditions of the
Condi�ional Use Permit, Site Plan Review, and Variance app�rovals shall be inco:rporated
into the building permit working drawings, and where applicable complied with prior
to issuance of a grading or buxlding permit from the building depar�ment.
The conditions of approval of this Resolution shall be printed onto building plans
submitEed tc�the Btxilding Departtnent f�r revi�E�v and�hall be�ept on site at a�l ames.
E. Prior to submittal of fi.nal working drawings to the Buiiding and Safefy
Department for issuance of building permi.ts, the plans €or the project shall be submitEed
to City staff for verification that the tinal plans are in compliance with the plans
approved by the Planning CoYnmission.
F. A licEnsed professional preparing construc�ion plans for this project for
Building Departrnent review shall execute a Certificate affirming �hat the plans conform
in all respects to this Resolution approving this project and a11 of the conditions set forth
therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a buildi.ng and/ox grading permif for th:�s project
shall execufe a Certificate of Construction s�ating that the project will be construc�ed
according to this Resolu�ion and any plans approved therewith.
Resa.2Q16-19 6
34 Saddleback Rd.
G. Sixuctural lot coverage of the lot shall not exceed 10,179 square £eet or
10.07% of the net Iot area, in conformance with lot coverage limitations {20%
maximum).
The total lot coverage proposed, including structures and flatwork shall not exceed
23,599 square feet or 23.4%, of the net lot area, in conformance with lat coverage
lunitations (35% max).
H. Grading for this project shall consist of 200 cubic yards of ct�f and 2Q0 cubic
yards o££i11. The disturbed area of the lot, including the approved sfable and corral shall
not exceed 68.8%.
I. The residential building pad shall remain 28,000 square feet and has
coverage of 2$.6%. The stable pad shall be 11,640 square feet and will have coverage of
18.7%.
J. The riding may not have lights anywhere within it or around it. Should a
rnirror be installed in the future in the ring, and if reflection a£ the sun off the mirror
causes glare on adjoining properties, it shall be the responsibility of the property owner
or installer to mitigate this problem in a timely rnanner.
K. A minimum of four-foot Ievei path and/or waikway, which does not have
fo be paved, sha1l be provided arvund the entire perimeter of all of the proposed
structures, or as is otherwise required by the Fire Department.
L. Af any time there are horses on the property, Best
Management Practices (BMPs) sha11 be applied for manure control, including but not be
limited fo removal of the manure on a daily basis or provision of a receptacle with a
tight closing lid �hat is constxucted of brick, stone, concrete, meta� or wood lined with
metal or other sound material and that is safeguarded against access by flies. The
contents of said receptacles shall be removed once a week. It is prohibited to dispose of
manure or any animal waste into the Municipal Separate Storm Sewer System (MS4),
into natural drainage course or spread on the property.
M. The applicant shall comply with a1I requirements of �the Lighting
Ordinance of �he Czty of Rolling Hills (RI-Il1�IC 17.16.190 E), pertaining to Iighting on
said property, roo£ing and material requirements of properties in the Very High Fire
Hazard 5everity Zone.
N. AIl utility lines to stable sha11 be placed underground, subject to all
applicable standards and requirements.
O. A drainage plan, as required by filie Building Department shall be
prepared and approved by City S�aff prior to issuance of a construcfion permit. Such
plan shall be subject to LA County Code requirements.
Reso.2016-19 7
34 Saddleback Rd.
P. All graded slopes outside of the rzding ring shall b� Iandscaped. A
landscaping plan shall be submitted to the City in conformance with Fire Department
Fuel Mod"zfication requirements and graded slopes. Prior to finaling the project, trees
and shrubs shall be planfed to screen the project from �he neighbors. The landscaping
shall not form a hedge like screen but be offset. The height of the trees ax�d shrubs shall
not at any time exceed the ridgeline of the roof of fhe structure. The landscaping plan
sha1.1 utilize �o the maximum extent feasible, plants that are native to the axea and are
cox�sistent with the rural character of the comm�nity.
If landscaping of 5,000 square foot area or greater is introduced or redeveloped,
the Iandseaping shall be subject to the requarements of the City's Water Efficzent
Landscape Ordinance.
Q. A three rai�fence is required around the�riding ring.
R. The setback lines and xoadway easement line xn the vicixtity of the
constru.c�ion for this project sha11 remain staked throughout the construction. A
construction fence may be required.
S. Perirneter easements, including roadway easements and trrails,if any, shall
remain free and clear of any irnprovements including, but not be limited to fences-
including construction fences, any hardscape, driveways, landscaping, irrigation and
drainage devices, except as otherwise approved by the Rolling Hi�Is Community
Associatian.
T. Minimum of 50% of any construction materials must be recycled and
diverted from landfills. The hauler of the materials shall obtain Cify's Construction and
Demolition permits for waste hauling prior to start of work and provide proper
documentation fo the Ci�.
U. During construction, coriformance with the air quality management district
requirements, stormwater pollu�ion prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips,noise, dust, and objectionable odors shall be required.
V. During construction, all parking sha11 take place on the project site, on the
driveway or motorcourt, and, if necessary, any overflow parking shall take place wi�hin
the unimproved :roadway easemen�s on the east side of Saddleback adjacent to project
site only, and sha11 not obstruct neighboxing driveways. During construction, to the
maximum extent feasible, employees of the contractor shall car-pool in�o the Czty.
W. During construction, the property owners shall be required to schedule and
regulate cox�struction and related traffic noise throughout the day between�lie hours of
7 AM and b PM, Monday fhrough Saturday only, when construction and mechanical
Reso.2016-19 g
34 Saddleback Rd.
equipment noise is perrnitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
X. The contractor shall nat use tools tha� could produce a spark, inc�uding
for clearing and grubbing, during red flag warning condxtions. Weather conditions can
be found at:
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E. It is the sole responsibility of the property owner and/or his/her contractar to
monitor the red flag warning conditions. Shauld a red flag warning be declared and if
work is to be conducted on fhe property, the confractor shall have readily avaiiable fire
distinguisher.
Y. T'he property owners shali be required to conform with the Regional.
Water Quality Control Board and County Public Warks Departrnent Best Management
Practices (BMP's} requirements related to solid waste, drainage and storm water
dxainage facilities management and to the City's Low Impact development Ordinance
{LID), if applicable. Further the property owners shali be required �o conform to the
County Health Department requirements for a septic system.
Z. Prior to finaling of the project an "as graded" and an "as constructed"
plans and certifications, zncluding certifications of ridgelines of the stable shall be
provided to the Planning Department and the Bui�ding Depariment to ascertain that the
completed project is in compliance with the approved p�ans. In addition, any
modifications xnade to the praject during construction, shall be depicfed on the "as
built/as graded" plan.
AA. The applicant shall execute an Affidavit of Acceptance of all conditions of
this permit pursuant to Zoning Ordinance, or the approval sha11 not be effec�ive. The
�ffi�iavit shall be�eeQ �ogether with tre resoluti�n.
PASS D D O D THIS 16TH DAY OF AUGUST 2016.
LF, A
ATT'EST: .
�° ���
HEIDI LUCE,CITY CLERK
Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Secfion
17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section
za94.6.
Reso.2016-I9 9
34 Saddleback Rd.
STATE OF CALIFORNIA )
COUNTY�F LOS ANGELES ) §�
CITY OF AOLLING HILLS )
I certify that the foregoing lZesolution No. 2016-19 entitled:
A RESOLUTION OF THE PLANIVING COMMISSION OF THE CITY OF
R�LLING HTLLS GRANTIlVG APPROVAL FOR A SITE PLAN REVIEW,
CONDITIONAL USE PERMIT AND VARIANCE FOR GRADING AND
CONSTRUCTION OF A STABLE WIT'H COVERED PC7RCHES,
CORR.AL, .AND A RIDING RING, TO ENCROACH WITH THE RIDING
RING INTO THE FRONT SETBACK, AND TO EXCEED THE
PERMITTED DISTURBANCE 4F THE LOT IlV ZONING CASE NO. 904
AT 34 SADDLEBACK ROAD, (DELGADO).
was approved and adopted at regular meeting of #he Planning Commission on
August 16,207.6 by the#ollowing roll call vote:
AYES: Con�missioners Cardenas, Gray,Kirkpatrick and Chairman Chelf.
N�ES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance wi.th the laws �f California snras pos�ed at the follow�ing:
Adm�inistrative Offices
HEIDI L,UCE, CITY CLERK
Reso.201b-19 10
34 5addleback Rd.