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CC SR 20170418 02 - Ride-to-Fly Therapeutic Riding ProgramCITY OF RANCHO PALOS VERDES PUBLIC HEARING Date: April 18, 2017 Subject: Consideration and Possible Action to Approve a Revision to Conditional Large Domestic Animal Permit No. 2 (Case No. ZON2016-00465) for the Ride -to -Fly Therapeutic Riding Program Subject Property: 50 Narcissa Drive 1. Report of Notice Given: City Clerk 2. Request for Staff Report: Mayor Campbell 3. Staff Report & Recommendation: Assistant Planner Anaya 4. Council Questions of Staff (factual only, no opinions): 5. Declare the Hearing Open: Mayor Campbell 6. Public Testimony: Mayor Campbell invites brief comments from the public. Appellant: N/A Applicant: "Ride -To -Fly" Organization 7. Council Questions of speakers — (factual only): 8. Rebuttal: N/A 9. Declare Hearing Closed: Mayor Campbell 10. Council Deliberation: Questions of staff in response to testimony and deliberation. 11. Council Action: 1 RANCHO PALOS VERDES CITY COUNCIL MEETING DATE: 04/18/2017 AGENDA REPORT AGENDA HEADING: Public Hearing AGENDA DESCRIPTION: Consideration and possible action to approve a revision to Conditional Large Domestic Animal Permit No. 2 (Case No. ZON2016-00465) for the Ride -to -Fly therapeutic riding program. RECOMMENDED COUNCIL ACTION: 1) Adopt Resolution No. 2017-_, approving an amendment to Conditional Large Domestic Animal Permit No. 2 for the Ride -to -Fly therapeutic program, thereby 1) extending the existing entitlements for 7 additional years to December 19, 2023; and, 2) extending the operating hours on Tuesdays through Fridays to 9:00 AM to 5:00 PM or sunset, whichever is earlier, for the property located at 50 Narcissa Drive. FISCAL IMPACT: None Amount Budgeted: N/A Additional Appropriation: N/A Account Number(s): N/A ORIGINATED BY: Irving Anaya, Assistant Planner - REVIEWED BY: Ara Mihranian, AICP, Director of Community Development° APPROVED BY: Doug Willmore, City Manager;+'f-� ATTACHED SUPPORTING DOCUMENTS: A. Resolution No. 2017- (page A-1) B. P.C. Resolution No. 2017-10 (page B-1) C. P.C. Minutes (page C-1) D. P.C. Staff Report (page D-1) E. Public Comments (page E-1) BACKGROUND AND DISCUSSION: On October 17, 2000, the City Council approved Conditional Large Domestic Animal Permit (CLDAP) No. 2, for an initial period of two years, for the keeping of 4 horses and the operation of the Ride -to -Fly therapeutic riding program. The program is operated on a 1.16 -acre property improved with a barn, tack room, 4 corrals, two stables, and a shed structure located at 50 Narcissa Drive. Ride -to -Fly is a registered non-profit 501(c)(3) corporation that provides a therapeutic equestrian program for children with disabilities. 2 On October 1, 2002, the City Council granted a 2 -year extension to CLDAP No. 2 with modified conditions of approval. The City Council subsequently granted a 2 -year extension in 2004 and further 5 -year extensions in 2006 and 2011, setting the most recent expiration date as December 19, 2016. On September 30, 2016, the applicant submitted a request to extend CLDAP No. 2 (Case No. 2016-00465) for an additional five years and to amend its Conditions of Approval to extend its operating hours. On March 14, 2017, the Planning Commission conducted a duly -noticed public hearing to consider the applicant's request to extend CLDAP No. 2 for an additional 5 years and to start daily operations an hour earlier on Tuesdays through Fridays at 9:00 AM rather than 10:00 AM. The extended hours would match the existing Saturday hours of 9:00 AM to 5:00 PM or sunset, whichever is earlier. The Planning Commission voted unanimously to recommend that the City Council conditionally approve a 7 -year extension to the entitlements, without the Staff recommended 6 -month compliance review, based upon the following findings: 1. That the applicant is a registered nonprofit 501(c)(3) corporation; 2. That the permit, if issued, will not be detrimental to the public health, safety or general welfare; 3. That any increase in the number of animals, that would otherwise be allowed by the provisions of Chapter 17.46 of this title to be kept or boarded on the property and/or the operation of an active outdoor recreational facility or program which provides a benefit to youth with disabilities or has a similar philanthropic purpose, will not have significant adverse effects upon other properties in the vicinity of the site; and, 4. That the cumulative impact, should the requested permit be issued, upon the properties in the vicinity of the site or the community as a whole, shall not, in the aggregate, constitute a significant adverse impact upon the area. As reflected in P.C. Resolution No. 2017-10 (Attachment B), the Planning Commission recommended 1) extending the entitlements for 7 additional years (two years more than the applicant had requested) with a new expiration date of December 19, 2023; and 2) extending the operating hours on Tuesdays through Fridays to 9:00 AM to 5:00 PM or sunset, whichever is earlier. An analysis of all relevant findings made by the Planning Commission for the City Council's consideration are provided in the attached Planning Commission Minutes and Staff report (Attachments C & D). On March 23, 2017, public notice of tonight's hearing was mailed to property owners within a 500' radius of the subject site and published in the Palos Verdes Peninsula News. Staff received one email in support of the proposed request (Attachment E). CONCLUSION: Based upon the foregoing discussion and the Planning Commission's recommendation, Staff recommends that the City Council adopt Resolution. No. 2017-, thereby approving revisions to CLDAP No. 2 (Case No. ZON2016-00465). 9 ALTERNATIVES: In addition to the Staff recommendation, the following alternatives are available for the City Council's consideration: 1. Approve of the Revision to CLDAP No. 2 with revised and/or additional Conditions of Approval. 2. Deny the request and direct Staff to prepare an appropriate Resolution for the adoption at the next City Council meeting. 3. Identify additional issues of concern, provide direction to Staff and/or the Applicant and continue the request to a date certain. 11 RESOLUTION NO. 2017- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES APPROVING AN AMENDMENT TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 FOR THE RIDE -TO -FLY THERAPEUTIC PROGRAM, 1) EXTENDING THE EXISTING ENTITLEMENTS FOR 7 ADDITIONAL YEARS TO DECEMBER 19, 2023; AND 2) EXTENDING THE OPERATING HOURS ON TUESDAYS THROUGH FRIDAYS TO 9:00 AM TO 5:00 PM OR SUNSET, WHICHEVER IS EARLIER, FOR THE PROPERTY LOCATED AT 50 NARCISSA DRIVE (CASE NO. ZON2016-00465). WHEREAS, on October 17, 2000, the City Council adopted Resolution No. 2000- 70, approving Conditional Large Domestic Animal Permit (CLDAP) No. 2 for the keeping of 4 horses and the operation of the "Ride -to -Fly" therapeutic riding program on a 1.16 - acre property located at 50 Narcissa Drive; and, WHEREAS, on August 8, 2002, the Equestrian Committee recommended that the City Council grant a two-year extension to CLDAP No. 2 and modify certain conditions of approval; and, WHEREAS, on October 1, 2002, the City Council adopted Resolution No. 2002- 85, granting a two-year extension to Conditional Large Domestic Animal Permit (CLDAP) No. 2 with modified conditions of approval; and, WHEREAS, on October 14, 2004, the Equestrian Committee recommended that the City Council grant a two-year extension to CLDAP No. 2; and, WHEREAS, on December 7, 2004, the City Council adopted Resolution No. 2004-106, granting a two-year extension to Conditional Large Domestic Animal Permit No. 2; and, WHEREAS, on November 9, 2006, the Equestrian Committee, based on the then -operations, recommended that the City Council grant a five-year extension to CLDAP No. 2 and modify certain conditions of approval; and, WHEREAS, on December 19, 2006, the City Council adopted Resolution No. 2006-98, granting a five-year extension to Conditional Large Domestic Animal Permit No. 2; and, WHEREAS, on November 22, 2011, the Planning Commission adopted P.C. Resolution No. 2011-38, recommending that the City Council grant a five-year extension to CLDAP No. 2; and, A-1 WHEREAS, on December 20, 2011, the City Council adopted Resolution No. 2011-95, granting a five-year extension to the CLDAP No. 2 to December 19, 2016; and, WHEREAS, on the September 30, 2016, the Applicant submitted a request to revise CLDAP No. 2 to extend the entitlement by 5 additional years and to extend its operating hours on Tuesdays through Fridays; and, WHEREAS, on November 16, 2016, the application was deemed incomplete pending submittal of additional information; and, WHEREAS, on February 6, 2017, the application was deemed complete for processing; and, WHEREAS, on March 14, 2017, the Planning Commission, adopted P.C. Resolution No. 2017-10, recommending that the City Council approve a revision to CLDAP No. 2 for the Ride -to -Fly therapeutic program to: 1) extend the existing entitlements for 7 additional years, and 2) extend the operating hours on Tuesdays through Fridays to 9:00 AM to 5:00 PM or sunset, whichever is earlier; and, WHEREAS, On March 23, 2017, a public notice was mailed to all property owners within a 500 -foot radius of the subject site in accordance with Rancho Palos Verdes Code Section 17.80.090 and published in the Palos Verdes Peninsula News pursuant to the requirements of the Rancho Palos Verdes Development Code; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), the City Council found no evidence that the revision to CLDAP No. 2 will have a significant effect on the environment and, therefore, the review has been found to be categorically exempt under Class 1 (Section 15301); and, WHEREAS, the City Council held a duly noticed public hearing on April 18, 2017, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The proposed revision to CLDAP No. 2 is warranted because: A. The project Applicant (Ride -to -Fly) is a registered non-profit 501(c)(3) corporation, operating at 50 Narcissa Drive, City of Rancho Palos Verdes (the Property). The Applicant has been operating at the Property since 2000 pursuant to a valid Conditional Large Domestic Animal Permit. Resolution No. 2017 - Page 2 of 9 A-2 B. The permit will not be detrimental to the public health, safety or general welfare. Specifically, the Ride -to -Fly organization has operated a therapeutic riding program and maintained 4 horses at the property since 2000. Pursuant to Council -adopted Condition No. 14 of Resolution No. 2011-95, the existing operation hours for the facility are 10:00 AM to 5:00 PM or sunset, whichever is earlier, on Tuesdays through Fridays, and 9:00 AM to 5:00 PM or sunset, whichever is earlier, on Saturdays. The proposed extended operating hours on Tuesday through Friday will match the existing Saturday operating hours of 9:00 AM to 5:00 PM or sunset, whichever is earlier. In the summer, the afternoon heat is not good for many of the rider's disabilities and the proposed time change would allow sessions to begin an hour earlier to avoid the summer heat. The premises are in good sanitary condition with proper fly control and frequent waste disposal, with no excessive smell from the manure composting. The perimeter fencing is properly maintained and buildings and corrals are kept in a clean manner. C. Any increase in the number of animals, that would otherwise be allowed by the provisions of Chapter 17.46 of this title to be kept or boarded on the property and/or the operation of an active outdoor recreational facility or program which provides a benefit to youth or the physically or mentally challenged or has a similar philanthropic purpose, will not have significant adverse effects upon other properties in the vicinity of the site. The Ride -to -Fly organization is currently permitted to board 4 horses on the Property and is not proposing to increase the number of horses. D. The cumulative impact upon the properties in the vicinity of the site or the community as a whole, shall not, in the aggregate, constitute a significant adverse impact upon the area. Section 2: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes, and other records of proceedings, the City Council of the City of Rancho Palos Verdes hereby adopts Resolution No. 2017-_, approving a revision to Conditional Large Domestic Animal Permit No. 2 for the Ride -to -fly therapeutic program, thereby: 1) extending the existing entitlements by 7 additional years to December 19, 2023, and 2) extending the operating hours on Tuesdays through Fridays to 9:00 AM to 5:00 PM or sunset, whichever is earlier, subject to the conditions of approval set forth in the attached Exhibit 'A.' Section 3: That the City Clerk of the City of Rancho Palos Verdes shall certify to the adoption of this Resolution. Resolution No. 2017 - Page 3 of 9 A-3 PASSED, APPROVED AND ADOPTED this th day of April 2017. Brian Campbell, Mayor Attest: Emily Colborn, City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )ss CITY OF RANCHO PALOS VERDES ) I, Emily Colborn, City Clerk of the City of Rancho Palos Verdes, hereby certify that the above Resolution No. 2017-_ was duly and regularly passed and adopted by the said City Council at a regular meeting held on April , 2017. City Clerk Resolution No. 2017 - Page 4 of 9 A-4 EXHIBIT `A' CONDITIONS OF APPROVAL CASE NO. ZON2016-00465 REVISION TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 50 NARCISSA DRIVE (RIDE -TO -FLY) 1. This approval supersedes all Conditions of Approval that were a part of the original City Council approval under Resolution No. 2000-70 and any subsequent amendments. ADDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017-_ 2. Prior to the commencement of the use permitted by this approval, the Applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following date of this approval shall render this approval null and void. 3. The Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. ADDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017- 4. Approval of this permit shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal code shall apply. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017-_ 5. Substantial changes to the project shall be considered a revision and require approval by the final body that approved the original project, which may require new and separate environmental review and public notification. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017 - Resolution No. 2017 - Page 5 of 9 A-5 6. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the RS -2 residential development standards and Equestrian Overlay (Q) district standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017-_ 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code or administrative citations as described in Section 1.16 of the City's Municipal Code. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017-_ 8. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 9. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 10. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non -conforming structures on the property, unless the approval of such illegal or legal non -conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. Prosect Specific Conditions: 11. This approval is for the keeping of four (4) horses and the operation of a therapeutic riding program on a 1.16 -acre vacant, contiguous property in the Portuguese Bend Equestrian Overlay (Q) District, located at 50 Narcissa Drive. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017-_ 12. If the use approved by this permit has not been established within one year of the final effective date of this Resolution, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department, and is reviewed by the Planning Commission and approved by the City Council. Otherwise, a new Conditional Large Domestic Animal Permit must be approved prior to the commencement of the approved use. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017 - Resolution No. 2017 - Page 6 of 9 A-6 13. The approval of the Conditional Large Domestic Animal Permit No. 2 is granted to the Applicant ("Ride -to -Fly") and not to the owner of the subject property (George and Leanne Twidwell). The extension of this permit shall be valid for a period of seven (7) years, with an expiration date of December 19, 2023, and for as long as the Applicant continues to utilize the property where the program is conducted in accordance with the terms of this Resolution. The permit may be extended beyond this date provided a written request for an extension is submitted to the City prior to the expiration date and approved by the City Council. AMENDED ON APRIL 18, 2017 PER RESOLUTION 2017-_ 14. If the Applicant discontinues, vacates or abandons the use of the property where the facility or program is conducted, the rights, privileges and obligations granted by Conditional Large Domestic Animal Permit No. 2 shall terminate and shall not revert to the property owners. The permit shall also be terminated upon the occurrence of any of the following: a. The subject lot or parcel is subdivided, reduced in size or is combined with one or more other lots or parcels; b. A violation of any of the conditions upon which the permit was granted, after a duly -noticed public hearing before the Planning Commission and City Council; c. The Applicant discontinues, vacates or abandons the use of the subject lot or parcel in accordance with the terms of the approved permit for a period of more than one hundred eighty (180) days; d. The property owners rescind the authorization for the use of the property by the Applicant; or, e. The Applicant no longer qualifies for registered non-profit 501(c)(3) status, as described in Section 17.78.010 of the Rancho Palos Verdes Development Code. 15. Proof of the registered non-profit 501(C)(3) status of the Applicant must be provided to the Director of Community Development on an annual basis. In addition, the Applicant shall notify the Director in writing within thirty (30) days of any change in non-profit status. 16. No additional structures are permitted by this approval and the existing structures and facilities on the site shall maintain the minimum 35 -foot sanitary setback specified in Section 17.46.060(A)(1) of the Rancho Palos Verdes Development Code. Any future relocation of the structures and facilities on the site shall be Resolution No. 2017 - Page 7 of 9 A-7 subject to review and approval by the Director of Community Development or, at his/her discretion, the Planning Commission and/or City Council. 17. The Applicant shall be responsible for completing the following tasks, to the satisfaction of the Director of Community Development: a. Maintain the existing perimeter fencing around the corrals; b. Maintain landscape screening along the perimeter of the corrals, especially along the Narcissa Drive frontage of the property; and, c. Maintain the "soft" paving such as decomposed granite in the off-street parking area along Narcissa Drive, subject to the authorization of the Portuguese Bend Community Association. 18. The approved days and hours of operation for the therapeutic riding program are limited as follows: Tuesday through Saturdays: 9:00 AM to 5:00 PM or sunset, whichever is earlier Any proposal to change the days and/or hours of operation requires the review of the Planning Commission and the approval of the City Council. AMENDED ON APRIL 18, 2017 PER RESOLUTION NO. 2017-_ 19. Off-street parking shall only be provided along Narcissa Drive frontage of the subject property. No more than ten (10) vehicles may be parked on the site at any time. All vehicles must be parked so as not to infringe upon the paved roadway of Narcissa Drive or to otherwise interfere with the passage of motorists, pedestrians or equestrians by the site. 20. The Applicant shall ensure that the site is visited daily to feed and water the horses, verify the status of the horses' condition and health, and inspect the condition and integrity of the horses' enclosure. 21. A weatherproof notice setting forth the name of the person(s) responsible for the horses and a phone number(s) to be called in the event of an emergency shall be displayed on, or in the vicinity of, the enclosure in which the horses are kept. 22. The Applicant is responsible for the continuous maintenance of sanitary conditions, including, but not limited to, the cleaning of corrals, stables, barns and other areas to which animals have access; and the proper disposal of manure, offal, soiled straw and other refuse. Animal waste shall not be allowed to accumulate, run off or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal from the lot or parcel by a city -licensed waste disposal company, or by composting. If waste or Resolution No. 2017 - Page 8 of 9 A-8 manure is to be composted, the composting material shall be kept in a composting bin, and the composting shall be performed in accordance with City - approved composting procedures. Proper procedures must be used to control insects and minimize offensive odors. 23. Animal waste, manure, offal, soiled straw and other refuse shall not be allowed to accumulate in any regular, intermittent or seasonal watercourse. 24. The property shall be maintained so that there is no standing surface water or ponding within areas in which horses are kept. 25. All buildings used for the keeping of animals and all corral or enclosure fences shall be constructed and maintained in a neat and orderly condition and kept in good repair. Landscaping, or other screening techniques, shall be provided as appropriate to assist in screening of stables, barns, corrals, composting bins and stored hay from public view and from adjacent properties. 26. The Applicant shall carry out a program of fly control through such means as traps, pesticides or natural predators. 27. No structure or enclosure for the keeping of the horses shall be constructed or maintained in any regular, intermittent or seasonal watercourse. Resolution No. 2017 - Page 9 of 9 A-9 P.C. RESOLUTION NO. 2017-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES RECOMMENDING THAT THE CITY COUNCIL APPROVE A REVISION TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2, THEREBY 1) EXTENDING THE EXISTING ENTITLEMENT FOR SEVEN ADDITIONAL YEARS AND 2) EXTENDING THE OPERATING HOURS ON TUESDAY THROUGH FRIDAY TO 9 AM TO 5 PM OR SUNSET, WHICHEVER IS EARLIER AT 50 NARCISSA DRIVE (CASE NO. 2016-00465). WHEREAS, on October 17, 2000, the City Council adopted Resolution No. 2000- 70, thereby conditionally approving Conditional Large Domestic Animal Permit (CLDAP) No. 2 for the keeping of four (4) horses and the operation of the "Ride -to -Fly" therapeutic riding program on a 1.16 -acre property located at 50 Narcissa Drive; and, WHEREAS, on August 8, 2002, the Equestrian Committee (EQ) recommended that the City Council grant a two-year extension to CLDAP No. 2 and modify certain conditions of approval; and, WHEREAS, on October 1, 2002, the City Council adopted Resolution No. 2002- 85, thereby granting a two-year extension to Conditional Large Domestic Animal Permit (CLDAP) No. 2 with modified conditions of approval; and, WHEREAS, on October 14, 2004, the Equestrian Committee recommended that the City Council grant a two-year extension to CLDAP No. 2; and, WHEREAS, on December 7, 2004, the City Council adopted Resolution No. 2004-106, thereby granting a two-year extension to Conditional Large Domestic Animal Permit No. 2; and, WHEREAS, on November 9, 2006, the Equestrian Committee, based on the then -operations, recommended that the City Council grant a five-year (as opposed to two years) extension to CLDAP No. 2 and modify certain conditions of approval; and, WHEREAS, on December 19, 2006, the City Council adopted Resolution No. 2006-98, thereby granting a five-year extension to Conditional Large Domestic Animal Permit No. 2; and, WHEREAS, on November 22, 2011, the Planning Commission (P.C.) adopted P.C. Resolution No. 2011-38, thereby recommending that the City Council grant a five- year extension to CLDAP No. 2 (it should be noted that the Planning Commission has functioned as the Equestrian Committee since its disbandment July 7, 2009); and, WHEREAS, on December 20, 2011, the City Council adopted Resolution No. 2011-95, thereby granting a five-year extension to the CLDAP No. 2, setting the expiration date as December 19, 2016; and, WHEREAS, on the September 30, 2016, the applicant submitted a written request to extend CLDAP No. 2 by five additional years. On October 27, 2017 the application was deemed incomplete pending submittal of additional information; and, WHEREAS, on November 16, 2016, the applicant submitted additional information including a request to expand the number of off-street parking spaces from 10 spaces to 20 spaces. The application was deemed incomplete pending submittal of additional information; and, WHEREAS, the applicant submitted additional information and the application was deemed complete for processing on February 6, 2017; and, WHEREAS, On February 16, 2017, a public notice was mailed to all property owners within a 500 foot radius of the subject site in accordance with Rancho Palos Verdes Code Section 17.80.090 and published in the Palos Verdes Peninsula News pursuant to the requirements of the Rancho Palos Verdes Development Code; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), Staff found no evidence that the Revision to CLDAP No. 2 will have a significant effect on the environment and, therefore, the review has been found to be categorically exempt under Class 1 (Section 15301); and, WHEREAS, the Planning Commission held a duly noticed public hearing on March 14, 2017 at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The proposed project is a request to revise CLDAP No. 2 to 1) extend the existing entitlement for five additional years and 2) extend the operating hours on Tuesday through Friday to 9:00 AM to 5:00 PM or sunset, whichever is earlier. Section 2: The proposed revision to CLDAP is warranted because: The project Applicant (Ride -to -Fly) is a registered non-profit 501(c)(3) corporation. ii. The permit, if issued, will not be detrimental to the public health, safety P.C. Resolution No. 2017-10 Page 2 of 9 B-2 or general welfare. More specifically, the Ride -to -Fly organization has operated a therapeutic riding program and maintained four (4) horses on the subject property since 2000. Pursuant to Council -adopted Condition No. 14 of Resolution No. 2011-95, the operation hours for the facility is 10AM to 5PM on Tuesday through Friday and 9AM to 5PM on Saturday. The applicant proposes to begin its operation one hour earlier on Tuesday through Friday from 10AM to 9AM with no changes proposed on Saturday. Specifically, in the summer, the afternoon heat is not good for many of the rider's disabilities and the proposed time change would allow sessions to begin an hour earlier to avoid the summer heat. Additionally, the site appears to be in good sanitary condition with proper fly control and frequent waste disposal with no excessive smell from the manure composting or problems with flies on site. Furthermore, the perimeter fencing are properly maintained and buildings and corrals are kept in a clean manner. iii. Any increase in the number of animals that would otherwise be allowed by the provisions of Chapter 17.46 of this title to be kept or boarded on the property and/or the operation of an active outdoor recreational facility or program which provides a benefit to youth or the physically or mentally challenged or has a similar philanthropic purpose will not have significant adverse effects upon other properties in the vicinity of the site. The Ride -to -Fly organization is currently permitted to board four (4) horses on the property and is not proposing to increase the number of horses. iv. The cumulative impact, should the requested permit be issued, upon the properties in the vicinity of the site or the community as a whole, shall not, in the aggregate, constitute a significant adverse impact upon the area. More specifically, allowing Ride -to -Fly to continue its status quo operations would not have significant adverse impact upon the area. V. The Planning Commission recommends extending CLDAP No. 2 for an additional seven years rather than the requested five years. Section 3: The Planning Commission's action is advisory only, with the final decision to be made by the City Council. Section 4: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the Planning Commission of the City of Rancho Palos Verdes hereby adopts P.C. Resolution No. 2017-10, thereby recommending that the City Council approve a Revision to the Conditional Large Domestic Animal Permit No. 2, thereby 1) extending the existing entitlement by seven additional years and 2) extending the operating hours on P.C. Resolution No. 2017-10 Page 3 of 9 Tuesday through Friday to 9:00 AM -5:00 PM or sunset, whichever is earlier, subject to the conditions of approval set forth in the attached Exhibit `A.' PASSED, APPROVED AND ADOPTED this 14th day of March 2017, by the following vote: AYES: Commissioners Bradley, Emenhiser, James, Leon, Nelson, Vice Chairman Cruikshank, Chairman Tomblin NOES: NONE ABSTENTIONS: NONE RECUSALS: NONE ABSENT: NONE Ara Mihranian, Community Development Director; and, Secretary to the Planning Commission i i David L. Tomblin Chairman P.C. Resolution No. 2017- to Page 4 of 9 EXHIBIT `A' CONDITIONS OF APPROVAL CASE NO. ZON2016-00465 REVISION TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 50 NARCISSA DRIVE (RIDE -TO -FLY) 1. This approval supersedes all Conditions of Approval that was part of the original City Council approval under Resolution No. 2011-95 and any subsequent amendments. ADDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 2. Prior to the commencement of the use permitted by this approval, the applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following date of this approval shall render this approval null and void. 3. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. ADDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 4. Approval of this permit shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal code shall apply. AMENDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 5. The Community Development Director is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Substantial changes to the project shall require P.C. Resolution No. 2017-10 Page 5 of 9 OMAR approval of a revision by the final body that approved the original project, which may require new and separate environmental review and public notification. AMENDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 6. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the RS -2 residential development standards and Equestrian Overlay (Q) district standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. AMENDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code or administrative citations as described in Section 1.16 of the City's Municipal Code. 8. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 9. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 10. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non -conforming structures on the property, unless the approval of such illegal or legal non -conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. Project Specific Conditions: 11. This approval is for the keeping of four (4) horses and the operation of a therapeutic riding program on a 1.16 -acre vacant, contiguous property in the Portuguese Bend Equestrian Overlay (Q) District, located at 50 Narcissa Drive. AMENDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 12. If the use approved by this permit has not been established within one year of the final effective date of this Resolution, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department, and is reviewed by the Planning Commission and approved by the City Council. Otherwise, a P.C. Resolution No. 2017-10 Page 6 of 9 Conditional Large Domestic Animal Permit revision must be approved prior to the commencement of the approved use. 13. The approval of the Conditional Large Domestic Animal Permit No. 2 is granted to the applicant ("Ride -to -Fly") and not to the owner of the subject property (George and Leanne Twidwell). The extension of this permit shall be valid for a period of seven (7) years, with an expiration date of December 19, 2023, and for as long as the applicant continues to utilize the property where the program is conducted in accordance with the terms of this Resolution. The permit may be extended beyond this date provided a written request for an extension is submitted to the City prior to the expiration date and approved by the City Council. AMENDED ON MARCH 14, 2017 PER P.C. RESOLUTION 2017-10 14. If the applicant discontinues, vacates or abandons the use of the property where the facility or program is conducted, the rights, privileges and obligations granted by Conditional Large Domestic Animal Permit No. 2 shall terminate and shall not revert to the property owners. The permit shall also be terminated upon the occurrence of any of the following: a. The subject lot or parcel is subdivided, reduced in size or is combined with one or more other lots or parcels; b. A violation of any of the conditions upon which the permit was granted, after a duly -noticed public hearing before the Planning Commission and City Council; c. The applicant discontinues, vacates or abandons the use of the subject lot or parcel in accordance with the terms of the approved permit for a period of more than one hundred eighty (180) days; d. The property owners rescind the authorization for the use of the property by the applicant; or, e. The applicant no longer qualifies for registered non-profit 501(c)(3) status, as described in Section 17.78.010 of the Rancho Palos Verdes Development Code. 15. Proof of the registered non-profit 501(C)(3) status of the applicant must be provided to the Community Development Director on an annual basis. In addition, the applicant shall notify the Director in writing within thirty (30) days of any change in non-profit status. 16. No additional structures are permitted by this approval and the existing structures and facilities on the site shall maintain the minimum 35 -foot sanitary setback P.C. Resolution No. 2017-10 Page 7 of 9 specified in Section 17.46.060(A)(1) of the Rancho Palos Verdes Development Code. Any future relocation of the structures and facilities on the site shall be subject to review and approval by the Community Development Director or, at his/her discretion, the Planning Commission and/or City Council. 17. The applicant shall be responsible for completing the following tasks, to the satisfaction of the Community Development Director: a. Maintain the existing perimeter fencing around the corrals; b. Maintain landscape screening along the perimeter of the corrals, especially along the Narcissa Drive frontage of the property; and, c. Maintain the "soft" paving such as decomposed granite in the off-street parking area along Narcissa Drive, subject to the authorization of the Portuguese Bend Community Association. 18. The approved days and hours of operation for the therapeutic riding program are limited as follows: Tuesday through Friday: 9:00 AM to 5:00 PM or sunset, whichever is earlier Saturdays: 9:00 AM to 5:00 PM or sunset, whichever is earlier Any proposal to change the days and/or hours of operation requires the review of the Planning Commission and the approval of the City Council. AMENDED ON MARCH 14, 2017 PER P.C. RESOLUTION NO. 2017-10 19. Off-street parking shall only be provided along Narcissa Drive frontage of the subject property. No more than ten (10) vehicles may be parked on the site at any time. All vehicles must be parked so as not to infringe upon the paved roadway of Narcissa Drive or to otherwise interfere with the passage of motorists, pedestrians or equestrians by the site. 20. The applicant shall ensure that the site is visited daily to feed and water the horses, verify the status of the horses' condition and health, and inspect the condition and integrity of the horses' enclosure. 21. A weatherproof notice setting forth the name of the person(s) responsible for the horses and a phone number(s) to be called in the event of an emergency shall be displayed on, or in the vicinity of, the enclosure in which the horses are kept. 22. The applicant is responsible for the continuous maintenance of sanitary conditions, including, but not limited to, the cleaning of corrals, stables, barns and other areas to which animals have access; and the proper disposal of manure, offal, soiled straw and other refuse. Animal waste shall not be allowed to P.C. Resolution No. 2017-10 Page 8 of 9 accumulate, run off or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal from the lot or parcel by a city -licensed waste disposal company, or by composting. If waste or manure is to be composted, the composting material shall be kept in a composting bin, and the composting shall be performed in accordance with City - approved composting procedures. Proper procedures must be used to control insects and minimize offensive odors. 23. Animal waste, manure, offal, soiled straw and other refuse shall not be allowed to accumulate in any regular, intermittent or seasonal watercourse. 24. The property shall be maintained so that there is no standing surface water or ponding within areas in which horses are kept. 25. All buildings used for the keeping of animals and all corral or enclosure fences shall be constructed and maintained in a neat and orderly condition and kept in good repair. Landscaping, or other screening techniques, shall be provided as appropriate to assist in screening of stables, barns, corrals, composting bins and stored hay from public view and from adjacent properties. 26. The applicant shall carry out a program of fly control through such means as traps, pesticides or natural predators. 27. No structure or enclosure for the keeping of the horses shall be constructed or maintained in any regular, intermittent or seasonal watercourse. P.C. Resolution No. 2017-10 Page 9 of 9 AWO CITY OF RANCHO PALOS VERDES PLANNING COMMISSION MINUTES REGULAR MEETING MARCH 14, 2017 CALL TO ORDER Approved 3/28/2017 The meeting was called to order by Chairman Tomblin at 7:08 p.m. at the Fred Hesse Community Room, 29301 Hawthorne Boulevard. PLEDGE OF ALLEGIANCE Commissioner Leon led the assembly in the Pledge of Allegiance. ATTENDANCE Present: Commissioners Bradley, Emenhiser, James, Leon, Nelson, Vice Chairman Cruikshank, and Chairman Tomblin. Absent: None Also present were Community Development Director Mihranian, Associate Planner Silva, Assistant Planner Anaya, and Assistant City Attorney Burrows. APPROVAL OF AGENDA The agenda was unanimously approved as presented. COMMUNICATIONS Director Mihranian reported to the Commission that the City and the Vista Verde Condominium Association continue to discuss negotiating a Settlement Agreement. He also reported that the City Council, as part of their consideration to adopt a citywide noise ordinance, will consider noise impacts associated with barking dogs at their March 21St meeting. Director Mihranian noted late correspondence had been distributed for Agenda Item No. 3. Vice Chairman Cruikshank reported that he visited the Ride -To -Fly property and attended the recent IMAC meeting. Commissioner Emenhiser stated he attended the CHOA Expo on February 15tH Commissioner Nelson reported he attended the City hosted meeting on Homeowner's Associations surveillance cameras. C-1 COMMENTS FROM THE AUDIENCE (regarding non -agenda item): Noel Weiss thanked the Commission for their past diligence and thoroughness in regards to Green Hills matters. He felt the City Council acted unlawfully when they took away from the Commission the compliance review. He gave a brief overview of where the discussions currently stand between the City and the Vista Verde HOA in regards to a Settlement Agreement. Sharon Loveys stated she filed her appeal of Inspiration Slope over five months ago, and she felt it was being stalled by the Green Hills staff. She hoped that Green Hills provides the requested information for the March 28th meeting and hoped the Planning Commission will hold Green Hills accountable. CONSENT CALENDAR Approval of the February 28, 2017 Minutes Vice Chairman Cruikshank moved to approve the minutes as presented, seconded by Commissioner Nelson. Approved, (6-0) with Commissioner James abstaining since he was absent from that meeting. NEW PUBLIC HEARINGS 2. Conditional Large Domestic Animal Permit No. 2 — Time extension and revision (Case No. ZON2016-00465): Ride -To -Fly / 50 Narcissa Drive Assistant Planner Anaya presented the staff report, giving a brief background of the site and the Ride -To -Fly program. He explained the applicant's request to extend the Permit for an additional five years and to revise the Permit to extend the existing operating hours in the morning from 10am to 9am. He stated that that to ensure the requested modification does not adversely affect the surrounding neighborhood, staff added condition No. 14 to require a six-month review to determine if any conditions of approval need to be added, deleted, or modified. He stated that Staff is recommending that the Planning Commission adopt the Resolution, thereby recommending that the City Council approve the requested revision to the Conditional Large Domestic Animal Permit, thereby extending the permit an additional five years and extending the operating hours during the week from 10am to 9am. Commissioner James questioned if a six-month review is necessary, as there have never been any problems or complaints regarding the Ride -To -Fly program. Director Mihranian answered that the suggested condition of approval is at the Commission's discretion. He added that the condition was added because in the past there have been some neighborhood concerns, and because the request includes Planning Commission Minutes March 14, 2017 Page 2 C-2 expanding the operating hours in the morning, Staff wanted to ensure the modified hours did not have an adverse effect on the neighbors. Commissioner Bradley asked Staff if the Commission could only recommend an extension of five years, of if the extension of the permit could be for a different amount of time. Director Mihranian answered that the Commission can recommend any amount of time for the permit extension. He felt a five-year extension was good because it gives Staff the opportunity to address any issues and it gives the applicant an opportunity to make any changes to their application. Commissioner Bradley understood, but noted that if there are problems at the site they can be addressed by Staff at the time, and the applicant can apply for changes to the Permit at any time. Commissioner Leon disclosed that he did a poll of the Board of Directors of the Portuguese Bend Community Association with regards to the Ride -To -Fly request. He stated that they were all very supportive of the program and applauded the good work they are doing. He also stated he felt these reviews are somewhat burdensome to Ride - To -Fly, and asked Staff if these reviews could be triggered by complaints as opposed to being triggered by years. Director Mihranian agreed that was an option, but cautioned going down that path of complaint -based reviews. He explained that if the condition is written in that way it could then be possible for one person who has concerns with the operation to make several complaints in a certain period of time. He explained that currently anyone can lodge a complaint with the City regarding the operation, at which time Staff would investigate and see how the complaint relates to the Conditions of Approval, and try to work with the applicant to resolve the issue. He felt these compliance reviews, no matter how often they are held, affords the opportunity to relook at the conditions and the site and to make sure the program is operating properly. Vice Chairman Cruikshank asked Staff what some of the previous complaints have been in the past. Director Mihranian recalled complaints and problems with parking, traffic, hours of operations, and some noise impacts. Chairman Tomblin opened the public hearing. Gail Grove (Applicant) stated that, in regards to the parking, they are working on alternate parking areas. They have secured one area and are currently working on another. She noted that the third Saturday of the month is really the only time there is a problem with parking, explaining that is the day orientation takes place at the site. She stated she was available to answer any questions. Planning Commission Minutes March 14, 2017 Page 3 C-3 Commissioner Leon asked Ms. Grove what she would like to have on site in terms of parking. Ms. Grove responded that she has been working with Staff regarding parking on site. However, Staff felt that some trees would have to be removed in order to accommodate the parking, and she did not feel the HOA would be happy with that. Director Mihranian added that Staff has been working closely with Ms. Grove to try to accommodate their request for additional parking, however Staff determined the additional parking that Ride -To -Fly would like to have wouldn't fit in the current configuration and modifications would have to be made to the site to meet the Development Code standards for parking. Commissioner Leon noted that the extra parking was only needed for short, specific times, and questioned if pasture areas could be used for this limited parking. He noted Las Candalistas does exactly that when they hold their annual event. Director Mihranian agreed, but noted Las Canadalistas applies for a Special Use Permit where there are conditions for the particular special event. This is more of an on-going operation and Staff is working with the applicant to come up with an alternative plan where they don't have to apply for a parking lot permit from the Planning Division. He explained that Staff and the applicant are trying to identify other properties in the area that could be used for this parking and they can enter into an agreement with that property owner and the City would not have to get involved. Commissioner Emenhiser congratulated Ms. Grove and her staff on the work they do at Ride -To -Fly. Chairman Tomblin closed the public hearing. Commissioner Leon moved staff's recommendation, seconded by Commissioner Emenhiser. Commissioner Emenhiser moved to amend the motion to recommend a seven year extension rather than a five year extension. The amendment was accepted by Commissioner Leon. Commissioner James moved to amend the motion to delete Condition No. 14 regarding the six-month review. The amendment was accepted by Commissioner Leon and Commissioner Emenhiser. The motion to approve Staff's recommendation as modified to delete condition No. 14 and to extend the permit for an additional seven years rather than five years, was approved (7-0), thereby adopting P.C. Resolution 2017-10. Planning Commission Minutes March 14, 2017 Page 4 C-4 CITY OF RANCHO PALOS VERDES STAFF REPORT RANCHO PALO TO: E RDES FROM: DATE: t SUBJECT 02 t n umr 1 *1. PROJECT SITE i � ti I THOMAS GUIDE PAGE 8231A-4 PROJECT ADDRESS: APPLICANT: LANDOWNER: STAFF COORDINATOR CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION ARA MIHRANIAN, COMMUNITY' DEVELOPMENT DIRECTOR MARCH 14, 2017 CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 REVISION (CASE NO. ZON2016-00465) 50 NARCISSA DRIVE (RIDE -TO -FLY) GAIL GROVE, RIDE -TO FLY REP GEORGE & LEANNE TWIDWELL IRVING ANAYA, ASSISTANT PLANNER f , REQUESTED ACTION: A REQUEST TO REVISE CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 TO: 1) EXTEND THE EXISTING CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 FOR AN ADDITIONAL FIVE YEARS AND 2) EXTEND THE OPERATING HOURS ON TUESDAY THROUGH FRIDAY TO 9 AM TO 5 PM OR SUNSET, WHICHEVER IS EARLIER. RECOMMENDATION: ADOPT P.C. RESOLUTION NO, 2017-_; THEREBY RECOMMENDING THAT THE CITY COUNCIL APPROVE A REVISION TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2, THEREBY 1) EXTENDING THE EXISTING ENTITLEMENT FOR FIVE ADDITIONAL YEARS AND 2) EXTENDING THE OPERATING HOURS ON TUESDAY THROUGH FRIDAY TO 9 AM TO 5 PM OR SUNSET, WHICHEVER IS EARLIER. ZONING: SINGLE-FAMILY RESIDENTIAL (RS -2), EQUESTRIAN OVERLAY (Q) DISTRICT, URBAN APPEARANCE OVERLAY CONTROL DISTRICT (OC -3): LANDSLIDE MORATORIUM AREA LAND USE: EQUESTRIAN FACILITY (RIDE -TO -FLY) CODE SECTIONS: 15.20, 17.02.030, 17.40. 17.46, 17.76.115, 17.80, 17.96 D-1 GENERAL PLAN: RESIDENTIAL 1-2 DU/AC TRAILS PLAN: SECTION 3, SEGMENT K2 (PONY TRAIL) SPECIFIC PLAN: N/A CEQA: CATEGORICALLY EXEMPT (SECTION 15301 - CLASS 1) ACTION DEADLINE: APRIL 7, 2017 PLANNING COMMISSION MEMBERS RESIDING WITHIN 500' OF SUBJECT PROPERTY: NONE BACKGROUND On October 17, 2000, the City Council adopted Resolution No. 2000-70, thereby conditionally approving Conditional Large Domestic Animal Permit (CLDAP) No. 2 for the keeping of four (4) horses and the operation of the "Ride -to -Fly" therapeutic riding program on a 1.16 -acre property located at 50 Narcissa Drive. On August 8, 2002, the Equestrian Committee (EQ) recommended that the City Council grant a two-year extension to CLDAP No. 2 and modify certain conditions of approval. On October 1, 2002, the City Council adopted Resolution No. 2002-85, thereby granting a two-year extension to Conditional Large Domestic Animal Permit (CLDAP) No. 2 with modified conditions of approval. On October 14, 2004, the Equestrian Committee recommended that the City Council grant a two-year extension to CLDAP No. 2. On December 7, 2004, the City Council adopted Resolution No. 2004-106, thereby granting a two-year extension to Conditional Large Domestic Animal Permit No. 2. On November 9, 2006, the Equestrian Committee, based on the then -operations, recommended that the City Council grant a five-year (as opposed to two years) extension to CLDAP No. 2 and modify certain conditions of approval. On December 19, 2006, the City Council adopted Resolution No. 2006-98, thereby granting a five-year extension to Conditional Large Domestic Animal Permit No. 2. On November 22, 2011, the Planning Commission (P.C.) adopted P.C. Resolution No. 2011-38, thereby recommending that the City Council grant a five-year extension to CLDAP No. 2 (it should be noted that the Planning Commission has functioned as the Equestrian Committee since its disbandment July 7, 2009). On December 20, 2011, the City Council adopted Resolution No. 2011-95, thereby granting a five-year extension to the CLDAP No. 2, setting the expiration date as December 19, 2016. D-2 On the September 30, 2016, the applicant submitted a written request to extend CLDAP No. 2 by five additional years. On October 27, 2017 the application was deemed incomplete pending submittal of additional information. On November 16, 2016, the applicant submitted additional information including a request to expand the number of off-street parking spaces from 10 spaces to 20 spaces. The application was deemed incomplete pending submittal of additional information. The applicant submitted additional information and the application was deemed complete for processing on February 6, 2017. On February 16, 2017, a public notice was mailed to all property owners within a 500 foot radius of the subject site in accordance with Rancho Palos Verdes Code Section 17.80.090 and published in the Palos Verdes Peninsula News pursuant to the requirements of the Rancho Palos Verdes Development Code. Staff received two emails (see attached) in response to the public notice, which will be discussed in greater detail later in this Staff Report. SITE DESCRIPTION The subject property is a 1.16 -acre lot located at the southeast corner of Narcissa Drive and Cinnamon Lane, at 50 Narcissa Drive. The site is currently improved with a barn, tack room, four (4) corrals, two stables, and a shed structure. The corrals are currently enclosed with a three rail wooden fence. The site is also screened with trees, low shrubs and hedges along Narcissa Drive and Cinnamon Lane. The property has a General Plan Land Use and Zoning designations of Residential and RS -2 (Single -Family Residential, 2 du/ac), respectively. The site is also within the Equestrian Overlay District (Q) and Urban Appearance Overlay Control District (OC -3), as well as the City's Landslide Moratorium Area. PROJECT DESCRIPTION The applicant is requesting to revise CLDAP No. 2 to: 1) Extend the entitlement by five additional years (marking the expiration date as December 19, 2021); and, 2) Extend the operating hours on Tuesday through Friday from 10AM-5PM to 9AM-5PM or sunset whichever is earlier. CODE CONSIDERATION AND ANALYSIS Pursuant to Rancho Palos Verdes Development Code (RPVDC) §17.78.040 (Amendments to Approved Applications), an amendment, which includes but is not limited to, modifications to the conditions of approval, may be initiated by the property D-3 owner. The amendment to the project shall be considered by the same body which took the final action in grating the original application, which in this case is the City Council. However, pursuant to RPVDC §17.46.070, the Planning Commission shall serve in the advisory capacity to assist the City Council in, among other things, resolution of disputes regarding the keeping of large domestic animals and consider CLDAP application with the terms and requirements of the code. Therefore, the Planning Commission is being asked to review, in an advisory role, the applicant's proposed extension of its entitlement an additional five years and the proposed amendment to its CLDAP, and to forward a recommendation to the City Council, subject to the following findings [RPVDC §17.76.115(B)(3)(e)]: L The project applicant is a registered nonprofit 501(c)(3) corporation. The Ride -to -Fly organization has provided evidence of its continued non-profit status. Therefore, this finding can be met. ii. The permit, if issued, will not be detrimental to the public health, safety or general welfare. The Ride -to -Fly organization has operated its equestrian programs from the subject property since 2000. Conditional Large Domestic Animal Permit (CLDAP) No. 2 allows the Ride -to -Fly organization the keeping of four (4) horses and the operation of a therapeutic riding program on a 1.16 -acre vacant, contiguous property in the Portuguese Bend Equestrian Overlay (Q) District. In association with allowing four (4) horses to be kept on the property, the CLDAP Conditions of Approval require maintenance of the existing perimeter fencing around the corrals, proper fly control, frequent waste disposal, sanitary conditions be maintained on the property, all buildings and corrals be maintained in a neat and orderly condition, and the site be visited on a daily basis to feed and water the horses (see attached Resolution No. 2011-95). The applicant's proposed revision to its CLDAP is to extend the entitlement to continue operating as a therapeutic riding program for additional next five years and to amend the operating hours allowing an additional hour of operation in the morning during the week. Specifically, Condition No. 15 of Resolution No. 2011- 95 (see Attachment) states the following: The approved days and hours of operation for the therapeutic riding program are limited as follows.- Tuesday ollows: Tuesday through Friday: 10:00 AM to 5.00 PM or sunset, whichever is earlier. Saturdays. 9.00 AM to 5.00 PM or sunset, whichever is earlier. Any proposal to change the days and/or hours of operation requires the review of the Planning Commission and the approval of the City Council. VVI The applicant proposes to begin their operations one hour earlier from 10 AM to 9 AM on Tuesday through Friday. No changes are proposed to the Saturday operation hours. The applicant explained that in the summer, the afternoon heat is not good for many of the riders' disabilities. The proposed time change would allow the program to begin sessions an hour earlier to avoid the summer heat. Based on site visits to the property, Staff believes that beginning the operation an hour earlier would not cause a negative impact to the site provided that the existing conditions remain in full force and effect. More specifically, the site appears to be in good condition and maintained in a clean manner. The corrals are kept in a clean manner and there is no excessive smell from the manure composting or problems with flies on site. Additionally, Staff has not received any public concerns related to the operations of the Ride -to -Fly program nor the site conditions. However, Staff observed that the site requires additional screening along Narcissa Drive and Cinnamon Lane to comply with Condition No. 13(b) of Resolution No. 2011-95 as stated below: The applicant shall be responsible for maintaining landscape screening along the perimeter of the corrals, especially along the Narcissa Drive frontage of the property, to the satisfaction of the Community Development Director. On November 16, 2016, the applicant stated in a letter that eight (8) plants will be installed by November 26, 2016 of which five (5) plants will be placed along the Cinnamon Lane frontage and three (3) plants will be placed along the Narcissa Drive frontage. On March 6, 2017, Staff verified that the site has been improved with the abovementioned vegetation and complies with the referenced condition. Thus, Staff believes that this finding can be met. iii. Any increase in the number of animals that would otherwise be allowed by the provisions of Chapter 17.46 of this title to be kept or boarded on the property and/or the operation of an active outdoor recreational facility or program which provides a benefit to youth or the physically or mentally challenged or has a similar philanthropic purpose will not have significant adverse effects upon other properties in the vicinity of the site. The Ride -to -Fly organization is currently permitted to board four (4) horses on the property and is not proposing to increase the number of horses. Therefore, this finding can be met. iv. The cumulative impact, should the requested permit be issued, upon the properties in the vicinity of the site or the community as a whole, shall not, in the aggregate, constitute a significant adverse impact upon the area. Over the past five years, Staff has not received any complaints from the public related to the operations of the Ride -to -Fly program nor the condition of the site. D-5 As such, allowing Ride -to -Fly to continue its status quo operations would not have significant adverse impact upon the area. However, the applicant proposes to expand the hours of operation an additional hour in the morning. Thus far, Staff has not received any public opposition to expanding the hours of operation in the morning by one hour on Tuesdays through Fridays. However, to ensure that the expanded operating hours do not adversely impacts neighboring properties, Staff recommends adding a Condition that requires a six month review, commencing after the Council's review, be conducted by the Director. If adverse impacts are identified, the Director will initiate an amendment to the entitlement for review by the Planning Commission, who will then forward a recommendation to the City Council for consideration. Staff also believes that this added Condition will address the public comment that suggested only granting the extension of the entitlement one year to assess the potential impacts associated with the increased hours of operation. Thus, with this added Condition and the existing Conditions remaining in full force and effect, Staff believes this finding can be made. ADDITIONAL INFORMATION Additional Parkina Reauest The applicant's original proposal included a request to expand the number of allowable existing off-street parking from 10 to 20 parking spaces, as indicated in the required public notice. However, in reviewing the applicant's proposed site plan and visiting the site, Staff raised a concern regarding the existing condition of the site being able to accommodate additional off-street parking spaces without conducting site improvements. This is because Staff believes that certain site improvements (i.e. tree removal and/or grading) may be required in order to meet the applicant's request and to comply with the City's parking standards. It was also noted in the September 14, 2000 Staff Report (see attachment) that there is not enough room to park more than ten vehicles along Narcissa Drive without infringing upon the roadway, and Staff currently believes, based on the current site conditions, that additional parking in this area may adversely impact traffic circulation and raise safety concerns for both drivers and pedestrians. Furthermore, Staff received two public comments letters (see attachment) expressing concerns with increasing the off-street parking and its potential impacts to the roadway and neighboring properties. In light of this, the applicant has withdrawn the request to increase the number of off-street parking spaces at this time and may come back with a similar request at later date if improvements to the site are made that would satisfy Staff's concerns. Public Correspondence As discussed above, on February 21, 2017, Staff received the attached email from Akhtar H. Emon, raising concerns with the applicant's request for additional off-street parking. An additional email was received on March 3, 2017, from Pat and Marva Burt addressing similar concerns for the request of additional parking. As previously A e mentioned, Staff shares the same concerns and as a result, the proposed increase in parking has been eliminated from the pending application. Citv's Conceptual Trails Plan The subject property is traversed by a trail segment identified in the City's Conceptual Trails Plan (Section 3, Segment K2 (Pony)), which calls for the implementation of the trail segment only upon the request of the residents of the Portuguese Bend community. If implemented, a portion of this trail would be located within the private road easement for Narcissa Drive. California Environmental Qualitv Act Staff has reviewed the proposed application for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is categorically exempt from CEQA, pursuant to Section No. 15301 of the associate CEQA Guidelines. Section 15301 (Class 1 Exemption) includes the permitting and operation of a use that involves no or negligible expansion of said use. It is Staff's opinion that this proposal is a negligible expansion of the CLDAP, therefore meets this provision and qualifies for a Class 1 exemption. CONCLUSION Based upon the foregoing discussion, Staff recommends that the Planning Commission adopt P.C. Resolution No. 2017-_, thereby recommending that the City Council approve a Revision to the Conditional Large Domestic Animal Permit No. 2, thereby 1) extending the entitlement by five additional years and 2) extending the operating hours on Tuesday through Friday to 9:00 AM -5:00 PM or sunset, whichever is earlier. ALTERNATIVES In addition to Staff's recommendation, the following alternatives are available for the Planning Commission's consideration: 1. Recommend approval of the Revision to the CLDAP No. 2 with revised and/or additional Conditions of Approval; 2. Recommend extending the CLDAP No. 2 an additional five years and denying the extension to the operating hours; 3. Recommend denial of the Revision to the CLDAP No. 2; or, 4. Identify any issues of concern with the proposed project, provide Staff and/or the applicant with direction in modifying the project, and continue the public hearing to a date certain. D-7 ATTACHMENTS • Planning Commission Resolution No. 2017-_ o Exhibit "A" — Conditions of Approval • Resolution No. 2011-95 • September 14, 2000 E.C. Staff Report • Applicant's Request Letters • Public Comments • Site Plan Me P.C. RESOLUTION NO. 2017- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES RECOMMENDING THAT THE CITY COUNCIL APPROVE A REVISION TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2, THEREBY 1) EXTENDING THE EXISTING ENTITLEMENT FOR FIVE ADDITIONAL YEARS AND 2) EXTENDING THE OPERATING HOURS ON TUESDAY THROUGH FRIDAY TO 9 AM TO 5 PM OR SUNSET, WHICHEVER IS EARLIER AT 50 NARCISSA DRIVE (CASE NO. 2016-00465). WHEREAS, on October 17, 2000, the City Council adopted Resolution No. 2000- 70, thereby conditionally approving Conditional Large Domestic Animal Permit (CLDAP) No. 2 for the keeping of four (4) horses and the operation of the "Ride -to -Fly" therapeutic riding program on a 1.16 -acre property located at 50 Narcissa Drive; and, WHEREAS, on August 8, 2002, the Equestrian Committee (EQ) recommended that the City Council grant a two-year extension to CLDAP No. 2 and modify certain conditions of approval; and, WHEREAS, on October 1, 2002, the City Council adopted Resolution No. 2002- 85, thereby granting a two-year extension to Conditional Large Domestic Animal Permit (CLDAP) No. 2 with modified conditions of approval; and, WHEREAS, on October 14, 2004, the Equestrian Committee recommended that the City Council grant a two-year extension to CLDAP No. 2; and, WHEREAS, on December 7, 2004, the City Council adopted Resolution No. 2004-106, thereby granting a two-year extension to Conditional Large Domestic Animal Permit No. 2; and, WHEREAS, on November 9, 2006, the Equestrian Committee, based on the then -operations, recommended that the City Council grant a five-year (as opposed to two years) extension to CLDAP No. 2 and modify certain conditions of approval; and, WHEREAS, on December 19, 2006, the City Council adopted Resolution No. 2006-98, thereby granting a five-year extension to Conditional Large Domestic Animal Permit No. 2; and, WHEREAS, on November 22, 2011, the Planning Commission (P.C.) adopted P.C. Resolution No. 2011-38, thereby recommending that the City Council grant a five- year extension to CLDAP No. 2 (it should be noted that the Planning Commission has functioned as the Equestrian Committee since its disbandment July 7, 2009); and, m • WHEREAS, on December 20, 2011, the City Council adopted Resolution No. 2011-95, thereby granting a five-year extension to the CLDAP No. 2, setting the expiration date as December 19, 2016; and, WHEREAS, on the September 30, 2016, the applicant submitted a written request to extend CLDAP No. 2 by five additional years. On October 27, 2017 the application was deemed incomplete pending submittal of additional information; and, WHEREAS, on November 16, 2016, the applicant submitted additional information including a request to expand the number of off-street parking spaces from 10 spaces to 20 spaces. The application was deemed incomplete pending submittal of additional information; and, WHEREAS, the applicant submitted additional information and the application was deemed complete for processing on February 6, 2017; and, WHEREAS, On February 16, 2017, a public notice was mailed to all property owners within a 500 foot radius of the subject site in accordance with Rancho Palos Verdes Code Section 17.80.090 and published in the Palos Verdes Peninsula News pursuant to the requirements of the Rancho Palos Verdes Development Code; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), Staff found no evidence that the Revision to CLDAP No. 2 will have a significant effect on the environment and, therefore, the review has been found to be categorically exempt under Class 1 (Section 15301); and, WHEREAS, the Planning Commission held a duly noticed public hearing on March 14, 2017 at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The proposed project is a request to revise CLDAP No. 2 to 1) extend the existing entitlement for five additional years and 2) extend the operating hours on Tuesday through Friday to 9:00 AM to 5:00 PM or sunset, whichever is earlier. Section 2: The proposed revision to CLDAP is warranted because: The project Applicant (Ride -to -Fly) is a registered non-profit 501(c)(3) corporation. ii. The permit, if issued, will not be detrimental to the public health, safety D-10 or general welfare. More specifically, the Ride -to -Fly organization has operated a therapeutic riding program and maintained four (4) horses on the subject property since 2000. Pursuant to Council -adopted Condition No. 14 of Resolution No. 2011-95, the operation hours for the facility is 10AM to 5PM on Tuesday through Friday and 9AM to 5PM on Saturday. The applicant proposes to begin its operation one hour earlier on Tuesday through Friday from 10AM to 9AM with no changes proposed on Saturday. Specifically, in the summer, the afternoon heat is not good for many of the rider's disabilities and the proposed time change would allow sessions to begin an hour earlier to avoid the summer heat. Additionally, the site appears to be in good sanitary condition with proper fly control and frequent waste disposal with no excessive smell from the manure composting or problems with flies on site. Furthermore, the perimeter fencing are properly maintained and buildings and corrals are kept in a clean manner. iii. Any increase in the number of animals that would otherwise be allowed by the provisions of Chapter 17.46 of this title to be kept or boarded on the property and/or the operation of an active outdoor recreational facility or program which provides a benefit to youth or the physically or mentally challenged or has a similar philanthropic purpose will not have significant adverse effects upon other properties in the vicinity of the site. The Ride -to -Fly organization is currently permitted to board four (4) horses on the property and is not proposing to increase the number of horses. iv. The cumulative impact, should the requested permit be issued, upon the properties in the vicinity of the site or the community as a whole, shall not, in the aggregate, constitute a significant adverse impact upon the area. More specifically, allowing Ride -to -Fly to continue its status quo operations would not have significant adverse impact upon the area. However, to ensure that the expanded operating hours do not adversely impacts neighboring properties, the Commission finds that a six month review shall be conducted, at which time the existing conditions may be modified that may decrease the operating hours. Section 3: The Planning Commission's action is advisory only, with the final decision to be made by the City Council. Section 4: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the Planning Commission of the City of Rancho Palos Verdes hereby adopts P.C. Resolution No. 2017-_, thereby recommending that the City Council approve a Revision to the Conditional Large Domestic Animal Permit No. 2, thereby 1) extending the existing entitlement by five additional years and 2) extending the operating hours on D-11 Tuesday through Friday to 9:00 AM -5:00 PM or sunset, whichever is earlier, subject to the conditions of approval set forth in the attached Exhibit `A.' PASSED, APPROVED AND ADOPTED this 14th day of March 2017, by the following vote: AYES: NOES: ABSTENTIONS: RECUSALS: ABSENT: David L. Tomblin Chairman Ara Mihranian, AICP Community Development Director; and, Secretary to the Planning Commission D-12 EXHIBIT `A' CONDITIONS OF APPROVAL CASE NO. ZON2016-00465 REVISION TO CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 50 NARCISSA DRIVE (RIDE -TO -FLY) 1. This approval supersedes all Conditions of Approval that was part of the original City Council approval under Resolution No. 2011-95 and any subsequent amendments. [ADDED ON MARCH 14TH, 2017 PER P.C. RESOLUTION NO. 2017-_] 2. Prior to the commencement of the use permitted by this approval, the applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following date of this approval shall render this approval null and void. 3. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. [ADDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 4. Approval of this permit shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal code shall apply. [AMENDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 5. The Community Development Director is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Substantial changes to the project shall require D-13 approval of a revision by the final body that approved the original project, which may require new and separate environmental review and public notification. [AMENDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 6. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the RS -2 residential development standards and Equestrian Overlay (Q) district standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. [AMENDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code or administrative citations as described in Section 1.16 of the City's Municipal Code. 8. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 9. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 10. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non -conforming structures on the property, unless the approval of such illegal or legal non -conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. Project Specific Conditions: 11. This approval is for the keeping of four (4) horses and the operation of a therapeutic riding program on a 1.16 -acre vacant, contiguous property in the Portuguese Bend Equestrian Overlay (Q) District, located at 50 Narcissa Drive. [AMENDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 12. If the use approved by this permit has not been established within one year of the final effective date of this Resolution, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department, and is reviewed by the Planning Commission and approved by the City Council. Otherwise, a D-14 Conditional Large Domestic Animal Permit revision must be approved prior to the commencement of the approved use. 13. The approval of the Conditional Large Domestic Animal Permit No. 2 is granted to the applicant ("Ride -to -Fly") and not to the owner of the subject property (George and Leanne Twidwell). The extension of this permit shall be valid for a period of five (5) years, with an expiration date of December 19, 2021, and for as long as the applicant continues to utilize the property where the program is conducted in accordance with the terms of this Resolution. The permit may be extended beyond this date provided a written request for an extension is submitted to the City prior to the expiration date and approved by the City Council. 14. Within six (6) months of the date of the City Council's final action on this application, the Ride -to -Fly's operation and the facility shall be reviewed by the Community Development Director to determine if any conditions of approval shall be added, deleted or modified, or if the permit shall be revoked. If adverse impacts are identified that warrant amending the Council -adopted conditions of approval, including its revocation, the Director shall forward a recommendation to the Planning Commission, who shall then forward recommendation to the City Council for a decision. [ADDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 15. If the applicant discontinues, vacates or abandons the use of the property where the facility or program is conducted, the rights, privileges and obligations granted by Conditional Large Domestic Animal Permit No. 2 shall terminate and shall not revert to the property owners. The permit shall also be terminated upon the occurrence of any of the following: a. The subject lot or parcel is subdivided, reduced in size or is combined with one or more other lots or parcels; b. A violation of any of the conditions upon which the permit was granted, after a duly -noticed public hearing before the Planning Commission and City Council; c. The applicant discontinues, vacates or abandons the use of the subject lot or parcel in accordance with the terms of the approved permit for a period of more than one hundred eighty (180) days; d. The property owners rescind the authorization for the use of the property by the applicant; or, D-15 e. The applicant no longer qualifies for registered non-profit 501(c)(3) status, as described in Section 17.78.010 of the Rancho Palos Verdes Development Code. 16. Proof of the registered non-profit 501(C)(3) status of the applicant must be provided to the Community Development Director on an annual basis. In addition, the applicant shall notify the Director in writing within thirty (30) days of any change in non-profit status. 17. No additional structures are permitted by this approval and the existing structures and facilities on the site shall maintain the minimum 35 -foot sanitary setback specified in Section 17.46.060(A)(1) of the Rancho Palos Verdes Development Code. Any future relocation of the structures and facilities on the site shall be subject to review and approval by the Community Development Director or, at his/her discretion, the Planning Commission and/or City Council. 18. The applicant shall be responsible for completing the following tasks, to the satisfaction of the Community Development Director: a. Maintain the existing perimeter fencing around the corrals; b. Maintain landscape screening along the perimeter of the corrals, especially along the Narcissa Drive frontage of the property; and, c. Maintain the "soft" paving such as decomposed granite in the off-street parking area along Narcissa Drive, subject to the authorization of the Portuguese Bend Community Association. 19. The approved days and hours of operation for the therapeutic riding program are limited as follows: Tuesday through Friday: 9:00 AM to 5:00 PM or sunset, whichever is earlier Saturdays: 9:00 AM to 5:00 PM or sunset, whichever is earlier Any proposal to change the days and/or hours of operation requires the review of the Planning Commission and the approval of the City Council. [AMENDED ON MARCH 14TH, 2017, PER P.C. RESOLUTION NO. 2017-_] 20. Off-street parking shall only be provided along Narcissa Drive frontage of the subject property. No more than ten (10) vehicles may be parked on the site at any time. All vehicles must be parked so as not to infringe upon the paved roadway of Narcissa Drive or to otherwise interfere with the passage of motorists, pedestrians or equestrians by the site. D-16 21. The applicant shall ensure that the site is visited daily to feed and water the horses, verify the status of the horses' condition and health, and inspect the condition and integrity of the horses' enclosure. 22. A weatherproof notice setting forth the name of the person(s) responsible for the horses and a phone number(s) to be called in the event of an emergency shall be displayed on, or in the vicinity of, the enclosure in which the horses are kept. 23. The applicant is responsible for the continuous maintenance of sanitary conditions, including, but not limited to, the cleaning of corrals, stables, barns and other areas to which animals have access; and the proper disposal of manure, offal, soiled straw and other refuse. Animal waste shall not be allowed to accumulate, run off or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal from the lot or parcel by a city -licensed waste disposal company, or by composting. If waste or manure is to be composted, the composting material shall be kept in a composting bin, and the composting shall be performed in accordance with City - approved composting procedures. Proper procedures must be used to control insects and minimize offensive odors. 24. Animal waste, manure, offal, soiled straw and other refuse shall not be allowed to accumulate in any regular, intermittent or seasonal watercourse. 25. The property shall be maintained so that there is no standing surface water or ponding within areas in which horses are kept. 26. All buildings used for the keeping of animals and all corral or enclosure fences shall be constructed and maintained in a neat and orderly condition and kept in good repair. Landscaping, or other screening techniques, shall be provided as appropriate to assist in screening of stables, barns, corrals, composting bins and stored hay from public view and from adjacent properties. 27. The applicant shall carry out a program of fly control through such means as traps, pesticides or natural predators. 28. No structure or enclosure for the keeping of the horses shall be constructed or maintained in any regular, intermittent or seasonal watercourse. D-17 RESOLUTION NO. 2011-95 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES GRANTING A FIVE-YEAR EXTENSION OF CONDTIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 002 (CASE NO. ZON2011-00292), FOR THE PROPERTY LOCATED AT 50 NARCISSA DRIVE. WHEREAS, on October 17, 2000, the City Council adopted Resolution No. 2000- 70, thereby approving Conditional Large Domestic Animal Permit (CLDAP) No. 002 for the Ride -to -Fly organization. This CLDAP allows the keeping of up to 4 horses on the subject property and the operation of the "Ride -to -Fly" therapeutic riding program on a 1.16 -acres property. The permit was granted for an initial period of two (2) years; and, WHEREAS, on October 1, 2002, the City Council adopted Resolution No. 2002- 85, thereby granting a two-year extension to Conditional Large Domestic Animal Permit No. 002; and, WHEREAS, on December 7, 2004, the City Council adopted Resolution No. 2004-106, thereby granting a two-year extension to conditional Large Domestic Animal Permit No. 002; and, WHEREAS, on December 19, 2006, the City council adopted Resolution No. 2006-98, thereby granting a five-year extension to Conditional Large Domestic Animal Permit No. 002; and, WHEREAS, on October 17, 2011, the applicant submitted a written request to extend Conditional Large Domestic Animal Permit No. Q02 for an additional period of five years; and, WHEREAS, the application was deemed complete for processing on October 25, 2011; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), Staff found no evidence that the extension of approval of Conditional Large Domestic Animal Permit No. 002 will have a significant effect on the environment and, therefore, the review has been found to be categorically exempt under Class 1 (Section 15301); and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on November 22, 2011 at which time all interested parties were given an opportunity to be heard and present evidence, and adopted Resolution No. 2011-38, thereby recommending that the City Council approve the extension request; and, IBM WHEREAS, after notice issued pursuant to the requirement of the Rancho Palos Verdes Development Code, the City Council held a duly noticed public hearing on December 20, 2011 at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The proposed extension of Conditional Large Domestic Animal Permit No. 002 is warranted because the project applicant is a registered non-profit 501(c)(3) corporation. As part of the approval for CLDAP No. 002, the applicant submitted evidence to the City that Ride -to -Fly is a non-profit 501(c)(3) corporation. Furthermore, the conditions of approval require that Ride -to -Fly submit evidence on an annual basis of the continual 501(c)(3) status. Section 2: The proposed extension of Conditional Large Domestic Animal Permit No. 002 is warranted because the permit will not be detrimental to the public health, safety, or general welfare. The equestrian facility has been in operation on the site since 2000, and the Ride -to -Fly organization has continued to operate it in compliance with the conditions of approval set forth in Resolution No. 2000-70. More specifically, the site has generally been kept in good condition and maintained in a clean manner. The corrals are kept in a clean condition, and there is not an excessive smell from the manure composting or problems with flies on site. Section 3: The proposed extension of Conditional Large Domestic Animal Permit No. 002 is warranted because the number of horses that are allowed to be kept and boarded on the property, and the operation of a therapeutic facility with programs that provide a benefit to youth will not have significant adverse effects upon other properties in the vicinity of the site. This equestrian facility has continually operated in compliance with the conditions of approval. Furthermore, the site is sufficient in size and shape to accommodate the four (4) horses without impacting the other properties in the area. This is due to the fact that complaints regarding the number of horses on the property have not been received, and the property has been kept in good condition. Furthermore, there are no changes to any of the Ride -to -Fly programs or activities on the site. Section 4: The proposed extension of Conditional Large Domestic Animal Permit No. 002 is warranted because the cumulative impact, upon the properties in the vicinity of the site or the community as a whole, will not, in the aggregate, constitute a significant adverse impact upon the area. The subject site is located in the Portuguese Bend Community, which is within an Equestrian Overlay (Q) District. The equestrian facility has been in operation on the site since the 2000, and the Ride -to -Fly organization continues to operate in compliance with the conditions of approval set forth in Resolution No. 2000-70. Thus, the continued operation of the Ride -to -Fly organization on this site has not led to any significant cumulative impacts to the Resolution No. 2011-95 Page 2 of 3 D-19 community since its commencement in 2000, and the approval of the extension should not create a significant adverse impact upon the area. Section 5: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the City Council of the City of Rancho Palos Verdes hereby grants a five-year extension of Conditional Large Domestic Animal Permit No. 002 (Case No. ZON2011-00292), subject to the conditions contained in Exhibit W, attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare in the area. Section 6: The time within which judicial review of the decision reflected in this Resolution must be sought is governed by Section 1094.6 of the California Code of Civil Procedure and other applicable short periods of limitation. PASSED, APPROVED, AND ADOPTED this 20th day of December 2011. /s/ Anthony M. Misetich Mayor Attest: /s/ Carla Morreale City Clerk State of California ) County of Los Angeles ) ss City or Rancho Palos Verdes ) I, Carla Morreale, the City Clerk of the City of Rancho Palos Verdes, do hereby certify that the above Resolution No. 2011-95 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on December 20, 2011. ity Clerk Resolution No. 2011-95 Page 3 of 3 D-20 Exhibit `A' Conditions of Approval Resolution No. 2011-95 Extension of Conditional Large Domestic Animal Permit No. 002 (Case No. ZON2011-00292) 1. Approval of this extension to Conditional Large Domestic Animal Permit No. 002 (Case No. ZON2011-00292) shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal code shall apply. 2. Conditional Large Domestic Animal Permit No. 002 is hereby extended for a period of five (5) years, with an expiration date of December 19, 2016. The permit may be extended beyond this date provided an extension request is submitted to the City prior to the December 19, 2016 expiration date. If such an extension request is submitted, the Planning Commission shall review said extension request in an advisory role and provide a recommendation to the City Council as deemed appropriate. Subsequently, the City Council shall conduct a noticed public hearing, at which time the Council may extend the approval of the CLDAP for an additional period of time to be determined by the City Council, not to exceed five (5) years. [MODIFIED BY THE CITY COUNCIL ON DECEMBER 20, 2011] Unless modified herein, the following conditions of approval set forth in Resolution No. 2002-85, adopted by the City Council on October 1, 2002, December 7, 2004 and December 19, 2006, shall be complied with at all times: 3. Prior to the commencement of the use permitted by this approval, the applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following date of this approval shall render this approval null and void. 4. This approval is for the keeping of four (4) horses and the operation of a therapeutic riding program on a 1.16 -acre vacant, contiguous property in the Portuguese Bend Equestrian Overlay (Q) District, located at 50 Narcissa Drive. This approval also includes the installation of "soft" paving in the off-street parking area along Narcissa Drive and the repair of existing perimeter fencing and installation of additional landscape Resolution No. 2011-95 Exhibit A Page 1 of 5 D-21 screening. The Community Development Director is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Otherwise, any substantive change to the approved use shall require review by the Planning Commission and approval by the City Council of a revision to Conditional Large Domestic Permit No. 002, and shall require new and separate environmental review. 5. The use of the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, in the RS -2 and Equestrian Overlay (Q) district development standards of the City's Municipal Code. 6. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project by the City Council after conducting a public hearing on the matter. 7. If the use approved by this permit has not been established within one year of the final effective date of this Resolution, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department, and is reviewed by the Planning Commission and approved by the City Council. Otherwise, a Conditional Large Domestic Animal Permit revision must be approved prior to the commencement of the approved use. 8. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 9. The approval of the Conditional Large Domestic Animal Permit No. 002 is granted to the applicant ("Ride -to -Fly") and not to the owner of the subject property (George and Leanne Twidwell). The extension of this permit shall be valid for a period of five (5) years, with an expiration date of December 19, 2016, and for as long as the applicant continues to utilize the property where the program is conducted in accordance with the terms of this Resolution. If the applicant discontinues, vacates or abandons the use of the property where the facility or program is conducted, the rights, privileges and obligations granted by Conditional Large Domestic Animal Permit No. 002 shall terminate and shall not revert to the property owners. The permit shall also be terminated upon the occurrence of any of the following: a. The subject lot or parcel is subdivided, reduced in size or is combined with one or more other lots or parcels; Resolution No. 2011-95 Exhibit A Page 2 of 5 D-22 b. A violation of any of the conditions upon which the permit was granted, after a duly -noticed public hearing before the Planning Commission and City Council; c. The applicant discontinues, vacates or abandons the use of the subject lot or parcel in accordance with the terms of the approved permit for a period of more than one hundred eighty (180) days; d. The property owners rescind the authorization for the use of the property by the applicant; or, e. The applicant no longer qualifies for registered non-profit 501(c)(3) status, as described in Section 17.78.010 of the Rancho Palos Verdes Development Code. [MODIFIED BY THE CITY COUNCIL ON DECEMBER 20, 2011] 10. Proof of the registered non-profit 501(C)(3) status of the applicant must be provided to the Community Development Director on an annual basis. In addition, the applicant shall notify the Director in writing within thirty (30) days of any change in non-profit status. 11. A maximum of four (4) horses belonging to the applicant may be kept on the subject property at any time. 12. No additional structures are permitted by this approval and the existing structures and facilities on the site shall maintain the minimum 35 -foot sanitary setback specified in Section 17.46.060(A)(1) of the Rancho Palos Verdes Development Code. Any future relocation of the structures and facilities on the site shall be subject to review and approval by the Community Development Director or, at his/her discretion, the Planning Commission and/or City Council. 13. The applicant shall be responsible for completing the following tasks, to the satisfaction of the Community Development Director: a. Maintain the existing perimeter fencing around the corrals; b. Maintain landscape screening along the perimeter of the corrals, especially along the Narcissa Drive frontage of the property; and, c. Maintain the "soft" paving such as decomposed granite in the off- street parking area along Narcissa Drive, subject to the authorization of the Portuguese Bend Community Association. Resolution No. 2011-95 Exhibit A Page 3 of 5 D-23 14. The approved days and hours of operation for the therapeutic riding program are limited as follows: Tuesday through Friday: 10:00 AM to 5:00 PM or sunset, whichever is earlier Saturdays: 9:00 AM to 5:00 PM or sunset, whichever is earlier Any proposal to change the days and/or hours of operation requires the review of the Planning Commission and the approval of the City Council. 15. Off-street parking shall only be provided along Narcissa Drive frontage of the subject property. No more than ten (10) vehicles may be parked on the site at any time. All vehicles must be parked so as not to infringe upon the paved roadway of Narcissa Drive or to otherwise interfere with the passage of motorists, pedestrians or equestrians by the site. 16. The applicant shall ensure that the site is visited daily to feed and water the horses, verify the status of the horses' condition and health, and inspect the condition and integrity of the horses' enclosure. 17. A weatherproof notice setting forth the name of the person(s) responsible for the horses and a phone number(s) to be called in the event of an emergency shall be displayed on, or in the vicinity of, the enclosure in which the horses are kept. 18. The applicant is responsible for the continuous maintenance of sanitary conditions, including, but not limited to, the cleaning of corrals, stables, barns and other areas to which animals have access; and the proper disposal of manure, offal, soiled straw and other refuse. Animal waste shall not be allowed to accumulate, run off or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal from the lot or parcel by a city -licensed waste disposal company, or by composting. If waste or manure is to be composted, the composting material shall be kept in a composting bin, and the composting shall be performed in accordance with City -approved composting procedures. Proper procedures must be used to control insects and minimize offensive odors. 19. Animal waste, manure, offal, soiled straw and other refuse shall not be allowed to accumulate in any regular, intermittent or seasonal watercourse. 20. The property shall be maintained so that there is no standing surface water or ponding within areas in which horses are kept. Resolution No. 2011-95 Exhibit A Page 4 of 5 D-24 21. All buildings used for the keeping of animals and all corral or enclosure fences shall be constructed and maintained in a neat and orderly condition and kept in good repair. Landscaping, or other screening techniques, shall be provided as appropriate to assist in screening of stables, barns, corrals, composting bins and stored hay from public view and from adjacent properties. 22. The applicant shall carry out a program of fly control through such means as traps, pesticides or natural predators. 23. No structure or enclosure for the keeping of the horses shall be constructed or maintained in any regular, intermittent or seasonal watercourse. Resolution No. 2011-95 Exhibit A Page 5 of 5 D-25 STAFF REPORT 7 Llim�RANCHO PALOS VFRDES DEPARTMENT OF PLANNING, BUILDING, AND CODE ENFORCEMENT TO: CHAIR AND MEMBERS OF THE EQUESTRIAN COMMITTEE ,�vRN uFR<!p NOREGANO j /1RD AMON LN a� NARC ISS,q�����' P 0JEGT 51TE'-; O� ��. r\SSA AYFARERS r ; CHAPEL THOMAS GUIDE MAP COORDINATES: 823-A4 FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT DATE: SEPTEMBER 14, 2000 SUBJECT: CONDITIONAL LARGE DOMES- TIC ANIMAL PERMIT NO. 2 PROJECT ADDRESS: 50 NARCISSA DRIVE APPLICANT: RIDE -TO -FLY % ROGER GROVE PO BOX 4991 PVP, CA 90274 PHONE: (310) 370-9498 LANDOWNER: GEORGE & LEANNE TWIDWELL 32 SWEETBAY RD. RPV, CA 90275 PHONE: (310) 541-1003 STAFF COORDINATOR: KIT FOX, AIcP, EQUESTRIAN COMMITTEE STAFF LIAISON 60 REQUESTED ACTION: ALLOW THE KEEPING OF FOUR HORSES AND THE OPERATION OF A THERAPEUTIC RIDING PROGRAM ON AN UNDEVELOPED 1.16 -ACRE PARCEL IN THE PORTUGUESE BEND EQUESTRIAN OVERLAY (Q) DISTRICT RECOMMENDATION: ADOPT E.C. RESOLUTION NO. 2000-, RECOMMENDING CONDITIONAL APPROVAL OF CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT NO. 2 TO THE CITY COUNCIL REFERENCES: ZONING: RS -2 LAND USE: EXISTING CORRALS, TACK SHED AND STABLES CODE SECTIONS: 17.46.010, 17.46.020, 17.46.050, 17.46.060, 17.76.115(B) GENERAL PLAN: RESIDENTIAL 1-2 DU/ACRE TRAILS PLAN: SECTION 3, SEGMENT K2 (PONY) SPECIFIC PLAN: N/A CEQA STATUS: CATEGORICALLY EXEMPT (CLASS 1) ACTION DEADLINE: SEPTEMBER 18, 2000 30940 HAWTHORNE BOULEVARD / RANCHO PALOS VERDES, CA 90275-5391 PLANNING/CODE ENFORCEMENT: (310) 544-5228 BUILDING: (310) 541-7702 DEPT. FAX: (310) 544-5293 D-26 PRINTED ON RECYCLED PAPER Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 BACKGROUND On July 20, 1999, the City Council gave Staff direction to develop a permit process to address the unique concerns and impacts of equestrian facilities and programs operated by non-profit organizations. This direction was prompted by community concerns regarding the continued operation of facilities such as the Portuguese Bend Pony Club and the "Ride to Fly" therapeutic riding program. Shortly afterward, it came to the City's attention that the "Ride -to -Fly" therapeutic riding program had begun operating at a property located at 50 Narcissa Drive in the Portuguese Bend community. Staff met with representatives of the "Ride -to -Fly" program on August 19, 1999 to discuss the available options to legalize this activity. Since Staff was just beginning to formulate the permit process for non-profit organizations, the Director of Planning, Building and Code Enforcement agreed to hold any Code Enforcement action in abeyance and authorized "Ride to Fly" to resume the operation of their program while the new permit process was being formulated. This action was taken with the understanding that Staff would to expedite the new permit process and present it to the City Council for review as soon as possible; "Ride to Fly" would participate in the future permit process in order to legalize their use on this site; and Staff and the Equestrian Committee would work with "Ride to Fly" to expedite property improvements and maintenance during the interim period. The new Development Code provisions for non-profit organizations were adopted by the City Council on January 4, 2000 and went into effect on February 3, 2000. On April 25, 2000, the applicant, "Ride -to -Fly," submitted an application for Conditional Large Domestic Animal Permit No. 2 to the Department of Planning, Building and Code Enforcement. The request was for permission to keep four (4) horses and operate a therapeutic riding program on a vacant, contiguous parcel at 50 Narcissa Drive in the Portuguese Bend Equestrian Overlay (Q) District. The application was signed by the property owners, George and Leanne Twidwell. The project was deemed incomplete on May 24, 2000, pending submittal of additional information. This additional information was submitted on June 20, 2000, and the application was deemed complete on July 20, 2000. SITE AND PROJECT DESCRIPTION The subject property consists of a 1.16 -acre parcel, located at the southeast corner of the intersection of Narcissa Drive, Ginger Root Lane and Cinnamon Lane, which is commonly known as the "Five Corners" property. The property has been used in the past by the property owners, George and Leanne Twidwell, for the boarding and keeping of horses. It is not developed with a habitable, residential structure, but it is contiguous to the property owners' home at 32 Sweetbay Road. The land use and zoning designations for the Page 2of8 D-27 Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 property are Residential, 1-2 DU/acre and RS -2, respectively. The site is located within the Portuguese Bend Equestrian Overlay (Q) District. The applicant's proposal involves the keeping of four (4) horses in the existing stables and corrals and the operation of a therapeutic riding program two days per week. The project does not involve any additional structures or facilities on the subject property, although the applicant may place decomposed granite or wood chips in the existing unpaved parking area along Narcissa Drive. The proposed days and hours of operation for the riding program are Wednesdays between 10:00 AM and 3:00 PM and Saturdays between 9:00 AM and 3:30 PM. The existing facilities on the site are at least fifty feet (50') from the nearest single-family residences. Since the subject property is vacant and contiguous (as defined in the Development Code) and the applicant is a non-profit organization, the approval of a conditional large domestic animal permit is required for the proposed project. CODE CONSIDERATIONS AND ANALYSIS Conditional Large Domestic Animal Permit Findings In considering a conditional large domestic animal permit application by a non-profit organization, RPVDC Section 17.76.115(B)(3)(e) requires the Equestrian Committee to make four findings in reference to the property and project under consideration (RPVDC language is boldface, followed by Staffs analysis in normal type):' 1. The project applicant is a registered non-profit 501(c)(3) corporation. The applicant has provided evidence of the non-profit status of the "Ride -to -Fly" program (see attachments). 2. The permit, if issued, will not be detrimental to the public health, safety or general welfare. RPVDC Section 17.46.060(A)(1) requires any structure or enclosure for large domestic animals to be located at least thirty-five feet (35') from any structure used for human habitation. The perimeter of the corrals on the subject property are between fifty feet (50') and one hundred feet (100') from the nearest residences, while the stalls, portable toilet and enclosure and tack shed (which are located closer to the center of the property) are between one hundred fifty feet (150') and two hundred feet (200') from the nearest ' The Equestrian Committee's review of applications by non-profit organizations is advisory only, with the final decision to be made by the City Council. Page 3 of 8 Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 surrounding residences. As such, Staff believes that the proposed project significantly exceeds the minimum sanitary setback requirements for the keeping of horses. The applicant also proposes to continue to use the Narcissa Drive frontage of the site for off-street parking. Currently, this area is unpaved and City standards would require the installation of some form of "hard" paving, such as concrete or asphalt. This area of the property is also adjacent to a non -dedicated pedestrian/equestrian trail in the private right- of-way of Narcissa Drive (see ADDITIONAL INFORMATION below). RPVDC Section 17.76.115(B)(1)(a)(v)(E)(3) allows non-profit organizations to request "[alternatives] to the requirement for impermeable paving of off-street parking areas, provided they do not result in significant adverse effects upon drainage and/or soil stability." The use of "soft" paving in this portion of the lot would be compatible with the use of the abutting trail along Narcissa Drive. If this area is to continue to serve as the parking area for "Ride -to -Fly," Staff suggests the use of decomposed granite as a paving material. Staff is also aware that there have been concerns expressed by surrounding residents that vehicles parked in this area are not always parked completely out of the right-of-way. The applicant states that there is room enough for twenty-two vehicles in this area, but Staff believes that this is an overly optimistic assumption. The applicant also indicates that there are generally between five and nine vehicles on the site when the riding program is in operation. Staff believes that there is enough room to park no more than ten vehicles along Narcissa Drive without infringing upon the right-of-way. Therefore, Staff suggests that, as a condition of approval, no more than ten vehicles are allowed on the site at any time and that they only are allowed in the area along Narcissa Drive. The condition of the perimeter fencing and landscape screening has also been identified as an issue of concern to the community. Although some landscaping had been planted outside the fence, it has not been well-maintained and Staff believes that additional landscaping will help to screen the appearance of the site. Staff also believes that more could be done by the applicant and/or property owner to improve the appearance and solidity of the perimeter fencing. Therefore, Staff suggests that the approval of this permit would be valid for an initial 6 -month period, during which time the applicant would be required to complete the repairs to the fencing, plant additional landscape screening and install other site improvements (such as the decomposed granite in the parking area). The City Council would conduct a 6 -month review of the permit at the end of this period, at which time it would have the option of either extending or revoking the permit, based upon the applicant's progress in improving the condition of the site improvements. 3. Any increase in the number of animals that would otherwise be allowed by the provisions of Chapter 17.46 of the Rancho Palos Verdes Development Code Page 4 of 8 D-29 Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 to be kept or boarded on the property and/or the operation of an active outdoor recreational facility or program which provides a benefit to youth or the physically or mentally challenged or has a similar philanthropic purpose will not have significant adverse effects upon other properties in the vicinity of the site. The applicant does not propose to keep more animals on the property than would be otherwise allowed "by right" under the provisions of the Development Code. On a vacant, contiguous 1.16 -acre parcel such as this is, a maximum of four (4) horses may be kept or boarded "by right" (i.e., without any City approval). Therefore, notwithstanding the operation of the therapeutic riding program, the mere number of animals kept on this property with a conditional large domestic animal permit would have no more significant adverse effect upon surrounding properties than would the keeping four animals "by right" if the therapeutic riding program was not proposed. With respect to the therapeutic riding program itself, the applicant indicates that "Ride -to - Fly" currently operates on Wednesdays and Saturdays. According to the applicant, there are typically four client sessions on Wednesdays between 10:00 AM and 3:00 PM and twelve client sessions on Saturdays between 9:00 AM and 3:30 PM, with each session lasting approximately one-half hour and no more than two sessions being conducted at any one time. Session participants include the program client, a "Ride -to -Fly" volunteer or instructor and (sometimes) family members of the client. Since these are therapeutic riding sessions for persons with a variety of disabilities, they do not involve vigorous activity such as jumping or galloping. As such, noise and dust associated with these sessions are minimal and of short duration. "Ride -to -Fly" also contracts for twice -weekly pick-up of manure from the site. Since the impacts of the therapeutic riding program are limited and relatively minor in nature, Staff believes that the operation of the program does not have significant adverse effects upon surrounding properties. 4. The cumulative impact, should the requested permit be issued, upon the properties in the vicinity of the site or the community as a whole, shall not, in the aggregate, constitute a significant adverse impact upon the area. The subject property is located near the Portuguese Bend Riding Club. The Riding Club houses a much larger number of horses and offers a wider range of equestrian activities than are provided by "Ride -to -Fly" at the subject property. The cumulative effects of the proposed project and the Riding Club are only apparent during those hours on the two days each week when "Ride -to -Fly" clients have sessions (i.e., Wednesdays and Saturdays). As discussed above, Staff believes that the individual impacts of the "Ride -to -Fly" programs are limited and, in combination with the Riding Club activities, the cumulative impacts are Page 5 of 8 D-30 Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 not significant. For example, the vehicular access points and parking areas for the two uses are widely separated so that even when there are activities at both sites, there is little conflict between traffic going to and from both sites. Therefore, Staff believes that the cumulative impacts of the proposed project and those of the Portuguese Bend Riding Club do not constitute a significant adverse impact upon the surrounding area. Consistency with Equestrian Committee Policies In addition to the four required findings for the approval of a Conditional Large Domestic Animal Permit, the Equestrian Committee Guidelines also require the Committee to find that the application is consistent with any applicable Equestrian Committee Policies. In this case, the applicable policies are as follows: Equestrian Committee Policy No. 4: If warranted, the Committee may allow certain permit and regulation exceptions for animal keeping by registered non-profit (501(c)3) organizations. Exceptions may include: 1) Allowing more than the allowable number of animals to be kept on a lot, provided the other requirements of the Equestrian Chapter are adhered to; or 2) Allowing the boarding and care of injured/abused animals or donated animals. Equestrian Committee Policy No. 6: When considering the adequacy of an animal keeping facility, the Committee shall ensure that the size and layout of the facility, the location of barns or corrals, the location of composting bins or material storage, and the height and type of fencing is appropriate for the site and compatible with surrounding residences. Although the applicant is a non-profit organization, the Equestrian Committee has not been asked to grant any exceptions regarding the number of horses kept on the property, nor is the boarding and care of injured/abused or donated animals proposed. Therefore, Equestrian Committee Policy No. 4 is not strictly applicable to this project. With respect to Equestrian Committee Policy No. 6, Staff believes that the proposed project—as modified and conditioned—is consistent with this policy, based upon the discussion above. ADDITIONAL INFORMATION On August 30, 2000, public notices were mailed to the applicant, the property owners, forty other property owners within a 500 -foot radius of the subject property, and the Portuguese Bend Community Association. On September 2, 2000, the public notice of the September 14, 2000 public hearing for Conditional Large Domestic Animal Permit No. 2 was published Page 6 of 8 D-31 Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 in the Palos Verdes Peninsula News. As of the date this report was completed, Staff had received the attached comments regarding this proposal. The subject property is traversed by a trail segment identified in the City's Conceptual Trails Plan (Section 3, Segment K2 (Pony)), which calls for the implementation of the trail segment only upon the request of the residents of the Portuguese Bend community. If implemented, a portion of this trail would be located within the private road easement for Narcissa Drive. Therefore, Staff suggests conditioning the approval of this application so as not to interfere with the possible implementation of the trail segment in the future. The subject property is located within the gated Portuguese Bend community. Those Equestrian Committee members who do not reside in the Portuguese Bend community and who wish to visit the site prior to the public hearing may contact Staff to obtain the gate code. CONCLUSION Based on the analysis presented above, Staff believes that all of the required findings for the conditional large domestic animal permit can be made for the project, as modified and conditioned. Therefore, Staff recommends adoption of E.C. Resolution No. 2000-_, recommending conditional approval of Conditional Large Domestic Animal Permit No. 2 to the City Council for the proposed keeping of four (4) horses and operation of a therapeutic riding program on a vacant, contiguous property located at 50 Narcissa Drive in the Portuguese Bend Equestrian Overlay (Q) District. ALTERNATIVES In addition to the Staff recommendation, the following alternatives are available for the Equestrian Committee's consideration: Recommend approval of Conditional Large Domestic Animal Permit No. 2 to the City Council with further modifications and/or conditions of approval, and direct Staff to prepare and return to the next Equestrian Committee meeting with an appropriate E.C. Resolution. 2. Recommend denial of Conditional Large Domestic Animal Permit No. 2 to the City Council, and direct Staff to prepare and return to the next Equestrian Committee meeting with an appropriate E.C. Resolution. Page 7 of 8 D-32 Staff Report: Conditional Large Domestic Animal Permit No. 2 September 14, 2000 3. Identify any issues of concern with the proposed project, provide Staff and/or the applicant with direction in modifying the project and/or conditions of approval, and continue the public hearing to a date certain. Please note that the action deadline for this project is September 18, 2000. Attachments: E.C. Resolution No. 2000 - Suggested conditions of approval for CLDAP No. 2 (Exhibit 'A') Project application, site plan and supplemental information Public comments M:\'Q' Committee\CLDAP 2 (Ride-to-Fly)\20000914_StaffRpt_EC.doc Page 8 of 8 D-33 Re4 a � MAILING ADDRESS: P.O. BOX 4991, Palos Verdes Peninsula, CA 90274 LOCATION: 50 Narcissa Drive, Rancho Palos Verdes, CA 90275 TELEPHONE: 310-370-9498 November 16, 2016 Mr. Irving Anaya Assistant Planner 30940 Hawthorne Blvd. Rancho Palos Verdes, California 90275-5391 . to Jul Palos Verdes Therapeutic Program RECEIVED NOV 16 2016 COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT (EXTENSION) CASE NO. ZON2016-00465 50 NARCISSA Dear Mr. Anaya, I am writing in response to your letter dated October 27, 2016 regarding additional information/requirements needed to go ahead with the permit extension. 1. The 240 square foot structure has been added to the site plan and 3 copies of the revised site plan are enclosed. 2. Screening planting: 8 plants have been ordered from Armstrong Nursery. 5 plants (Lavatera Mallow) will be put along Cinnamon Lane and 3 plants (Solanum Ratonetii, Royal Robe) will planted along Narcissa Drive to fill in the holes. These will be all in place by Saturday, November 26, 2016 and the site map indicates their placement. These plants are drought tolerant as Ride to Fly is trying to be prudent as possible with our water usage. We also are trying to be fire safe and have trimmed our existing plants according to the specifications of the Fire Department. All dead plants have been removed and the dead undergrowth is being removed as the need arises. 3. Hours of operation: The hours are correct as you have stated, but I would like to make them uniform. 9:00 a.m. to 5:00 p.m. Tuesday through Saturday. In the summer we schedule our riders in the morning because the afternoon heat is not good for many of their disabilities. If we could start lessons at 9:00 a.m. we would be finished before it got really hot. No one at Ride to Fly was aware that the weekday hours started at 10:00 a.m. and I am very glad that you have brought this to my attention so that we can be in compliance. I have been with Ride to Fly for 18 years and always believed the hours of operation were 9:00 a.m. to 5:00 p.m. across the board. ga"4e Me geeiem 11m e4a 90 to MAILING ADDRESS: P.O. BOX 4991, Palos Verdes Peninsula, CA 90274 LOCATION: 50 Narcissa Drive, Rancho Palos Verdes, CA 90275 TELEPHONE: 310-370-9498 Palos Verdes Therapeutic Program I would like to request that we be allowed to have 20 cars in the parking area. Sixteen years ago when we came to 50 Narcissa Drive, 10 cars was sufficient. Today it is not. The program has grown and to function properly and safely we need more volunteers which means more cars. We make sure all cars are parked on our property, off the street. There is plenty of room for 20 cars. Sincerely, Gail Grove Executive Director Ride to Fly 310-370-9498 RECEIVED NOV 16 2016 COMMUNITY DEVELOPMENT DEPARTMENT January 6, 2017 lei Palos Verdes Therapeutic Program SUBJECT: CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT (EXTENSION) CASE NO. ZON2016-00465 50 NARCISSA Dear Mr. Anaya, This letter is in response to your letter dated December 15, 2016 regarding additional information/requirements needed to go ahead with the permit extension. Parking Area: I went to the site and re -measured the parking area to be absolutely sure of the dimensions. We have installed railroad ties as a barrier so that the cars will not go down the embankment. I measured from one end of the ties to the other and it measures 191 feet. It begins about 4 feet in from the East property line and extends west ending well within the 30 feet from the corner mentioned in the letter. The map was drawn many years ago and changes have been made over the years, but the Narcissa measurement, that I assume a surveyor made, cannot be 192.23 feet taking into account the measurements I took. The 192.23 foot measurement was taken from the 500 Ft. Radius — Ownership Map. The width of the parking area from the railroad ties to the edge of the street is 18 feet 4.5 inches. However, the ties are there to keep the wheels from going down the embankment, but allows for the bumper to extend over. I parked my car straight in and there was 2 feet from the rear bumper to the edge of the street. The overall length specs for my sedan are 16.43 feet. Considering that the cars are not protruding into the street, which is a fire lane, I feel the 18' 4.5" is adequate. I also measured the diameter of the 7 trees in the parking area at their widest point. Their placement and measurements are indicated on the site map. S,Ocerely, RECEIVED Gail Grove Executive Director 0 6 RECD Ride to Fly 310-370-9498 COMMUNITY DEVELOPMENT DEPARTMENT F"We 2Ue ve&c" I/" e4o 7�y MAILING ADDRESS: P.O. BOX 4991, Palos Verdes Peninsula, CA 90274 LOCATION: 50 Narcissa Drive, Rancho Palos Verdes, CA 90275 TELEPHONE: 310-370-9498 January 6, 2017 lei Palos Verdes Therapeutic Program SUBJECT: CONDITIONAL LARGE DOMESTIC ANIMAL PERMIT (EXTENSION) CASE NO. ZON2016-00465 50 NARCISSA Dear Mr. Anaya, This letter is in response to your letter dated December 15, 2016 regarding additional information/requirements needed to go ahead with the permit extension. Parking Area: I went to the site and re -measured the parking area to be absolutely sure of the dimensions. We have installed railroad ties as a barrier so that the cars will not go down the embankment. I measured from one end of the ties to the other and it measures 191 feet. It begins about 4 feet in from the East property line and extends west ending well within the 30 feet from the corner mentioned in the letter. The map was drawn many years ago and changes have been made over the years, but the Narcissa measurement, that I assume a surveyor made, cannot be 192.23 feet taking into account the measurements I took. The 192.23 foot measurement was taken from the 500 Ft. Radius — Ownership Map. The width of the parking area from the railroad ties to the edge of the street is 18 feet 4.5 inches. However, the ties are there to keep the wheels from going down the embankment, but allows for the bumper to extend over. I parked my car straight in and there was 2 feet from the rear bumper to the edge of the street. The overall length specs for my sedan are 16.43 feet. Considering that the cars are not protruding into the street, which is a fire lane, I feel the 18' 4.5" is adequate. I also measured the diameter of the 7 trees in the parking area at their widest point. Their placement and measurements are indicated on the site map. S,Ocerely, RECEIVED Gail Grove Executive Director 0 6 RECD Ride to Fly 310-370-9498 COMMUNITY DEVELOPMENT DEPARTMENT F"We 2Ue ve&c" I/" e4o 7�y Irving Anaya From: Marva Burt <marvabrt@cox.net> Sent: Friday, March 03, 2017 5:44 PM To: Irving Anaya Subject: CDLA permit NO.2 case no. Zon2016-00465 We are not against Ride To Fly Program, but we are against the changes proposed and question why the 3 changes. With the requested changes being new, a 1 year extension should be granted to see how it would impact the community instead of 5 years. Ride to Fly has had more then 10 cars they are permitted for years. 17 cars counted barely fit their space on Narcissa Dr. 20 cars do not fit in space allotted on Narcissa Dr. with out encroaching on private property and street parking, which is not allowed in our community. Parking on Cinnamon Lane is not an option due to plants on easement. Time change should not change from 9-5 pm. We are opposed to any time past this. In the last week, Mon — Fri., I have observed only 3-4 cars at this site daily. Sincerely, Pat and Marva Burt 31 Sweetbay Rd. RPV, CA, 90275 310-541-5127 D-37 Irving Anaya From: Akhtar Emon <alif@cox.net> Sent: Tuesday, February 21, 2017 10:41 PM To: Irving Anaya Cc: Ara Mihranian; Jeremy Davies Portuguese Bend Subject: Ref. 50, Narcissa Drive, RPV Ride -to -Fly: Large Domestic Animal Permit To: Mr. Irving Anaya, RPV Asst. Planner, Cc: Mr. Ara Mihranian, RPV Community Dev. Director, Dear Mr. Irving Anaya, Hi, Referring to your RPV notice of February 16, 2017, regarding 50, Narcissa Drive, RPV "Ride -to -Fly : Large Domestic Animal Permit", please note that I am their neighbor right across the street from them. RPV is considering granting the expansion of number of their existing off-street parking along Narcissa Dr. from 10 parking spaces to 20 parking spaces, which is too many in my estimate for Ride -to -Fly folks. My reason being the related noise, traffic, safety issues, and the disappearance of the residential semi- rural environment. I request that you please call for an independent evaluation and a Report of the impact on the above issues. Perhaps an increase to 12 spaces may be sufficient and that too should be based on absolute necessity, otherwise a status quo. I shall await your response. My Best, Akhtar H. Emon ............I ............... 6631, EI Rodeo Rd. RPV, CA 90275 Alif@cox.net 1 D-38 UOQ-vuu! ,q U —X7 TTI 1 (26-1it D-39 ---------- Forwarded message ---------- From: Jeremy Davies <jdavies cr kuboaa.com To: ianayaQEpvca.com Cc: Ara Mihranian <AraMra Mvca.gov> Bcc: Date: Wed, 29 Mar 2017 09:45:14 -0700 Subject: Case No.ZON2016-00465-Ride to fly Dear Sirs, Regarding the above application for the extension of permit for the continuation of the Ride to Fly operations for an additional seven years we have the following comments: We are most appreciative of the generosity of the owners George and Leanne Twidwell to allow the operations of the Ride to Fly on their property. We are strongly supportive of the people who make the Ride to Fly operations possible and the wonderful work they do for this special group of children. As a neighbor to the location we strongly endorse the application. Sincerely Pippa and Jeremy Davies 36 Cinnamon Lane RPV CA 90275 2 E-1