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917, Construct a one-story stable, Resolutions & Approval Conditions• • RESOLUTION NO. 2017-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND VARIANCES FOR GRADING AND CONSTRUCTION OF A NEW RESIDENCE ADDITION WITH A BASEMENT, DETACHED GARAGE, COVERED PORCHES, SWIMMING POOL WITH A SPA, PATIO TRELLIS, TENNIS COURT, NEW SECOND DRIVEWAY, STABLE AND CORRAL; TO EXCEED THE MAXIMUM PERMITTED GRADING AND GRADED AREA FOR THE TENNIS COURT AND TO EXCEED THE MAXIMUM PERMITTED LOT DISTURBANCE IN ZONING CASE NO. 917 AT 5 PINE TREE LANE, (LOT 94-RH), (SHARNG). THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Ms. Lauren Sharng to request a Site Plan Review for the construction of a new 2,065 square foot residential addition (resulting in a 6,405 square foot residence), with a 2,065 square foot basement, a new 1,100 square foot detached garage (separate existing 405 square foot detached garage to remain), 1,380 square feet covered porches including 640 square feet at the stable, 700 square foot swimming pool and spa, 60 square foot pool equipment, 96 square foot service yard, 325 square foot porte cochere/entryway, retaining walls 3' high and under, new stairs, trellis and patio, and grading for a total of 31,920 cubic yards of dirt (8,460 c.y. cut and 7,610 c.y. fill; 7,500 c.y. over -excavation and 8,350 c.y. re -compaction). The applicant also requests a Conditional Use Permit to construct a 7,000 square foot tennis court, a new second driveway, and 1,200 square foot stable with 9,150 square foot corral; and Variances to exceed the maximum permitted grading of 750 cubic yards of dirt and over 10,000 square feet surface area for the tennis court, and to exceed the maximum permitted disturbed area of the lot. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application at their regular meeting on February 21, 2017, and in the field on March 21, 2017 and continued to the evening meeting of March 21, 2017. Neighbors within 1,000-foot radius were notified of the public hearings and a notice was published in the Peninsula News on February 9, 2017. The applicants and their agents were notified of the public hearings in writing by first class mail and the applicant and her agents were in attendance at the hearings. Evidence was heard and presented from all persons interested in affecting said proposal, and from members of the City staff. During the proceedings one neighbor spoke in support of this project and three community members visited the site during the noticed field trip but no objections were voiced. During the field trip on March 21, 2017, the Planning Commissioners expressed concerns with the project's extensive grading, and considered the idea of allowing importing dirt instead of the proposed extensive cutting to create the pads on Reso. 2017-04 1 5 Pine Tree Lane the site, and especially the tennis court pad. The project engineer calculated an estimate of the amount of dirt that would be necessary to import into the City in order to provide the same project elements. After some discussion, the Planning Commission noted that the amount of truck travel to import the dirt would have a greater impact on the City than allowing the grading as proposed. Also, at the evening meeting of March 21, 2107, the Commissioners discussed the pathway apron leading to the stable due to the recommendation from the Traffic Engineer to the Traffic Commission to relocate access apron. The Commissioners determined that any location recommended for approval by the City's Traffic Engineer would be acceptable. They made this recommendation a special condition of approval for the project. The Planning Commission has reviewed, analyzed and studied the current proposal. Section 3. The property is zoned RAS-2 and the gross lot area is 4.78 acres (excluding roadway easement). The net lot area, as defined by the City, is 4.3 acres or 187,196 square feet. The existing property is currently developed with a single -family residence, detached garage, and swimming pool, which will become a part of the basement. Access to the property is taken from a joint driveway approach with 3 Pine Tree Lane. A new driveway access is proposed to the detached garage and front of the house. A condition of approval is for the applicant to acquire approval recommendation from the Traffic Commission, based on the Traffic Engineer's approval recommendation, for the apron serving the 10 foot wide decomposed granite pathway providing access to the stable. Section 4. The Planning Commission finds that the project is exempt from the California Environmental Quality Act, (CEQA) pursuant to Section 15303 (new construction of single family residence and accessory structures), and Section 15061(b)(3) (common sense exemption) of the CEQA guidelines. Section 5. Section 17.46.020 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a grading permit or any new building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by not more than 999 square feet in any thirty-six (36) month period. The grading for the new residence, garage, swimming pool, second driveway, tennis court, and stable & corral requires Site Plan Review per Zoning Code Sections 17.46.020.A-2 and 17.46.020.A.1. With respect to the Site Plan for grading and the proposed structures the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures and maintaining sufficient setbacks to provide buffers between residential uses. Although the disturbed area Reso. 2017-04 2 5 Pine Tree Lane exceeds the maximum permitted amount of 40% at 46.12%, a large portion of it is for the proposed 1,200 square foot stable (which requires a Conditional Use Permit), and the associated 9,150 square foot corral. The stable and corral promote the rural, equestrian aesthetic of Rolling Hills. None of the proposed new structures are in setbacks. The project conforms to Zoning Code lot coverage requirements, except for the lot disturbance and graded area and grading quantities for the tennis court. The net lot area of the lot is 187,196 square feet. The structural net lot coverage is proposed at 18,671 square feet or 10.0%, which includes all of the structures, with allowance for permitted deductions, (20% max. permitted); and the total lot coverage proposed, including the driveway would be 32,386 square feet or 17.30%, (35% max. permitted). The disturbed area of the lot is proposed to be 46.12%, which exceeds the maximum allowed disturbance of 40% (Municipal Code 17.16.070B). B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The topography and the configuration of the lot have been considered, and it was determined that the proposed development will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures, because the proposed project will be constructed partially on the existing building pad of the currently developed lot, will be the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, is of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors, and will allow the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. The proposed project would be located on a gentler slope of the property and leaving the steeper and more densely vegetated areas in their natural state to the north and northeast, along with the natural drainage course. The project promotes equestrian uses, therefore furthering the City's goal to remain an equestrian community. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, and is consistent with the scale of the neighborhood when compared to other residences in the vicinity of said lot as the proposed house will be 6,405 square feet and the average in the vicinity is 5,149 square feet. The development plan follows the natural contours of the site to minimize grading by utilizing a portion of the existing building pad for the new development. The slopes being created have been rounded and it was attempted to mimic the existing slope in the area. The layout of the project has helped to minimize the creation of steep slopes. D. The development plan will introduce additional landscaping, which is compatible with and enhances the rural character of the community, and the landscaping will provide a buffer or transition area between private and public areas. There will be some clearing of existing landscaping due to overgrowth and improper maintenance that has become a fire hazard. Reso. 2017-04 3 5 Pine Tree Lane E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the new 20' driveway will be safer to drive on as two cars can safely pass one another. There is ample parking in the garages and there is a proposed 6' wide parking strip along the new driveway, outside of all setbacks, as Pine Tree Lane does not have wide shoulders to park on so all visitor parking must be contained on site. A 10' wide decomposed granite pathway is proposed to safely accommodate travel to the stable and corral area and a pathway apron that is recommended for approval by the traffic engineer is a special condition of approval to ensure vehicular, horse, and pedestrian safety. Section 6. Sections 17.18.060 and 17.18.090 of the Rolling Hills Municipal Code permit approval of a stable over 200 square feet and corral over 550 square feet with a Conditional Use Permit. The proposed 1,200 square foot stable and 9,150 square foot corral comply with all requirements of these sections. One new detached garage is proposed (1,100 square feet). Section 17.16.210 (A)(4) of the Zoning Ordinance contains conditions for a detached garage(s), subject to approval of a conditional use permit. A 7,000 square foot tennis court is proposed. Section 17.16.210(7) of the Zoning Ordinance contains conditions for a tennis court, subject to approval of a conditional use permit. Section 17.16.210(A)(1) of the Zoning Ordinance contains conditions for a second driveway, subject to approval of a conditional use permit. A second driveway is proposed. The proposed structures comply with the provisions and conditions for such structures apart from the grading variances for the tennis court. With respect to this request for Conditional Use Permits, the Planning Commission finds as follows: A. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for a Conditional Use Permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. B. The granting of a Conditional Use Permit for the stable, corral, detached garage, second driveway, and tennis court would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the uses are consistent with similar uses in the community, and meet all the applicable code development standards for a stable and corral, detached garage, second driveway, and tennis court and they are located in areas on the property that are adequately sized to accommodate such uses. The proposed uses are appropriately located in that they will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters. The stable/corral would be constructed in furtherance of the General Plan goal of promoting and encouraging equestrian uses. The detached garage and proposed tennis court are common amenities to Rolling Hills. Reso. 2017-04 4 5 Pine Tree Lane • • C. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed uses (stable/corral, detached garage, and tennis court) are located in the middle of a 4.3 acre net lot and their general locations are of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. The proposed stable is to be located adjacent to the corral and a path designated for equestrian uses that runs from the stable to the roadway easement will be separate from the other outdoor living areas on the property and will be comprised of decomposed granite. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the proposed uses (stable/corral, detached garage, second driveway, and tennis court) complies with the low profile residential development pattern of the community and will not give the property an over -built look, and areas will remain open and unobstructed. The lot is 4.3 acres net in size and is sufficiently large to accommodate the proposed uses. The stable will be compatible with the uses in the surrounding area because Rolling Hills is an equestrian community and stables are encouraged. The stable will look like a stable and the 9,150 square foot corral will promote open space on the pad. The detached garage will be compatible with surrounding uses as it meets the requirements of the City as well as being proportioned to the house size. It will function like a garage and not a residential structure. The second driveway will enable adequate Fire Department access and provide on -site parking opportunities for guests. It will have low profile and allow for that portion of the property to be open and unobstructed. The tennis court will be compatible with the uses in the surrounding area because it will not be located in any setbacks, is sunken to reduce visual impact, and is an amenity other residences in Rolling Hills enjoy. E. The proposed conditional uses (stable/corral, detached garage, second driveway and tennis court) comply with all applicable development standards of the zone district and require Conditional Use Permits pursuant to Sections 17.18.060, 17.18.090, 17.16.210(A)(1), 17.16.210(A)(4), and 17.16.210(A)(5) of the Zoning Ordinance. F. The proposed conditional uses are consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. Section 7. Sections 17.38.010 through 17.38.050 of the Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when, due to Reso. 2017-04 5 5 Pine Tree Lane exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone, strict application of the Code would deny the property owner substantial property rights enjoyed by other properties in the same vicinity and zone. The applicant seeks a variance from the requirement 17.16.210(7)(h)(i) that requires grading for a tennis court not exceed 750 cubic yards of total cut and fill or 10,000 square feet of surface area cut and fill, and from 17.16.070(B) that the disturbance be limited to 40% of the net lot area. The tennis court is a standard 7,000 size but there is no existing pad for it and it requires a variance. The disturbance is proposed at 46.12%, which is higher than the permitted 40%. With respect to this request for Variances, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same zone because the existing lot, despite it being just under 5 acres gross, has approximately half of its overall area at a slope of 2:1 or steeper and the remainder undulated and hilly and the lot requires grading in order to create a sufficient flat area to construct the house and accessory structures. The existing building pad could only support a residential addition by removing the existing pool. The tennis court pad needed to be created and access to the residential unit provided by the second driveway helps to screen the tennis court as it is partially sunken into the hillside. There is a drainage course along the western property line, which must also be avoided. In order to generate the dirt needed for the pad, it was necessary to drop the stable and corral pad. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, which would be denied to the property in question absent a variance, because the site is sloped in nature so in order to provide pads that meet the development standards, additional grading is required and it was necessary to push the limits of grading farther out than if the lot did not have as much slope to it. The overage is not significant and the property owner should not be denied the privilege of a new house addition and amenities because the topographic nature of the lot makes it infeasible to comply strictly with Sections 17.16.070.B and 17.16.210.A.7. The exceedance of the disturbance is due in large part to the need for residential pad creation and the resulting grading for the stable and corral. There were no concerns voiced by residents and the Planning Commissioners during the public hearing considered alternatives during the field visit to the site but believed the proposed plan was caused the least impact to the area after further consideration of project alternatives. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. A minor increase in the overall percentage of disturbed area on the lot will have no effect on the public welfare or on property or improvements in the vicinity and the walls which exceed 2.5' average in height are not in any setbacks Reso. 2017-04 6 5 Pine Tree Lane and will not cause any line of sight issues on Pine Tree Lane due to the rows of existing trees currently in the vicinity. D. The variance does not grant special privileges to the applicant. To the contrary, absent a variance, the property owner would be deprived of the same rights and privileges afforded to other property owners in the vicinity. Unique circumstances applicable to the subject property make it infeasible for the property owner to comply with Section 17.16.070. The minor overage requested will allow the property owner to enjoy the same rights and privileges afforded to many other properties in the vicinity and zone. E. The variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities. F. The variance request is consistent with the General Plan. The proposed project, together with the variance, will be compatible with the objectives, policies, general land uses and programs specified in the General Plan and will uphold the City's goals to protect and promote construction that is rural in nature. Section 8. Based upon the foregoing findings the Planning Commission hereby approves the Site Plan Review, Conditional Use Permits and Variances in Zoning Case No. 917, a request for the construction of a new 2,065 square foot residential addition (resulting in a 6,405 square foot residence), with a 2,065 square foot basement, a new 1,100 square foot detached garage (separate existing 405 square foot detached garage to remain), 1,380 square feet covered porches including 640 square feet at the stable, 700 square foot swimming pool and spa, 60 square foot pool equipment, 96 square foot service yard, 325 square foot porte cochere/entryway, retaining walls 3' high and under, new stairs, trellis and patio, and grading for a total of 31,920 cubic yards of dirt (8,460 c.y. cut and 7,610 c.y. fill; 7,500 c.y. over -excavation and 8,350 c.y.. re -compaction). The applicant also requests a Conditional Use Permit to construct a 7,000 square foot tennis court, a new second driveway, and 1,200 square foot stable with 9,150 square foot corral; and Variances to exceed the maximum permitted grading of 750 cubic yards of dirt and over 10,000 square feet surface area for the tennis court, and to exceed the maximum permitted disturbed area of the lot to 46.12% (max. 40%), subject to the following conditions: A. The Site Plan, Variances and Conditional Use Permit approvals shall expire within two years from the effective date of approval as defined in Sections 17.46.080, 17.42.070, and 17.38.070 unless otherwise extended pursuant to the requirements of these sections. B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Reso. 2017-04 7 5 Pine Tree Lane • Manager or his/her designee required to cure the violation. The suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee's determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted; the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant's request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC). C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file received on March 20, 2017 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Site Plan Review and Conditional Use Permit approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department. The conditions of approval of this Resolution shall be printed onto building plans submitted to the Building Department for review and shall be kept on site at all times. Any modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed and approved by staff prior to implementing the changes. E. Prior to submittal of final working drawings to Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission. F. A licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform Reso. 2017-04 8 5 Pine Tree Lane in all respects to this Resolution approving this project and all of the conditions set forth therein and the City's Building Code and Zoning Ordinance. Further, the person obtaining a building and/or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. G. Structural lot coverage of the lot shall not exceed 18,671 square feet (with deductions) or 10.0% of the net lot area, in conformance with lot coverage limitations (20% maximum). The total lot coverage proposed, including structures and flatwork, shall not exceed 32,386 (with deductions) or 17.30%, of the net lot area, in conformance with lot coverage limitations (35% max). H. Grading for this project shall not exceed 8,460 cubic yards of cut and 7,610 cubic yards of fill; 7,500 cubic yards of over -excavation, and 8,350 cubic yards of recompaction and shall be balanced on site. The disturbed area of the lot, including the approved stable and corral shall not exceed 46.12%. I. The residential building pad is proposed at 21,800 square feet and shall not exceed coverage of 9,191 square feet or 42.16% with allowed deductions. The tennis court pad is proposed at 7,315 square feet and shall not exceed 7,000 square feet of coverage or 95.7% with allowed deductions. The stable pad is proposed at 10,925 square feet and shall not exceed 1,720 square feet of coverage or 15.74% with allowed deductions. J. A new second driveway shall be provided per the Fire Department requirements, with spaces for guest parking. The apron of the second driveway was recommended for approval by the Traffic Commission. K. A new proposed 10 foot wide decomposed granite, or like 100% pervious roughened material, pathway providing stable access shall be configured with an apron on Pine Tree Lane that is recommended for approval by the City's traffic engineer prior to any permit approval. L. A minimum of five-foot level path and/or walkway, which does not have to be paved, shall be provided around the entire perimeter of all of the proposed structures, or as otherwise required by the Fire Department. M. At any time there are horses on the property, Best Management Practices (BMPs) shall be applied for manure control, including but not be limited to removal of the manure on a daily basis or provision of a receptacle with a tight closing lid that is constructed of brick, stone, concrete, metal or wood lined with metal or other sound material and that is safeguarded against access by flies. The contents of said receptacles shall be removed once a week. It is prohibited to dispose of manure or any Reso. 2017-04 9 5 Pine Tree Lane animal waste into the Municipal Separate Storm Sewer System (MS4), into natural drainage course or spread on the property. N. The pool equipment area shall be enclosed and screened with landscaping and shall utilize the most quiet and technologically advanced equipment to dampen the sound. Per LA County Building Code, pool barrier/fencing shall be required. O. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property, roofing and material requirements of properties in the Very High Fire Hazard Severity Zone. P. All utility lines to the residence, guesthouse, detached garages, and stable shall be placed underground, subject to all applicable standards and requirements. Q. Drainage dissipaters shall be constructed outside of any easements, unless approved by the RHCA. The drainage system shall be approved by the Department of Building and Safety. If an above ground swale and/or dissipater is required, it shall be designed in such a manner as not to cross over any equestrian trails or discharge water onto a trail, shall be stained in an earth tone color, and shall be screened from any trail, road and neighbors' view to the maximum extent practicable, without impairing the function of the drainage system. R. All graded slopes shall be landscaped. A landscaping plan shall be submitted to the City in conformance with Fire Department Fuel Modification requirements and graded slopes. A detailed landscaping plan shall be submitted and shall provide that any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that screens the project development from adjacent streets and neighbors, such that shrubs and trees as they mature do not grow into a hedge or impede any neighbors views and the plan shall provide that all landscaping be maintained at a height no higher than the roof line of the nearest project structure. In addition, the landscaping plan shall provide for screening of the proposed tennis court with vegetation not to exceed 10 feet in height or the height of the tennis court fence, if installed, whichever is less, and that the vegetation used for screening shall be planted in an off -set manner, so as to prevent it, as it grows from forming a solid hedge. The landscaping plan shall utilize to the maximum extent feasible, plants that are native to the area, are water -wise and are consistent with the rural character of the community. S. The applicant shall submit a landscaping performance bond or other financial obligation, to be kept on deposit by the City, in the amount of the planting plus irrigation plus 15%. The bond shall be released no sooner than two years after completion of all plantings, subject to a City staff determination that the plantings required for the project are in substantial conformance with approved plans and are in good condition. Reso. 2017-04 10 5 Pine Tree Lane The landscaping shall be subject to the requirements of the City's Water Efficient Landscape Ordinance, (Chapter 13.18 of the RHMC). Pursuant to Chapter 8.30 of the RHMC the property shall at all times be maintained free of dead trees and vegetation. T. The setback lines and roadway easement lines in the vicinity of the construction for this project shall remain staked throughout the construction. A construction fence may be required. U. Perimeter easements, including roadway easements and trails, if any, shall remain free and clear of any improvements including, but not be limited to fences - including construction fences, any hardscape, driveways, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. V. Minimum of 65% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permits for waste hauling prior to start of work and provide proper documentation to the City. W. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. X. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2016 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution. Y. During construction, to the extent feasible, all parking shall take place on the project site, on the new driveway and, if necessary, any overflow parking may take place within the unimproved roadway easements along adjacent streets, and shall not obstruct neighboring driveways, visibility at intersections or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. To the extent feasible, a minimum of 4' wide path, from the edge of the roadway pavement, for pedestrian and equestrian passage shall be available and be clear of vehicles, construction materials and equipment at all times. Reso. 2017-04 11 5 Pine Tree Lane • Z. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. AA. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http://www.wrh.noaa.gov/Iox/main.php?suite=safety&page=hazard_definitions#FIRE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. AB. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management and to the City's Low Impact development Ordinance (LID). Further the property owners shall be required to conform to the County Health Department requirements for a septic system. AC. Prior to finaling of the project an "as graded" and an "as constructed" plans and certifications, including certifications of ridgelines of the structures, shall be provided to the Planning Department and the Building Department to ascertain that the completed project is in compliance with the approved plans. In addition, any modifications made to the project during construction, shall be depicted on the "as built/as graded" plan. AD. All conditions of this Resolution, when applicable, must be complied with prior to the issuance of a grading or building permit from the Building and Safety Department. AE. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. The affidavit shall be recorded together with the resolution. Reso. 2017-04 12 5 Pine Tree Lane PASSED, APPROVED ND ADOPTED THIS 18th DAY OF APRIL 2017. D CHELF; C IRAN ATTEST: HEIDI LUCE, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. Reso. 2017-04 13 5 Pine Tree Lane STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2017-04 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT AND VARIANCES FOR GRADING AND CONSTRUCTION OF A NEW RESIDENCE ADDITION WITH A BASEMENT, DETACHED GARAGE, COVERED PORCHES, SWIMMING POOL WITH A SPA, PATIO TRELLIS, TENNIS COURT, NEW SECOND DRIVEWAY, STABLE AND CORRAL; TO EXCEED THE MAXIMUM PERMITTED GRADING AND GRADED AREA FOR THE TENNIS COURT AND TO EXCEED THE MAXIMUM PERMITTED LOT DISTURBANCE IN ZONING CASE NO. 917 AT 5 PINE TREE LANE, (LOT 94-RH), (SHARNG). was approved and adopted at regular meeting of the Planning Commission on April 18, 2017 by the following roll call vote: AYES: Commissioners Cardenas, Cooley, Kirkpatrick, Seaburn and Chairman Chelf. NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices HEIDI LUCE, CITY CLERK Reso. 2017-04 14 5 Pine Tree Lane RESOLUTION NO. 1213 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW RESIDENTIAL ADDITION WITH BASEMENT, GARAGES, COVERED PORCHES, SWIMMING POOL WITH A SPA, RETAINING WALL; AND REQUEST FOR CONDITIONAL USE PERMIT TO CONSTRUCT A SECOND DRIVEWAY, DETACHED GARAGE, TENNIS COURT, AND STABLE AND CORRAL; AND VARIANCES TO ALLOW EXCEEDANCE OF DISTURBANCE AND GRADING LIMITS FOR A SPORTS COURT, AND ANY RELATED IMPROVEMENTS IN ZONING CASE NO. 917 AT 5 PINE TREE LANE, LOT 94-RH, (SHARNG). THE CITY COUNCIL DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Lauren Sharng with respect to real property located at 5 Pine Tree Lane, Rolling Hills (Lot 94-RH) requesting a Site Plan Review for the remodeling of a 4,340 square foot existing residence with construction of 2,065 square feet of a new residential addition for a combined total 6,405 square foot residence and 31,920 cubic yards of overall grading. The residence is proposed to have 1,380 square feet of covered porches, a new 1,100 square foot detached garage, a new 2,065 square foot basement (at a maximum depth of 16 feet), a 96 square foot service yard and 60 square foot enclosed space for pool equipment. Also proposed are a 325 square foot Porte cochere, a 700 square foot swimming pool and spa, and exterior features including two decks, a covered entry, trellis over a patio near the tennis court, a pool deck, and other minor amenities. A Conditional Use Permit is requested for the construction of a 1,200 square foot one-story stable with 640 square feet of covered porches, a 9,150 square foot corral, a new second driveway located north of the existing driveway leading to the new detached garage, and a 7,000 square foot tennis court. A Variance is requested to exceed the maximum permitted 40% disturbance of the lot resulting from general grading for the proposed project and to grade more than the maximum permitted 750 cubic yards of dirt and over 10,000 square feet surface area for the tennis court. The applicant is proposing a total overall disturbance of 46.12%. The grading for the proposed tennis court will require 2,095 c.y. of cut and fill and 13,000 square feet of surface area alteration. Section 2. The applicants also request a Site Plan Review for excavation and grading related to the proposed project. Grading of a total of 31,920 cubic yards of dirt (8,460 c.y. cut and 7,610 c.y. fill; and 7,500 c.y. over -excavation and 7,500 c.y. recompaction) with no dirt to be exported is requested. Section 3. The Planning Commission conducted duly noticed public hearings held on February 21, 2017, in the field, and continued the meeting to the evening meeting, and on March 21, 2017 and April 18, 2017. Neighbors within 1,000-foot radius were notified of the public hearings and a notice was published in the Peninsula News on February 9, 2017. The applicants and their agents were notified of the pubic hearings in writing by first class mail and the applicants and agents were in attendance at the hearings evidence was heard and presented from all person interested in affecting said proposal, and from members of the City staff. The City Council at the May 8, 2017 meeting, took the project under jurisdiction, and scheduled a public hearing for May 30, 2017. Section 4. The City Council conducted duly noticed public hearings to consider the application on May 30, 2017, in the field and at their regularly scheduled meeting, on June 26, 2017. Neighbors within 1,000-foot radius were notified of the public hearings and a notice was published in Palos Verdes Peninsula News on May 18, 2017. The applicants were notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff, neighbors and applicant's engineer and attorney and the City Council having reviewed, analyzed and studied said proposal. At the public hearings there was discussion regarding how the residential addition would be attached and the feasibility of vacating some or all of the existing driveway on the southerly side of the property. Section 5. The City Council finds that the project is exempt from the California Environmental Quality Act, (CEQA) pursuant to Class 3, Section 15303 (new construction of single family residence and accessory structures) of the CEQA guidelines. Section 6. Site Plan Review -Proposed Development. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a Resolution No. 1213 5 Pine Tree Lane -1- grading permit or any new building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made. The grading for the development and the new structures require Site Plan Review. With respect to the Plans submitted for the development, the City Council hereby approves the request for Site Plan Review in Zoning Case No. 917 to build the proposed project and makes the following fmdings: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures and maintaining sufficient setbacks to provide buffers between residential uses. The net lot area of the property is over 4 acres and the lot is adjacent to other large lots along Pine Tree Lane. The stable and corral promote the rural, equestrian character of Rolling Hills. None of the proposed new structures are in setbacks. The project conforms to Zoning Code lot coverage requirements. The net lot area of the property is 187,196 square feet. The structural net lot coverage is proposed at 18,671 square feet or 10.0%, which includes all of the structures, with allowance for permitted deductions, (20% max. permitted); and the total lot coverage proposed, including the driveway would be 32,386 square feet or 17.3%, (35% max. permitted). The disturbed area of the lot is proposed to be 46.12% which requires a variance. B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The topography and the configuration of the lot have been considered, and it was determined that the proposed development will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures, because the proposed location of structures on the lot will be the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, and is of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors, and will allow the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. The project promotes equestrian uses, therefore, furthering the City's goal to remain an equestrian community. C. The proposed development, is harmonious in scale and mass with the site, and is consistent with the scale of the neighborhood when compared to new residences in the vicinity of said lot. The development plan takes into consideration the visibility from Pine Tree Lane and the development will be sunk and moved back from the roadway easement, so that visibility from the road will be minimized. The slopes being created were lengthened to reduce the steepness. Significant portions of the lot will be left undeveloped. The project will be screened from the road and all neighbors with landscaping. D. The development plan will introduce additional landscaping, which is compatible with and enhances the rural character of the community, and the landscaping will provide a buffer or transition area between private and public areas. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the new second driveway apron is located an adequate distance to provide sufficient line of sight for drivers on Pine Tree Lane. There is ample parking in the garages and there is a proposed parking area for guests along the side of the new driveway so all visitor parking will be contained on site. An adequate pathway to the stable and corral area is proposed to safely accommodate horses, feed, and supplies. Section 7 — Conditional Use Permits. Sections 17.18.060 and 17.18.090 of the Rolling Hills Municipal Code permit approval of a stable over 200 square feet and corral over 550 square feet with a Conditional Use Permit. The proposed 1,200 square foot stable and 9,150 square foot corral comply with all requirements of these sections. A 7,000 square foot tennis court is proposed. Section 17.16.210(A)(7) of the Zoning Ordinance contains conditions for a recreational game court, subject to approval of a conditional use permit. A second driveway is proposed. Section 17.16.210(A)(1) of the Zoning Ordinance contains conditions for a second driveway. A 1,100 square foot detached garage is proposed. Section 17.16.210(A)(4) of the Zoning Ordinance contains conditions for detached garages. All of the detached structures comply with the provisions and conditions for such structures barring those with variances. With respect to this request for Conditional Use Permits, the City Council finds as follows: Resolution No. 1213 5 Pine Tree Lane -2- A. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The City Council must consider applications for a Conditional Use Permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. ' B. The granting of a Conditional Use Permit for the stable and corral, tennis court, second driveway, and detached garage would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the uses are consistent with similar uses in the community, and meet all the applicable code development standards for such uses, barring those needing a variance, and they are located in the areas on the property that are adequately sized to accommodate such uses. The proposed uses are appropriately located in that they will be sufficiently separated from nearby structures used for habitation or containing sleeping quarters. The stable/corral would be constructed in furtherance of the General Plan goal of promoting and encouraging equestrian uses. The proposed tennis court is a common amenity to Rolling Hills. C. The nature, condition, and development of adjacent structures have been considered, and the project will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed uses (stable/corral, tennis court, second driveway, and detached garage) are located mostly in the middle of a 4 acre lot and their general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. The proposed stable is to be located adjacent to the corral and a path designated for equestrian uses that runs from the stable to the road is separate from the other outdoor living areas on the property and will be comprised of decomposed granite. The tennis court is partially recessed into the slope to reduce visibility and assist with noise attenuation. The detached garage will not be visible from the street. The second driveway matches the terrain. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the proposed uses comply with the low profile residential development pattern of the community and will not give the property an over -built look, and areas will remain open and unobstructed. The lot is 4 acres net in size and is sufficiently large to accommodate the proposed uses. The stable will be compatible with the uses in the surrounding area because Rolling Hills is an equestrian community and stables are encouraged. The stable will look like a stable and with the corral will promote open space on the pad. The detached garage will be compatible with the uses in the surrounding area because it will have the same architectural design as the house and is behind the house. The tennis court and second driveway are amenities other residences in Rolling Hills enjoy. E. The proposed conditional uses comply with all applicable development standards of the zone district and requires Conditional Use Permits pursuant to Sections 17.18.060, 17.18.090, 17.16.210(A)(1)(4)and(7) of the Zoning Ordinance. F. The proposed conditional uses are consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting criteria for hazardous waste facilities because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. Section 8. - Variances. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. Section 17.16.210 (A)(7) of the Zoning Ordinance contains conditions for a recreational game court, subject to approval of a conditional use permit. The applicant is requesting permission to grade more than the allowable 750 cubic yards by grading 2,095 cubic yards and exceed the allowable 10,000 square feet of surface grading by grading a surface area of 13,000 square feet in order to construct the tennis court. All of the detached structures comply with the provisions and conditions for such structures except those stipulated in Sections 17.16.210(h) and (i). With respect to this request for Variances, the City Council fmds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same zone because the existing lot, despite it being just under 5 acres gross, has approximately half of its overall area at a slope of 2:1 or steeper and the remainder undulated and hilly and the lot requires grading in order to create a sufficient flat area to construct the house and accessory structures. The Resolution No. 1213 5 Pine Tree Lane -3- existing building pad could only support a residential addition by removing the existing pool. The tennis court pad needed to be created and access to the residential unit provided by the second driveway helps to screen the tennis court as it is partially sunken into the hillside. There is a drainage course along the western property line, which must also be avoided. In order to generate the dirt needed for the pad, it was necessary to drop the stable and corral pad. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, which would be denied to the property in question absent a variance, because the site is sloped in nature so in order to provide pads that meet the development standards, additional grading is required and it was necessary to push the limits of grading farther out than if the lot did not have as much slope to it. The overage is not significant and the property owner should not be denied the privilege of a new house addition and amenities because the topographic nature of the lot makes it infeasible to comply strictly with Sections 17.16.170 and 17.16.210. The exceedance of the disturbance is due in large part to the need for residential pad creation. There were no concerns voiced by residents and the Planning Commissioners during the public hearing considered alternatives during the field visit to the site but believed the proposed plan was caused the least impact to the area after further consideration of project alternatives. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. A minor increase in the overall percentage of disturbed area on the lot will have no effect on the public welfare or on property or improvements in the vicinity and the walls which exceed 2.5' average in height are not in any setbacks and will not cause any line of sight issues on Pine Tree Lane due to the rows of existing trees currently in the vicinity. D. The variance does not grant special privileges to the applicant. To the contrary, absent a variance, the property owner would be deprived of the same rights and privileges afforded to other property owners in the vicinity. Unique circumstances applicable to the subject property make it infeasible for the property owner to comply with Section 17.16.070. The minor overage requested will allow the property owner to enjoy the same rights and privileges afforded to many other properties in the vicinity and zone. E. The variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities. F. The variance request is consistent with the General Plan. The proposed project, together with the variance, will be compatible with the objectives, policies, general land uses and programs specified in the General Plan and will uphold the City's goals to protect and promote construction that is rural in nature. Section 9. Based upon the foregoing findings, and the evidence in the record, the City Council hereby approves Zoning Case No. 917 request for the remodeling of a 4,340 square foot existing residence with construction of 2,065 square feet of a new residential addition for a combined total 6,405 square foot residence and 31,920 cubic yards of overall grading. The residence is proposed to have 1,380 square feet of covered porches, a new 1,100 square foot detached garage, a new 2,065 square foot basement (at a maximum depth of 16 feet), a 96 square foot service yard and 60 square foot enclosed space for pool equipment. Also proposed are a 325 square foot Porte cochere, a 700 square foot swimming pool and spa, and exterior features including two decks, a covered entry, trellis over a patio near the tennis court, a pool deck, and other minor amenities. A Conditional Use Permit is requested for the construction of a 1,200 square foot one-story stable with 640 square feet of covered porches, a 9,150 square foot corral, a new second driveway located north of the existing driveway leading to the new detached garage, and a 7,000 square foot tennis court. A Variance is requested to exceed the maximum permitted 40% disturbance of the lot resulting from general grading for the proposed project and to grade more than the maximum permitted 750 cubic yards of dirt and over 10,000 square feet surface area for the tennis court, subject to the following conditions: A. The Site Plan and Conditional Use Permit approvals shall expire within two years from the effective date of approval as defined in Sections 17.46.080, 17.42.070, and 17.38.070 unless otherwise extended pursuant to the requirements of these sections. B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The Resolution No. 1213 5 Pine Tree Lane -4- suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee's determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted; the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant's request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC). C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file received on May 4, 2017 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Site Plan Review and Conditional Use Permit approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department. The conditions of approval of this Resolution shall be printed onto building plans submitted to the Building Department for review and shall be kept on site at all times. Any modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed and approved by staff prior to implementing the changes. E. Prior to submittal of final working drawings to Building and Safety Department for issuance of building permits, the plans for the project shall be submitted to City staff for verification that the fmal plans are in compliance with the plans approved by the City Council. F. A licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth therein and the City's Building Code and Zoning Ordinance. Further, the person obtaining a building and/or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. G. Structural lot coverage of the lot shall not exceed 18,671 square feet (with deductions) or 10.0% of the net lot area, in conformance with lot coverage limitations (20% maximum). The total lot coverage proposed, including structures and flatwork, shall not exceed 32,386 (with deductions) or 17.30%, of the net lot area, in conformance with lot coverage limitations (35% max). H. Grading for this project shall not exceed 8,460 cubic yards of cut and 7,610 cubic yards of fill; 7,500 cubic yards of over -excavation, and 8,350 cubic yards of recompaction and shall be balanced on site. The disturbed area of the lot, including the approved stable and corral shall not exceed 46.12%. I. The residential building pad is proposed at 21,800 square feet and shall not exceed coverage of 9,191 square feet or 42.16% with allowed deductions. The tennis court pad is proposed at 7,315 square feet and shall not exceed 7,000 square feet of coverage or 95.7% with allowed deductions. The stable pad is proposed at 10,925 square feet and shall not exceed 1,720 square feet of coverage or 15.74% with allowed deductions. J. A new second driveway shall be provided per the Fire Department requirements, with spaces for guest parking. Any damage caused to any apron, easements or curbs by construction activities shall be restored at the expense of the applicant. Resolution No. 1213 5 Pine Tree Lane -5- K. Access to the stable and to the corral shall be decomposed granite or like 100% pervious roughened material. L. A new proposed 10 foot wide decomposed granite pathway providing stable access shall be configured with an apron on Pine Tree Lane that is recommended for approval by the City's traffic engineer prior to any permit approval. M. A minimum of four -foot level path and/or walkway, which does not have to be paved, shall be provided around the entire perimeter of all of the proposed structures, or as otherwise required by the Fire Department. N. At any time there are horses on the property, Best Management Practices (BMPs) shall be applied for manure control, including but not be limited to removal of the manure on a daily basis or provision of a receptacle with a tight closing lid that is constructed of brick, stone, concrete, metal or wood lined with metal or other sound material and that is safeguarded against access by flies. The contents of said receptacles shall be removed once a week. It is prohibited to dispose of manure or any animal waste into the Municipal Separate Storm Sewer System (MS4), into natural drainage course or spread on the property. O. The pool equipment area shall be enclosed and screened with landscaping. Per LA County Building Code, pool barrier/fencing shall be required. P. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property, roofmg and material requirements of properties in the Very High Fire Hazard Severity Zone. Q. All utility lines to the residence, guesthouse, detached garages, and stable shall be placed underground, subject to all applicable standards and requirements. R. A drainage plan, as required by the Building Department shall be prepared and approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to LA County Code requirements. S. All graded slopes shall be landscaped. A landscaping plan shall be submitted to the City in conformance with Fire Department Fuel Modification requirements and graded slopes. Prior to finaling the project, trees and shrubs shall be planted to screen the project from the neighbors. The landscaping shall not form a hedge like screen but be offset. The height of any new trees and shrubs are to be planted in conformance with the landscaping plans for this project. The landscaping plan shall utilize to the maximum extent feasible, plants that are native to the area, are water -wise and are consistent with the rural character of the community. The landscaping shall be subject to the requirements of the City's Water Efficient Landscape Ordinance, (Chapter 13.18of the RHMC). The applicant shall submit a landscaping performance bond or other financial obligation, to be kept on deposit by the City, in the amount of the planting plus irrigation plus 15%. The bond shall be released no sooner than two years after completion of all plantings, subject to a City staff determination that the plantings required for the project are in substantial conformance with approved plans and are in good condition. T. The setback lines and roadway easement lines in the vicinity of the construction for this project shall remain staked throughout the construction. A construction fence may be required. U. Perimeter easements, including roadway easements and trails, if any, shall remain free and clear of any improvements including, but not be limited to fences -including construction fences, any hardscape, driveways, landscaping, irrigation and drainage devices, except as otherwise approved by the Rolling Hills Community Association. V. Minimum of 65% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permits for waste hauling prior to start of work and provide proper documentation to the City. W. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that Resolution No. 1213 5 Pine Tree Lane -6- people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. X. During construction, all parking shall take place on the project site, on the new driveway and, if necessary, any overflow parking shall take place within the unimproved roadway easements on the east side of Pine Tree Lane adjacent to project site only, and shall not obstruct neighboring driveways as much as feasible. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. Y. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. Z. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: htto://www.wrh.noaa.tov/lox/main.nhn?suite=safety&Dace=hazard definitions#FIRE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. AA. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management and to the City's Low Impact development Ordinance (LID). Further the property owners shall be required to conform to the County Health Department requirements for a septic system. AB. Prior to finaling of the project an "as graded" and an "as constructed" plans and certifications, including certifications of ridgelines of the structures, shall be provided to the Planning Department and the Building Department to ascertain that the completed project is in compliance with the approved plans. In addition, any modifications made to the project during construction, shall be depicted on the "as built/as graded" plan. AC. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. The affidavit shall be recorded together with the resolution. AD. Per special direction from the City Council, during construction, the southern most driveway shall remain unobstructed by construction vehicles. An open lane providing egress and ingress shall not be impeded. In the event that construction activities require the use of the southern most driveway, a flagman shall be provided to assist with usage of the driveway. PASSED, APPROVED AND ADOPTED THIS loth DAY OF JULY 2017. A IThST: HEIDI LUCE, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. Resolution No. 1213 5 Pine Tree Lane -7- STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 1213 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW RESIDENTIAL ADDITION WITH BASEMENT, GARAGES, COVERED PORCHES, SWIMMING POOL WITH A SPA, RETAINING WALL; AND REQUEST FOR CONDITIONAL USE PERMIT TO CONSTRUCT A SECOND DRIVEWAY, DETACHED GARAGE, TENNIS COURT, AND STABLE AND CORRAL; AND VARIANCES TO ALLOW EXCEEDANCE OF DISTURBANCE AND GRADING LIMITS FOR A SPORTS COURT, AND ANY RELATED IMPROVEMENTS IN ZONING CASE NO. 917 AT 5 PINE TREE LANE, LOT 94-RH, (SHARNG). was approved and adopted at a regular meeting of the City Council on July 10, 2017, by the following roll call vote: AYES: Councilmembers Dieringer, Mirsch and Mayor Pro Tem Wilson. NOES: None. ABSENT: Councilmember Pieper and Mayor Black. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. HEIDI LUCE CITY CLERK Resolution No. 1213 5 Pine Tree Lane -8-