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925, Addition of 938 sq ft to exist, Staff Reportsai Rat&f get4 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 5B Mtg. Date: 11-13-17 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR iy JULIA STEWART, ASSISTANT PLANNER THRU: RAYMOND R. CRUZ, CITY MANAGER fAli"" SUBJECT: RESOLUTION NO. 2017-20. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCES FOR CONSTRUCTION OF A NEW GARAGE, RESIDENTIAL CONVERSION/ADDITION, ADDITION TO AN EXISTING POOL HOUSE, A NEW SPA, NEW RETAINING WALLS, AND TO EXCEED THE MAXIMUM PERMITTED WALL HEIGHT AVERAGE AND DISTURBANCE OF THE LOT IN ZONING CASE NO. 925 AT 16 PINE TREE LANE (LOT 81-1-RH), SUNITHA BHARADIA) AND CONSIDERATION OF A RECOMMENDATION FROM THE TRAFFIC COMMISSION TO APPROVE A NEW DRIVEWAY APRON APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: DATE PUBLISHED: ATTACHMENT: ZONING CASE NO. 925 16 PINE TREE LANE (LOT 81-1-RH) RAS-2, 2.73 ACRES (GROSS) SUNITHA BHARADIA BIZHAN KHALEELI, ARCHITECT JULY 6, 2017 Resolution No. 2017-20 RECOMMENDATION AND PROTECT DESCRIPTION Recommendation It is recommended that the City Council receive and file this report or provide other direction to staff. ZC NO. 92516 Pine Tree Lane 1 • • Proposed Project The applicant is requesting a Site Plan Review to construct a new approximately 938 square foot residential addition and 982 square foot basement, conversion of a 484 square foot garage to a new residential entry, new spa, which when added to the existing swimming pool causes the pool/spa to be over 800 square feet, and two retaining walls, one at three feet and one at 30 inches in height. Grading for this project is proposed at a total of 491 cubic yards of dirt. A Conditional Use Permit is requested for the addition of 352 square feet to an existing 430 square foot pool house resulting in a 782 square foot pool house. Also, the applicant is requesting Variances for disturbance that exceeds the allowable 40% limit and an average wall height higher than 21/2 feet. Planning Commission Review The Planning Commission continued the public hearing item for the project at the July 18, 2017 Planning Commission meeting and officially opened the public hearing at the August 15, 2017 regular Planning Commission meeting. The Commission then viewed the project in the field, opened the hearing to enable brief public testimony and contiriued the meeting to the evening meeting of the Planning Commission on September 19, 2017. At the field visit, the Planning Commission questioned the proposed grading in the front of the residence, where the existing driveway is proposed to be filled in, the slope gradient and the resulting walls, if any. At the evening meeting, the Planning Commission provided direction to staff to prepare a resolution of approval for the proposed project. On October 7, 2017, an additional variance to allow for walls averaging above 2 1/2 feet in height, was duly noticed. Special Consideration During Resolution Preparation The Applicant proposed some potential additional project elements that had not been officially noticed to the public so it was unclear whether or not they would be kept as part of the project. Not being able to discuss these items at their September meeting, the Planning Commission directed staff to prepare a resolution contingent upon proper noticing for any additional project items and subject to the Architect's explanation of the grading, slopes and walls and submittal of a new plan for the Commission's consideration at the October meeting. In response to concerns raised by the Commission, the Architect reduced the internal retaining wall from 5 feet to 3 feet. He considered eliminating the wall altogether but that would have mostly eliminated the stable and corral set aside. So, by keeping the 3 foot wall the slope is maintained at 2:1 and the set aside area is preserved. Also, a taller wall in the front of the property along the driveway had been considered but only a 30 inch wall is now part of the proposed project. City staff issued a new public notice for an additional variance required by the alteration of a project retaining wall which pushes the average wall height to 2.7 rather ZC No. 92516 Pine Tree Lane ,C2), 2 { • • than 2.5 feet. This change along with the addition of a new 30 inch retaining wall along the driveway was incorporated into the resolution. Traffic Commission Review The applicants propose to retain a portion of the existing driveway, and to construct a new driveway apron leading to the new garage. The remainder of the unused on -site driveway will be converted into landscaping. The Traffic Commission reviewed the new driveway approach at the July 27, 2017 meeting and recommended approval. BACKGROUND Zoning and Land Size The property is zoned RAS-2 and the lot area is 2.73 gross acres. The net lot area of the lot is 97,812 square feet or 2.24 acres. The lot is located off of a cul-de-sac and is adjacent to three vacant properties. Past Property Approval Previously approved improvements on the property include a residence and attached garage, swimming pool, pool house, and tennis court. The proposed additions will be to someof these existing structures on the property. Demolition No demolition is proposed beyond that needed for the additions for the garage and the pool house. MUNICIPAL CODE COMPLIANCE Grading The total combined grading for this project will consist of 491 cubic yards of cut and fill. Construction activities will include grading of 229.2 cubic yards of cut and 229.2 cubic yards of fill and 600 cubic yards will be excavated for the basement. No dirt will be exported. Disturbance An additional 3,909 square feet of the lot is proposed to be disturbed or 4%, which includes grading for the new garage, basement, and spa area. The existing disturbance on the property is 41.7%. With the proposed project the disturbance will be 45.7%. Since the proposed project will require additional disturbance, the applicant is seeking a variance. Height The finished height of the existing residence ridgeline is to remain at 15.25 feet. The highest garage ridgeline height from the ground will be 19 feet 3 inches. ZC No. 92516 Pine Tree Lane 3 • • Drainage There will be no change to the existing drainage plan. The current drainage system includes a dissipater located behind the existing tennis court. Lot Coverage The project conforms to Zoning Code lot coverage requirements. The net lot area of the property is 97,812 square feet. The structural net lot coverage is proposed at 16.15%, with allowance for permitted deductions, (20% max. permitted); and the total ,lot coverage proposed, including the driveway would be 33.64%, (35% max. permitted). The residential building pad is proposed at 12,800 square feet and shall not exceed coverage of 6,975 square feet or 54.49% with allowed deductions. Walls The applicant seeks a variance because the walls being proposed average less than 2/ feet in height. The allowable wall height average is 2.5 feet and the proposed wall height average is 2.7 feet. Two retaining walls are being proposed for the project, one at three feet and one at 30 inches in height. The three foot heigh wall is located in the interior portion of the property and is likely only visible to the residents of the subject property. The 30 inch high wall runs along the driveway. CONDITIONAL USE PERMIT SUMMARIES A Conditional Use Permit is required for the increased square footage of the existing pool house. Section 17.18.060 of the Rolling Hills Municipal Code permits approval of a pool house with a Conditional Use Permit. Pool House Requirements The applicant is proposing an addition of 352 square feet to an existing 430 square foot pool house resulting in a 782 square foot pool house. The following are conditions for a pool house, subject to approval of a conditional use permit. REQUIREMENTS Shall not exceed eight hundred square feet Shall not be located in the front yard or any setback. A kitchenette and sanitary facility consisting of a shower, sink and toilet shall be permitted. No sleeping quarters allowed Renting of a pool house is prohibited. ZC No. 92516 Pine Tree Lane PROPOSED An 782 square foot pool house is proposed. The pool house (both existing and proposed addition) is not in the front yard or any setback. Applicant proposes a kitchenette with a sink and a bathroom with a shower This is a standard condition of approval. This is a standard condition of approval. 4 • • Utility Lines/ Septic Tank It will be a requirement that utility lines to all of the subject property structures be placed underground. The Department of Public Health will determine if a new septic tank is necessary. General Non -conforming Conditions There are two permitted existing non -conforming conditions on the property. A portion of the existing residence and a portion of the existing garage have structures located within the front and side setbacks. Rolling Hills Community Association Review Rolling Hills Community Association will review this project at a later date. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) under Class 1, Section 15301. Development Comparables ZC NO. 925 NEARBY PROPERTIES (For information only) Address House size in sq.ft. Lot Area (gross acres) (built/add or remodel) 1 Pine Tree 6,585* 4.29* 2 Pine Tree 6,211 2.24 3 Pine Tree 4,674* 5.13 4 Pine Tree 8,961 4.38 6 Pine Tree 6,148 1.31 7 Pine Tree. 4,113* 5.1* 8 Pine Tree 2,812 2.23 10 Pine Tree 3,253 2.49 23 Portuguese 3,348 2.42 Bend Road 2 Pheasant Lane 5,651 5.0 5 Pine Tree 4,340 5.15 16 Pine Tree Lane Existing 5,234 2.73 Proposed 5,810 NOTE: The above do not include garages, basements and other structures. SOURCES: Assessors' records *City Records Project Summary ZC No. 92516 Pine Tree Lane accessory 5 • • SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from rear easement line STRUCTURES (Site Plan Review required for grading, new structures including new residence and if size of addition increases by more than 999 s.f. in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) Residence, pool, other miscl. structures POOL & SPA/POOL HOUSE GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SO.FT. & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC No. 92516 Pine Tree Lane EXISTING SINGLE FAMILY RESIDENCE WITH GARAGE and POOL. Residence Garage Pool Pool Equipment Stable Service Yard Porches Outdoor kitchen Gazebo Tennis Court Entryway/Port. Basement Pool House TOTAL 5,234 sq.ft. 484 sq.ft 759 sq.ft. 64 sq. ft. 450 sq. ft. 96 sq.ft. 548 sq. ft. 200 sq. ft. 160 sq. ft. 6,502 sq. ft. 129 sq. ft. 0 sq. ft. 430 sq. ft. 15,056 sq.ft 15.19% (with deductions) 32.67% (with deductions) (No deductions) 47.68% residence pad coverage 43.1% pool & spa/pool house pad coverage Unknown 41.7% No stable N/A Existing driveway approach N/A N/A II PROPOSED OVERALL TOTAL RESIDENTIAL ADDITION/ CONVERSION WITH GARAGE, SPA AND POOL HOUSE ADDITION Residence Garage Pool and spa Pool Equipment Stable Service yard Porches Outdoor kitchen Gazebo Tennis Court Entryway/Port. Basement* Pool House TOTAL * not incl. 16.15% (with deductions) 5,810 sq.ft. 938 sq.ft. 830 sq.ft. 64 sq. ft. 450 sq.ft 72 sq.ft 196 sq.ft. 200 sq.ft. 160 sq. ft. 6,502 sq. ft. 129 sq. ft. 982 sq. ft. 782 sq.ft. 15,973 sq.ft 33.64% (with deductions; flatwork from driveway was reduced) (No deductions) 54.49% residence pad coverage 42% pool & spa/pool house pad coverage 229.2 c.y. cut and 229.2 c.y. fill to be balanced on site 600 cubic yards excavation from the basement No dirt. exported from site 45.7% 450 s.f. future stable set aside; 550 s.f. (future corral set aside - not in calculations) Pathway from motor court and driveway New driveway approach Planning Commission review Planning Commission review 6 • SITE PLAN REVIEW CRITERIA 11.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 11.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 11.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the ZC No. 92516 Pine Tree Lane 7 • • provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional uses are consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional uses observe the spirit and intent of this title. CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That 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; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. SOURCE: City of Rolling Hills Zoning Ordinance ZC No. 92516 Pine Tree Lane 8 5 • RESOLUTION NO. 2017-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCES FOR CONSTRUCTION OF NEW GARAGE, RESIDENTIAL CONVERSION/ADDITION, ADDITION TO POOL HOUSE, SPA, NEW RETAINING WALLS AND TO EXCEED THE MAXIMUM PERMITTED WALL HEIGHT AVERAGE AND DISTURBANCE OF THE LOT IN ZONING CASE NO. 925 AT 16 PINE TREE LANE (LOT 81-1-RH), (SUNITHA BHARADJA) THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Sunitha Bharadia with respect to real property located at 16 Pine Tree Lane, Rolling Hills (Lot 81-1-RH) requesting a Site Plan Review, Conditional Use Permit, and Variances for the construction of a new 938 square foot garage and a 484 square foot residential conversion/addition, an addition of 352 square feet to an existing 430 square foot pool house (782 s.f. total), a spa, retaining walls averaging greater than 2 1/2 feet, and additional disturbance that exceeds the maximum allowable 40%. Grading for this project will entail a total of 491 cubic yards of dirt. The existing apron will be closed off and a new driveway and driveway apron will be constructed. Section 2. A public notice for the proposed project was initially issued on July 7, 2017. However, the item was not heard and was continued until August 15, 2017. The Planning Commission conducted duly noticed public hearings held on August 15, 2017 and September 19, 2017. The Planning Commission viewed the project in the field, opened the hearing to enable brief public testimony and continued the meeting to the evening meeting of the Planning Commission. At the September 19, 2017 evening meeting, the Planning Commission provided direction to staff to prepare a resolution of approval for the proposed project with some contingent considerations based on possible new proposal elements and explanation of grading and slope steepness. On October 7, 2017, an additional variance to allow for walls averaging above 21/2 feet in height was duly noticed. Neighbors within 1,000-foot radius were notified of the public hearings and a notice was published in the Peninsula News on August 4, 2017. The applicants and their agents were notified of the public hearings in writing by first class mail and the applicants and agents were in attendance at the hearings, at which evidence was heard and presented from all person interested in affecting said proposal, and from members of the City staff. Section 3. The property is zoned RAS-2 and the lot area is 2.73 gross acres. The net lot area of the lot is 97,812 square feet or 2.24 acres. The lot is located off of a cul-de-sac and is adjacent to three vacant properties. Previously approved improvements on the property include a. residence and attached garage, swimming pool, pool house, and tennis court. The proposed additions will be to some of these existing structures on the property. Section 4. The Planning Commission finds that the project is exempt from the California Environmental Quality Act, (CEQA) pursuant to Class 1, Section 15301 of the CEQA guidelines. Section 5. Site Plan Review. With respect to the Plans submitted for the development, the Planning Commission hereby approves the request for Site Plan Review in Zoning Case No. 925 to build the proposed project and makes the following findings: Resolution No. 2017-20 16 Pine Tree Lane -1- co3 • .• 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. maintainingsufficient setbacks to provide buffers between residential uses. The net lot area of the property is 2.24 acres which is within the requirements of the RAS-2 zone. Only one of the proposed new structures is considered to be in a setback which is a three foot retaining wall which is allowable under the zoning code. The project conforms to Zoning Code lot coverage requirements. The net lot area of the property is 97,812 square feet. The structural net lot coverage is proposed at 16.15%, with allowance for permitted deductions, (20% max. permitted); and the total lot coverage proposed, including the driveway would be 33.64%, (35% max. permitted). The disturbed area of the lot is proposed to be 45.7% which is above the 40% maximum disturbance allowed. B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The configuration of the lot has 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 are consistent with surrounding development, and are 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 includes the required stable and corral set aside area and access and thereby promotes equestrian uses, 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 all roadway easements with several of the proposed improvements being located in one of the least visible portions of the property: D. Any new landscaping must be compatible with and enhance the rural character of the community, and the landscaping should 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 driveway apron has been reviewed by a traffic engineer and recommended for approval by the Traffic Commission. There is ample parking in the garage which is increasing the number of spaces and there is parking for guests on site. Section 6. Conditional Use Permit. Section 17.16.040 (3) of the Rolling Hills Municipal Code permits approval of a pool house with a Conditional Use Permit. The proposed 782 square pool house, after the proposed additions are constructed, complies with all requirements of this section. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Planning 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. Resolution No. 2017-20 16 Pine Tree Lane i • B. The granting of a Conditional Use Permit for the pool house additions would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, and meets all the applicable code development standards for such use, and is located in the area of the property that are adequately sized to accommodate such uses, under the existing pool house roof. 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 pool house addition is located mostly in, the middle of a 2.73 acre lot and the general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the proposed use 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 2.24 acres net in size and is sufficiently large to accommodate the proposed use. E. The proposed conditional use complies with all applicable development standards of the zone district and requires Conditional Use Permits pursuant to Section 17.16.040 of the Zoning Ordinance. F. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relatingto 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. Variances. 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 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 variances from the requirements that the walls being proposed average less than 2 i6 feetin height and the disturbance is higher than the permitted 40%. The proposed average wall height is 2.7 feet and the proposed disturbance is 45.7%. 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 already exceeds the allowable disturbance at 41.7% and the walls being proposed allow for 2:1 slopes rather than multiple walls with flat planting areas behind them. 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, and restore the slopes to 2:1, 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 of the attempt to restore one of the original property slopes and thereby the topographic nature of the lot. Resolution No. 2017-20 16 Pine Tree Lane -3- The exceedance of the disturbance is due in large part to the need for slope restoration. There were no concerns voiced by residents during the public hearing and it is believed the proposed plan will cause 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 visible part of the property to the street and will not cause any line of sight issues on Pine Tree Lane due to the existing landscaping on the property that will screen the proposed wall. 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, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 925 request for a Site Plan Review, Conditional Use Permit, and Variances for the construction of a new 938 square foot garage and a 484 square foot residential conversion/addition, an addition of 352 square feet to an existing 430 square foot pool house (782 s.f. total), a spa, retaining walls averaging greater than 2 '/2 feet, and additional disturbance that exceeds the maximum allowable 40%, subject to the following conditions: A. The Site Plan, Variances and Conditional Use Permits approvals shall expire within two years from the effective date of approval as defined in Sections 17.46.080(A), 17.38.070 and 17.42.070 of the Zoning Ordinance 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 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 Resolution No. 2017-20 16 Pine Tree Lane -4- I 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 dated October 5, 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, Variances 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. A modification may require a public hearing before the Planning Commission if the modification represents a major modification to the project. E. Prior to submittal of final working drawings to Building and Safety Department (or the expediting consultant retained by the City) 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. A drainage plan, if 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. 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 affirming 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 16.15% of the net lot area, in conformance with lot coverage limitations, and with the permitted allowances of structural coverage, (20% maximum). The total lot coverage proposed, including structures and flatwork, shall not exceed 33.64%, of the net lot area, excluding deductions, in conformance with lot coverage limitations (35% maximum). Resolution No. 2017-20 16 Pine Tree Lane • -5- •41/ H. The disturbed area of the lot, including the future stable and corral shall not exceed 45.7%. Grading for this project shall not exceed a total of 491 cubic yards, of which the excavation from the basement may be exported. I. The residential building pad is proposed at 12,800 square feet and shall not exceed coverage of 6,975 square feet or 54.49% with allowed deductions. J. The finished height of the existing residence ridgeline is to remain at 15.25 feet. K The highest garage ridgeline height will be 19 feet 3 inches.; the ridge height of the pool house shall remain the same as the existing. Ridge heights shall be measured from finished grade. L. The proposed basement shall not exceed 982 square feet and the finished basement ceiling shall not exceed 10 feet in height and shall meet all requirements of the Los Angeles County Building Code for basements, including exit doors and provision for light and ventilation. M. The. property on which the project is located shall maintain an area of minimum of 1,000 square feet to provide an area meeting all standards for a future stable (450 square feet) and corral (550 square feet) with access thereto. N. The new driveway and driveway apron shall meet the Traffic Commission recommendations and the existing apron shall be closed off with a curb and old driveway landscaped. Proposed access to the future stable and to the corral shall remain available for future stable access with no construction obstructing the proposed pathway. O. Per Section 17.16.210(A)(2) of the zoning ordinance, only one sanitary facility consisting of a shower, sink, and a toilet and a kitchenette is permitted in the pool house. P. A minimum of five-foot walkable 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. Q. If additional pool equipment is installed for the spa, or existing equipment is changed out, then it shall be screened; if by a solid wall, the wall shall not exceed. 5 feet in height at any point from finished grade. Sound attenuating equipment shall be installed to dampen the sound. The swimming pool and spa shall utilize the most quiet and technologically advanced equipment to dampen the sound. Landscaping shall be utilized to screen the wall, so that it is not visible from the neighbor's property. Per LA County Building Code, pool and spa barrier/fencing shall be required. R. If a dissipater is required, it shall be screened with landscaping, in a manner as to not impede the flow of the run-off. S. 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, and all other ordinances and laws of the City of Rolling Hills and the LA County Building Code. T. All utility lines to the residence and pool house shall be placed underground, subject to all applicable standards and requirements. Resolution No. 2017-20 16 Pine Tree Lane • • U. Hydrology, soils, geology and other reports, as required by the LA County Building and Public Works Departments, and as may be required by the Building Official, shall be prepared. V. The graded slope areas shall be landscaped, and continually maintained in substantial conformance with the landscaping plan to be approved by City staff. Prior to issuance of a final construction or grading approval of the project, all graded slopes shall be landscaped. Prior to issuance of building permit, a detailed landscaping plan shall be submitted to the City in conformance with Fire Department Fuel Modification requirements and requirements for graded slopes. The detailed landscaping plan 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 grow do not grow into a hedge or impede any neighbors significant views and the plan shall provide that all landscaping be maintained at a height no higher than the roof line of the highest structure on the property. 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 13.18 of the RHMC). W. Pursuant to Chapter 8.30 of the RHMC the property shall at all times be maintained free of dead trees and vegetation. X. The setback lines and roadway easement lines in the vicinity of the construction for this project shall remain staked throughout the construction. During construction a construction fence may be required to be installed. Y. 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. In addition, any construction facility, such as a construction trailer/office or portable toilets, to a maximum extent practicable, shall be located in a manner not visible from the street, and be in a location satisfactory to City staff. Z. 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. AA. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and engineering practices shall be required, so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors. AB. Construction vehicles or equipment, employees vehicles, delivery trucks shall not impede any traffic lanes to the maximum extend practical; and if necessary to block traffic in order to aid in the Resolution No. 2017-20 16 Pine Tree Lane • • construction, no more than a single lane may be blocked for a short period of time and flagmen utilized on both sides of the impeded area to direct traffic. AC. During construction, all parking shall take place on the projectsite, and, if necessary, any overflow parking may take place within the unimproved roadway easement along and cul-de-sac of Pine Tree Lane, and shall not obstruct neighboring driveways or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. A minimum of 4' wide path, from the edge, of the roadway pavement, for pedestrian and equestrian passage shall be available and clear at all times. AD. 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. AE. 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: httn://www.wrh.noaa.gov/lox/main.pho?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 extinguisher. AF. 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, septic tank construction and maintenance in conformance with the County Health Department, storm water drainage facilities management, and to the City's Low Impact development Ordinance (LID, if applicable). AG.. Prior to finaling of the project an "as graded" and "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 competed project is in compliance with the approved plans. In addition, any modification made to the project during construction, shall be depicted/listed on the "as built/as graded" plan. AH. 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. AI. Prior to demolition of the existing structures, an investigation shall be conducted for the presence of hazardous chemicals, lead -based paints or products, mercury and asbestos -containing materials (ACMs). If hazardous chemicals, lead -based paints or products, mercury or ACMs are identified, remediation shall be undertaken in compliance with California environmental regulations and policies. Resolution No. 2017-20 16 Pine Tree Lane -8- PASSED, APPROVEEAND ADOPTED THIS 17th DAY OF* TOBER 2017. CHEL`F, CHAIRMAN ATTEST: TTE HALL, INTERIM 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. 2017-20 16 Pine Tree Lane -9- STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 2017-20 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCES FOR CONSTRUCTION OF NEW GARAGE, RESIDENTIAL CONVERSION/ADDITION, ADDITION TO POOL HOUSE, SPA, NEW RETAINING WALLS AND TO EXCEED THE MAXIMUM PERMITTED WALL HEIGHT AVERAGE AND DISTURBANCE OF THE LOT IN ZONING CASE NO. 925 AT 16 PINE TREE LANE (LOT 81-1-RH), (SUNITHA BHARADIA). was approved and adopted at a regular meeting of the Planning Commission on October 17, 2017, by the following roll call vote: AYES: Commissioners Cardenas, Cooley, Seaburn and Chair Chelf. NOES: None. ABSENT: Commissioner Kirkpatrick. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. YVETTE HALL, INTERIM CITY CLERK Resolution No. 2017-20 16 Pine Tree Lane -10- TO: • Rd/iv ge:14 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 6C Mtg. Date: 10-17-17 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JULIA STEWART, ASSISTANT PLANNER THRU: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: DATE PUBLISHED: ZONING CASE NO. 925 16 PINE TREE LANE (LOT 81-1-RH) RAS-2, 2.73 ACRES (GROSS) SUNITHA BHARADIA BIZHAN KHALEELI, ARCHITECT JULY 6, 2017 REQUEST AND RECOMMENDATION Applicant. Request The applicant is requesting approval of the resolution for the following: The Project The applicant is proposing grading, a series of remodels, conversions, and small scale new construction resulting in a new garage, hallway and basement, a new spa, a converted entryway, new retaining walls that average greater than 2 1/2 feet in height, and an enlarged pool house. The proposed improvements cumulatively push the disturbance beyond the 40% limit in the zoning code. Site Plan Review The applicant is requesting a. Site Plan Review to construct a new approximately 938 square foot residential addition and 982 square foot basement, conversion of a 484 square foot garage to a newresidential entry, new spa, which when added to the existing swimming pool causes the pool/spa to be over 800 square feet, and two retaining walls, one at three feet and one at 30 inches in height. Grading for this project is proposed at a total of 491 cubic yards of dirt. Z.C. No. 925 Conditional Use Permit A Conditional Use Permit is requested for the addition of 352 square feet to an existing 430 square foot pool house resulting in a 782 square foot pool house. Variance The applicant is requesting variances for disturbance that exceeds the allowable 40% limit and an average wall height higher than 21/2 feet. Planning Commission Review The Planning Commission continued the public hearing item for the project at the July 18, 2017 Planning Commission meeting and officially opened the public hearing at the August 15, 2017 regular Planning Commission meeting. The Commission then viewed the project in the field, opened the hearing to enable brief public testimony and continued the meeting to the evening meeting of the Planning Commission on September 19, 2017. At the field visit, the Planning Commission questioned the proposed grading in the front of the residence, where the existing driveway is proposed to be filled in, the slope gradient and the resulting walls, if any. At the evening meeting, the Planning Commission provided direction to staff to prepare a resolution of approval for the proposed project. Special Consideration During Resolution Preparation The Applicant proposed some potential additional project elements that had not been officially noticed to the public so it was unclear whether or not they would be kept as part of the project. Not being able to discuss these items at their September meeting, the Planning Commission directed staff to prepare a resolution contingent upon proper noticing for any additional project items and subject to the Architect's explanation of the grading, slopes and walls and submittal of a new plan for the Commission's consideration at the October meeting. In response to concerns raised by the Commission, the Architect reduced the internal retaining wall from 5 feet to 3 feet. He considered eliminating the all altogether but that would have mostly eliminated the stable and corral set aside. So, by keeping the 3 foot wall the slope is maintained at 2:1 and the set aside area is preserved. Also, a taller wall in the front of the property along the driveway had been considered but only a 30 inch wall is now being proposed. City staff issued a new public notice for an additional variance required by the alteration of a project retaining wall which pushes the average wall height to 2.7 rather than 2.5 feet. This change along with the addition of a new 30 inch retaining wall along the driveway is included in the draft resolution. Planning Commission Responsibilities Z.C. No. 925 16 Pine Tree Lane When reviewing a resolution of approval, the Planning Commission must consider whether the proposed project meets the criteria for Site Plan Review, Conditional Use Permit, and Variances as written below. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) under Class 1, Section 15301. Recommendation It is recommended that the Planning Commission review and consider the attached Resolution 2017-20 for adoption. SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and Z.C. No. 925 16 Pine Tree Lane CD" • • 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That 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; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. SOURCE: City of Rolling Hills Zoning Ordinance Z.C. No. 925 16 Pine Tree Lane • • RESOLUTION NO. 2017-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCES FOR CONSTRUCTION OF NEW GARAGE, RESIDENTIAL CONVERSION/ADDITION, ADDITION TO POOL HOUSE, SPA, NEW RETAINING WALLS AND TO EXCEED THE MAXIMUM PERMITTED WALL HEIGHT AVERAGE AND DISTURBANCE OF THE LOT IN ZONING CASE NO. 925 AT 16 PINE TREE LANE (LOT 81-1-RH), (SUNITHA BHARADIA) THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Sunitha Bharadia with respect to real property located at 16 Pine Tree Lane, Rolling Hills (Lot 81-1-RH) requesting a Site Plan Review, Conditional Use Permit, and Variances for the construction of a new 938 square foot garage and a 484 square foot residential conversion/addition, an addition of 352 square feet to an existing 430 square foot pool house (782 s.f. total), a spa, retaining walls averaging greater than 2 1/2 feet, and additional disturbance that exceeds the maximum allowable 40%. Grading for this project will entail a total of 491 cubic yards of dirt. The existing apron will be closed off and a new driveway and driveway apron will be constructed. Section 2. A public notice for the .proposed project was initially issued on July 7, 2017. However, the item was not heard and was continued until August 15, 2017. The Planning Commission conducted duly noticed public hearings held on August 15, 2017 and September 19, 2017. The Planning Commission viewed the project in the field, opened the hearing to enable brief public testimony and continued the meeting to the evening meeting of the Planning Commission. At the September 19, 2017 evening meeting, the Planning Commission provided direction to staff to prepare a resolution of approval for the proposed project with some contingent considerations based on possible new proposal elements and explanation of grading and slope steepness. On October 7, 2017, an additional variance to allow for walls averaging above 2 %2 feet in height was duly noticed. Neighbors within 1,000-foot radius were notified of the public hearings and a notice was published in the Peninsula News on August 4, 2017. The applicants and their agents were notified of the public hearings in writing by first class mail and the applicants and agents were in attendance at the hearings, at which evidence was heard and presented from all person interested in affecting said proposal, and from members of the City staff. Section 3. The property is zoned RAS-2 and the lot area is 2.73 gross acres. The net lot area of the lot is 97,812 square feet or 2.24 acres. The lot is located off of a cul-de-sac and is adjacent to three vacant properties. Previously approved improvements on the property include a residence and attached garage, swimming pool, pool house, and tennis court. The proposed additions will be to some of these existing structures on the property. Section 4. The Planning Commission finds that the project is exempt from the California Environmental Quality Act, (CEQA) pursuant to Class 1, Section 15301 of the CEQA guidelines. Section 5. Site Plan Review. With respect to the Plans submitted for the development, the Planning Commission hereby approves the request for Site Plan Review in Zoning Case No. 925 to build the proposed project and makes the following findings: Resolution No. 2017-20 16 Pine Tree Lane -1- • u 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 2.24 acres which is within the requirements of the RAS-2 zone. Only one of the proposed new structures is considered to be in a setback which is a three foot retaining wall which is allowable under the zoning code. The project conforms to Zoning Code lot coverage requirements. The net lot area of the property is 97,812 square feet. The structural net lot coverage is proposed at 16.15%, with allowance for permitted deductions, (20% max. permitted); and the total lot coverage proposed, including the driveway would be 33.64%, (35% max. permitted). The disturbed area of the lot is proposed to be 45.7% which is above the 40% maximum disturbance allowed. B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The configuration of the lot has 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 are consistent with surrounding development, and are 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 includes the required stable and corral set aside area and access and thereby promotes equestrian uses, 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 all roadway easements with several of the proposed improvements being located in one of the least visible portions of the property. D. Any new landscaping must be compatible with and enhance the rural character of the community, and the landscaping should 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 driveway apron has been reviewed by a traffic engineer and recommended for approval by the Traffic Commission. There is ample parking in the garage which is increasing the number of spaces and there is parking for guests on site. • Section 6. Conditional Use Permit. Section 17.16.040 (3) of the Rolling Hills Municipal Code permits approval of a pool house with a Conditional Use Permit. The proposed 782 square pool house, after the proposed additions are constructed, complies with all requirements of this section. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Planning 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. Resolution No. 2017-20 16 Pine TreeLane (6) B. The granting of a Conditional Use Permit for the pool house additions would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, and meets all the applicable code development standards for such use, and is located in the area of the property that are adequately sized to accommodate such uses, under the existing pool house roof. 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 pool house addition is located mostly in the middle of a 2.73 acre lot and the general location is of sufficient distance from nearby residences so as to not impact the view or privacy of surrounding neighbors. D. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the proposed use 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 2.24 acres net in size and is sufficiently large to accommodate the proposed use. E. The proposed conditional use complies with all applicable development standards of the zone district and requires Conditional Use Permits pursuant to Section 17.16.040 of the Zoning Ordinance. F. The proposed conditional use is 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. Variances. 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 .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 variances from the requirements that the walls being proposed average less than 2 1/2 feet in height and the disturbance is higher than the permitted 40%. The proposed average wall height is 2.7 feet and the proposed disturbance is 45.7%. 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 already exceeds the allowable disturbance at 41.7% and the walls being proposed allow for 2:1 slopes rather than multiple walls with flat planting areas behind them. 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, and restore the slopes to 2:1, 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 of the attempt to restore one of the original property slopes and thereby the topographic nature of the lot. Resolution No. 2017-20 16 Pine Tree Lane -3- • • The exceedance of the disturbance is due in large part to the need for slope restoration. There were no concerns voiced by residents during the public hearing and it is believed the proposed plan will cause 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 visible part of the property to the street and will not cause any line of sight issues on Pine Tree Lane due to the existing landscaping on the property that will screen the proposed wall. 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, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 925 request for a Site Plan Review, Conditional Use Permit, and Variances for the construction of a new 938 square foot garage and a 484 square foot residential conversion/addition, an addition of 352 square feet to an existing 430 square foot pool house (782 s.f. total), a spa, retaining walls averaging greater than 2 1/2 feet, and additional disturbance that exceeds the maximum allowable 40%, subject to the following conditions: A. The Site Plan, Variances and Conditional Use Permits approvals shall expire within two years from the effective date of approval as defined in Sections 17.46.080(A), 17.38.070 and 17.42.070 of the Zoning Ordinance 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 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 Resolution No. 2017-20 16 Pine Tree Lane of the hearing, the Counci4,11 lift the suspension and the stop wore 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 dated October 5, 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, Variances 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. A modification may require a public hearing before the Planning Commission if the modification represents a major modification to the project. E. Prior to submittal of final working drawings to Building and Safety Department (or the expediting consultant retained by the City) 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. A drainage plan, if 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. 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 affirming 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 16.15% of the net lot area, in conformance with lot coverage limitations, and with the permitted allowances of structural coverage, (20% maximum). The total lot coverage proposed, including structures and flatwork, shall not exceed 33.64%, of the net lot area, excluding deductions, in conformance with lot coverage limitations (35% maximum). Resolution No. 2017-20 16 Pine Tree Lane -5- • H. The disturbed • a of the lot, including the future stable and corral shall not exceed 45.7%. Grading for this project shall not exceed a total of 491 cubic yards, of which the excavation from the basement may be exported. I. The residential building pad is proposed at 12,800 square feet and shall not exceed coverage of 6,975 square feet or 54.49% with allowed deductions. J. The finished height of the existing residence ridgeline is to remain at 15.25 feet. K The highest garage ridgeline height will be 19 feet 3 inches.; the ridge height of the pool house shall remain the same as the existing. Ridge heights shall be measured from finished grade. L. The proposed basement shall not exceed 982 square feet and the finished basement ceiling shall not exceed 10 feet in height and shall meet all requirements of the Los Angeles County Building Code for basements, including exit doors and provision for light and ventilation. M. The property on which the project is located shall maintain an area of minimum of 1,000 square feet to provide an area meeting all standards for a future stable (450 square feet) and corral (550 square feet) with access thereto. N. The new driveway and driveway apron shall meet the . Traffic Commission recommendations and the existing apron shall be closed off with a curb and old driveway landscaped. Proposed access to the future stable and to the corral shall remain available for future stable access with no construction obstructing the proposed pathway. O. Per Section 17.16.210(A)(2) of the zoning ordinance, only one sanitary facility consisting of a shower, sink, and a toilet and a kitchenette is permitted in the pool house. P. A minimum of five-foot walkable 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. Q. If additional pool equipment is installed for the spa, or existing equipment is changed out, then it shall be screened; if by a solid wall, the wall shall not exceed 5 feet in height at any point from finished grade. Sound attenuating equipment shall be installed to dampen the sound. The swimming pool and spa shall utilize the most quiet and technologically advanced equipment to dampen the sound. Landscaping shall be utilized to screen the wall, so that it is not visible from the neighbor's property. Per LA County Building Code, pool and spa barrier/fencing shall be required. R. If a dissipater is required, it shall be screened with landscaping, in a manner as to not impede the flow of the run-off. S. 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, and all other ordinances and laws of the City of Rolling Hills and the LA County Building Code. T. All utility lines to the residence and pool house shall be placed underground, subject to all applicable standards and requirements. Resolution No. 2017-20 16 Pine Tree Lane -6- • U. Hydrology, soils, geology and other reports, as required by the LA County Building and Public Works Departments, and as may be required by the Building Official, shall be prepared. V. The graded slope areas shall be landscaped, and continually maintained in substantial conformance with the landscaping plan to be approved by City staff. Prior to issuance of a final construction or grading approval of the project, all graded slopes shall be landscaped. Prior to issuance of building permit, a detailed landscaping plan shall be submitted to the City in conformance with Fire Department Fuel Modification requirements and requirements for graded slopes. The detailed landscaping plan 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 grow do not grow into a hedge or impede any neighbors significant views and the plan shall provide that all landscaping be maintained at a height no higher than the roof line of the highest structure on the property. 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 13.18 of the RHMC). W. Pursuant to Chapter 8.30 of the RHMC the property shall at all times be maintained free of dead trees and vegetation. X. The setback lines and roadway easement lines in the vicinity of the construction for this project shall remain staked throughout the construction. During construction a construction fence may be required to be installed. Y. 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. In addition, any construction facility, such as a construction trailer/office or portable toilets, to a maximum extent practicable, shall be located in a manner not visible from the street, and be in a location satisfactory to City staff. Z. 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. AA. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and engineering practices shall be required, so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors. AB. Construction vehicles or equipment, employees vehicles, delivery trucks shall not impede any traffic lanes to the maximum extend practical; and if necessary to block traffic in order to aid in the Resolution No. 2017-20 16 Pine Tree Lane -7- g may construction,no more than a single lane be blocked for a short period of time and flagmen utilized Y on both sides of the impeded area to direct traffic. AC. During construction, all parking shall take place on the project site, and, if necessary, any overflow parking may take place within the unimproved roadway easement along and cul-de-sac of Pine Tree Lane, and shall not obstruct neighboring driveways or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. A minimum of 4' wide path, from the edge of the roadway pavement, for pedestrian and equestrian passage shall be available and clear at all times. AD. 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. AE. 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: httn://vvww.wrh.noaa. ov/lox/main.nho?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 extinguisher. AF. 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, septic tank construction and maintenance in conformance with the County Health Department, storm water drainage facilities management, and to the City' s Low Impact development Ordinance (LID, if applicable): AG. Prior to finaling of the project an "as graded" and "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 competed project is in compliance with the approved plans. In addition, any modification made to the project during construction, shall be depicted/listed on the "as built/as graded" plan. AH. 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. Al. Prior to demolition of the existing structures, an investigation shall be conducted for the presence of hazardous chemicals, lead -based paints or products, mercury and asbestos -containing materials (ACMs). If hazardous chemicals, lead -based paints or products, mercury or ACMs are identified, remediation shall be undertaken in compliance with California environmental regulations and policies. Resolution No. 2017-20 16 Pine Tree Lane -8- PASSED, APPRO'\ AND ADOPTED THIS 17th DAY *OCTOBER 2017. BRAD CHELF, CHAIRMAN ATTEST: YVETTE HALL, INTERIM 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. 2017-20 16 Pine Tree Lane -9- • STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) ) §§ I certify that the foregoing Resolution No. 2017-20 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A REQUEST FOR A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCES FOR CONSTRUCTION OF NEW GARAGE, RESIDENTIAL CONVERSION/ADDITION, ADDITION TO POOL HOUSE, SPA, NEW RETAINING WALLS AND TO EXCEED THE MAXIMUM PERMITTED WALL HEIGHT AVERAGE AND DISTURBANCE OF THE LOT IN ZONING CASE NO. 925 AT 16 PINE TREE LANE (LOT 81-1-RH), (SUNITHA BHARADIA). was approved and adopted at a regular meeting of the Planning Commission on October 17, 2017, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices. YVETTE HALL, INTERIM CITY CLERK Resolution No. 2017-20 16 Pine Tree Lane -10- Reil&t, gee& INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. FT 4B Mtg. Date: 09-19-17 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR JULIA STEWART, ASSISTANT PLANNER APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 925 16 PINE TREE LANE (LOT 81-1-RH) RAS-2, 2.73 ACRES (GROSS) SUNITHA BHARADIA BIZHAN KHALEELI, ARCHITECT JULY 6, 2017 PROTECT DESCRIPTION AND RECOMMENDATION The Project The applicant is proposing a series of remodels, conversions, and small scale new construction resulting in a new garage, hallway and basement, a new spa, a converted entryway, a new 5 foot tall retaining wall, and an enlarged pool house. The proposed improvements cumulatively push the disturbance beyond the 40% limit in the zoning code. Site Plan Review The applicant is requesting a Site Plan Review to construct a new approximately 938 square foot residential addition and 982 square foot basement, conversion of a 484 square foot garage to a new residential entry, new spa, which when added to the existing swimming pool causes the pool/spa to be over 800 square feet, and 5 foot retaining wall. Conditional Use Permit A Conditional Use Permit is requested for the addition of 352 square feet to an existing 430 square foot pool house resulting in a 782 square foot pool house. ZC NO. 92516 Pine Tree Lane • • Variance The applicant is requdsting a variance for disturbance that exceeds the allowable limit. Recommendation It is recommended that the Planning Commission view the project in the field, open the public hearing, take brief public testimony and continue the meeting to the evening meeting of the Planning Commission or provide other direction to staff. BACKGROUND Demolition No demolition is proposed beyond that needed for the additions for the garage and the pool house. Zoning and Land Size The property is zoned RAS-2 and the lot area is 2.73 gross acres. The net lot area of the lot is 97,812 square feet or 2.24 acres. The lot is located off of a cul-de-sac and is adjacent to three vacant properties. Driveway and Motor Court The applicants propose to retain a portion of the existing driveway, and to construct a new driveway apron leading to the new garage. The remainder of the unused on -site driveway will be converted into landscaping. The Traffic Commission reviewed the new driveway approach at the July 27, 2017 meeting and recommended approval. Stable set -aside A set aside area of 1,000 square feet is identified outside of the proposed construction area for a future stable and corral. Past Property Approval Previously approved improvements on the property include a residence and attached garage, swimming pool, pool house, and tennis court. The proposed additions will be to some of these existing structures on the property. MUNICIPAL CODE COMPLIANCE Grading The total combined grading for this project will consist of 458.4 cubic yards of cut and fill. Construction activities will include grading of 229.2 cubic yards of cut and 229.2 cubic yards of fill and 600 cubic yards will be excavated for the basement. No dirt will be exported. Disturbance An additional 3,909 square feet of the lot is proposed to be disturbed or 4%, which includes grading for the new garage, basement, and spa area. The existing disturbance on the property is 41.7%. With the proposed project the disturbance will be 45.7%. Since ZC No. 925 16 Pine Tree Lane 2 Shall not exceed eight hundred square feet Shall not be located in the front yard or any ZC No. 925 16 Pine Tree Lane the proposed project will require additional disturbance, the applicant is seeking a variance. Height The finished height of the existing residence ridgeline is to remain at 15.25 feet. The highest garage ridgeline height from the ground will be 19 feet 3 inches. The proposed basement will be 10' in depth. Drainage There will be no change to the existing drainage plan. The current drainage system includes a dissipater located behind the tennis court Lot Coverage The existing structural coverage on the lot is 14,856 or 15.19% with deductions. The proposed overall structural net lot coverage is 15,797 square feet (with deductions) or 16.15% (20% max. permitted). The total lot coverage (structural and flatwork) is proposed to be 32,904 square feet overall (with deductions) or 33.64% (35% max. permitted) which is actually a reduction in square feet due to the net loss of coverage from removing portions of the driveway. The residential building pad is 12,800 square feet. The total pad structural coverage is proposed to be 6,975 square feet or 54.49% with deductions (30% guideline). The pool pad is 4,035 square feet. The pad coverage is proposed at 1,696 square feet or 42% with deductions (30% guideline). Walls A new five foot high retaining wall is proposed along the bottom of the filled slope to the rear of the garage and basement. This wall will connect to an existing short wall, that is located in the side setback. CONDITIONAL USE PERMIT SUMMARIES A Conditional Use Permit is required for the proposed addition to the pool house. Pool House Requirements The applicant is proposing an addition of 352 square feet to an existing 430 square foot pool house resulting in a 782 square foot pool house. Section 17.16.210 (A)(2) of the Zoning Ordinance contains conditions for a pool house, subject to approval of a conditional use permit. REQUIREMENTS PROPOSED An 782 square foot pool house is proposed. The pool house (both existing 3 • • setback. A kitchenette and sanitary facility consisting of a shower, sink and toilet shall be permitted. No sleeping quarters allowed Renting of a pool house is prohibited. and proposed addition) is not in the front yard or any setback. Applicant proposes a kitchenette with a sink and a bathroom with a shower This is a standard condition of approval. This is a standard condition of approval. Utility Lines/ Septic Tank All utility lines to all of the proposed structures shall be placed underground. The Department of Public Health will determine if a new septic tank is necessary. Any new septic tank should be depicted on the plans along with the location of the existing septic tank, if different. General Non -conforming Conditions There are two permitted existing non -conforming conditions on the property. A portion of the existing residence and a portion of the existing garage have structures located within the front and side setbacks. Rolling Hills Community Association Review Rolling Hills Community Association will review this project at a later date. Planning Commission Responsibilities When reviewing a development application, the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review, Conditional Use Permits, and Variances, as written below. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) under Class 1, Section 15301. Development Comparables ZC NO. 925 NEARBY PROPERTIES (For information only) Address House size in sq.ft. (built/add or remodel) 1 Pine Tree 6,516 2 Pine Tree 6,211 3 Pine Tree 4,674* 4 Pine Tree 18,961 6 Pine Tree 16,148 Lot Area (gross acres) 4.66 2.24 5.13 4.38 1.31 ZC No. 925 16 Pine Tree Lane 4 7 Pine Tree. 8 Pine Tree 10 Pine Tree 23 Portuguese Bend Road 2 Pheasant Lane 5 Pine Tree 16 Pine Tree Lane NOTE: SOURCES: 3,912 2,812 3,253 3,348 5,651 4,340 Existing 5,234 Proposed 5,810 The above do not include garages, basements structures. Assessors' records 5.64 2.23 2.49 2.42 SITE PLAN REVIEW RA-S- 2 ZONE SETBACKS Front: 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from rear easement line STRUCTURES (Site Plan Review required for grading, new structures including new residence and if size of addition increases by more than 999 s.f. in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) Residence, pool, other miscl. structures POOL & SPA/POOL HOUSE 5.0 5.15 2.73 Project Summary EXISTING SINGLE FAMILY RESIDENCE WITH GARAGE and POOL. Residence Garage Pool Pool Equipment Stable Service Yard Porches Outdoor kitchen Gazebo Tennis Court Entryway/Port. Basement Pool House TOTAL 5,234 sq.ft. 484 sq.ft 759 sq.ft. 64 sq. ft. 450 sq. ft. 96 sq.ft. 548 sq. ft. 200 sq. ft. 160 sq. ft. 6,502 sq. ft. 129 sq. ft. O sq. ft. 430 sq. ft. 15,056 sq.ft 15.19% (with deductions) 32.67% (with deductions) (No deductions) 47.68% residence pad coverage 43.1% pool & spa/pool house pad coverage and other accessory II PROPOSED OVERALL TOTAL RESIDENTIAL ADDITION/ CONVERSION WITH GARAGE, SPA AND POOL HOUSE ADDITION Residence Garage Pool and spa Pool Equipment Stable Service yard Porches Outdoor kitchen Gazebo Tennis Court Entryway/Port. Basement* Pool House TOTAL * not incl. 16.15% (with deductions) 5,810 sq.ft. 938 sq.ft. 830 sq.ft. 64 sq. ft. 450 sq.ft 72 sq.ft 196 sq.ft. 200 sq.ft. 160 sq. ft. 6,502 sq. ft. 129 sq. ft. 982 sq. ft. 782 sq.ft. 15,973 sq.ft 33.64% (with deductions; flatwork from driveway was reduced) (No deductions) 54.49% residence pad coverage 42% pool & spa/pool house pad coverage ZC No. 925 16 Pine Tree Lane 5 GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS Unknown 41.7% No stable N/A Existing driveway approach N/A N/A 229.2 c.y. cut and 229.2 c.y. fill to be balanced on site No dirt. exported from site 45.7% 450 s.f. future stable set aside; 550 s.f. (future corral set aside - not in calculations) Pathway from motor court and driveway New driveway approach Planning Commission review Planning Commission review SITE PLAN REVIEW CRITERIA 11.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 11.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); ZC No. 925 16 Pine Tree Lane 6 • • 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 11.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; ZC No. 925 16 Pine Tree Lane 7 • • F. That 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; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. SOURCE: City of Rolling Hills Zoning Ordinance ZC No. 925 16 Pine Tree Lane 8 Supplemental Information for Zoning Case 925 -16 Pine Tree Lane 09/19/2017 Upon staking the proposed project, it became apparent to the architect that a modification to a previously proposed wall would be advantageous to include in the zoning case. Additionally, staff requested a relocation of an existing but substandard sized service yard. As a result, the architect has made a slight modification to the plans (see attached). Due to the timing of the supplemental submission, the modifications could not be noticed in time for the September Planning Commission hearings. Therefore, this information is submitted for your review but cannot be discussed until the October Planning Commission meeting when an official public notice has been issued. The changes to the proposal will involve two areas: 1) Site Plan Review - The previously proposed wall was a rubble wall and would have measured less than 3 feet which does not require Site Plan Review. The modified proposal increased the height of the wall, on a graduated basis, up to 5 feet at its maximum height out of grade. This requires Site Plan Review. In addition to the wall height, worthy of note, current access to the stable and corral set aside area will be altered. This is because it was previously proposed directly off the motor court. The applicant is not proposing a stable and corral at this time but a new pathway apron would be required should stable construction be proposed in the future. 2) Variances - As stated previously, the initially proposed wall was such that no discretionary approvals were required. However, now that the wall height is proposed to be increased up to a maximum of 5 feet, the wall will be counted as a structure and, therefore, needs variances to allow for those portions of the wall located in the front yard setback and area. On the attached partial plan the blue highlights the wall and the pink highlights the new location and access for the service yard. • • (N) TRASH AREA _ \\ \ N. / V \ ( / / / (1�\--- —�/�� 1 1 I I _—-- \ N. \ __--__ \N 1 I I -- ®----_--_—_— \ — \\\� I I I \_------- — ��_ / (N) 'GARAGE & \ \ DEMO. (E) (N) 5' TALL/ MAX. RETAINING WALL. (N)-QRTVEWAY: \ vv — —72 \ O 7 ti 7 6.0 — gyp\ \ O \ \\ CONVERT (E) GARAGE TO HOUSE \ (E)\TRELLIS \ \ —_ 725- 7,24-17 727 , \\\\\\ \\ \\\ \ \\\\p\\y\\\/ r \\ \\\\\\\\\ )\\ r \\\\\\ \\ \\, 3Q \\ \\\\X\\\\� `) \ r-----rnn\ 'siQE\YARD \\ "\ \ \\ \ \ \ \\To tot' pt".