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810, New, outdoor grill and paved p, Staff Reportseat" 06 RA", qieed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 9A Mtg. Date: 03-12-12 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THROUGH: ANTON DAHLERBRUCH, CITY MANAGER 19 SUBJECT: RESOLUTION NO. 2012-02. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR AN ADDITION TO AN EXISTING RESIDENCE ON A PROPERTY WITH A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION AND VARIANCE TO CONSTRUCT A SWIMMING POOL, TRELLIS, AND OUTDOOR KITCHEN IN THE FRONT YARD AREA OF THE PROPERTY AND TO EXCEED THE DISTURBED NET LOT AREA OF THE LOT, AT 0 CHESTNUT LANE, (LOT 241-A-1-MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). RECOMMENDATION 1. It is recommended that the City Council receive and file this, report or provide other direction to staff. REOUEST AND PLANNING COMMISSION ACTION 2. The applicants, Mr. and Mrs. Takahashi, request a Site Plan Review to construct a 324.5 square foot addition to the existing house, 896 square foot swimming pool and spa, pool equipment area, 312 square foot detached trellis and outdoor kitchen. A Site Plan Review is required for over 800 square foot swimming pool, and in this case a Site Plan Review is also required for the remaining improvements because a condition exists on the property that any further development must be reviewed and approved by the Planning Commission. Variances are also requested to exceed the maximum permitted • • disturbance of the lot caused by the infinity edge feature of the proposed pool, and for location of the trellis, outdoor kitchen and pool in the front yard area of the lot. 3. The Planning Commission adopted the attached Resolution by a 5-0 vote, granting the request. The Planning Commission, after consideration and discussion, concluded that due to the location of the residence - towards the rear of the property and at the rear of the building pad, the request for the proposed location for the additional amenities for outdoor living and entertainment is reasonable. The resolution contains standard findings of facts and conditions, including a requirement that the infinity edge walls be screened. BACKGROUND 4. In 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage (no basement), with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the lot. Also a sewer system was approved for this residence, which is an extension of the sewer system on Johns Canyon Drive and Morgan Lane. The house was completed in 2009 but the swimming pool was not constructed. 5. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.) The property is accessed from the northeast portion of the lot off Chestnut Lane. 6. In 1992 a Site Plan Review application for a new 1,674 square foot pre -fabricated residence was approved. The applicant filed an application in 1996 for a Lot Line Adjustment between subject property and the adjacent lot, which were under the same ownership. With the approval of the lot line adjustment, the size of the subject lot was enlarged from 2.0 acres gross to 2.35 acres gross. 7. In 1996, the applicant completed grading of the site and constructed the driveway. However, the residence was not constructed. 55% of the lot was disturbed in 1996 and the lot remained vacant until the new house was constructed in 2009. 8. An area for a future 450 square foot stable and 550 square foot corral has been set -aside in the rear of the property with access from the driveway. MUNICIPAL CODE COMPLIANCE 9. The applicant proposes to construct a 324.5 square foot addition under the existing roofline in the rear of the residence for a total of 4,644.5 square foot house, 896 square foot swimming pool and spa in the front of the house with additional 841 square foot pool decking, a detached trellis and barbeque area. All detached structures located in front of the leading edge of the residence require a Variance, as they are considered to be located in the front yard of the lot. ZC NO.810 • • 10. The net lot area of the lot is 89,440 square feet. The structural lot coverage proposed is 8,126 square feet or 9.1% of the net lot area, which includes all of the structures. With the allowances for the outdoor kitchen and detached trellis the net lot coverage would be 8.7% - 20% permitted. The total lot coverage proposed, including structuresand flatwork is 20,757square feet or 23.2% of the net lot area, (35% permitted). 11. The residential building pad is 19,440 square feet, and is not proposed to be enlarged. The building pad coverage is proposed to be 7,316 sq.ft. or 37.6 (currently 31.5%, which includes the previously approved 466 s.f. pool). The 1,800 square foot stable pad would have coverage of 25.0% with a 450 sq.ft. stable. 12. The property slopes in a northerly direction. Drainage devices were constructed for the new residence in 2007 and no changes are proposed. 13. Fifty-five (55%) percent of the lot was previously disturbed. At the time the property was graded there was no provision in the Zoning Code for maximum disturbance. Therefore, the previous disturbance of 55% of the lot is legal, nonconforming. The additional grading of 480 square feet for the spillover feature of the infinity edge pool will bring the disturbed area to 55.5%, and a Variance is required. 145 cubic yards of dirt would be excavated for the project. 14. In the application, the applicant's agent states that the only grading is for foundation excavation for the pool. The terraced infinity edge is planned to follow the slope to some degree and will help minimize visual impact. The projected portion of the pool (beyond the residential building pad), would be terraced with no more than 3 feet of natural stone visible from the street well below the pool. 15. In response for justification for the Variance request to construct the swimming pool, trellis and outdoor kitchen in the front yard, the applicant's representative states that due to the configuration of the existing building pad and the slope behind the pad there is no other place to construct a pool. The home is completely absent of rear or side yards suitable for outdoor activities. The existing small backyard is narrow and bound by retaining wall and ascending slope. The front yard area is associated with the house floor plan as the front yard was intentionally and effectively designed to function as the only yard area usable for entertaining and enjoyment. He further states that the building pad is relatively isolated from the view of adjacent homes and is perched well above the street. 16. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 17. When reviewing a development application the Planning Commission considers whether the proposed project meets the criteria for a Site Plan Review and Variances of the Zoning Code. 18. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design at a later date. ZC NO. 810 ZONING CASE NO. 810 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 property line STRUCTURES (Site Plan Review required for new structures and if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE GRADING Site plan review required if excavation and/or fill or combination thereof 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 (minimum 450 sq. ft.) and CORRAL (minimum 550 so. ft.) STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS ZC NO. 810 PREVIOUSLY APPROVED RESIDENCE Residence 4320 sq.ft Garage 885 sq.ft Stable 450 sq.ft. Service 96 sq.ft Pool / eq 466 sq.ft. Porches 837 sq.ft Trellis 252 sq.ft Basement 0 TOTAL 7,306 sq.ft 8.2% of 89,440 sq.ft. net lot area. (6,840 s.f. w/out pool or 7.6%) 21.0% of 89,440 sq.ft. net lot area 31.5% of 19,440 sq.ft. 25%-future on 1,800 sq.ft. pad Previously graded. No new grading was required. 55% of lot was previously disturbed. 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Ln. Planning Commission Planning Commission C� PROPOSED ADDITION, POOL, TRELLIS, OUTDOOR BBQ Residence 4644.5 sq.ft Garage 885 sq.ft Stable 450 sq.ft. Service 96 sq.ft Pool/spa 896 sq.ft. Pool eqpm. 30 sq.ft. Porches 512.5 sq.ft Trellis 252 sq.ft Det. trellis 312 sq.ft.. BBQ area 48 sq.ft. Basement 0 TOTAL 8,126 sq.ft. 9.1% of 89,440 sq.ft. net lot area. (7,766 s.f. w/allowances or 8.7%) 23.2% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft. 25%-future on 1,800 sq.ft. pad 145 cubic yards total 480 square feet additional disturbance for a total of 55.5% 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Lane Planning Commission condition Planning Commission condition NEARBY PROPERTIES For information purposes only ADDRESS OWNER 8 Johns Canyon Rd. 9 Johns Canyon Rd. 10 Johns Canyon Rd. 2 Chestnut 1 Chestnut 35 Crest Rd. W. 41 Crest Rd. W. AVERAGE Cole Stone Borzi Medina Mittal Colyear Krauthamer 0 Chestnut Takahashi RESIDENCE In square feet 4,205 4,503 3,653 4,325 4,142 4,101 3,343 4,039 4,320 proposed 4,644 GROSS LOT AREA 83,199 87,120 81,022 38,333 100,624 233,046 92,347 110,865 SOURCE: Assessors' Records, City Records The above do not include garages. SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. 102,355 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 ofthe 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; ZC NO.810 • • 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. SOURCE: City of Rolling Hills Zoning Ordinance 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. ZC NO. 810 RESOLUTION NO. 2012-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR AN ADDITION TO AN EXISTING RESIDENCE ON A PROPERTY WITH A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION AND VARIANCE TO CONSTRUCT A SWIMMING POOL, TRELLIS, AND OUTDOOR KITCHEN IN THE FRONT YARD AREA OF THE PROPERTY AND TO EXCEED THE DISTURBED NET LOT AREA OF THE LOT, AT 0 CHESTNUT LANE, (LOT 241-A-1-MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Takahashi with respect to real property located at 0 Chestnut Lane (Lot 241-A-1-MS), Rolling Hills, CA requesting a Site Plan Review and Variance to construct a 324.5 square foot addition to the existing house, 896 square foot swimming pool and spa, pool equipment area, 312 square foot detached trellis and outdoor kitchen. A Site Plan Review is required for over 800 square foot swimming pool, as well as the other structures and addition because a condition exists on the property that any further development must be reviewed and approved by the Planning Commission. Variances are also requested to exceed the maximum permitted disturbance of the lot caused by the infinity feature of the proposed pool, and for location of the trellis, outdoor kitchen and pool in the front yard area of the lot. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on January 17, 2012 and at a field trip visit on January 17, 2012. The applicants were notified of the public hearings in writing by first class mail. Evidence was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicants' representative was in attendance at the hearings. Section 3. In 2007, the Planning Commissionapproved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/ spa in the front yard area of the lot. Also a sewer system was approved for this residence, which is an extension of the sewer system on Johns Canyon Drive and Morgan Lane. The house was completed in 2009 but the swimming pool was not constructed. . Section 4. In 1992 a Site Plan Review application for a new 1,674 square foot pre -fabricated residence was approved with grading. A Variance for a 5-foot high wall Reso. 2012-02 1 • • in the side setback was approved in 1994. The applicant filed an application in 1996 for a Lot Line Adjustment between subject property and the adjacent lot, which were under the same ownership. With the approval of the lot line adjustment, the size of the subject lot was enlarged from 2.0 acres gross to 2.35 acres gross. In 1996, the applicant completed grading of the site and constructed the driveway. However, the residence was not constructed. 55% of the lot was disturbed at that time. Section 5. The Planning Commission finds that the project qualifies as a Class 3 Exemption (The State of CA Guidelines, Section 15303) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. • Section 6. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval for the construction of a pool that exceeds 800 square feet. In addition, pursuant to Section 17.46.040 the Planning Commission may condition an approval to require Site Plan Review for any future construction or grading on a property, regardless of whether site plan review would ordinarily be applicable to such construction. With respect to the Site Plan Review application, due to the restriction placed on this property in 2007 by the Planning Commission on any future development, the proposed project must be reviewed by the Planning Commission. With respect to the Site Plan Review application requesting construction of the addition, pool and trellis, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code lot coverage requirements. The net lot area of the lot is 89,940 square feet, (2.05 acres). The proposed residence (4,645 sq.ft.), existing garage (885 sq.ft.), covered porches/entryway (512 sq.ft.), trellis (252 sq.ft.) service yard (96 sq.ft.), . proposed swimming pool (896 sq.ft.), and future stable, which constitutes 9.1% of the net lot • which is within the maximum 20% structural lot coverage requirement. The total lot coverage including all structures, paved areas and driveway will be 20,757 square feet, which constitutes 23.2% of the net lot which is within the 35% maximum overall net lot coverage requirement. The proposed project is screened from the road so as to reduce the visual impact of the development. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open, space on the property. The existing shrubs and trees on the southern portion on the parcel will remain and will screen the house from the rear. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the proposed structures will not adversely affect or be materially Reso. 2012-02 2 • • detrimental to the adjacent uses, buildings, or structures because the proposed structures will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, is a sufficient distance from nearby residences so that the proposed structures will not impact the view or privacy of surrounding neighbors, and will utilize the existing building pad for the new construction. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximums set forth in the Zoning Code will not be exceeded. The proposed construction is compatible in scale and mass with adjacent. properties. D. The development plan incorporates existing trees and is screened from other properties and the road by existing mature vegetation, which will be preserved. As part of this approval, the applicants are required to screen the infinity edge walls from the roadway. E. The development plan follows natural contours of the site to minimize grading and retain the natural drainage courses. Grading for this project will involve 145 cubic yards of cut and fill, total and will be balanced on site. The grading will be generated from the construction of the pool and the excavation for the infinity edge walls. The disturbance or grading will take place within the existing building pad area, which was previously disturbed, except that 480 square feet of the slope will be disturbed for the construction of the infinity edge. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the applicants will utilize an existing driveway, which was previously approved by the Traffic Commission and the Fire Department. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 7. Section 17.16.200I prohibits the construction of a swimming pool or other structures in the front yard area of a lot, except where a Variance is approved. The applicants are requesting to construct an 896 square foot swimming pool, spa trellis and barbeque area in the front yard. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone. The lot was graded in a manner that the construction of a pool and outdoor living amenities lend itself to the front location. The topography of the lot Reso. 2012-02 • • together with the fact that the pad has been already created, cause difficulty in constructing the new improvements elsewhere on the property. 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, but which is denied to the property in question. The Variance is necessary because the existing terrain and development on the lot creates a difficulty in placing the new construction elsewhere on the property. The lot is unique in that it is on a knoll and any different configuration of structures on the lot would require additional grading. The pool would be located in an area least obtrusive to adjacent properties. 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. The proposed construction will be constructed on an existing building pad, will be the least intrusive to surrounding properties, will be screened and landscaped with mature trees and .shrubs, is of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors, and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. D. In granting of the Variance the spirit and intent of the Zoning Ordinance will be observed in that the proposed construction will be orderly, attractive and shall protect the rural character of the community. The proposed pool, spa, trellis and outdoor barbeque area will not encroach into the existing or potentially future equestrian uses on the property. A suitable area for a future stable and corral has been set aside. E. The project is exempt from the requirements of the California Environmental Quality Act. Section 8. Based upon the foregoing findings in Sections 6, and 7, the Planning Commission hereby approves the Site Plan Review application and Variance in Zoning Case No. 810 for construction of an addition, swimming pool with spa, trellis and outdoor kitchen in the front yard area of a lot as shown on the Development Plan dated December 11, 2011, subject to the following conditions: A. The Site Plan Review and Variance approvals shall expire within two years from the effective date of approval if construction pursuant to this approval has not commenced within that time period, as required by Sections 17.46.080(A) and 17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the requirements of those sections. B. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicants have been given written notice to Reso. 2012-02 4 • • cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. 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 December 11, 2011, except as otherwise provided in these conditions. E. The working drawings submitted to the Department of Building and Safety for plan check review must conform to the development plan approved with this application. F. Grading shall not exceed that which is necessary to excavate for the swimming pool and the infinity edge, and shall not exceed 145 cubic yards total. G. Structural lot coverage shall not exceed 8,126 square feet or 9.1 %. H. Total lot coverage of structures and paved areas shall not exceed 20,757 square feet or 23.2% in conformance with lot coverage limitations. I. The disturbed area of the lot shall not exceed 55.5% of the net lot area, and no more than 480 square feet of the slope area may be disturbed for the infinity .pool edge. J. Residential building pad coverage on the 19,440, square foot residential building pad shall not exceed 7,316 square feet or 37.6% (not including the trellis and outdoor kitchen). The 1,800 square foot stable pad will have coverage of 25.0%. K. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. L. A drainage plan for the pool and the additional hardscape shall be prepared and submitted to the Planning Department for review and Building and Safety Department approval. M. The north face of the infinity edge walls shall be screened. N. Prior to the issuance of any building permit a landscaping plan shall be submitted for review by the Planning Department for the pool and screening of the lower wall. Native trees and other native plants shall be utilized, and which are consistent with the rural character of the community. Trees and shrubs shall be planted so as not to impair views of neighboring properties but to screen the wall. Reso. 2012-02 5 O. The property owners shall be required to conform to the City of Rolling Hills Outdoor Lighting Standards. P. The property on which the project is located shall contain a set aside area to provide an area meeting all standards for a stable, corral with access thereto. Q. During and after construction, all soil preparation, drainage, and landscape sprinklers shall protect the building pad from erosion and direct surface water in an approved manner. R. During and after construction perimeter easements and trails shall remain free and clear of any improvements including, but not be limited to, fences - including construction fences, grading (both cut and fill), landscaping, irrigation and drainage devices, play equipment, parked vehicles, building materials, debris and equipment, except that the Rolling Hills Community Association may approve certain encroachments. S. A minimum of 50% of the demolition and construction material shall be recycled, pursuant to the City's Construction and Demolition Ordinance requirements. A C & D Permit shall be obtained. Final inspection shall be granted until the contractor provides all necessary documents and forms to the City. T. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. U. 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 tointerfere with the quiet residential environment of the City of Rolling Hills. V. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and post construction maintenance of stormwater drainage facilities. W. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMPs) related to solid waste. X. Prior to the submittal of a final building plan to the County of Los Angeles for plan check, a detailed drainage plan that conforms to the development plan as approved by the Planning Commission shall be submitted to the Rolling Hills Planning Department staff for their review and approval. Reso. 2012-02 • • Y. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of building permit. Z. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modification to the property, which would constitute additional structural development, disturbance or grading, shall require the filing of a new application for approval by the Planning Commission. AA. The property owner and / or his/her contractor / applicant shall be responsible for compliance with the no -smoking provisions in the Municipal Code. 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: httu://www.wrh.noaa.aov/Iox/main.aha?suite=safety&Daae=hazard definitions#FI RE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. AB. These conditions of approval shall be printed on plans submitted for plan check and permits and be available at all times at the site. AC. Until the applicants execute and record an Affidavit of Acceptance of all conditions of this Site Plan Review and Variance approvals, as required by the Municipal Code, the approvals shall not be effective. AD. All conditions of the Site Plan and Variance approvals, that apply, shall be complied with prior to the issuance of grading or building permit from the County of Los Angeles. AE. 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 PASSED, APPROVED AND ADOPTED THIS 21st DAY OF FEBRUARY 2012. JEFF PiestR, Gk AIRMAN ATTEST: 4-eitaut HEIDI LUCE, DEPUTY CITY CLERK Reso. 2012-02 7 STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 2012-02 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR AN ADDITION TO AN EXISTING RESIDENCE ON A PROPERTY WITH A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION AND VARIANCE TO CONSTRUCT A SWIMMING POOL, TRELLIS, AND OUTDOOR KITCHEN IN THE FRONT YARD AREA OF THE PROPERTY AND TO EXCEED THE DISTURBED NET LOT AREA OF THE LOT, AT 0 CHESTNUT LANE, (LOT 241-A-1-MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at a regular meeting of the Planning Commission on February 21, 2012 by the following roll call vote: AYES: Commissioners Smith, Henke, Mirsch, Chelf and Chairman Pieper. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. UNtlet aft DEPUTY CITY CLERK Reso. 2012-02 J TO: FROM: ea", Retie, qieed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 6A Mtg. Date: 2-21-12 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 810, RESOLUTION OF APPROVAL 0 CHESTNUT LANE, (LOT 241-A-1 MS) RA-S-2, 2.35 ACRES (GROSS) MR. AND MRS. TAKAHASHI MATTHEW JONES, PENINSULA ENGINEERING DECEMBER 8, 2011 REQUEST AND RECOMMENDATION 1. It is recommended that the Planning Commission review and adopt the attached resolution. 2. The applicants, Mr. and Mrs. Takahashi, request a Site Plan Review to construct a 324.5 square foot addition to the existing house, 896 square foot swimming pool and spa, pool equipment area, 312 square foot detached trellis and outdoor kitchen. A Site Plan Review is required for over 800 square foot swimming pool, as well as for the other proposed structures and addition because a condition exists on the property that any further development must be reviewed and approved by the Planning Commission. Variances are also requested to exceed the maximum permitted disturbance of the lot caused by the infinity feature of the proposed pool, and for location of the trellis, outdoor kitchen and pool in the front yard area of the lot. 3. At the January 17 public hearing the Planning Commission directed staff to prepare a resolution of approval in this case. Attached is a Resolution with standard findings and facts, including condition that any further development be reviewed by the Planning Commission and that the infinity edge walls be screened. THIS PAGE INTENTIONALLY ALLY LEFT 'BLANK RESOLUTION NO. 2012-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR AN ADDITION TO AN EXISTING RESIDENCE ON A PROPERTY WITH A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION AND VARIANCE TO CONSTRUCT A SWIMMING POOL, TRELLIS, AND OUTDOOR KITCHEN IN THE FRONT YARD AREA OF THE PROPERTY AND TO EXCEED THE DISTURBED NET LOT AREA OF THE LOT, AT 0 CHESTNUT LANE, (LOT 241-A-1-MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Takahashi with respect to real property located at 0 Chestnut Lane (Lot 241-A-1-MS), Rolling Hills, CA requesting a Site Plan Review and Variance to construct a 324.5 square foot addition to the existing house, 896 square foot swimming pool and spa, pool equipment area, 312 square foot detached trellis and outdoor kitchen. A Site Plan Review is required for over 800 square foot swimming pool, as well as the other structures and addition because a condition exists on the property that any further development must be reviewed and approved by the Planning Commission. Variances are also requested to exceed the maximum permitted disturbance of the lot caused by the infinity feature of the proposed pool, and for location of the trellis, outdoor kitchen and pool in the front yard area of the lot. Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on January 17, 2012 and at a field trip visit on, January 17, 2012. The applicants were notified of the public hearings in writing by first class mail. Evidence, was heard and presented from all persons interested in affecting said proposal and from members of the City staff and the Planning Commission having reviewed, analyzed and studied said proposal. The applicants' representative was in attendance at the hearings., Section 3. In 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the _ lot. Also a sewer system was approved for this residence, which is an extension of the sewer system on Johns Canyon Drive and Morgan Lane. The house was completed in 2009 but the swimming pool was not constructed. Section 4. In 1992 a Site Plan Review application for a new 1,674 square foot pre -fabricated residence was approved with grading. A Variance for a 5-foot high wall Reso. 2012-02 1 CD • • in the side setback was approved in 1994. The applicant filed an application in 1996 for a Lot Line Adjustment between subject property and the adjacent lot, which were under the same ownership. With the approval of the lot line adjustment, the size of the subject lot was enlarged from 2.0 acres gross to 2.35 acres gross. In 1996, the applicant completed grading of the site 'and constructed the driveway. However, the residence was not constructed. 55% of the lot was disturbed at that time. Section 5. The Planning Commission finds that the project qualifies as a Class 3 Exemption (The State of CA Guidelines, Section 15303) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 6. Section 17.46.030 requires a development plan to be submitted for Site Plan Review and approval for the construction of a pool that exceeds 800 square feet. In addition, pursuant to Section 17.46.040 the Planning Commission may condition an approval to require Site Plan Review for any future construction or grading on a property, regardless of whether site plan review would ordinarily be applicable to such construction. With respect to the Site Plan Review application, due to the restriction placed on this property in 2007 by the Planning Commission on any future development, the proposed project must be reviewed by the Planning Commission. With respect to the Site Plan Review application requesting construction of the addition, pool and trellis, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code lot coverage requirements. The net lot area of the lot is 89,940 square feet, (2.05 acres). The proposed residence (4,645 sq.ft.), existing garage (885 sq.ft.), . covered porches/entryway (512 sq.ft.), trellis (252 sq.ft.) service yard (96 sq.ft.), proposed swimming pool (896 sq.ft.), and future stable, which constitutes 9.1 % of the net lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including all structures, paved areas and driveway will be 20,757 square feet, which constitutes 23.2% of the net lot which is within the 35% maximum overall net lot coverage requirement. The proposed project is screened from the road so as to reduce the visual impact of the development. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage . because the new structure will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The existing shrubs and trees on the southern portion on the parcel will remain and will screen the house from the rear. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the proposed structures will not adversely affect or be materially Reso. 2012-02 2 • • detrimental to the adjacent uses, buildings, or structures because the proposed structures will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with trees, and shrubs, is a sufficient distance from nearby residences so that the proposed structures will not impact the view or privacy of surrounding neighbors, and will utilize the existing building pad for the new construction. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximums set forth in the Zoning Code will not be exceeded. The proposed construction is compatible in scale and mass with adjacent properties. D. The development plan incorporates existing trees and is screened from other properties and the road by existing mature vegetation, which will be preserved. As part of this approval, the applicants are required to screen the infinity edge walls from the roadway. E. The development plan follows natural contours of the site to minimize grading and retain the natural drainage courses. Grading for this project will involve 145 cubic yards of cut and fill, total and will be balanced on site. The grading will be generated from the construction of the pool and the excavation for the infinity edge walls. The disturbance or grading will take, place within the existing building pad area, which was previously disturbed, except that 480 square feet of the slope will be disturbed for the construction of the infinity edge. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the applicants will utilize an existing driveway, which was previously approved by the Traffic Commission and the Fire Department. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 7. Section 17.16.200I prohibits the construction of a swimming pool or other structures in the front yard area of a lot, except where a Variance is approved. The applicants are requesting to construct an 896 square foot swimming pool, spa trellis and barbeque area in the front yard. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone. The lot was graded in a manner that the construction of a pool and outdoor living amenities lend itself to the front location. The topography of the lot Reso. 2012-02 3 • • together with the fact that the pad has been already created, cause difficulty in constructing the new improvements elsewhere on the property. 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, but which is denied to the property in question. The Variance is necessary because the existing terrain and development on the lot creates a difficulty in placing the new construction elsewhere on the property. The lot is unique in that it is on a knoll and any different configuration of structures on the lot would require additional grading. The pool would be located in an area least obtrusive to adjacent properties. 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. The proposed construction will be constructed on an existing building pad, will be the least intrusive to surrounding properties, will be screened and landscaped with mature trees and shrubs, is of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors, and will permit the owners to enjoy their property without deleterious infringement on the rights of surrounding property owners. D. In granting of the Variance the spirit and intent of the Zoning Ordinance will be observed in that the proposed construction will be orderly, attractive and shall protect the rural character of the community. The proposed pool, spa, trellis and outdoor barbeque area will not encroach into the existing or potentially future equestrian uses on the property. A suitable area for a future stable and corral has been set aside. E. The project is exempt from the requirements of the California Environmental Quality Act. Section 8. Based upon the foregoing findings in Sections 6, and 7, the Planning Commission hereby approves the Site Plan Review application and Variance in Zoning Case No. 810 for construction of an addition, swimming pool with spa, trellis and outdoor kitchen in the front yard area of a lot as shown on the Development Plan dated December 11, 2011, subject to the following conditions: A. The Site Plan Review and Variance approvals shall expire within two years from the effective date of approval if construction pursuant to this approval has not commenced within that time period, as required by Sections 17.46.080(A) and 17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the requirements of those sections. B. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicants have been given written notice to Reso. 2012-02 4 • cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from thedate of the City's determination. 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 December 11, 2011, except as otherwise provided in these conditions. E. The working drawings submitted to the Department of Building and Safety for plan check review must conform to the development plan approved with this application. F. Grading shall not exceed that which is necessary to excavate for the swimming pool and the infinity edge, and shall not exceed 145 cubic yards total. G. Structural lot coverage shall not exceed 8,126 square feet or 9.1%. H. Total lot coverage of structures and paved areas shall not exceed 20,757 square feet or 23.2% in conformance with lot coverage limitations. I. The disturbed area of the lot shall not exceed 55.5% of the net lot area, and no more than 480 square feet of .the slope area may be disturbed for the infinity pool edge. J. Residential building pad coverage on the 19,440 square foot residential building pad shall not exceed 7,316 square feet, or 37.6% (not including the trellis, and outdoor kitchen). The 1,800 square foot stable pad will have coverage of 25.0%. K. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. L. A drainage plan for the pool and the additional hardscape shall be prepared and submitted to the Planning Department for review and Building and Safety Department approval. M. The north face of the infinity edge walls shall be screened. N. Prior to the issuance of any building permit a landscaping plan shall be submitted, for review by the Planning Department for the pool and screening of the lower wall. Native trees and other native plants shall be utilized, and which are consistent with the rural character of the community. Trees and shrubs shall be planted so as not to impair views of neighboring properties but to screen the wall. Reso. 2012-02 5 • • O. The property owners shall be required to conform to the City of Rolling Hills Outdoor Lighting Standards. P. The property on which the project is located shall contain a set aside area to provide an area meeting all standards for a stable, corral with access thereto. Q. During and after construction, all soil preparation, drainage, and landscape sprinklers shall protect the building pad from erosion and direct surface water in an approved manner. R. During and after construction perimeter easements and trails shall remain . free and clear of any improvements including, but not be limited to, fences - including construction fences, grading (both cut and fill), landscaping, irrigation and drainage devices, play equipment, parked vehicles, building materials, debris and equipment, except that the Rolling Hills Community Association may approve certain encroachments. S. A minimum of 50% of the demolition and construction material shall be recycled, pursuant to the City's Construction and Demolition Ordinance requirements. A C & D Permit shall be obtained. Final inspection shall be granted until the contractor provides all necessary documents and forms to the City. T. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2001 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. U. 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. V. The property owners shall be required to conform to the Regional Water, Quality Control Board and County Health Department requirements for the installation and post construction maintenance of stormwater drainage facilities. W. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMPs) related to solid waste. X. Prior to the submittal of a final building plan to the County of Los Angeles for plan check, a detailed drainage plan that conforms to the development plan as approved by the Planning Commission shall be submitted to the Rolling Hills Planning Department staff for their review and approval. Reso. 2012-02 6 08 • • Y. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of building permit. Z. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modification to the property, which would constitute additional structural development, disturbance or grading, shall require the filing of a new. application for approval by the Planning Commission. AA. The property owner and / or his/her contractor / applicant shall be responsible for compliance with the no -smoking provisions in the Municipal Code. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http://www.wrh.noaa.ciov/Iox/main.phn?suite=safety&nape=hazard definitions#FI RE. It is the sole responsibility, of the property owner and/or his/her contractorto monitor the red flag warning conditions. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. AB. These conditions of approval shall be printed on plans submitted for plan check and permits and be available at all times at the site. AC. Until the applicants execute and record an. Affidavit of Acceptance of all conditions of this Site Plan Review and Variance approvals, as required by . the Municipal Code, the approvals shall not be effective. AD. All conditions of the Site Plan and Variance approvals, that apply, shall be complied with prior to the issuance of grading or building permit from the County of Los Angeles.. AE. 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 PASSED, APPROVED AND ADOPTED THIS 21st DAY OF FEBRUARY. 2012. JEFF PIEPER, CHAIRMAN ATTEST: HEIDI LUCE, DEPUTY CITY CLERK Reso. 2012-02 7 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2012-02 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR AN ADDITION TO AN EXISTING RESIDENCE ON A PROPERTY WITH A CONDITION THAT ANY FURTHER DEVELOPMENT BE REVIEWED BY THE PLANNING COMMISSION AND VARIANCE TO CONSTRUCT A SWIMMING POOL, TRELLIS, AND OUTDOOR KITCHEN IN THE FRONT YARD AREA OF THE PROPERTY AND TO EXCEED THE DISTURBED NET LOT AREA OF THE LOT, AT 0 CHESTNUT LANE; (LOT 241-A-1-MS), (TAKAHASHI). THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at a regular meeting of the Planning Commission on February 21, 2012 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. DEPUTY CITY CLERK Reso. 2012-02 8 TO: FROM: eiret Regebv vied& • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 6A Mtg. Date: 1-17-12 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 810 0 CHESTNUT LANE, (LOT 241-A-1 MS) RA-S-2, 2.35 ACRES (GROSS) MR. AND MRS. TAKAHASHI MATTHEW JONES, PENINSULA ENGINEERING DECEMBER 8, 2011 REQUEST AND RECOMMENDATION 1. The Planning Commission visited the site earlier today. It is recommended that the Planning Commission review the staff report, take public testimony and provide direction to staff. 2. The applicants, Mr. and Mrs. Takahashi, request a Site Plan Review to construct a 324.5 square foot addition to the existing house, 896 square foot swimming pool and spa, pool equipment area, 312 square foot detached trellis and outdoor kitchen. A Site Plan Review is required for over 800 square foot swimming pool, as well as for the other improvements and addition because a condition exists on the property that any further development must be reviewed and approved by the Planning Commission. Variances are also requested to exceed the maximum permitted disturbance of the lot caused by the infinity feature of the proposed pool, and for location of the trellis, outdoor kitchen and pool in the front yard area of the lot. BACKGROUND 3. Early in 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the lot. Also a sewer system was approved • • for this residence, which is an extension of the sewer system on Johns Canyon Drive and Morgan Lane. The house was completed in 2009 but the swimming pool was not constructed. 4. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.) The property is accessed from the northeast portion of the lot off Chestnut Lane. 5. In 1992 a Site Plan Review application for a new 1,674 square foot pre -fabricated residence was approved with grading of 4,000 cubic yards. The project expired and the owner re -filed in 1994 for the same request. Additional Variance for a 5-foot high wall in the side setback was also approved in 1994. The applicant filed an application in 1996 for a Lot Line Adjustment between subject property and the adjacent lot, which were under the same ownership. With the approval of the lot line adjustment, the size of the subject lot was enlarged from 2.0 acres gross to 2.35 acres gross. 6. In 1996, the applicant completed grading of the site and constructed the driveway. However, the residence was not constructed. 55% of the lot was disturbed in 1996 and remained until the new house was constructed in 2008. 7. An area for a future 450 square foot stable and 550 square foot corral has been set -aside in the rear of the property with access from the driveway. MUNICIPAL CODE COMPLIANCE 8. The applicant proposes to construct a 324.5 square foot addition under the existing roofline in the rear of the residence for a total of 4,644.5 square foot house; 896 square foot swimming pool and spa in the front of the house with additional 841 square foot pool decking, (previously approved a 466 sq.ft. swimming pool / spa); a detached trellis and outdoor kitchen. All detached structures located in front of the leading edge of the residence require a Variance, as they are considered to be located in the front yard of the lot. 9. The net lot area of the lot is 89,440 square feet. The structural lot coverage proposed is 8,126 square feet or 9.1% of the net lot area, which includes all of the structures. With the allowances for the outdoor kitchen and detached trellis the net lot coverage would be 8.7% - 20% permitted. The total lot coverage proposed, including structures and flatwork is 20,757square feet or 23.2% of the net lot area, (35% permitted). 10. The residential building pad is 19,440 square feet, and is not proposed to be enlarged. The building pad coverage is proposed to be 7,316 sq.ft. or 37.6 (currently 31.5%). The 1,800 square foot stable pad would have coverage of 25.0% with a 450 sq.ft. stable. 11. The property slopes in a northerly direction. Drainage devices were constructed for the new residence in 2007 and no changes are proposed ZC NO.810 • • 12. Fifty-five (55%) percent of the lot was previously disturbed. At the time the property was graded there was no provision in the Zoning Code for maximum disturbance. Therefore, the previous disturbance of 55% of the lot is legal, nonconforming. The additional grading of 480 square feet for the spillover feature of the infinity edge pool will bring the disturbed area to 55.5%, and a Variance is required. 145 cubic yards of dirt would be excavated. 13. The applicant's agent states in the application that the only grading is for foundation excavation for the pool. The terraced infinity edge is planned to follow the slope to some degree and will help minimize visual impact. The projected portion of the pool (beyond the residential building pad), would be terraced with no more than 3 feet of natural stone visible from the street well below the pool. 14. In response for justification for the Variance request to construct the swimming pool, trellis and outdoor kitchen in the front yard, the applicant's representative states that due to the configuration of the existing building pad and the slope behind the pad there is no other place to construct a pool. The home is completely absent of rear or side yards suitable for outdoor activities. The existing small backyard is narrow and bound by retaining wall and ascending slope. The front yard area is associated with the house floor plan as the front yard was intentionally and effectively designed to function as the only yard area usable for entertaining and enjoyment. He further states that the building pad is relatively isolated from the view of adjacent homes and is perched well above the street. 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 16. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review and Variances of the Zoning Code. 17. If approved, the Planning Commission may require that the pool and infinity edge be screened from view from below. 18. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design at a later date. ZC NO.810 ZONING CASE NO. 810 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 property line STRUCTURES (Site Plan Review required for new structures and if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE GRADING Site plan review required if excavation and/or fill or combination thereof 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 (minimum 450 sa. ft.) and CORRAL (minimum 550 sa. ft.) STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS ZC NO. 810 LOT PREVIOUSLY APPROVED RESIDENCE Residence 4320 sq.ft Garage 885 sq.ft Stable 450 sq.ft. Service 96 sq.ft Pool/eq 466 sq.ft: Porches 837 sq.ft Trellis 252 sq.ft Basement 0 TOTAL 7,306 sq.ft 8.2% of 89,440 sq.ft. net lot area. (6,840 s.f. w/out pool or 7.6%) 21.0% of 89,440 sq.ft. net lot area 31.5% of 19,440 sq.ft. 25%-future on 1,800 sq.ft. pad Previously graded. No new grading was required. 55% of lot was previously disturbed. 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Ln. I Planning Commission I Planning Commission PROPOSED ADDITION, POOL, TRELLIS, OUTDOOR KITCHEN Residence 4644.5 sq.ft Garage 885 sq.ft Stable 450 sq.ft. Service 96 sq.ft Pool/spa 896 sq.ft. Pool eqpm. 30 sq.ft. Porches 512.5 sq.ft Trellis 252 sq.ft Det. trellis 312 sq.ft. BBQ area 48 sq.ft. Basement 0 TOTAL 8,126 sq.ft. 9.1% of 89,440 sq.ft. net lot area. (7,766 s.f. w/allowances or 8.7%) 23.2% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft. 25%-future on 1,800 sq.ft. pad 145 cubic yards total for infinity edge 480 square feet additional disturbance for a total of 55.5% 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Lane I Planning Commission review I Planning Commission review • NEARBY PROPERTIES For information purposes only ADDRESS 8 Johns Canyon Rd. 9 Johns Canyon Rd. 10 Johns Canyon Rd. 2 Chestnut 1 Chestnut 35 Crest Rd. W. 41 Crest Rd. W. AVERAGE 0 Chestnut OWNER Cole Stone Borzi Medina Mittal Colyear Krauthamer RESIDENCE In square feet 4,205 4,503 3,653 4,325 4,142 4,101 3,343 4,039 Takahashi 4,320 proposed 4,644 GROSS LOT AREA 83,199 87,120 81,022 38,333 100,624 233,046 SOURCE: Assessors' Records, City Records The above do not include garages. SITE PLAN REVIEW CRITERIA 92,347 110,865 102,355 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 buil.able area of the lot; ZC NO. 810 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. SOURCE: City of Rolling Hills Zoning Ordinance 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. ZC NO. 810 TO: • C1ty ("Rolling • INCORPORATED JANUARY 24; 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377.7288 Agenda Item: 7A Mtg. Date: 12-20-11 HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 810 0 CHESTNUT LANE, (LOT 241-A-1 MS) RA-S-2, 2.35 ACRES (GROSS) MR. AND MRS. TAKAHASHI MATTHEW JONES, PENINSULA ENGINEERING DECEMBER 8, 2011 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Takahashi, request a Site Plan Review to construct a 324.5 square foot addition to the existing house, 896 square foot swimming pool and spa, pool equipment area, 312 square foot detached trellis and outdoor kitchen. A Site Plan Review is required for over 800 square foot swimming pool, as well as for the other proposed structures and addition because a condition exists on the property that any further development must be reviewed and approved by the Planning Commission. Variances are also requested to exceed the maximum permitted disturbance of the lot caused by the infinity feature of the proposed pool, and for location of the trellis, outdoor kitchen and pool in the front yard area of the lot. 2. It is recommended that the Planning Commission review the staff report, take public testimony and schedule a field trip to the property. BACKGROUND 3. Early in 2007, the Planning Commission approved a 4,320 square foot new residence with 885 square foot garage with a Variance to construct a 466 square foot swimming pool/spa in the front yard area of the lot. Also a sewer system was approved for this residence, which is an extension of the sewer system on Johns Canyon Drive and Morgan Lane. The house was completed in 2009 but the swimming pool was not constructed. ZC NO.810 Printed on Recycled Paper • 4. The property is zoned RAS-2 and consists of 2.35 acres gross (102,366 sq. ft.) and 2.05 acres net (89,440 sq.ft.) The property is accessed from the northeast portion of the lot off Chestnut Lane. 5. In 1992 a Site Plan Review application for a new 1,674 square foot pre- fabricated residence was approved with grading of 4,000 cubic yards. The project expired and the owner re -filed in 1994 for the same request. Additional Variance for a 5-foot high wall in the side setback was also approved in 1994. The applicant filed an application in 1996 for a Lot Line Adjustment between subject property and the adjacent lot, which were under the same ownership. With the approval of the lot line adjustment, the size of the subject lot was enlarged from 2.0 acres gross to 2.35 acres gross. 6. In 1996, the applicant completed grading of the site and constructed the driveway. However, the residence was not constructed. 55% of the lot was disturbed in 1996 and remained until the new house was constructed in 2008. 7. An area for a future 450 square foot stable and 550 square foot corral with access that would not exceed 25% slope has been set -aside in the rear of the property with access from the driveway. MUNICIPAL CODE COMPLIANCE 8. The applicant proposes to construct a 324.5 square foot addition under the existing roofline in the rear of the residence for a total of 4,644.5 square foot house; 896 square foot swimming pool and spa in the front of the house with additional 841 square foot pool decking, (previously approved a 466 sq.ft. swimming pool/spa); a detached trellis and outdoor kitchen. All detached structures located in front of the leading edge of the residence require a Variance, as they are considered to be located in the front yard of the lot. 9. The net lot area of the lot is 89,440 square feet. The structural lot coverage proposed is 8,126 square feet or 9.1% of the net lot area, which includes all of the structures. With the allowances for the outdoor kitchen and detached trellis the net lot coverage would be 8.7% - 20% permitted. The total lot coverage proposed, including structures and flatwork is 20,757square feet or 23.2% of the net lot area, (35% permitted). 10. The residential building pad is 19,440 square feet, and is not proposed to be enlarged. The building pad coverage is proposed to be 7,316 sq.ft. or 37.6 (currently 31.5%). The 1,800 square foot stable pad would have coverage of 25.0% with a 450 sq.ft. stable. 11. The property slopes in a northerly direction. Drainage devices were constructed for the new residence in 2007 and no changes are proposed 12. Fifty-five (55%) percent of the lot was previously disturbed. At the time the property was graded there was no provision in the Zoning Code for maximum disturbance. Therefore, the previous disturbance of 55% of the lot is legal, ZC NO.810 • • nonconforming. The additional grading of 480 square feet for the spillover feature of the infinity edge pool will bring the disturbed area to 55.5%, and a Variance is required. 145 cubic yards of dirt would be excavated. 13. The applicant's agent states in the application that the only grading is for foundation excavation for the pool. The terraced infinity edge is planned to follow the slope to some degree and will help minimize visual impact. The projected portion of the pool (beyond the residential building pad), would be terraced with no more than 3 feet of natural stone visible from the street well below the pool. 14. In response for justification for the Variance request to construct the swimming pool, trellis and outdoor kitchen in the front yard, the applicant's representative states that due to the configuration of the existing building pad and the slope behind the pad there is no other place to construct a pool. The home is completely absent of rear or side yards suitable for outdoor activities. The existing small backyard is narrow and bound by retaining wall and ascending slope. The front yard area is associated with the house floor plan as the front yard was intentionally and effectively designed to function as the only yard area usable for entertaining and enjoyment. He further states that the building pad is relatively isolated from the view of adjacent homes and is perched well above the street. 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 16. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review and Variances of the Zoning Code. 17. If approved, the Planning Commission may require that the pool and infinity edge be screened from view from below. 18. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design at a later date. ZCNO.810 ZONING CASE NO. 810 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 property line STRUCTURES (Site Plan Review required for new structures and if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE GRADING Site plan review required if excavation and/or fill or combination thereof 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 (minimum 450 sa. ft.) and CORRAL (minimum 550 sa. ft.) STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS PREVIOUSLY APPROVED RESIDENCE Residence 4320 sq.ft Garage 885 sq.ft Stable 450 sq.ft. Service 96 sq.ft Pool/eq 466 sq.ft. Porches 837 sq.ft Trellis 252 sq.ft Basement 0 TOTAL 7,306 sq.ft 8.2% of 89,440 sq.ft. net lot area. (6,840 s.f. w/out pool or 7.6%) 21.0% of 89,440 sq.ft. net lot area 31.5% of 19,440 sq.ft. 25%-future on 1,800 sq.ft. pad Previously graded. No new grading was required. 55% of lot was previously disturbed. 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Ln. Planning Commission Planning Commission PROPOSED ADDITION, POOL, TRELLIS, OUTDOOR KITCHEN Residence 4644.5 sq.ft Garage 885 sq.ft Stable 450 sq.ft. Service 96 sq.ft Pool/spa 896 sq.ft. Pool eqpm. 30 sq.ft. Porches 512.5 sq.ft Trellis 252 sq.ft Det. trellis 312 sq.ft. BBQ area 48 sq.ft. Basement 0 TOTAL 8,126 sq.ft. 9.1% of 89,440 sq.ft. net lot area. (7,766 s.f. w/allowances or 8.7%) 23.2% of 89,440 sq.ft. net lot area 37.6% of 19,440 sq.ft. 25%-future on 1,800 sq.ft. pad 145 cubic yards total for infinity edge 480 square feet additional disturbance for a total of 55.5% 450 sq.ft.- future 550 sq.ft.- future From driveway Existing from Chestnut Lane Planning Commission review Planning Commission review ZC NO. 810 NEARBY PROPERTIES For information purposes only ADDRESS 8 Johns Canyon Rd. 9 Johns Canyon Rd. 1 10 Johns Canyon Rd. 1 2 Chestnut 1 Chestnut 135 Crest Rd. W. 41 Crest Rd. W. AVERAGE 0 Chestnut Takahashi OWNER Cole Stone Borzi Medina Mittal Colyear Krauthamer RESIDENCE In square feet 4,205 4,503 3,653 4,325 4,142 4,101 3,343 4,039 4,320 proposed 4,644 SOURCE: Assessors' Records, City Records The above do not include garages. SITE PLAN REVIEW CRITERIA GROSS LOT AREA 83,199 87,120 81,022 38,333 100,624 233,046 92,347 110,865 102,355 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; ZC NO.810 • • 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. SOURCE: City of Rolling Hills Zoning Ordinance 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. ZC NO. 810