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891, Remodel existing cabana, conve, Staff Reportsger4 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 4-B Mtg. Date: 01/11/16 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THRU: RAYMOND R. CRUZ, CITY MANAGER SUBJECT: RESOLUTION NO. 2015-25. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AND REQUEST FOR MODIFICATION OF THE LIGHTING AT 7 CREST ROAD EAST IN ZONING CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY). REQUEST AND PLANNING COMMISSION ACTION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. 2. The property owner, Mr. and Mrs. Doty applied for a Conditional Use Permit to convert 124 square foot cabana and attached 297 square foot roofed patio to a 421 square foot guesthouse and a Site Plan Review to convert a portion of an existing raised planter adjacent to the proposed guesthouse into a 117 square foot raised deck at a height of 3- feet 3-inches above the adjacent finished grade. The applicant also requested an interpretation of the Lighting provisions to determine if the proposed lights within a proposed trellis meet the spirit of the Lighting Ordinance and are warranted due to exceptional architectural design. The proposed lights consist of three 14-watt pendant LED lights above an outdoor kitchen, and five 8- watt low -voltage LED "down lights". The outdoor kitchen will be located under the new trellis. 3. The Planning Commission by a vote 5-0 approved the project, after the applicant scaled down the development. The Commission found that the in -filling of the existing cabana and converting it to a guest house is minimal in scope, as the structure already • • exists and there be no additional grading or disturbance for that use. The proposed deck is also in an area where there is a raised planter and will replace it without grading out the area. The Planning Commission also found that the proposed lights within the proposed trellis meet the spirit of the Lighting Ordinance and are warranted due to exceptional architectural design and function. The proposed lights would be suspended from the trellis joists and consist of three 14-watt pendant LED lights above the outdoor kitchen, and five 8-watt low -voltage LED "down lights" to illuminate the remaining area of the covered patio. The Planning Commission found that the lights will not be obtrusive, will cast light downward and be shielded. The Resolution of approval includes the standard findings of fact and conditions, and conditions specific to this project such as: 1. The light bulbs in the suspended fixtures shall not exceed the wattage proposed with this application and called out on the plans. 2. Any other lights on the lot shall meet the City's lighting ordinance requirements. 3. All requirements of Section 17.16.210 A.5 of the Zoning Ordinance related to guest house shall be met. 4. The landscaping shall comply with the City's Water Efficient Landscape Ordinance. 5. The trellis under which the outdoor kitchen is to be located, may not be further enclosed. BACKGROUND • 4. The subject property, zoned RA-S-2, contains 4 acres (gross) and 143,852 square feet (3.3 acres) of net lot area and is located on the south side of Crest Road East. There are two building pads, a main residential pad located towards the lot front and a stable pad below, towards the rear. The main residential building pad is developed with structures, extensive hardscape and plantings, including a 4,712 square foot residence/attached 1,036 square foot garage (built 1988), a 124 square foot pool cabana and 297 square foot roofed patio/outdoor bar, a 1,060 square foot pool/spa and surrounding deck. The stable pad is located approximately 50 feet to the rear, below the residential pad and is improved with a 717 square foot stable, and a corral/paddock area constructed in 2007. The tack room windows are currently being replaced, but no other changes are proposed in this area. 5. In May 2015, the City approved an over-the-counter application for a remodel of the main residence, which is currently underway. Most recently in October, another over-the-counter approval was granted for various landscaping and hardscape improvements, including updating vegetation with drought tolerant plants, construction ZC NO. 891 • • of an outdoor kitchen .and additional on -grade patio areas, a new on -grade stairway connecting the upper and mid levels, and replacement of pathway lighting along the driveway. The applicant's intent in this application is to supplement the already approved enhancements, including the subject guest house and small contiguous raised patio and a new 319 square foot free standing trellis, under which the outdoor kitchen will be located. The applicant also proposes to install new lighting fixtures within the trellis. 6. Originally, the applicants also requested a Site Plan Review and a Variance to construct a 5 feet high wall flush with the outdoor kitchen to be located on the patio under the trellis. The wall extended 12 feet beyond the kitchen on the north side and 3 feet on the south side; and the wall did not average out to 2.5 feet. The Planning Commission recommended that the applicant reduce the length of this wall to match the length of the kitchen and deemed it a splash wall. They also allowed this wall to project no more than 18" beyond the kitchen. MUNICIPAL CODE COMPLIANCE 7. The net lot area of the lot is 143,852 square feet. The existing structural lot coverage of 9,199 square feet (6.3%) is proposed to be increased to 9,212 sq.ft. or 6.4% (20% maximum permitted). The total (structural and flatwork) existing lot coverage is 27,930 square feet or 19.41%, which will be increased to 28,973 square feet, or 20.1% (35% maximum permitted). 8. The existing residential building pad is 45,001 square feet and the existing coverage on this pad is 16.75%. This will increase to 18.31% coverage (guideline of 30%). The proposed guest house will be located within the existing cabana/roofed patio structure footprint. 9. The disturbed area of the lot is 34,241 square feet or 23.8% (40% maximum permitted). There will be no increase in the amount of disturbed area. 10. Guest house CUP Review. The applicant is proposing to remodel the 124 square foot cabana with 297 square foot roofed patio, enclosing and converting it into a guest house of the same square footage and using the same footprint and height of 11.5 feet. The proposed guesthouse will have sleeping quarters, a closet and bathroom. The existing pool equipment enclosure attached to the cabana will remain unchanged. In converting the use, the applicant must obtain a Conditional Use Permit and comply with eight criteria or conditions in accordance with Section 17.16.210 A.5 of the Zoning Ordinance as follows: ZC NO. 891 Guest house is allowed with a CUP providing that the following conditions are met: 0 a. Shall not exceed eight hundred square feet. b. Shall not be located in the front yard or any setback. c. A kitchenette and sanitary facility consisting of a shower, sink and toilet shall be permitted. d. No vehicular access or paved parking area shall be developed within fifty feet of the guest house. e. Occupancy of the guest house shall be limited to persons employed on the premises, the immediate family of the occupants of the main residence or by the temporary guests of the occupants of the main residence. No temporary guest may remain in occupancy for more than thirty days in any six-month period. f. Renting of a guest house is prohibited. g. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. h. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff or Planning Commission - if requested, for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. The proposed guesthouse meets the above criteria. 11. Raised Patio Site Plan Review. The applicant proposes to convert a portion of an existing raised planter on the south side of the existing cabana/roofed patio to a 117 square foot patio, to provide a small outdoor sitting area for the guesthouse facing the pool below. The proposed patio, replacing a portion of a raised planter, will be 3 feet 3 inches at the highest point, above the adjoining steps of an exiting stairway that provides access to the pool area. The raised condition occurs only on the stairway side and will be even with the adjoining grades on all other sides. 12. Code interpretation: new outdoor trellis lighting. Outdoor lighting in Rolling Hills is regulated by RHMC 17.16.190.E. to preserve the pastoral and tranquil environment of the City through nighttime darkness, only the following kinds of lighting are allowed outside a home in conformance with certain performance standards: along pedestrian paths and driveways; security lights on timers; address sign lights; entry post lights; temporary holiday or special event lights, and lighting on exterior walls and porches. The last category allows ambient light from fixtures mounted on walls or porches to illuminate nearby patios or terraces while used for entertaining and do not have to shine downwards. The ordinance also provides that other lighting may be installed, providing the Planning Commission interprets that they meet the intent of the Ordinance, are necessary for security or are warranted due to exceptional architectural design. ZC NO. 891 • • The applicant has submitted a lighting plan for a proposed 319 square foot 10-foot tall trellis that is to be constructed on a new patio near the home. The plan calls for three 14- watt pendant LED lights to be suspended from the trellis joists above an outdoor kitchen, and five 8-watt low -voltage LED "down lights" that will be also attached to the trellis joists to illuminate the areas that are not lit by the pendants. The applicant has requested that the Planning Commission review the proposed lighting. The Planning Commission found that the lighting is consistent with the intent and spirit of the lighting ordinance in that it would create lighting within the area to be used for entertaining and the wattage and design of the lights will be sufficiently controlled to mitigate any potential lighting impacts to the neighbor, while overall preserving city darkness. 13. When reviewing this development application the Planning Commission considered whether the proposed project meets the criteria for a Conditional Use Permit and Site Plan Review. 14. In reviewing a CUP the Planning Commission found that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. The guesthouse is not expected to have any negative effect on adjacent properties. The footprint of the structure already exists and is used as a cabana. As noted in the code criteria for guest houses, occupancy of the guest house is restricted to persons employed on the premises or by temporary guests for maximum 30 days over a six-month period. 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) as a "Category 3" exemption (CEQA Guidelines. ZONING CASE NO. 891 SITE PLAN REVIEW/CUP/VAR 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 screen wall over three feet tall. CUP for new guest house; Variance required for screen wall height not averaging to 2.5 feet. EXISTING Single family residence with accessory structures, including cabana/pool house, trellises, stable. Residence 4,712 sq.ft. Garage 1,036 sq.ft. Pool 1,060 sq.ft. Pool eqpmt. 102 sq.ft. Stable 717 sq.ft. Entry trellis 250 sq.ft Pool Trellis 519 sq.ft. Gazebo at stable 152 sq.ft. II PROPOSED Convert cabana to a guest house with 117 sf raised patio, new outdoor trellis & lights. Residence 4,712 sq.ft. Garage 1,036 sq.ft. Pool 1,060 sq.ft. Pool eqpmt. 102 sq.ft. Stable 717 sq.ft. Entry trellis 250 sq.ft. Pool Trellis 519 sq.ft. Gazebo at stable 152 sq.ft. ZC NO.891 Guest House: maximum 800 sq. ft; STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35 % maximum) RESIDENTIAL BUILDING PAD COVERAGE GRADING DISTURBED AREA 40% maximum STABLE (450 SO.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS SITE PLAN REVIEW CRITERIA Outdoor bar Cabana Covered patio Total: none 6.3% 230 sq.ft. 124 sq.ft. 297 sq.ft. 9,199 sq.ft. 19.41% 16.75 % N/A 23.8% or 34,241 sq.ft. Stable: 717 sq.ft. Corral: 2,500 sq. ft. From Crest Road E. Existing off Crest Road N/A N/A Outdr kitchen 230 sq.ft. Trellis out. kitch 319 sq.ft. Guest House 421 sq.ft. Total 9,518 sq.ft. 421 sq. ft. 6.6% of 143,852 sq.ft. net lot area; w/deduction 6.4% 28,330 sq.ft. or 20.1 % 18.31 % of 45,001 sq.ft. resid. bldg.pad (with deductions) None No change No change No change No change Planning Commission condition Planning Commission condition 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.891 0 • • 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: 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 uses observes the spirit and intent of this title. ZC NO. 891 0 • THIS PAGE INTENTIONALLY LEFT BLANK RESOLUTION NO. 2015-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AND REQUEST FOR MODIFICATION OF THE LIGHTING AT 7 CREST ROAD EAST IN ZONING CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY). 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. Stephen Doty with respect to real property located at 7 Crest Road East, (Lot 3-FT), Rolling Hills, CA requesting a Conditional Use Permit to convert 124 square foot cabana and attached 297 square foot roofed patio to a 421 square foot guesthouse and a Site Plan Review to convert a portion of an existing raised planter adjacent to the proposed guesthouse into a 117 square foot raised deck at a height of 3-feet 3-inches above the adjacent finished grade. The applicant also requested an interpretation of the Lighting provisions to determine if the proposed lights within a proposed trellis meet the spirit of the Lighting Ordinance and are warranted due to exceptional architectural design. The proposed lights would be suspended from the trellis joists and consist of three 14- watt pendant LED lights above the outdoor kitchen, and five 8-watt low -voltage LED "down lights" to illuminate the remaining area of the covered patio. Section 2. The Planning Commission conducted duly noticed public hearing to consider the application on November 17, 2015 in the field and at their regular meeting on November 17, 2015. 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. Also proposed is the construction of a 10' high, 319 square foot detached trellis, under which an outdoor kitchen amenities and the proposed lighting would be located. These amenities are approvable administratively. Section 4. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a guest house under certain conditions, provided the Planning Commission approves a Conditional Use Permit. The applicant is requesting to construct a 421 square foot guest house within the footprint of the existing cabana and Reso. 2015-25 7 Crest Rd. E. 1 e covered porch. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the conversion of a cabana to a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the guest house will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed structure will be located in a an area already occupied by a similar structure and is on a separate building pad with the pool and will promote pad integration. The proposed guest house is of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community. The height of the structure will remain at the existing height. D. The proposed conditional use complies with all applicable development standards of the zone district because the 421 square foot size of the guest house is less than the maximum permitted under the Municipal Code. E. The proposed conditional 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 because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because a stable and adjacent corral and access exist on the property. Section 6. A Site Plan Review is required subject to Section 17.46.020 of the Zoning Ordinance, in that the proposed partially raised deck is a structural addition. With respect to the Site Plan Review application for the subject deck, the Planning Commission makes the following findings of fact: A. The proposed development is compliant with all requirements of the Zoning Ordinance and is compatible with the General Plan and surrounding uses because the proposed project is consistent with goals and policies that require low profile, low -density residential development with sufficient open space between Reso. 2015-25 7 Crest Rd. E. surrounding structures. The deck construction will occur in an area previously graded and disturbed and there will be no new grading. The elevated condition and "bulk" of the new deck will be mitigated, as the new deck area will be visually shielded by vegetation. B. The development plan substantially preserves the natural and undeveloped state of the lot because no grading is required and the proposed deck improvement is relatively minor change to an existing outdoor patio area, and would be located instead of a planter surrounded by a wall. The construction will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed improvements will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with vegetation and is of sufficient distance from nearby residences so that the proposed project will not impact the view or privacy of surrounding neighbors. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The proposed project is consistent with the scale of homes in the surrounding RA-S-2 similarly zoned neighborhood. The proposed project entails a construction of a raised deck approximately 117 square feet in area, within an existing outdoor living and recreational area on the property and would be adjacent to the gust house, for the purpose of enhancing and facilitating outdoor living next to the guest house, a common residential amenity enjoyed by property owners throughout the City. The proposed raised deck would be located above and within the same configuration as an existing raised planter. D. The proposed patio, replacing a portion of a raised planter, will be 3 feet 3 inches at the highest point, above the adjoining steps of an exiting stairway that provides access to the pool area. The raised condition occurs only on the stairway side and will be even with the adjoining grades on all other sides. E. Natural drainage courses will not be affected by the project. No grading is proposed and therefore existing drainage channels are not anticipated to be impacted. The project construction will not be located in a canyon or on existing slopes that exceed 25%. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because no change is proposed to the existing driveway, which is in compliance with applicable requirements. Section 7. Outdoor lighting in Rolling Hills is regulated by RHMC 17.16.190.E. To preserve the pastoral and tranquil environment of the City through Reso. 2015-25 7 Crest Rd. E. • • nighttime darkness, limited lighting is allowed outside a home in conformance with certain performance standards. Ambient light from fixtures mounted on walls or porches to illuminate nearby patios or terraces while used for entertaining are allowed and do not have to shine downwards. The applicant has submitted a lighting plan for a proposed 319 square foot 10-foot tall trellis that is to be constructed on a new patio near the home. The plan calls for three 14-watt pendant LED lights to be suspended from the trellis joists above an outdoor kitchen, and five 8-watt low -voltage LED "down lights" that will be also attached to the trellis joists to illuminate the areas that are not lit by the pendants. These light are not specifically listed as permitted in the lighting ordinance. However, Section 17.16.190E(3) allows for modifications subject to the Planning Commission approval. The applicant has requested that the Planning Commission review the proposed lighting. The Planning Commission finds that the lighting is consistent with the intent and spirit of the lighting ordinance in that it would create lighting within the area to be used for entertaining and the wattage and design of the lights will be sufficiently controlled to mitigate any potential lighting impacts to the neighbor, while overall preserving city darkness. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Conditional Use Permit and a Site Plan Review in Zoning Case No. 891 to convert a previously constructed cabana and covered porch into a guest house and the raised deck, subject to the following conditions: A. The Conditional Use Permit and Site Plan approval 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 17.42.070(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 thereunder shall lapse; provided that the City has given the applicants written notice to 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 the Permit, or shown otherwise on an approved plan. Reso. 2015-25 7 Crest Rd. E. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated December 4, 2015, except as otherwise provided in these conditions. E. The working drawings submitted to the Building Department for plan check review must conform to the development plan approved with this application. F. There shall be no grading for this project, other than removal of dirt for the patio. G. Structural lot coverage shall not exceed 9,212 square feet or 6.4%. H. Total lot coverage of structures and paved areas shall not exceed 28,973 square feet or 20.1 % in conformance with lot coverage limitations. I. The disturbed area of the lot shall not exceed 34,241 square feet or 23.8% of the net lot area in conformance with lot disturbance limitations. J. Residential building pad coverage on the 45,001 square foot residential building pad shall be 18.0%, which includes the guest house. The stable building pad coverage of 14.1 % shall remain. K. The proposed guest house shall not exceed 421 square feet and shall meet all requirements of the Zoning Code, which include, but is not limited to the following: Reso. 2015-25 7 Crest Rd. E. a. A kitchenette and sanitary facility consisting of a shower, sink and toilet may be permitted. b. No vehicular access or paved parking area shall be developed within fifty feet of the guest house. c. Occupancy of the guest house shall be limited to persons employed on the premises, the immediate family of the occupants of the main residence or by the temporary guests of the occupants of the main residence. No temporary guest may remain in occupancy for more than thirty days in any six-month period. d. Renting of a guest house is prohibited. e. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. f. A landscaping plan shall be submitted to the Planning Department • • L. The stable and corral shall remain on the lot or an area for a stable and corral shall be maintained at all times on the property. M. The guest house shall be screened from the street and neighboring properties. If landscaping is proposed in connection with the construction of the guest house, it shall be designed using native plants, shrubs and trees. The trees and shrubs used in the landscaping scheme shall be planted so as not to obstruct views of neighboring properties but to screen the use, and which does not grow into a living wall (hedge) and which shall not exceed the ridge height of the guest house. N. The splash wall behind the outdoor kitchen must be built flush with the kitchen; may not exceed 5' in height and may extend no more than 18" in either direction of the kitchen. O. The trellis above the outdoor kitchen may not be further enclosed by any means including lattice or solid planks, walls or panels; and the remaining three sides must remain open. P. The lights suspended from the trellis are approved. The light bulbs in the suspended fixtures shall not exceed the wattage proposed with this application and called out on the plans dated December 4, 2015. Any other lights on the lot shall meet the City's lighting ordinance requirements. Q. The 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 permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. R. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. S. 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. T. 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 Reso. 2015-25 7 Crest Rd. E. A • • mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. U. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of septic tanks. 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 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 (BMP's) related to solid waste. X. Minimum of 50% of the construction material spoils shall be recycled and diverted. The hauler shall provide the appropriate documentation to the City. Y. Until the applicants execute an Affidavit of Acceptance of all conditions of this approval, the approvals shall not be effective. Z. All conditions of the Conditional Use and Site Plan approval, that apply, shall be complied with prior to the issuance of building permit from the County of Los Angeles. PASSED, APPROVED AND ADOPT H) 15th D Y DE EMBER 2015. AD tHELF, CHAIRMAN ATTEST: 41-e,tawt HEIDI LUCE, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. Reso. 2015-25 7 Crest Rd. E. • STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) ) §§ I certify that the foregoing Resolution No. 2015-25 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AND REQUEST FOR MODIFICATION OF THE LIGHTING AT 7 CREST ROAD EAST INZONING CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY). was approved and adopted at a regular meeting of the Planning Commission on December 15, 2015 by the following roll call vote: AYES: Commissioners Cardenas, Kirkpatrick, Gray, Smith and Chairman Chelf. NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices. *tit ktb HEIDI LUCE CITY CLERK Reso. 2015-25 7 Crest Rd. E. i • C;t olie0ii ,.y TO: FROM: APPLICATION NO: SITE LOCATION: ZONING/LOT SIZE: APPLICANT: PUBLISHED: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377-7288 Agenda Item No.: 6C Mtg. Date: 12/15/15 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR ZONING CASE NO. 891 7 CREST ROAD EAST (LOT 3-FT) RA-S-2, 4.0 ACRES GROSS STEPHEN AND LORI DOTY NOVEMBER 5, 2015 REQUEST AND RECOMMENDATION 1. The applicants submitted requests for a Conditional Use Permit to convert an existing 124 Square foot cabana and attached 297 square foot roofed patio to a 421 square foot guesthouse and a Site Plan Review to convert a portion of an existing raised planter adjacent to the proposed guesthouse into a 117 square foot raised deck at a height of 3-feet 3-inches above the adjacent finished grade. The applicant also requested an interpretation of the lighting provisions to determine if the proposed lights within a proposed trellis meet the spirit of the Lighting Ordinance and are warranted due to exceptional architectural design. The proposed lights would be suspended from the trellis joists and consist of three 14-watt pendant LED lights above the outdoor kitchen, and five 8-watt low -voltage LED "down lights" to illuminate the remaining area of the covered patio. Originally, the applicants also requested a Site Plan Review and a Variance to construct a 5' high wall flush with an outdoor kitchen structure, which is to be located on a patio under a proposed trellis. The wall would extend 12' beyond the kitchen on the north side and 3 feet on the south side; and the wall would not average out to 2.5 feet. Also proposed is the construction of a 10' high, 319 square foot detached trellis, (reduced from 624 square feet). The outdoor kitchen is to be located under this trellis. 2. The Planning Commission conducted public hearings at a field trip to the subject property on November 17, 2015 and at its regular meeting on the same date and directed the applicant to revise the project to eliminate the 5' wall extension from the outdoor kitchen. The Planning Commission deemed that portion of the wall that would ZC NO. 891 Printed on Recycled Paper • • be flush with the outdoor kitchen amenities to be considered a backsplash and allowed the backsplash to extend on either side of the kitchen by no more than 18" and permitted the lights. The Planning Commission directed staff to prepare a Resolution of approval of this project, subject to those changes. 3. At the field trip the project was not property staked. Following the evening Planning Commission meeting, staff was informed by a neighbor that although the neighbors received a notification of the hearing, since the project was not staked, it is unknown if anyone would comment on the project, if they were able to see it staked. Staff requested that the applicant stake the trellis including the posts and the roof. The cabana exists and it will be enclosed. No changes to the height or footprint are proposed. Notices were mailed to the neighbors informing them of the project and that it will be considered at the 12/15/15 Planning Commission meeting. As of the writing of this report no comments were received from neighbors. 4. The applicants removed the 5' wall that projected beyond the outdoor kitchen; retained 18" on each side of the kitchen and reduced the trellis to 319 square feet. The number of proposed lights under the trellis was also reduced. 5. The attached Resolution No. 2015-25 contains standard findings of fact and conditions, including conditions specific to this case, such as: 1. The light bulbs in the suspended fixtures shall not exceed the wattage proposed with this application and called out on the plans. 2. Any other lights on the lot shall meet the City's lighting ordinance requirements. 3. All requirements of Section 17.16.210 A.5 of the Zoning Ordinance related to guest houses shall be met. 4. The landscaping shall comply with the City's Water Efficient Landscape Ordinance. 6. It is recommended that the Planning Commission review and consider the attached Resolution for approval. ZC NO. 891 RESOLUTION NO. 2015-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AT 7 CREST ROAD EAST IN ZONING CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY). 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. Stephen Doty with respect to real property located at 7 Crest Road East, (Lot 3-FT), Rolling Hills, CA requesting a Conditional Use Permit to convert 124 square foot cabana and attached 297 square foot roofed patio to a 421 square foot guesthouse and a Site Plan Review to convert a portion of an existing raised planter adjacent to the proposed guesthouse into a 117 square foot raised deck at a height of 3-feet 3-inches above the adjacent finished grade. The applicant also requested an interpretation of the Lighting provisions to determine if the proposed lights within a proposed trellis meet the spirit of the Lighting Ordinance and are warranted due to exceptional architectural design. The proposed lights would be suspended from the trellis joists and consist of three 14- watt pendant LED lights above the outdoor kitchen, and five 8-watt low -voltage LED "down lights" to illuminate the remaining area of the covered patio. Section 2. The Planning Commission conducted duly noticed public hearing to consider the application on November 17, 2015 in the field and at their regular meeting on November 17, 2015 in the evening. 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. Also proposed is the construction of a 10' high, 319 square foot detached trellis, under which an outdoor kitchen amenities and the proposed lighting would be located. These amenities are approvable administratively. Section 4. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a guest house under certain conditions, provided the Planning Commission approves a Conditional Use Permit. The applicant is requesting to construct a 421 square foot guest house within the footprint of the existing cabana and Reso. 2015-25 7 Crest Rd. E. . • covered porch. With respect to this request for a Conditional Use Permit, the Planning Commission finds as follows: A. The granting of a Conditional Use Permit for the conversion of a cabana to a guest house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan and will be desirable for the public convenience and welfare because the use is consistent with similar uses in the community, and the area proposed for the guest house would be located in an area on the property where such use will not change the existing configuration of structures on the lot. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the guest house will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the proposed structure will be located in a an area already occupied by a similar structure and is on a separate building pad with the pool and will promote pad integration. The proposed guest house is of sufficient distance from nearby residences so that it will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house will comply with the low profile residential development pattern of the community. The height of the structure will remain at the existing height. D. The proposed conditional use complies with all applicable development standards of the zone district because the 421 square foot size of the guest house is less than the maximum permitted under the Municipal Code. E. The proposed conditional 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 because the project site is not listed on the current State of California Hazardous Waste and Substances Sites List. F. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because a stable and adjacent corral and access exist on the property. Section 6. A Site Plan Review is required subject to Section 17.46.020 of the Zoning Ordinance, in that the proposed partially raised deck is a structural addition. With respect to the Site Plan Review application for the subject deck, the Planning Commission makes the following findings of fact: A. The proposed development is compliant with all requirements of the Zoning Ordinance and is compatible with the General Plan and surrounding uses because the proposed project is consistent with goals and policies that require low profile, low -density residential development with sufficient open space between surrounding structures. The deck construction will occur in an area previously graded Reso. 2015-25 7 Crest Rd. E. • • and disturbed and there will be no new grading. The elevated condition and "bulk" of the new deck will be mitigated, as the new deck area will be visually shielded by vegetation. B. The development plan substantially preserves the natural and undeveloped state of the lot because no grading is required and the proposed deck improvement is relatively minor change to an existing outdoor patio area, and would be located instead of a planter surrounded by a wall. The construction will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed improvements will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with vegetation and is of sufficient distance from nearby residences so that the proposed project will not impact the view or privacy of surrounding neighbors. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The proposed project is consistent with the scale of homes in the surrounding RA-S-2 similarly zoned neighborhood. The proposed project entails a construction of a raised deck approximately 117 square feet in area, within an existing outdoor living and recreational area on the property and would be adjacent to the gust house, for the purpose of enhancing and facilitating outdoor living next to the guest house, a common residential amenity enjoyed by property owners throughout the City. The proposed raised deck would be located above and within the same configuration as an existing raised planter. D. The proposed patio, replacing a portion of a raised planter, will be 3 feet 3 inches at the highest point, above the adjoining steps of an exiting stairway that provides access to the pool area. The raised condition occurs only on the stairway side and will be even with the adjoining grades on all other sides. E. Natural drainage courses will not be affected by the project. No grading is proposed and therefore existing drainage channels are not anticipated to be impacted. The project construction will not be located in a canyon or on existing slopes that exceed 25%. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because no change is proposed to the existing driveway, which is in compliance with applicable requirements. Section 7. Outdoor lighting in Rolling Hills is regulated by RHMC 17.16.190.E. To preserve the pastoral and tranquil environment of the City through nighttime darkness, limited lighting is allowed outside a home in conformance with Reso. 2015-25 7 Crest Rd. E. 3 • • certain performance standards. Ambient light from fixtures mounted on walls or porches to illuminate nearby patios or terraces while used for entertaining are allowed and do not have to shine downwards. The applicant has submitted a lighting plan for a proposed 319 square foot 10-foot tall trellis that is to be constructed on a new patio near the home. The plan calls for three 14-watt pendant LED lights to be suspended from the trellis joists above an outdoor kitchen, and five 8-watt low -voltage LED "down lights" that will be also attached to the trellis joists to illuminate the areas that are not lit by the pendants. These light are not specifically listed as permitted in the lighting ordinance. However, Section 17.16.190E(3) allows for modifications subject to the Planning Commission approval. The applicant has requested that the Planning Commission review the proposed lighting. The Planning Commission finds that the lighting is consistent with the intent and spirit of the lighting ordinance in that it would create lighting within the area to be used for entertaining and the wattage and design of the lights will be sufficiently controlled to mitigate any potential lighting impacts to the neighbor, while overall preserving city darkness. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Conditional Use Permit and a Site Plan Review in Zoning Case No. 891 to convert a previously constructed cabana and covered porch into a guest house and the raised deck, subject to the following conditions: A. The Conditional Use Permit and Site Plan approval 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 17.42.070(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 thereunder shall lapse; provided that the City has given the applicants written notice to 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 the Permit, or shown otherwise on an approved plan. Reso. 2015-25 7 Crest Rd. E. 4 1 • • D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated December 4, 2015, except as otherwise provided in these conditions. E. The working drawings submitted to the Building Department for plan check review must conform to the development plan approved with this application. F. There shall be no grading for this project, other than removal of dirt for the patio. G. Structural lot coverage shall not exceed 9,212 square feet or 6.4%. H. Total lot coverage of structures and paved areas shall not exceed 28,973 square feet or 20.1% in conformance with lot coverage limitations. I. The disturbed area of the lot shall not exceed 34,241 square feet or 23.8% of the net lot area in conformance with lot disturbance limitations. J. Residential building pad coverage on the 45,001 square foot residential building pad shall be 18.0%, which includes the guest house. The stable building pad coverage of 14.1 % shall remain. K. The proposed guest house shall not exceed 421 square feet and shall meet all requirements of the Zoning Code, which include, but is not limited to the following: a. A kitchenette and sanitary facility consisting of a shower, sink and toilet may be permitted. b. No vehicular access or paved parking area shall be developed within fifty feet of the guest house. c. Occupancy of the guest house shall be limited to persons employed on the premises, the immediate family of the occupants of the main residence or by the temporary guests of the occupants of the main residence. No temporary guest may remain in occupancy for more than thirty days in any six-month period. d. Renting of a guest house is prohibited. e. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. f. A landscaping plan shall be submitted to the Planning Department Reso. 2015-25 7 Crest Rd. E. • • L. The stable and corral shall remain on the lot or an area for a stable and corral shall be maintained at all times on the property. M. The guest house shall be screened from the street and neighboring properties. If landscaping is proposed in connection with the construction of the guest house, it shall be designed using native plants, shrubs and trees. The trees and shrubs used in the landscaping scheme shall be planted so as not to obstruct views of neighboring properties but to screen the use, and which does not grow into a living wall (hedge) and which shall not exceed the ridge height of the guest house. N. The lights suspended from the trellis are approved. The light bulbs in the suspended fixtures shall not exceed the wattage proposed with this application and called out on the plans dated December 4, 2015. Any other lights on the lot shall meet the City's lighting ordinance requirements. O. The 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 permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. P. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. Q. 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. R. 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. S. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of septic tanks. Reso. 2015-25 7 Crest Rd. E. f • • T. The property owners shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of stormwater drainage facilities. U. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) related to solid waste. W. Minimum of 50% of the construction material spoils shall be recycled and diverted. The hauler shall provide the appropriate documentation to the City. W. Until the applicants execute an Affidavit of Acceptance of all conditions of this approval, the approvals shall not be effective. X. All conditions of the Conditional Use and Site Plan approval, that apply, shall be complied with prior to the issuance of building permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 15th DAY OF DECEMBER 2015. BRAD CHELF, CHAIRMAN ATTEST: HEIDI LUCE, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. Reso. 2015-25 7 Crest Rd. E. 7 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS I certify that the foregoing Resolution No. 2015-25 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT AND A SITE PLAN REVIEW TO FILL IN AND CONVERT AN EXISTING CABANA TO A GUEST HOUSE AND TO CONSTRUCT A RAISED DECK AT 7 CREST ROAD EAST IN ZONING CASE NO. 891 (LOT 3-FT), ROLLING HILLS, CA. (DOTY). was approved and adopted at a regular meeting of the Planning Commission on December 15, 2015 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. Reso. 2015-25 7 Crest Rd. E. CITY CLERK 8 • • • City ol Rolling ,}4litio TO: FROM: APPLICATION NO: SITE LOCATION: ZONING/LOT SIZE: APPLICANT: PUBLISHED: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF 90274 (310) 377.1521 FAX: (310) 377-7288 Agenda Item No.: FT Mtg. Date: 11/17/15 HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR ZONING CASE NO. 891 7 CREST ROAD EAST (LOT 3-FT) RA-S-2, 4.0 ACRES GROSS STEPHEN AND LORI DOTY NOVEMBER 5, 2015 REQUEST AND RECOMMENDATION 1. The applicants have submitted requests for: 1) Conditional Use Permit to convert an existing 124 Square foot cabana and attached 297 square foot roofed patio to a 421 square foot guesthouse; 2) a Site Plan Review to convert a portion of an existing raised planter adjacent to the proposed guesthouse into a 117 square foot patio at a height of 3- feet 3-inches above the adjacent finished grade; and 3) a Variance to construct a 5-foot tall screen wall at the perimeter of a proposed outdoor kitchen and patio that does not average out to a height of 2.5 feet. Also proposed is construction of a 400 square foot detached trellis. 2. It is recommended that the Planning Commission view the project in the field, open the public hearing, take public testimony and reconvene the meeting at the evening Planning Commission meeting starting at 6:30 PM, or provide other direction to staff. BACKGROUND 3. The subject property, zoned RA-S-2, contains 4 acres (gross) and 143,852 square feet (3.3 acres) of net lot area and is located on the south side of Crest Drive East. There are two building pads, a main residential pad located towards the lot front and a stable pad below, towards the rear. The main residential building pad is developed with structures, extensive hardscape and plantings, including a 4,712 square foot residence/attached 1,036 square foot garage (built 1988), a 124 square foot pool cabana ZC No. 891 Printed on Recycled Paper • . • and 297 square foot roofed patio/outdoor bar; and at the lower area of the pad there is a 1,060 square foot pool/spa and surrounding deck. The stable pad is located approximately 50 feet to the rear, below the residential pad and is improved with a 717 square foot stable, and a corral/paddock area constructed in 2007. The tack room windows are currently being replaced, but no other changes are proposed in this area. 4. In May 2015, the City approved an over-the-counter application for a remodel of the main residence, which is currently underway. Most recently in October, another over-the-counter approval was granted for various landscaping and hardscape improvements, including updating vegetation with drought tolerant plants, construction of an outdoor kitchen and additional on -grade patio areas, a new on -grade stairway connecting the upper and mid levels, and replacement of pathway lighting along the driveway. In analyzing code compliance for this application, the over-the- counter home remodel and landscaping plan approvals are counted as "existing/ approved". The applicant's intent in this application is to supplement the already approved enhancements with accessory structure improvements, including the subject guest house and small contiguous raised patio (replacing the existing pool cabana and roofed patio on the mid -level) and a new open trellis and screen wall on the new upper level patio. The proposed screen wall that is the subject of the Variance, is 33 ft, 7 inches in length, 5-feet tall, and is intended to screen the view of the proposed guest house roof from the new upper level patio. The applicant also proposes to install new lighting fixtures within the open trellis on the top level, which will be discussed further in this report. MUNICIPAL CODE COMPLIANCE 5. The net lot area of the lot is 143,852 square feet. The existing structural lot coverage of 9,199 square feet (6.39%) is proposed to be increased to 6.67% (20% maximum permitted). The total (structural and flatwork) existing lot coverage is 27,930 square feet or 19.41%, which will be increased to 28,330 square feet, or 19.69 % (35% maximum permitted). 6. The existing residential building pad is 45,001 square feet and the existing coverage on this pad is 16.75%. This will increase, due to a new 400 square foot trellis, to 18.31 % coverage (guideline of 30%). The proposed guest house will be located within the existing cabana/roofed patio structure footprint. 7. The disturbed area of the lot is 34,241 square feet or 23.8% (40% maximum permitted). There will be no increase in the amount of disturbed area. ZC No. 891 8. Guest house CUP Review. The applicant is proposing to remodel the 124 square foot cabana with 297 square foot roofed patio, enclosing and converting it into a guest house of the same square footage and using the same footprint and height of 11.5 feet. The proposed guesthouse will have sleeping quarters, a closet and bathroom. The existing pool equipment enclosure attached to the cabana will remain unchanged. In converting the use, the applicant must obtain a Conditional Use Permit and comply with eight criteria or conditions in accordance with Section 17.16.210 A.5 of the Zoning Ordinance as follows: 5. Guest house is allowed with a CUP providing that the following conditions are met: a. Shall not exceed eight hundred square feet. b. Shall not be located in the front yard or any setback. c. A kitchenette and sanitary facility consisting of a shower, sink and toilet shall be permitted. d. No vehicular access or paved parking area shall be developed within fifty feet of the guest house. e. Occupancy of the guest house shall be limited to persons employed on the premises, the immediate family of the occupants of the main residence or by the temporary guests of the occupants of the main residence. No temporary guest may remain in occupancy for more than thirty days in any six-month period. f. Renting of a guest house is prohibited. g. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. h. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff or Planning Commission - if requested, for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. The proposed guesthouse will comply with all of the above criteria. 9. Raised Patio Site Plan Review. The applicant proposes to convert a portion of an existing raised planter on the south side of the existing cabana/roofed patio to a 117 square foot patio, to provide a small outdoor recreation area for the guesthouse facing the pool below. Section 17.46.02 of the Zoning Ordinance requires approval of a Site Plan Review for patios that are higher than one foot above grade. The proposed patio, replacing a portion of a raised planter, will be 3 feet 3 inches at the highest point, above the adjoining steps of an exiting stairway that provides access to the pool area. The ZC No. 891 • • raised condition occurs only on the stairway side and will be even with the adjoining grades on all other sides. 10. Screen Wall Site Plan Review/Variance. The applicant proposes a 33'7" long 5- foot tall solid wall in the upper area along the edge of an outdoor kitchen and patio. A 26-foot long portion of the wall will border a patio covered by an open trellis and the remaining 7 foot 7" portion will border an uncovered patio. The wall's purpose is to screen the view of the back and roof of the new guest house from the patio and trellis area. A Site Plan Review is required because the wall height exceeds 3 feet, and a Variance is required in that the wall, being continuously 5 feet tall, does not have an average height of 2.5 feet maximum (RHMC 17.16.190.F). 11. Code interpretation: new outdoor trellis lighting. Outdoor lighting in Rolling Hills is regulated by RHMC 17.16.190.E. (Ord. 302 attached). To preserve the pastoral and tranquil environment of the City through nighttime darkness, only the following kinds of lighting are allowed outside a home in conformance with certain performance standards: along pedestrian paths and driveways; security lights on timers; address sign lights; entry post lights; temporary holiday or special event lights, and lighting on exterior walls and porches. The last category allows ambient light from fixtures mounted on walls or porches to illuminate nearby patios or terraces while used for entertaining and do not have to shine downwards. The applicant has submitted a lighting plan for a proposed 400 square foot 10-foot tall trellis that is to be constructed on a new patio near the home (same patio that is the location of the variance screen wall). The plan (see plan, Sheet L1.2) calls for four 14- watt pendant LED lights to be suspended from the trellis joists above an outdoor kitchen, and ten 8-watt low -voltage LED "down lights" that will be also attached to the trellis joists to illuminate the areas that are not lit by the pendants. The applicant has requested that the Planning Commission review the proposed lighting and find that the lighting is consistent with the intent and spirit of the lighting ordinance in that it would create lighting within the area to be used for entertaining and the wattage and design of the lights will be sufficiently controlled to mitigate any potential lighting impacts to the neighbor, while overall preserving city darkness. In its review of the lighting, the Planning Commission has the ability to impose appropriate conditions on the project Site Plan Review to ensure that the proposed lighting is consistent with the lighting code and will not create unwanted conditions or impacts such as glare to a neighbor(s) or excessive nighttime light/glow coming from the property. 12. As a condition of the interior remodel project that is currently underway, the property owner is required to convert the overhead utility lines serving the main ZC No. 891 • • residence to underground. The utility lines serving the proposed guest house will also be required to be placed underground as a condition of approval of this application. 13. When reviewing this development application the Planning Commission should consider whether the proposed project meets the criteria for a Conditional Use Permit Site Plan Review and Variance. 14. In reviewing a CUP the Planning Commission must find that the use is consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the use will not adversely affect adjacent properties. The guesthouse is not expected to have any negative effect on adjacent properties. As noted in the code criteria for quest houses, occupancy of the guest house is restricted to persons employed on the premises or by temporary guests for maximum 30 days over a six-month period. 15. On November 3, the Rolling Hills Architectural Committee reviewed the 5-foot tall screen wall, and did not object to the concept on the basis that the structure serves generally as a backsplash for the outdoor kitchen. 16. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) as a "Category 3" exemption (CEQA Guidelines, Section 15303), in that it involves the construction or conversion of one or more small residential structures. ZONING CASE NO. 891 SITE PLAN REVIEW/CUP/VAR 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 screen wall over three feet tall. CUP for new guest house; Variance required for screen wall height not averaging to 2.5 feet. ZC No. 891 EXISTING Single family residence with accessory structures, including cabana/pool house, trellises, stable. Residence 4,712 sq.ft. Garage 1,036 sq.ft. Pool 1,060 sq.ft. Pool eqpmt. 102 sq.ft. Stable 717 sq.ft. Entry trellis 250 sq.ft Pool Trellis 519 sq.ft. Gazebo at stable 152 sq.ft. Outdoor bar 230 sq.ft. Cabana 124 sq.ft. Covered patio 297 sq.ft. Total: 9,199 sq.ft. PROPOSED Same as existing, but convert cabana to a guest house with 117 sf raised patio, new 5-ft screen wall , new outdoor trellis lights. Residence 4,712 sq.ft. Garage 1,036 sq.ft. Pool 1,060 sq.ft. Pool eqpmt. 102 sq.ft. Stable 717 sq.ft. Entry trellis Pool Trellis Gazebo at stable Outdr kitchen Trellis out. kitch Guest House Total 250 sq.ft. 519 sq.ft. 152 sq.ft. 230 sq.ft. 400 sq.ft. 421 sq.ft. 9,599 sq.ft. ti Guest House: maximum 800 sq. ft; none STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35 % maximum) RESIDENTIAL BUILDING PAD COVERAGE GRADING DISTURBED AREA 40% maximum STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS SITE PLAN REVIEW CRITERIA 6.39% 19.41% 16.75 % IN/A 123.8% or 34,241 sq.ft. Stable: 717 sq.ft. Corral: 2,500 sq. ft. From Crest Road E. Existing off Crest Road N/A N/A 421 sq. ft. 6.67% of 143,852 sq.ft. net lot area 28,330 sq.ft. or 19.69% 18.31 % of 45,001 sq.ft. resid. bldg.pad (with deductions) None No change No change No change No change Planning Commission review Planning Commission review 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; ZC No. 891 c3 • • 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: 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 uses 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; ZC No. 891 • • 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. 891 CID