PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT DATE: TO: Hearing Officer SUBJECT: Hillside Development Permit #6453 LOCATION: APPLICANT: ZONING DESIGNATION: GENERAL PLAN DESIGNATION: CASE PLANNER: STAFF RECOMMENDATION: 320 North San Rafael Avenue Oren Dothan RS-2-HD (Single-Family Residential, 0-2 lots per acre, Hillside Development Overlay District) Low Density Residential Luis Rocha Adopt the Environmental Determination and Specific Findings in Attachment A to approve Hillside Development Permit #6391 with the conditions in Attachment B. PROJECT PROPOSAL: ENVIRONMENTAL DETERMINATION: Hillside Development Permit: To allow first-story and second-story additions that total 1,324 square feet to an existing 3,877 square foot two-story residence. This project has been determined to be exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act (Public Resources Code 21080(b)(9); Administrative Code, Title 14, Chapter 3, 15301, Class 1, Existing Facilities). Section 15301 exempts the construction of additions to existing single-family residences from environmental review. The use of the site would remain a single-family residence.
BACKGROUND: Site characteristics: Adjacent Uses: Adjacent Zoning: Previous zoning cases on this property: The site is a 76,542 square-foot (1.76 acres), irregular shaped property located on the east side of San Rafael Avenue, between Chateau Road and Glen Oaks Boulevard. Currently the lot is developed with a residence, swimming pool, attached cabana and attached three-car garage. The front of the site, containing the existing improvements, is relatively flat and the remainder of the site slopes down to the east. A total of 28,566 square feet of the lot exceeds a slope of 50 percent. The average slope of the remainder of the lot is 20 percent. North Single-Family Residential South Single-Family Residential East Single Family Residential West Single-Family Residential North RS-2-HD (Single-Family Residential, 0-2 lots per acre, Hillside Development Overlay District) South RS-2-HD (Single-Family Residential, 0-2 lots per acre, Hillside Development Overlay District) East RS-2-HD (Single-Family Residential, 0-2 lots per acre, Hillside Development Overlay District) West RS-4-HD (Single-Family Residential, 0-4 lots per acre, Hillside Development Overlay District) None. PROJECT DESCRIPTION: The applicant, Oren Dothan, has submitted a Hillside Development Permit application to allow first-story and second-story additions to an existing 3,877 square -foot two-story residence. Specifically, 249 square feet would be added to the first floor and 1,075 square feet would be added to the existing second floor, bringing the overall size of the house to 5,210 square feet. The first floor additions would be located on the existing building pad and the second floor additions would be built over the existing footprint of the residence. The proposed additions would require minimal grading to the site. The scope of the project also involves converting the existing 750 square-foot attached three-car garage into a 532 square-foot attached two-car garage and remodeling and altering the pool cabana so that it becomes detached. A laundry room and pool bath would remain attached to the garage. The total gross floor area of the subject site, including the attached 532 square-foot two-car garage, 493 square-foot pool cabana and 188 square-foot accessory laundry room and pool bath would be 6,414 square feet. The resulting habitable square footage for the residence would be 5,201 square feet and would exceed the Neighborhood Compatibility requirement by 614 square feet. A Hillside Development Permit is required for second-story additions greater Hearing Officer 2 Hillside Development Permit #6453
than 500 square feet in the RS-2-HD zoning district. No protected trees are proposed for removal as part of the project. The area of the property between the front property line, along San Rafael Avenue, and the existing building pad is relatively flat with minimal grade differences. The existing two-story residence is located towards the front of the property, approximately 85 feet from the front property line and 10 feet from the closest interior property line. An existing swimming pool is located in the front yard, between the residence and the front property line. The remaining areas of the property, behind the existing residence, are sloped and descend down towards the rear property line. The difference in elevation between the graded pad of the existing residence and the lowest elevation near the rear property line is approximately 130 feet. Vehicle access to the site would continue to occur from San Rafael Avenue, a public street, via an existing driveway approach. ANALYSIS: Development Standards Gross Floor Area: In the RS-2-HD zoning district, the maximum allowable gross floor area, which includes all covered parking spaces, accessory structures and enclosed space, is 22.5 percent of the lot area plus 500 square feet. For a lot of 10,000 square feet or more in the Hillside Overlay District, any portions of the lot that exceed a 50 percent slope or any access easement on the lot must be deducted from the lot area for calculating the maximum allowable gross floor area. If the average slope of the remaining lot area exceeds 15 percent, the maximum allowable gross floor area shall be further reduced in compliance with the slope reduction formula as described in Section 17.29.060.A.4 of the City s Zoning Code. According to the information provided as part of the application package, 28,566 square feet of the 76,542 square-foot property exceeds a 50-percent slope. The remaining 47,976 square feet of the property has an average slope that exceeds fifteen percent. Based on the floor area calculation as discussed above, the maximum allowable gross floor area for the site is 11,012 square feet. As proposed, the total gross floor area would be 6,414 square feet, within the allowable floor area for the site. Lot Coverage: The site is also subject to maximum lot coverage requirement. The maximum allowable lot coverage sets limits on the footprint of all covered structures (enclosed or unenclosed) of up to 35 percent of the lot area. The maximum allowable lot coverage for this 76,542 square-foot lot is 26,790 square feet. The proposed lot coverage for this site would be 3,791 square feet or approximately five percent of the lot area. As proposed, the project is in compliance with the lot coverage requirements of the Zoning Code. Setbacks: The minimum required front yard setback for new construction in the Hillside Overlay District is 25 feet. The existing residence is set back approximately 85 feet from the front property line. The proposed additions to the first floor would not encroach toward the front yard and the second floor would be built over portions of the existing residence; thus, the residence would Hearing Officer 3 Hillside Development Permit #6453
remain set back approximately 85 feet from the front property line and would continue to comply with the minimum front yard setback requirement. The minimum required rear yard setback is also 25 feet. The existing residence is located 395 feet from the rear lot line. The residence will maintain the existing setback and would continue to comply with the minimum rear yard setback requirement. The minimum required side yard setback is ten percent of the lot width, with a minimum requirement of five feet and a maximum requirement of ten feet. The width of this lot is approximately 120 feet when measured at the required front yard setback; therefore, the required side yard setback is 10 feet, as measured from each side property line. As proposed, the addition would provide a side setback of 10-4 to the closest side lot line, which is the lot line to the south. All the other side lot lines are located at a distance greater than 11 feet; therefore, the addition complies with the minimum side yard setback requirements. As demonstrated above, the additions, which would all be located on the existing building pad, would comply with the minimum setback requirements. Encroachment Plane: The Zoning Code requires structures not to be located within a side setback encroachment plane sloping upward and inward to the site at a 30-degree angle measured from the vertical, commencing six feet above the existing grade along the interior side property line. As designed, no portions of the proposed construction or the existing residence encroach into the side setback encroachment plane. Height: The maximum allowable height (as measured from existing grade) for properties in the Hillside Overlay District is 28 feet at any point with a maximum overall height of 35 feet, measured from the lowest point to the highest point of the structure. The highest at-any-point height of the proposed addition is 26 feet. Since the pad where the additions will be built are relatively flat, the maximum overall height, inclusive of the second floor addition, is approximately 26-6. The proposed project is in compliance with both height requirements. Parking: The Zoning Code requires two covered parking spaces for a single-family residence. The scope of the project includes the remodeling of the existing three-car garage to provide a two cargarage, in compliance with the single-family parking requirement. In addition, properties within the Hillside Overlay District must provide uncovered off-street guest parking spaces. The project is required to provide four onsite guest parking spaces since the site fronts on a street that does not allow on-street parking on both sides. As demonstrated in the plans, the four required guest parking spaces can be accommodated on the existing driveway leading to the proposed two-car garage and on an existing motor court. As proposed, the project meets the parking requirements of the Zoning Code. Neighborhood Compatibility: The Hillside Overlay District requires that all projects subject to a Hillside Development Permit comply with the Neighborhood Compatibility guidelines. These guidelines are intended to Hearing Officer 4 Hillside Development Permit #6453
ensure that the proposed project is designed to be in-scale and compatible with existing singlefamily residential development within the vicinity. Generally, the neighborhood is defined as the area within a 500-foot radius of the project site. In addition to the floor area ratio requirements of the Zoning Code, the total livable area of the project shall not exceed the Neighborhood Compatibility threshold, which is established by calculating 35 percent above the median floor area of the existing houses within a 500-foot radius of the site. This square footage excludes garages and accessory structures. There are 40 parcels within the City developed with single-family residences within a 500-foot radius of the site. According to records from the Los Angeles County Assessor, the median floor area of these residences is 3,398 square feet (excluding garages and other accessory structures). Thirty five-percent above this median is 4,587 square feet. The proposed livable area of the project is 5,201 square feet and exceeds the Neighborhood Compatibility threshold by 614 square feet. The analyses are incorporated in this report as Attachment C. As proposed, the project does not comply with the Neighborhood Compatibility requirement. On a case-by-case basis, a project may exceed the Neighborhood Compatibility threshold, if a project meets the following criteria: 1. Compliance with View Protection provision (17.29.060(E)) of the Hillside District Ordinance; 2. Compliance with Ridgeline Protection provision (17.29.050(C)) of the Hillside District Ordinance; and 3. Proposed floor area ration (FAR) (not including garage) is consistent with the average FAR (not including garage) in the neighborhood. Staff is not required to recommend approval of the excess floor area if all three criteria are met, but may do so on a case-by-case basis. The project is in compliance with the View Protection provision (17.29.060(E)) and Ridgeline Protection provision (17.29.050(C)) of the Hillside District Ordinance. The site is not located within or would disturb any prominent ridgelines and the proposed project is designed not to block any views, as discussed below. Staff analyzed the proposed FAR of the project and properties within the neighborhood established by the 500-foot radius as required by Criteria No. 3. Using the Assessor s data, the average FAR of the properties within the neighborhood is ten percent. The FAR of the proposed residence would be 6.8 percent and as a result would be below and consistent with the average FAR in the neighborhood. As such, staff is of the opinion that the maximum allowable house size as calculated by the Neighborhood Compatibility guidelines may be approved to be exceeded in this particular case. Based on the analyses, staff finds that the project is in scale with the context and character of the development in the neighborhood and in is in conformance with the View Protection and Ridgeline Protection provisions for projects in the Hillside Overlay District; as a result, the proposed project complies with the Neighborhood Compatibility requirement. View Protection Although the existing house is visible from surrounding properties, the placement of the additions would not impede the protected view of an adjoining property. The Zoning Code requires that a proposed structure shall be designed and located so that it avoids blocking views Hearing Officer 5 Hillside Development Permit #6453
from surrounding properties to the maximum extent feasible. Specifically, additions shall not be placed directly in the view of the primary living areas on a neighboring parcel. Primary living area refers to living rooms, family rooms, patios, but not a kitchen, bedroom, or bathroom. The adjoining residences to the east, located approximately 460 feet away, have a finished grade of approximately 60 feet below the building pad of the subject site and would not have any proposed structure placed directly in the view of a primary living area. The adjoining properties to the north and south have building pads on the same elevation as the subject site and have an easterly view towards the Arroyo Seco. The side property lines, separating the north and south properties from the subject site, are currently highly vegetated with mature trees that reduce visibility into the subject site. The propose additions would not be placed directly in the view of a primary living areas of the abutting properties to the north or south and therefore would maintain their easterly view towards the Arroyo Seco. The nearest residence to the west, across San Rafael Avenue, is located approximately 200 feet away and is sited at an elevation approximately 26 feet above the building pad of the subject site and therefore would not have a view impeded by the placement of the proposed addition. Ridgeline Protection The proposed additions to the residence would comply with the ridgeline protection standards of the Zoning Code. There are no ridgelines adjacent to the subject property. Therefore, no part of the proposed additions to the residence would appear silhouetted against the sky above a ridge when viewed from a public street or park. Architecture, Colors and Materials: The existing residences in this neighborhood were built with varying architectural styles over different time periods, which resulted in no dominating architectural style for the neighborhood. The existing two-story residence on the site was built in 1948 and was designed in a vernacular style with influences from the Prairie and Mediterranean architectural styles that were common at the time. The additions to the home would be designed to architecturally match the existing home. The proposed colors for the addition will match the existing residence. The applicant will utilize light brown for the exterior walls and dark grey colors for the roof and fascia. The proposed design, materials, and color palette are consistent with the applicable design criteria (architectural features) for the Hillside Overlay district, specifically the requirement for darker tones, including earth tones, on the building walls and the roof. Preliminary Geotechnical Report: A Soils Engineering Report for the project site was prepared by Rybak Geotechnical, Inc. on February 1, 2016. The field report summarizes the results of soil sample analysis and field exploration in order to provide site-specific recommendations as they relate to the proposed construction of the addition to the residence. The subsurface exploration consisted of collecting samples in areas of influence that are believed to be encountered during construction, as well as collecting bulk samples to determine the expansion index and other pertinent geotechnical engineering properties. Based on the samples collected, field geologic mapping, review of the report, research of available records, consultation and review of the development plans, it is found that the construction of the proposed project is feasible from a geologic and soils engineering standpoint with the recommendations contained in the report. Hearing Officer 6 Hillside Development Permit #6453
Tree Protection Ordinance and Preliminary Landscape Plan: A tree inventory submitted by the applicant identified that the site contains 19 trees in total. Based on the tree inventory, there are four trees that are classified as protected trees under the City s Tree Protection Ordinance. The applicant is not proposing to remove any of the protected trees. The applicant proposes the removal of 11 trees (#1-7and #15-18) that are not protected trees under the City s Tree Protection Ordinance. As the site is located in the Hillside Overlay district, Chapter 17.44 (Landscaping) of the Zoning Code is applicable to the site in addition to the Tree Protection Ordinance. This section of the Zoning Code requires a 24-inch box or larger replacement tree for the removal of each tree in excess of eight inches in diameter for projects within the Hillside Overlay District. All of the 11 trees proposed to be removed fall under this size criterion. A condition of approval would be added requiring that the replacement trees be selected from the list of native or specimen trees. Additionally, conditions of approval would also be added requiring the applicant to submit a final landscape and irrigation plan, in compliance with Chapter 17.44 of the Zoning Code, identifying all remaining and proposed vegetation and trees along with plans for building permit GENERAL PLAN CONSITENCY: The subject site is designated as Low Density Residential in the Land Use Element of the General Plan. The use of the site would remain a single-family residence; therefore, the character of the single-family neighborhood would be maintained. General Plan Land Use Policy 21.9 (Hillside Housing) requires additions to maintain appropriate scale, massing and access to residential structures located in hillside areas. The proposed addition complies with all the development standards set forth in the City s Zoning Code, the habitable area of the proposed residence is compatible with the habitable area of the residences in the immediate neighborhood, and the project has been designed to match the architectural style of the existing residence. Additionally, the addition s scale and massing is in keeping with the scale and setting of the surrounding residences. Therefore staff finds that the project would be consistent with the General Plan. ENVIRONMENTAL REVIEW: This project has been determined to be exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act (Public Resources Code 21080(b)(9); Administrative Code, Title 14, Chapter 3, 15301, Class 1, Existing Facilities). Section 15301 exempts from environmental review the construction of additions to existing single-family residences. The use of the site will remain as a single-family residence. REVIEW BY OTHER CITY DEPARTMENTS: The project has been reviewed by the Building and Safety Division, Fire Department, Department of Transportation, Department of Public Works, and Design and Historic Preservation Section. The Fire Department, Department of Transportation and Design and Historic Preservation Section had no concerns at this time and would review the plans through the building permit plan check process. The Building and Division Safety Division and the Department of Public Works provided comments and recommended conditions of approval, which have been incorporated to this report under Attachment B Recommended Conditions of Approval. Hearing Officer 7 Hillside Development Permit #6453
CONCLUSION: Staff concludes that the findings necessary for approving the Hillside Development Permit can be made (Attachment A). The proposed project meets all applicable development standards required by the Zoning Code, including the Neighborhood Compatibility guidelines of the Hillside Ordinance. Furthermore, no variances are required for the project. Conditions of approval would ensure that the project is compatible with the surrounding neighborhood. Therefore, staff recommends approval of the Hillside Development Permit, subject to the findings in Attachment A and recommended conditions of approval in Attachment B. ATTACHMENTS: Attachment A: Hillside Development Permit Findings Attachment B: Recommended Conditions of Approval Attachment C: Neighborhood Compatibility Analysis Hearing Officer 8 Hillside Development Permit #6453
ATTACHMENT A SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT PERMIT #6453 Hillside Development Permit To allow first-story and second-story additions to an existing twostory single-family residence in the Hillside Overlay District: 1. The proposed use is allowed with a Hillside Development Permit within the applicable zoning district and complies with all applicable provisions of this Zoning Code. A singlefamily residential use is allowed in the RS-2-HD (Residential Single-Family, Hillside Development Overlay District) zoning district. In addition, the proposed addition will be in compliance with all applicable development standards, including maximum allowable floor area, lot coverage, setbacks, building height, and off-street parking requirements of the RS- 2-HD zoning district. 2. The location of the proposed use complies with the special purposes of this Zoning Code and the purposes of the applicable zoning district. The subject property is zoned RS-2-HD, which is designated primarily for single-family residential purposes. The properties in the neighborhood are currently developed with single-family residences, and the project will be consistent with existing development in the vicinity. As analyzed, the project will meet all applicable development standards of the Zoning Code and no variances are required in conjunction with the proposal. 3. The proposed use is in conformance with the goals, policies, and objectives of the General Plan and the purpose and intent of any applicable specific plan. The subject site is designated as Low Density Residential in the Land Use Element of the General Plan. The use of the site would remain a single-family residence; therefore, the character of the singlefamily neighborhood would be maintained. General Plan Land Use Policy 21.9 (Hillside Housing) requires additions to maintain appropriate scale, massing and access to residential structures located in hillside areas. The proposed addition complies with all the development standards set forth in the City s Zoning Code, the habitable area of the proposed residence is compatible with the habitable area of the residences in the immediate neighborhood, and the project has been designed to match the architectural style of the existing residence. Additionally, the addition s scale and massing is in keeping with the scale and setting of the surrounding residences. Therefore staff finds that the project would be consistent with the General Plan. 4. The establishment, maintenance, or operation of the use would not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The use of the site will be a single-family residence. With adherence to the recommended conditions of approval, and applicable development standards, the project will be constructed in such a manner as to minimize impacts to surrounding property owners. Conditions of approval will ensure that the establishment, maintenance, and operation of the use will be compatible with the surrounding neighborhood. Therefore, the proposed project will not be detrimental to the public health, safety, or welfare of persons or properties within the surrounding neighborhood. 5. The use, as described and conditionally approved, would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. The use of the site will be a single-family residence. The proposed residence will be constructed in compliance with the current Building Code and Zoning standards. Furthermore, the City s Hearing Officer 9 Hillside Development Permit #6453
plan check process will ensure that the proposed project will meet all of the applicable building and safety and fire requirements and all applicable requirements that are specific for hillside properties. The project must also comply with the conditions of approval required by the Department of Public Works. A Geologic and Soils Engineering Exploration report has been submitted which reported that the site is considered feasible for construction of the additions to the proposed residence. The project, once completed, will be subject to Chapter 17.50 (Standards for Specific Land Uses) and Chapter 17.40 (General Property Development Standards) of the Zoning Code. Once established, the use, as described and conditionally approved, would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 6. The design, location, operating characteristics, and size of the proposed use would be compatible with the existing and future land uses in the vicinity in terms of aesthetic values, character, scale, and view protection. The use of the site will be a single-family residence. The existing and future anticipated land uses in the vicinity will also be single-family residences. The existing residences in this neighborhood were built with varying architectural styles over different time periods, which resulted in no dominating architectural style for the neighborhood. The existing two-story residence on the site was built in 1948 and was designed in a vernacular style with influences from the Prairie and Mediterranean architectural styles that were common at the time. The additions to the home would be designed to architecturally match the existing home. The proposed project will be below the maximum allowable floor area requirements and meet the guidelines to exceed Neighborhood Compatibility requirements. Although the proposed house is visible from surrounding properties, the placement of the new additions would not block the view of an adjoining property. As designed, the design, location, operating characteristics, and size of the proposed use would be compatible with the existing and future land uses in the vicinity in terms of aesthetic values, character, scale, and view protection. 7. The design, location, and size of the proposed structures and/or additions or alterations to existing structures will be compatible with existing and anticipated future development on adjacent lots as described in Section 17.29.060.D of this ordinance and in terms of aesthetics, character, scale, and view protection. The Neighborhood Compatibility guidelines are established to ensure that a project is compatible with the character and scale of existing development in the vicinity. The size of the proposed project (not including the proposed garage or cabana) is 5,201 square feet, and exceeds the base Neighborhood Compatibility threshold by 614 square feet. On a case-by-case basis, a project may exceed the Neighborhood Compatibility threshold, if a project meets criteria related to view protection, ridgeline protection, and floor area ration compatibility. The project is not located on the top of any prominent ridgelines and will not block protected views from neighboring properties. The project will be below the maximum allowable floor area requirements and will meet the Neighborhood Compatibility requirements in that the floor area ratio of the proposed residence would be 6.8 percent and would be below and consistent with the average floor area ratio of 9.94 percent in the neighborhood. As designed, the location, and size of the proposed structures will be compatible with existing and anticipated future development on adjacent lots as described in Section 17.29.060.D of this ordinance and in terms of aesthetics, character, scale, and view protection 8. The placement of the proposed additions avoids the most steeply sloping portions of the site to the maximum extent feasible and minimizes alteration of hillside topography, drainage patterns, and vegetation. The first floor additions would be located on the existing building pad and the second floor additions would be built over the existing footprint of the residence. Hearing Officer 10 Hillside Development Permit #6453
Minimal grading to the site is needed to accommodate the additions. The final grading and drainage plans for building permits will be based upon the hydrology study and recommended on-site improvements. Grading activities shall comply with the City s Grading and Building Codes. The project shall meet all applicable SUSMP (Standard Urban Water Mitigation Plan) requirements of the Building Division and is required to follow a Tree Protection Plan prepared by a certified arborist for the maintenance of protected trees on the property. The applicant will be installing eleven 24-inch box or larger replacement trees for the removal of 11 of the non-protected trees with a trunk dimeter of eight inches or larger. Hearing Officer 11 Hillside Development Permit #6453
ATTACHMENT B CONDITIONS OF APPROVAL FOR HILLSIDE DEVELOPMENT PERMIT #6453 The applicant or successor in interest shall meet the following conditions: General 1. The site plan, floor plan, elevations, and building sections submitted for building permits shall substantially conform to plans stamped Received at Hearing,, except as modified herein. 2. The right granted under this application must be enacted within 24 months from the effective date of approval. It shall expire and become void, unless an extension of time is approved in compliance with Section 17.64.040.C of the Zoning Code. 3. This approval allows for the construction of a 249 square-foot addition to the first floor and a 1,075 square-foot addition to the existing second floor and converting the existing attached three-car garage into a two-car garage and remodeling and altering the pool cabana so that it is detached. 4. The applicant or successor in interest shall meet the applicable code requirements of all City Departments. 5. The final decision letter and conditions of approval shall be incorporated in the submitted building plans as part of the building plan check process. 6. The proposed project, Activity Number PLN2016-00275 is subject to the Inspection Program by the City. A Final Zoning Inspection is required for your project prior to the issuance of a Certificate of Occupancy or approval of the Final Building Inspection. Contact Luis Rocha, Current Planning Section, at (626) 744-6747 to schedule an inspection appointment time. Planning Division 7. The applicant shall comply with all requirements of Chapters 17.22 and 17.29 that relate to residential development in the Hillside Development Overlay District. 8. The applicant or successor in interest shall comply with all requirements of Chapter 9.36 (Noise Restrictions). Specifically, all construction activities shall adhere to Section 9.36.070 (Construction Projects) and Section 9.36.080 (Construction Equipment). 9. No grading permit shall be issued until the building permit for the residential project is ready to be issued. 10. The applicant or successor in interest shall use darker tones, including earth tones, for the exterior walls and roofs on the house to blend in with the natural terrain. Color and material samples shall be reviewed and approved by the Zoning Administrator prior to the issuance of any building permits. 11. If the accessory structure (pool cabana) is provided with air conditioning, heating, shower, and/or toilet facilities, a covenant shall be required for the proposed accessory structures stating that the structures are accessory structures and shall be maintained as accessory Hearing Officer 12 Hillside Development Permit #6453
structures and not be used for sleeping quarters or be converted to a residential use. Said covenant shall be recorded and submitted to the Zoning Administrator prior to the issuance of a building permit for the proposed additions. 12. The project shall comply with the Tree Protection Ordinance (Chapter 8.52 of the Pasadena Municipal Code). A tree protection and retention plan shall be submitted to the Zoning Administrator for approval prior to the issuance of any building or grading permits. The approval of a Tree Removal Application shall be obtained prior to the issuance of building permits if any protected trees, as specified in the Tree Ordinance, are removed. 13. As part of its analysis, the final tree protection plan shall take into account the trees on adjoining properties along the north and south property lines, adjacent to the proposed project that might be impacted by the proposed construction. The plan shall provide mitigation measures, if necessary, and analyses potential damage to trees by mechanical injuries to roots, trunks or branches; the compaction of soil; and changes to existing grade which may expose or suffocate roots. 14. A final landscape and irrigation plan, in compliance with Chapter 17.44 (Landscaping) of the Zoning Code, identifying all remaining and proposed vegetation and trees shall be submitted along with plans for building permit. The plan shall include a mix of plant size and materials. Plant materials shall emphasize drought-tolerant and/or native species. 15. The applicant shall provide 11 24-inch box or larger replacement tree for the removal of trees #1-7 and #15-18 that are not protected trees under the City s Tree Protection Ordinance, pursuant to Section 17.44.070.F of the Zoning Code. The replacement trees shall be selected from the list of native or specimen trees on the City of Pasadena s Protected Trees List. The replacement trees shall be identified in the final landscape and irrigation plan. 16. A construction staging and traffic management plan shall be submitted to and approved by the Zoning Administrator, Department of Public Works, and Department of Transportation prior to issuance of any permits. The plan shall include information on the removal of demolished materials as well as the on-site storage of new construction materials. A copy of the approved construction parking and staging plan shall be furnished to the Current Planning Division for inclusion into the case file on this project. The plan shall be available for review by surrounding property owners. 17. All new parking areas, circulation aisles, and access ways shall be paved with Portland cement concrete. Other paving materials, including brick, asphalt, decomposed granite, or gravel may be substituted with the approval of the Zoning Administrator, and in compliance with the City's adopted standards for privately owned and maintained parking areas. 18. In the event the paving in the front yard area is modified, no more than 30 percent of the front yard area shall be paved. 19. Any above-ground mechanical equipment shall be located at least five feet from all property lines and shall comply with the screening requirements of Section 17.40.150 (Screening) of the Zoning Code. 20. Any new construction shall meet all applicable SUSMP (Standard Urban Water Mitigation Plan) requirements of the Building Division. Hearing Officer 13 Hillside Development Permit #6453
21. All landscape and walkway lighting shall be directed downward to minimize glare from the property. 22. For projects subject to a building permit, all construction vehicles or trucks including trailers with length over 30 feet or widths over 102 inches shall require a lead pilot vehicle and flag person to enter the streets within the Hillside District. The flag person will stop opposing traffic as necessary when trucks are negotiating tight curves. Operation of construction vehicles or trucks with lengths over 35 feet shall require approval from the Department of Transportation and Department of Public Works, subject to demonstration that such vehicles can maneuver around specific tight curves in the Hillside District. Operation of construction trucks with lengths over 30 feet shall be prohibited before 9:00 a.m. and after 3:00 p.m., Monday through Friday and all day during weekends and holidays. On refuse collection days, the operation of construction trucks with lengths over 30 feet shall be prohibited before 10:00 a.m. and after 3:00 p.m. 23. At no time shall construction activities, including, but not limited to, construction materials, vehicles and equipment, obstruct access to vehicular driveways of adjacent properties. Public Works Department 24. There are existing sewer easements (E-2355 & E-2673) traversing the subject property. The sewer easement and all sewer facilities shall be shown on all of the construction drawings. No structure shall be built within the 10 feet wide sewer easement, projecting five (5) feet on each side from the sewer main alignment. The sewer easement E-2355 & E- 2673 are attached herein for your reference. 25. A closed circuit television (CCTV) inspection of the house sewer serving the property shall be performed and a CCTV inspection tape submitted to the Department of Public Works for review. The house sewer inspection shall include footage from the private cleanout to the connection at public sewer main, with no or minimum flow in the pipe during the televising. The property address, date of inspection, and a continuous read-out of the camera distance from the starting point shall be constantly displayed on the video. The applicant shall correct any defects revealed by the inspection. Defects may include, excessive tuberculation, offset joints, excessive root intrusion, pipe joints that can allow water infiltration, cracks, and corrosion or deterioration of the pipe or joint material, damaged or cracked connection to the sewer main, or other defects as determined by the City Engineer. The method of correction of the defects shall be subject to the approval of the City Engineer, and may include partial or total replacement of the house sewer, or installation of a structural or non-structural pipe liner. The applicant shall be responsible for all costs required to obtain the CCTV inspection of the existing sewer connection, and if required, to correct the defects. 26. The existing curb and gutter along the subject property frontage is the historic arroyo stone curb and gutter. The applicant shall repair any existing or newly damaged curb, gutter along the subject frontage, per S-424, prior to the issuance of a Certificate of Occupancy in accordance with the sidewalk ordinance of the PMC. 27. Past experience has indicated that projects such as this tend to damage the existing public and private street improvements with the heavy equipment and truck traffic that is necessary during construction. Additionally, the City has had difficulty in requiring developers to maintain a clean and safe site during the construction phase of development. Accordingly, Hearing Officer 14 Hillside Development Permit #6453
the applicant shall place a $2,000 deposit with the Department of Public Works prior to the issuance of a building or grading permit. This deposit is subject to refund or additional billing, and is a guarantee that the applicant will keep the site clean and safe, and will make permanent repairs to the existing public and private street improvements that are damaged, including striping, slurry seal/resurfacing, curb, gutter, and sidewalk, either directly or indirectly, by the construction on this site. The deposit may be used for any charges resulting from damage to street trees and for City personnel to review traffic control plans and maintain traffic control. A processing fee will be charged against the deposit. 28. Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging and Traffic Management Plan to the Department of Public Works for review and approval. The template for the Construction Staging and Traffic Management Plan can be obtained from the Department of Public Works webpage at: http://cityofpasadena.net/publicworks/engineering_division/ A deposit, based on the General Fee Schedule, is required for plan review and on going monitoring during construction. This plan shall show the impact of the various construction stages on the public right-of-way including all street occupations, lane closures, detours, staging areas, and routes of construction vehicles entering and exiting the construction site. An occupancy permit shall be obtained from the department for the occupation of any traffic lane, parking lane, parkway, or any other public right-of-way. All lane closures shall be done in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) and California Supplement. If the public right-of-way occupation requires a diagram that is not a part of the MUTCD or California Supplement, a separate traffic control plan must be submitted as part of the Construction Staging and Traffic Management Plan to the department for review and approval. No construction staging, material storage, or trailer in the public right-of-way. 29. In preparation for the New Year Rose Parade and Rose Bowl Game, the Department of Public Works will suspend all works within the public right-of-way during the holiday season in accordance to PMC 12.24.100 and City Policy. In general, all public streets, sidewalks and parkways shall be free and clear of excavations and other construction related activities during the period of November through January of the following year. Specific dates will vary on an annual basis. Accordingly, contractors will be required to shut down construction operations which would impede traffic and pedestrian movements during these periods unless otherwise authorized by the City Engineer. Any existing excavations shall be backfilled, compacted and temporarily repaved before the beginning of the moratorium period. The Holiday Moratorium Map, showing the appropriate shutdown period, and corresponding areas in the City, is available at the Department of Public Works Permit Counter (window #6), 175 N. Garfield Avenue, Pasadena, CA 91109, or at the following link: http://cityofpasadena.net/publicworks/engineering_division/ 30. All costs associated with these conditions shall be the applicant s responsibility. Unless otherwise noted in this memo, all costs are based on the General Fee Schedule that is in effect at the time these conditions are met. A processing fee will be charged against all deposits. 31. In addition to the above conditions, the requirements of the following ordinances will apply to the proposed project: Hearing Officer 15 Hillside Development Permit #6453
a) Sidewalk Ordinance - Chapter 12.04 of the Pasadena Municipal Code (PMC) In accordance with Section 12.04.035, entitled Abandoned Driveways of the PMC, the applicant shall close any unused drive approach with standard concrete curb, gutter and sidewalk. In addition, the applicant shall repair any existing or newly damaged curb, gutter and sidewalk along the subject frontage prior to the issuance of a Certificate of Occupancy in accordance with Section 12.04.031, entitled Inspection required for Permit Clearance of the PMC. b) City Trees and Tree Protection Ordinance - Chapter 8.52 of the PMC The ordinance provides for the protection of specific types of trees on private property as well as all trees on public property. No street trees in the public right-of-way shall be removed without the support of the Urban Forestry Advisory Committee. No trees shall be damaged by the proposed construction, if a City tree is damaged, the applicant may be liable for the assessed value of the tree. c) Storm Management and Discharge Control Ordinance Chapter 8.70 of the PMC This project is subject to the requirements of the City's Storm Water and Urban Runoff Control Regulation Ordinance which implements the requirements of the Regional Water Quality Control Board's Standard Urban Storm Water Mitigation Plan (SUSMP). Prior to the issuance of any demolition, grading or construction permits for this project, the developer shall submit a detailed plan indicating the method of SUSMP compliance. Information on the SUSMP requirements can be obtained from the Permit Center s webpage at http://cityofpasadena.net/permitcenter/ The resolution of the City Council of the City of Pasadena approving the amended stormwater and urban runoff pollution control regulations and repealing resolution No. 8151, can be found at the following link: http://ww2.cityofpasadena.net/councilagendas/2015%20agendas/aug_17_15/ar%2019 %20RESOLUTION%20APPROVING%20AMENDED%20STORMWATER%20&%20UR BAN%20RUNOFF%20POLLUTION.pdf d) Construction and Demolition Waste Ordinance, Chapter 8.62 of the PMC The applicant shall submit the following plan and form which can be obtained from the Permit Center s webpage at http://cityofpasadena.net/publicworks/engineering Division and the Recycling Coordinator, (626) 744-7175, for approval prior to the request for a permit: a. C & D Recycling & Waste Assessment Plan Submit plan prior to issuance of the permit. A list of Construction and Demolition Recyclers is included on the waste management application plan form and it can also be obtained from the Recycling Coordinator. b. Summary Report with documentation must be submitted prior to final inspection. A security performance deposit of three percent of the total valuation of the project or $30,000, whichever is less, is due prior to permit issuance. For Demolition Only projects, the security deposit is $1 per square foot or $30,000, whichever is less. This deposit is fully refundable upon compliance with Chapter 8.62 of the PMC. A non-refundable Administrative Review fee is also due prior to permit issuance and the amount is based upon the type of project. Hearing Officer 16 Hillside Development Permit #6453
Fire Department 32. Fire Flow Test: Provide a Fire Flow Analysis (contact Pasadena Water Department 626-744- 4498). 33. Automatic Fire Sprinkler: A complete automatic fire sprinkler system designed and installed in compliance with NFPA 13D is required throughout the entire building per PMC Section 14.28.020.16 requirements. Plans shall be submitted to the Permit Center for Fire Department s review within 30 working days of the issuance of the Building Permit. 34. Smoke Alarms: Provide an approved hardwired smoke alarm(s), with battery backup, in each sleeping room or area(s) serving a sleeping area and at the top of stairways at each floor level. All smoke alarms are to be photoelectric or a smoke alarm that is listed a photoelectric/ionization. All smoke alarms (new & existing) locations are to be interconnected for alarm sounders. All sounders are to produce a coded temporal pattern. All smoke alarms are to be UL 217 and California State Fire Marshal (CSFM) Listed. All smoke alarms (new & existing) are to be manufactured by the same company and compatible with each other. Smoke alarms shall not be installed within 3-feet of air registers or bathroom openings. [CBC 907] 35. Roof and Sidings: All roofing materials shall be 1-hour fire-resistive or non-combustible. NO WOOD MATERIAL ARE PERMITED AS ADOPTED BY PMC. 36. Spark Arrestors: Provide an approved spark arrestor on all chimney(s). 37. Eaves and Projections: All eaves and other projections are required to be boxed with onehour fire resistive or noncombustible material. 38. Wall Finishes: The exterior side of the wall finish is required to be of a one-hour fire resistive or noncombustible material. 39. Fascias: Fascias are required to be one-hour fire resistive material or 2" nominal dimension lumber. 40. Projections: Appendages and projections, i.e. decks, etc., are required to be a minimum of one-hour fire resistive construction, heavy timber or noncombustible material. 41. Exterior Glazing: All exterior windows, skylights etc. are required to be tempered glass and multilayered, dual or triple, glazing. 42. Exterior Doors: All exterior doors are required to be 1 3/8" solid core. 43. Attics and Elevated Foundations: Attic and foundation ventilation in vertical exterior walls and vent through roofs shall comply with CBC, 7A; CSFM Standard 12-7A. The vents shall be covered with noncombustible corrosion resistant mesh openings a minimum of 1/8-inch not to exceed ¼-inch openings. Attic ventilation openings shall NOT be located in soffits, in eave overhangs, between rafters at eaves or in other overhang areas. Gable end and dormer vents shall be located at least 10 feet from property lines. Under floor ventilation openings shall be located as close to grade as possible. Alternate Method of Protection is acceptable provided it complies with CSFM SFM 12-7A-1, 7A-3 Listed Opening Protection. Hearing Officer 17 Hillside Development Permit #6453
44. Fuel Modification Plans: Provide a landscape plan that clearly indicates: All planting adjacent to the structure(s) and on all slopes is to be a low fuel volume species. This includes trees, shrubs and ground cover. A complete irrigation system for the maintenance of these plants. This plan shall be approved by the Fire & Environmental Control Departments prior to or concurrent with the approval of the plans for a building permit. Specify on a landscape plan the extent of clearing existing brush for the new construction and/or future landscaping. This plan shall be approved by the Fire & Environmental Control Departments prior to or concurrent with the approval of the plans for the building permit. Building & Safety Division 45. Governing Codes: Current Edition of the California Building, Mechanical, Electrical, Plumbing, Energy, and Green Building Standards Codes. The governing edition is based on the date in which the project is submitted to the City for review. The current edition is the 2013 series effective January 1, 2014 until December 31, 2016. 46. Soils report is required for the project. 47. If greater than 50 cubic yard (excluding excavation for building foundation), Grading/Drainage Plans shall be prepared by a registered engineer. 48. Low Impact Design (LID): This project is subject to the LID regulations per resolution/ordinance number 8151. A complete LID design supported by the hydrology study, the LID design, based on the hydrology study, and the maintenance plan will be required. 49. For 3:1 or steeper slopes, the new structure must be located to comply with the slope setback requirements per Section R403.1.7 of the CA Residential Code. Retaining walls cannot exceed a total exposed height sum of 8 feet. 50. The project is located in a Very High Fire Hazard Severity Zone, so the construction must conform to the requirements of Section R327 of the CA Residential Code. 51. Separate permits are required for grading, fire, sprinkler, mechanical, electrical and plumbing. Hearing Officer 18 Hillside Development Permit #6453
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