Commission Agenda Report

Transcription

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Planning Commission
Meeting
OS-04-15
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Item
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Commission Agenda Report
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To:
Chair Brotman and Members of the Planning Commission
Prepared by:
Amanda Chiancola, Associate Planner L
Approved by:
Bonnie Blue, AICP, Planning Director
Date prepared:
April 23, 2015
Subject:
Meeting Date: May 4, 2015
Coastal Development Permit No. 14-044, Minor Modification No. 14013, Minor Modification No. 15-005, and Demolition Permit No. 14011 — An application for conversion of an after-the-fact duplex into a
single-story single-family residence with a 214 square foot addition,
construction of a new detached 400 square foot two car garaQe, new
1537 square foot detached screening room with a 1,537 square foot
basement, new 288 square foot garden shed, 402 sauace foot
.addition to the existing 440 square foot detached gym, conversion of a
..1,170 square foot detached quest cottage into a game room,
installation of a new alternative onsite wastewater treatment system,
new landscaping, and QradinQ, including a minor modification fora 50
percent reduction of the required front yard setback, a minor
modification fora 20 percent reduction of the required side yard
setback, and a demolition permit for the demolition of more than 50
percent of the duplex's exterior walls
Application Filed:
Applicant:
Owner:
Location:
APN:
Zoning:
June 23, 2014
Jaime Harnish
Serge Azria
27758 Pacific Coast Highway, within the
appealable coastal zone
4460-032-001
Rural Residential —Two Acre(RR-2)
RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 15-28
(Attachment 1), determining the project is categorically exempt from the California
Environmental Quality Act, and approving Coastal Development Permit No. 14-044 to
allow for the conversion of an after-the-fact duplex into asingle-story single-family
residence with a 214 square foot addition, construction of a new detached 400 square
foot two car garage, new 1,537 square foot detached screening room with a 1,537
Page 1 of 13
Agenda Item 5.B
square foot basement, new 288 square foot garden shed, 402 square foot addition to the
existing 440 square foot detached gym, conversion of a 1,170 square foot detached
guest cottage into a .game room, installation of a new alternative onsite wastewater
treatment system, new landscaping, and grading, including Minor Modification No. 14013 fora 50 percent reduction of the required front yard setback, Minor Modification No.
15-005 fora 20 percent reduction of the required side yard setback, and Demolition
Permit No. 14-011 for the demolition of more than 50 percent of the duplex's exterior
walls located at 27758 Pacific Coast Highway in the Rural Residential-Two Acre zoning
district (Azria).
s
DISCUSSION: This agenda report provides an overview of the project, summary of the
surrounding land uses, description of the proposed project and a summary of staff
analysis of the project's consistency with the applicable provisions of the Malibu Local
Coastal Program (LCP) and the California Environmental Quality Act (CEQA). A
complete project chronology and all required findings to approve the application can be
found in Planning Commission Resolution No. 15-28(Attachment 1).
Project Overview
a
The proposed project is located on a bluff-top property on Pacific Coast Highway(PCH)
above Escondido Beach. The property is currently developed with a 1,623 square foot,
18 foot, 6 inch tall,. single-family residence' that appears to have been converted into
duplex without the benefit of permits. Additional onsite development includes: a
detached 440 square foot gym, and a detached 1,170 square foot guest house. The
existing property development is non-conforming in respects to parking, setbacks, size of
the guest house and height of the front yard wall. Currently,,there are no enclosed
parking spaces on the property2 where two enclosed spaces are required. The residence
is currently setback five feet from the side (west) property line and 60 feet from the front
(north) property line where nine feet and 65 feet are required, respectively. The existing
guest cottage is 1,170 square feet. The guest house is non-conforming since it exceeds
the 900 square foot maximum.3 There is a six foot tall solid block wall along the front
property4 where the current code requires it to be visually permeable.
The project includes the conversion of the duplex back to asingle-family residence with
a 214 square foot addition. The reconstructed residence will be reduced from 18 feet, 6
inches to 15 feet, 5 inches in height. The project also includes improvements to the
existing gym and-guest house, construction of a 1,537 square foot screening room with a
basement below, resulting in three accessory structures and one single-family residence.
The main residence was permitted by the California Coastal Commission (CCC) around 1980. At that time the site contained
two 500 square foot guest houses, one of which was conditioned to be removed. Subsequent additions and accessory
development have ensued throughout the years.
2 Pursuant to Local Implementation Plan (LIP) Section 3.14.3, the required parking for asingle-family residence is finro
enclosed, and two unenGosed parking spaces.
3 Pursuant to LIP Section 3.6(N)(1)(c)(ii).
4 Pursuant to LIP Section 3.5.3(A)(1), fences and walls within a required front yard shall not exceed a height of 42 inches with
the exception of open/permeable, non-view-obscuring fencing which may extend to a maximum height of6 feet.
1
Page 2 of 13
Agenda Item 5.B
Site work consists of a new alternative onsite wastewater treatment system (AOWTS),
landscaping, grading, and a new picnic table on pavers with no foundation.
a
The conversion of the duplex includes Demolition Permit(DP) No. 14-011 for demolition
of more than 50 percent of exterior walls. Therefore, the altered structure is considered
replacement structure rather than a remodel and must be brough# into conformance with
all the applicable provisions set forth in the LCP5. The non-conforming setback, guest
house size, parking and front yard fence will be brought into compliance as part of this
project, as described herein.
Setbacks
The replacement single-family residence is proposed within the same general footprint
and location as the existing structure. The existing western side yard wall that is 5 feet
from the property line will be reconstructed so that it is 7 feet, 2 inches from the property
line. The western side yard will be in compliance with the LCP, with the inclusion of
Minor Modification (MM) No. 15-005, which is a request for a twenty percent side yard
reduction the required 9 feet. Additionally, MM No. 14-013 is requested to allow for an 8
percent reduction of the front yard setback, to allow for the reconstructed single-family
residence to remain 60 feet from the edge of the front yard easement.6 The garage
requires a 50 percent reduction of the front yard setback, which is proposed 32 feet, 6
inches from the edge of the front yard easement.
Parking
in
A 400 square foot, two car garage is proposed front of the single-family residence.
The: garage will provide the required enclosed parking bringing the single-family
residence into compliance with Local Implementation Plan (LIP)Section 3.14.3.
Front Yard Fence
The project includes an alteration of the non-conforming front yard solid wall which will
lowered it to 42 inches, and it will be topped with a 30 inch tall, 90 percent view
permeable wrought iron fence, in compliance with LIP Section 3.5.3(A)(1).
5
6
Pursuant LIP Section 13:5(C), non-conforming structures as defined by 13.5(A) of the Malibu LIP may be repaired and
maintained if it does not result in enlargement or expansion of the structure. However, demolition and/or reconstruction that
results in replacement of more than 50 percent of non-conforming structures, including all demolition and/or reconstruction
that was undertaken after certification of the LCP, is not permitted unless such structures are brought into conformance with
the policies and standards.of the LCP.
There is a 20-foot wide easement along the front property line. Pursuant to Zoning Code Interpretation No. 1, any private
street or access way in an easement wider than 20 feet is anticipated to be developed to its ultimate width. Therefore,
setbacks should be measured from the edge of the easement rather than the property boundary.
Page 3 of 13
Agenda Item 5.B
Accessory Structures
As previously discussed, three accessory structures are proposed; a screening room, a
gym and a game room. Pursuant to LIP Section'3.6(M), accessory structures may -also
be permitted as an accessory to a permitted or existing single-family residence.
Accessory structures include, but are not limited to, a stable, workshop,. gym, studio,
pool cabana and office.
Game Room
The remodel of the existing 1,170 square foot guest house includes the removal of two
bedrooms and. the shower to convert it from a guest house into an accessory structure.
The converted structure consists of a game room, playroom and a half bathroom.
Screening Room
The screening room consists of an open room connected to a bar and a half bathroom.
No kitchen facilities are proposed in this structure. A basement is proposed below the
footprint.of the screening room. The basement includes a four foot wide exterior stairway
to provide exterior egress., The proposed basement light well is consistent with the
basement light well policy'.
Gym
The existing 440 square foot gym has an attached outdoor barbeque area covered by a
trellis. Improvements to the gym consist of a 402 square foot addition by enclosing the
barbeque area. The addition will accommodate a vestibule shower, bathroom and
sauna.
All three.proposed structures are not considered to be a guest house or -second unit
.based on the accessory structure definition outlined in LCP Policy No. 28. As such, they
is not limited to the 900 square foot maximum and no additional parking is necessary for
the structures.
Surrounding Land Uses and Project Setting
The subject property is a long rectangular lot that extends from PCH to the Pacific
Ocean. Access to the property is provided from PCH by an access road that runs
parallel to PCH. The access road serves seven parcels, including the subject property.
~ The lighfin►ell policy was developed per comments from the Zoning Ordinance Revision and Code Enforcement(ZORACES)
Subcommittee on March 10, 2005.
8 Pursuant to LCP Policy No. 2, accessory structures shall be designed so rooms are not easily useable as additional
bedrooms. An accessory structure shall not contain kitchens, bedrooms, dishwashers or bathtubs. Selective sanitation fixtures
are permitted including;, small bar sinks, toilets, showers, hand sinks, steam rooms and saunas: The policy is located in the
Zoning Interpretation and Policy guide, which is available on the City website.
Page 4 of 13
Agenda Item 5.B
The subject site does not contain environmentally sensitive habitat area (ESHA). The
entire site is located within the Appeal Jurisdiction as depicted on the Post-LCP
Certification Permit and Appeal Jurisdiction Map. A trail is located approximately 200 feet
north along East Winding Way across the street from the subject property, as depicted
on the LCP Park Lands Map. The subject property does not facilitate any type of
connection to this trail. Existing trees along the front property line obstruct views of the
existing development from PCH. Additionally, the proposed development is lower in
height than the existing development, so there will be no new visual impacts from the
trail or from PCH. The pending LCP Park Lands and Trails Systems map, adopted by
City Council, delineates a future California Coastal trail along the shore of the beach.
The subject site currently contains a lateral access easement along the beach which will
help facilitate the Coastal Trail
Site data is summarized in Table 1.
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The subject parcel is zoned RR-2 and is located within an established, single-family
residential neighborhood. Table 2 includes a description of the adjacent land uses.
___
Land Use
Vacant
North
youth
West
~dc~èss
Lat Size
27777 Pacific Coast Hi hwa
162,901 sq. ft.
Pacific Ocean
27768 Pacific Coast Highway 97,433 sq. ft.
Zone
RR-2
RR-2
Single-Family
East
27740 Pacific Coast Highway
RR-2
Single-Family
189,999 sq. ft.
Project Description
The proposed project consists of:
• Conversion of an after-the-fact duplex into asingle-story single-family residence
with a 214 square foot addition;
• Conversion of a 1,170 square foot detached guest cottage into a game room;
9 The net area is the total gross area excluding slopes greater than 1:1 (LIP §3.6(F)(4)) and access easements for purposes of
calculating yards(LIP Chapter 2).
Page 5 of 13
Agenda Item 5.B
• 402 square foot addition to the existing 440.square foot detached gym;
• 400 square foot two car garage;
• 1,537 square foot detached screening room with a 1,537 square foot _basement;
and,
• 288 square foot garden shed.
Associated development includes:
• New AOWTS;
• 837.4 cubic _yards of total grading, including 69.4 cubic yards of non-exempt
grading and 768 cubic yards of export;
• 11,440 square feet(12.45 percent) of impermeable coverage; and
• New landscaping.
The project includes the following discretionary requests:
• MM No. 14-013 for a reduction of the front yard.setback 50 percent, from 65 feet
to 32.5 feet for the garage, and 8 percent for the single-family residence, from 65
feet to 5 feet;
• MM No. 15-005 for a reduction of the required west side yard setback 20 percent,
from 9 feet to 7 feet, 2 inches; and.
• DP No. 14-011 for the demolition of more than 50 percent of the duplex's exterior
walls.
Total Development Square Footage (TDSF):
The resulting development will have 6,719.5 square feet of TDSF comprised of:
•
•
•
•
•
•
•
•
Single-family residence:
Garage:
Accessory Structure:
Covered Porch:
Screening Room:
Basement below screening room'o:
Gym:
Garden Shed:
1.,837 sq. ft.
400 sq. ft.
1,170 sq. ft.
465 sq. ft.
1,537 sq. ft.
268.5 sq. ft.
842 sq. ft.
200 sq. ft.
6,719.5 square feet
10
One square foot of TDSF is counted for every two square feet of basement area in excess of 1,000 square feet. A
1,537 square foot basement is proposed. 1,537-1,000 = 537/2= 268.5 square feet of TDSF.
Page 6 of 13
Agenda Item 5.B
LCP Analysis
The Malibu LCP consists of a Land Use Plan (LUP) and the LIP. The LUP contains
programs and policies to implement the Coastal Act in Malibu. The purpose of the LIP is
to carry out the policies of the LUP. The LIP contains specific policies and regulations to
which every project requiring a coastal development permit must adhere. This project
has been reviewed and approved for LCP conformance review by the Planning
Department, as well as the City Biologist, City Environmental Health Administrator, City
Geologist, City Public Works Department, and Los Angeles County Fire Department
(Attachment 4).
There are 14 sections within the LIP that potentially require conformance review and
specific findings to be made, depending on the nature and location of the proposed
project. Of these 14, five sections are for conformance review only and require no
findings. These sections include Zoning, Grading, Archaeological /Cultural Resources,
Water Quality and Onsite Wastewater Treatment Systems, and are discussed under the
LIP Conformance.section.
is
The remaining nine sections that potentially require specific findings to be made are
found in the following LIP chapters: 1) Coastal Development Permit Findings; 2) ESHA;
3) Native Tree Protection; 4) Scenic, Visual and Hillside Resource Protection; 5)
Transfer of Development Credits; 6) Hazards; 7) Shoreline and Bluff Development;.8)
Public Access; and 9) Land Division. Of these nine, General Coastal Development
Permit (including the minor modification findings), Scenic, Visual and Hillside Resource
Protection, Native Tree Protection and Hazards fndings apply to the project.
Consistency review with these sections discussed later in - the LIP Findings Section.
Based on the. project site and scope of .work described above, the ESHA, Transfer of
Development Credits, Shoreline and Bluff Development, Public Access and Land
Division findings are not applicable or required for the project.
LIP Conformance
Zoning (LIP Chagter 3)
As shown in Table 3, the project conforms to the residential development standards
contained in - LIP Chapter 3 regarding rural residential development with the inclusion of
MM No. 14-013 and MM No. 15-005. The project has been determined to be consistent
with all applicable LCP codes, standards, goals, and policies.
Page 7 of 13
Agenda Item 5.B
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Development Requirement Allowed!
Re aired
SETBACKS Sin /e-Famil Residence
65 ft.
Front
Minimum side and 10% 9 ft.
22 ft., 6 in.
Cumulative side yard
25%
Rear 15 ercent
117 ft.
SETBACKS Gara e
65 ft.
Front
22 ft., 6 in:
25%
Rear 15 ercent
117 ft.
SETBACKS Screenin Room
Front
65 ft.
22 ft., 6 in..
25%
Rear 15 ercent
117 ft.
Room
SETBACKS Game
Front
65 ft.
22 ft., 6 in.
25%
117 ft.
Rear 15 ercent
SETBACKS G m
Front
65 ft.
22 ft., 6 in:
25%
Rear 15 ercent
117 feet
HEIGHT
Main House
18 ft.
Gara e
18 ft.
Screenin Room
18 ft.
18 ft.
Game Room
~
18 ft.
G m
IMPERMEABLE
25,000 s . ft.
TDSF
8,653 s . ft.
2
enclosed/
PARKING
2 unenclosed
Existing
Proposed
Comments
60 fit.
5 ft.
25 ft.
60 ft.
7 ft., 2in.
24 ft., 2 in.
MM No. 14-013
MM No. 15-005
Complies
650 ft.
650 ft.
Com lies
NA
NA
NA
32 ft., 6 in.
7 ft., 2in.
74 ft.
MM No. 14-073
MM No. 15-005
Complies
NA
690 ft.
Com lies
NA
NA
NA
330 ft.
22 ft.
57 ft., 6 in.
Com lies
Com lies
Complies
NA
360 ft.
Com lies
405 ft.
22 ft.
57 ft., 6 in.
405 ft.
22 ft.
57 ft., 6 in.
Com lies
Com lies
Complies
300
300 ft.
Com lies
460 ft.
10 ft.
82 ft., 6 in.
460 ft.
10 ft.
82 ft., 6 in.
Com lies
Com lies
Complies
250 ft.
220 ft.
Com lies
18 ft., 6 in.
NA
NA
14 ft., 10 in.
14 ft., 5 in.
13,653- s . ft.
3,648 s . ft.
O.enclosed/
2 unenclosed
15 ft., 6 in.
11 ft., 2 in.
15 ft., 11 in.
16 ft.
14 ft., 10 in.
11.,440 s . ft.
6,719.5 s . ft.
2 enclosed/
2 unenclosed
Com lies
Com lies
Com lies
Com lies
Com lies
Com lies
Com lies
Complies
Page 8 of 13
Agenda Item 5.B
Grading (LIP Chapter 8)
The project conforms to the grading requirements as set forth under LIP Section 8.3,
which ensures that new development minimizes the visual and resource impacts of
grading and landform alteration by restricting the amount of non-exempt grading to a
maximum of 1,000 cubic yards for residential development.
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All quantities listed in cwbic yards unless otherwise noted.
"Exempt grading includes all R&R, understructure and safety grading.
""R&R= Removal and Re-compaction
"'""Safety grading is the incremental,grading required for Fire Department access (such as turnouts, hammerheads,
turnarounds and any other increases in driveway width above 15 feet as required by the Los Angeles County Fire
Department).
Archaeological /Cultural Resources(LIP Chapter 11)
LIP Chapter 11 requires certain procedures be followed to determine potential impacts
on archaeological resources. Pursuant to these requirements, a Phase 1 Archaeological
Report dated March 2014 prepared by Robert Wlodarski was submitted to staff for
review. The report indicated that no archaeological resources were found within
property boundaries; therefore, no further studies are required at this time.
In the event thaf- potentially important cultural resources are found during project
construction, the project has been conditioned to stop work until.resources can be
evaluated. Conditions of approval have been included in Planning Commission
Resolution No. 15-28 pertaining to the protection of cultural resources. Should .any
potentially important cultural resources be found in -the course of geologic testing or
during_ construction, work shall immediately cease until a qualified archaeologist can
provide an evaluation of the nature and significance of the resources and until the
Planning Director can review this information.
Water Quality (LIP Chagter 17)
The City Public Works Department has reviewed and approved the project for
conformance to LIP Chapter 17 requirements for water quality protection. Standard
conditions of approval require that prior to permit issuance, construction-phase erosion
control, and storm water pollution prevention plans must be approved by the City Public
Page 9 of 13
Agenda Item 5.B
Works Department. With the implementation of these conditions, the project conforms to
the Water Quality Protection standards of LIP Chapter 17.
Onsite Wastewater Treatment Systems (LIP Chapter 18)
LIP Chapter 18 addresses OWTS. LIP Section 18.7 includes specific siting, design, and
performance requirements. The proposed project includes abandoning the existing
septic system and installation of a new AOWTS. The City Environmental Health
Administrator has reviewed the proposed AOWTS and determined that the subject
system will meet all applicable requirements. The applicant is required to record a
covenant indicating the proper operation and maintenance of the AOWTS. In addition,
conditions of approval have been included for the proposed project to require continued
operation, maintenance and monitoring of the subject system, and proper abandonment
of the existing system components.
LIP Findings
The following LIP sections apply to the project. For the reasons discussed below, the
project is consistent with these provisions. All the required findings can be made and
are fully enumerated in Planning Commission Resolution No. 15-28 (Attachment 1).
Coastal Development Permit Findings (LIP Chapter 13)
The project has been reviewed for conformance with the LCP by the Planning
Department, the City Biologist, City Environmental Health Administrator, City Geologist,
City. Public Works Department, and Los.Angeles County Fire Department. Based on the
submitted .reports and plans, and site investigation, and as discussed throughout this
report, the project, as conditioned, complies with the provisions of the LCP applicable to
residential development in the RR zone. Subject to the conditions of approval, the
project conforms to the LCP with the inclusion of the minor modifications.
Minor Modification (LIP Section 13.27
Two minor modifications are proposed. The first request, MM No. 14-013, is to reduce
the front yard setback by 50 percent from 65 feet to 32.5 feet for the garage, and 8
percent reduction of front yard setback for the single-family residence, from 65 feet to 5
feet. The second request, MM No. 15-005, is proposed to reduce the required west side.
yard setback 20 percent, from 9 feet, to 7 feet, 2 inches. Although the property is large in
terms of acreage, it is relatively narrow, and the location of the existing duplex that will
become the single-family residence limits location options for vehicle access and a new
garage location. Both .minor modifications are proposed to accommodate a portion of
the new two car, garage,.and a portion of the rebuilt single-family residence to fill in an
existing area that does not encroach within the front setback area further than what
currently exists. The modifications are:consistent with the neighborhood character and
Page 10 of 13
Agenda Item 5.B
do not interfere with public or private views. The project complies with the required size
limitations, height requirements, and east side and rear yard setbacks. All of the required
findings can be made and are .fully enumerated in the attached Planning Commission
Resolution No. 15-28.
Native Tree Protection Chapter jLIP Chapter 5)
The subject property contains two Coast Live Oak trees and twelve California Sycamore
Trees. Pursuant to Chapter 4 of the LCP, new development shall be sited and designed
to avoid impacts to native trees" to the maximum extent feasible. A condition of
approval has been included in the resolution that requires high visibility fencing outside
of the tree protection zone (5-feet beyond the drip line) of all native trees prior to the
initiation of construction to ensure the project minimizes encroachment in the protected
zone of the native trees. Additionally, most of the 14 trees are weak or distorted due to
prior pruning activities12. In order to improve the vigor of the trees, the project arborist
.recommended the following restoration- measures: 1) the. placement of mulch over the
soil within the protected zone of the native trees to prevent' compaction and stimulate
microbial actibity; 2) the removal of displaced soil from above the root crown and
between the base of the trunks of tree nos. 2, 3, and 8; 3) construction of a brace to
support tree no. 10 which appears to be structurally compromised; 4) employment of
dust mitigation shall to minimize disturbance of excessive particulate matter into the
atmosphere which would intertere with proper photosynthesis and contribute to the
presence of mites and other leafborne insect predators; 5) installation of a temporary
irrigation system to deliver supplemental .water to the original root zones of all the
protected trees; and 6) prohibition of pruning of the protected trees ,until after
construction and site development is complete. Since no work is proposed within the
protected zone of the native trees, the restoration measures are recommended;_
however, staff did riot identify a nexus:to require said recommendations as conditions of
approval.
Scenic, Visual and Hillside Resource Protection (LIP Chapter 6)
The proposed development will take place on a residentially zoned lot that is developed
with asingle-family residence and accessory, detached development. The project site
consists of a flat pad above Escondido Beach, approximately 117 feet landward from the
top of the bluff. The project will not be visible from PCH since there is existing mature
vegetation and a steep ascending slope between the subject property and the highway.
The project is subject to the Scenic,.Visual and Hillside Resource Protection .standards
set forth in Chapter 6 of the LCP because the project has potential to be visible from
Escondido beach. As such, the project will be subject to standard conditions of LIP
"Native trees protected under Chapter 5 of the LCP include: native oak (Quercus species), California Walnut (Juglans
californica), Western Sycamore (Platanus racemosa), Alder (Alnus rhombifolia), or Toyon (Heteromeles arbutifolia) tree, that
has at least one trunk measuring six inches or more in diameter, or a combination of any two trunks measuring a total of eight
inches or more in diameters measured at four and one-half feet above natural grade.(Ord. 303 § 3, 2007)
1z Per the Protected Tree Report by Ashley Consulting Arborists, dated November 24, 2014.
Page 11 of 13
Agenda Item 5.B
Chapter 6 pertaining to lighting, colors and materials for protection of visual resources.
Based on review of the application, the scope of work, and surrounding development,
the. proposed development, as conditioned is not expected. to have impacts on visual
resources.and complies with LIP Chapter 6.
Hazards lLIP Chapter 9)
Based on review of the project plans and the City Geologist, City Public Works
Department and the LACFD approvals, the proposed project, as conditioned, does not
have an adverse impact on the subject site. Additionally, the entire City is in a very high
fire hazard severity zone, so appropriate building materials will be required. Due to the
presence of this hazard, the. findings set forth in LIP Section 9.3 are made in the
attached Planning Commission Resolution No. 15-28.
.
Shoreline and Bluff Development(LIP Chagter 10)
The Shoreline and Bluff Development Chapter governs those coastal development
permit applications concerning any parcel of land that is located on or along the
shoreline, a coastal bluff or bluff-top fronting the shoreline. The proposed development
is located on the existing flat portion of the property, which is 117 feet landward of the
top of the bluff at its closest point. The project will not result in any significant adverse
impacts on public access, shoreline sand supply, the bluff, or other coastal resources
due to the project design and location on the subject parcel.
Malibu Municipal Code(M.M.C.)Zoning Ordinance Analysis
Many of the development standards and requirements of the Zoning Ordinance, Title 17
of the M.M.C., were discussed previously in the LCP Analysis section of this report. One
section of Title 17 that does not occur in the LCP is Demolition Permits. As such, the
demolition portion of this project has been 'reviewed for M.M.C. conformance by the
Planning Department and has been found to be in conformance with this section of the
code.
ENVIRONMENTAL REVIEW: Pursuant to the authority and criteria contained in CEQA,
the Planning Commission has analyzed the proposed project. The Planning Commission
found that this project is listed among the classes of projects that have been determined
not to have a significant adverse effect on the environment. Therefore, the project is
categorically exempt from the provisions of CEQA pursuant to .Sections 15301(1) and
15303(d) —demolition of existing Structures and new construction or conversion of small
structures. The Planning Commission has further determined that none of the six
exceptions to the use of a categorical exemption apply to this project(CEQA Guidelines
Section 15300.2).
Page 12 of 13
Agenda Item 5.B
CORRESPONDENCE: To date, staff has received no correspondence regarding this
project.
~PUBLIC~NOTICE: Staff published a Notice of Public Hearing in a newspaper of general
circulation within the City of Malibu on April 9, 2015 and mailed the notice to .all property
.owners and occupants within a 500-foot radius of the subject property (Attachment 6).
SUMMARY: The required findings can be made that the project complies with the LCP.
Further, the Planning Department's findings of fact are supported. by substantial
evidence in the record. Based on the analysis contained in this report and the
accompanying resolution, staff. recommends approval of this project subject to the
conditions of approval contained in Section 5 (Conditions of Approval) of Planning
Commission Resolution No..15-28. The project has been reviewed and conditionally
approved for conformance with the LCP by Planning Department and appropriate City
departments.
ATTACHMENTS:
1.
2.
3.
4.
5.
Planning Commission Resolution No. 15-28
Aerial and Vicinity Map
Project Plans
Department Review Sheets
Public Hearing /Mailing Notice
All reports and documents referenced, and not attached to the agenda report, are
available by contacting the City of Malibu Planning Department at 310-456-2489,
extension 245.
Page 13 of 13
Agenda Item 5.B
CITY OF MALIBU PLANNING COMMISSION
RESOLUTION NO.15-28
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MALIBU,
DETERNIINING THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND APPROVING COASTAL
DEVELOPMENT PERMIT. NO. 14-044 TO ALLOW FOR THE CONVERSION OF AN
AFTER-TIE-FACT DUPLEX INTO ASINGLE-STORY SINGLE-FAMILY RESIDENCE
WITH A 214 SQUARE FOOT ADDITION, CONSTRUCTION OF A NEW DETACHED 400
SQUARE FOOT TWO CAR GARAGE, NEW 1,537 SQUARE FOOT DETACHED
SCREE1vING ROOM WITH A 1,537 SQUARE FOOT BASEMENT, NEW 288 SQUARE
FOOT GARDEN SHED,402 SQUARE FOOT ADDITION TO THE EXISTING 440 SQUARE
FOOT DETACHED GYM, CONVERSION OF A 1,170 SQUARE FOOT DETACHED
GUEST COTTAGE INTO A GAME ROOM,INSTALLATION OF A NEW ALTERNATIVE
ONSITE WASTEWATER TREATMENT SYSTEM, NEW LANDSCAPING, AND
GRADING, INCLUDING MINOR MODIFICATION NO. 14-013 FORA 50 PERCENT
REDUCTION OF THE REQUIRED FRONT YARD SETBACK, MINOR MODIFICATION
NO. 15-005 FORA 20 PERCENT REDUCTION OF THE REQUIRED SIDE YARD
SETBACK,AND DEMOLITION PERMIT NO. 14-011 FOR THE DEMOLITION OF MORE
THAN 50 PERCENT OF THE DUPLEX'S EXTERIOR WALLS LOCATED AT 27758
PACIFIC COAST HIGHWAY IN THE RURAL RESIDENTIAL-TWO ACRE ZONING
DISTRICT(AZRIA).
THE PLANNING COMMISSION OF THE CITY OF MALIBU DOES HEREBY FIND,
ORDER AND RESOLVE AS FOLLOWS:
Section 1.
Recitals.
A.
On June 23, 2014, an application for Coastal Development Permit.(CDP)No. 14-044
was submitted to the Planning Department. The CDP application was routed to the City Geologist,
City Biologist, City Environmental Health Administrator, the City Public Works Department, and
the Los Angeles County Fire Department(LACFD)for review.
B.
On December 29, 2014, a courtesy notice was mailed to all property owners and
occupants within a 500-foot radius ofthe subject property.
C.
property.
D.
On January 8, 2015, the applicant posted a Notice of Application on the subject
On March 25,2015,Planning Department staff deemed the application complete.
E.
On Apri19, 2015, a Notice of Public Hearing was published in a newspaper of general
circulation within Malibu and was mailed to all property owners and occupants within a 500-foot
radius ofthe subject property.
F.
On May 4, 2015, the Planning Commission held a duly noticed public hearing on the
subject application, reviewed and considered the staff report, reviewed and considered written
Page 1 of25
ATTACYxMEN~' 1
reports, public testimony, and other information in the record.
Section 2.
Environmental Review.
Pursuant to the authority and criteria contained in CEQA,the Planning Commission has analyzed the
proposed project: The Planning Commission found that this project is listed among the classes of
projects that have been determined not to have a significant adverse effect on the environment.
Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Section
15301(1) Demolition of Existing Structures and 15303(d)—New Construction or Conversion of Small
Structures. The- Planning Commission has further determined that none of the six exceptions to the
use ofa categorical exemption apply to this project(CEQA Guidelines Section 15300.2).
Section 3.
Coastal Development Permit An~roval and Finding
Based on substantial evidence contained within the record and pursuant to Local Coastal Program
(LCP)Local Implementation Plan(LIP) Secfions 13.7(B) and 13.9, the Planning Commission hereby
adopts the findings of fact for CDP No. 14-044, Minor Modification(MM)No. 14-013, MM No. 15005, and Demolition Permit(DP)No. 14-011.
The project has been reviewed for conformance with the LCP by Planning Department staff, the City
Biologist, City Geologist, City Public Works Department and Los Angeles County Fire Department.
Subject to the conditions of approval, the project is consistent with all applicable LCP and Malibu
Municipal Code(M.M.C.), standards, goals and policies.
A.
General Coastal Development Permit(LIP Chapter 13)
LIP Section 13.9 requires the following four findings to be made for all CDPs.
Finding Al. That the project as described in the application and accompanying materials, as
modified by any conditions of approval, conforms with the certified City of Malibu Local Coastal
Program.
The proposed project has been reviewed for conformance with the LCP by the Planning Department,
City Biologist, City Geologist, City Public Works Department and LACFD. The proposed project, as
conditioned, conforms to the LCP in that it meets all applicable residential development standards,
with the inclusion ofthe minor modifications for a reduce front yard and side yard setback.
Finding A2. The project is located between thefirst public road and the sea. The project conforms
to the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (commencing
with Sections 30200 ofthe Public Resources Code).
The subject property is a blufftop parcel off of Pacific Coast Highway, above Escondido Beach. The
location of the proposed project and related construction activities are located on north side of the
parcel, which is a flat pad 117 feet from the top of bluff. Due to the distance from the coast, the
project will interfere with the public's right to access the coast. In addition, the subject property
contains a lateral access easement along the beach that provides the public access and recreation use
para11e1 to the shoreline. Therefore, the project conforms to the public access and recreation policies
Page 2 of25
of Chapter 3 of the Coastal Act of 1976 (commencing with Section 30200 of the Public Resources
Code).
Finding A3. The project is the least environmentally damaging alternative.
Pursuant to CEQA,this project is listed among the classes of projects that have been determined not
to have a significant adverse effect on the environment and is categorically exempt from CEQA. The
proposed project would not result in significant adverse effects. on the environment, within the
meaning of CEQA, and there are no further feasible alternatives that would further reduce any
impacts on the environment. The project complies with the size and height requirements ofthe LCP.
The following alternatives to the proposed project were considered.
Two alternatives to the proposed project were considered to determine which was the least
environmentally damaging.
1.
No Project The no project alternative would avoid any change to the project site. The project
site is currently non-conforming in respects parking, setbacks, guest house size and the height
of the front yard wall. The property also contains fourteen protected native tree that are
currently weak due to prior pruning activities, and the existing conventional OWTS system
does not produce effluent that has received secondary and tertiary treatment. The project
objectives to improve the site include bringing the non-conforming aspects of.the property
into conformance with the LCP and M.M.C. and installation of an AOWTS which will
provide secondary and tertiary treatment of effluent. In addition, the project has been
conditioned to comply with the recommendations of the consulting biologist to improve the
health and vigor of the protected trees. The no project alternative would not accomplish any
ofthe project objectives; and therefore, is not a viable project option.
2.
Alternative Project — A smaller project or alternative configuration of the house could be
proposed on the project site. Nevertheless, it is not anticipated that a smaller project or
alternative location would offer environmental advantages, as the project proposes less square
footage and. impermeable coverage' than what is allows per. the LIP and the proposed
residential development and the associated accessory structures conform to the development
standards. Therefore, it is not anticipated that a smaller or relocated project would be an
environmentally superior alternative.
3.
Proposed Project —With the approval of the minor modification and demolition permit
requests, the proposed project meets all the development policies of the LCP and has been
determined to be the least environmentally damaging alternative.
Finding A4. Ifthe project is located in or adjacent to an environmentally sensitive habitat. area
pursuant to Chapter 4 of the Malibu LIP (ESHA Overlay), that the project conforms with the
recommendations of the Environmental Review Board, or if it ._does not conform with the
recommendations,findings explaining why it is notfeasible to take the recommended action.
The project site is not designated as ESHA on the LCP ESHA .Overlay Map and is exempt from
review by the Environmental Review Board.
Page 3 of25
B.
Minor Modification for Reduction of Front Yard Setback(LIP Section 13.27)
LCP Section 13.27 requires that the City make three findings in the consideration and approval of a
minor modification to reduce the required front yard setback up to 50 percent. The applicant is
requesting a minor modification to reduce the front yard setback 50 percent, from 65 feet to 32.5 feet
for the garage, and eight percent for the single-family residence, from 65 feet to five feet. Based on
the evidence in the record, the findings for MM No. 14-013 are made as follows:
Finding Bl. That the project is consistent with policies andprovisions ofthe Malibu LCP.
As 'discussed in Finding A1, the project has been reviewed and analyzed for conformance with the
LCP. The project is consistent with the policies and provisions ofthe LCP.
Finding B2. That the project does not adversely affect neighborhood character.
is
The project proposes asingle-story single-family residence within asingle-family residential
neighborhood. The proposed single-family residence will not project any further into the front yard
setback than the current residence. Due to the narrow width ofthe lot as well as the siting of existing
development, the 11 foot tall garage will be located in front of the single-family residence, closer to
the property line than the existing development. The garage is lower in height than the proposed
residence which is located directly behind (south) of the garage. Most of the properties along the
same access road offPCH are developed with similar setbacks to the proposed project. The front yard
of the subject property fenced and landscaped, which is also consistent with the surrounding
development. Granting the minor modification for the front yard setback requirement will not
adversely affect neighborhood character.
Finding B3. The proposedproject complies with all applicable requirements ofstate and local law.
The proposed project has.received LCP conformance review from the City Planning Department,
City Environmental. Health Administrator, City Biologist, City Geologist, City Public Works
Department and the LACFD. It must also be approved by the Environmental Sustainability
Department. prior to issuance of building permits. The project complies with all applicable
requirements of State and local law.
C.
Minor Modification for Reduction of West Side Yard Setback(LIP Section 13.27)
Based on the evidence in the record, the findings for MM No. 15-005 to reduce the required west side
yard setback 20 percent, from 9 feet to 7 feet,2 inches are made as follows:
Finding Cl. That the project is consistent with policies and provisions ofthe Malibu LCP.
As previously stated in Finding A1, the project has been reviewed and analyzed for conformance
with the LCP. The project is consistent with the policies and provisions ofthe LCP.
Finding C2. That the project does not adversely affect neighborhood character.
As previously stated in Finding B2, the proposed project does not adversely affect neighborhood
character. The existing residence is located five feet from the west side yard setback where a nine
.foot setback is required. The reconstructed residence and new garage is proposed to be located 7 feet,
2 inches from the west side yard setback, thus moving development further from the property line. As
previously discussed in Findings B2, most of the properties along the same access road off PCH are.
developed with similar setbacks. Therefore, granting the minor modification for the side yard setback
requirement will not adversely affect neighborhood character.
Finding C3. The proposed project complies with all applicable requirements ofstate and local law.
As previously discussed in Finding B3,the project complies with all applicable requirements. of state
and local law.
D.
Environmentally Sensitive Habitat Area(ESHA)Overlay(LIP Chapter 4)
The project site does not contain ESHA;therefore, the findings in LIP Chapter 4 are not applicable.
E.
Native Tree Protection Chapter(LIP Chapter 5)
The provisions of the Native Tree Protection chapter only apply to those areas containing one or
more native Oak, California Southern California black walnut, Western Sycamore, Alder or Toyon
trees that have at least one trunk measuring six inches or more in diameter, or a combination of any
two trunks measuring a total of eight inches or more in diameter, 4.5 feet from the ground. According
to the Protected Tree Report prepared by the project arborist, Ashley Consulting Arborists, on
November 24;- 2014, there are fourteen trees located on the project site, including two coast live oaks
and twelve California Sycamore trees.
Finding El. The proposed project is sited and designed to minimize removal ofor encroachment in
the protected zone ofnative trees to the maximum extentfeasible.
The proposed project was sited and designed to avoid an encroachment within the protected zone of
any of the fourteen protected trees. Nonetheless, the project has been conditioned to require high
visibility fencing outside of the tree protection zone (5-feet beyond the drip line) of all native trees
prior to the initiation, of construction to ensure the project minimizes encroachment in the protected
zone of the native trees. Additionally, most of the 14 trees are weak or distorted due to prior pruning
activities. In order to improve the vigor of the trees, the restoration measures outlined by the project
arborist for the fourteen trees are recommended.
Finding E2. The adverse impact of tree removal andlor encroachment cannot. be avoided because
there is no otherfeasible alternative.
As previously discussed in Findings E1, the development was sited and designed to avoid impacts to
the protected trees.
Finding E3. Allfeasible mitigation measures that would substantially lessen any significant impact
on native trees have been- incorporated into the approved project through design or conditions of
approval.
Page 5 of25
As previously discussed in Finding E1, the development was sited and designed to avoid impacts to
the protected trees which substantially lessens any significant impact on native trees. Additionally, as
previously discussed in Finding EI, a condition has been added to the project that requires high
visibility fencing outside of the tree protection zone (5-feet beyond the drip line) of all native trees
prior to the initiation of construction to ensure the project minimizes encroachment in the protected
zone ofthe native trees.
F.
Scenic Visual and Hillside Resource Protection Chapter(LIP Chapter 6)
The Scenic, Visual and Hillside Resource Protection Chapter governs those CDP applications
concerning any parcel of land that is located along, within, provides views to or is visible from any
scenic area, scenic road, or public viewing area. LIP Chapter 2 defines a public viewing area as a
location along existing scenic public roads and trails ar within public parklands. or beaches where
there are scenic views of the beach and ocean, coastline, mountains, ridgelines, canyons and other
unique natural features or areas. The project has potential to be visible from Escondido beach.
Therefore, LIP Chapter 6 applies and the five findings set forth in LIP Section 6.4 are made as
follows.
Finding Fl. The project, as proposed, will have no significant adverse scenic or visual impacts due
to project design, location on the site or other reasons.
is
The project site consists of a flat pad above Escondido Beach,- approximately 117 feet landward of
the top ofthe bluff. Due to a slope that ascends to Pacific Coast Highway from the subject property,
and thick vegetation along the access road that services the property, the subject site not visible
from Pacific Coast Highway or other designated scenic roadways. Development has potential to be
visible from Escondido Beach, particularly lighting. Therefore, conditions pertaining to lighting,
colors and materials for protection of visual resources and to prevent any future impacts and/or
maintain the existing conditions as they pertain to public views have been included in this resolution.
Therefore, the project as conditioned will have no significant adverse visual impacts to public views
due to project design, location on the site or other reasons.
Finding F2. The project, as conditioned, will not have significant adverse scenic or visual impacts
due to required project modifications, landscaping or other conditions.
As discussed in Finding F1, the proposed project will not have significant adverse scenic or visual
impacts. Therefore, the project will not have any significant adverse scenic or visual impacts. due to
project modifications, new landscaping or other conditions.
Finding F3. The project, as proposed or as conditioned,- is the least environmentally damaging
alternative.
As discussed in Finding A3,the proposed project is the least environmentally damaging alternative.
Finding F4. There are no feasible alternatives to development that would avoid or substantially
lessen any significant adverse impacts on scenic and visual resources.
As discussed in Findings A3, F1 and F2, there are no feasible alternatives that would substantially
Page 6 of25
lessen adverse scenic or visual impacts. The proposed project will not have significant adverse
impacts on scenic or visual resources.
Finding FS. Development in a specific location on the site may have adverse scenic and visual
impacts but will eliminate, minimize or otherwise contribute to conformance to sensitive resource
protection policies contained in the certified LCP.
As discussed in Findings A3,F1 and F2, the proposed project will not have significant adverse scenic
impacts and is the least environmentally damaging feasible alternative.
G.
Transfer of Development Credits(LIP Chapter 7)
Pursuant to LIP Section 7.2, the transfer of development credits only applies to land divisions and/or
new multi-family development in specified zoning districts. The proposed GDP does not involve a
land division or multi-family development. Therefore, LIP Chapter 7 does not apply.
H.
Hazards(LIP Chapter 9)
Pursuant to LIP Section 9.3, written findings'of fact,. analysis and conclusions addressing geologic,
flood and fire hazards, structural integrity, or other potential hazards must be included in support of
all approvals, denials or conditional approvals of development located in or near an area subject to
these hazards. The project was analyzed for the hazards listed in the LIP Section 9.2.A.1-7 by the
City Public Works Department and City Geologist, and has been determined to be consistent with all
relevant policies and regulations of the LCP. Nonetheless, the findings set forth in. LIP Chapter 9 are
made as follows.
Finding Hl. The project, as proposed will neither be subject to nor increase instability ofthe site
or structural integrityfrom geologic,flood, orfire hazards due to project design, location on the site
or other reasons.
is
On August 1, 2014, the City Geologist reviewed the Geologic and Soils Engineering Reportsl dated
May 22, 2014 and November 5, 2014 prepared by Geo-Advantec, Inc. and Earth Systems Southern
California, respectively and determined the proposed project, constructed in accordance with the
recommendations from the project's geotechnical consultants, consistent with the LCP. In the
reports, site-specific conditions are evaluated, and recommendations are provided to address any
pertinent issues.
The entire city limits of Malibu are located in a high fire hazard area. However, the proposed
development will incorporate all required measures of the LACFD to minimize risks from wildfire.
The LACFD serves the City, as well as the California Department of Forestry, if needed. In the event
of major fire, the County has mutual aid agreements with cities and counties throughout the State so
that additional personnel and firefighting equipment can augment the LACFD. Nonetheless, the
applicant will be required to record a deed restriction acknowledging and assuming the hazard risk of
1 The May 22,2014 report prepared by Geo-Advantec,Inc. is a supplemental report to the original Geotechnical Report
dated November 22,2013. The November 5,2014 report prepared by Earth Systems Southern California is one oftwo
supplemental reports to the original Geotechnical Report dated April 14,2014.
Page 7 of25
fires at the site. The deed restriction shall indemnify and hold the City and City staff harmless
against any liability ofthe permitted project as the entire parcel is in a high risk wildfire zone area.
will
The proposed project
incorporate all recommendations contained in the previously referenced
geotechnical reports. Given this, the proposed project will neither be subject to nor increase the
instability of the site or structural integrity from geologic, flood, fire, or other hazards. The City
Geologist and the Public Works Department have reviewed the project and determined it to be
consistent with all relevant policies and regulations regarding potential hazards.
Finding H2. The project, as conditioned, will not have significant adverse impacts on site stability
or structural integrity from geologic, flood or fire hazards due to required project modifications,
landscaping or other conditions.
As previously discussed in Finding H1, the proposed project has been determined not to adversely
affect the stability or structural integrity of the site from geologic, flood, fire, or other hazards as
proposed and conditions. The project will be reviewed by the City's Building Safety Department to
ensure that it will not have significant adverse impacts on the site stability or structural integrity.
Finding H3.
alternative.
The project, as proposed or as conditioned, is the least environmentally damaging
As discussed in Finding A3, the project .as proposed and conditioned is the least environmentally
damaging alternative.
Finding H4. There are no alternatives to development that would avoid or substantially lessen
impacts on site stability or structural.integriry.
The proposed project is for the construction of a new single-family residence which will be located
on top of an existing building pad which was previously graded. The existing stability ofthe site will
be maintained and the proposed residence will be reviewed by the City's Building.and Safety
Department prior to construction to ensure compliance with all health and safety codes. As discussed
in Finding A3, there are no feasible alternatives to development that would avoid or substantially
lessen impacts on site stability or structural integrity.
Finding HS. Development in a specific location on the site may have adverse impacts but will
eliminate, minimize or otherwise contribute to conformance to sensitive resource protection policies
contained in the certified Malibu LCP.
As discussed in Finding A3, the proposed development is the least environmentally damaging
alternative. The new residence will be constructed on top ofthe existing building pad which has been
demonstrated to be safe from hazards. Therefore, .the proposed areas for development directly
contribute to conformance with the sensitive resource policies set forth in the LCP.
I.
Shoreline and Bluff Development(LIP Chapter 10)
LIP Section 10.3 requires that shoreline and bluff development findings be made if the proposed
project is anticipated to result in potentially significant adverse impacts on coastal resources,
Page 8 of25
including public beach access and shoreline sand supply. The proposed development is located on the
existing flat portion of the property, which is 117 -feet landward of the top of the bluff at its closest
point. Since the subject property contains a bluff, the requirements of LIP Chapter 10 are applicable
to the project and the required findings can be made as follows.
or
Finding Il. The project, as proposed, will have no significant adverse impacts on public access,
shoreline sand supply or other resources due to project design, location on the site other reasons.
The project site is seaward of Pacific Coast Highway; however, the bluff-top site of development is
not subject to wave uprush and will not impact shoreline sand supply processes. The project is in
compliance with the required 100-foot bluff setback. Therefore, the proposed project will not result in
any significant adverse impacts on public access, shoreline sand supply, or other coastal resources
due to project design location on the site.
Finding I2. The project, as conditioned, will not have significant adverse impacts on public
access, shoreline sand supply or other resources clue to required project modifications or other
conditions.
As stated in Finding I1 the project will not have any significant adverse impacts on public beach
access or shoreline sand supply or other resources.
Finding I3.
alternative.
The project, as proposed or as conditioned, is the least environmentally damaging
As discussed previously in Finding A3, the project will not result in potentially significant impacts
because: 1) feasible measures and/or alternatives have been incorporated to substantially lessen any
potentially significant adverse effects of the development on the environment; or 2) there are no
further feasible measures or alternatives that would substantially lessen any potentially significant .
adverse impacts of the development on the environment. The project is the least environmentally
damaging alternative.
Finding I4. There are not alternatives to the proposed development that would avoid or
substantially lessen impacts on public access, shoreline sand supply or other resources.
As stated in Finding I1, as designed, the project will not have any significant adverse impacts on
public beach access, or shoreline sand supply or other resources.
Finding HS. In addition, if the development includes a shoreline protective device, that it is
designed or conditioned to be sited as far landward as feasible, to eliminate or mitigate to the
maximum extentfeasible adverse impacts on local shoreline sand supply and public access, there are
no alternatives that would avoid or lessen irrtpacts on shoreline sand supply, public access or coastal
resources and is the least environmentally damaging alternative.
The proposed development does not proposed a shoreline protective device; therefore, this finding is
not applicable.
Page 9 of25
J.
Public Access(LIP Chapter 12)
.trails,
LIP Chapter 12 requires public access for lateral, bluff-top, and vertical access near the ocean, as well
as
and recreational access. The subject property contains a 25 foot wide lateral access
easement along the beach. The project not will have an impact on the existing lateral access
easement. Therefore, LIP Chapter 12 does not apply.
K.
Land Division(LIP Chapter 15)
This project does not involve a division of land as defined in LIP Section 15.1; therefore, this section
does not apply.
L. Demolition Permit(M.M.C. Chapter 17.70)
M.M.C. Section 17.70.060 requires that a demolition permit be issued for projects that result in the
demolition of any building or shucture. More than 50 percent of the exterior walls of the existing
residence will be demolished to accommodate the proposed development. The findings for DP No.
,. 14-011 are made as follows.
Finding Kl. The demolition permit is conditioned to assure that it will be conducted in a manner that
will not create significant adverse environmental impacts:
Conditions of approval included in Section 5 of this resolution ensure that the project will not create
significant adverse environmental impacts, including the requirement for a waste reduction and
recycling plan that diverts at least 50 percent of construction and demolition waste.
Finding K2. A developmentplan has been approved or the requirement waived by the City.
This CDP application is being processed concurrently with DP No. 14-011. Therefore, approval of
the demolition permit is subject to the approval of CDP No. 14-044.
Section 4.
Planning Commission Action.
Based on the foregoing findings and the evidence contained within the record, the Planning
Commission hereby.approves Coastal Development Permit No. 14-044, Minor Modification Nos. 14013 and 15-005, and Demolition Permit No. 14-011 subject to the following conditions.
Section 5.
Conditions of Ap royal.
Standard Conditions
1.
The property owners, and their successors in interest, shall indemnify and defend the City of
Malibu and its officers, employees and agents from and against all liability and costs relating
to the City's actions concerning this project, including (without limitation) any award of
litigation expenses in favor of any person or entity who seeks to challenge the validity of any
of the City's actions or decisions in connection with this project. The City shall have the sole
right to choose its counsel and property owners shall reimburse the City's expenses incurred
Page 10 of25
in its defense ofany lawsuit challenging the City's actions concerning this project.
2.
Approval of this application is to allow for the project described herein. The scope of work
approved includes the following components:
a. The proposed project consists of:
i. Conversion of an after-the-fact duplex into asingle-story single-family residence
with a 214 square foot addition;
ii. Conversion of a 1,170 square foot detached guest cottage into a game room;
iii. 402 square foot addition to the existing 440 square foot detached gym;
iv. 400 square.foot two car garage;
v. 1,537 square foot detached screening room with a 1,537 square foot basement; and
vi. 288 squaxe foot garden shed.
b. Associated development includes:
i. New AOWTS;
ii. 837.4 cubic yards oftotal grading, including 69.4 cubic yards ofnon-exempt grading
and 768 cubic yards of export;
iii. 11,440 square feet(12.45 percent)ofimpermeable coverage; and
iv. New landscaping.
c. Discretionary approvals include:.
i. MM No. 14-013 for a reduction ofthe front yard setback by 50 percent, from.65 feet
to 32.5 feet for the garage, and by 8 percent for the single-family residence, from 65
feet to 5 feet;
ii. MM No. 15-005 for a reduction ofthe required west side yard setback by 20 percent,
from 9 feet to 7 feet, 2 inches; and
iii. DP No. 14-011 for the demolition of more than 50 percent of the duplex's exterior
walls.
3.
Subsequent submittals for this project shall be in substantial compliance with plans on-file
with the Planning Department, dated March 24, 2015. In the event the project plans conflict
with any condition of approval, the condition shall take precedence.
4.
Pursuant to LIP Section 13.18.2, this permit and rights conferred in this approval shall not be
effective until the property owner signs and returns the Acceptance of Conditions Affidavit
accepting the conditions set forth herein. The applicant shall file this form with the Planning
Department within 10 days of this decision and/or prior to issuance of any development
permits.
5.
The applicant shall submit three (3) complete sets of plans to the Planning Department,
including items in Condition No. 6,for consistency review and approval prior to submittal for
plan check and again prior to the issuance of any building or development permits.
6.
This resolution, signed Affidavit and all referral sheets attached to the agenda report for this
project shall be copied in their entirety and placed directly onto a separate plan sheet behind
the cover sheet of the development plans submitted to the City Environmental and
SustainabiliTy Department for plan check, and the City Public Works/Engineering Services
Department for an encroachment permit(as applicable).
Page 11 of25
7.
The CDP shall expire if the project has not commenced within three (3) years after the
effective date ofthe permit, unless a time extension has been granted. Extension ofthe permit
may be granted by the approving authority for due cause. Extensions shall be requested in
writing by the applicant or authorized agent prior to expiration of the three-year period and
shall set forth the reasons for the request.
Any questions of intent or interpretation of any condition of approval will be resolved by the
Planning Director upon written request of such interpretation.
9.
All development shall conform to requirements of the City of Malibu Environmental and
Sustainability Department, City Biologist, City Coastal Engineer, City Geologist, City Public
Works Department, Los Angeles County Water Works District No. 29, and the LACFD, as
applicable. Notwithstanding this review, all required permits shall be secured.
10.
Minor changes to the approved plans or the conditions of approval may be approved by the
Planning Director, provided such changes achieve substantially the same results- and .the
project is still in compliance with the M.M.C. and the LCP. Revised plans reflecting the minor
changes and additional fees shall be required.
11.
Pursuant to LIP Section 13.20, development pursuant to an approved CDP shall not
commence until the CDP is effective. The CDP is not effective until all appeals, including
those to the California Coastal Commission (CCC), have been exhausted. In the event that
the CCC denies the permit or issues the permit on appeal, the CDP approved by the City is
void.
12.
The applicant must submit payment for any outstanding fees payable to the City prior to
issuance ofany building or grading permit.
Cultural Resources
13.
In the event that potentially important cultural resources are found in the course of geologic
testing or during construction, work shall immediately cease until a qualified archaeologist
can provide an evaluation of the nature and significance of the resources and until the
Planning Director can review this information. Thereafter, the procedures contained in LIP
Chapter l l and those in M.M.C. Section 17.54.040(D)(4)(b) shall be followed.
14.
If human bone is discovered during geologic testing or during construction, work shall
immediately cease and the procedures described in Section 7050.5 of the California Health
and Safety Code sha11 be followed. Section 7050.5 requires notification of the coroner. If the
coroner determines that the remains are those of a Native American, the applicant shall notify
the Native American Heritage Commission by phone within 24 hours. Following notification
of the Native American Heritage Commission, the procedures described in Section 5097.94
and Section 5097.98 ofthe California Public Resources Code shall be followed.
Page 12 of25
Site Specific Conditions
15.
No development is permitted within the protected zone of the Sycamore or Oak trees,
including but not limited to the plumbing lines that connect the OWTS tank to the OWTS
PAP•
Lighting
16.
Exterior lighting shall be minimized,,shielded, or concealed and restricted to low intensity
features, so that no light source is directly visible from public view. Permitted lighting shall
conform to the following standards:
a.
is
b.
Lighting for walkways shall be limited to fixtures that do not exceed two feet in height
and are directed downward, and limited to 850 lumens (equivalent to a 60 watt
incandescent bulb);
Security lighting controlled by motion detectors may be attached to the residence
provided it directed downward and is limited to 8501umens;
Driveway lighting shall be limited to the minimum lighting necessary for safe
vehicular use. The lighting shall be limited to 8501umens;
Lights at entrances as required by the Building Code shall be permitted provided that
such lighting does not exceed 8501umens;
Site perimeter lighting shall be prohibited; and
Outdoor decorative lighting for aesthetic purposes is prohibited.
c.
d.
e.
f.
Night lighting for sports courts or other private recreational facilities shall be prohibited.
18.
No permanently installed lighting shall blink, flash, or be of unusually high intensity or
brightness. Lighting levels on any nearby property from artificial light sources on the subject
property(ies) shall not produce an illumination level greater than one foot candle.
19.
Night lighting from exterior and interior sources shall be minimized. All exterior lighting
sha11 be
intensity and shielded directed downward and inward so there is no offsite glare
or lighting of natural habitat areas. High intensity lighting ofthe shore is prohibited.
low
17.
Colors and Materials
20.
The project is visible from scenic roads or public viewing areas and therefore, shall
incorporate colors and exterior materials that axe compatible with the surrounding landscape.
a.
b.
c.
Acceptable colors shall be limited to colors compatible with the surrounding
environment(earth tones)including shades of green, brown and gray, with no white or
light shades and no bright tones. Colors shall be reviewed and approved by the
Planning Director and clearly indicated on the building plans.
The use of highly reflective materials shall be prohibited except for solar energy
panels or cells, which shall be placed to minimize significant adverse impacts to
public views to the maximum extent feasible.
All windows sha11 be comprised of non-glare glass.
Planning Commission Resolution No.15-28
Page 13 of25
21.
All driveways shall be a neutral color that blends with the surrounding landforms and
vegetation. Retaining walls shall incorporate veneers, texturing and/or colors that blend with
the surrounding earth materials or landscape. The color of driveways and retaining walls shall
be reviewed and approved by the Planning Director and clearly indicated on all grading,
improvement and/or building plans.
Onsite Wastewater TreatmentSystem
22.
Prior to the issuance of a building permit the applicant shall demonstrate, to the satisfaction of
the Building Official, compliance with the City of Malibu's Onsite Wastewater Treatment
regulations including provisions of LIP Section 18.9 related to continued operation,
maintenance and monitoring ofthe AOWTS.
23.
Prior.to final Environmental Health approval, a final AOWTS plot plan shall be submitted
showing an AOWTS design meeting the minimum requirements of the Malibu Plumbing
Code (MPC) and the LCP, including necessary construction details, the proposed drainage
plan for the developed property and the proposed landscape plan for the developed property.
The AOWTS plot plan shall show essential features of the AOWTS and must fit onto an 11
inch by 17 inch sheet leaving a five inch margin clear to provide space for a City applied
legend. If the scale of the plans is such that more space is needed to clearly show
construction details and/or all necessary setbacks, larger sheets may also be provided (up to a
maximum size of 18 inches by 22 inches).
a.
b.
a
d.
e.
Show the connection from the game room to the treatment tank;
Identify all pump and gravity lines for the OWTS;
Show the location ofthe OWTS control panel;
Show the location ofthe existing OWTS to be abandoned;
Show the protected zones of each ofthe protected trees on the parcel per the Protected
Tree Report by Ashley Consulting Arborists, dated November 24,2014.
24.
A final design and system specifications shall be submitted as to all components (i.e. alarm
system, pumps, timers; flow equalization devices, backflow devices, etc.) proposed for use in
the construction of the proposed AOWTS. For all AOWTS, final design drawings and
calculations must be signed by a California registered civil engineer, a registered
environmental health specialist or a professional geologist who is responsible for the design.
The final AOWTS design drawings shall be submitted to the City Environmental Health
Administrator with the designer's wet signature, professional registration number and stamp
(if applicable).
25.
The final design report shall contain the following information (in addition to the items listed
above).
a.
Required treatment capacity for wastewater treatment and disinfection systems. The
treatment capacity shall be specified in terms of flow rate, gallons per day, and shall
be supported.by calculations relating the treatment capacity to the number of bedroom
equivalents; plumbing fixture equivalents, and/or the subsurface effluent dispersal
system acceptance rate. The fixture unit count must be clearly identified in association
Page 14 of25
b.
c.
d.
e.
f.
with the design treatment capacity, even if the design is based on the number of
bedrooms. Average and peak rates of hydraulic loading to the treatment system shall
be specified in the final design;
Sewage and effluent pump design calculations;
Description of proposed wastewater treatment -and/or disinfection system equipment.
State the proposed type of treatment systems)(e.g., aerobic treatment, textile filter
ultraviolet disinfection, etc.); major components, manufacturers, and model numbers
for "package" systems; and conceptual design for custom engineered systems;
Specifications, supporting geology information, and percolation test results for the
subsurface effluent. dispersal portion of the onsite wastewater disposal system. This
must include the proposed type of effluent dispersal system (drainfield, trench,
seepage pit subsurface drip, etc.) as well as the system's geometric dimensions and
basic construction features. Supporting calculations sha11 be presented that relate the
results of soils analysis or percolation/irifiltration tests to the projected subsurface
effluent acceptance rate, including any unit conversions or safety factors. Average and
peak rates of hydraulic loading to the effluent dispersal system shall be specified in the
final design. The projected subsurface effluent acceptance rate shall be reported in
units of total gallons per day and gallons per square foot per day. Specifications for
the subsurface effluent dispersal system shall be shown to accommodate the design
hydraulic loading rate (i.e., average and peak AOWTS effluent flow, reported in units
of gallons, per day). The subsurface effluent dispersal system design must take into
account the number of bedrooms, fixture units and building occupancy characteristics;.
Recommendations to address the presence of large tress and vegetation that do not
conform to the minimum plumbing code setback; and
All final design drawings shall be submitted with the wet signature and typed name of
the AOWTS designer. If the scale of the plan is such that more space is needed to
clearly show construction details,. larger sheets may also be provided (up to a
maximum size of 18 inch by 22 inch, for review by Environmental Health). Note: For
AOWTS final designs, full-size plans are required for review by Building Safety
and/or Planning.
26.
Final plans shall clearly show the locations of all existing OWTS components (serving preexisting development) to be abandoned and provide procedures for the OWTS' proper
abandonment in conformance with the MPC.
27.
The following note shall be added to the plan drawings included with the OWTS final design,
"prior to commencing work to,abandon, remove, or replace the existing onsite wastewater
treatment system (OWTS) components an OWTS Abandonment Permit shall be obtained
from the City of Malibu. All work performed in the OWTS abandonment, removal, or
replacement area shall be performed in strict accordance with all applicable federal, state and
.local environmental and occupational safety and health regulatory requirements. The
obtainment of any such required permits or approvals for this scope of work sha11 be the
responsibility ofthe applicant and their agents.
28.
Architectural floor plans of the proposed residence approved by building safety shall be
submitted to the Environmental Health Administrator for review.
29.
Proof of ownership of subject property shall be submitted to the City Environmental Health
Page 15 of25
Administrator.
30.
An operations and maintenance manual specified by the AOWTS designer shall be submitted
to the City Environmental Health Administrator. This shall be the same operations and
maintenance manual submitted to the owner and/or operator of the proposed AOWTS
following installation.
31.
Prior to final Environmental Health approval, a maintenance contract executed between the
owner of the subject property and an entity qualified in the opinion of the City of Malibu. to
maintain the proposed AOWTS after construction shall be submitted. Only original wet
signature documents are acceptable and shall be submitted to the City Environmental Health
Administrator.
32.
Prior to final Environmental Health approval, a covenant which runs with the land shall be
executed between the City of Malibu and the holder of the fee simple absolute as to subject
real property and recorded with the Los Angeles County Recorder's Office. Said covenant
shall. serve as constructive, notice to any future purchaser for value that the AOWTS serving
subject property is an alternative method of onsite wastewater disposal pursuant to the City of
Malibu Uniform Plumbing Code, Appendix K, Section 10). Said covenant shall be provided
by the City of Malibu Environmental Health Administratar and shall be submitted to the City
of Malibu with proof ofrecordation by the Los Angeles County Recorder.
•
The City Geologist and Geotechnical Engineer's final approval shall be submitted to the City
Environmental Health Administrator.
34.
In accordance with M.M.C. Chapter 15.14, application shall be made to the Environmental
and Building Safety Division for an OWTS operating permit.
an
33.
Geology
35.
All recommendations of the consulting certified engineering geologist or geotechnical
engineer and/or the City Geologist shall be incorporated into all final design and construction
including foundations, grading and drainage. Final plans shall be reviewed and approved by
the City Geologist prior to the issuance of a grading permit.
36.
Final plans approved by the City Geologist shall be in substantial conformance with the
approved CDP relative to construction, grading, sewage disposal and drainage. Any
substantial changes may require a CDP amendment or a new CDP.
Public Works
37.
Exported soil from the site shall be taken to the County Landfill or to a site with an active
grading permit.and the ability to accept the material in compliance with LIP Section 8.3. The
applicant shall place a note on the plans that addresses this condition.
38.
A Storm Water Pollution Prevention Plan (SWPPP) shall be submitted for review and
approval by the Public Works Department prior to issuance of building permits. This plan
shall include, but not limited to:
Page 16 of25
a.
b.
c.
d.
e.
f.
g.
h.
Designated areas for the storage of construction materials that do not disrupt drainage
patterns or subject the material to erosion by site runoff;
Designated areas for the construction portable toilets that separates them from storm
water runoff and limits the potential for upset;
Designated areas for disposal and recycling facilities for solid waste separated from
the site.drainage system to prevent the discharge ofrunoffthrough the waste;
Specific BMP's to prevent erosion and BMP's for Sediment control prior to discharge
from the properly;
Locations where concentrated runoff will occur;
Plans for the stabilization of disturbed areas of the property, landscaping and
hardscape, along with the proposed schedule for the installation of protective
measures;
Location and sizing criteria for silt basins, sandbag barriers, and silt fencing;
Stabilized construction entrance and a monitoring program for the sweeping of
material tracked off site.
Water Service
39.
Prior to the issuance of a building permit, the applicant shall submit an updated Will -Serve
letter from Los Angeles County Waterworks District No. 29 to the Planning department
indicating the ability ofthe property to receive adequate water service.
Construction /Framing
40.
Construction hours shall be limited to Monday through Friday from 7:00 a.m. to 7:00 p.m.
and Saturdays from 8:00 a.m. ~to 5:00 p.m. No construction activities shall be permitted on
Sundays or City-designated holidays.
41.
Construction management techniques, including minimizing the amount of equipment used
simultaneously and increasing the distance between emission sources, shall be employed as
feasible and appropriate. All trucks leaving the construction site shall adhere to the California
Vehicle Code. In addition, construction vehicles shall be covered when necessary; and their
tires rinsed prior to leaving the property.
42.
The applicant/property owner shall contract with a City approved hauler to facilitate the
recycling of all recoverable/recyclable material. Recoverable material shall include but shall
not be limited to: asphalt, dirt and earthen material, lumber, concrete, glass, metals, and
drywall.
43.
All new development, including construction, grading, and landscaping shall be designed to
incorporate drainage and erosion control measures prepared by a licensed engineer that
incorporate structural and non-structural Best. Management Practices (BMPs) to control the
volume, velocity and pollutant load ofstorm water runoff in compliance with all requirements
contained in LIP Chapter 17, including:
a.
Construction shall be phased to the extent feasible and practical to limit the amount of
Page 17 of25
b.
c.
d.
44.
disturbed areas present at a given time.
Grading activities shall be planned during the southern California dry season (April
through October).
During construction, contractors shall be required to utilize sandbags and berms to
control runoff during on-site watering and periods ofrain in order to minimize surface
water contamination.
Filter fences designed to intercept and detain sediment while decreasing the velocity
ofrunoff shall be employed within the project site.
When framing is complete, a site survey sha11 be prepared by a licensed civil engineer or
architect that states the finished ground level elevation and the highest roof member
elevation. Prior to the commencement of further construction activities, said document shall
be submitted to the assigned Building Inspector and Planning department for review and sign
offon framing.
Biology/Landscaping
Encroachments within the protected zone (5-feet beyond the drip line) of the native trees is
not permitted.
46.
Prior to initiation of any construction of ground disturbance, high visibility fencing shall be
erected 5 feet beyond the drip.line of all native trees.
47.
Vegetation forming a view impermeable condition (hedge), serving the same function as a
fence or wa11, occurring within the side or rear yard setback shall be maintained at or below
six feet in height. View impermeable hedges occurring in the front yard setback shall be
maintained at or below 42 inches in height.
48.
Invasive plant species, as determined by the City of Malibu, are prohibited.
49.
Vegetation shall be situated on the property so as not to significantly obstruct the primary
view from private property at any given time(given consideration of its future growth).
Fuel
45.
50.
Modification
The project shall receive LACFD approval of a Final Fuel Modification Plan prior to the
issuance offinal building permits.
Fencing and Walls
All fencing along the front property line shall comply with the regulations set forth
Section 3.5.3(A)(1).
52.
Necessary boundary fencing shall be of an open rail-type design with a wooden rail at the top
(instead of wire), be less than 40-inches high, and have a space greater than 14-inches
Page 18 of25
in
51.
LIP
between the ground and the bottom post or wire. A split rail design that blends with the
natural environment is preferred.
Prior to Occupancy
Prior to issuing a Certificate of Occupancy,the City Biologist shall inspect the project site and
determine that all planning conditions to protect natural resources are in compliance with the
approved plans.
54.
Prior to issuance of a building/demolition permit, an Affidavit and Certification to implement
Waste Reduction and Recycling Plan(WRRP)shall be signed by the Owner or Contractor
and submitted to the Environmental Sustainability Department. The WRRP shall indicate the
agreement of the applicant to divert at least 50 percent of all construction generated by the
project.
55.
Prior to final building inspection, the applicant shall provide the Environmental Sustainability
Department with a WRRP Final Summary Report. The Final Summary Report shall
designate
materials that were landfilled or recycled, broken down by material types. The
Environmental Sustainability Department sha11 approve the Final Summary Report.
56.
The applicant shall request a final planning inspection prior to final inspection by the City- of
Malibu Environmental and Building Safety Division. A Certificate of Occupancy shall not be
issued until the Planning Department has determined that the project complies with this
coastal development permit.
57.
Any construction trailer, storage equipment or similar temporary equipment.not permitted as
part of the approved scope of work.shall be removed. prior to final inspection and approval,
and if applicable,the issuance ofthe certificate of occupancy.
all
a
53.
Deed Restrictions
The property owner is required to execute and record a deed restriction which shall indemnify
and hold haxmless the City, its officers, agents, and employees against any and all claims,
demands, damages, costs and expenses of liability arising out of the acquisition, design,
construction, operation, maintenance, existence or failure of the permitted project in an area
where an extraordinary potential for damage or destruction
wildfire exists as an inherent
risk to life and property. The property owner shall provide a copy of the recorded document
to Planning department staff prior to final planning approval.
59.
Prior to final planning approval, the applicant shall be required to execute and record a deed
restriction reflecting Lighting Conditions. The property- owner sha11 provide a copy of the
recorded document to Planning Department staff prior to final planning approval.
from
58.
Fixed Conditions
60.
This coastal development permit shall xun with the land and bind all future owners of the
property.
Page 19 of25
61.
Violation of any of the conditions of this approval may be cause for revocation of this permit
and termination of all rights granted there under.
Section 6.
Certification.
The Planning Commission shall certify the adoption ofthis resolution.
PASSED,.APPROVED AND ADOPTED this 4~' day of May 2015.
DAVID BROTMAN,Planning Commission Chair
ATTEST:
KATHLEEN STECKO,Recording Secretary
LOCAL APPEAL —Pursuant to LIP Section 13.20.1 (Local Appeals) a decision made by the
Planning Commission may be appealed to the City Council by an aggrieved person by written
statement setting forth the grounds for appeal. An appeal shall be filed with the City Clerk within 10
days and shall be accompanied by an appeal form and filing fee, as specified by the City Council.
Appeal forms may be found online at www.malibucity.org;in person at City Hall, or by calling (310)
456-2489, ext. 245.
COASTAL COMMISSION APPEAL — An aggrieved person may appeal the Planning Commission's
decision to the Coastal Commission within 10 working days of the issuance of the City's Notice of
Final Action. Appeal forms may be found online at www.coastal.ca.gov or in person at the Coastal
Commission South Central Coast District office located at 89 South California Street, Ventura,
California 93001, or by calling (805) 585-1800. Such an appeal must be filed with the Coastal
Commission, not the City.
I CERTIFY THAT THE FOREGOING RESOLUTION NO. 15-28 was passed and adopted by the
Planning Commission of the City of Malibu at the Regular meeting held on the 4th day of May 2015,
by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
KATHLEEN STECKO,Recording Secretary
Page 20 of25
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TITLE SHEET k NOTES
GONCE~TUAL DRAINAGE PIAN
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CONCEPTUAL DRAINAGE PLAN
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27758 PACIFIC COAST HIGHWAY, MALIBU, CA 90265
PROJECT ARCHRECT: ARYA GROUP,INC.
10x90 SANTA MONICA BLVD.
LOS ANGELES, CA 90025
(310)446]000
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SOILS ENGINEER/GEOLOGIST: GEO~ADVANTEC INC.
457 WEST gLLEN AVENUE,SURE 112
(90~91305p-0dWA 97]73
STFUCTURAL ENGINEER: DAVID LAU 8 ASSOCIATES
1246]W. WASHINGTON BLVD.
LOS ANGELES. CA 900fi6
(3f0~ 3914200
LANDSCAPE ARCHITECT: SCOTT MITCHELL STUDIO
iB1 NORTH MARTEL AVE
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SURVEYOR: ~pND 8 AIR SURVEYING
22741 PACIFIC COAST HIGHWAY,SUITE 400A
265
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KEY NOTES:
CONSTRUCTION NOTES
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LEGEND;
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t0 DIGGINGULI 1-800-Z1]-}600
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~~ty of.Malibu
23825 Stuart Ranch Rd., Malibu, California CA 90265-4804
(310)456-2489 FAX(310)456-7650
BIOLOGY REVIEW
REFERRAL SHEET
l
TO:
DATE:
City of Malibu City Biologist
i ~2~_ 1~
-E
FROM: City of Malibu Planning Department.
PROJECT NUMBER:
CDP 14-044, MM 14-013, DP 14-011
JOB ADDRESS:
27158 PACIFIC COAST WWY
APPLICANT /CONTACT:
Jaime Harnish
APPLICANT ADDRESS:
P.O. -Box 6363
Malibu, CA 90264
APPLICANT PHONE #:
(310)589-2473
APPLICANT FAX #:
(310)457-9240
APPLICANT EMAIL:
jaimeharnish@hotmaiLcom
PROJECT DESCRIPTION: Interior and exterior remodel with.NOWTS, N
screening room with covered breezeway, addition
to guest house
TO:
Malibu Planning Division and/or Applicant
FROM:
Dave Crawford; City Biologist
and; CANNOT proceed through
The project review package is
(See Attached).
The project is APPROVED; consistent with City Goals ~ Policies associated
with the protection of biological resources and CAN proceed through the
Planning process.
The project may have the potential to significantly impact the following
resources, either individually or cumulatively: Sensitive Species or Habitat,
Watersheds, and/or Shoreline Resources and therefore Requires'Review by the
Environmental Review Board (FRB).
~l
SIGNA
E
~
~
DATE
Additional requirements/conditions may be imposed upon review of plan revisions. Dave Crawford City
Biologist, maybe contacted on Tuesday between 9:00 am and 11:00 am at the City Hall Public counter,
by leaving an e-mail at dcrawford~malibucity.orq or by leaving a detailed voice message at(310) 4562489, extension 277.
Rev 121009
ATTACI~/I~?~ 'r~
Biological review, 9/2/14
Ci o Malibu
23815 Stuart Ranch Road, Malibu, California 90265
(310)456-2489 Fax(310)456-7650
Planning Department
BIOLOGICAL REVIEW
Site Address: 27758 Pacific Coast Highway
Applicant/Phone: Jaime Harnish/ 310.589.2473
Project Type: Interior and exterior remodel with OWTS,landscaping
CDP 14-044(REVISED)
Project Number:
Project Planner: Amanda Chiancola
Previous Biological Review: Incomplete 7/29/14; Approval9/2/14; Approval l/13/15
REFERENCES: Revised plans
DISCUSSION:
1. This review only addresses the revisions to the project previously approved by Biology.
Therefore, all previous conditions of approval remain in effect. In the event of conflicting
conditions, the more restrictive shall apply.
RECOMMENDATIONS:
1. The project is APPROVED with the following conditions:
apply.
A. This review only addresses the revisions to the project previously approved by Biology.
Therefore, all previous conditions of approval from all previous reviews remain in effect.
In the event of conflicting conditions, the more restrictive shall
2. UPON COMPLETION OF ALL PLANTING,the City Biologist shall inspect the project
site and determine that all planning conditions to protect natural resources are in compliance
with the approved plans.
pate: 2z
Da e Crawford, City Biologist
.310-456-2489 ext.227(City of Malibu); e-mail [email protected]
Reviewed By:
CDP 14-044,Page 1
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23825 Stuart Ranch Road •Malibu, California 90265-4861
(310)456-2489'• Fax (310)-317-1950• www.malibucity.org
GEOTECHNICAL REVIEW SHEET
Project Information
Date: August 1, 2014
Review Log #:
3632
Site Address:
27758 Pacific Coast Highway
Lot/Tract/PM #:
ri/a
Planning #:
CDP 14-044
Applicant/Contact• Jaime Harnish, [email protected]
BPC/GPC #•
Contact Phone #:
310-589-2473
Jessica Colvard-Botts
Fax #: 310-457-9240
Planner:
new onsite
Submittal information
Consultants)/Report Date(s): Geo-Advantec,Inc.(Ariannia, GE 2824; Hanson, CEG 1841): 11-22-13
(Current submittals) in Bold:)
Geo-Advantec,Inc.(Ariannia, GE 2824): 5-22-14
Earth Systems Southern California(La Chapelle, CEG 1311): 4-24-14.
Lawrence Young(REHS # 3738): 5-5-14, 4-14-14
OWTS .plan prepared by Lawrence Young dated July 15,2014.
Building Plans prepared by ARYA Group,Inc. dated June 23,
2014.
Grading plans.prepared by LC Engineering Group, Inc. dated April 19;
2013.
Previous Reviews:
Review Referral Sheet dated 624-14
Review Findings
Coastal Development Permit Review
The project is APPROVED from a geotechnical perspective.
❑
The project is NOT APPROVED from a geotechnical perspective. The listed.`Review Comment
s'
shall be addressed prior to approval.
Buildin_q Plan-Check Stage Review
Awaiting Buildingplan check submittal. Please respond to the listed `Building Plan-Check Stage
Review Comments' AND review and incorporate the attached `Geotechnical Notes for Building
Plan
Check' into the plans.
❑
APPROVED from a geotechnical perspective. Please review the attached `Geotech
nical Notes for
Building Plan Check' and incorporate into Building Plan-Check submittals.
❑
NOT APPROVED from a geotechnical perspective. The listed `Building Plan-Cheek Stage
Review
Comments' shall be addressed prior to Building Plan-Clleck Stage approval.
Remarks
The referenced reports and plans were reviewed by the City from a geotecl~~7ical perspective.
Based on the
submitted information and a site reconnaissance, the project comprises remodeling the existing
1,623 square
foot two-story guest house, remodeling and adding 402 square feet to the 440 square foot
gym,constructing a
City of Malibu
Geotechnical Review Sheet
new 1,537 square foot screening room, landscaping, and the installation of a new onsite wastewater
treatment
system(OWTS)that consists ofnew treatment tank system and pump vault with two new 6'x 35' BI seepage
pits with 5' caps and.100% expansion. No grading is proposed.
NOTICE:Applicants shall be required to submit all Geotechnical reports for this project searchabl
as
e
PDF files on a CD. At the time of Building Plan Check application, the Consultant must provide
searchable PDF files on a CD to the Building Department for ALL previously submitted reports.
that
have been reviewed by City Geotechnical Staff.
The City of Malibu.is pleased to announce the release of the new Geotechnical Guideline These
s.
new
guidelines became effective November 1,2013. Geotechnical reports submitted to the City with
any new
development AFTER November 1, 2013 must conform to the requirements of the new
guidelines.
Geotechnical Consultants are strongly urged to review and familiarize themselves with
these new
guidelines to insure Geotechnical Reports are consistent with the guidelines.
Building Plan-Check Stage Review Comments:
1. The Project Geotechnical Consultant has increased the allowable bearing capacity for foundations
bearing
in compacted fill from 2500 psf in the 11-22-1~ report to 3000 psf in the 5-22-14 report.. No increase
in
expected settlement is associated with the increase. Please discuss the reasoning behind the increase
and,
if necessary, provide supporting calculations for bearing capacity and settlement estimates.
2. In order to justify the selection of Site Class C for the project, the Project Geotechnical Engineer
or the
Project Engineering Geologist needs to provide the standard penetration resistance or shear wave velocity
.
ofthe underlying terrace deposits and bedrock based on measured values or onjudgment as specified
in
Section 1613.3..2 ofthe CBC and present those to the City for review.
3. The backfill oftest pits used for the OWTS testing apparently was not placed as certified compacte
d fill.
Therefore,the Project Geotechnical Consultant needs to provide appropriate recommendations for
removal
and recompaction ofsuch material that will support structures or compacted fills:
4. The Project Geotechnical Consultant has recommended a minimum thickness of15-mil
-for vapor barriers
beneath slabs on grade. Building plans shall reflect this requirement.
5. The Project Geotechnical Consultant refers to an ASTM specification that has been supersede
d(D4829).
The City appreciates that ASTM test methods are expensive; however; Consultants need to be current
with
the test methods. The current edition is ASTM D4829-11. No response is required.
6. The Project Geotechnical Consultant needs to provide a complete finding in accordance with
Section 111
ofthe Malibu Building Code regarding the proposed remodels, additions, and OWTS.
7. The Consultant needs to incorporate into the report a contour map ofground motion from the Northridg
e
earthquake. To facilitate this requirement,the Malibu map is provided for the Project Consultan use
ts'
at
(http:%/www.malibucity.org/index.aspx?nid=258). The Consultants should include a copy ofthat ground
motion map in their report, with the subject site plotted on the map. On the basis of that
map, the
Consultant should interpolate the ground acceleration at the subject site and state that value
in their report.
8. Provide a grading plan. for review if the scope of work includes removal and re-compac
tion (R & R)
grading for the improvements.
9. Two sets of final grading, OWTS, remodel and addition plans(APPROVED BY BUILDI
NG AND
SAFETY)incorporating the Project Geotechnical Consultant's recommendations and items in this review
sheet must be reviewed and wet stamped and manually signed by the Project Engineer
ing Geologist
and Project Geotechnical Engineer. City geotecl~nical staff will review the plans for conforman
ce with
the Project Geotechnical Consultants' recommendations avd items in this review sheet over the counter
at
City Hall. Appointments for final review and approval of the plans may be made by calling
or
emaiting City Geotechnical staff.
(3632)
- 2-
City of Malrbu
Geotechnical Review Sheet
Please direct questions regarding this review sheet to C'ty Geot
Engineering Geology Review by:
.
Geotechnical Engineering Review by:
Christopher Dean, C.E.G:#1751, Exp. 9-30-14
Dat
Engineering Geology Reviewer(310-456-2489, x306)
Email: [email protected]
r
~~
August 1, 2014
Kenneth Clements, G.E.# 2010, Exp. 6-30-16
Date
Geotechnica~ Engineering Reviewer(805-563-8909)
Email: kclements@fugro:com
This review sheet was prepared by City GeotechnicalStaff ~,
contracted with Fugro as an agent ofthe City of Malibu..
FUGRO CONSULTANTS,INC:~°
4820 McGrath Street, Suite 100
Ventura, California 9003-7778
(805)650-7000(Ventura office)
(310)456-2489, x306 (City of Malibu)
(3632)
lnical staff listed below.
~
-3-
City of1~7alibu
- GEOTECHNICAL NOTES FOR BUILDING PLAN-CHECK
The following standard items should be incorporated into Building Plan-Check submittals, as appropriate:
One set of grading, OWTS, and remodel and addition plans, incorporating the Geotechnical Consultants
recommendations and items in this review sheet, must tre submitted to City. geotechnical - staff for review.
Additional review comments may be raised at that time that may require a response.
2.
Show the name, address, and phone number of the Project Geotechnical Consultants)on the cover sheet of the
Building Plans.
3.
Include the following note on'Grading and Foundation Plans:"Subgrade soi/s sha/I be tested forExpansion /ndex
prior to pouring footings or slabs; Foundation Plans shall be reviewed and revised by the Project Geotechnical
Consultant, as appropriate."
4.
Include the following note on the Foundation Plans: "Allfoundation excavations must be observed and approved
by the Geotechnical Consultant prior to placement of reinforcing steel."
5.
-The Foundation Plans forthe proposed project shall clearly depict the embedment material and minimum depth of
embedment for the foundations in accordance with the Project Geotechnical Consultants recommendations.
6.
Show the exis#ing and new onsite wastewater treatment systems on the Site Plans_
7.
Please contact the Building and Safety Department regarding the submittal requirements for a grading and
drainage plan review.
8.
A comprehensive Site Drainage Plan, incorporating the Geotechnical Consultants recommendations, shall be
included in the Plans. Show all area drains, outlets, and non-erosive drainage devices on the Plans. Water shall
not be allowed to flow uncontrolled over descending slopes.
Grading Plans(as Applicable)
1.
Grading Plans shall clearly depict the limits and depths of overexcavation, as applicable.
2.
Prior to final approval ofthe project, an as-built compaction report prepared by the Project Geotechnical Consultant
must be submitted to the City for review. The report must include the results of all density tests as well as a map
depicting the limits of fill, locations of all density tests, locations and elevations of all removal bottoms, locations and
elevations of all keyways and back drains, and locations and elevations of all retaining wall backdrains and outlets.
Geologic conditions exposed during grading must be depicted on an as-built geologic map. This comment must be
included as a note on the .grading plans.
Retaining. Walls(As Applicable)
1. Show retaining wall backdrain and backfill design, as recommended by the Geofechnical Consultant,on the Plans.
2.
Retaining walls separate from a residence require separate permits. Contact the Building and Safety Department
for permit information. One set of retaining wall plans shall be submitted to the City for review by City geotechnical
staff. Additional concerns may be raised at that time which may require a response by the Project Geotechnical
Consultant and applicant.
}
J~
O ~VIa~'ibu
CZ
23825 Stuart Ranch Rd., Malibu,- California CA 90265-0861
(310)456-2489 FAX(310)456-7650
PUBLIC WORKS REVIEW
REFERRAL SHEET
TO:
Public Works Department
DATE:
6/23/2014
FROM: City of Malibu Planning Department
PROJECT NUMBER:
CDP 14-044, SPR 14-028
JOB ADDRESS:
27758 PACIFIC COAST HWY
APPLICANT /CONTACT:
Jaime Harnish
APPLICANT ADDRESS:
APPLICANT PHONE #:
P.O.-Box 6363
Malibu, CA 90264
(310)589-2473
APPLICANT FAX #:
(310)457-9240
APPLICANT EMAIL:
[email protected]
PROJECT DESCRIPTION: Interior and exterior remodel with NOWTS
TO:
Malibu Planning Department andlor Applicant
FROM:
The following items described on the attached memorandum shall be
addressed and resubmitted.
The project was reviewed- and found to be in conformance with the City's
~licies and CAN proceed through the Planning
~y ~
DATE
Rev 120910
CitY of Malibu
MEMORANDUM
To:
Planning Department
From:
Jorge Rubaleava, Assist. Civil Engineer
Date:
July 14, 2014
Re:
Proposed Conditions of Approval for 27758 PCH CDF 14-044
The Public Works Department has reviewed the plans submitted for the above referenced
project.
Based on this review sufficient information has- been submitted to confirm that conformance
with
the Malibu Local Coastal Plan (L.CP) and the Malibu Municipal Code (MMC) can be attained
.
Prior to the issuance of building and grading permits, the applicant shall comply with the
following
conditions.
GRADING AND DRAINAGE
1. Exported soil from a site shall be taken to the County Landfill or to a site with an
active
grading permit and the ability to accept the material in compliance with the City's
Local
Implementation Plan (LIP), Section 8.3. A note shall be placed on the project
that
addresses this condition.
STORMWATER
2. A Local Storm Water Pollution Prevention Plan shall be provided prior to the issuanc
e of
the Grading/Building permits for the project: This plan shall include,. but not limited to:
• Designated .areas for the storage of construction materials that do not disrupt
drainage patterns or subject the:material to erosion by site runoff.
• Designated area for the construction portable toilets that separates them from storm
water runoff and limits the potential for upset.
• Designated areas for disposal and recycling facilities for solid waste separated from
the site drainage system to prevent the discharge of runoff through the waste.
• Specific BMP's to prevent erosion and BMPs for Sediment control prior to discharge
from the property.
• Locations where concentrated runoff will occur.
W:1Land DevelopmentlPlanning Conditions~PCl-X27758 PCH CDP 14-044.docx
RecyGed Paper
• Plans for the stabilization of disturbed areas of the property, lands
caping and
hardscape, along with the proposed schedule for the installation
of protective
measures.
• Location and sizing criteria for silt basins, sandbag barriers, and
silt fencing.
• Stabilized construction entrance and a monitoring program for
the sweeping of
material tracked off site
3. CONFINED ANIMAL FACILITIES —New development and redev
elopment of confined
animal facilities shall.require a WQMP-Ag.
a. The confined animal facilities shall. be designed and constr
ucted to retain all
precipitation and drainage through. manured areas during the 85t"
Percentile, 24
hour storm event or the 0:75-inch, 24 hour storm event, which
ever is greater.
Manured areas are defined as those areas where livestock waste
is likely to be
deposited.
b. All precipitation and surface drainage outside of manured
areas, including that
collected from roofed areas, and- runoff from tributary areas during
.the storm event
described in "a" shall be diverted away from manured areas.
c. Retention ponds and manured areas at confined animal facilities
shall be protected
from inundation or washout by overflow from any stream channel during
100-year
peak.stream flows.
d. New development or redevelopment of confined animal- facilities
shall not result in
the placement of manured areas in or within 100 feet of streams or
other surface
waters.
e. Confined animal facility new development or redevelopment.
shall not produce
sedimentation or polluted runoff on any public road, adjoining proper
ty, or in any
drainage channel
fi The new development or redevelopment shall be designed to preven
t animals at a
confined animal facility from entering any surface water within the
confined area.
g. New development and redevelopment projects must have a livest
ock waste storage
area. Livestock- waste storage areas shall be designed and
constructed to be
water-tight and covered such that storm water will not be allowed
to discharge from
the area. The storage area shall be located at least 50 feet from any
drainage
swale and 100 feet from any surface -water and any public or privat
e drainage
conveyance systems.
h. A copy of the WQMPAg shall be filed against the property to provid
e constructive.
notice to future property owners of their obligation to maintain
the water quality
measures installed during construction prior to the issuance of gradin
g or building
permits.
i. The WQMPAg shall be submitted to Public Works and the fee
applicable at time of
submittal for the review of the WQMPAg shall be paid prior to. the
start of the
technical review. The WQMPAg shall be approved prior to -the
Public Works
Department's approval. of the grading- and drainage plan and or
building plans.
The Public Works Department will tentatively approve the plan and will
keep a copy
until the completion of the project. Once the project is completed,
the applicant
shall verify the installation of the BMP's, make any revisions to
the WQMPAg, and
.resubmit to the Public Works Department for approval. The origina
l singed and
2
l~
f
W:1Land
DevelopmentlPlanning Conditions~PCH~27758 PCH CDP 14-044.docx
RecyGed Paper
notarized document shall be recorded with the County Recorder. A certified copy
of
the WQMPAg shall be submitted to the Public Works Department prior to
the
certificate of occupancy or final inspection.
MISCELLANQUS
4. The Developers Consulting Engineer shall sign fihe final plans prior to the
issuance of
permits.
5. WASTE MAN~4GEMENT FOR CONSTRUCTION SITES- -The City of Malibu
is required
by AB 939 to reduce the flow of wastes to the landfills of Los Angeles and
Ventura
Counties by 50%. Since this project consists of all new construction (reside
ntial and
nonresidential, the applicant shall comply with the following conditions:
• The applicant/property owner shall contract with a City approved hauler
to facilitate
the recycling of all recoverable/recyclable material. Recoverable material
shall
include but shall not be limited to: Asphalt, dirt and earthen material,
lumber,
concrete, glass, metals, and drywall. Prior to Public Works approval of the
final
plans, an AfFdavit and Certification to implement a Waste Reduction
and
Recycling Plan for the above project types shall be signed by the Owner
or
Contractor shall be submitted to the Public Works. Department. The WRRP
shall
_indicate the agreement of the applicant to divert at least 50% of all construction
waste generated by the project.
• Prior to Final Building inspection, the applicant shall provide the Public
Works
Department with a Final Waste Reduction and Recycling Summary
Report
(Summary Report). The Final Summary Report shall designate all material
that
were land filled or recycled, broken down by .material types. The Public
1Norks
Department shall approve-the final Summary Report.
3
r~.~
W:~Land DevelopmentlPlanning Conditions~PCH~27758 PCH CDP 14044.do
cx
Recycled Paper
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~'i a 1~laltbu
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-23825 Stuart Ranch Rd., Malibu, California CA 90265-4861
(310)456-2489 FAX(310)317-1950
r
ENVIRONMENTAL HEALTH REVIEW
REFERRAL SHEET.
TO:
City of Malibu Environmental Health Administrator DATE:
PROJECT NUMBER:
CDP 14-044, SPR 14-028
JOB ADDRESS:
27758 PACIFIC COAST HWY
APPLICANT /CONTACT:
Jaime Harnish
APPLICANT ADDRESS:
P.O. Box 6363
Malibu, CA 90264
APPLICANT PHONE #:
X310)589-2473
APPLICANT FAX #:
X310)457-9240
APPLICANT EMAIL:
[email protected]
6/23/2014
TO:
Malibu Planning Department and/or Applicant
FROM:
Andrew Sheldon, City Environmental Health Administrator
/
Ark Onsite Wastewater Treatment System (OWTS)Plot Plan approval
IS NOT
REQUIRED for the project.
An OWTS Plot Plan approval IS REQUIRED for the project DO NOT
grant your
approval until an approved Plat Plan is received.
SIGNATURE-
~t~usr !9, Zola
DATE
The applicant must submit to the City of Malibu Environmental Health
Specialist to determine whether
or not a Private Sewage Disposal System Plot Plan approval is required
.
Andrew Sheldon, Environmental Health Administrator may be contacted
Tuesday and Thursday from
8:00 am to 11:00 am, or by calling (310)456-2489, extension 364.
Rev 121009
Ci ~ of Malibu
23825 Stuart Ranch Road • MaFibu, California • 90265-4861
Phone(310)456-2489 •Fax(310)456-3356 • www.malibucity.org
August 19,2014
Jaime Harnish
P.O. Box 6363
Malibu, California 90264
Subject:
27758 Pacific Coast Highway,lVIalibu,California 90265; Environmental
Health Conformance Review.for a New Single Family Residence and New
Alternative Onsite Wastewater Treatment System (CDP 14'-044)
Dear Mr. Harnish,
On August 19., 2014, a Conformance Review was completed for a new alternative.onsite
wastewater treatment system(AOWTS)proposed fo serve the onsite wastewater treatment needs
ofthe subject property. The.proposed AOWTS meets the minimum requirements ofthe City of
Malibu Plumbing Code,i.e. Title 28 ofthe Los.Angeles County Code, incorporating the
California Plumbing Code,2013 Edition,.and the City of Malibu Ordinance No. 377
Amendments(MPC); and the City of Malibu Local Coastal Plan/Local Implementation Plan
(LCP/LIP). The following items shall be submitted prior to final approval:
1) Final OWTS Plot Plan: A final plot plan shall be submitted showing an OWTS design
meeting the minimum requirements of the- MPC,and the LCP/LIP, including necessary
construction details, the proposed drainage plan for the developed property, and the proposed
landscape plan for the developed property. The OWTS Plot Plan shall show essential features
ofthe OWTS and must fit on an 11" x 17" sheet leaving a 5" left margin clear to provide
space for aCity-applied legend. If the plan scale is such that more space is needed to clearly
show construction details and/or all necessary setbacks, larger sheets may also be provided
(up to a maximum size of 18" x 22" for review by Environmental Health).
a. Show the connection from the guest house to the treatment tank.
b. Identify all pumped and gravity lines for the OWTS
c. Show the location ofthe OWTS control panel
d. Show the location ofthe existing wastewater system to be abandoned.
2) OWTS Design Report and System Specifications: A final design report, plan drawings,
and system specifications.shall be submitted as to OWTS design basis and all components
(i.e. alarm system, pumps, timers, flow equalization devices, backflow devices, etc.)
proposed for use in the construction ofthe proposed alternative onsite wastewater disposal
Jaime Harnish
August 19, 2014
Page 2 of4
system. For all OWTS,final design drawings and calculations must be signed by a
California-registered Civil Engineer, a Registered Environmental Health Specialist, or a
Professional Geologist who is responsible for the design. The final OWTS design report and
drawings shall be submitted with the designer's wet signature, professional registration
number, and stamp (if applicable).
The final OWTS design report shall contain the following information (in addition to the
items listed above):
a. Required treatment capacity for wastewater treatment and disinfection systems. The
treatment capacity shall be specifed in terms offlow rate, gallons per day (gpd), and
shall be supported by calculations relating the treatment capacity to the number of
bedroom equivalents, plumbing fixture equivalents, and/or the subsurface effluent
dispersal system acceptance rate. The fixture unit count must be clearly identified in
association with the design treatment capacity, even if the design is based on the
number of bedrooms. Average and peak rates of hydraulic loading to the treatment
system shall be specified in the final design.
b. Sewage and effluent pump design calculations.
c. Description of proposed' wastewater treatment and/or disinfection system equipment.
State the proposed type oftreatment.systems)(e.g., aerobic treatment, textile filter,
ultraviolet disinfection, etc.); major components; manufacturers, and model numbers
for "package" systems; and conceptual design for custom engineered systems.
d. Specifications, supporting geology information, and percolation test results for the
subsurface effluent dispersal portion ofthe onsite wastewater disposal system. This
must include the proposed type of effluent dispersal system (drainfield, trench,
seepage pit; subsurface drip, etc.) as well as the system's geometric dimensions and
basic construction features. Supporting calculations shall be presented that relate the
results of soils analysis or percolationfinfiltration tests to the projected subsurface
effluent acceptance rate, including any unit conversions or safety factors. Average
and peak rates of hydraulic loading to-.the effluent dispersal system shall be specified
in the final design. The projected subsurface effluent acceptance rate shall be reported
in units oftotal gallons per day(gpd)and gallons per square foot per day (gpsfl.
.Specifications for the subsurface effluent dispersal system shall be shown to
accommodate the design hydraulic loading rate (i.e., average and peak OWTS
effluent flow, reported in units of gpd). The subsurface effluent dispersal system
design must take into account the number of bedrooms, fixture units, and building
occupancy characteristics.
e. Recommendations to address the presence of large trees and vegetation that do not
conform to the minimum plumbing code setback.
f. All final design drawings shall be submitted with the wet signature.and typed name of
the OWTS designer. If the plan scale is such that more space than is available on the
11" x 17"-plot plan is needed to clearly show construction details, larger sheets may
also be provided(up to a maximum size of 18" x 22" for review by Environmental
Jaime Harnish
August 19,2014
Page 3 of4
Health).[Note: For OWTS final designs, full-size plans for are also required for
review by Building &Safety and/or Planning.]
3) Existing OWTS to be Abandoned: Final plans shall clearly show the locations of all
existing OWTS components (serving pre-existing development)to be abandoned and provide
.procedures for the OWTS'proper abandonment in conformance with the MPC.
4) Worker Safety Note and Abandonment of Existing OWTS:The following note shall be
added to the plan drawings included with the OWTS final design. "Prior to commencing
work to abandon,remove, or replace existing Onsite Wastewater Treatment- System(OWTS)
components an"OWTS Abandonment Permit" shall be obtained from the City of
Malibu. All work performed in the OWTS abandonment, removal, or replacement area shall
be performed in strict accordance with all applicable federal, state, and local environmental
and occupational safety and health regulatory requirements. The obtainment of any such
required permits or approvals.for this scope of work shall be the responsibility ofthe
applicant and their agents."
5) Building Plans: Architectural floor plans ofthe proposed residence approved by building
safety shall be submitted for review.
6) Proof of Ownership: Proof of ownership of subject property shall be submitted.
7) Operations &Maintenance Manual: An operations and maintenance manual specified by
the OWTS designer shall be submitted. This shall be the same operations and maintenance
manual. proposed for later submission to the owner and/or operator ofthe proposed.
alternative onsite wastewater disposal system.
8) Maintenance Contract: A maintenance contract executed between the owner ofsubject
property and an entity qualified in the opinion ofthe City of Malibu to maintain the- proposed
alternative onsite wastewater disposal system after construction shall be submitted. Please
note only original "wetsignature" documents are acceptable.
9) Covenant: A covenant running with the land shall be executed between the City of Malibu
and the holder ofthe fee simple absolute as to subject real property and recorded with the
Los Angeles County Recorder's Office. Said covenant shall serve as constructive notice to.
any future purchaser for value that the onsite wastewater treatment system serving subject
property is an alternative method of onsite wastewater disposal pursuant to the City of
Malibu Uniform Plumbing Code, Appendix K, Section 1(i). Said covenant shall be provided
by the City of Malibu Environmental Health Specialist. Please submit c~ certified copy
issued by the Los Angeles County Recorder.
10) City of Malibu Geologist/Geotechnical Approval:
Geotechnical Engineer final approval shall be submitted.
City of Malibu Geologist and
11) City of Malibu Planning Division Approval: City of Malibu Department of Environmental
and Community Development, Planning Division final approval shall be obtained.
Jaime Harnish
August 19, 2014
Page 4 of4
12) Environmental Health Final Review Fee: A final fee sha11 be paid to the City of Malibu
for Environmental Health review ofthe AOWTS design and system specifications.
13) Operating Permit Application and Fee: In accordance with M.M.C. Chapter 15.14, an
application shall be made to the Environmental and Building Safety Division for an OWTS
operating permit. An operating.permit fee shall be submitted with the application.
-000If you have any questions regarding the above requirements, please contact the
undersigned at your earliest convenience.
Sincerely,
City of Malibu
~~~~~-Todd E. Curtis
Environmental Health Reviewer
cc:
Environmental Health main file
Planning Division
'
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Ci o :1~7a~zbu o
23825 Stuart.Ranch Rd., Mal'bu,California CA 90265-4804 ~~
9~ O
(310)456-2489 FAX(310)456-7650
~/~/S, `ff►.
6r~
-FIRE DEPARTMENT REVIEW
~~,~~,
REFERRAL SHEET
TO:
Los Angeles County Fire Department
PROJECT NUMBER:
JOB ADDRESS:
DATE:
6/23/2014
CDP 14-044, SPR 14-028
~
APPLICANT /CONTACT:
27758 PACIFIC COAST HWY.
Jaime Harnish
APPLICANT ADDRESS:
P.O. Box 6363
Malibu, CA 90264
APPLICANT PHONE #:
(310)689-2473
APPLICANT FAX #:
(3101457-9240
T0:
FROM:
Malibu Planning Departmentand/or Applicant
Fire Prevention Engineering Assistant
The project DOES require Fire DepartmentPian Review and Developer Fee payment
The project DOES NOT require Fire Department Plan Review
The required fire flow-for this project is/ODD .gallons per minute at 20 pounds per
square inch fora 2 hour duration. (Provide flow information from the water dept.)
The project is required to have an interior automatic fire sprinkler system. .
Final Fuel Modification Plan Approval is required prlorto Fire Department Approval
V
Conditions below marked "not a.~proved"shall be corrected on the site plan and resubmitted
for Fire Department ap~rovaL
App'd
Nlapp'd
Required Fire Department vehicular access(including width and grade %)
as-shown from the public streetto the proposed project.
Required and/or proposed Fire Department VehicularTurnaround
Required 5footwi 'e De rtment Walking Access(including grade %j
Width of prop . d drivew access roadway gates
0
of Los Angel Fire Department
sions to the Co ty of Los Angeles
Ainor change maybe approve
hieve subs ntially the same r u
geles Fir Code valid at th m
"'Expires wi City Pla ~n
iration,
or 'ions to Fire Dc~ ment regulatio and standards.
fe~Gention Engineerin ,provided such changes.
the project maintain compliance with the Couni ~ of Los
plans are submitte .Applicable review fees syr~ f be required.
i
SIGDf'ATURE
J `.ZO /L~
DATE
Additional requirementslconditions may be imposed upon review ofcomplete architectura
l plans.
The Fire Prevention Engineeringmaybe con~ctedbyphone at(818J880-0349oratthe
Fire DepartinentCounter.
26600 Agoura Road,Suite 110,Calabasas,CA 97302; Hours: Monday-Thursday
between 7:00 AM and 11:00 AM
(CDP 14-044)
27758 PACIFIC COAST HIGIiWAY
MnT•IBU, CA 90265
P. COTTAGE:
GUEST HOVSE:
SCREENING ROOM:
GYM/SPA:
PUNff> TANK:
TREATMENT UNIT:
ACTIVE:
FUTURE:
PERC RATE:
DESIGNER:
DESIGN REPORT:
PERC RPT:
GEOLOGY REPORT:
1 Bedroom/11 Fixture Units (N)
2 Bedroom / 31 Fixture Units (N)
0 Bedroom / 8.5 Fixture Units (N)
0 Bedroom / 9 Fixture Units (N)
1500 Gal Precast (G~m, Cottage, and
Screening Room)
MicroSepTec ES-12 w/ W Disinfection
2 - 6'x 35' BI w/ 5' Cap
2 - 6'x 35' BI w/ 5' Cap
12,990 gpd present proj.(B-2,-3)
10,140 gpd present proj.(H-1,-4)
Young, REHS 3790
Young (OS-05-14)
Young (04-14-19
Earth Systems (04-24-14)
2 - 6' % 35'~BI
Future
NOTES:
1. This conformance review is £or a new alternative
onsite wastewater treaffient system for a remodeled
guest house, cottage, gym, and new screening room.
The new alternative onsite wastewater treatment
system conforms to the requirements of the City of
Malibu Plumbing Code (MPC) and the Local Coastal
Plan (LCP).
2. This review relates only to the minimum
requirements o£ the MPC, and the LCP, and does not
include an evaluation of any geological or other
potential problems, which may require an
alternative method of review treatment.
3. This review is valid £or one year, or until MPC,
and/or LCP, and/or Administrative Policy changes
render it noncomplying.
CITY OF 1v1ALIBU
ENVIRONMENTAL SUSTAINABILITY DEPT
ENVIRONMENTAL HEALTH
CONFOi21VCANCE 1~,~VI~V6'
AUG 1 9 2014
~n~'~~
'
2~
K
. ~Y
~9
SIGNATURE:
~'
THIS IS NOTAN APPROVFIL. FINALAPPROVAL
IS REQUIRED PRIOit TO.TH~ 1SSUAN~E OF ANY
CONSTRUCTION PERMITS.
t
JA
~~ ~
~P CA{.~N
07/15/14
Notice Continued...
A written staff report will be available at or before the hearing for the project. All persons wishing to address the
Commission regarding this matter will be afforded an opportunity in accordance with the Commission's procedures.
z
O
~~
Copies of all related documents are available for review at
City Hall during regular business hours. Written comments may be presented to the Planning Commission at
any time prior to the beginning of the public hearing.
LOCAL APPEAL - A decision of the Planning Commission
may be appealed to the City Council by an aggrieved person by written statement setting forth the grounds for appeal..An appeal shall be filed with the City Clerk within ten
days following the date of action for which the appeal is
made and shall be accompanied by an appeal form and
filing fee, as specified by the City Council. Appeal forms
may be found online at www.malibucity.org/planning forms
or in person at City Hall, or by calling (310) 456-2489,
extension 245.
COASTAL COMMISSION APPEAL — An aggrieved person may appeal the Planning Commission's decision to
the Coastal Commission within 10 working days of the
issuance of the City's Notice of Final Action. Appeal forms
may be found online at www.coastal.ca.gov or in person at
the Coastal Commission South.Central Coast District office located at 89 South California Street in Ventura, or by
calling 805-585-1800. Such an appeal must be filed with
the Coastal Commission, not the City.
IF YOU CHALLENGE THE CITY'S ACTION IN COURT,
YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS NOTICE, OR IN
WRITTEN CORRESPONDENCE DELIVERED TO THE
CITY, AT OR PRIOR TO THE PUBLIC HEARING.
City of Malibu
23825 Stuart Ranch Road
Malibu, CA 90265
(310)456-2489 Fax (310)456-7650
NOTICE. OF
PUBLIC HEARING
N
~D
OD ~
N O
~
~
O
~
C iU
N
O~~
N ~ -O
~n ~
~~
The Malibu Planning Commission will hold a public hearing on
Monday, May 4, 2015, at 6:30 p.m. in the Council Chambers,
Malibu City Hall, 23825 Stuart Ranch Road, Malibu, CA, for the
project identified below.
COASTAL DEVELOPMENT PERMIT NO. 14-044, MINOR
MODIFACATION NOS. 14013 AND 15-005. AND DEMOLITION
PERMIT NO. 14011 — An application for the conversion of an after
-the-fact duplex into asingle-story single-family residence with a
214 square foot addition,.construction of a new detached 400
square foot two- car garage, new 1,537 square foot detached
screening room with a 1,537 square foot basement, new 288
square foot garden shed, 402 square foot addition to the existing
440 square foot detached gym, conversion of a 1,170 square foot
detached guest cottage into a game room, installation of a new
alternative onsite wastewater treatment system, new landscaping,
grading, including a minor modification fora 50 percent reduction
of the required front yard setback, a minor modification fora 20
percent reduction of the required side yard setback, and a
demolition permit for the demolition of more than 50 percent of the
duplex's exterior wails
APPLICATION FILED:
APPLICANT:
OWNER:
LOCATION:
APN:
ZONING:
CASE PLANNER:
If you have questions regarding this notice, please contact
Amanda Chiancola, Associate Planner, at (310) 456?aRA-.extension 301.
April 9, 2015
nnie Blue, AICP, Planning Director
~-~-
June 23, 2014
Jaime Harnish
Serge Azria
27758 Pacific Coast Highway,
within the appealable coastal
zone
4460-032-002
Rural Residential Two-Acre(RR
-2)
Amanda Chiancola
Associate Planner
(310)456-2489, ext. 301
[email protected]
Pursuant to the authority and criteria contained in the California
Environmental Quality Act (CEQA), the Planning Director has
analyzed the proposed project. The Planning Director has found
that this project is listed among the classes of projects that have
been determined not to have a significant adverse effect on the
environment and therefore, is exempt from the provisions of CEQA.
Accordingly, should the project be approved, a CATEGORICAL
EXEMPTION will be prepared pursuant to CEQA Guidelines
Sections 15301(1) - Existing Facilities and 15303(a) — New
Construction or Conversion of Small Structures. The Planning
Director has further determined that none of the six exceptions to
the use of a categorical exemption apply to this project (CEQA
Guidelines Section 15300.2).

Commission Agenda Report

Transcription

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