PLANNING COMMISSION AGENDA REPORT
APRIL 21, 2016
TO:
Members of the Planning Commission
FROM:
Andrew Cohen-Cutler, Associate Planner
FILE NO.:
150000907
PROPOSAL:
A request for a Site Plan Review to construct a 568 squarefoot second floor studio within an existing garage, construct a
new 793 square-foot 4-car garage, construct a 570 square-foot
pool house, and to construct a new 1,342 square-foot first floor
addition with an 846 square-foot roof deck on an existing
single-family residence located at 25231 Prado Del Grandioso
within the Residential Single-Family zoning district (APN: 2069090-016)
APPLICANT:
Calabasas Development-Sam Afghani
OWNER:
Calabasas Development-Sam Afghani
STAFF RECOMMENDATION:
The Commission adopts Resolution No. 2016-612 approving File No. 150000907.
REVIEW AUTHORITY:
The Planning Commission is reviewing this project because Section 17.62.020(D) of the
Calabasas Municipal Code (CMC) stipulates, an addition greater than 500 square feet
requires review by the Planning Commission.
BACKGROUND:
On July 20, 2015, the applicant submitted an application requesting a Site Plan Review to
construct a 568 square-foot second floor studio within an existing garage, construct a new
793 square-foot 4-car garage, construct a 570 square-foot pool house, and to construct a
new 1,342 square-foot first floor addition with an 846 square-foot roof deck on an existing
Planning Commission Staff Report
File No.: 150000907
Date: April 21, 2016
Page 2
single-family residence located at 25231 Prado Del Grandioso within the Residential
Single-Family zoning district. The proposed project was reviewed by the Development
Review Committee (DRC) on August 18, 2015. The DRC had no major concerns about the
proposed project. The project application was deemed incomplete and the applicant was
duly notified. The proposed project was reviewed by the Architectural Review Panel (ARP)
on February 25, 2016, and the ARP recommended approval of the project as designed,
and reiterated that the project should match the colors and materials of the existing house.
The applicant submitted the required additional materials and the project was deemed
complete on February 19, 2016.
STAFF ANALYSIS:
The key issues related to this project are discussed below:
A. Site Design/Building Layout: The 38,788 square-foot subject parcel is improved with a
10,004 square-foot two-story, single-family residence centered toward the front of the
property. The Applicant is proposing to construct a 568 square-foot second floor studio
within an existing garage, construct a new 793 square-foot 4-car garage, construct a
570 square-foot pool house, and to construct a new 1,342 square-foot first floor
addition with an 846 square-foot roof deck on the existing single-family residence. The
new addition to the residence will include a new theater and guest room with a roof-top
deck. The attic conversion in the existing garage will become a studio while the
accessory structures (new garage and new pool house) will serve their stated uses.
The proposed site coverage will be 9,895 square feet, or 25.5%, which complies with
the maximum 35% site coverage requirement for lots over 1/3 of an acre (Section
17.13.020 of the Calabasas Municipal Code (CMC)). The height of the residence will
remain at 27’-8”, which complies with the 35’ maximum height limit.
The existing home is setback 10’ from the north side property line and 45’ from the
south side property line both complying with the minimum 10’ foot side yard setbacks
as stipulated in CMC Section 17.13.020.
B. Architecture: The proposed addition and accessory structures will be constructed in a
style that matches the existing single-family residence. All colors and materials will
match those found on the existing residence. The exterior will be finished with smooth
troweled stucco.
The Architectural Review Panel (ARP) reviewed the proposed project on February 26,
2016. The ARP recommended approval of the proposed project as designed, and
reiterated that the project should match the colors and materials of the existing house..
Planning Commission Staff Report
File No.: 150000907
Date: April 21, 2016
Page 3
C. Landscaping: Per Section 17.26.040(B) of the Code, residential lots more than 1/3 an
acre must have a minimum of 65% pervious surface. The existing pervious surface
area is 64.1%; a legal nonconforming condition. The applicant is proposing to reduce
the pervious surface to 56.5%. Pursuant to CMC Section 17.26.040(B)(1), residential
lots over one third of an acre shall contain a minimum of 65% pervious surface.
However, pursuant to CMC Section 17.26.040(B)(1)(a), “…whenever there is residential
subdivision with permanent open space dedicated as part of the original subdivision
approval and which is controlled by the city, another public agency, or active an active
Homeowners Association, individual lots within that subdivision may receive a credit
against the landscape and pervious surface requirements. This credit shall be equal to
the percentage of the total dedicated permanent open space within the lot as
determined by the director.” The Oaks of Calabasas Homeowners Association has a
pervious surface credit of 72.8%. As such, the project is in conformance with the
minimum pervious surface requirement.
D. Neighborhood Compatibility: The proposed one-story addition, garage attic conversion,
and new pool house will increase the habitable size of the single-family residence from
10,004 square feet; the sixth largest house in the immediate vicinity, to 11,787 square
feet; the fourth largest area found in a home on Prado Del Grandioso, and the third
largest in terms of Floor Area Ratio (FAR). Therefore, the proposed project will result in
a residence that will fall within the existing home sizes and FAR’s in the immediate
area. (See Technical Appendix-Property Comparison). The existing 38,780 square-foot
lot is the fourth largest of seven lots on the north side of the street. The 8 lots on the
south side of the street are all approximately 25% larger than those on the north side.
This results in lot sizes that range from 17,123 square feet to 69,927 square feet; and,
the subject property falls within that range. Additionally, the proposed increase in size of
the subject residence results in an overall site coverage that falls below the 35%
maximum lot coverage development standard (CMC Section 17.13.020) and will not
result in a structure that is overly massive or out of place.
REQUIRED FINDINGS:
The findings required in Section 17.62.020(E) of the Calabasas Municipal Code for a Site
Plan Review and Section 17.32.010(E)(2) for an Oak Tree Permit are contained in
Resolution No. 2016-612, attached as Exhibit A.
ENVIRONMENTAL REVIEW:
One of the goals of the proposed project is to construct a new 1,342 square-foot first floor
addition with an 846 square-foot roof deck on an existing single-family residence. Because
the addition is less than 10,000 square feet in size, in an area where all public services and
Planning Commission Staff Report
File No.: 150000907
Date: April 21, 2016
Page 4
facilities are available to allow maximum development permissible in the general plan, and
the proposed project is not located in an environmentally sensitive area, this project is
exempt from environmental review in accordance with Section 21084 of the California
Environmental Quality Act (CEQA) and Section 15301 Class 1 (e)(2)(a&b) (additions to
existing structures) of the CEQA Guidelines. Additionally, because the project proposes the
construction of a 568 square-foot, second floor studio within an existing garage, the
construction of a new 793 square-foot, 4-car garage, and to construct a 570 square-foot
pool house all of which are accessory structures, the project is exempt per Section
1530303 Class 3 (e) (accessory structures) of the CEQA Guidelines. A Notice of
Exemption has been prepared and is attached as Exhibit D.
CONDITIONS OF APPROVAL:
See conditions of approval contained in resolution No. 2016-612 attached as Exhibit A.
PREVIOUS REVIEWS:
Development Review Committee (DRC):
August 18, 2015
No major concerns were raised by the DRC members.
Architectural Review Panel (ARP):
February 26, 2016
The Panel recommended approval of the project as
designed, and reiterated that the project should match the
colors and materials of the existing house.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Planning Commission Resolution No. 2016-612
Plans
Photographs of Site
Notice of Exemption
Planning Commission Staff Report
File No.: 150000907
Date: April 21, 2016
Page 5
Technical Appendix:
Location:
Surrounding Properties:
Existing Land Use
Zoning
General Plan Designation
Site
Residential, Single-Family
RS
R-SF
West
Residential, Single-Family
RS
R-SF
East
Residential, Single-Family
RS
R-SF
North
Residential, Single Family
RS
R-SF
South
Residential, Single Family
RS
R-SF
Planning Commission Staff Report
File No.: 150000907
Date: April 21, 2016
Page 6
Development Standards:
Lot Size:
Code Limit
38,780 Square-foot
Meets Code
N/A
N/A
Proposed Setbacks:
Rear:
Front
N. Side
S. Side
20’
24’-6”
10’
24’
20’
20’
10’
10’
Yes
Yes
Yes
Yes
Height:
27’-8”
35’
Yes
Pervious Surface:
Existing
Proposed:
24,869 square feet
21,891 square feet
64.1%
56.5%
65% Min.
65% Min
Yes*
Yes*
6,917 square feet
9,895 square feet
17.8%
25.5%
35% Max
35% Max.
Yes
Yes
Site Coverage:
Existing:
Proposed:
*Pursuant to CMC Section 17.26.040(B)(1), residential lots over one third of an acre shall contain a minimum
of 65% pervious surface. However, pursuant to CMC Section 17.26.040(B)(1)(a), “…whenever there is
residential subdivision with permanent open space dedicated as part of the original subdivision approval and
which is controlled by the city, another public agency, or active an active Homeowners Association, individual
lots within that subdivision may receive a credit against the landscape and pervious surface requirements.
This credit shall be equal to the percentage of the total dedicated permanent open space within the lot as
determined by the director.” The Oaks of Calabasas Homeowners Association has a pervious surface credit of
72.8%. As such, the project is in conformance with the minimum pervious surface requirement.
Planning Commission Staff Report
File No.: 150000907
Date: April 21, 2016
Page 7
PROPERTY COMPARISON
APN
ADDRESS
LOT SIZE SQUARE FEET FAR
Subject Property
2069-090-016 25231 PRADO DEL GRANDIOSO 38,780
10,004
0.26
2069-090-020 25271 PRADO DEL GRANDIOSO
2069-090-021 25281 PRADO DEL GRANDIOSO
2069-090-018 25251 PRADO DEL GRANDIOSO
2069-090-022 25262 PRADO DEL GRANDIOSO
2069-090-024 25242 PRADO DEL GRANDIOSO
2069-090-017 25241 PRADO DEL GRANDIOSO
2069-090-023 25252 PRADO DEL GRANDIOSO
2069-090-050 25201 PRADO DEL GRANDIOSO
2069-090-030 25200 PRADO DEL GRANDIOSO
2069-090-026 25222 PRADO DEL GRANDIOSO
2069-090-015 25221 PRADO DEL GRANDIOSO
2069-090-014 25211 PRADO DEL GRANDIOSO
2069-090-025 25232 PRADO DEL GRANDIOSO
2069-090-027 25212 PRADO DEL GRANDIOSO
2069-090-028 25202 PRADO DEL GRANDIOSO
Source: LA County Assessor
43,197
17,123
44,509
40,453
49,548
37,921
49,853
42,545
62,576
69,927
38,694
37,785
66,264
74,856
55,897
6,434
5,323
13,085
7,016
9,697
13,123
9,697
7,381
10,464
10,622
10,752
7,394
9,253
12,497
9,214
0.15
0.31
0.29
0.17
0.2
0.34
0.19
0.17
0.17
0.15
0.28
0.2
0.14
0.17
0.16
PROPOSED
SQUARE
FEET
PROPOSED
FAR
11,787
0.3