409, Convert existing stable into a, Staff Reports• •
PLANNING COMMISSION: NOVEMBER 14, 1989
PAGE TWO
1. Zoning Case Nuys 404 and 407 (con't):
In the case of Zoning Case No. 404., the following are suggested
findings, if the Commission determines it is appropriate to deny the
tennis court application:
- The subject parcel is a relatively flat parcel which is located
at a point where improvements constructed on the property would be
visible to all vehicular, equestrian and pedestrian traffic
ingressing and egressing the Morgan Lane area; and, the properties in
the surrounding area.
-The staking of the property discloses that the proposed and
existing structures would cover the proportion of the the allowable
buildable area of the lot, leaving little room for open space areas
and no natural vegetation. The proposed structures would create a
densely developed lot, which would have reduced open space areas and
would be devoid of natural and/or mature vegetation that would
preserve and enhance the rural atmosphere called for in the General
Plan.
- The tennis court and its attendant fencing would highly visible
to surrounding properties; and, as such, would not be harmony with
the rural atmosphere of the surrounding area and the community.
- The proposal is not consistent or compatable with the objectives
of the General Plan, for reasons set forth above.
In the case of Zonina Case No. 407, upon a closer reading of the
Zoning Ordinance, the locating of any non-exempt structures or
conditionally permitted structures in the rear yard setback (minimum
of 50 feet from rear property line) is not allowable. The only
buildings that are permitted to be located in the rear yard setback
are accessory buildings, i.e., stables, barns. Structures that are
permitted to located in the rear setback are boundary fences (wooden
three -rail). All other structures would require the obtaining of a
variance, before their location would be permitted, in the rear yard.
If the applicant wishes to proceed with a variance, this matter
would have to be renoticed for new public hearings). If the
applicant does not wish to proceed with a variance, the Commission
has no alternative but to deny the application, for lack of
compliance with requirements of the Zoning Ordinance.
2. ;onina Case No. 409:
If the Commission intends to grant the requested conditional use
permit for a guest house, it should do so, with a special condition
for temporary continuous occupancy to be reviewed annually, by the
Commission, to determine the appropriateness of the special
continuous occupancy condition.
STAFF REPORT 41/
DATE: November 6, 1989
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 409; Request for a Conditional Use Permit to
convert a stable to a guest house on property located at
34 Saddleback Road, Lot 13-RH; Owner: Mr. Garnet Cumming
DISCUSSION
The Planning Commission, at their regular meeting of October 17, 1989,
continued the above stated application to a scheduled field trip so as
to inspect the site and surrounding properties.
At the last meeting, Staff requested that the Commission ascertain the
intended use of the modified structure. The applicant had submitted a
letter indicating that the purpose of the structure conversion is to
provide quarters for "live-in help" that will be available for 24-hour
care to the property owner. Further, the plans submitted indicate a
wet bar area, new septic system, and a future stable within an
existing riding ring.
The apparent request for "permanent occupancy" of the accessory
structure would be contrary to the intent of the guest house/servants'
quarters for temporary use and in violation of the Municipal Code
prohibiting second units. A City policy calls for that no guest
occupant may remain in continuing occupancy for more than thirty days
in any six month period. Correspondingly, the Commission must
determine the extent of occupancy in order to consider the request.
RECOMMENDATION
Staff recommendation is subject to the determination of occupancy.
Should the Commission find that the intended use satisfies the
temporary use requirement, the Commission must closely examine the
proposal for land use compatibility, and evaluate potential impacts to
the site and surrounding properties. The Commission must determine if
the required showing is present in that granting of the conditional
use permit would be consistent with the purposes and objectives of the
Zoning Ordinance, and would be desirable to the public convenience and
welfare. If approved, conditions must be attached to the action so as
not to permit a second, permanent dwelling unit or rental of the
structure, unless the Commission wishes to incorporate language within
the conditions of approval that permit the present owner allowance of
prolonged occupancy of the guest house for a period not to excced that
required.
On the other hand, should the Commission determine that the intent of
the proposed use is for permanent occupancy, the application must be
disapproved, since it would be in violation of the City code.
ZC409#2
DATE: October 12, 1989
PROJECT DESCRIPTION
APPLICATION NO.:
SITE LOCATION:
ZONING:
APPLICANT:
REPRESENTATIVE:
PUBLISHED
PRIOR CITY ACTIONS:
PROPERTY SIZE/
CONFIGURATION:
PRESENT DEVELOPMENT:
REOUEST:
STAFF REPORT
Zoning Case No. 409
34 Saddleback Road; Lot 13-H
RAS-1
Mr. & Mrs. Garnet Cumming
Edward Carson Beall and Associates
October 7, 1989
None
122,360 sf (net), irregular shape
Single family residence with attached garage,
tennis court, stable , and riding ring
A Conditional Use Permit for a stable conversion to
a guest house.
REVIEW AND EVALUATION OF ISSUES
In reviewing the applicant's request under Title 17 (Zoning), Staff
would identify the following issues:
1. The applicant proposes to convert an existing stable (see
xerox photographs attached to plans) to a guest house. Minor
additions are also proposed for the guest house, including a room
expansion and covered porch. A future stable is indicated on plans
within the existing equestrian ring.
2. According to Code, kitchen or other cookking facilities are
not permitted within guest houses. The Commission may wish to
discuss requirements as they pertain to a wet bar within the said
structure. Appropriate conditions, if the application be approved,
should be incorporated so as not to permit a second independent
living unit on the property.
RECOMMENDATION
Staff recommends that the Planning Commission closely examine the
proposal for land use compatibility, and evaluate potential impacts
to the site and surrounding properties. The Commission must
determine if the findings set forth in the zoning ordinance are met
in order to permit the conditional use permit. This matter should be
continued to an adjourned meeting so as to inspect the site.
• •
12 October 1989
Planning Commission
City of Rolling Hills
#2 Portuguese Bend Road
Rolling Hills, California 90274
Dear Commissioners:
At your meeting of October 17th you will consider our request to convert
our stable into servants' quarters.
The purpose of this conversion is to provide quarters for our live-in help,
who are necessary to care for my husband who, due to a stroke, requires
24-hour care and is confined to a wheelchair.
I wish to request that at the meeting of October 17th, if no objections are
made by the neighbors and if the Commissioners have no objections, that
the Commission waive the normal field trip, approve the request and
immediately forward it to the City Council.
Such action would help tremendously in expediting our project and solving
a very trying situation in our home.
Thank you in advance for your consideration.
Sincerely,
01,1/44. g>6/e6f-v/gel
Mrs. Garnet Cumming
#34 Saddleback Road
Rolling Hills, California 90274
RiggEWIrr,
OCT 7 6 1989
CITY OF ROLLING HILL
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