623, Construct a 2-horse barn with , Staff Reports• •
City Op eOlt;r`•IZy INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4.C.
Mtg. Date: 11/27/2000
DATE: NOVEMBER 27, 2000
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2000-29: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS APPROVING A
VARIANCE TO ENCROACH INTO THE FRONT YARD TO CONSTRUCT
A BARN AT A SINGLE FAMILY RESIDENTIAL DEVELOPMENT AT 4
STORM HILL LANE IN ZONING CASE NO. 623.
Mrs. Claudia Bird, 4 Storm Hill Lane, (Lot 169-A-MS)
BACKGROUND
1. The Planning Commission adopted the attached Resolution No. 2000-29 on
November 21, 2000 at their regular meeting approving a Variance to encroach
into the front yard to construct a barn at a single family residential development.
The vote was 5-0.
2 The applicant is requesting a Variance to permit the construction of a 449 square
foot barn within the front yard area. There are other existing equestrian facilities
within the front yard that include a 2,064 square foot barn, corral, riding ring,
and horse exercise area. Other existing structures include a 10,344 square foot
residence and garage, a 2,000 square foot pool cabana, and a 76 square foot
pool/spa. The Planning Commission did not find it necessary to conduct a field
inspection of the property.
3. On March 19, 1985, Mr. and Mrs. James Bird were granted a Conditional Use
Permit for a pool house and tennis court in Zoning Case No. 309 with standard
conditions for tennis courts and guest houses/servants quarters. The existing
residence was completed in 1986 and the pool house was completed in 1989.
(Site Plan Review was adopted in 1988). On May 19, 1998, the Planning
Commission granted a request for a Variance to permit encroachments into the
Printed on Recycled Pape.
• •
front yard for a barn, corral, riding ring, and granted a request for Site Plan
Review approval to permit grading for the barn, corral, riding ring, and horse
exercise area.
4. The existing driveway access off Storm Hill Lane will remain.
5. Grading for the project will not be required.
6. The barn will be accessed by a 15 foot wide trail that begins west of Storm Hill
Lane and exits to Johns Canyon Road in the front yard.
7. The structural lot coverage proposed is 22,005 square feet or 4.5% (20%
permitted) and the total lot coverage proposed is 48,770 square feet or 10.1%
(35% permitted).
8. Structural coverage of the 47,480 square foot residential building pad is 10,344
square feet or 21.8%, building pad coverage on the 15,820 square foot tennis
court and pool house pad is 9,072 square feet or 57.3%, the barn building pad
coverage on the 9,560 square foot barn building pad is 2,064 square feet or 21.5%
for the barn and corral area, and the proposed stable building pad coverage on
the 3,000 square foot building pad is 449 square feet or 15.0 (The former graded
exercise area became an additional pad for the proposed stable. Also, the applicant's
calculations did not include that pad in the total building pads, hence the discrepancy in
their calculation of pad coverage). Much of the existing residence encroaches into
the front yard setback. The total pads are 75,860 square feet and coverage will
be 22,005 square feet or 29.0% for all the pads. The Planning Commission's
guideline is 30%.
8. The disturbed area of the lot will be 91,976 square feet or 19.1% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious "surfaces exist.
9. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 2000-29.
VA tiANCE`REQuriED FiNbINGS.
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities: and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement fine
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by more than 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
TENNIS COURT/POOL CABANA COVERAGE
BARN BUILDING PAD COVERAGE
2"" STABLE BUILDING PAD COVERAGE
TOTAL BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or
fill or combination thereof that is more than 3
feet in depth and covers more than 2,000 sq.ft.
must be balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area,
any remedial grading (temporary disturbance),
any graded slopes and building pad areas, and
any nongraded area where impervious surfaces
exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
EXISTING
Existing retaining
encroachments.
Residence &
Garage
Swim Pool/Spa
Pool Cabana
Tennis Court
Stable
Total
14.5%
110.1%
121.8%,
157.3%
I 21.5%
10%
I 29.5%
2,450 cu. yds cut
2,450 cu. yds fill
19.1%
N/A
wall
10,344 sq.ft.
400 sq.ft.
76 sq.ft.
2,000 sq.ft.
7,072 sq.ft.
2.064 sa.ft.
PROPOSED
Retaining walls incorporated in
proposed project encroach into
south side yard setback.
Residence &
Garage
Swim Pool/Spa
Pool Cabana
Tennis Court
Stable
21,556 sq.ft. Total
14.5%
110.1%
121.8%, •
157.3%
121.5%
I 15.0%
I 29.0%
None
Existing accessway from Johns
Canyon Road
Existing access from Johns
Canyon Road and Storm Hill
Lane
IN/A
PLANTS AND ANIMALS I N/A
19.1% - No change
2,513 sq.ft. stables
>550 sq.ft. corral
No change
No change
10,344 sq.ft.
400 sq.ft.
76 sq.ft.
2,000 sq.ft.
7,072 sq.ft.
• 2.513 sa.ft.
22,005 sq.ft.
IPlanning Commission review
IPlanning Commission review
RESOLUTION NO. 2000-29
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING A VARIANCE TO ENCROACH INTO
THE FRONT YARD TO CONSTRUCT A BARN AT A SINGLE FAMILY
RESIDENTIAL DEVELOPMENT AT 4 STORM HILL LANE IN ZONING
CASE NO. 623. .
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mrs. Claudia Bird, with respect to
real property located at 4 Storm Hill Lane, (Lot 169-A-MS), Rolling Hills, requesting a
Variance to encroach into the front yard to construct, a barn at an existing single family
residential development.
Section 2. The Planning Commission conducted a duly noticed public hearing
to consider the application on October 17, 2000 and November 21, 2000. The Planning
Commission did not find it necessary to conduct a field inspection of the property. The
applicants were notified of the public hearing in writing by first class mail and through
the City's newsletter. Evidence was heard from members of the City staff, the
applicant's representative, and the Planning Commission reviewed, analyzed and
studied the project.
Section 3. On March 19, 1985, Mr. and Mrs. James Bird were granted a
Conditional Use Permit for a pool house and tennis court in Zoning Case No. 309 with
standard conditions for tennis courts and guest houses/servants quarters. The existing
residence was completed in 1986 and the pool house was completed in 1989. (Site Plan
Review was adopted in 1988). On May 19, 1998, the Planning Commission granted a
request for a Variance to permit encroachments into the front yard for a barn, corral,
and riding ring, and granted a request for Site Plan Review approval to permit grading
for the barn, corral, riding ring, and horse exercise area.
Section 4. The Planning. Commission finds that the project qualifies as a Class 3
Exemption [The State CEQA Guidelines, Section 15303 (New Construction or
Conversion of Small Structures)] and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 5. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the
Zoning Ordinance when exceptional or extraordinary circumstances applicable to the
property and not applicable to other similar properties in the same zone prevent the
owner from making use of a parcel of property to the same extent enjoyed by similar
properties in the same vicinity. A Variance to Section 17.16.200(A)(3) is required because
it states that no corral, pen, stable, barn, or other similar holding facility shall. be
permitted in the front yard. The applicant is requesting a Variance to encroach 110 feet
into the front yard to construct a 449 square foot barn in the existing horse exercise area
at an existing single family residential development. With respect to this request for a
Variance, the Planning Commission finds as follows:
RESOLUTION NO. 2000-29
PAGE 1 OF 5
i.�
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property or to the intended use that do not apply generally to the
other property or class of use in the same zone. The topography of the site prevents
the construction of a barn in the rear yard. The rear and side yards slope down to a
canyon and Johns Canyon Road, respectively, thereby precluding the creation of a flat
area for a barn in the rear and side yards. A barn, corral, and riding ring exist in the
front yard. The steep slope on the majority of the property at the rear and a proposed
subdivision at the east side of the property will restrict the property owner from
constructing buildings in the east yard. Therefore, the proposed location in the front
yard is the only site capable of accommodating the proposed barn.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied to the property in question. The Variance is necessary because the
General Plan and Zoning Ordinance encourage the inclusion of horsekeeping facilities
on properties in the City of Rolling Hills and while the property is sufficient in size to
accommodate the proposed additional facility, an additional barn could not feasibly be
located in the rear or side yards.
C. The granting of the Variance will not . be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located. The Variance will permit the construction of a barn
which will not adversely affect or be materially detrimental to adjacent uses, buildings,
or structures because the proposed barn will be constructed below the. residential
building pad and is a sufficient distance from nearby residences so that the proposed
barn will not impact the view or privacy of surrounding neighbors. Development of
the barn will allow a substantial portion of the lot to remain undeveloped.
Section 6. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 623 to encroach into the front yard
to construct a barn at an existing single family residential development as indicated on
the development plan dated September 28, 2000, submitted with this application and
incorporated herein by reference as Exhibit A, and is subject to the following conditions:
A. This Variance approval shall expire within one year from the effective
date of approval if construction pursuant to these approvals has not commenced within
that time period, as required by Section 17.38.070, or otherwise extended the Variance
pursuant to the requirements of that section.
B. It is declared and made a, condition of the Variance approval, that if any
conditions thereof are violated, this approval shall be suspended and the privileges
granted thereunder shall lapse; provided that the applicant has been given written
notice to cease such violation, the opportunity for a hearing has been provided, and if
requested, has been held, and thereafter the applicant fails to correct the violation
within a period of thirty (30) days from the date of the City's determination.
RESOLUTION NO. 2000-29
PAGE 2OF5
• •
C. All requirements of the Building and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located shall be complied
with unless otherwise set forth in this permit or approved by variance.
D. The lot shall be developed and maintained in substantial conformance
with the site plan dated September 28, 2000, and marked Exhibit A, except as otherwise
provided in these conditions.
E. The working drawings submitted to the County Department of Building
and Safety for plan check review must conform to the development plan approved
with this application.
F. The structural lot coverage shall not exceed 4.5% and the total lot
coverage shall not exceed 10.1%.
G. The residential building pad coverage. shall not exceed 21.8%, tennis court
and pool house pad coverage shall not exceed 57.3%, large barn building pad coverage
shall not exceed 21.5%, and the proposed small barn building pad coverage shall not
exceed 15.0%. Total building pad coverage shall not exceed 29.0%.
H. The maximum disturbed area shall not exceed 19.1% of the net lot area.
I. The existing topography, flora and natural features of the lot shall be
retained to the greatest extent feasible.
J. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, and objectionable odors shall be required.
K. During construction, the Erosion Control Plan containing the elements set
forth in Section 7010 of the 1996 County of Los Angeles Uniform Building Code shall be
followed to minimize erosion and to protect slopes and channels to control stormwater
pollution as required by the County of Los Angeles.
L. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby roadway
easements.
M. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
N. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Health Department requirements for the
installation and maintenance of septic tanks.
RESOLUTION NO. 2000-29
PAGE 3 OF 5
• •
O. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Health Department requirements for the
installation and maintenance of stormwater drainage facilities.
P. = The property owners shall be required to conform . with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
Q. Prior to the submittal of an applicable final grading plan to the County of
Los Angeles for plan check, a detailed grading and drainage plan with related geology,
soils and hydrology reports that conform to the development plan as approved by the
Planning Commission shall be submitted to the Rolling Hills Planning Department staff
for their review and approval. Cut and fill slopes shall not exceed a steepness of a 2 to 1
slope ratio.
R. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
building or grading permit.
S. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the project which would constitute additional
structural development shall require the filing of a new application for approval by the
Planning Commission.
T. The approval shall not be effective until the applicant executes an Affidavit
of Acceptance of, all conditions of the Variance approval, or the approval shall not be
effective.
U. All conditions of the Variance approval that apply must be complied with
prior to the issuance of a building or grading permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED ON THE 21ST DAY NQV MB R, 2000.
ALLAN ROBERTS, CHAIRMAN
Al'1EST:
MARILYN KERN, DEPUTY CITY CLERK
RESOLUTION NO. 2000-29
PAGE4OF5
•
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS
)
) §§
I certify that the foregoing Resolution No. 2000-29 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING A VARIANCE TO ENCROACH INTO
THE FRONT YARD TO CONSTRUCT A BARN AT A SINGLE FAMILY
RESIDENTIAL DEVELOPMENT AT 4 STORM HILL LANE IN ZONING
CASE NO. 623.
was approved and adopted at a regular meeting of the Planning Commission on
November 21, 2000 by the following roll call vote:
AYES: - Commissioners Hankins, Margeta, Sommer, Witte and
Chairman Roberts.
NOES: None.
ABSENT: N $he .
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
MARILYN KERN, DEPUTY CITY CLERK
RESOLUTION NO. 2000-29
PAGE 5 OF 5
• •
of, ®/IeC/!iflf INCORPORATED JANUARY 24, 1957
DATE: OCTOBER 17, 2000
TO:
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail:
HONORABLE MEMBERS OF THE PLANNING COMMISSIONtvofrh@aol.00m
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 623
4 STORM HILL LANE (LOT 169-A-MS)
RA-S-2, 12.2 ACRES
MRS. CLAUDIA BIRD
MR. DAVID ALBERT
OCTOBER 7, 2000
Request for a Variance to encroach into the front yard to construct a barn at an
existing single family residential development.
BACKGROUND
1. The applicant is requesting a Variance to permit the construction of a 449
square foot barn within the front yard area. There are other existing equestrian
facilities within the front yard that include a 2,064 square foot barn, corral,
riding ring, and horse exercise area. Other existing structures include a 10,344
square foot residence and garage, a 2,000 square foot pool cabana, and a 76
square foot pool/spa. A letter from Mrs. Bird regarding the Planning
Commission field trip is attached.
2. On March 19, 1985, Mr. and Mrs. James Bird were granted a Conditional Use
Permit for a pool house and tennis court in Zoning Case No. 309 with standard
conditions for tennis courts and guest houses/servants quarters. The existing
residence was completed in 1986 and the pool house was completed in 1989.
(Site Plan Review was adopted in 1988). On May 19, 1998, the Planning
Commission granted a request for a Variance to permit encroachments into the
front yard for a barn, corral, riding ring, and granted a request for Site Plan
Review approval to permit grading for the barn, corral, riding ring, and horse
exercise area.
3. The existing driveway access off Storm Hill Lane will remain.
4. Grading for the project will not be required.
5. The barn will be accessed by a 15 foot wide trail that begins west of Storm Hill
Lane and exits to Johns Canyon Road in the front yard.
ZONING CASE NO. 623
PAGE 1
Printed on Recycled Paper.
• •
6. The structural lot coverage proposed is 22,005 square feet or 4.5% (20%
permitted) and the total lot coverage proposed is 48,770 square feet or 10.1%
(35% permitted).
7. Structural coverage of the 47,480 square foot residential building pad is 10,344
square feet or 21.8%, building pad coverage on the 15,820 square foot tennis
court and pool house pad is 9,072 square feet or 57.3%, the barn building pad
coverage on the 9,560 square foot barn building pad is 2,064 square feet or 21.5%
for the barn and corral area, and the proposed stable building pad coverage on
the 3,000 square foot building pad is 449 square feet or 15.0% Much of the
existing residence encroaches into the front yard setback. The total pads are
75,860 square feet and coverage will be 21,929 square feet or 28.9% for all the
pads. The Planning Commission's guideline is 30%.
8. The disturbed area of the lot will be 48,770 square feet or 10.1% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious surfaces exist.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take public
testimony.
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property
rights possessed by other properties in the same vicinity and zone but which is denied the
property in question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
ZONING CASE NO. 623
PAGE 2
•
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by more than 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
TENNIS COURT/POOL CABANA COVERAGE
BARN BUILDING PAD COVERAGE
2"" STABLE BUILDING PAD COVERAGE
TOTAL BUILDING PAD COVERAGE
GRADING
Site Plan Review required if excavation and/or
fill or combination thereof that is more than 3
feet in depth and covers more than 2,000 sq.ft.
must be balanced on site.
DISTURBED AREA
40% maximum; any graded building pad area,
any remedial grading (temporary disturbance),
any graded slopes and building pad areas, and
any nongraded area where impervious surfaces
exist.
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
Existing retaining wall
encroachments.
Residence &
Garage
Swim Pool/Spa
Pool Cabana
Tennis Court
Stable
Total
4.5%
10.1%
21.8%,
57.3%
21.5%
0%
29.5%
2,450 cu. yds cut
2,450 cu. yds fill
19.1%
N/A
PROPOSED
Retaining walls incorporated in
proposed project encroach into
south side yard setback.
10,344 sq.ft. Residence &
400 sq.ft. Garage
76 sq.ft. Swim Pool/Spa
2,000 sq.ft. Pool Cabana
7,072 sq.ft. Tennis Court
2.064 sa.ft. Stable
21,556 sq.ft. Total
4.5%
10.1%
Existing accessway from Johns
Canyon Road
Existing access from Johns
Canyon Road and Storm Hill
Lane
N/A
N/A
21.8%,
57.3%
21.5%
15.0%
28.9%
None
5.1%
10,344 sq.ft.
400 sq.ft.
76 sq.ft.
2,000 sq.ft.
7,072 sq.ft.
2.513 sa.ft.
22,005 sq.ft.
2,513 sq.ft. stables
>550 sq.ft. corral
No change
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 623
PAGE 3
• •
From the desk of Claudia gird
October 2, 2000
CITY OF ROLLING HILLS
PLANNING COMMISSION
Dear Honorable Commissioners,
f ;.• tt.9
ocr 0 5 2000
CITY OF ROLLING.I-tILLS
AY
I have just purchased another two horses. We now have a horse for each one of
our family members. As you can see by the proposed variance request, I need another
two horse small barn that is only 449 square feet to accommodate the two new horses.
The proposed barn will not require any grading. Due to the unique configuration of my
property, the entire equestrian area now sits in my front yard area. My dilemma is that
winter is approaching rapidly and I would like to have this proposed barn built before the
heavy rains hit in December and January.
I am respectively asking the planning commission if they could forgo the field trip
process. I feel this commission is very familiar with our equestrian area and that this
would save me thirty days in the planning process. If this cannot be done I will fully
understand. Your help on this matter will be greatly appreciated not only by myself but
also by my two new quarter horses.
Sincerely,
t /
Claudia Bird