562, Construct a guest house with a, Staff Reports• •
��, DD
0 eity 0//E'O/fifl 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.A.
Mtg. Date: 10/27/97
DATE: OCTOBER 27,1997
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: RESOLUTION NO. 97-23: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING
APPROVAL FOR A CONDITIONAL USE PERMIT FOR A ONE-STORY
GUEST HOUSE TO REPLACE AN EXISTING STABLE WITH LOFT AT
AN EXISTING RESIDENTIAL DEVELOPMENT IN ZONING CASE
NO. 562.
Mr. and Mrs. See Myum and Ock Jo Kim, 8 Buggy Whip Drive (Lot 247-
B-2-MS)
BACKGROUND
1. The Planning Commission adopted Resolution No. 97-23 on October 21, 1997
at their regular meeting approving a Conditional Use Permit for a one-story
guest house to replace an existing stable with loft at an existing residential
development. The approval was unanimous.
2. During the hearing process, the applicants revised their plans to request a
one-story guest house to replace an existing stable with loft and proposed a
new stable at the required distance from the property line for a stable. The
applicants demolished an illegally constructed horse structure and abandoned
a request for a mixed use structure.
3. The applicants request a Conditional Use Permit to construct an 800 square
foot guest house with a 300 square foot porch. Therefore, there is no need for
ZONING CASE NO. 562
PAGE 1
Printed on Recycled Paper.
• •
a request for a mixed use structure or a request for a Variance to allow
sleeping quarters in a mixed use structure.
The Zoning Code requires that no vehicular access or paved parking area be
permitted to be developed within 50' of a proposed guest house or servant
quarters. The proposed guest house will be approximately 55 feet from an
existing paved parking area and is currently accessible to vehicles on a dirt
road abutting the proposed guest house. Revised plans show that the dirt
road abutting the guest house will be removed.
4.. The illegally constructed horse shelter that was located 10 feet from the
property line at the western portion of the lot was demolished by the
applicants. They revised their plans to construct a one-story 300 square foot
stable that will be 25 feet from the property line at the western portion of the
lot. The new stable is an accessory use that may be approved ministerially
because it is in compliance with the Zoning Code and a Variance will be
unnecessary.
5. Mrs. Nadine Bobit, 10 Buggy Whip Drive, called to support the proposed
stable portion of the project and Mrs. Julie Heinsheimer, 7 Johns Canyon
Road, called concerning the condition of the illegal horse shed that had been
located behind the proposed mixed use structure adjacent to her property
during the early stages of the proposed project prior to the revision of plans,
when the proposed stable/horse shelter was to be 15 feet from the property
line.
6. The existing residence, garage and retaining walls were constructed in 1977. A
stable, was constructed at the southern portion of the lot as well as trellises
and a riding ring at the western portion of the lot in 1982 (The City approved
requests for a riding ring in Zoning Case No. 269 on May 18, 1982); a pool, spa,
and retaining walls were constructed in 1984; and a paddle tennis court was
completed at the southwest portion of the lot with retaining walls in 1987
following City approved requests for a paddle tennis court in Zoning Case No.
289 on August 13, 1984.
7. At the June 30, 1997 field trip, Commissioners asked about the history of guest
houses, stables and glazed windows, and the existing stable at the Kim site.
Prior to 1981, guest houses were considered an accessory use and no kitchen
or cooking facilities were permitted. On September 28, 1981, by Ordinance No.
188, Conditional Use Permits for guest houses were required and no kitchen
or cooking facilities were permitted. When the Zoning Code was updated on
May 24, 1993, further conditions related to guest houses were included as
noted in the table following this staff report.
ZONING CASE NO. 562
PAGE 2
• •
Prior to 1993, the Zoning Code did not address the size of guest houses. The
800 square foot maximum size of a guest house was included in the 1993
update of the Zoning Code to avoid confusion with the existing requirement
of the Rolling Hills Community Association. Staff spoke with Peggy Minor,
Community Association Manager, and learned that prior to 1982, the
Community Association permitted the maximum size of guest houses to be
25% of the main house but, when main houses began to grow ever larger in
size, the Community Association limited guest houses to 800 square feet.
Ordinance No. 229 requiring a Conditional Use Permit for a detached garage
or mixed use structure with certain conditions was adopted on December 17,
1990.
Prior to 1969, glazed windows for stables were not addressed in the Zoning
Code and many stables included them on the upper loft area as well as the
lower story. On July 14,1969, the Zoning Code in referring to building heights
was amended to read, "In the RA-S zone, no building shall exceed one story
in height except a barn or stable which may have a loft without glazed
openings to be used exclusively and only for the storage of feed, tack and
stable equipment " The current Zoning Code reads, "Barns or stables may
have a loft, provided the loft area has no glazed openings and that the loft
area is limited in use to the storage of feed, tack and stable equipment." The
existing stable with loft (proposed to be converted to a one-story guest house)
was constructed in 1982 at the southern portion of the lot and does not have
glazed openings in the loft area.
8. The structural lot coverage proposed is 8,210 square feet or 11.4% (20%
permitted) and the total lot coverage proposed is 17,261 square feet or 24.0%
(35% permitted).
9. Grading for the project site will not be required.
10. The total disturbed area of the lot will be 17,261 square feet or 24.0% (40%
permitted).
11. 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. 97-23.
ZONING CASE NO. 562
PAGE 3
RESOLUTION NO. 97-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A CONDITIONAL USE
PERMIT FOR A ONE-STORY GUEST HOUSE TO REPLACE AN
EXISTING STABLE WITH LOFT AT AN EXISTING RESIDENTIAL
DEVELOPMENT IN ZONING CASE NO. 562.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. See Myun Kim with
respect to real property located at 8 Buggy Whip Drive (Lot 247-B-2-MS), Rolling Hills,
requesting a Variance to permit the construction of a stable in the western portion of
the rear yard that will be less than the required minimum distance from the property
line, a request for a Conditional Use Permit to allow the conversion of an existing stable
to a mixed use that will be utilized as a guest house and a storage area, a request for a
Conditional Use Permit for a guest house, and a request for a Variance to permit the
conversion of a portion of a mixed use structure to be used for sleeping quarters.
During the hearing process, the applicants revised their plans to request a one-story
guest house to replace an existing stable with loft and proposed a new stable at the
required distance from* the property line for a stable. The applicants demolished an
illegally constructed horse structure and abandoned the request for a mixed use
structure.
Section 2. A Conditional Use Permit for a riding ring in Zoning Case No. 269
was approved on May 18, 1982 and a Conditional Use Permit for a paddle tennis court
was approved in Zoning Case No. 289 on August 13,1984.
Section 3. The Planning Commission conducted a duly noticed public hearing
to consider the applications specified in Section 1 on June 17, 1997, July 15, 1997, August
19, 1997, and September 16,1997, and at a field trip visit on June 30, 1997.
Section 4. The applicants were notified of the public hearing in writing by first
class mail and through the City's newsletter. Evidence was heard and presented from
all persons interested in affecting said proposal, from all persons protesting the same,
and from members of the City staff and the Planning Commission having reviewed,
analyzed and studied said proposal. Concerns expressed by Commissioners, residents
and the applicant focused on the illegally constructed horse shelter; access to the
proposed stable; the history of guest houses, stables and glazed windows and the stable
at the Kim site; the conversion of the existing stable with loft to a mixed use that was
revised with various configurations to be utilized as a guest house and a storage area;
and the prohibition of vehicular access within 50 feet of a guest house.
• •
•
Section 4, The Planning Commission finds that the 'project qualifies as a Class
3 Exemption (State CEQA Guidelines, Section 15303(e) and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
Section 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits
approval of a guest house with a Conditional Use Permit under certain conditions. The
applicant is requesting to construct an 800 square foot one-story guest house with a 300
square foot porch. With respect to this request for a Conditional Use Permit, the
Planning Commission finds as follows:
A. The granting of a Conditional Use Permit for a guest house would be
consistent, with the purposes and objectives of the Zoning Ordinance and General Plan
and would be desirable for the public convenience and welfare because the use is
consistent with similar uses in the community, replaces an existing stable with loft and
the area proposed for the guest house is located where such use will not change the
existing configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the construction of a guest house would not
adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed structure is below the level of the residential building
pad and is a sufficient distance from nearby residences so that the guest house would
not impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the guest house will comply with the low
profile residential development pattern of the community and is located on a 2.00 acre
parcel of property that is adequate in size, shape and topography to accommodate such
use.
D. The proposed conditional use complies with all applicable development
standards of the zone district because the 800 square foot size of the guest house is equal
to the 800 square foot maximum permitted and the guest house does not encroach into
any setback areas.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting criteria for
hazardous waste facilities because the project site is not listed on the current State of
California Hazardous Waste and Substances Sites List. '
F. The proposed conditional use observes the spirit and intent of Title 17 of
the Zoning Code because the guest house will be 55 feet from any vehicular access or
paved parking area and 80 feet from the residence and there is sufficient space on the
lot for future development of a stable.
RESOLUTION NO. 97-23
PAGE 2
• •
Section 6, Based upon the foregoing findings, the Planning Commission
hereby approves a Conditional Use Permit for the construction of a guest house in
accordance with the Development Plan attached hereto in Zoning Case No. 558 subject
to the conditions contained in Section 7.
Section 7. The Conditional Use Permit for a guest house approved in Section 6
is subject to the following conditions:
A. This Conditional Use Permit approval shall expire within one year from
the effective date of approval, as defined in Sections 17.42.070, unless construction of
the structure has commenced within that time period.
B. It is declared and made a condition of the Conditional Use Permit
approval, that if any conditions thereof are violated, the approval shall be suspended
and the privileges granted thereunder shall be subject to revocation; provided that the
applicant has been given written notice to cease such violation and has failed to do so
for a period of thirty (30) days and has been provided additional notice and a hearing
prior to the revocation of the permit.
C. All requirements of the Buildings Code of the City of Rolling Hills and
the Rolling Hills Zoning Ordinance must be complied with unless otherwise set forth
in the Permit, or shown otherwise on an approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated September 11, 1997, 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. Grading shall not be required for the proposed project.
G. The guest house shall be located on the same recorded lot as the main
house.
H. The guest house shall have a maximum 800 square foot floor area.
I. • The guest house shall be constructed on the same concrete slab as the
existing two-story stable with loft.
J•
house.
No kitchen or other cooking facilities shall be provided within the guest
K. No vehicular access or paved parking area shall be developed within 50
feet of the guest house.
RESOLUTION NO. 97-23
PAGE 3
• •
•
L. Occupancy of the proposed guest house or servant quarters shall be limited
to persons employed on the premises and their immediate family or by the temporary
guests of the occupants of the main residence. No guest may remain in occupancy for
more than thirty days in any six-month period.
M. Renting of the guest house is prohibited.
N. Landscaping shall be provided and maintained to obscure the east side of
the guest house with native drought -resistant vegetation that is compatible with the
surrounding vegetation of the community. Tall trees such as Eucalyptus and Sequoia
shall not be planted.
O. 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 must be submitted to the Rolling Hills Planning Department
staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope
ratio.
P. 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.
Q. Any modifications to the project shall comply with Section 17.42.070 of
the Rolling Hills Municipal Code.
R. The applicant shall execute an Affidavit of Acceptance of all conditions of
this Conditional Use Permit approval, or the approval shall not be effective.
S. All conditions of this Conditional Use Permit 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 ADOP • THIS 21„ �' A • , F OCTOBER, 1997.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
l< h.A-J
MARILYN KERN, DEPUTY CITY CLERK
RESOLUTION NO. 97-23
PAGE 4
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 97-23 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL FOR A CONDITIONAL USE
PERMIT FOR A ONE-STORY GUEST HOUSE TO REPLACE A N
EXISTING STABLE WITH LOFT AT AN EXISTING RESIDENTIAL
DEVELOPMENT IN ZONING CASE NO. 562.
was approved and adopted at a regular meeting of the Planning Commission on
October 21, 1997 by the following roll call vote:
AYES: Commissioners Hankins, Margeta, Sommer, Witte and
Chairman Roberts.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEP TY CITY CL
RESOLUTION NO. 97-23
PAGE 5
Ci 0/ R0f1L4 _uee
• •
9A
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HEARING DATE: SEPTEMBER 16, 1997
E-mail: cityofrh@aol.com
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
ZONING CASE NO. 562
8 BUGGY WHIP DRIVE (LOT 247-B-2-MS)
RA-S-2, 2.00 ACRES
MR. AND MRS. SEE MYUN AND OCK JA KIM
JUNE 7, 1997
Request for a Conditional Use Permit to allow the conversion of an existing stable with
loft to a one-story guest house.
BACKGROUND
1. Plans were revised for the previously proposed mixed use structure that is
now a stable with loft. The applicants request a Conditional Use Permit to
construct an 800 square foot guest house with a 300 square foot porch.
Therefore, there is no need for a request for a mixed use structure or a request
for a Variance to allow sleeping quarters in a mixed use structure.
The Zoning Code requires that no vehicular access or paved parking area be
permitted to be developed within 50' of a proposed guest house or servant
quarters. The proposed guest house will be approximately 55 feet from an
existing paved parking area and is currently accessible to vehicles on a dirt
road abutting the proposed guest house. Revised plans show that the dirt
road abutting the guest house will be removed.
2. The illegally constructed horse shelter that was located 10 feet from the
property line at the western portion of the lot was demolished by the
applicants. They revised their plans to construct a one-story 300 square foot
stable that will be 25 feet from the property line at the western portion of the
lot. The new stable is an accessory use that may be, approved ministerially
because it is in compliance with the Zoning Code and a Variance will be
unnecessary.
ZONING CASE NO. 562
PAGE 1
Printed on Recycled Paper.'
• •
3. Mrs. Nadine Bobit, 10 Buggy Whip Drive, called to support the proposed
stable portion of the project and Mrs. Julie Heinsheimer, 7 Johns Canyon
Road, called concerning the condition ,of the illegal horse shed that had been
located behind the proposed mixed use structure adjacent to her property
during the early stages of the proposed project prior to the revision of plans,
when the proposed stable/horse shelter was to be 15 feet from the property
line.
4. The existing residence, garage and retaining walls were constructed in 1977. A
stable, was constructed at the southern portion of the lot as well as trellises
and a riding ring at the western portion of the lot in 1982 (The City approved
requests for a riding ring in Zoning Case No. 269 on May 18, 1982); a pool, spa,
and retaining walls were constructed in 1984; and a paddle tennis court was
completed at the southwest portion of the lot with retaining walls in 1987
following City approved requests for a paddle tennis court in Zoning Case No.
289 on August 13, 1984.
5. At the June 30, 1997 field trip, Commissioners asked about the history of guest
houses, stables and glazed windows, and the existing stable at the Kim site.
Prior to 1981, guest houses were considered an accessory use and no kitchen
or cooking facilities were permitted. On September 28, 1981, by Ordinance No.
188, Conditional Use Permits for guest houses were required and no kitchen
or cooking facilities were permitted. When the Zoning Code was updated on
May 24, 1993, further conditions related to guest houses were included as
noted in the table following this staff report.
Prior to 1993, the Zoning Code did not address the size of guest houses. The
800 square foot maximum size of a guest house was included in the 1993
update of the Zoning Code to avoid confusion with the existing requirement
of the Rolling Hills Community Association. Staff spoke with Peggy Minor,
Community Association Manager, and learned that prior to 1982, the
Community Association permitted the maximum size of guest houses to be
25% of the main house but, when main houses began to grow ever larger in
size, the Community Association limited guest houses to 800 square feet.
Ordinance No. 229 requiring a Conditional Use Permit for a detached garage
or mixed use structure with certain conditions was adopted on December 17,
1990.
Prior to 1969, glazed windows for stables were not addressed in the Zoning
Code and many stables included them on the upper loft area as well as the
lower story. On July 14, 1969, the Zoning Code in referring to building heights
was amended to read, "In the RA-S zone, no building shall exceed one story
in height except a barn or stable which may have a loft without glazed
openings to be used exclusively and only for the storage of feed, tack and
ZONING CASE NO. 562
PAGE 2
• •
stable equipment " The current Zoning Code reads, `Barns or stables may
have a loft, provided the loft area has no glazed openings and that the loft
area is limited in use to the storage of feed, tack and stable equipment." The
existing stable with loft (proposed to be converted to a one-story guest house)
was constructed in 1982 at the southern portion of the lot and does not have
glazed openings in the loft area.
6. The structural lot coverage proposed is 8,210 square feet or 11.4% (20%
permitted) and the total lot coverage proposed is 17,261 square feet or 24.0%
(35% permitted).
7. Grading for the project site will not be required.
8. The total disturbed area of the lot will be 17,261 square feet or 24.0% (40%
permitted).
9. 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.
ZONING CASE NO. 562
PAGE 3
•
CRITERIA I EXISTING I PROPOSED
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
The existing approved tennis court The existing approved tennis court
encroaches 40 feet into the 50 foot rear encroaches 40 feet into the 50 foot rear
yard setback. yard setback.
STRUCTURES Residence 3,746 sq.ft. Residence 3,746 sq.ft.
(Site Plan Review required if size of Garage 450 sq.ft. Garage 450 sq.ft.
structure increases by at least 1,000 Pool/Spa 512 sq.ft. Pool/Spa 512 sq.ft.
sq.ft. and has the effect of increasing Stable 969 sq.ft. Stable 450 sq.ft.
the size of the structure by more than Paddle Ct. 1,952 sq.ft. Paddle Ct. 1,952 sq.ft.
25% in a 36-month period). >550 sq.ft. corral Guest house 800 sq.ft.
Riding Ring /Porch 300 sq.ft.
> 6,000 sq.ft. >550 sq.ft. corral
Riding Ring
> 6,000 sq.ft.
Total 7,629 sq.ft.
STRUCTURAL LOT COVERAGE 10.6%
(20% maximum)
TOTAL LOT COVERAGE 23.2%
(35% maximum)
GRADING N/A
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.
Total 8,210 sq.ft.
11.4%
24.0%
None
DISTURBED AREA 23.2% 24.0%
(40% maximum; any graded building
pad area, any remedial grading
temporary disturbance), any graded
slopes and building pad areas, any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT.
Sr 550 SQ.FT. CORRAL)
Existing 1,248 sq.ft. stable, >550 Proposed 450 sq.ft. stable, with
square foot corral and more than 6,000 existing >550 square foot corral and
sq.ft. Riding Ring. existing more than 6,000 sq.ft. Riding
Ring.
STABLE ACCESS Existing from driveway off Buggy Existing from driveway off Buggy
Whip Drive. Whip Drive.
ROADWAY ACCESS Existing off Buggy Whip Drive Existing off Buggy Whip Drive
VIEWS N/A Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review
ZONING CASE NO. 562
PAGE 4
•
,CODE REQUIREMENTS
;l1OR GUEST HOUSE
a. Requires all guest or servant quarters on same recorded lot as main
house
b. Maximum 800 sq.ft. floor area
c. No kitchen or other cooking facilities permitted
d. Develop and maintain in substantial conformance with site plan
e. No vehicular access or paved parking area permitted to be developed
within 50' of proposed guest house or servant quarters
f. No guest may remain in occupancy more than 30 days in any 6
monthperiod
g. Renting of guest house is prohibited
h. Comply with all requirements
i. Preliminary landscaping plan required
PROPOSED
Required condition
800 sq.ft. proposed
Required condition
Required condition
proposed 55 feet from vehicular access
Required condition
Required condition
Required condition
Required condition
ZONING CASE NO. 562
PAGE 5
t
Ciiy ae /e PP•,.S Jh/t,
HEARING DATE: AUGUST 19, 1997
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
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM:
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
ZONING CASE NO. 562
8 BUGGY WHIP DRIVE (LOT 247-B-2-MS)
RA-S-2, 2.00 ACRES
MR. AND MRS. SEE MYUN AND OCK JA KIM
JUNE 7, 1997
Request for a Variance to permit a portion of a proposed mixed use structure to be used
for sleeping quarters, request for a Conditional Use Permit to permit the conversion of
a portion of an existing stable with loft to a one-story guest house, and request for a
Conditional Use Permit to allow the conversion of an existing stable with loft to a one-
story mixed use that will be utilized as a guest house and storage area.
BACKGROUND
1. The applicants revised their plans. They now propose to construct a one-story
450 square foot stable that will be 25 feet from the property line at the western
portion of the lot. The new stable is an accessory use that may be approved
ministerially because it is in compliance with the Zoning Code and a
Variance will be unnecessary. An illegally constructed horse shelter is
currently located 10 feet from the property line at that same location and will
have to be demolished prior to obtaining building permits for the new stable.
2. Plans were also revised for the proposed mixed use structure that is now a
stable with loft. The applicants propose to reduce the size of the guest house
portion and storage portion to 407 square feet and 75 square feet, respectively,
from 800 square feet and 480 square feet, respectively, and also lower the
height of the building to one story. (A basement storage area currently exists
below this stable with loft).
The request for the mixed use structure also requires a Variance to allow
sleeping quarters in a mixed use and a Conditional Use Permit for a guest
house.
ZONING CASE NO. 562
PAGE 1
Printed on Recycled Paper.
• •
The applicants request a Variance to permit 407 square feet of the proposed
mixed use structure to be used for sleeping quarters. The Zoning Code does
not permit sleeping quarters for a mixed use.
The applicants also request a Conditional Use Permit to permit the
conversion of an existing 1,248 square foot stable with loft located at the
southern portion of the lot to a one-story mixed use that will contain a 407
square foot guest house and a 75 square foot storage area. The Zoning Code
requires that no vehicular access or paved parking area be permitted to be
developed within 50' of a proposed guest house or servant quarters. The
proposed guest house will be approximately 55 feet from an existing paved
parking area and is currently accessible to vehicles on a dirt road abutting the
proposed guest house. Revised plans show that the dirt road abutting the
guest house will be removed.
3. Mrs. Nadine Bobit, 10 Buggy Whip Drive, called to support the proposed
stable portion of the project and Mrs. Julie Heinsheimer, 7 Johns Canyon
Road, called concerning the condition of the existing illegal horse shed
located behind the proposed mixed use structure adjacent to her property.
Prior to the revision of plans, when the proposed stable/horse shelter was to
be 15 feet from the property line, Community Association Manager Peggy
Minor informed staff that during the last 30 years, neither the City or the
Community Association permitted a stable structure closer than 25 feet from
a property line.
4. The existing residence, garage and retaining walls were constructed in 1977. A
stable, was constructed at the southern portion of the lot as well as trellises
and a riding ring at the western portion of the lot in 1982 (The City approved
requests for a riding ring in Zoning Case No. 269 on May 18, 1982); a pool, spa,
and retaining walls were constructed in 1984; and a paddle tennis court was
completed at the southwest portion of the lot with retaining walls in 1987
following City approved requests for a paddle tennis court in Zoning Case No.
289 on August 13, 1984.
5. At the June 30, 1997 field trip, Commissioners asked about the history of guest
houses, stables and glazed windows, and the existing stable at the Kim site.
Prior to 1981, guest houses were considered an accessory use and no kitchen
or cooking facilities were permitted. On September 28, 1981, by Ordinance No.
188, Conditional Use Permits for guest houses were required and no kitchen
or cooking facilities were permitted. When the Zoning Code was updated on
May 24, 1993, further conditions related to guest houses were included as
noted in the table following this staff report.
Prior to 1993, the Zoning Code did not address the size of guest houses. The
800 square foot maximum size of a guest house was included in the 1993
ZONING CASE NO. 562
PAGE 2
• •
update of the Zoning Code to avoid confusion with the existing requirement
of the Rolling Hills Community Association. Staff spoke with Peggy Minor,
Community Association Manager, and learned that prior to 1982, the
Community Association permitted the maximum size of guest houses to be
25% of the main house but, when main houses began to grow ever larger in
size, the Community Association limited guest houses to 800 square feet.
Ordinance No. 229 requiring a Conditional Use Permit for a detached garage
or mixed use structure with certain conditions was adopted on December 17,
1990.
Prior to 1969, glazed windows for stables were not addressed in the Zoning
Code and many stables included them on the upper loft area as well as the
lower story. On July 14, 1969, the Zoning Code in referring to building heights
was amended to read, "In the RA-S zone, no building shall exceed one story
in height except a barn or stable which may have a loft without glazed
openings to be used exclusively and only for the storage of feed, tack and
stable equipment " The current Zoning Code reads, "Barns or stables may
have a loft, provided the loft area has no glazed openings and that the loft
area is limited in. use to the storage of feed, tack and stable equipment." The
existing stable with loft (proposed to be converted to guest house/storage area)
was constructed in 1982 at the southern portion of the lot and does not have
glazed openings in the loft area.
6. The structural lot coverage proposed is 8,079 square feet or 11.2% (20%
permitted) and the total lot coverage proposed is 17,130 square feet or 23.8%
(35% permitted).
7. Grading for the project site will not be required.
8. The total disturbed area of the lot will be 17,409 square feet or 23.8% (40%
permitted).
9. 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.
ZONING CASE NO. 562
PAGE 3
CRITERIA
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 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
(20% maximum)
,TOTAL LOT COVERAGE
(35% maximum)
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, any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING I PROPOSED
The existing tennis court encroaches
40 feet into the 50 foot rear yard
setback.
An illegal horse shed is 10 feet from
property line(Zoning Code requires 25
feet from property line).
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Stable 1,248 sq.ft.
>550 s corral
Riding Ring
> 6,000 sq.ft.
Total 7,908 sq.ft.
11%
23.6%
N/A
17.5% .
Existing 1,248 sq.ft. stable, >550
square foot corral and more than 6,000
sq.ft. Riding Ring.
Existing along northern easement from
Buggy Whip Drive. •
Existing off Buggy Whip Drive
N/A
N/A
Stable will be 15 feet from rear
property line.
VARIANCE REQUIRED
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Mixed use 969 sq.ft.
Stable 450 sq.ft.
>550 sq.ft. corral
Riding Ring
> 6,000 sq.ft.
Total 8,079 sq.ft.
11.2%
23.8%
None
23.8%
Proposed 450 sq.ft. stable, >550 square
foot corral and more than 6,000 sq.ft.
Riding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
Planning Commission review
Planning Commission review
ZONING CASE NO. 562
PAGE 4
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 in the viicinity; 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.
CODE REQUIREMENTS
'FOR GUESTHOUSE
a. Requires all guest or servant quarters on same recorded lot as main
house
b. Maximum 800 sq.ft. floor area
c. No kitchen or other cooking facilities permitted
d. Develop and maintain in substantial conformance with site plan
PROPOSED
Required condition
407 sq.ft. proposed
Required condition
Required condition
e. No vehicular access or paved parking area permitted to be developed
within 50' of proposed guest house or servant quarters proposed 55 feet from vehicular access
f. No guest mayremain in occupancy more than 30 days in any 6 Required condition
monthperiod
g. Renting of guesthouse is prohibited Required condition
h. Comply with all requirements Required condition
i. Preliminary landscaping plan required Required condition
ZONING CASE NO. 562
PAGE 5
6.' 1MMIXED USE STRUCTURE
a. Vehicular access to the garage or mixed use structure shall not occur
within an easement or within 25' of the side or rear lot line. Planning Commission will review
b. Garage portion must be separated by an interior common wall Planning Commission review
without any access to other use.
c. Portion for horses or other permitted animals must be used No animals proposed for mixed use
exclusively for those animals.
d. No sleeping quarters, temporary occupancy, or kitchen/cooking
facilihes or equipment in any portion of detached garage or mixed VARIANCE REQUIRED
use structure.
e. Loft area may be constructed only over stable area. Planning Commission review
f. Converting approved plan uses is revocable. Required condition
g. Violations of approval may cause revocation following required Required condition
notice.
ZONING CASE NO. 562
PAGE 6
•
Ci o`Rolling JM
HEARING DATE: JULY 15,1997
9A
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
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
ZONING CASE NO. 562
8 BUGGY WHIP DRIVE (LOT 247-B-2-MS)
RA-S-2, 2.00 ACRES
MR. AND MRS. SEE MYUN KIM
JUNE 7, 1997
Request for a Variance to permit the construction of a stable in the west or rear yard
that will be less than the required minimum distance from the property line, a
request for a Conditional Use Permit to allow the conversion of an existing stable to
a mixed use that will be utilized as a guest house and a storage area, a request for a
Conditional Use Permit for a guest house, and a request for a Variance to permit the
conversion of a portion of a mixed use structure to be used for sleeping quarters.
BACKGROUND
1. The Planning Commission viewed the site on June 30, 1997. At the field trip,
Commissioners asked about the history of guest houses, stables and glazed
windows, and the existing stable at the Kim site.
Prior to 1981, guest houses were considered an accessory use and no kitchen
or cooking facilities were permitted. On September 28, 1981, by Ordinance No.
188, Conditional Use Permits for Guest Houses were required and no kitchen
or cooking facilities were permitted. When the Zoning Code was updated on
May 24, 1993, further conditions related to guest houses were included as
noted in the table following this staff report.
Prior to 1993, the Zoning Code did not address the size of guest houses. The
800 square foot maximum size of a guest house was included in the 1993
update of the Zoning Code to avoid confusion with the existing requirement
of the Rolling Hills Community Association. Staff spoke with Peggy Minor,
Community . Association Manager, and learned that . prior to 1982, the
Community Association permitted the maximum size of guest houses to be
25% of the main house but, when main houses began to grow ever larger in
ZONING CASE NO. 562
PAGE 1•
Printed on Recycled Paper.
• •
size, the Community Association limited guest houses to 800 square feet.
Ordinance No. 229 requiring a Conditional Use Permit for a detached garage
or mixed use structure with certain conditions was adopted on December 17,
1990.
Prior to 1969, glazed windows for stables were not addressed in the Zoning
Code and many stables included them on the upper loft area as well as the
lower story. On July 14, 1969, the Zoning Code in referring to building heights
was amended to read, "In the RA-S zone, no building shall exceed one story
in height except a barn or stable which may have a loft without glazed
openings to be used exclusively and only for the storage of feed, tack and
stable equipment " The current Zoning Code reads, "Barns or stables may
have a loft, provided the loft area has no glazed openings and that the loft
area is limited in use to the storage of feed, tack and stable equipment." The
existing stable with loft (proposed to be converted to guest house/storage area)
was constructed in 1982 at the southern portion of the lot and does not have
glazed openings in the loft area.
2. The applicants are requesting a Variance to permit the construction of a 450
square foot stable/horse shelter at the western portion of the lot or rear yard
that will be 10 feet less than the required minimum distance of 25 feet from
the property line. The proposed stable will be 15 feet from the property line.
An illegally constructed horse shelter is currently located 10 feet from the
property line at that same location.
The applicants are also requesting a Conditional Use Permit to permit the
conversion of an existing 1,248 square foot stable located at the southern
portion of the lot to a mixed use that will contain an 800 square foot guest
house and a 480 square foot storage area. The applicants request a Conditional
Use Permit for a guest house using a portion of the existing stable structure.
They request a Variance to permit the conversion of a portion of the mixed
use structure to be used for sleeping quarters. The Zoning Code requires that
no vehicular access or paved parking area be permitted to be developed
within 50' of a proposed guest house or servant quarters. The proposed guest
house will be approximastely 55 feet from a paved parking area and will be
accessible to vehicles on a dirt road abutting the proposed guest house.
3. Mrs. Nadine Bobit, 10 Buggy Whip Drive, called to support the proposed
stable portion of the project and Mrs. Julie Heinsheimer, 7 Johns Canyon
Road, called concerning the condition of a shed located behind the proposed
mixed use structure adjacent to her property. Community Association
Manager Peggy Minor does not recall the City or the Community Association
permitting a stable structure closer than 25 feet from a property line in the
past 30 years.
ZONING CASE NO. 562
PAGE 2
• •
4. The existing residence, garage and retaining walls were constructed in 1977. A
stable, was constructed at the southern portion of the lot as well as trellises
and a riding ring at the western portion of the lot in 1982 (The City approved
requests for a riding ring in Zoning Case No. 269 on May 18, 1982); a pool, spa,
and retaining walls were constructed in 1984; and a paddle tennis court was
completed at the southwest portion of the lot with retaining walls in 1987
following City approved requests for a paddle tennis court in Zoning Case No.
289 on August 13, 1984.
5. The structural lot coverage proposed is 8,358 square feet or 11.6% (20%
permitted) and the total lot coverage proposed is 17,409 square feet or 24.2%
(35% permitted).
6. Grading for the project site will not be required.
7. The total disturbed area of the lot will be 17,409 square feet or 24.2% (40%
permitted).
8. 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.
ZONING CASE NO. 562
PAGE 3
I CRITERIA
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 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
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
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.) 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, any
nong,raded area where impervious
surfaces exist)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING I PROPOSED
The existing tennis court encroaches
40 feet into the 50 foot rear yard
setback.
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Stable 1,248 sq.ft.
Riding Ring
(> 6,000 sq.ft.)
Total 7,908 sq.ft.
11%
23.6%
N/A
17.5%
Existing 1,248 sq.ft. stable and more
than 6,000 sq.ft. Riding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
N/A
N/A
Stable will be 15 feet from rear
property line. (Zoning Code requires
25 feet from property line)
VARIANCE REQUIRED
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Mixed use 1,248 sq.ft.
Stable 450 sq.ft.
Riding Ring
(> 6,000 sq.ft.)
Total 8,358 sq.ft.
11.6%
24.2%
None
24.2%
Proposed 450 sq.ft. stable and more
than 6,000 sq.ft.Riding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
Planning Commission review
Planning Commission review
ZONING CASE NO. 562
PAGE 4
6.. MIXED USE STRUCTURE
a. Vehicular access to the garage or mixed use structure shall not occur
within an easement or within 25' of the side or rear lot line.
b. Garage portion must be separated by an interior common wall
without any access to other use.
c. Portion for horses or other permitted animals must be used
exclusively for those animals.
d. No sleeping quarters, temporary occupancy, or kitchen/cooking
facilities or equipment in any portion of detached garage or mixed
use structure.
e. Loft area may be constructed only over stable area.
f. Converting approved plan uses is revocable.
g. Violations of approval may cause revocation following required
notice.
CODE REQUIREMENTS .
FOR GUEST HOUSE
a. Requires all guest or servant quarters on same recorded lot as main
house
b. Maximum 800 sq.ft. floor area
c. No kitchen or other cooking facilities permitted
d. Develop and maintain in substantial conformance with site plan
e. No vehicular access or paved parking area permitted to be developed
within 50' of proposed guest house or servant quarters
f. No guest mayremain in occupancy more than 30 days in any 6
monthperiod
g. Renting of guest house is prohibited
h. Comply with all requirements
i. Preliminary landscaping plan required
Planning Commission will review
Planning Commission review
No animals proposed for mixed use
VARIANCE REQUIRED
Planning Commission review
Required condition
Required condition
Required condition
VARIANCE REQUIRED
Required condition
Required condition
55 feet from vehicular access
Required condition
Required condition
Required condition
Required condition
ZONING CASE NO. 562
PAGE5
v 4 . r
VARIANCE REQUIRED PIN
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 in the viicinity; 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. 562
PAGE 6
eliy le.
INCORPORATED JANUARY 24, 1957
HEARING DATE: )UNE 30, 1997
TO: HONORABLE MEMBERS OF THE PLANNING
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
ZONING CASE NO. 562
8 BUGGY WHIP DRIVE (LOT 247-B-2-MS)
RA-S-2, 2.00 ACRES
MR. AND MRS. SEE MYUN KIM
JUNE 7, 1997
COMMISSION
Request for a Variance to permit the construction of a stable in the west or rear yard
that will be less than the required minimum distance from the property line, a
request for a Conditional Use Permit to allow the conversion of an existing stable to
a mixed use that will be utilized as a guest house and a storage area, a request for a
Conditional Use Permit for a guest house, and a request for a Variance to permit the
conversion of a portion of a mixed use structure to be used for sleeping quarters.
BACKGROUND
1. The Planning Commission will view the site on June 30, 1997.
2. The applicants are requesting a Variance to permit the construction of a 450
square foot stable/horse shelter at the western portion or rear yard that will be
10 feet less than the required minimum distance of 25 feet from the property
line. The stable will be 15 feet from the property line.
The applicants are also requesting a Conditional Use Permit to permit the
conversion of an existing 1,248 square foot stable located at the southern
portion of the lot to a mixed use that will contain an 800 square foot guest
house and a 480 square foot storage area. The applicants request a Conditional
Use Permit for a guest house using a portion of the existing stable structure.
They request a Variance to permit the conversion of a portion of the mixed
use structure to be used for sleeping quarters. Vehicle access is approximately
55 feet from the proposed guest house.
3. Mrs. Nadine Bobit, 10 Buggy Whip Drive, called to support the proposed
stable portion of the project and Mrs. Julie Heinsheimer, 7 Johns Canyon
ZONING CASE NO. 562
PAGE 1
J
Printed on Recycled Paper.
• •
Road, called concerning the condition of a shed located behind the proposed
mixed use structure adjacent to her property. Community Association
Manager Peggy Minor does not recall the City or the Community Association
permitting a stable structure closer than 25 feet from a property line in the
past 30 years.
4. The existing residence, garage and retaining walls were constructed in 1977. A
stable, was constructed at the southern portion of the lot as well as trellises
and a riding ring at the western portion of the lot in 1982 (The City approved
requests for a riding ring in Zoning Case No. 269 on May 18, 1982); a pool, spa,
and retaining walls were constructed in 1984; and a paddle tennis court was
completed at the southwest portion of the lot with retaining walls in 1987
following City approved requests for a paddle tennis court in Zoning Case No.
289 on August 13, 1984.
5. The structural lot coverage proposed is 8,358 square feet or 11.6% (20%
permitted) and the total lot coverage proposed is 17,409 square feet or 24.2%
(35% permitted).
6. Grading for the project site will not be required.
7. The total disturbed area of the lot will be 17,409 square feet or 24.2% (40%
permitted).
8 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.
ZONING CASE NO. 562
PAGE 2
•
•
CRITERIA
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 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
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
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.) 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, any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING I PROPOSED
The existing tennis court encroaches
40 feet into the 50 foot rear yard
setback.
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Stable 1,248 sq.ft.
Riding Ring
(> 6,000 sq.ft.)
Total 7,908 sq.ft.
11%
23.6%
N/A
17.5%
Existing 1,248 sq.ft. stable and more
than 6,000 sq.ft. Riding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
N/A
N/A
Stable will be 15 feet from rear
property line. (Zoning Code requires
25 feet from property line)
VARIANCE REQUIRED
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Mixed use 1,248 sq.ft.
Stable 450 sq.ft.
Riding Ring
(> 6,000 sq.ft.)
Total 8,358 sq.ft.
11.6%
24.2%
None
24.2%
Proposed 450 sq.ft. stable and more
than 6,000 sq.ft.Riding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
Planning Commission review
Planning Commission review
ZONING CASE NO. 562
PAGE 3
• •
MIXED USE STRUCTURE'
a. Vehicular access to the garage or mixed use structure
shall not occur within an easement or within 25' of the
side or rear lot line.
Planning Commission will review
b. Garage portion must be separated by an interior common Planning Commission review
wall without any access to other use.
c. Portion for horses or other permitted animals must be No animals proposed for mixed
used exclusively for those animals. use
d. No sleeping quarters, temporary occupancy, or VARIANCE REQUIRED
kitchen/cooking facilities or equipment in any portion of
detached garage or mixed use structure.
e. Loft area may be constructed only over stable area. Planning Commission review
f. Converting approved plan uses is revocable. Required condition
g. Violations of approval may cause revocation following Required condition
required notice.
ZONING CASE NO. 562
PAGE 4
CODE REQUIREMENTS
FOR GUEST HOUSE
a. Requires all guest or servant quarters on same recorded lot as
main house
b. Maximum 800 sq.ft. floor area
c. No kitchen or other cooking facilities permitted
d. Develop and maintain in substantial conformance with site
plan
e. No vehicular access or paved parking area permitted to be
developed within 50' of proposed guest house or servant
quarters
f. No guest may remain in occupancy more than 30 days in any
6 monthperiod
g. Renting of guest house is prohibited
h. Comply with all requirements
i. Preliminary landscaping plan required
VARIANCE REQUIRED FINDINGS
Required condition
VARIANCE REQUIRED
Required condition
Required condition
55 feet from vehicular access
Required condition
Required condition
Required condition
Required condition
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 in the viicinity; 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. 562
PAGE 5
•
City `�
HEARING DATE: JUNE 17, 1997
•
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
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM:
LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
ZONING CASE NO. 562
8 BUGGY WHIP DRIVE (LOT 247-B-2-MS)
RA-S-2, 2.00 ACRES
MR. AND MRS. SEE MYUN KIM
JUNE 7, 1997
Request for a Variance to permit the construction of a stable in the west or rear yard
that will be less than the required minimum distance from the property line, a
request for a Conditional Use Permit to allow the conversion of an existing stable to
a mixed use that will be utilized as a guest house and a storage area, a request for a
Conditional Use Permit for a guest house, and a request for a Variance to permit the
conversion of a portion of a mixed use structure to be used for sleeping quarters and
a request for a Variance to permit less than the required minimum distance from a
paved vehicle access or a parking area for a guest house.
BACKGROUND
In reviewing the applicant's request under Title 17 (Zoning), staff would identify the
following issues for evaluation:
1. The applicants are requesting a Variance to permit the construction of a 450
square foot stable at the western portion or rear yard that will be less than the
required minimum distance of 25 feet from the property line.
The applicants are also requesting a Conditional Use Permit to permit the
conversion of an existing 1,248 square foot stable located at the northern
portion of the lot to a mixed use that will contain an 800 square foot guest
house and a 480 square foot storage area. The applicants request a Conditional
Use Permit for a guest house using a portion of the existing stable structure:
They request a Variance to permit the conversion of a portion of the mixed
use structure to be used for sleeping quarters, and request a Variance to allow
less than the required minimum distance of 50 feet from a paved vehicle
ZONING CASE NO. 562
PAGE 1
Printed on Recycled Paper.
access or parking area for a guest house. Vehicle access abuts the proposed
guest house.
2. Mrs. Nadine Bobit, 10 Buggy Whip Drive, called to support the proposed
stable portion of the project and Mrs. Julie Heinsheimer, 7 Johns Canyon
Road, called concerning the condition of a shed located behind the proposed
mixed use structure adjacent to her property.
3. The existing residence, garage and retaining walls were constructed in 1977. A
stable, was constructed at the southern portion of the lot as well as trellises
and a riding ring at the western portion of the lot in 1982 (The City approved
requests for a riding ring in Zoning Case No. 269 on May 18, 1982); a pool, spa,
and retaining walls were constructed in 1984; and a paddle tennis court was
constructed at the southwest portion of the lot with retaining walls in
1987(The City approved requests for a paddle tennis court in Zoning Case No.
289 on August 13, 1984).
4. The structural lot coverage proposed is 8,358 square feet or 11.6% (20%
permitted) and the total lot coverage proposed is 17,409 square feet or 24.2%
(35% permitted).
5. Grading for the project site will not be required.
6. The total disturbed area of the lot will be 17,409 square feet or 24.2% (40%
permitted).
7. 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.
ZONING CASE NO. 562
PAGE 2
•
CRITERIA I EXISTING
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 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
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
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, any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
The existing tennis court encroaches
40 feet into the rear yard setback.
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Stable 1,248 sq.ft.
Riding Ring
(> 6,000 sq.ft.)
Total
11%
23.6%
N/A
17.5%
7,908 salt.
Existing 1,248 sq.ft. stable and more
than 6,000 sq.ft. Riding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
N/A
N/A
PROPOSED
Stable will be 15 feet from rear
property line. (Zoning Code requires
25 feet from property line)
VARIANCE REpQUIRED
Residence 3,746 sq.ft.
Garage 450 sq.ft.
Pool/Spa 512 sq.ft.
Mixed use 1,248 sq.ft.
Stable 450 sq.ft.
Riding Ring
(> 6,000 sq.ft.)
Total 8,358 sq.ft.
11.6%
24.2%
None
24.2%
Proposed 450 sq.ft. stable and more
than 6,000 sq.ft.Itiding Ring.
Existing along northern easement from
Buggy Whip Drive.
Existing off Buggy Whip Drive
Planning Commission review
Planning Commission review
ZONING CASE NO. 562
PAGE 3
6. MIXED USE STRUCTURE
a. Vehicular access to the garage or mixed use structure
shall not occur within an easement or within 25' of the
side or rear lot line.
PROPOSED
Planning Commission review
b. Garage portion must be separated by an interior common Planning Commission review
wall without any access to other use.
c. Portion for horses or other permitted animals must be No animals proposed for mixed
used exclusively for those animals. use
d. No sleeping quarters, temporary occupancy, or VARIANCE REQUIRED
kitchen/cooking facilities or equipment in any portion of
detached garage or mixed use structure.
e. Loft area may be constructed only over stable area. Planning Commission review
f. Converting approved plan uses is revocable. Required condition
g. Violations of approval may cause revocation following Required condition
required notice.
ZONING CASE NO. 562
PAGE 4
CODE REQUIREMENTS;°,,
FOR GUEST HOUSE
a. Requires all guest or servant quarters on same recorded lot as
main house
b. Maximum 800 sq.ft. floor area
c. No kitchen or other cooking facilities permitted
d. Develop and maintain in substantial conformance with site
plan
e. No vehicular access or paved parking area permitted to be
developed within 50' of proposed guest house or servant
quarters
f. No guest may remain in occupancy more than 30 days in any
6 monthperiod
g. Renting of guest house is prohibited
h. Comply with all requirements
i. Preliminary landscaping plan required
VARIANCE REQUIRED FINDINGS
Required condition
Required condition
Required condition
Required condition
VARIANCE REQUIRED
Required condition
Required condition
Required condition
Required condition
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 in the viicinity; 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. 562
PAGE 5