643, Convert existing stable into a, Staff Reports(310) 544-6222
t
41
c?ot�ingiLTT. community
of c.RaneIio Faros (ileaEd.
No. 1 PORTUGUESE BEND RD. • ROLLING HILLS, CALIF. 90274
ROLLING HILLS
Memorandum
Iodation
CALIFORNIA
(310) 544-6766 FAX
To: Yolanta Schwartz, Planning Director
From: Peggy R. Minor, Association Manager
Date: May 7, 2002
Re: 3 Johns Canyon Road — Barn Conversion at Harlyne Norris
In reply to your letter of May 2, 2002 relating to restoration of an existing
barn to its original interior and exterior conditions as originally approved
by the Association, the proposed plan is acceptable and will be held in our
file pending completion of the restoration.
Please let me know if you need anything more to complete this matter.
PRM: JR
cc: Craig Nealis, City Manager
RH CITY — NEALIS — Barn Conversion (H. Norris) 5-7-02
City 0/
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
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
MAY 2, 2002
PEGGY MINOR, RHCA MANAGER
YOLANTA SCHWARTZ, PLANNING DIRECTOR
3 JOHNS CANYON ROAD, CONVERSION OF AN ILLEGAL
STRUCTURE TO A BARN
Beginning in July 2001, the applicant at 3 Johns Canyon Road submitted several requests
to allow an "as built" structure, previously approved to be used as a barn, to be used as a
detached garage, then as a mixed use structure and finally as a guesthouse. During the
process of public hearings the first two requests were withdrawn by the applicant and the
final one, for a guesthouse, was denied by both the Planning Commission and City
Council, upon appeal.
It is a requirement of the Resolution of denial that the structure be converted to the
previously approved use as a stable, and that a plan be submitted showing the conversion.
Staff has added a condition, requiring RHCA approval of the conversion of the "as built"
structure into a barn.
Please review the attached site plan and floor plan for compliance with RHCA conditions
for a barn, as approved previously. Should you require more than one copy of the plan,
please contact the architect directly. Enclosed find a copy of the Resolution of denial.
Section 11 on page 3 of the Resolution contains the City's conditions for conversion, and
the requirement that the Association review and approve the conversion as well.
In addition, requirements to correct drainage of said property were included in the
Resolution, which also necessitate Association's permission, and are listed in Section 12
of the Resolution.
Please let me know in writing of your findings. Prior to obtaining a Certificate of
Occupancy, the applicant will be required to submit to the City a plan approved by the
Association.
CC: Craig R. Nealis, City Manager
®Printed on Recycled Pop(3-
DATE:
TO:
ATTN:
FROM:
SUBJECT:
Cu•
y `leo ePn9
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.: 7A
Mtg.Date: 3/11/02
MARCH 11, 2002
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PLANNING DIRECTOR
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING
HILLS DENYING A REQUEST FOR A CONDITIONAL USE PERMIT TO
APPROVE AN UNAUTHORIZED CONVERSION OF AN EXISTING
STABLE TO A GUESTHOUSE, AND DENYING A REQUEST FOR A
VARIANCE TO PERMIT THE PROPOSED GUESTHOUSE TO REMAIN
IN THE FRONT YARD AREA AND TO CONTINUE TO ENCROACH
INTO THE NORTHEAST SIDE YARD SETBACK AT AN EXISTING
SINGLE FAMILY RESIDENCE AT 3 JOHNS CANYON ROAD IN ZONING
CASE NO 643, (NORRIS).
BACKGROUND
The City Council at the February 25, 2002 meeting directed staff to prepare a
Resolution of denial regarding a request for a Conditional Use Permit to convert
a previously approved barn into a guesthouse and request for a Variance to
permit the proposed guesthouse to remain in the front yard area and to encroach
into the northeast side yard setback. Work on the conversion has commenced
prior to the applicant filing an application with the City for the conversion.
The vote was 4-0, with Councilmember Heinsheimer abstaining due to the
proximity of subject property to his property.
RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 910, which is
attached, denying Zoning Case No. 643.
Included in the resolution are provisions to assure that the "as built" structure is
converted to meet the Zoning Code requirements for a stable, and provisions to
correct the drainage.
ZC No. 643
City Council 3/11/02
O
®Printed on Recycled Paper.
RESOLUTION NO. 910
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ROLLING HILLS DENYING A REQUEST
FOR A CONDITIONAL USE PERMIT TO APPROVE
AN UNAUTHORIZED CONVERSION OF AN
EXISTING STABLE TO A GUESTHOUSE, AND
DENYING A REQUEST FOR A VARIANCE TO
PERMIT THE PROPOSED GUESTHOUSE TO
REMAIN IN THE FRONT YARD AREA AND TO
CONTINUE TO ENCROACH INTO THE
NORTHEAST SIDE YARD SETBACK AT AN.
EXISTING SINGLE FAMILY RESIDENCE AT 3
JOHNS CANYON ROAD IN ZONING CASE NO
643, (NORMS).
THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mrs. Harlyne Norris with
respect to real property located at 3 Johns Canyon Road, Rolling Hills, (Lot 173-
B-MS), requesting a conditional use permit to convert an existing building, which
was previously approved for a stable use, but altered without permission during
construction, to a guesthouse and requesting a variance to permit the proposed
guesthouse to remain in the front yard area and to encroach into the northeast
side yard setback, all with respect to a lot developed with an existing single-
family residence.
Section 2. On May 6, 2000, the Planning Commission approved a Variance
to enlarge the then existing 400 square foot stable to 720 square feet by allowing a
portion of the enlarged stable to be located in the front yard area and a portion to
encroach up to 6 feet into the 35 foot northeast side yard setback. During the
course of construction of the addition to the stable pursuant to the approved
Variance, it was determined by the Los Angeles County Building Official that the
addition was not in compliance with the plans for the approved application for
an enlarged stable in that it appeared that the structure was not being
constructed to serve as a stable, and a "stop work order" was issued. The only
alternatives available to the applicant were to construct the building as a stable in
accordance with approvals, or apply to the City for an alternative use of the
building.
Section 3. In July 2001, the applicant submitted a request for a CUP to
convert the already enlarged stable building to a detached garage. During the
course of the public hearings the applicant withdrew the request for the detached
garage. Afterwards, the applicant submitted a revised request to convert the
existing building into a mixed -use structure to be used as a garage and an office.
At the October 16, 2001 Planning Commission meeting, the Commission directed
staff to prepare a Resolution of denial for the mixed -use structure to be
considered by the Planning Commission at its November 20, 2001 meeting.
Reso. No.910
ZC 643-deny
• •
Subsequently, and prior to the November 20t' Planning Commission meeting,
the applicant withdrew the request for the mixed -use structure, and applied for a
Conditional Use Permit to convert the existing structure to a guesthouse. At the
November 20, 2001 meeting, the Planning Commission directed staff to prepare a
Resolution to deny the request for a Conditional Use Permit to convert the
altered stable structure into a guesthouse. The Planning Commission on
December 18, 2001 adopted a Resolution of denial.
Section 4. The Planning Commission's consideration of the various
applications described in Section 3 above was conducted at several duly noticed
public hearings on July 17, 2001, August 21, 2001, September 18, 2001, October
16, 2001, November 20, 2001. The Commission also conducted a noticed and
public field trip visit to the site on August 6, 2001. The applicant was notified of
the public hearings in writing by first class mail. On each public hearing date,
evidence was presented from all persons interested in the proposal then being
considered by the Commission. The applicant's representative was in attendance
at the hearings.
Section 5. On February 15, 2002, the applicant filed an appeal of the
Planning Commission's decision. The City Council conducted duly noticed
public hearings to consider the appeal on January 28, 2002, February 25, 2002 and
at a field trip visit on February 5, 2002. Evidence was presented from all persons
interested in the appeal, and fully considered by the City Council. The
applicant's representative was in attendance at the hearings.
Section 6. Section 17.16.040(A) of the Rolling Hills Municipal Code allows
guesthouses, provided a conditional use permit has been issued and provided
that the property is developed with a legally established single family residence
and on which provision is made for a legally required and accessible stable and
corral area. Therefore, if the applicant was to be issued a conditional use permit
and variance for conversion of the stable to a guesthouse, the applicant was also
required to provide a suitable area on the parcel for a future stable and corral.
Section 7. The applicant has proposed a location of the future barn and
corral in front of the proposed guesthouse, which would be located in the front
yard area. Pursuant to the City's Zoning Ordinance no accessory structures may
be located in the front yard area; therefore, the future construction of a barn and
corral in the proposed location would require an approval of a Variance.
Section 8. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code
permits approval of a guesthouse as a conditional use under certain conditions.
The applicant is requesting to convert a previously approved 720 square feet
stable to a guesthouse located at the eastern portion of the lot. With respect to
this request for a Conditional Use Permit, the City Council finds as follows:
A. The proposed conditional use does not comply with all applicable
development standards of the zone district in which it is located, because the 720
square foot proposed guesthouse would encroach into the side yard setback and
would be located in the front yard of the property. Placement of a guesthouse in
Reso. No.910
ZC 643-deny 2
•
•
the front yard setback is also not consistent with the location of guesthouses on
similarly sized parcels in the community.
B. The approval of the conditional use permit for the conversion,
would necessitate the approval of a future Variance for the construction of a
stable and corral which would be located in the front yard area, in that the
applicant is unable to identify any other area on the lot for a future stable site. In
that the existing structure was constructed to be a stable pursuant to a Variance,
allowing the conversion would, in effect, further increase the degree to which the
property is developed in a manner inconsistent with Code requirements by
crowding more structures into the front and side yard setbacks.
C. The nature, condition, and development of adjacent uses, buildings,
and structures have been considered, and the conversion to a guesthouse will
adversely affect and be materially detrimental to these adjacent uses, buildings,
or structures because the proposed guesthouse is relatively close to nearby
residences, and is visible from the roadway, which makes it more visually
prominent than appropriate under the existing development pattern of the City.
Section 9. Sections 17.12.250(Y) and Section 17.16.150 state that front yards
and all required yards must be unobstructed and unoccupied, except as
otherwise provided in the Zoning Code. In addition, 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, under certain
circumstances. A Variance would be required because the proposed guesthouse
would be located in the front yard and encroach into the side yard setback. With
respect to this request for the Variances, the City Council finds that there are no
special circumstances applicable to the property that deny the property owner of
privileges enjoyed by other property in the vicinity. There is other location on the
property where such use could be located in compliance with the setback
requirements of the Municipal Code. The requested Variance would of necessity
contemplate that both the guesthouse and future stable would be located in the
front yard and the required setbacks, rather than just the stable as at present.
The Variance is not required for the applicant to make beneficial use of the
property; the request would constitute a special privilege to the extent that so
much development would be permitted in the front yard and setback areas
intended to be free and clear of buildings, serving as a buffer from streets and
neighboring properties.
Section 10. Based upon the foregoing findings, the City Council hereby
denies the Conditional Use Permit and Variances applications for Zoning Case
No. 643 for the conversion of a previously approved barn to a guesthouse and to
allow the proposed guesthouse to remain in the front yard and continue to
encroach into the side yard setback at an existing single family residence.
Section 11. The applicant's un-permitted conversion of the previously
approved barn to a different use constitutes a Code violation. Staff is directed to
require the applicant to bring the structure into compliance with the previously
approved Site Plan and Variance for .the enlarged barn and meet the
Reso. No.910
ZC 643-deny
• •
requirements of City Code pertaining to stables and corrals. Therefore, the
applicant shall undertake the following actions within six months of this
Resolution, and prior to receiving a certificate of occupancy from the Los
Angeles County Building and Safety Department:
A. The conditions of approval of Resolution No. 2002-10, which
among other Variances granted a Variance for the location and enlargement of
the barn, shall remain in full force and effect.
B. The existing garage doors located on the east and west sides of the
"as built" structure, and related garage door opener shall be removed and
replaced with one standard stable like door to be located on the west side of the
structure only, to the satisfaction of the Rolling Hills Community Association
(RHCA).
C. All other requirements of the RHCA for the conversion of the "as
built" structure to a barn shall be met.
D. The carpeting and linoleum in the southern portion of the interior
of the structure shall be removed and the floor shall remain bare or be concrete.
E. ' Exterior lighting shall comply with Section 17.16.190 of the City of
Rolling Hills Zoning Ordinance.
F. The existing dirt roadway leading to the structure shall be
landscaped to the satisfaction of City staff. However, a not to exceed 48 inches
wide access tothe stable shall be provided to accommodate delivery to and
removal of waste from the barn. Such path shall not exceed a slope of 25% and
may be paved.
G. A landscaping plan for the existing dirt roadway and the area
northeast thereof, shall be submitted to City staff for review and approval.
H. All conditions of the stop work order issued by the Building
Official dated 6/25/01 shall be met.
I. The stable shall be used for the exclusive purpose of keeping
animals only. Commercial uses shall not be permitted.
J. No vehicle storage of any kind shall be permitted in the stable.
Except that vehicle(s) necessary for keeping of animals and related equestrian
equipment may be stored.
K. No sleeping facilities shall be permitted.
L. No kitchen or other cooking facilities shall be permitted.
M. A revised site plan incorporating all of the above requirements for
conversion of the "as built" structure to a stable, together with Rolling Hills
Reso. No.910
ZC 643-deny
t
• •
Community Association's approved plans shall be submitted to City staff for
review and approval.
Section 12. During the process of public hearings, drainage and
hydrology problems were identified on subject property. The property slopes
from south to northeast and the existing drainage run-off cause erosion of the
northern and eastern slopes of the property and overflows onto the adjacent
property. Therefore, the City Council finds that it is necessary to rectify the
drainage effect on subject property and the actions to correct said drainage shall
incorporate the following measures:
A Gutters and downspout system shall be installed on the roof of the
barn structure. Such gutters shall discharge to the drainage swale.
B. A drainage swale to be located along the southern side of the barn •
and continuing in a northeasterly direction along the existing unpaved driveway
leading into Johns Canyon Road shall be constructed. Such swale shall be sloped
away from the adjacent property (to the northeast). If required by the County
Building Official, a dissipater or similar collection device shall be constructed in
the easement adjacent to Johns Canyon Road in order to control erosion of the
easement.
C. The run-off from the recently constructed two dissipaters and a
drainage pipe on the upper portion of the lot, shall be collected by an additional
pipe, which shall be connected to an existing underground drainage pipe located
in the easement along the easterly portion of the lot. The applicant shall
coordinate with the adjacent property owners and the Rolling Hills Community
Association to accomplish said connection.
D. The above required drainage devices shall be constructed to the
satisfaction of the City and Los Angeles County Building Department and shall
be in substantial conformance with the development plan marked "Exhibit A",
dated February 25, 2002.
Section 13. The City Council further finds that the corrections specified
in Section 11 and Section 12 of this Resolution are of great importance and are
necessary to promote the health and safety of the residents of Rolling Hills, and
therefore, the City Council resolve that said corrections shall be made within six
months of the passage of this Resolution.
PASSED, APPROVED AND ADOPTED THIS 11th DAY OF MARCH 2002.
JODY MURDOCK, MAYOR
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Reso. No.910
ZC 643-deny 5 0
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 910 entitled:
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ROLLING HILLS DENYING A REQUEST
FOR A CONDITIONAL USE PERMIT TO APPROVE
AN UNAUTHORIZED CONVERSION OF AN
EXISTING STABLE TO A GUESTHOUSE, AND
DENYING A REQUEST FOR A VARIANCE TO
PERMIT THE PROPOSED GUESTHOUSE TO
REMAIN IN THE FRONT YARD AREA AND TO
CONTINUE TO ENCROACH INTO THE
NORTHEAST SIDE YARD SETBACK AT AN
EXISTING SINGLE FAMILY RESIDENCE AT 3
JOHNS CANYON ROAD IN ZONING CASE NO
643, (NORRIS).
was approved and adopted at a regular meeting of the City Council on March 11,
2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
Reso. No.910
ZC 643-deny
DATE:
TO:
ATTN:
FROM:
SUBJECT:
•
44I OMtilting ,Wit1�a INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377.7288
E-malt cityofrh@aol.com
Agenda Item No.: 6A
Mtg. Date: 2/25/02
FEBRUARY 25, 2002
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
ZONING CASE NO. 643: Consideration of an appeal of a Planning
Commission's decision to deny a request for a Conditional Use
Permit to convert a previously approved barn into a guesthouse
and request for a Variance to permit the proposed guesthouse to
remain in the front yard area and to encroach into the northeast
side yard setback at an existing single family residence at 3 Johns
Canyon Road, (Lot 173-B-MS), Rolling Hills, CA. (Norris).
BACKGROUND
1. The City Council visited the site on February 5, 2002.
2. During the field trip, the Council expressed concern over the intended use of the
structure and the proposed location of the future stable in the front yard. Also of
concern was the drainage from subject property to the adjacent property. It was
suggested that rain gutters be installed regardless of the ultimate use of the structure.
The applicant's representative stated that the applicant's intention is to correct drainage
from the property, and that a swale will be constructed to divert the runoff to Johns
Canyon Road.
3. The Planning Commission, at the December 18, 2001 meeting adopted Resolution
No. 2001-26, denying a request to convert an existing structure to a guesthouse. A
Variance request to allow the proposed guesthouse to remain in the front yard area and
to encroach into the side yard setback was also denied. The vote was 4-1, with
Commissioner Witte voting for the project. The structure was previously approved by
the Planning Commission for a stable use.
4. The City Council at the January 14, 2002 meeting received and filed the Planning
Commission's Resolution. On January 15, 2002 the applicant' representative filed an
appeal of the Planning Commission's decision to deny the request.
ZC 643-appeal
CC 2/25/02
o
Printed on Recycled Paper.
5. In accordance with the provisions of the Municipal Code, the Commission's
decision will be stayed until the City Council completes its proceedings.
6. A 400 square foot stable existed on site since 1974. In May 2000, the Planning
Commission approved Variances to enlarge the then existing 400 square foot stable to
720 square feet, a portion of which was to be located in the front yard area and a portion
of which would encroach up to 6 feet into the 35 foot northeast side yard setback.
During inspection of the addition to the stable, the building official alerted staff that the
construction of the addition did not lend itself to a stable use.
7. In July 2001, the applicant submitted a request for a CUP to convert the
expanded stable into a detached garage. A future stable and corral were proposed to be
located in the rear of the existing structure. The Commission viewed the site on August
6, 2001.
8. During the field visit, the Commission questioned the intended use of the
structure as a detached garage. The Commission noticed that the stable has been
already converted to a different use. The interior walls in the structure were finished
and painted, and the structure was partitioned into two separate areas, one of which
was partially carpeted. A one -car garage doors were installed on the western and
eastern walls of the structure and adjacent to the garage door standard doors were
installed.
The Commission also expressed concern over the location of the future stable. The
Commission felt the proposed location, behind the existing structure, was inappropriate
and inaccessible. The Commission pointed out that perhaps a more desirable area for
placement of the future stable would be to the northeast, (front and to the side), of the
converted stable, and north of the driveway.
9. During the course of the public hearing, the applicant withdrew the request for
the detached garage. Afterwards the applicant submitted a revised request to convert
the existing structure into a mixed -use structure to be used as a garage and an office. At
the October 16, 2001 Planning Commission meeting, the Commission directed staff to
prepare a Resolution of denial for the mixed -use structure. Subsequently, and prior to
the November 20, 2001 Planning Commission meeting, the applicant withdrew the
request for the mixed -use structure and submitted the Conditional Use Permit
Application to convert the structure into a guesthouse.
10. At the November 20, Planning Commission meeting the request for the
guesthouse was considered by the Commission, at which time the Commission directed
staff to prepare a Resolution of denial.
11. The applicant wishes to convert the structure to a guesthouse for an occasional
overnight stay, (2-5 times a month), by the applicant's driver.
12. The elevation plan shows garage doors on the west and east sides of the existing
structure. Staff suggests that the Council condition the request for a guesthouse, if
approved, to require that the garage doors be removed from both sides and either be
replaced with a glass sliding door, replaced with a standard door or totally closed off,
as there already exist two standard size doorways, one on the west side and one on the
ZC 643-appeal
CC 2/25/02
2
•
east side of the structure. Staff also recommends that the mechanism for the garage door
opener inside the structure be removed. Other conditions, as deemed appropriate, may
be imposed by the City Council.
13. Section 17.16.040 of the Zoning Ordinance requires a Conditional Use Permit for
a guesthouse. Section 17.16.210 sets forth conditions for Conditional Use Permit. There
are several conditions that apply to a guesthouse, which are attached. One of the
conditions is that no driveway or paved area be located within 50 feet of a guesthouse.
14. Currently there exists a driveway that served the original barn. The driveway
was originally paved. Recently, the asphalt was removed. The applicant's
representative, during the January 28, 2002 public hearing, informed the City Council
that the applicant is proposing to remove the driveway, landscape the area of the
existing driveway, and designate 1,000 square foot of area in front of the guesthouse for
a future barn and corral. The proposed location of the barn and corral meet the City's
requirements for distances from structures and property line, however, a Variance
permit would have to be applied for and approved for the construction of the future
barn in the front yard.
15. It has been reported to staff that a drainage problem exists between the subject
site and the adjacent property down the slope. The applicant is proposing to construct a
drainage device to correct the water run-off from subject site to the adjacent property.
The City, the RHCA and the L.A. County Public Works Division will have to approve
the drainage method and device. The case could be conditioned that the drainage be
corrected.
16. The existing house with an attached garage was built in 1974. The pool/spa was
completed in 1980 following Planning Commission approval of a Variance to permit a
swimming pool in the front yard in Zoning Case No. 251. Side yard setbacks at that
time were 20 feet in width, and are now 35 feet in width in the RA-S-2 Zone. Approved
plans for the previously requested Variances identify the front yard at the north end of
the property, along Johns Canyon Road and the rear yard at the southeast part of the
lot.
17. The net lot area of this lot is 75,530 square feet. The structural lot coverage
proposed is 7,471 square feet or 9.9% (20% maximum permitted) and the total lot
coverage proposed is 16,091 square feet or 21.3% (35% maximum permitted).
18. The entire residence is located above Johns Canyon Road. Coverage of the 13,588
square foot residential building pad is 6,101 square feet or 44.9%. Coverage on the 2,640
square foot future stable/guest house building pad will be 1,170 square feet or 44.3%.
Total building pad coverage will be 7,471 square feet or 46.1% of the 16,228 square foot
building pads. The Planning Commission guideline maximum is 30%. (Currently, the
combined pad coverage is at 43.3%).
19. Disturbed area of the lot will be 21.7% of the net lot area, when the future stable
is constructed, (40% maximum permitted). The current request does not require
additional lot disturbance. •
20. No grading is proposed for this project.
ZC 643-appeal
CC 2/2sro2
3
21. Access to the residence from Johns Canyon Road at the southwest will remain
the same.
22. The utilities to the proposed structure are located underground.
23. 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 review the staff report, take public testimony
and direct staff as appropriate.
ZC 643-appeal
CC 2/25/02
•
•
r•'
RIANCE RECIUIRED'FINDING
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.
GUEST HOUSE /SERVANT QUARTERS REQUIREMENTS
a. All guest or servant quarters must be developed on the same
recorded lot as the main house.
b. The building housing the quarters shall not contain more
than 800 square feet of net floor area.
c. No kitchen or other kitchen facilities shall be provided
within guest or servant quarters.
d. No vehicular access or paved parking area shall be
developed within 50 feet of the proposed guesthouse.
e. The property shall be developed and maintained in
substantial conformance with the approved site plan on file.
f. Occupancy of the proposed guesthouse 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.
g. Renting of guesthouses or servant quarters is prohibited.
h. All requirements of this tittle must be complied with unless
otherwise set forth in the permit or approved plans.
i. Landscaping plan shall be submitted to the City or Rolling
Hills Planning Department staff for approval. The plan
submitted must comply with the purpose and intent of site
plan review, as specified in Chapter 17.46 of this tittle.
ZC 643-appeal
CC 2/25/02
5
Zoning Case No. 643
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
Grading
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)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Residential Building Pad Coverage
(Guideline maximum of 30%)
Stable Building Pad Coverage
Total Building Pad Coverage
Roadway access to main house
Stable & Corral (Minimum 450 sq.ft.
stable and 550 sq.ft. corral permitted)
Access to guest house
Stable Access (Maximum 25% slope
permitted)
Preserve Views
ZC 643-appeal
CC 2/25/02
Existing stable encroaches into the
side yard setback and is located in
the front yard area.
Residence
Garage
Swim Pool
Stable
Service Yd.
Trellis
TOTAL
20 cu.yds cut soil
20 cu.yds fill soil
4,563 sq.ft.
803 sq.ft.
540 sq.ft.
720 sq.ft.
200 sq.ft.
195 sq.ft.
Variance to encroach into side and
front yards plus CUP to convert the
stable into a guesthouse.
Residence
Garage
Swim Pool
Stable -future
Service Yd.
Trellis
Guesthouse
4,563 sq.ft.
803 sq.ft.
540 sq.ft.
450 sq.ft.
200 sq.ft.
195 sq.ft.
720 sq.ft.
7,021 sq.ft. TOTAL 7,471 sq.ft
No grading
19.8% 21.7% (with future stable/corral)
19.3%
120.7%
144.9%
150.0%
43,3%
Access from Johns Canyon Road
at the southwest of this lot.
Existing 720 sq.ft. stable
N/A
Existing stable accessible from
Johns Canyon Road on a slope that
is less than 25%.
N/A
6 O
9.9%
21.3%
44.9%(existing)
44.3%(future stable and proposed
quest house)
46.1%
No change
Proposed 450 sq.ft. stable and
550 sq.ft. corral
Not allowed within 50 feet of guest
house
Will use existing approach, when
constructed.
Planning Commission Review
DATE:
TO:
ATTN:
FROM:
SUBJECT:
i •
C1i, ` Roiling iijfd
FEBRUARY 5, 2002
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
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
ZONING CASE NO. 643: Consideration of an appeal of a Planning
Commission's decision to deny a request for a Conditional Use
Permit to convert a previously approved barn into a guesthouse
and request for a Variance to permit the proposed guesthouse to
remain in the front yard area and to encroach into the northeast
side yard setback at an existing single family residence at 3 Johns
Canyon Road, (Lot 173-B-MS), Rolling Hills, CA.
BACKGROUND
1. The City Council at the January 28, 2002 public hearing considered the proposed
project and scheduled a field visit to the site on February 5, 2002.
2. The Planning Commission, at the December 18, 2001 meeting adopted Resolution
No. 2001-26, denying a request to convert an existing structure to a guesthouse. A
Variance request to allow the proposed guesthouse to remain in the front yard area and
to encroach into the side yard setback was also denied. The vote was 4-1, with
Commissioner Witte voting for the project. The structure was previously approved by
the Planning Commission for a stable use.
3. The City Council at the January 14, 2002 meeting received and filed the Planning
Commission's Resolution. On January 15, 2002 the applicant' representative filed an
appeal of the Planning Commission's decision to deny the request.
4. In accordance with the provisions of the Municipal Code, the Commission's
decision will be stayed until the City Council completes its proceedings.
5. A 400 square foot stable existed on site since 1974. In May 2000, the Planning
Commission approved Variances to enlarge the then existing 400 square foot stable to
720 square feet, a portion of which was to be located in the front yard area and a portion
of which would encroach up to 6 feet into the 35 foot northeast side yard setback.
During inspection of the addition to the stable, the building official alerted staff that the
construction of the addition did not lend itself to a stable use.
6. In July 2001, the applicant submitted a request for a CUP to convert the
expanded stable into a detached garage. A future stable and corral were proposed to be
®Printed on Recycled Paper.
located in the rear of the existing structure. The Commission viewed the site on August
6, 2001.
7. During the field visit, the Commission questioned the intended use of the
structure as a .detached garage. The Commission noticed that. the stable has been
already converted to a different use. The interior walls in the structure were finished
and painted, and the structure was partitioned into two separate areas, one of which
was partially carpeted. A one -car garage doors were installed on the western and
eastern walls of the structure and adjacent to the garage door standard doors were
installed.
The Commission also expressed concern over the location of the future stable. The
Commission felt the proposed location, behind the existing structure, was inappropriate
and inaccessible. The Commission pointed out that perhaps a more desirable area for
placement of the future stable would be to the northeast, (front and to the side), of the
converted stable, and north of the driveway.
8. During the course of the public hearing, the applicant withdrew the request for
the detached garage. Afterwards the applicant submitted a revised request to convert
the existing structure into a mixed-usestructure to be used as a garage and an office. At
the October 16, 2001 Planning Commission meeting, the Commission directed staff to
prepare a Resolution of denial for the mixed -use structure. Subsequently, and prior to
the November 20, 2001 Planning Commission meeting, the applicant withdrew the
request for the mixed -use structure and submitted the Conditional Use Permit
Application to convert the structure into a guesthouse.
9. At the November 20, Planning Commission meeting the request for the
guesthouse was considered by the Commission, at which time the Commission directed
staff to prepare a Resolution of denial.
10. The applicant wishes to convert the structure to a guesthouse for an occasional
overnight stay, (2-5 times a month), by the applicant's driver.
11. The elevation plan shows garage doors on the west and east sides of the existing
structure. Staff suggests that the Council condition the request for a guesthouse, if
approved, to require that the garage doors to be removed from both sides and either be
replaced with a glass sliding door, replaced with a standard door or totally closed off,
as there already exist two standard size doorways, one on the west side and one on the
east side of the structure. Staff also recommends that the mechanism for the garage door
opener inside the structure be removed. Other conditions, as deemed appropriate, may
be imposed by the City Council.
12. Section 17.16.040 of the Zoning Ordinance requires a Conditional Use Permit for
a guesthouse. Section 17.16.210 sets forth conditions for Conditional Use Permit. There
are several conditions that apply to a guesthouse, which are attached. One of the
conditions is that no driveway or paved area is located within 50 feet of a guesthouse.
13. Currently there exists a driveway that served the original barn. The applicant's
representative, during the January 28, 2002 public .hearing, informed the City Council
that the applicant is proposing to remove the driveway, landscape the area up to the
proposed guesthouse, where the driveway is currently located, and designate 1,000
• •
square foot of area in front of the guesthouse for a future barn and corral. The proposed
location of the barn and corral meet the City's requirements for distances from
structures and property line.
14. It has been reported to staff that a drainage problem exists between the subject
site and the adjacent property down the slope. The applicant is proposing to construct a
drainage device to correct the water run-off from subject site to the adjacent property.
The City, the RHCA and the L.A. County Public Works Division will have to approve
the drainage method and device.
15. The existing house with an attached garage was built in 1974. The pool/spa was
completed in 1980 following Planning Commission approval of a Variance to permit a
swimming pool in the front yard in Zoning Case No. 251. Side yard setbacks at that
time were 20 feet in width, and are now 35 feet in width in the RA-S-2 Zone. Approved
plans for the previously requested Variances identify the front yard at the north end of
the property, along Johns Canyon Road and the rear yard at the southeast part of the
lot.
16. The net lot area of this lot is 75,530 square feet. The structural lot coverage
proposed is 7,471 square feet or 9.9% (20% maximum permitted) and the total lot
coverage proposed is 16,091 square feet or 21.3% (35% maximum permitted).
17. The entire residence is located above Johns Canyon Road. Coverage of the 13,588
square foot residential building pad is 6,101 square feet or 44.9%. Coverage on the 2,640
square foot future stable/guest house building pad will be 1,170 square feet or 44.3%.
Total building pad coverage will be 7,471 square feet or 46.1% of the 16,228 square foot
building pads. The Planning Commission guideline maximum is 30%. (Currently, the
combined pad coverage is at 43.3%).
18. Disturbed area of the lot will be 21.7% of the net lot area, when the future stable
is constructed, (40(1/0 maximum permitted). The current request does not require
additional lot disturbance.
19. No grading is proposed for this project.
20. Access to the residence from Johns Canyon Road at the southwest will remain
the same.
21. The utilities to the proposed structure are located underground.
22. 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 view the proposed project, and direct staff as
appropriate.
•
•
Zoning Case No. 643
CRITERIA & MAJOR IMPACTS
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
Grading
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)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Residential Building Pad Coverage
(Guideline maximum of 30%)
Stable Building Pad Coverage
Total Building Pad Coverage
Roadway access to main house
Stable & Corral (Minimum 450 sq.ft.
stable and 550 sq.ft. corral permitted)
Access to guest house
Stable Access (Maximum 25% slope
permitted)
Preserve Views
EXISTING
Existing stable encroaches into the
side yard setback and is located in
the front yard area.
Residence 4,563 sq.ft.
Garage 803 sq.ft.
Swim Pool 540 sq.ft.
Stable 720 sq.ft.
Service Yd. 200 sq.ft.
Trellis 195 sq.ft.
TOTAL
20 cu.yds cut soil
20 cu.yds fill soil
•
,PROPOSED:
Variance to encroach into side and
front yards plus CUP to convert the
stable into a guesthouse.
Residence 4,563 sq.ft.
Garage 803 sq.ft.
Swim Pool 540 sq.ft.
Stable -future 450 sq.ft.
Service Yd. 200 sq.ft.
Trellis 195 sq.ft.
Guesthouse 720 sq.ft.
7,021 sq.ft. I TOTAL 7,471 sq.ft
No grading
19.8% 21.7% (with future stable/corral)
9.3%
20.7%
144.9%
150.0%
43,3%
Access from Johns Canyon
at the southwest of this lot.
Existing 720 sq.ft. stable
N/A
I 9.9%
121.3%
144.9%(existing)
44.3%(future stable and proposed
guest house)
146.1%
Road No change
Existing stable accessible from
Johns Canyon Road on a slope that
is Tess than 25%.
1N/A
IProposed 450 sq.ft. stable and
550 sq.ft. corral
INot allowed within 50 feet of guest
house
Will use existing approach, when
constructed.
IPlanning Commission Review
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.
GUEST HOUSE /SERVANT QUARTERS REQUIREMENTS
a. All guest or servant quarters must be developed on the same
recorded lot as the main house.
b. The building housing the quarters shall not contain more
than 800 square feet of net floor area.
c. No kitchen or other kitchen facilities shall be provided
within guest or servant quarters.
d. No vehicular access or paved parking area shall be
developed within 50 feet of the proposed guesthouse.
e. The property shall be developed and maintained in
substantial conformance with the approved site plan on file.
f. Occupancy of the proposed guesthouse 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.
g. Renting of guesthouses or servant quarters is prohibited.
h. All requirements of this tittle must be complied with unless
otherwise set forth in the permit or approved plans.
i. Landscaping plan shall be submitted to the City or Rolling
Hills Planning Department staff for approval. The plan
submitted must comply with the purpose and intent of site
plan review, as specified in Chapter 17.46 of this tittle.
DATE:
TO:
ATTN:
FROM:
SUBJECT:
• •
ei4I /RJf �re�
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.: 6A
Mtg. Date: 1/28/2002
JANUARY 28, 2002
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
ZONING CASE NO. 643: Consideration of an appeal of a Planning
Commission's decision to deny a request for a Conditional Use
Permit to convert a previously approved barn into a guesthouse
and request for a Variance to permit the proposed guesthouse to
remain in the front yard area and to encroach into the northeast
side yard setback at an existing single family residence at 3 Johns
Canyon Road, (Lot 173-B-MS), Rolling Hills, CA.
BACKGROUND
1. The Planning Commission, at the December 18, 2001 meeting adopted Resolution
No. 2001-26, denying a request to convert an existing structure to a guesthouse. A
Variance request to allow the proposed guesthouse to remain in the front yard area and
to encroach into the side yard setback was also denied. The vote was 4-1, with
Commissioner Witte voting for the project. The structure was previously approved by
the Planning Commission for a stable use.
2. The City Council at the January 14, 2002 meeting received and filed the Planning
Commission's Resolution. On January 15, 2002 the applicant' representative filed an
appeal of the Planning Commission's decision to deny the request.
3. In accordance with the provisions of the Municipal Code, the Commission's
decision will be stayed until the City Council completes its proceedings.
4. A 400 square foot stable existed on site since 1974. In May 2000, the Planning
Commission approved Variances to enlarge the then existing 400 square foot stable to
720 square feet, a portion of which was to be located in the front yard area and a portion
of which would encroach up to 6 feet into the 35 foot northeast side yard setback.
During inspection of the addition to the stable, the building official alerted staff that the
construction of the addition did not lend itself to a stable use.
®Printed on Recycled Paper.
• •
M
5. In July 2001, the applicant submitted a request for a CUP to convert the
expanded stable into a detached garage. A future stable and corral were proposed to be
located in the rear of the existing structure. The Commission viewed the site on August
6, 2001.
6. During the field visit, the Commission questioned the intended use of the
structure as a detached garage. The Commission noticed that the stable has been
already converted to a different use. The interior walls in the structure were finished
and painted, and the structure was partitioned into two separate areas, one of which
was partially carpeted. A one -car garage doors were installed on the western and
eastern walls of the structure and adjacent to the garage door standard doors were
installed.
The Commission also expressed concern over the location of the future stable. The
Commission felt the proposed location, behind the existing structure, was inappropriate
and inaccessible. The Commission pointed out that perhaps a more desirable area for
placement of the future stable would be to the northeast, (front and to the side), of the.
converted stable, and north of the driveway.
7. During the course of the public hearing, the applicant withdrew the request for
the detached garage. Afterwards the applicant submitted a revised request to convert
the existing structure into a mixed -use structure to be used as a garage and an office. At
the October 16, 2001 Planning Commission meeting, the Commission directed staff to
prepare a Resolution of denial for the mixed -use structure. Subsequently, and prior to
the November 20, 2001 Planning Commission meeting, the applicant withdrew the
request for the mixed -use structure and submitted the Conditional Use Permit
Application to convert the structure into a guesthouse.
8. At the November 20, Planning Commission meeting the request for the
guesthouse was considered by the Commission, at which time the Commission directed
staff to prepare a Resolution of denial.
9. The applicant wishes to convert the structure to a guesthouse for an occasional
overnight stay, (2-5 times a month), by the applicant's driver. A letter explaining the
proposal and the request for appeal is attached.
10. The elevation plan shows garage doors on the west and east sides of the existing
structure. Staff asked that the Commission condition the request for a guesthouse, if
approved, that the garage doors be removed from both sides and either be replaced
with a glass sliding door, replaced with a standard door or totally closed off, as there
already exist two standard size doorways, one on the west side and one on the east side
of the structure. Staff also recommended that the mechanism for the garage door opener
inside the structure be removed.
11. Section 17.16.040 of the Zoning Ordinance requires a Conditional Use Permit for
a guesthouse. Section 17.16.210 sets forth conditions for Conditional Use Permit. There
are several conditions that apply to a guesthouse, which are attached. One of the
conditions is that no driveway or paved area is located within 50 feet of a guesthouse.
12. Currently there exists a driveway that served the original barn. The applicant is
• •
proposing to remove a portion of the driveway, between the proposed guesthouse and
the area of the future stable and corral and landscape this portion of the lot, designate
1,000 square foot of area in front of the guesthouse for a future barn and corral and
retain the remaining portion of the driveway for future use for the barn. The proposed
location of the barn and corral meet the City's requirements for distances from
structures and property line, (25 feet from any property line and 35 feet from any
residential structures).
13. It has been reported to staff that a drainage problem exists between the subject
site and the adjacent property down the slope. The applicant is proposing to construct a
drainage device to correct the water run-off from subject site to the adjacent property.
The City, the RHCA and the L.A. County Public Works Division will have to approve
the drainage method and device.
14. The existing house with an attached garage was built in 1974. The pool/spa was
completed in 1980 following Planning Commission approval of a Variance to permit a
swimming pool in the front yard in Zoning Case No. 251. Side yard setbacks at that
time were 20 feet in width, and are now 35 feet in width in the RA-S-2 Zone. Approved
plans for the previously requested Variances identify the front yard at the north end of
the property, along Johns Canyon Road and the rear yard at the southeast part of the
lot.
15. The net lot area of this lot is 75,530 square feet. The structural lot coverage
proposed is 7,471 square feet or 9.9% (20% maximum permitted) and the total lot
coverage proposed is 16,091 square feet or 21.3% (35% maximum permitted).
16. The entire residence is located above Johns Canyon Road. Coverage of the 13,588
square foot residential building pad is 6,101 square feet or 44.9%. Coverage on the 2,640
square foot future stable/guest house building pad will be 1,170 square feet or 44.3%.
Total building pad coverage will be 7,471 square feet or 46.1% of the 16,228 square foot
building pads. The Planning Commission guideline maximum is 30%. (Currently, the
combined pad coverage is at 43.3%).
17. Disturbed area of the lot will be 21.7% of the net lot area, when the future stable
is constructed, (40% maximum permitted). The current request does not require
additional lot disturbance.
18. No grading is proposed for this project.
19. Access to the residence from Johns Canyon Road at the southwest will remain
the same.
20. The utilities to the proposed structure are located underground.
21. 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 review the staff report, take public testimony,
and direct staff as appropriate.
•
Zoning Case No. 643
ITERIA
& MAJdR:I
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
Grading
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)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Residential Building Pad Coverage
(Guideline maximum of 30%)
Stable Building Pad Coverage
Total Building Pad Coverage
Roadway access to main house
Stable & Corral (Minimum 450 sq.ft.
stable and 550 sq.ft. corral permitted)
Access to guest house
Stable Access (Maximum 25% slope
permitted)
Preserve Views
Existing stable encroaches into the
side yard setback and is located in
the front yard area.
Residence 4,563 sq.ft.
Garage 803 sq.ft.
Swim Pool 540 sq.ft.
Stable 720 sq.ft.
Service Yd. . 200 sq.ft.
Trellis 195 sq.ft.
TOTAL
20 cu.yds cut soil
20 cu.yds fill soil
Variance to encroach into side and
front yards plus CUP to convert the
stable into a guest house.
Residence 4,563 sq.ft.
Garage 803 sq.ft.
Swim Pool 540 sq.ft.
Stable -future 450 sq.ft.
Service.Yd. 200 sq.ft.
Trellis 195 sq.ft.
Guesthouse 720 sq.ft.
7,021 sq.ft. I TOTAL "
No grading
7,471 sq.ft
19.8% 21.7% (with future stable/corral)
19.3%
120.7%
044•9%
9.9%
21.3%
44.9%(existing)
44.3%(future stable and proposed
50.0% guest house)
II43,3% 46.1 % •
Access from Johns Canyon Road No change
at the southwest of this lot.
Existing 720 sq.ft. stable Proposed 450 sq.ft. stable and
II 550 sq.ft. corral
N/A Not allowed within 50 feet of guest
Existing stable accessible from
Johns Canyon Road on a slope that
is less than 25%.
N/A
house
Will use existing approach, when
constructed.
Planning Commission Review
RIANCE I�E(�UIRED.FIIVgIN
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.
GUEST HOUSE /SERVANT QUARTERS REQUIREMENTS
a. All guest or servant quarters must be developed on the same
recorded lot as the main house.
b. The building housing the quarters shall not contain more
than 800 square feet of net floor area.
c. No kitchen or other kitchen facilities shall be provided
within guest or servant quarters.
d. No vehicular access or paved parking area shall be
developed within 50 feet of the proposed guesthouse.
e. The property shall be developed and maintained in
substantial conformance with the approved site plan on file.
f. Occupancy of the proposed guesthouse 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.
g. Renting of guesthouses or servant quarters is prohibited.
h All requirements of this tittle must be complied with unless
otherwise set forth in the permit or approved plans.
i. Landscaping plan shall be submitted to the City or Rolling
Hills Planning Department staff for approval. The plan
submitted must comply with the purpose and intent of site
plan review, as specified in Chapter 17.46 of this tittle.
Ci, `a tl.ny .211,
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS. CALIF. 90274
(310) 377-1521 .
FAX (310) 377-7288
REQUEST FOR APPEAL &malt cityofrh@aoLcom
APPLICATION FILE NO. 6 4 3 Va r l c tA_
PROPERTY ADDRESS: 3 Johns Canyon Road
Rolling Hills Road
OWNER: Mrs_ FDrl vne• Norris
I hereby request appeal of the decision of the Planning Commission on the above referenced
applications) for the following reasons:
1. This application complies with zoning requirements and all other applicable
requirements for a guesthouse.
2. This application is not opposed by surrounding residents. The most affected neighbor,
immediately to the north, has voiced support for the guesthouse.
3. The denial of this application is inconsistent with the Planning Commission decisions
on similar applications on similar properties.
4. Based on Planning Commission discussion, the applicant believes that the denial is
based in part on the perceived intent to engage in an unpermitted use (vehicle storage)
which was part of a prior application for a detached garage. Vehicle storage is not a part
of this application, and no unpermitted vehicle storage can occur because there will be no
driveway access.
5. Proposed use for the guesthouse will be for an employee to stay 2 to 5 nights per
month.
SIGNED:
DATED:
FEE:
l�l�•D�--
/O D b --
(wo-thirds of original application fee.)
@Printed on Recycled Pane/
DATE:
TO:
ATTN:
FROM:
SUBJECT:
• •
at, ofielling
JANUARY 14, 2002
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
RESOLUTION NO. 2001-26: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS DENYING A
CONDITIONAL USE PERMIT TO CONVERT AN EXISTING STABLE TO
A GUESTHOUSE, AND DENYING A REQUEST FOR A VARIANCE TO
PERMIT THE GUESTHOUSE TO REMAIN IN THE FRONT YARD AREA
AND TO CONTINUE TO ENCROACH INTO THE NORTHEAST SIDE
YARD SETBACK AT AN EXISTING SINGLE FAMILY RESIDENCE AT 3
JOHNS CANYON ROAD IN ZONING CASE NO 643, (NORRIS).
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cltyofrh@aol.com
Agenda Item No.: 4B
Mtng.Date: 1/14/02
BACKGROUND
1. The Planning Commission adopted Resolution No. 2001-26, which is attached at
their regular meeting of December 18, 2001, denying a request for a Conditional Use
Permit to convert an existing stable to a guesthouse and request for a Variance to permit
the guesthouse to remain in the front yard area and to encroach into the northeast side
yard setback. The vote was 4-1, with Commissioner Witte voting for the project.
2. A 400 square foot stable existed on site since 1974. In May 2000, the Planning
Commission approved a Variance to enlarge the then existing 400 square foot stable to
720 square foot stable, a portion of which was to be located in the front yard area and a
portion of which would encroach up to 6 feet into the 35 foot northeast side yard
setback.
3. In July 2001, the applicant submitted a request for a CUP to convert the existing
stable into a detached garage. During the site visit, the Commission determined that a
solid wall divides the structure and that one side resembles a drive through garage and
the other portion resembles sleeping/working quarters. During the course of the public
hearings for the detached garage, the applicant withdrew the request. Afterwards the
applicant submitted a revised request to convert the existing stable into a mixed -use
ZC No. 643
City Council 1/14/02
Printed on Recycled Paper.
structure to be used as a garage and an office. At the October 16, 2001 Planning
Commission meeting, the Commission directed staff to prepare a Resolution of denial
for the mixed -use structure. Thereafter, and prior to the November 20, 2001 Planning
Commission meeting, the applicant withdrew the request for the mixed -use structure.
4. Subsequently, the applicant requested a Conditional Use Permit to convert the
previously approved 720 square foot stable into a guesthouse and a Variances to permit
encroachment with the converted structure, if approved, into the front yard area and
into the northeast side yard setback, (which was previously approved for the stable).
The applicant wishes to convert the structure to a guesthouse for an occasional
overnight stay, (4-5 times a month), by the applicant's driver.
5. The elevation plan shows garage doors on the west and east sides of the existing
structure. Staff recommended to the Planning Commission that if the guesthouse is
approved, it be conditioned to have the garage doors removed from both sides and that
the doors be replaced with a glass sliding door or with a standard door or be totally
closed off, as there already exist two standard size doorways, one on the west side and
one on the east side of the structure. Staff also recommended that the mechanism for the
garage door opener inside the structure be removed.
6. Section 17.16.040 of the Zoning Ordinance requires a Conditional Use Permit for
a guesthouse. Section 17.16.210 sets forth conditions for Conditional Use Permit. There
are several conditions that apply to a guesthouse, which are attached. One of the
conditions is that no driveway or paved area be located within 50 feet of a guesthouse.
7. Currently there exists a driveway that served the original barn. The applicant is
proposing to remove a portion of the driveway, between the proposed guesthouse and
the area of the future stable and corral and landscape this portion of the lot, designate
1,000 square foot of area in front of the guest house for a future barn and corral and
retain the remaining portion of the driveway for future use for the barn. The proposed
location of the barn and corral meet the City's requirements for distances from
structures and property line, (25 feet from any property line and 35 feet from any
residential structures).
8. It has been reported to staff that a drainage problem exists between the subject
site and the adjacent property down the slope. The applicant is proposing to construct a
drainage device to correct the water run-off from subject site to the adjacent property.
Such device may have to be located in the area of the existing driveway, but not in the
driveway itself. The City, the RHCA and the L.A. County Public Works Division will
review the drainage method and device.
9. The Commission viewed the site on Monday, August 6, 2001 for the original
request for a detached garage.
10. The existing house with attached garage was built in 1974. The pool/spa was
completed in 1980 following Planning Commission approval of a Variance to permit a
swimming pool in the front yard in Zoning Case No. 251. Side yard setbacks at that
time were 20 feet in width, and are now 35 feet in width in the RA-S-2 Zone. Approved
plans for the previously requested Variances identify the front yard at the north end of
ZC No. 643
City Council 1/14/02
the property, along Johns Canyon Road and the rear yard at the southeast part of the
lot.
11. The net lot area of this lot is 75,530 square feet. The structural lot coverage
proposed is 7,471 square feet or 9.9% (20% maximum permitted) and the total lot
coverage proposed is 16,091 square feet or 21.3% (35% maximum permitted).
12. The entire residence is located above Johns Canyon Road. Coverage of the 13,588
square foot residential building pad is 6,101 square feet or 44.9%. Coverage on the 2,640
square foot future stable/guest house building pad will be 1,170 square feet or 44.3%.
Total building pad coverage will be 7,471 square feet or 46.1% of the 16,228 square foot
building pads. The Planning Commission guideline maximum is 30%. (Currently, the
combined pad coverage is at 43.3%).
13. Disturbed area of the lot will be 21.7% of the net lot area, when the future stable
is constructed, (40% maximum permitted). The current request does not require
additional construction.
14. No grading is proposed for this project.
15. Access to the residence from Johns Canyon Road at the southwest will remain
the same.
16. The utilities to the proposed structure are located underground.
17. 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. 2001-26.
ZC No. 643
City Council 1/14/02
If
VARIANdE'REQUIRED�FINDING
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
Managdment 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.
GUEST HOUSE /SERVANT OUARTERS REOUIREMENTS
a. All guest or servant quarters must be developed on the same
recorded lot as the main house.
b. The building housing the quarters shall not contain more
than 800 square feet of net floor area.
c . No kitchen or other kitchen facilities shall be provided
within guest or servant quarters.
d. No vehicular access or paved parking area shall be
developed within 50 feet of the proposed guest house.
e. The property shall be developed and maintained in
substantial conformance with the approved site plan on file.
f. Occupancy of the proposed guesthouse 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.
g. Renting of guesthouses or servant quarters is prohibited.
h. All requirements of this tittle must be complied with unless
otherwise set forth in the permit or approved plans.
i. Landscaping plan shall be submitted to the City or Rolling
Hills Planning Department staff for approval. The plan
submitted must comply with the purpose and intent of site
plan review, as specified in Chapter 17.46 of this tittle.
ZC No. 643
City Council 1/14/02
J
Zoning Case No. 643
CRITERIA & MAJOR;IMPACT
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
Grading
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)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Residential Building Pad Coverage
(Guideline maximum of 30%)
Stable Building Pad Coverage
Combined Building Pads Coverage
Roadway access to main house
Stable & Corral (Minimum 450 sq.ft.
stable and 550 sq.ft. corral permitted)
Access to guest house
Stable Access (Maximum 25% slope
permitted)
Preserve Views
ZC No. 643
City Council 1/14/02
Existing stable encroaches into the
side yard setback and is located in
the front yard area.
Residence
Garage
Swim Pool
Stable
Service Yd.
Trellis
TOTAL
20 cu.yds cut soil
20 cu.yds fill soil
4,563 sq.ft.
803 sq.ft.
540 sq.ft.
720 sq.ft.
200 sq.ft.
195 sq.ft.
7,021 sq.ft.
Variance to encroach into side and
front yards plus CUP to convert the
stable into a guesthouse.
Residence
Garage
Swim Pool
Stable-fut.
Service Yd.
Trellis
Guesthouse
(TOTAL
No grading
4,563 sq.ft.
803 sq.ft.
540 sq.ft.
450 sq.ft.
200 sq.ft.
195 sq.ft.
720 sq.ft.
7,471 sq.ft
19.8% 21.7% (with future stable/corral)
9.3% 19.9%
20.7% 121.3%
44.9% 144.9%(existing)
144.3%(future stable and proposed
50.0% guest house)
43,3% 146.1%
Access from Johns Canyon Road No change
at the southwest of this lot.
Existing 720 sq.ft. stable
N/A
Existing stable accessible from
Johns Canyon Road on a slope that
Is less than 25%.
N/A
IProposed 450 sq.ft. stable and
550 sq.ft. corral
INot allowed within 50 feet of guest
house
Will use existing approach, when
constructed.
IPlanning Commission Review
• •
RESOLUTION NO. 2001-26
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS
DENYING A CONDITIONAL USE PERMIT TO
CONVERT AN EXISTING STABLE TO A
GUESTHOUSE, AND DENYING A REQUEST FOR A
VARIANCE TO PERMIT THE GUESTHOUSE TO
REMAIN IN' THE FRONT YARD AREA AND TO
CONTINUE TO ENCROACH INTO THE
NORTHEAST SIDE YARD SETBACK AT AN
EXISTING SINGLE FAMILY RESIDENCE AT 3
JOHNS CANYON ROAD IN ZONING CASE NO
643.
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. Harlyne Norris with
respect to real property located at 3 Johns Canyon Road, Rolling Hills (Lot 173-B
MS) requesting a conditional use permit to convert an existing stable to a
guesthouse and a request for a variance to permit the guesthouse to remain .in
the front yard area and to encroach into the northeast side yard setback, at an
existing single family residence.
Section 2. On May 6, 2000, the Planning Commission approved a Variance
to enlarge the then existing 400 square foot stable to 720 square feet, a portion of
which was to be located in the front yard area and approved a Variance to permit
encroachment of the enlarged stable of up to 6 feet into the 35 foot northeast side
yard setback. During the course of construction, it was noticed that the stable
addition was not in accordance with the originally approved application for an
enlarged stable.
Section 3. In July 2001, the applicant submitted a request for a CUP to
convert the existing stable into a detached garage. During the course of the
public. hearings the applicant withdrew the request for the detached garage.
Afterwards, the applicant submitted a revised request to convert the existing
stable into a mixed -use structure to be used as a garage and an office. At the
October 16, 2001 Planning Commission meeting, the Commission directed staff
to prepare a Resolution of denial for the mixed -use structure. Subsequently, and
prior to the November 20`h• Planning Commission meeting, the applicant
withdrew the request for the mixed -use structure, and applied for a Conditional
Use Permit to convert the existing structure to a guesthouse. At the November
20, 2001 meeting, the Planning Commission directed staff to prepare a Resolution
to deny the request for a Conditional Use Permit to convert the stable into a
guesthouse.
• •
Section 4. The Planning Commission conducted duly noticed public
hearings to consider the various applications on July 17, 2001, August 21, 2001,
September 18, 2001, October 16, 2001, November 20, 2001, and at a field trip visit
on August 6, 2001. The applicant was notified of the public hearings in writing
by first class mail. Evidence was heard and presented from all persons interested
in affecting said proposal and from members of the City staff and the Planning
Commission having reviewed, analyzed and studied said proposal. The
applicant's representative was in attendance at the hearings.
Section 5. The Planning Commission finds that the project qualifies as a
Class 1 Exemption (State CEQA Guidelines, Section 15301) and is therefore
categorically exempt from further environmental review under the California
Environmental Quality Act.
Section 6. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code
permits approval of a guesthouse as a conditional use under certain conditions.
The applicants are requesting to convert a previously approved 720 square feet
stable to a guesthouse located at the eastern portion of the lot. 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 the construction of a
guesthouse would not be consistent with the purposes and objectives of the
Zoning Ordinance and General Plan and will not be desirable for the public
convenience and welfare because the use is not consistent with similar uses in the
community, and the area proposed for the guesthouse would be located in an
area on the property where such use will not be convenient for use as a guest
house. The structure is located on a lower ground from the main residence and
approximately 150 feet therefrom. The access from the guesthouse to the main
residence is limited to a four -foot pathway developed with railroad tie steps.
B. The nature, condition, and development of adjacent uses, buildings,
and .structures have been considered, and the conversion to a guesthouse will
adversely affect or be materially detrimental to these adjacent uses, buildings, or
structures because the proposed guesthouse is not of sufficient distance from
nearby residences and will impact the privacy of surrounding neighbors. •
C. Although the project is harmonious in scale and mass with the site,
the natural terrain, and surrounding residences and is located on a 2.8 acre parcel
of property that is adequate in size, shape and topography to accommodate such
use, such use will be isolated from the main house and visible from the main
street. The potential lights and noise from such use may be detrimental to the
neighbors.
D. The proposed conditional use does not comply with all applicable
development standards of the zone district in which it is located, because the 720
square foot proposed guesthouse would encroach into the side yard setback and
would be located in the front yard of the property.
• •
E. The proposed conditional use conflicts with the spirit and intent of
Title 17 of the Zoning Code because a stable structure and adjacent corral would
be located immediately adjacent to the guesthouse.
Section 7. Section 17.12.250(Y) states that required yards must be
unobstructed and unoccupied, except as otherwise provided in the Zoning Code.
In addition, accessory structures may not be located in the front yard .The
applicant is requesting a Variance to allow the proposed guesthouse to remain in
the front yard area and to continue to encroach into the side yard setback, as was
approved by a Variance for the stable. With respect to this request for the
Variances, the Planning Commission denies the request for the Variances, as the
variances are contingent on the approval of the Conditional Use Permit.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby denies the Conditional Use Permit and Variances applications for Zoning
Case No. 643 for the conversion of an existing barn to a guesthouse and to allow
the proposed guesthouse to remain in the front yard and in the side yard setback
at an existing single family residence as shown on the development plan
incorporated herein as Exhibit A.
PASSED, APPROVED AND ADOPTED THIS 18m DAY OF DECEMBER 2001.
•
ALLAN ROBERTS, CHAIRMAN •
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2001-26 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS DENYING A CONDITIONAL USE
PERMIT TO CONVERT AN EXISTING STABLE TO A
GUESTHOUSE, AND DENYING A REQUEST FOR A VARIANCE
TO PERMIT THE GUESTHOUSE TO REMAIN IN THE FRONT
YARD AREA AND TO CONTINUE TO ENCROACH INTO THE
NORTHEAST SIDE YARD SETBACK AT AN EXISTING SINGLE
FAMILY RESIDENCE AT 3 JOHNS CANYON ROAD IN ZONING
CASE NO 643.
was approved and adopted at a regular meeting of the Planning Commission
December 18, 2001, by the following roll call vote:
AYES: Commissioners Hankins, Margeta, Sommer and
Chairman Roberts.
NOES: Commissioner Witte.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following: •
Administrative Offices.
. ...0
DEPUTY CITY CLERK
DATE:
TO:
FROM:
•
City ofieeen9
DECEMBER 18, 2001
• 6113
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
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 643
3 JOHNS CANYON ROAD (LOT 173-B-MS)
RAS-2, 2.189 ACRES
MRS. HARLYNE NORRIS
MR. RUSSELL E. BARTO, AIA
NOVEMBER 10, 2001
Request for a Conditional Use Permit to convert an existing stable to a guest house and
request for a Variance to permit the guest house to remain in the front yard area and to
encroach into the northeast side yard setback.
BACKGROUND
The Planning Commission at the November 20, 2001 meeting directed staff to
prepare a Resolution of denial regarding a Conditional Use Permit to convert an
existing stable to a guest house and request for a Variance to permit the guest
house to remain in the front yard area and to encroach into the northeast side
yard setback. The vote was 3-2. The Commission waived a field trip to this site,
as the Commission viewed the project in August 2001, for an application for a
detached garage.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2001-26,
which is attached, denying Zoning Case No. 643.
®Punted on Recycled Paper.
• •
RESOLUTION NO. 2001-26
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS
DENYING A CONDITIONAL USE PERMIT TO
CONVERT AN EXISTING STABLE TO A
GUESTHOUSE, AND DENYING A REQUEST FOR A
VARIANCE TO PERMIT THE GUESTHOUSE TO
REMAIN IN THE FRONT YARD AREA AND TO
CONTINUE TO ENCROACH INTO THE
NORTHEAST SIDE YARD SETBACK AT AN
EXISTING SINGLE FAMILY RESIDENCE AT 3
JOHNS CANYON ROAD IN ZONING CASE NO
643.
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. Harlyne Norris with
respect to real property located at 3 Johns Canyon Road, Rolling Hills (Lot 173-B
MS) requesting a conditional use permit to convert an existing stable to a
guesthouse and a request for a variance to permit the guesthouse to remain in
the front yard area and to encroach into the northeast side yard setback, at an
existing single family residence.
Section 2. On May 6, 2000, the Planning Commission approved a Variance
to enlarge the then existing 400 square foot stable to 720 square feet, a portion of
which was to be located in the front yard area and approved a Variance to permit
encroachment of the enlarged stable of up to 6 feet into the 35 foot northeast side
yard setback. During the course of construction, it was noticed that the stable
addition was not in accordance with the originally approved application for an
enlarged stable.
Section 3. In July 2001, the applicant submitted a request for a CUP to
convert the existing stable into a detached garage. During the course of the
public hearings the applicant withdrew the request for the detached garage.
Afterwards, the applicant submitted a revised request to convert the existing
stable into a mixed -use structure to be used as a garage and an office. At the
October 16, 2001 Planning Commission meeting, the Commission directed staff
to prepare a Resolution of denial for the mixed -use structure. Subsequently, and
prior to the November • 20t'• Planning Commission meeting, the applicant
withdrew the request for the mixed -use structure, and applied for a Conditional
Use Permit to convert the existing structure to a guesthouse. At the November
20, 2001 meeting, the Planning Commission directed staff to prepare a Resolution
to deny the request for a Conditional Use Permit to convert the stable into a
guesthouse.
• •
Section 4. The Planning Commission conducted duly noticed public
hearings to consider the various applications on July 17, 2001, August 21, 2001,
September 18, 2001, October 16, 2001, November 20, 2001, and at a field trip visit
on August 6, 2001. The applicant was notified of the public hearings in writing
by first class mail. Evidence was heard and presented from all persons interested
in affecting said proposal and from members of the City staff and the Planning
Commission having reviewed, analyzed and studied said proposal. The
applicant's representative was in attendance at the hearings.
Section 5. The Planning Commission finds that the project qualifies as a
Class 1 Exemption (State CEQA Guidelines, Section 15301) and is therefore
categorically exempt from further environmental review under the California
Environmental Quality Act.
Section 6. Sections 17.16.210(A)(5) of the Rolling Hills Municipal Code
permits approval of a guesthouse as a conditional use under certain conditions.
The applicants are requesting to convert a previously approved 720 square feet
stable to a guesthouse located at the eastern portion of the lot. 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 the construction of a
guesthouse would not be consistent with the purposes and objectives of the
Zoning Ordinance and General Plan and will not be desirable for the public
convenience and welfare because the use is not consistent with similar uses in the
community, and the area proposed for the guesthouse would be located in an
area on the property where such use will not be convenient for use as a guest
house. The structure is located on a lower ground from the main residence and
approximately 150 feet therefrom. The access from the guesthouse to the main
residence is limited to a four -foot pathway developed with railroad tie steps.
B. The nature, condition, and development of adjacent uses, buildings,
and structures have been considered, and the conversion to a guesthouse will
adversely affect or be materially detrimental to these adjacent uses, buildings, or
structures because the proposed guesthouse is not of sufficient distance from
nearby residences and will impact the privacy of surrounding neighbors.
C. Although the project is harmonious in scale and mass with the site,
the natural terrain, and surrounding residences and is located on a 2.8 acre parcel
of property that is adequate in size, shape and topography to accommodate such
use, such use will be isolated from the main house and visible from the main
street. The potential lights and noise from such use may be detrimental to the
neighbors.
D. The proposed conditional use does not comply with all applicable
development standards of the zone district in which it is located, because the 720
square foot proposed guesthouse would encroach into the side yard setback and
would be located in the front yard of the property.
• •
E. The proposed conditional use conflicts with the spirit and intent of
Title 17 of the Zoning Code because a stable structure and adjacent corral would
be located immediately adjacent to the guesthouse.
Section 7. Section 17.12.250(Y) states that required yards must be
unobstructed and unoccupied, except as otherwise provided in the Zoning Code.
In addition, accessory structures may not be located in the front yard .The
applicant is requesting a Variance to allow the proposed guesthouse to remain in
the front yard area and to continue to encroach into the side yard setback, as was
approved by a Variance for the stable. With respect to this request for the
Variances, the Planning Commission denies the request for the Variances, as the
variances are contingent on the approval of the Conditional Use Permit.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby denies the Conditional Use Permit and Variances applications for Zoning
Case No. 643 for the conversion of an existing barn to a guesthouse and to allow
the proposed guesthouse to remain in the front yard and in the side yard setback
at an existing single family residence as shown on the development plan
incorporated herein as Exhibit A.
PASSED, APPROVED AND ADOPTED THIS 18m DAY OF DECEMBER 2001.
ALLAN ROBERTS, CHAIRMAN
Al" JEST:
MARILYN KERN, DEPUTY CITY CLERK
• •
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2001-26 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS DENYING A CONDITIONAL USE
PERMIT TO CONVERT AN EXISTING STABLE TO A
GUESTHOUSE, AND DENYING A REQUEST FOR A VARIANCE
TO PERMIT THE GUESTHOUSE TO REMAIN IN THE FRONT
YARD AREA AND TO CONTINUE TO ENCROACH INTO THE
NORTHEAST SIDE YARD SETBACK AT AN EXISTING SINGLE
FAMILY RESIDENCE AT 3 JOHNS CANYON ROAD IN ZONING
CASE NO 643.
was approved and adopted at a regular meeting of the Planning Commission
December 18, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
DATE: •
TO:
FROM:
•
City ./
NOVEMBER 20, 2001
•
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
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 643
3 JOHNS CANYON ROAD (LOT 173-B-MS)
RAS-2, 2.189 ACRES
MRS. HARLYNE NORRIS
MR. RUSSELL E. BARTO, AIA
NOVEMBER 10, 2001
Request for a Conditional Use Permit to convert an existing stable to a guest house and
request for a Variance to permit the guest house to remain in the front yard area and to
encroach into the northeast side yard setback.
BACKGROUND
1. A 400 square foot stable existed on site since 1974. In May 2000, the Planning
Commission approved Variances to enlarge the then existing 400 square foot stable to
720 square feet, a portion of which was to be located in the front yard area and a portion
of which would encroach up to 6 feet into the 35 foot northeast side yard setback.
2. In July 2001, the applicant submitted a request for a CUP to convert the existing
stable into a detached garage. During the course of the public hearings the applicant
withdrew the request for the detached garage. Afterwards the applicant submitted a
revised request to convert the existing stable into a mixed -use structure to be used as a
garage and an office. At the October 16, 2001 Planning Commission meeting, the
Commission directed staff to prepare a Resolution of denial for the mixed -use structure.
Subsequently, and prior to the November 20, 2001 Planning Commission meeting, the
applicant withdrew the request for the mixed -use structure.
3. The applicant is currently requesting a Conditional Use Permit to convert a
previously approved 720 square foot stable into a guest house and a Variances to permit
encroachment with the converted structure, if approved, into the front yard area and
into the northeast side yard setback, (which was previously approved for the stable).
The applicant wishes to convert the structure to a guesthouse for an occasional
overnight stay, (4-5 times a month), by the applicant's driver. A letter explaining the
ZC. No. 643
Plng.Comm. 11/20/01 1
Printed on Recycled Paper.
• •
current proposal is attached. The applicant's representative is requesting that the
Commission waive the field visit, since the Commission is familiar with the site.
4. The elevation plan shows garage doors on the west and east sides of the existing
structure. The Commission may wish to condition the request for a guest house, if
approved, that the garage doors be removed from both sides and either be replaced
with a glass sliding door, replaced with a standard door or totally closed off, as there
already exist two standard size doorways, one on the west side and one on the east side
of the structure. The mechanism for the garage door opener inside the structure should
also be removed.
5. Section 17.16.040 of the Zoning Ordinance requires a Conditional Use Permit for
a guesthouse. Section 17.16.210 sets forth conditions for Conditional Use Permit. There
are several conditions that apply to a guest house, which are attached. One of the
conditions is that no driveway or paved area is located within 50 feet of a guesthouse.
6. Currently there exists a driveway that served the original barn. The applicant is
proposing to remove a portion of the driveway, between the proposed guest house and
the area of the future stable and corral and landscape this portion of the lot, designate
1,000 square foot of area in front of the guest house for a future barn and corral and
retain the remaining portion of the driveway for future use for the barn. The proposed
location of the barn and corral meet the City's requirements for distances from
structures and property line, (25 feet from any property line and 35 feet from any
residential structures).
7. It has been reported to staff that a drainage problem exists between the subject
site and the adjacent property down the slope. The applicant is proposing to construct a
drainage device to correct the water run-off from subject site to the adjacent property.
Such device may have to be located in the area of the existing driveway, but not the
driveway itself. The City, the RHCA and the L.A. County Public Works Division will
have to approve the drainage method and device.
8. The Commission viewed the site on Monday, August 6, 2001 for the original
request for a detached garage.
9. The existing house with attached garage was built in 1974. The pool/spa was
completed in 1980 following Planning Commission approval of a Variance to permit a
swimming pool in the front yard in Zoning Case No. 251. Side yard setbacks at that
time were 20 feet in width, and are now 35 feet in width in the RA-S-2 Zone. Approved
plans for the previously requested Variances identify the front yard at the north end of
the property, along Johns Canyon Road and the rear yard at the southeast part of the
lot.
10. The net lot area of this lot is 75,530 square feet. The structural lot coverage
proposed is 7,471 square feet or 9.9% (20% maximum permitted) and the total lot
coverage proposed is 16,091 square feet or 21.3% (35% maximum permitted).
11. The entire residence is located above Johns Canyon Road. Coverage of the 13,588
square foot residential building pad is 6,101 square feet or 44.9%. Coverage on the 2,640
ZC. No. 643
Plng.Comm. 11/20/01 2
%
• •
square foot future stable/guest house building pad will be 1,170 square feet or 44.3%.
Total building pad coverage will be 7,471 square feet or 46.1% of the 16,228 square foot
building pads. The Planning Commission guideline maximum is 30%. (Currently, the
combined pad coverage is at 43.3%).
12. Disturbed area of the lot will be 21.7% of the'net lot area, when the future stable
is constructed, (40% maximum permitted). The current request does not require
additional construction.
13. No grading is proposed for this project.
14. Access to the residence from Johns Canyon Road at the southwest will remain
the same.
15. The utilities to the proposed structure are located underground.
16. 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 staff report, take public
testimony, and direct staff as appropriate.
ZC. No. 643
Plng.Comm. 11/20/01 3
• •
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.
GUEST HOUSE /SERVANT QUARTERS REQUIREMENTS
a. All guest or servant quarters must be developed on the same
recorded lot as the main house.
b.. The building housing the quarters shall not contain more
than 800 square feet of net floor area.
c . No kitchen or other kitchen facilities shall be provided
within guest or servant quarters.
d. No vehicular access or paved parking area shall be
developed within 50 feet of the proposed guest house.
e. The property shall be developed and maintained in
substantial conformance with the approved site plan on file.
f. 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.
g. Renting of guest houses or servant quarters is prohibited.
h. All requirements of this tittle must be complied with unless
otherwise set forth in the permit or approved plans.
i. Landscaping plan shall be submitted to the City or Rolling
Hills Planning Department staff for approval. The plan
submitted must comply with the purpose and intent of site
plan review, as specified in Chapter 17.46 of this tittle.
ZC. No. 643
Plng.Comm. 11/20/01 4
Zoning Case No. 643
CRITERIA & MAJOR IMPACTS
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
Grading
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)
Structural Lot Coverage
(20% maximum)
Total Lot Coverage
(35% maximum)
Residential Building Pad Coverage
(Guideline maximum of 30%)
Stable Building Pad Coverage
Total Building Pad Coverage
Roadway access to main house
Stable & Corral (Minimum 450 sq.ft.
stable and 550 sq.ft. corral permitted)
Access to guest house
Stable Access (Maximum 25% slope
permitted)
Preserve Views
EXISTING
Existing stable encroaches into the
side yard setback and is located in
the front yard area.
Residence 4,563 sq.ft.
Garage 803 sq.ft.
Swim Pool 540 sq.ft.
Stable 720 sq.ft.
Service Yd. 200 sq.ft.
Trellis 195 sq.ft.
TOTAL
20 cu.yds cut soil
20 cu.yds fill soil
PROPOSED
Variance to encroach into side and
front yards plus CUP to convert the
stable into a quest house.
Residence 4,563 sq.ft.
Garage 803 sq.ft.
Swim Pool 540 sq.ft.
Stable -future 450 sq.ft.
Service Yd. 200 sq.ft.
Trellis 195 sq.ft.
Guesthouse 720 sq.ft.
7,021 sq.ft. TOTAL 7,471 sq.ft
No grading
19.8% 21.7% (with future stable/corral)
9.3%
20.7%
44.9%
9.9%
21.3%
44.9%(existing)
44.3%(future stable and proposed
50.0% guest house)
46.8%
Access from Johns Canyon Road
at the southwest of this lot.
Existing 720 sq.ft. stable
N/A
Existing stable accessible from
Johns Canyon Road on a slope that
is Tess than 25%.
N/A
ZC. No. 643
P1ng.Comm. 11/20/01 5
44.7%
No change
Proposed 450 sq.ft. stable and
550 sq.ft. corral
Not allowed within 50 feet of guest
house
Will use existing approach, when
constructed.
Planning Commission Review
Russell E. Barto • AIA • Architect
3 Malaga Cove Plaza • Suite 202 • Palos Verdes Estates • California • 90274 • (310) 378-1355
November 6, 2001
Yolanta Schwartz
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills CA 90274
RE: 3 Johns Canyon Road
Rolling Hills
Dear Ms. Schwartz:
In light of the Planning Commission's actions at the October meeting, we wish to
withdraw our application for a mixed use facility and re -apply for conversion of the
existing barn to a guesthouse.
The original applications (for a detached garage and later for a mixed use facility)
contemplated vehicle storage in the converted barn. The new application eliminates the
driveway, thereby eliminating vehicle storage; the vehicle will be stored off site and
occasionally parked adjacent to the existing garage at the main house. The converted
barn building will be used for occasional (about 4-5 times per month) overnight stays by
Mrs. Norris' driver. Her driver lives with his family about 2-1/2 hours away.
Guesthouse application materials are attached. Please note on the plot plan that the future
barn and corral locations have been moved so that they are 35' from the guesthouse.
Since the Planning Commission has already visited the project site, we request that the
guesthouse application be heard and acted upon at the November meeting.
Thank you very much for your assistance.
Very truly yours,
Russell E. Barto, AIA
Applicant's Representative