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643, Convert existing stable into a, Correspondencei EIV Cuy oi l2 Pf.>.S JP, NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com December 12, 2002 Mrs. Harlyne Norris 3 Johns Canyon Road Rolling Hills, CA 90274 SUBJECT: Zoning Case No. 643 - 3 Johns Canyon Road. Dear Mrs. Norris: This letter is to inform you that all of the requirements specified in Resolution No. 910 adopted by the City Council pertaining to the conversion of the garage into stable, the installation of the drainage facilities and the landscaping in the area between the stable and the roadway at 3 Johns Canyon Road have been satisfactorily met. We thank you for your cooperation. We have instructed the Los Angeles County Building and Safety Department inspector to grant final approval for this project. Should you have any questions, please do not hesitate to call me. Thank you again for completing this project. Sinejerely '',Slanta Schwartz Planning Director Cc: Craig R. Nealis, City Manager Ron Barnes, KTN Enterprises, Inc. Mulligan Landscape Services, Inc. ;:w ALAW,L AkmAiS (40%•%- FROM: tisk.**A04. SCLAr"..45 FAX: OPERATOR: SUBJECT: REMARKS: 0 v c;t.,00 ve%•ok-V • 0 att.tfrwv..aL TOTAL PAGES (including cover sheet): If you have difficulty receiving any pages, please .telephone our switchboard at (310) 377-1521. REPLY TO: City of Rolling Hills - Fax No. (310) 377-7288 08STSz£ Printed or Rct.yr kttt f'AW, x0 L'IfS H2I •SDd z£,TO L HDVSR SS:80 CT/CT HNIZ 'IS QI NOIZOHNN03 'IHZ NOIZOHNN03 SS8£ ON X2I/XZ NO NOISSIWSNV2LL ******************ass *** MUM XI *** • ********************* • TOMEI DNI1102I AO A.LI3 88zL LL£ OTC XVd LS:80 MIL CO/CT/FT TO: 13&ILLS K'fA ikk-trus FAX: SUBJECT: REMARKS: era 14_ . OA %1' IgLe. kmaa.A.4Ledt 462 MYucj FROM: YI) SLS4 Z Pig, NHIIt! .D/lM►G1iY' OPERATOR: Cam.- Rom 1.4.10-L cou., ‘.6 TOTAL PAGES (including cover sheet):_ 1^ If you have difficulty receiving any pages, please telephone our switchboard at (310) 377-1521. REPLY TO: City of Rolling Hills - Fax No. (310) 377-7288 MO 6S,OO ZS:so CT/CT t9S09£MST tSB£ ®Printed an Rur.,,rlyd s-Insa i 'sDa s HDVsa BRIZ 'IS QI NOILoHNN00 'IH.L NOI LOHNNO0 ON %2I/LL NO NOISSIKSNVH **$ MOM %Z *s* T0021 SIIIH DNI1102I 3O LLI0 SSCL LL£ OTC %vi £S:SO nu ZO/ZT/ZT City a1) I0fA • • 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 December 12, 2002 Ed Acosta, Office Manager Los Angeles County Department of Building and Safety 24320 Narbonne Avenue Lomita, CA 90717 . Subject: Final Inspection - 3 Johns Canyon Road, Rolling Hills, CA Dear Ed: Based on our recent inspection of the installation of the drainage facilities at 3 Johns Canyon Road and on the letter received from your office, we have determined that said installation meets the intent of Resolution No. 910 adopted by the City Council. Therefore, please grant a final approval for this project. Should you have any questions regarding this matter, please don't hesitate to contact me. Sincerely, ylanta Schwartz anning Director Cc: Rafael Bernal, District Engineering Associate ®Printed on Recycled Paper. Los Angeles County Department of Building and Safety 24320 Narbonne Avenue Lomita, CA 90717 Subject: Final Inspection - 3 Johns Canyon Road, Rolling Hills, CA Dear Ed: Based on our recent inspection of the installation of the drainage facilities at 3 Johns Canyon Road and on the letter received from your office, we have determined that said installation meets the intent of Resolution No. 910 adopted by the City Council. Therefore, please grant a final approval for this project. Should you have any questions regarding this matter, please don't hesitate to contact me. Sincerely, (1/ Fnning 1anta Schwartz Director Cc: Rafael Bernal, District Engineering Associate Printed on Recycled Paper. get-50£5 MO szfSau T 'S9d g£, 00 L d9VSf1 05:80 CT/CT awls 'IS QI NOIZ9dNNOD 'IdL NOIZ9dNN09 £58£ ON XH/XZ NO NOISSIWSNV2LL *aria*******a*aaaa*a* aaa LUOdRI XI aaa araaaaaaaaaaaaaaaaaaa • TOOlin 9NITI02I dO LLIO 99 L LL£ OTC XVd OS:80 flILL CO/CT/CT • • 4 CiCity o/ /EO/f1, NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com November 26, 2002 Mulligan Landscape Services, Inc. • Mr. Art Alaniz Director of Operations 1313 West Sepulveda Blvd. Torrance, CA 90501 Subject: 3 Johns Canyon Road — Landscaping Plan Dear Mr. Alaniz: Please be informed that the landscaping plan that you submitted for the above property has been approved, as it meets the intent of the conditions of the Resolution adopted by the City Council. Pursuant to the conditions of approval and subsequent time extension, the landscaping shall be in place by December 8, 2002. Please call this office when the job is completed, so that we may schedule an inspection. Should you have any questions, please do not hesitate to call me at (310) 377-1521. S' cerely, olanta Schwartz Planning Director • • City 0/ i/ 3 It1CORPQRA?F.D JANUARY 2.s, I457 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com November 18, 2002 Ms. Julie Heinsheimer 7 Johns Canyon Road Rolling Hills, CA 90274 SUBJECT: LANDSCAPE PLAN 3 Johns Canyon Road Dear Julie: Attached is a landscape plan for 3 Johns Canyon Road for your review, as required by Resolution No. 910 (portion attached). Note landscape conditions in Section 11, Paragraphs F and G. Cost estimate or bond were not required by the City Council. The intent of the requirement was to disallow vehicular access to the stable and to correct drainage along that portion of the property. Thank you for taking the time to review the landscaping requirements for our cases and providing us with your expertise. Sincerely, Yq,Yanta Schwartz PYanning Director Enclosure City opeo Pe„s JUL B. ALLEN.LAY Mayor FRANK E. HILL Mayor Pro Tem THOMAS F. HEINSHEIMER Councilmember JODY MURDOCK Councilmember GODFREY PERNELL, O.D.S. Councilmember October 8, 2002 VIA FACSIMILE AND REGULAR MAIL Ms. Harlyne Norris C/O Mr. Ron Barnes KTN Enterprises 11 Golden Shore, Suite 440 Long Beach, CA 90802 Dear Ms. Norris: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7238 E-mail: cityofrh@aol.com Pursuant to our conversation with your representative, Mr. Ron Barnes, and representatives of Mulligan Landscaping Company, you are hereby granted a 60 day extension from the date of this letter for completion of the requirements described under Resolution No. 910 relating to improvements on your property. Therefore, the improvements required by Resolution No. 910 should be completed by December 8, 2002. On a similar subject, your neighbors, Tom and Julie Heinsheimer, 7 Johns Canyon Road, have respectfully requested that work yet to be completed not start until Monday, October 14, 2002. The Heinsheimers are preparing to host outdoor events on their property on Saturday, October 12 and Sunday, October 13, 2002. Should you wish to discuss this further, please do not hesitate to call. Thank you for your cooperation and support. Sincerely, Craig R. Nealis City Manager CRN:mlk 10/09/02norris lir cc: Yolanta Schwartz, Planning Director Art Analiz Mr. and Mrs. Heinsheimer • • DD�D�t.9 city 0/Ailing j / // INCORPORATED JANUARY24, 1957 � = a o 00 r NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com March 12, 2002 Mrs. Harlyne Norris 3 Johns Canyon Road Rolling Hills, CA 90274 SUBJECT: ZONING CASE NO. 643 3 JOHNS CANYON ROAD (LOT 173-B-MS), ROLLING HILLS, CA Dear Mrs. Norris: Members of the Rolling Hills City Council at their regular meeting on March 11, 2002 adopted Resolution No. 910 to deny your appeal of the Planning Commission's decision to deny conversion of the previously approved stable into a guesthouse, and a Variance to allow the proposed guesthouse to remain in the front yard area and encroach into the side yard setback, at an existing single family residence at 3 Johns Canyon Road (Lot 173-B-MS), Rolling Hills, CA in Zoning Case No. 643. The resolution contains actions necessary for you to be undertaken within six months of the Resolution, in order to comply with City's requirements to return the "as built" structure to a previously approved use as a barn and to correct the drainage. Feel free to call Craig R. Nealis, City Manager or me at (310) 377-1521 if you have any questions regarding this matter. Thank you for your cooperation. erely, Y,6lanta Schwartz Planning Director Cc: Mr. Russell E. Barto, .AIA-Architect 3 Malaga Cove Plaza, Suite 202 Palos Verdes Estates, CA 90274 Enclosures: Resolution No. 910 Development Plan ®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, (NORRIS). 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. Subsequently, and prior to the November 20°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 Resolution No. 910 -1- • • 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 bam 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 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 Resolution No. 910 -2- • • 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 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 southem 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 to the 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 animal's and related equestrian equipment may be stored. K. No sleeping facilities shall be permitted. • L. No kitchen or other cooking facilities shall be permitted. Resolution No. 910 -3- • • 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 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 llth DAY OF MARCH 2002. JOD U YOR ATTEST: MARILYN K , DEPUTY CITY CLERK Resolution No. 910 -4- • • 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: Councilmembers Hill, Pernell, Mayor Pro Tem Lay and Mayor Murdock. None. ABSENT: None. ABSTAIN: Councilmember Heinsheimer. and in compliance with the laws of California was posted at the following: Administrative Offices. S. kL# DEPU CITY CLERK Resolution No. 910 -5- • • £ti oileollinl 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 • February 26, 2002 Mrs. Harlyne Norris 3 Johns Canyon Road Rolling Hills, CA 90274 SUBJECT: ZONING CASE NO. 643 3 JOHNS CANYON ROAD (LOT 173-B-MS), ROLLING HILLS, CA Dear Mrs. Norris: Members of the Rolling Hills City Council voted at their regular meeting on February 25, 2002 to direct staff to prepare a resolution to deny your appeal of the Planning Commission's decision to deny conversion of the previously approved stable into a guesthouse, and a Variance to allow the proposed guesthouse to remain in the front yard area and encroach into the side yard setback, at an existing single family residence at 3 Johns Canyon Road (Lot 173-B-MS), Rolling Hills, CA in Zoning Case No. 643. That resolution, accompanied by the record of the proceedings, will be considered at the City Council meeting on March 11, 2002 at 6:30 p.m. (Note the special time of the meeting). The City Council's action taken by resolution denying the development application shall be final and conclusive. The resolution of denial together with conditions for compliance to revert the "as built" structure to a previously approved use as a barn will be forwarded to you prior to the March 11, 2002, City Council meeting. Feel free to call Craig R. Nealis, City Manager or me at (310) 377-1521 if you have any questions regarding this matter. Thank you for your cooperation. SincerJ ly, Ycinta Schwartz, Planning Director Cc: Mr. Russell E. Barto, Architect ®Printed on Recycled Paper. February 21, 2002 Dr. Vincent Yu 29 Crest Road West Rolling Hills, CA 90274 Dear Dr. Yu: AA(Iveeo Afg, K5190274 E RI/ FEB 222092 CITY OP U Due to the recent unauthorized trimming of trees on my property by workers sent at your direction without notice, I would like to make the following clear: 1. If in the future you wish to trim trees on my property you will advise me in writing. 2. If I agree to consider the trimming I want to meet with individuals in charge of the ..prgposed work to clarify which trees and exactly what work would be performed on my trees. 3. If in the future I do agree to any tree trimming I would like to know exactly when the workers will be on my property, so that they can be properly supervised. If I do not hear from you regarding this matter I will assume that no tree trimming is required. Thank you for your assistance with regard to this matter. Sincerely, Harlyne J. Norris Cc: City of Rolling Hills 61g.ki) 1 • • City ofielliny FIELD TRIP NOTIFICATION January 29, 2002 Mrs. Harlyne Norris 3 Johns Canyon Road Rolling Hills, CA 90274 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E•mall• cityofrh@aol.com SUBJECT: ZONING CASE NO. 643, Request for a Conditional Use Permit and a Variance to convert a stable into a guesthouse at an existing single family residence at 3 Johns Canyon Road (Lot 173-B-MS), Rolling Hills, CA. Dear Mrs. Norris: The City Council will conduct a field inspection of your property to view the proposed project on Tuesday, February 5, 2002 at 4:30 PM. The site must be prepared according to the following requirements: • Access to view the interior of the structure shall be provided. The owner and/or representative should be present to answer any questions regarding the proposal. Please call me at (310) 377-1521 if you have any questions. Sicerely, 5St-4olanta Schwartz rincipal Planner cc: Mr. Russell E. Barto, Architect ®Printed on Recycled Paper. e14 ofieo e��ne JUL December 19, 2001 Mrs. Harlyne Norris 3 Johns Canyon Road Rolling Hills, CA 90274 SUBJECT: ZONING CASE NO. 643 RESOLUTION NO. 2001-26 Dear Mrs. Norris: 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 This letter shall serve to notify you that the Planning Commission adopted a resolution on December 18, 2001 denying your request for a Conditional Use Permit to convert the existing stable into a guesthouse at 3 Johns Canyon Drive, Rolling Hills, CA in Zoning Case No. 643. That action, accompanied by the record of the proceedings before the Commission will be reported to the City Council on January 14, 2002. The Planning Commission's decision in this matter shall become effective thirty days after the adoption of the resolution by the Commission, unless an appeal has been filed or the City Council takes jurisdiction of the case within that thirty (30) day appeal period. (Section 17.54.010(B) of the Rolling Hills Municipal Code). Should there be an appeal, the Commission's decision will be stayed until the Council completes its proceedings in accordance with the provisions of the Municipal Code. If no appeals are filed within the thirty (30) day period after adoption of the Planning Commission's resolution, the Planning Commission's action will become final and you will be required to cause to be recorded an Affidavit of Acceptance Form together with the subject resolution in the Office of the County Recorder before the Commission's action takes effect. A copy of the Resolution is enclosed for your review. Please feel free to call me at (310) 377-1521 if you have any questions. olanta Schwartz Principal Planner Enclosures: RESOLUTION NO. 2001-26 Cc: Mr. Russell E. Barto, Architect ®Printed 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. Hilts 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 beconsistent 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 18Th 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. . DEPUTY CITY CLERK 1754.010 17.54 APPEALS 17.54.010 Time for FIling Appeals A. All actions of the Planning Commission authorized by this Title may be appealed to the City Council. All appeals shall be filed in writing with the City Clerk. B. All appeals must be filed on or before the 30th calendar day after adoption of the. Planning Commission's resolution on the project or application. Application fees shall be paid ,as required by Section 1730.030 of this .Title. C Within 30 days after the Planning Commission adopts a resolution which approves or denies a development application, the City Clerk shall place the resolution as a report item on the City Council's agenda. The City Council may, by an affirmative vote of three members, take jurisdiction over the application. In the event the City Council takes jurisdiction over the application, the Planning Commission's decision will be stayed until the City Council completes its proceedings in accordance with the provisions of this Chapter. 17.54.020 Persons Authorized to File an Appeal Any person, including the City Manager, may appeal a decision of the Planning Commission to the City Council, in accordance with the terms of this Chapter. 17.54.030 Form, Content, and Deficiencies in an Appeal Application A. All appeals shall be filed in writing with the City Clerk on a form or forms provided by the City Clerk. No appeal shall be considered fled until the required appeal fee has been received by the City Clerk. B. The appeal application shall state, ata minimum, the name and address of the appellant, the project and action being appealed, and the reasons why the appellant believes that the Planning Commission erred or abused its discretion, or why the Planning Commission's decision is not support by evidence in the record. 76 ROLLING HILLS ZONING MAY 24, 1993 • • 17.54.030 C. If the appeal application is found to be deficient, the City Clerk shall deliver or mail (by certified mail), to the appellant a notice specifying the reasons why the appeal is deficient. The appellant shall correct the deficiency with an amendment to the appeal form within seven calendar days of receiving the deficiency notice. Otherwise, the appeal application will be deemed withdrawn, and the appeal fee will be returned to the applicant. 17.54.040 Request for Information Upon receipt of a written and complete appeal application and fee, the City Clerk shall direct the Planning Commission Secretary to transmit to the City Council the complete record of the entire proceeding before the Planning Commission. 17.54.050 Scheduling of Appeal Hearing Upon receiving an appeal, the City Clerk shall set the appeal for a hearing before the City Council to occur within 20 days of thefiling of the appeal. In the event that more than one appeal is filed for the same project, the Clerk shall schedule all appeals to be heard at the same time. 17.54.060 Proceedings A. Noticing The hearing shall be noticed as required by Section 1730.030 of this Title. In addition, the following parties shall be noticed: 1. The applicant of the proposal being appealed; 2. The appellant; and 3. Any person who provided oral testimony or written comments to the Planning Commission during or as part of the public hearing on the project. B. Hearing The City Council shall conduct a public hearing pursuant to the provisions of Chapter 17.34 of this Title. The Council shall consider all information in the record, as well as additional information presented at the appeal hearing, before taking action on the appeal. 77 ROLLING HILLS ZONING MAY 24, 1991 • • 1754.060 C. Action The Council may act to uphold. overturn, or otherwise modify the Planning Commission's original action on the proposal, or the Council may remand the application back to the Planning Commission for further review and direction. The Council shall make findings to support its decision. D. Finality of Decision The action of the City Council to approve, conditionally approve, or deny an application shall be final and conclusive. E. Record of Proceedings The decision of the City Council shall be set forth in full in a resolution or ordinance. A copy of the decision shall be sent to the applicant or the appellant. 17.54.070 Statute of Limitations Any action challenging a final administrative order or decision by the City made as a result of a proceeding in which by law a hearing is required to be given, evidence is required to be taken, and discretion regarding a final and non -appealable determination of facts is vested in the City of Rolling Hills, the City Council, or in any of its Commissions, officers, or employees, must be filed within the time limits set forth in the California Code of Civil Procedure, Section 1094.6 78 ROLLING HILLS ZONING MAY 24. 1993 411 • City °Moiling -AIL November 21, 2001 Mrs. Harlyne Norris 3 Johns Canyon Road Rolling Hills, CA 90274 SUBJECT: INCORPORATED Jt I^RY , NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 643 3 JOHNS CANYON ROAD (LOT 173-B-MS), ROLLING HILLS, CA Dear Mrs. Norris: This letter shall serve to notify you that the Planning Commission voted at their regular meeting on November 20, 2001 to direct staff to prepare a resolution to deny your request to convert the previously approved stable into a guest house at an existing single family residence at 3 Johns Canyon Road (Lot 173-B-MS), Rolling Hills, CA in Zoning Case No. 643. That action, accompanied by the record of the proceedings will be considered at an upcoming meeting of the Planning Commission. The Planning Commission's decision in this matter shall become effective thirty days after the adoption of the resolution by the Commission, unless an appeal has been filed or the City Council takes jurisdiction of the case within that thirty (30) day appeal period. (Section 17.54.010(B) of the Rolling Hills Municipal Code). Should there be an appeal, the Commission's decision will be stayed until the Council completes its proceedings in accordance with the provisions of the Municipal Code. If no appeals are filed within the thirty (30) day period after adoption of the Planning Commission's resolution, the Planning Commission's action will become final and you will be required to cause to be recorded an Affidavit of Acceptance Form together with the subject resolution in the Office of the County Recorder before the Commission's action takes effect. The Planning Commission's action taken by resolution denying the development application is scheduled for TUESDAY, DECEMBER 18, 2001. That action, accompanied by the record of the proceedings before the Commission, is tentatively scheduled to be placed as a report item on the City Council's agenda at the Council's regular meeting on Monday, January 14, 2002. Should you appeal the Planning Commission's decision, in writing, prior to December 25, 2001, giving staff adequate time to process the appeal including notifications, the appeal could be heard by the City Council at their January 14, 2002 meeting. Feel free to call me at (310) 377-1521 if you have any questions regarding this matter. Si c: rely, Y nta Schwartz Principal Planner Cc: Mr. Russell E. Barto, Architect ®Prn16d or, Recycand Pam, • • 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 Russell E. Barto • AIA • Architect 3 Malaga Cove Plaza • Suite 202 • Palos Verdes Estates • California • 90274 • (310) 378-1355 MEMO TO: FROM: RE: Yolanta Schwartz City of Rolling Hills Russ Barto Guesthouse Application Norris Residence 3 Johns Canyon Road DATE: November 6, 2001 Dear Yolanta: Attached are the following: • Letter withdrawing the mixed use facility application • Letter explaining the change to the guesthouse application • CUP application for the guesthouse • Variance application for the guesthouse • One set of revised plans (site plan and building plans). Please review and then I will print additional copies for the Commission. The check for the application fee will be forwarded to you as soon as I receive it from Mrs. Norris. I assume that the other documents and forms (mailing list, owner's affidavit, etc) that are in your files will be sufficient for this new application. As always, thanks for your help.