320, Build Guest house to existing , Staff ReportsCity opeoffin9.
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS. CALIF. 90274 '`'`li
(213) 377-1521 e
January 8, 1986
TO: Planning Commission
FROM: City Clerk
SUBJECT: Size of Guest Houses and Servants Quarters
As requested by the Planning Commission, staff has researched
the, records regarding size of guest houses and servants' quarters for
which Conditional Use Permits have been issued since 1979 when the
Code was amended to require a permit.
Following is a list of Zoning Cases showing the size of the
structure approved:
CASE # APPLICANT
DATE APPROVED SIZE
222 Malmuth, 3 Pine Tree Lane June 1979 1,092 sq. ft.
This is a 3 bedroom, 2 bath structure built for a family
with two children employed as housekeeper and groundskeeper
by the applicant. See minutes attached for conditions.
227 Speranza, 12 Johns Canyon April 1979 1,056 sq. ft.
This was approved "as built", subject to conditions in the
minutes (attached). Approximately 75% of the construction
was completed before the applicant was advised that it was
necessary to obtain a Conditional Use Permit.
238 Kittrell, 7 Chesterfield
242 Heideman, 6 Middleridge
244 Lennartz, 63 Crest East
253 Jee, 8 Chesterfield Road
275. Norris, 30 Crest East
December 1979
December 1979
February 1980
July 1980
May'1982
The above does not include cabanas, pool houses
ings, which may not have sleeping areas.
Attached, also, is an excerpt from the Association's building regula-
tions, regarding size limitation. Generally, applications for guest
houses and servants' quarters, also cabanas and other accessory
buildings are submittedfirst to the Architectural Committee, and
are referred tothe City for compliance with the Zoning Ordinance;
therefore, most of the proposed structures comply with the size
limitation.
621 sq.
450 sq.
576 sq.
800 sq.
708 sq.
ft.
ft.
ft.
ft.
ft.
or recreational
build-
/jc
L) GUEST HOUSE, CABANA, SERVANTS' QUARTERS, DETACHED BUILDINGS
1) Size of detached building limited to maximum
800 square feet.
,2) Accessory building, servants' quarters, guest
house and cabana is to be consistent architec-
turally with style of main residence. Design
must be of a type or kind as will, in the opinion
of the Committee, be appropriate to its site,
harmonize with the surroundings, and maintain
the quality of the neighborhood. The design
must be viewed as "reasonably good, of, its kind;"
3) In addition to the required two car garage,
every guest house or servants' quarters shall
have a garage that shall be a part of the main
residence garaging area. .Parking facilities
shall not be attached to or in the vicinity of
' / •=,'the guest house or servants' quarters. There
shall be no parking or walking access from the
• ►•i ,rg'ad easement or private driveway. to guest house
'or servants' quarters. •:
4) An on -site inspection shall be made by the Archi-
tectural Committee of all proposed guest house,
servants' quarters and cabana locations.
5) All guest house, servants' quarters and cabanas
shall be referred to the Board of Directors for
final approval.
6) Notification of all property owners within 500 .
•feet of property; notification made when matter
. is under consideration by the Board of Directors.
8.
September 21, 1982
1
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ZON.It3G.C&S -:z281 ,20/1
Chairman Watts opened discussion of Zoning Case No. 281, a
request for a Variance of front setbacks and a Conditional Use
Permit for construction of guest quarters to be attached to an
existing garage in the front yard of Lot 75-RI-I, William Zappas,
2 Blackwater Canyon Road, which was held from the last meeting.
Mr. Robert Bender advised that he is the architect, and is
representing Mr. Zappas at the meeting, Mr. Bender said he advised
Mr. Zappas of the Planning Commission's action at the last meeting,
requesting that revised plans be submitted showing elevations, and
recommending that the roof line be modified to eliminate the dif-
ference in ridge line heights, and that the size of the proposed.
guest quarters be reduced from 800 square feet to 600 square feet..
Mr. Bender reported that Mr. Zappas stated that lie does not wish to
reduce the size of the structure, explaining that. the main.residence
is 4,000 square feet, and the proposed guest house would not be out
of proportion to the size of the residence or the property. With
regard to the difference in ridge line, Mr. Bender explained that'
the plate lines of the existing garage are sub -standard, and it is.
intended to upgrade the structure. He said the existing plate height.
of the garage is 6'8", and the proposed guest quarters would have a
standard 8' plate height, and there is a three foot grade differen-
tial, which results in a.difference of 42" in the ridge elevations..
Mr. Bender submitted plans with modifications, and explained that
the changes recommended by the Planning Commission were not made..
Chairman Watts said that the new plan is more detailed, but the
basic application has not been changed.
The City Manager reported that a copy of the minutes of the last
meeting was sent to the applicant, and he read his letter to Mr.
Zappas dated August 20, 1982 into the record, Mr.. Bender said it is
proposed that landscaping would screen. the enlarged garage -guest
structure from Blackwater Canyon Road, and the improvement would
benefit the area. •,,Chairman Watts thereafter closed the public
hearing. .
In discussing the matter members of the Commission agreed that
the guest quarters, as submitted, are too large. Mr. Bender asked
what that determination was based on. Chairman Watts explained that
a study of guest houses in the community was made a few years ago,
and that study revealed that in many cases such structures were not
being used in the spirit for which they had been approved. Plans
were being submitted for guest houses with two bedrooms and baths,
with facilities for entertaining, including wet bars and refrigera-
tors, and it•was the feeling of the Planning Commission that although
kitchen facilities in accessory buildings are not permitted, with
minor modifications the guest/servants' quarters could become a
second living facility on a property zoned for single family residence.
To eliminate the opportunity for use for purposes other than approved,
the Planning Commission recommended that such quarters be limited to
600 square feet. Mr. Bender said the proposed structure is intended
for short term occupancy by guests. Chairman Watts explained that
when a property is sold this condition is often violated.
Following discussion Commissioner Roberts moved that the re-
quest be denied, stating that the Planning Commission tried to
assist the applicant, and their advise was disregarded. Commissioner
Field said he agreed that when a variance for construction in the
front yard is requested the construction should be kept small and
unobtrusive, and he seconded the motion for denial. The motion was
carried by the following roll call vote:
AYES: . .Commissioners Bundy, Field, Roberts, Chairman Watts
NOES: None
ABSENT: Commissioner Hanscom
The City Manager advised Mr. Bender of the applicant's right to
appeal the decision of the. Planning Commission to the City Council.
}IINUTES OF THE
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF ROLLING HILLS, CALIFORNIA
A regular meeting of
Hills was called to order
Bend Road, Rolling Hills,
Tuesday, March 18, -1980.
ROLL CALL
-March 18, 1980
the Planning Commission of the City of Rolling
at the Administration Building, 2 Portuguese
California by Chairman Murdock at 7:30 P.M.
PRESENT: Commissioners Field, Hanscom, Roberts, Watts
Chairman Murdock
ABSENT: None
ALSO PRESENT: Teena Clifton
William Kinley
Richard Anderson
June Cunningham
Douglas McHattie
George Sweeney
T. Cipolla
R. Johnson
Dr. A. Kaufman
B. Kazarian.
Mrs. B. King
Dr. S. Wishner
APPROVAL OF MINUTES
City Manager
City Attorney
Planning Advisor
Deputy City Clerk
South Bay Engineering Corp. -
Architect
Residents
•
The minutes of a Special Meeting of the Planning Commission on
February 13, 1980, and the minutes of the Regular Meeting on Febru-
ary 19, 1980 were approved and accepted as presented.
CON_DITIONS:OY APPROVAL-; "; -QUJ RTERS : TENNIS .COURTS .541
The proposed. Conditions of Approval to be attached to approvals.
of guest houses, servants' quarters and tennis. courts were reviewed
and discussed. The conditions were amended as recommended by the City
Attorney and members of the Planning Commission.`
Following discussion the Conditions of Approval for Guest Houses
and Servants' Quarters were adopted as amended on March 18, 1980 on'a
motion made by Commissioner Watts, seconded by Commissioner Hanscom and
carried by the following roll call vote:
AYES: Commissioners Field, Hanscom, Roberts, Watts
Chairman Murdock
NOES: None
ABSENT: • None
The Conditions of Approval for Tennis Courts, as amended on March 18,
1980, were adopted on a motion made by Commissioner Roberts, seconded. by
Commissioner Watts and carried by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioner Field, Hanscom, Roberts, Watts
Chairman Murdock
None
None
ZONING C AO. 246, WI,L•ZA i KINQ 92_CREST-R&AD AsT
Chair urdock opened discussicn'rrf••a-lrequest by Mr. and Mrs.
Willia s ing, 92 Crest Road East, for a variance -- rc nt yard re-
qu'•-ments for a residence addition on their property, Lo -EF.
February 19, 1980 -
Comm Toner Hanscom moved that the lang,4aape plan as revised
and approved -...t., aLandscape Committee ow -February 19, 1980 be ap-
proved by the Plannii'Tg QQmission . „The -motion was seconded by Com--
missioner Roberts and carrhe following roll call vote:
•
Commi, s`xoners Field,
C adrman Murdock
AYES:
NOES: None
A NT:
ABSTAIN:.
None
Commissioner Watts
nscom, Roberts
.
SERVANTS' 4,tTAAtTERST's 794
.._...._ _
• Chairman Murdock opened.discussion of proposed Conditions of
Approval of Guest Houses and Servants' Quarters, and she said she
wished -clarification of Condition No. 5 which states that "The pro-
perty shall be developed and maintained in substantial .conformance-,-.
and sheasked who would check on this. Mr. Anderson said. the Plan
Check in the County Department of Building and Safety, in addition to
the Architectural Committee's review. Chairman, Murdocksaid that in
• the past a time limit for temporary guests has been specified, but
Condition No. 7 does not specify a time limit. Mr. Anderson suggested
that the following statement be added: "No.guest'can remain in contin-
uing occupancy,for more than thirty days in any six month period." •
Various methods of determining when a guest is present were discussed
in an effort to develop a way to determine when the'guest house is
occupied. •
-Chairman Murdock asked that Condition 8'be added.,stating that
"Landscaping, irrigation plans,and bonding may be required of the
applicant where applicable, to the satisfaction of the Planning
Commission"
PROPOSED CONDITIONS OF APPROVAL, TENNIS COURTS .986
Commissioner Watts suggested that the Proposed Conditions of
pproval of Tennis courts have an additional condition, • Condition /3,
aed reading "Offstreet parking may be required for* " cars;
1 •
s. Clifton' suggested that a condition be added to bo sets
of cond ions of approval stating that "Prior to issue o uilding - .
permits a trading plan satisfactory to the City staff,,s all be sub- ":
witted."* C., irman Murdock said that should be added" s Condition
No. 9 to Gues` 'ouses and Servants°,Quarters, an as Condition No..14
to Tennis Court
Chairman Murdo k asked that the rey'.,ed conditions be scheduled
as the first item of siness for th 'March meeting, so that if they
are adopted they can be sed as guldelines for any requests -approved
at that meeting. The Cha x•man amid she wished to discuss proximity
of guest houses and servant ° quarters to other buildings on the
•►°tproperty, and she said it,,� u 4 be included in the Special Study Areas
which would be assigneo membe s of the Commission, to consider .
whether it should beadded as a Cbndition of Approval.
•
LOWERING OF TENi,N4S COURTS 1077
Chairpan Murdock said lowering of tennis courts to make them less
visible od be included in the Special Stidy Areas to be assigned to
member of the Planning Commission. The City Eianager said she has had
comp.aints about some of -the wind screens erectddas part of the tennis
co.rt in some instances, and she askedthat that sNect also be inclu-
ed in the special study of tennis courts. The Chairman so ordered.
ASSIGNMENT OF. SPECIAL STUDY AREAS 1084
Chairman Murdock reviewed the Special Study Areas, which nclude
i
-4-
June 4, 1979
•
R-2 situations. Councilman Rose said that a recent field trip to a
property on which servants' quarters are being considered demonstrated
that the. best location in that situation was away from the main house,
attached to 'the existing garage, not to the residence. Chairman Murdock
said an effort should be made to avoid penalizing people who have enough
property to build such quarters away from the main house. Commissioner
Field said he agreed. Councilman Pernell said enforcement of the regu-
lations against establishing two separate residences on a parcel is a
problem, and he suggested that the burden be placed on the applicant,
with • that the resident certify to the usage of the building.
;
• on a regular basis. Commissioner Roberts said restrictions on. the use
could stop the blatant R-2 violations which exist: in some instances in
the city. •
Following the discussion members of the Council and the Planningr-=i`;
Commission agreed that the proposed ordinances #1 and #3 should be • -'`
eliminated from consideration, and proposal #2 should be considered.
Councilman Heinsheimer said the proposed amendment should be considered
as written and changes made if appropriate. Section 2, Paragraph 4 wag
discussed, and members of the Planning Commission were asked to review-
proposed ordinance #2, and advise the Council of their comments with
regard to paragraphs (c) and (e) of Section 2, Paragraph 4. matter -
was ordered placed on the City Council's agenda for the next meeting on
June 11.
APPOINTMENT AS COUNTY SUPERVISOR ' 553
•
Councilman. Mason Rose advised the Commission and Counci that he
inten• to communicate to Governor Brown his desire to =- considered
a candida for appointment as County Supervisor to 1 the vacancy
resulting froze he resignation of James Hayes, a': he asked for the
Council's support. Councilman Pernell moved - at the Council support
Councilman Rose in hi -'fort. The motion as seconded by Councilman
Crocker and 'carriedby the allowing r call vote:
AYES: Councilmen Crock
NOES: None
ABSENT: Mayo wanson
PERSONNEL SES •N
insheimer, Pernell, Rose
The eeting was adjourned to a personnel session at 9:
• ADJO • ' dMENT
P.M.
The meeting was reconvened and adjourned by )layor pro tempore
Crocker.
APPROVED:
Mayor
YI
f
June 4, 1979
RONT YARD SETBACK REQUIREMENT
210
Chairman Murdock advised the Council that the Planning Commis on
has observed that the front yard setback requirements seem very mimal
and they result in large homes being placed too close to the ro way.
In o .er to attain greated privacy and better placement of hou:es on
prope ies, the Commission recommended that the Council cons er amend-
ing the front yard setback requirements in the Zoning Ordi ,nce. A
proposed amendment which would require a front yard of no less than
fifty fee ► was presented to the Council.
Commiss •nerHanscom said she objected to the lo design of the
'properties at he cul de sacin the Chacksfield--Mer' subdivision, and.
the engineer re igned the lots and assured the'Coission that there.
would be ample-f •nt yard setback to result in s isfactory placement
of homes on the ne ly created lots.
Councilman Croc -r said that everyone s -med to agree with the
recommendation, and thmatter would be con- dered by the Council. at
their next meeting.
BUDGETARY ALLOCATION FOR S OFF SUPPORT
Chairman Murdock said sh
m budgetary allocation for servi
Murdock said she wished to reta
t.-+ to review plans, attend meetings
i• would attempt to use his servi
regular meeting times to take
since it is substantially lo
the review of plans, Chair
that if submittal of plan
the month prior to the
rather than the first
Mr. Anderson would ha
publication of lega
decision regarding
should be left w
me
es
s
dva
er tha
n Murdoc
was require
eting at which
nday of the mont
e sufficient time to
notices as required.
scheduling the the Planni
h the Planning Commission Ch
•
245
•
.
t w
0
h the City Manager to discuss the
the Planning Advisor. Chairman
he services of the Planning Advisor
and field trips, and she said she
during the hours closest to the . •
tage of the night rate for charges,
the -day time charge. In discussing
said she and the Manager determined
no later than the last Monday of
the matter would be considered,
in which it would be considered,.
review the plans prior to '
ouncilman Crocker said the
Advisor's services
irman .
With rega-d t.o the services of the City Atto
Crocker sugg ted that the Planning Commission Cha
Mr. Kinley' presence is required at a meeting, and
from matte s which do not actually require his presen
dock sai• that since Mr. Kinley bills at a flat charge
attends she would decide whether or not he would be re
specif.c meetings, and if he came, she would expect him
entir- meeting. Councilman Heinsheimer said he agreed tha
sat'sfactory to pay the City Attorney by the meeting, rathe
ho•r. Chairman Murdock said she would discuss with Mr. Kinl
lity of discussing Planning Commission matters with him by
ather than require that he attend the meetings.
_ _• �
±PROPOSED' ORD: � , ,. :. . r,_--:-- �; --, r.::-'347
1`T� CE; AMENDING��ORDINANr1 -NO . _'• 33 �.'�:`:�'
•
ney, Councilman
man determine when
e should be excused
e. Chairman Mur-
or meetings he
ired to attend
stay for the
it is more
than by the'
the feasi-
tephone,
Copies of three proposed ordinances prepared by the City:Attorney
for amending the Zoning,.;,. Ordinance with e. dregard to ap.pzroval of,Gues
Houses,,,,,,S,eiryants1-Quarters and Caban
as„weristributed-to`•:members of
the City Council and Planning Commission.
In discussing the proposed amendments, Commissioner Watts said he
is concerned that approving guest houses could result in creation of a
potential R=-2 situation in the City. Councilman Pernell said a system
for a renewable Conditional Use Permit could be considered as a means
of enforcing restrictions against such a situation. Commissioner Han-
scom said she considered the proposal that such quarters be located not
more than twenty feet from the main build&ng, and be attached by a
breezeway, too restrictive, since twenty feet is too close to the main
house. Councilman Rose said both guests or servants and the family
need privacy, and he agreed that separation would be desireable. Com-
missioner Watts said that separation would increase the possibility of
MINUTES OF AN
ADJOURNED MEETING OF THE PLANNING COI`MMISSION
CITY OF ROLLING HILLS, CALIFORNIA
April 23, 1979
An adjourned meeting of the Planning Commission of the City of.
Rolling Hills was called to order in the field at the property of
Samuel Speranza, 12 Johns Canyon Road, Rolling Hills, California by
Chairman Murdock at 5:30 P.M. Monday, April 23, 1979.
MEMBERS PRESENT: Commissioners Field, Murdock, Roberts Watts
Chairman Murdock
ZONING CASE NO. 227, SAMUEL SPERANZA, .12 JOHNS CANYON ROAD, `.GUEST.. HOUSE,,,_
Members of the Planning Commission met at the site.of a pro osed
guest house being built on the property of Mr. Samuel Speranza located`t
at 12 Johns Canyon .Road.
In discussing the application and viewing the site, the Planning
Commission determined that the property is separated by topography and -
by a row of mature trees from the adjacent properties, and construction
of a gate house as shown on a plan marked Exhibit ='A" would not present
a hardship to any surrounding property. In addition, Mrs. Dorothy I:uhne,
the owner of the only property which would be visible from the proposed
guest house, expressed her approval of the construction.
•
Commissioner Hanscom moved that the application be approved, and
that a conditional use permit be granted to Mr. Samuel Speranza, owner
of Lot 170-A-7-MS, located at 12.Johns Canyon Road. subject to the
following conditions:
1. No vehicular access or paved parking areas adjacent to the
guest house;
2. Any paved pedestrian access to the street from the guest house
is to be reviewed and approved by. the Planning Commission
before installation;
,Occ.... c.- ofv `tt�`e=guest..,.._._...._,.,... _; .�.=
. r� .c..MR44cy ..,:.,...�. l e�.,g .,...._..:..:house sha l be `limited' to 90:�.consecutive
,.-days:(or such time as specified in ordinances pertaining to
guest houses).
The motion was seconded by Commissioner Roberts and carried by
unanimous vote of the Planning Commission.
APPROVED:
Chairman
April 17, 1979
or verbal, was re•.;ived in opposition to the request, and that a letter
dated April 16, 19 • expressing their approval was received from Gary
and Patty Hansen, 6 • estnut Lane.
Mr. Anderson lisp ed the plot plan and readt eap ication�into
the record. Commissioner .nscom asked about the. -.height of the retain-
ing wall, and Mr. Tom Black, )r. Spellberg's,..axc itect, explained that
the wall will varh in height t. a maxi�p.�aum" of. five feet. . Mr. Black said
the tennis court will not be visa• e"from surrounding properties, and
the existing driveway and paxng ar will accommodate six or more cars.
Mr. Black asked that the canning Comm.. - ion make a field trip to the
site. Members of th-Tanning Commission -•reed, and the Chairman re-
quested that the E operty be staked to show h corners of the proposed
court and a f- ce eight feet high. The matter held on the agenda,
and Commis oner Murdock told Dr. Spellberg he wou be notified of the
date o e field trip.
PUBLIC HEARING, ZONING CASE NO. .227, '' SAMUEL=`SPERANZA ` 256
The Chairman opened the meeting of a public hearing on an applica-z
tion by Mr._Samuel Speranza for a conditional use permit for construction
of a guest_ hedgebn hisiproperty located at 12 Johns Canyon Road. The
Clerk reported that the hearing was duly noticed as required by law, and
that no comment, written or verbal, was received in opposition to the
request, and that Mrs. Shirley Gregory, 13 Johns Canyon Road, telephoned
to say that she and Mr. Gregory had no objection to the request. -
The Manager displayed the plot plan, and explained that the slab
for the guest house was poured and framing was started, but for a number
of reasons work was stopped and was not resumed before the permit expired.
In the interim a moratorium was imposed on construction of guest houses
unless a conditional use permit was obtained.
Members of the Commission agreed that a field trip should be made
to the site, and they requested that thecenterline of the southerly
access easement to the Chacksfield-Merit. Subdivision be staked using two
stakes, 30 to 40 feet apart, to show the proximity of the guest house to
the proposed road to the subdivision. .
Mr. Speranza advised the Commission that 75% of the work on the
guest house has been completed, and 75% of the funds have been invested.,
Because of the necessity of appearing before the Planning Commission to
request a conditional use permit no work has been done in 30 days, and
he asked that the Commission schedule a field trip as soon as possible.
Chairman Murdock and the Commission members agreed to meet as soon at
the earliest opportunity, and to make their decision in the field, if.
possible. The matter was held on the agenda, and Mr. Speranza was ad-
vised that he would be informed of the date of the field trip.
PUBLIC HEARING, ZONING CASE NO. 225, DR. LARRY KELLY 395
Chairman Murdock opened a meeting of a public hearing to consider
the ap
ments fo
perty, Lot
hearing was
verbal, was recei:
Partridge, 69 Portug
Partridge have no objec
ication by Dr. Larry Kelly for a variance of front yard' require -
construction of a swimming pool in the front yard o is
FT, located at 2 Pinto Road. The Cle.e rted that the
noticed as required by law, a -labrcomment, written or
d in opposition to thquest, and that Mrs. Catherine
e-Bend Road, ;-e ephoned to say that she and Mr.
n tothe request.
du
Mr. Anderson pre ted t�heot plan, and stated that the pool will
be located a subst..• ial distance T.nm Portuguese Bend Road, and will be
substantially h': er than the road leve• Commissioner Roberts asked
whether alte ate areas had been considere . and Dr. Kelly said that
because o he orientation of his home on the pro erty, all improvements
have b-- located in the front yard, and the only o her location which
cou accommodate a swimming pool would be over the ?.tic tank and would
minate the children's play area.
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$