447, Construct new SFR with encroac, Correspondenceti •Cay ofiedfing
Ju-e 25, 1992
Mr.Craig Hofman
4241 Long Beach Boulevard
Long Beach, CA 90807
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
SUBJECT: EXPIRATION OF APPROVALS FOR 6 WILLIAMSBURG
RESOLUTION NO. 91-19, dated August 20, 1991
ZONING CASE NO. 447
Dear Mr. Hofman:
We would like to remind you that your approvals in the subject
zoning case will expire on August 20, 1992.
You can extend approvals for one year only if you apply to the
Planning Commission in writing to request an extension 'prior to the
ex'piration date.
Feel free to call me at (310) 377-1521 if you have any questions.
Sincerely,
!if
LOLA UNGAR
PRINCIPAL ER
cc: Keith Palmer
• •
City 0/ pollinl
CERTIFIED MAIL
August 27, 1991
Mr. Craig Hofman
4241 Long Beach Boulevard
Long Beach, CA 90807
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
SUBJECT: ZONING CASE NO. 447, RESOLUTION NO..91-19
APPEAL PERIOD AND AFFIDAVIT OF ACCEPTANCE FORM
Dear Mr. Hofman:
This letter shall serve as official notification that Zoning Case
No. 447 was APPROVED by the Planning Commission at their regular
meeting on August 20, 1991. The Planning Commission's decision was
reported to the City Council at their regular meeting on August 26,
1991.
The approval will become effective:
(1) Twenty days after the receipt of this letter if no
appeals are filed within that time period (Section
17.42.140 of the Rolling Hills Municipal Code), AND
(2) An Affidavit of Acceptance Form and the subject
Resolution must be filed by you with the County
Recorder (Section 17.32.087).
We have enclosed a copy of RESOLUTION NO. 91-19, specifying the
conditions of approval set forth by the Planning Commission and the
approved Exhibit A to Keep for your files. Once you have reviewed
the Resolution, please complete the enclosed AFFIDAVIT OF
ACCEPTANCE FORM, have the signature(s) notarized, and forward to:
County Recorder. Room 15. 227 North Broadway. Los Angeles, CA 90012
with a check in the amount of $5.00 for the first naae and $2.00
for each additional naae.
The City will notify the Los Angeles County Building & Safety
Division to issue permits only when the Affidavit of Acceptance is
received by us and any conditions of the resolution required prior
to issuance of building permits are met.
Page Two
Note that the Resolution will expire on August 20, 1992 if a
request for extension is not made to the Planning, Commission before
that date.
Please feel free to call me at (213) 377-1521 if you have any
questions.
Sincerely,
LOLA UNGAR
PRINCIPAL PLANNER
ENCLOSURES: RESOLUTION NO. 91-19 & Exhibit A
AFFIDAVIT OF ACCEPTANCE FORM
cc:. Mr. Keith Palmer
RESOLUTION NO. 91-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE FOR THE ENCROACHMENT
OF A STRUCTURE INTO THE FRONT YARD SETBACK AND GRANTING
SITE PLAN REVIEW APPROVAL FOR A NEW RESIDENCE IN
ZONING CASE NO. 447.
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 Mr. Craig Hofman
with respect to real property located at 6 Williamsburg Lane,
Rolling Hills (Lot 38-RH) requesting a Variance to allow the
encroachment of a residential structure into the front yard setback
and requesting Site Plan Review for a proposed new residence.
Section 2. The Planning Commission conducted a duly noticed
public hearing to consider the application for a Variance into
allowable setbacks and a Site Plan Review on March 19, 1991, April
16, 1991, May 21, 1991, June 25, 1991 and July 16, 1991. The
Commission also conducted field trip visits on April 6, 1991 and
July 13, 1991.
Section 3. Sections 17.32.010 through 17.32.030 permit
approval of a Variance from the standards and requirements of the
Zoning Ordinance when exceptional or extraordinary circumstances
applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a
parcel of property to the same extent enjoyed by similar
properties. A Variance to Section 17.16.060 is required to permit
the encroachment of a structure twenty-one (21) feet within the
fifty (50) foot required front yard setback.
A. There are exceptional and extraordinary circumstances
and conditions applicable to the property and the existing use that
do not apply generally to the other property in the same vicinity
and zone. The Variance is necessary because there exists
topographical constraints that justify the encroachment, in that
there is not sufficient flat area in the rear of the lot to
accommodate the development and grading will be minimized if the
structure is oriented closer to the front of the. lot.
B. The Variance is necessary for the preservation and
enjoyment of a substantial property right possessed by other
property in the same vicinity and zone, but which is denied the
subject property. The amount of encroachment into the front yard
setback is similar to the amount of encroachment existing on other
neighboring properties along Williamsburg Lane.
RESOLUTION NO. 91-19
PAGE 2
C. Granting this variance will not be materially
detrimental to the public welfare or injurious to the property or
improvements in the vicinity and zone in which the property is
located. Permitting the encroachment will allow a substantial
portion of the lot to remain undeveloped.
Section 4. Based upon the foregoing findings, the Planning
Commission hereby approves the Variance to encroach into the front
yard setback to a maximum of 12 feet as indicated on the
Development Plan attached hereto as Exhibit A subject to the
conditions contained in Section 8.
Section 5. Section 17.34.010 requires a development plan to
be submitted for site plan review and approval before any building
or structure may be constructed or any expansion, addition,
alteration or repair to existing buildings may be made which
involve changes to grading or an increase to the size of the
building or structure by more than twenty-five percent (25%) in any
thirty-six month period. The applicant has proposed to construct a
new single family residence on the subject site.
Section 6. The Planning Commission makes the following
findings of fact:
A. The proposed development is compatible with the General
Plan, the Zoning Ordinance and surrounding uses because the
proposed structure complies with the General Plan requirement of
low profile, low density residential development with sufficient
open space between surrounding structures. The project conforms to
Zoning Code lot coverage requirements. The lot has a net square
foot area of 43,116 square feet. The proposed project includes a
residence of 5,088 square feet, a garage of 480 square feet, a
basement stair of 117 square feet, a spa of 64 square feet, an
orchid conservatory of 120 square feet, a swimming pool of 605
square feet, and a required stable of 450 square feet. The total
structural lot coverage will be 6,924 square feet which constitutes
16% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas
and driveway will be 11,922 square feet which equals 27.7% of the
lot, which is within the 35% maximum overall lot coverage
requirement. The proposed project is on a relatively large lot
with most of the proposed structure located near Williamsburg Lane.
The structure will be set back from the roadway further than
adjacent residences and will be maintained with mature trees so as
to reduce the visual impact of the development and is similar and
compatible with several neighboring developments.
RESOLUTION NO. 91-19
PAGE 3
B. The proposed development preserves and integrates into
the site design, to the maximum extent feasible, existing natural
topographic features of the lot including_ surrounding native
vegetation, mature trees, drainage courses, and land forms because
the building pad is relatively flat, grading has been minimized and
most of the mature trees will not be removed, thereby retaining the
current drainage pattern and landscape screening for the site.
C. The development plan follows natural contours of the
site and drainage courses will continue naturally away from the
building pad.
D. The development plan incorporates existing large trees
and native vegetation to the maximum extent feasible and
supplements it with landscaping that is compatible with and
enhances the rural character of the community.
E. The development plan substantially preserves the natural
and undeveloped state of the lot by minimizing building coverage
because the new structures will not cause the structural and total
lot coverage to be exceeded. Significant portions of the lot will
be left undeveloped.
F. The proposed development is harmonious in scale and mass
with the site, the natural terrain and surrounding residences
because as indicated in Paragraph A, lot coverage maximum will not
be exceeded and the proposed project is of consistent scale with
the neighborhood, thereby grading will be minimized. The ratio of
the proposed structure to lot coverage is similar to the ratio
found on several properties in the vicinity.
G. The proposed development is sensitive and not
detrimental to convenience and safety of circulation for
pedestrians and vehicles because the proposed project will utilize
the existing vehicular access, thereby having no further impact on
the roadway.
H. The project conforms with the requirements of the
California Environmental Quality Act and is categorically exempt
from environmental review.
Section 7. Based upon the foregoing findings, the Planning
Commission hereby approves the Site Plan Review for a new residence
in accordance with the Development Plan attached hereto as Exhibit
A subject to the conditions contained in Section 8.
Section 8. The Variance and Site Plan Review. approvals for a
proposed new residence as indicated on the Development Plan
attached hereto and incorporated herein as Exhibit A as approved in
Sections 4 and 7 are subject to the following conditions:
RESOLUTION NO. 91-19
PAGE 4
A. The Variance approval shall expire unless used within
one year from the effective date of approval as defined in Section
17.32.110 of the Municipal Code. The Site Plan Review approval
shall expire within one year from the effective date of approval as
defined in Section 17.34.080.A.
B. It is declared and made a condition of the Variance, and
the Site Plan Review approval, that if any conditions thereof are
violated, the Permit shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given
written notice to cease such violation and has failed to do so for
a period of thirty (30) days.
C. All requirements of the Zoning Ordinance and of the zone
in which the subject property is located must be complied with
unless otherwise set forth in the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial
conformance with the site plan on file marked Exhibit A except as
otherwise provided in these conditions.
E. A preliminary landscape plan must be submitted to and
approved by the City of Rolling Hills Planning Department staff
prior to the issuance of any grading and building permit. The
landscaping plan submitted must comply with the purpose and intent
of the Site Plan Review Ordinance, shall incorporate existing
mature trees and native vegetation, and shall utilize to the
maximum extent feasible, plants that are native to the area and/or
consistent with the rural character of the community.
A bond in the amount of the cost estimate of the implementation of
the landscaping plan plus 15% shall be required to be posted prior
to issuance of a grading and building permit and shall be retained
with the City for not less than two years after landscape
installation. The retained bond will be released by the City
Manager after the City Manager determines that the landscaping was
installed pursuant to the landscaping plan as approved, and that
such landscaping is properly established and in good condition.
F. The landscaping plan shall incorporate plant materials
to screen the north and south sides of the structure from adjacent
residences. The landscaping along the front of the residence shall
be consistent with the landscaping in the front yards of other
residences along Williamsburg Lane. The landscaping in the rear
yard shall consist of plant materials that are native to the
community and the property.
G. Bay windows shall be deleted from the and north face of
the structure.
RESOLUTION NO. 91-19
PAGE 5
H. Prior to the submittal of an applicable final grading
plan to the County of Los Angeles for plan check, a detailed
grading and drainage plan with related geology, soils and hydrology
reports that conform to the Development Plan as approved by the
Planning Commission must be submitted to the Rolling Hills Planning
Department staff for their review. Cut and fill slopes must
conform to the City of Rolling Hills standard of 2 to 1 slope
ratio.
I. The project must be reviewed and approved by the Rolling
Hills Community Association Architectural Review Committee prior to
the issuance of any building or grading permit.
J. The working drawings submitted to the County Department
of Building and Safety for plan check review must conform to the
development plan approved with this application.
K. Any modifications to the project which would constitute
a modification to the development plan as approved by the Planning
Commission shall require the filing of an application for
modification of the Zoning Case pursuant to Section 17.34.070 of
the Rolling Hills Municipal Code.
L. The building pad coverage shall not exceed 31.3%.
M. The applicant shall execute an Affidavit of Acceptance
of all conditions of this Variance and Site Plan Review, pursuant
to Section 17.32.087, or the approval shall not be effective.
N. All conditions of this Variance and Site Plan Review
approval, except for the maintenance requirement of Paragraph D,
must be complied with prior to the issuance of a building or
grading permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 2OrH—DAY OF AUGUST, 1991.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
DIANE SAWYER, DEPUTY TY CLERK
RESOLUTION NO. 91-19
PAGE 6
The foregoing Resolution No. 91-19 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE FOR THE ENCROACHMENT
OF A STRUCTURE INTO THE FRONT YARD SETBACK AND GRANTING
SITE PLAN REVIEW APPROVAL FOR A NEW RESIDENCE IN
ZONING CASE NO. 447.
was approved and adopted at a regular of the Planning Commission on
August 20, 1991 by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners Hankins, Lay, and Chairman Roberts
Commissioners Frost and Raine
None
ABSTAIN: None
2Get 1 ° .. --
DEPUTY ITY CLERK
City ol RJ/L4 JdfP,
July 19, 1991
Mr. Craig Hofman
4241 Long Beach Boulevard
Long Beach, CA 90807
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
SUBJECT: ZONING CASE NO. 447, 6 Williamsburg Lane
Request for a Variance to encroach into the front yard
setback; Request for a Site Plan Review for a new single
family residence.
Dear Mr. Hofman:
This letter shall serve as official notification that Zoning Case
No. 447 was APPROVED by the Plannning Commission at their regular
meeting on July 16, 1991.
The final Resolution and conditions of APPROVAL will be forwarded
to you after they are signed by the Planning Commission Chairman
and City Clerk.
The Planning Commission's decision will be reported to the City
Council at their regular meeting on August 26, 1991. You should
also be aware that the decision of the Planning Commission may be
appealed within twenty days after you receive the final Resolution
(Sections 17.32.140 and 17.32.150 of the Rolling Hills Municipal
Code).
Feel free to call me at (213.) 377-1521 if you have any questions
regarding this matter.
Sincerely,
46-GNU/,
LOLA M. UNGAR
PRINCIPAL PLANNER
cc: Mr. Keith Palmer
c
14k ��,� i6jjO /eOf/fl O9. JUL INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
June 27, 1991
Mr. Craig Hofman
4241 Long Beach Boulevard
Long Beach, CA 90807
SUBJECT: ZONING CASE NO. 447
6 Williamsburg Lane
Request for a Variance to encroach into the front yard
setback; Request for a Site Plan Review for a new single-
family residence.
Dear Mr. Hofman:
We have arranged for the Planning Commission to conduct a field
inspection of your property to view the staking of the most
'recently proposed' project on Saturday, July 13, 1991 at 7:30 AM.
The site must be prepared with stakes and tape outlining the
proposed project as noted by the Planning Commission.
The owner and/or representative should be present to answer any
questions regarding the proposal.
Feel free to call me at (213) 377-1521 if you have any questions.
Sincerely,
LOLA M. UNGAR
PRINCIPAL PLANNER
cc: Mr. Keith Palmer, Neil Stanton Palmer Architect & Partners
0/ /E''Of/tt& „HimINCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377.7288
March 20, 1991
Mr. Craig Hofman
4241 Long Beach Boulevard
Long Beach, CA 90807
SUBJECT: ZONING CASE NO. 447
6 Williamsburg Lane (Lot 38 RH)
Request for a Variance to encroach into the front yard
setback; Request for a Site Plan Review to construct a
new single family residence.
Dear Mr. Hofman:
Please be advised that the Planning Commission continued the
subject application to an adjourned meeting to be held Saturday,
April 6, 1991 at 7:30 AM. so as to conduct a field inspection
of the site.
The site must be prepared with a full-size silhouette of the
proposed protect showing the roof ridge and bearing walls and
staking to show where the stone planter wall is proposed. We have
enclosed Silhouette Construction Guidelines. The owner and/or
representative should be present.
Please call me at (213) 377-1521 if you have any questions.
Sincerely,
066.
LOLA M. UNGAR
PRINCIPAL PLANNER
FLDTRP/LMU
cc: Keith Palmer
City 0/ Ro �aee
NOTIFICATION LETTER
March 7, 1991
Mr. Craig Hofman
4241 Long Beach Blvd.
Long Beach, CA 90807
SUBJECT: Zoning Case No. 447
6 Williamsburg Lane
Dear Mr. Hofman:
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
Please be advised that your application for Zoning Case No. 447:
Request for a Variance to encroach into the front yard setback and
Request for a Site Plan Review for a new single family residence
has been set for public hearing consideration by the Planning
Commission at their meeting on Tuesday,. March 19, 1991.
I will need fifteen (15) copies of the corrected set of plans by
March 13, 1991 for distribution.
The meeting will begin at 7:30 PM in the Council Chamber, Rolling
Hills City Hall Administration Building, 2 Portuguese Bend Road,
Rolling Hills. You or your designated representative must attend
to present your project and to answer questions.
The staff report for this project will be available at the City
Hall after 3:00 PM on Friday, March 15,1991. Please arrange to
pick up the staff report to preview it prior to the hearing.
Please call me at (213) 377-1521 if you have any questions.
Sincerely,
(46, 64
LOLA M. UNGAR
PRINCIPAL PLANNER
cc:
Keith S. Palmer, AIA,
2601 Airport Drive, Ste.310
Torrance, CA 90505
NOTIFLET.447
yy-7
City _AA
February 7, 1991
Mr. Craig Hoffman
6 Williamsburg Lane
Rolling Hills, CA
90274:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX (213) 377-7288
SUBJECT: ORDINANCE NO. 230; AN ORDINANCE OF THE CITY OF
ROLLING HILLS ESTABLISHING A MINIMUM SIZE FOR STABLES AND
CORRALS AND AMENDING THE MUNICIPAL CODE.
Dear Mr. Hoffman:
Please find enclosed a copy of City Ordinance No. 230 adopted by
the City Council on January 28, 1991. This new Ordinance will take
effect on February 27, 1991.
Please note that this Ordinance may affect the progress of the
plans you have submitted because it stipulates that a minimum of
1,000 sq.ft. must be set aside for horsekeeping facilities (a
minimum of 450 sq.ft. for stable and 550 sq. ft. for corral). The
Ordinance further states that the stable and corral must be located
on property having a slope of no greater than 4:1, and that the
stable foot print will be included in calculation of structural
coverage of the lot.
If this new Ordinance does impact your project, you are advised to
contact your architect or project manager.
If you have any further questions, please do not hesitate to
contact Rolling Hills Principal Planner Lola Ungar at (213) 377-
1521.
Sincerely,
*4 /1.4
Craig R. Nealis
City Manager
CN:ds
Neil Stanton Palmer Architect, A.I.A. & Partners
January 25, 1991
City of Rolling Hills Estates
4045 Palos Verdes Drive North
Rolling Hills Estates, CA 90274
Ref: Zoning Case #447
The Hofman Residence
#6 Williamsburg Lane
Architecture 2601 Airport Drive, Suite 310 gZE
Planning Torrance, California 90505
Urban Design (213) 326-9111
Interiors FAX (213) 325-0271 F E B 5 1991
A Division of Jack K. Bryant & Associates, Inc. CITY OF ROLLING HILLS
FEB -4 1991
CITY OF fti`i 1 PIG IV IS Ec'( P �-•.
1 �) i �e W.'.)
Dear Ms. Palantino/Planning Staff:
In response to your January 17, 1991 letter. As we discussed on the telephone, I
will be providing all three of the additional items you requested as soon as possible
so as to not delay the zoning case. My understanding from Craig Hofman is that
the City Manager discussed a March 19 hearing date with him.
The three items in your letter are not specifically required in the application
instructions, we will however provide them as you requested.
1. South Bay Engineering has agreed to prepare the radius map and this will be
transmitted to you as soon as it is done. David Ko with my office will
coordinate as needed.
2. The soils report has been ordered and should be ready the first week of
February. There does exist a preliminary evaluation letter that confirms that
his lot is suitable for the planned construction that I can provide in the
interim if you so wish.
3. The environmental check list has been filled out and is enclosed.
PalantinoHofman.L3.012491.KPkm
• •
January 24,1991
Page 2
Neil Stanton Palmer Architect, A.I.A. & Partners A Division of Jack K. Bryant & Associates, Inc.
I have reviewed the municipal code again and find that both sections you enclosed
(17.16.050 & 15.04.052 Section 420 Amended) both clearly state "except over
basements." As we discussed because of this exception in the code our proposed
design with a basement/garage can go to the planning commission hearing as
submitted.
Respectfully Submitted,
t''C"""'--------..,
Keith Palmer, A.I.A.
cc: City Manager
Craig Hofman
File
Cuy of
January 17, 1991
Mr. Craig Hofman
4241 Long Beach Blvd.
Long Beach, CA 90807
RE:- 6 Williamsburg Lane, Zoning Case No. 447
Dear Mr. Hofman:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX (213) 377-7288
Your application has been reviewed and is found to be incomplete
at this time. The following items were found to be necessary to
complete your application.
1. A Radius Map with lots numbered to correspond
to the mailing list of nearby property owners
(mailing list already submitted).
2. A Soils Report (Item 15 in the Site Plan Review
for Plan Submittal)
3. An Environmental Checklist (form is enclosed)
Also enclosed for your information are the sections from the Municipal
Code defining basements. There is to be no living space over a
garage.
Please call if you have any questions.
Sin
A-�
AnPalatino
Interim Principal Planner
AP:lb
c.c. Keith S. Palmer
Neil Stanton Palmer
2601 Airport Drive, Suite 310
Torrance, CA 90505