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none, Install solar panels, Correspondenceoiy o/ ie0ii April 30, 2002 Ms. Denise Curtis Stewart 415 South Lucia Ave Redondo Beach, CA 90277 Dear Ms. Stewart: 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 SUBJECT: 3 Appaloosa Lane, Vacant lot -permitted uses and development standards. As per our conversation on April 29, 2002, please find enclosed some of the City's development standards. Please note that pursuant to Section 17.16.020 of the Zoning Code the only two primary uses allowed in the City of Rolling Hills in residential zones are single-family residences and field crops. Definitions for a "dwelling" and "single- family" are also enclosed. The City does not permit dormitory, hotels, multifamily, residential care facilities or similar group uses. The size of development in the city is proscribed by many factors; such as the size of the lot, the terrain and topography, the net lot area, area of a buildable pad with no more than 40% disturbance of the net lot area and other regulations, which I have enclosed. As I mentioned in our conversation, both the City of Rolling Hills and the Rolling Hills Community Association (RHCA) have jurisdiction over development and both agency regulations have to be met. The RHCA allows low profile ranch style homes to be compatible with the remaining of the community. If you have any further questions, please don't hesitate to call me. Sincerely, dlanta Schwartz anning Director ®Panted on Recycled Pari,3 ei y yleolenS.�a�� INCORPORATED JANUARY 24, 1957 RESIDENTIAL DEVELOPMENT HIGHLIGHTS NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com NOTE: According to Section 17.24.020 of the Rolling Hills Municipal Code, illegal uses or structures are required to be made conforming or shall be removed. Therefore, you may be required to modem or remove any unauthorized or unlawful use or structure on your property prior to or in conjunction with this application. In addition, pursuant to Resolution No. 900 of the City Council, any use or structure which would require a discretionary permit but which is conducted without the acquisition of said permit, shall be subject to retroactive discretionary permit process, and is subject to higher application fee. All property in the City of Rolling Hills is subject to the laws and regulations of two governing entities: THE CITY OF ROLLING HILLS and THE ROLLING HILLS COMMUNITY ASSOCIATION. The duties and obligations of the City and Community Association are totally separate and distinct. Following are some of the highlights of the more important facts from the CTi Y OF ROLLING HILLS ZONING CODE relating to uses and construction on property in this unique community: SETBACKS: Front yard -. 50' from front easement line in RA-S-1 and RA-S-2 Zones Side yards - 20' from property line in RA-S-1 Zone 35' from property line in RA-S-2 Zone Rear yard - 50' from property line in RA-S-1 and RA-S-2 Zones * For corner lots and through lots see Section 17.16.120 and 1Z12.250 EASEMENTS All property is subject to perimeter easements varying in width around each property boundary and in some instances, road easements, granted by the property owner to the Community Association, a corporation, or another person or entity for the purpose of construction and/or maintenance and use of streets, driveways, trails, utilities, drainage facilities, sewers, open space, and/or a combination of these uses. The Community Association requires that all easements must be kept free of buildings, fences, plantings or other obstructions. PERMITTED USES IN RA-S-I AND RA-S-2 ZONES 1. Single family residence with minimum two car garage 2. Tree, bush, and field crops ACCESSORY USES AND STRUCTURES (not permitted in front yard, or in the required front, side or rear yard setbacks - except that a barn may be located in the rear yard setback.) 1. Barn/stable without grading 2. Corral/pen without grading 3. Greenhouse 4. Hobby shop 5. Noncommercial radio antenna 6. Domestic animals/no swine 7. Aggregate of 3 recreational vehicles/boats/ trailers/horse trailers (may be in driveways) 8. Satellite dish antenna (requires Planning Commission approval) 9. Swimming pool/spa/bath/jet pool CONDITIONAL USE PERMIT WITH SINGLE FAMILY RESIDENCE (not permitted in the front yard or in the required side or rear yard setback. except for driveway.) Planning Commission approval and City Council concurrence of development plans are required for any of the following: 1. More than one driveway 2. Cabana & detached recreation room 3. Corral/pen requiring grading 4. Detached garage 5. Guest house (cooking facilities prohibited) 6. Horseback riding ring 7. Mixed use structure 8. Recreational game court (i.e. tennis court) Printed on Recycled r'.,pai 17.16.015--17.16.040 ed to promote development of high quality that accommodates and maintains equestrian uses and facilities as opposed to large expanses of concrete such as those used for recre- ational game courts, does not adversely impact adjacent properties, and which preserves the rural character, natu- ral terrain, flora and fauna of the community. B. In order to implement General Plan land use policy and to protect the community's hillside environment, the RA-S zone is divided into two sub -districts: RA-S-1 and RA-S-2. The suffix indicates the minimum lot size require- ment in net acres. (Ord. 281 §6, 2000; Ord. 239 §11(part), 1993). 17.16.015 Index of permitted uses. Appendix A of this title contains an Index of Permitted Uses which summa- rizes use regulations for all zones. This index supple- ments Sections 17.16.020 through 17.16.040. In the event of any conflict, the regulations of Sections 17.16.020 through 17.16.040 shall govern. (Ord. 239 §11(part), 1993). 17.16.020 Permitted uses. Uses permitted in the RA-S zone as primary uses include: A. Single-family residences; B. Tree, bush or field crops. (Ord. 239 §11(part), 1993). 17.16.030 Accessory uses and structures. The follow- ing uses and structures are permitted as accessory to a legally established single-family residence. Certain ac- cessory uses and structures below are subject to special conditions, as set forth in Section 17.16.200: A. Barn/stable; -- 1,0\v. era. B. Corral or pen which oes not require grading; C. Greenhouse; D. Hobby shop; E. Noncommercial radio antenna; F. Keeping of domestic animals except swine; G. Outdoor storage of recreational vehicles, boats or trailers; H. Satellite dish antenna; I. Swimming pool, including outdoor spa, bath or jet pool. (Ord. 239 §11(part), 1993). 17.16.040 Conditional uses. The following uses are permitted in the RA-S zone, provided a conditional use permit has been issued as provided in Chapter 17.42 and continues to remain in effect. Certain uses requiring conditional use permits are subject to special conditions, as identified in Section 17.16.210. A. Conditional Uses Requiring Primary Residential Use. The following conditional uses may be permitted on property with a legally established single-family residence 208 (Rolling Hills 11/00) 17.12.040--17.12.060 17.12.040 "D" words, terms and phrases. "Deck" means any platform elevated above the ground by means of pylons, posts or supporting walls, that is unenclosed, designed for persons to walk, sit or stand upon, and that is at least five feet in width or at least one foot in height measured from the top of the platform to the ground. "Density" means the number of families, individuals, dwelling units or housing structures per unit of land. Domestic Animal. See "animal, domestic." "Driveway" means a private roadway which provides access for vehicles from a street to a parking space, ga- rage, dwelling or other structure. "Dwelling or dwelling unit" means one or more rooms designed, occupied or intended for occupancy as separate living quarters, with cooking, sleeping and sanitary fa- cilities provided within the dwelling unit for the exclu- sive use of a person or single family maintaining a house- hold. Dwelling, Single -Family. "Single-family dwelling" means a detached building not to contain more than one kitchen which, regardless of form of ownership, is designed and/or used to house not more than one family, including all domestic employees of such family. A single-family dwelling also includes a manufactured home certified under the National Mobile Home Construction and Safety Standard Act of 1974, provided that all development standards appli- cable to single-family dwellings are adhered to as de- scribed in this title. (Ord. 279 §6, 1999; Ord. 239 §11(part), 1993). 17.12.050 "E" words, terms and phrases. "Easement" means a right of use across the property of another granted by the property owner to the Association, a corporation or another person or entity for the purpose of construction and/or maintenance and use of streets, driveways, trails, utilities, drainage facilities, sewers, open space and any other use or combination of such uses. "Eave" means the projecting lower edges of a roof over -hanging the wall of a building. "Existing use" means the use of a lot or structure on the effective date of the ordinance codified in this title. (Ord. 239 §11(part), 1993). 17.12.060 "F" words, terms and phrases. "Family" means one or more persons living as a single housekeeping unit, as distinguished from a group occupying a boarding, rooming or lodging house, hotel or club. Family may in- clude domestic servants. "Fence" means a self-supporting barrier to enclose or mark an area. • "Floor area" means the total horizontal area of all floors of a structure, measured in square feet from the 199 (Rolling Hills 11/99) 17.16.070--17.16.080 4. For lots fronting at the turn -around end of a cul-de-sac, the minimum frontage width shall be a function of the required cul-de-sac radius and the number of lots fronting the turn -around. No more than two lots shall front the turn -around, and the turn -around shall have a minimum radius of thirty-two feet. 5. All lots shall have a depth with a maximum slope of twenty-nine degrees equal to or greater than the lot width abutting the front street easement. (Ord. 275 §7, 1998; Ord. 239 §11(part), 1993). 17.16.070 Maximum level of site development permit- ted. The following standards for maximum lot coverage and maximum disturbed area shall apply to all development in the RA-S zone. A. Maximum Lot Coverage. Two maximum lot coverage standards shall apply - maximum coverage by structures and maximum coverage by impervious surfaces. 1. Coverage by Structures. All structures on a lot shall not cover more than twenty percent of the net lot area. For the purpose of this section, "structures" in- clude the primary residence, garages, all accessory build- ings, recreational game courts, swimming pools and similar facilities, existing stables, combination stable and corral sites required by Section 17.16.170, and subterranean structures other than basements. 2. Impervious Surface Coverage. All structures, as defined in subsection (A)(1) of this section, and all other impervious surfaces shall not cover more than thirty- five percent of the net lot area. For the purposes of this section, impervious surfaces shall include all driveways, parking areas, walks, patios, decks and asphaltic or con- crete paving not maintained by the Association. B. Maximum Disturbed Area. Disturbance shall be limited to forty percent of the net lot area. Disturbance shall include any rem digrading (temporary disturbance), any graded slopes and7bu"i riling pad areas, and any nongraded areas where impervious surfaces will remain or are proposed to be added. (Ord. 269 §7, 1997; Ord. 264 §7, 1996; Ord. 254 §6, 1995; Ord. 239 §11(part), 1993). 17.16.080 Height limitation. A. General Limitation. A building shall have no more than one story, meaning no interior habitable space shall exist over any other interi- or habitable space. For the purposes of this section, "interior habitable space" includes lofts, mezzanines and storage areas. B. Exceptions. 1. A one-story space shall be permitted over a basement. 211 (Rolling Hills 10/98) 17.16.090--17.16.120 2. Barns or stables may have a loft, provided the loft area has no glazed openings and that the loft area is limited in use to the storage of feed, tack and stable equipment. (Ord. 269 § 8, 1997; Ord. 239 §11(part), 1993). 17.16.090 Minimum dwelling unit size. Every single- family dwelling and manufactured home used as a primary residence shall have a minimum width of twenty feet and a minimum floor area of one thousand three hundred square feet, exclusive of any accessory structures. (Ord. 239 §11(part), 1993). 17.16.095 Minimum building pad size. The minimum size of a graded building pad shall be twelve thousand square feet, as specified in the City's Subdivisions Code (Title 16 of this code) . (Ord. 239 §11(part), 1993) . 17.16.097 Building pad coverage guideline. When reviewing a proposed development project for general plan and zoning ordinance compliance, the Planning Commission utilizes a guideline in determining whether the proportion of the building pad that is proposed for development is appropriate. The Planning Commission's guideline is ex- pressed in terms of a maximum percentage of building pad coverage. A determination as to whether a proposed project satisfies the guideline is determined by first calculating the square footage of the proposed structure or structures, dividing that number by the square footage of that portion of the building pad that is outside of required setbacks, and then comparing that percentage figure to the Commission's guideline percentage. Proposed projects that have a percentage of building pad coverage equal to or less than the Commission's guideline percentage satisfy the Commission's guideline. Satisfaction of the Commission's guideline for allowable building pad coverage is only one of several factors for determining project compliance with the general plan and zoning ordinance and all other re- quired findings for the particular approval sought must also be satisfied. (Ord. 270 §5, 1997). 17.16.100 Maximum buildable slope. No structure shall be located on any natural or graded slope with a grade exceeding 2:1, nor shall any structure be located on the sides or bottoms of canyons or natural drainage cours- es. (Ord. 239 §11(part), 1993). 17.16.110 Front yards. Every lot or parcel shall have a front yard measuring no less than fifty feet from the front easement line. (Ord. 239 §11(part), 1993). Zone. 17.16.120 Side yards. A. Requirements for RA-S-1 212 (Rolling Hills 10/97) • 17.12.110--17.12.120 17.12.110 "K" words, terms and phrases. "Kitchen" means a room or portion thereof containing facilities de- signed or used for the preparation of food, including any of but not limited to the following: a sink and stove, oven, sink and microwave oven, range and/or sink and hot plate. (Ord. 239 §11(part), 1993). 17.12.120 "L" words, terms and phrases. "Landscaping" means a planned arrangement of plant materials including lawn, ground cover, trees, shrubs and other plant materi- als; and also including accessory decorative outdoor land- scape elements such as pools, fountains, paved or decorated surfaces (excluding driveways, parking, loading or storage areas). "Landscaping plan" means a plan which indicates the type, size and location of vegetative and accent material proposed for the landscaping of a site, including all irri- gation, drainage and other devices necessary to maintain such landscaping. A preliminary landscaping plan is one which is submitted for City review. A final plan repre- sents one which has been reviewed and approved by the City. "Lot" means: A. A parcel of real property shown as a delineated parcel of land with a number or other designation on a plat recorded in the office of the County Recorder; or B. A parcel of land, the dimensions or boundaries of which are defined by a record of survey recorded pursuant to the provisions of the Subdivision Map Act of the State of California in the office of the County Recorder; or C. A parcel of land, the dimensions or boundaries of which are defined by metes and bounds, and which is held under separate ownership of record on the effective date of the ordinance codified by this title. Lot, Corner. "Corner lot" means a lot or parcel of land abutting upon two or more streets at their intersec- tion, or upon two parts of the same street forming an inte- rior angle of less than one hundred thirty-five degrees. "7 "Lot o�eraae" means that area of the net lot area developed with the following improvements: primary resi- dence, garages, accessory buildings, recreational game courts, poo ables, subterranean structures other than basements corral driveways, parking areas, walks, pa- tios, decks, asphaltic or concrete paving not main- tained by the Rolling Hills Community Association. Lot coverage requirements are expressed in maximum allowable percent coverage. Lot, Cul-de-sac. "Cul-de-sac lot" means a lot which is accessed via a cul-de-sac street. "Lot depth" means the average linear measurement be- tween the front and rear lot lines when measured at ninety degree angles from the front lot line. 201 (Rolling Hills 10/97) 17.12.130 Lot, Flag. "Flag lot" means a lot having access to a street by means of a private driveway access easement, or a parcel of land not meeting the requirements of this title for lot width, but having a dimension of at least twenty feet at its narrowest point. Lot, Substandard. "Substandard lot" means any lot which does not meet the minimum required dimensions. Lot Area, Gross. "Gross lot area" means the total area, measured in a horizontal plane, included within the lot lines of a lot. Lot Area, Net. "Net lot area" means the total area included within the lot lines of a lot or parcel of proper- ty, exclusive of: (a) the entire area within a recorded roadway easement plus the area within ten feet measured perpendicular to the edge of the roadway easement; (b) the ten -foot perimeter of the lot perpendicular to the property lines; (c) any private drive or driveway that provides access to any other lot or parcel; and (d) the access strip portion of a flag lot. "Lot line" means the lines bounding a lot as defined herein. Lot Line, Front. "Front lot line" means the line dividing a lot from a roadway easement. On a corner lot, the Commission shall determine which street frontage shall be established as the front lot line. Lot Line, Rear. "Rear lot line" means the lot line opposite and most distant from the front lot line; or in the case of an irregularly shaped lot, a straight line not less than ten feet long, within the lot, and most nearly parallel to and at the maximum distance from the front lot line. Lot Line, Side. "Side lot line" means any lot lines other than the front or rear lot lines. "Lot width" means the average linear distance between side lot lines when measured at a ninety degree angle to the front lot line. (Ord. 269 § 6, 1997; Ord. 263 §8, 1996; Ord. 239 §11(part), 1993). 17.12.130 "M" words. terms and phrases. "Manufac- tured home" means a manufactured home is.a detached single- family dwelling with all of the following characteristics: A. Designed for long-term occupancy, and containing sleeping accommodations, a flush toilet, a tub or shower bath, and kitchen facilities, with plumbing and electric connections provided for attachment to an outside system; B. Designed to be transported after fabrication on its own wheels, or on a flat bed or other trailer or de- tachable wheels; manufactured homes do not move by means of an internal power source; and C. Delivered to the site where it is to be occupied as a complete dwelling, including major appliances and furniture, and ready for occupancy except for minor and incidental unpacking and assembly operations, location on 202 (Rolling Hills 10/97) City ./ Ie./tiny COMPUTATION OF LOT COVERAGE LOT COVERAGE (TITLE 17) 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 Main buildings, accessory buildings, structures, tennis courts, swimming pools, service yards (enclosed or unenclosed), stables, or an area of not less than 1,000 square feet for the construction of a stable and corral (with vehicle access thereto) shall not cover more than twenty percent (20%) of the net lot area, provided further that in addition to the above described improvements, the areas included within driveways, parking space, walks, patios, decks and asphalt or concrete paving of any kind excepting roads maintained by the Rolling Hills Community Association, shall not cover more than thirty-five percent (35%) of the net lot area. For the purposes of this Section "net area" shall exclude: a) the entire area within a recorded roadway easement plus the area within ten (10) feet measured perpendicular to the edge of the roadway easement; (b) the ten (10) foot perimeter of the lot perpendicular to the property lines; (c) any private drive or driveway that provides access to any other lot or parcel; and (d) the access strip portion of a flag lot. COMPUTATION OF BUILDABLE AREA AND COVERAGE THEREOF A policy of the City is to address coverage of an identified "EXISTING BUILDABLE AREA". Coverage thereof is based upon the calculation of the "footprint" square footage of the residence, garage, stable (barn), and other accessory structures proposed and/or developed on said "buildable area." For purposes of this calculation; "buildable area" shall be defined as stated in Section 17.12.020 of the Rolling Hills Municipal Code which declares existing "buildable area" as the portion of a lot that constitutes the existing building pad and any other contiguous portion of the lot WITHIN ALLOWABLE SETBACKS THAT HAS AN AVERAGE SLOPE OF TEN PERCENT (10%) OR LESS. If there is no existing building pad, it shall mean that portion of a lot within allowable setbacks that has an average slope of ten percent (10%) or less. A lot may have more than one "buildable area." Rev. 1-02 0 Printed on Recycled Paden. .w Property Line Easement Line Setback Lin. 10 feet excluded NET LOT AREA I• HI MA 1 I, I n •Io.1•••. ! •1 iir Ills' I d ul IIY IIIIII Ii!�Y YIY IriY ROADWAY EASEMENT EXCLUDE ROADWAY EASEMENTS PLUS 10 FEET AT PERIMETER OF THE ENTIRE PARCEL ..-14.0,-41. • , \gp- 3.-0014;---00 .8;7-E• • j • ; (.?• • PletA) ; • -•;•;.f .• 0 • . 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