2500 Planning - RFP for a Housing Element Update in the Year 2000 & General Plan Annual Report•
•
•
None.
PUBLIC HEARINGS
CONSIDERATION OF THE. REVISED HOUSING ELEMENT OF THE CITY " OF •
'ROLLING HILLS AND THE ''.2001 REPORT ON THE IMPLEMENTATION OF THE
GENERAL PLAN. , . ; i
RESOLUTION NO. 905 A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF ROLLING HILLS ADOPTING THE REVISED 2000 HOUSING ELEMENT,
GENERAL PLAN AMENDMENT NO. 2000-01, OF THE GENERAL PLAN OF THE
CITY OF ROLLING HILLS AND A NEGATIVE DECLARATION PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND ACCEPTING
AND FILING THE 2001 REPORT ON THE IMPLEMENTATION OF THE
GENERAL PLAN.
Principal Planner Schwartz presented the staff report providing information regarding state
requirements for cities to complete their Housing Elements. She reported that the Planning
Commission had reviewed this document.
Ms. Joann Lombardo, Comprehensive Planning Services, provided comments regarding the
housing needs assessment, constraints on housing production, housing assessment summary,
housing opportunities and housingplan related to the City that are provided in the Element.
Mayor Murdock opened the public hearing and called for testimony. Hearing none and no
discussion, Mayor Murdock closed the public hearing and called for a motion.
Councilmember Heinsheimer moved that the City Council adopt Resolution No. 905.
Councilmember Hill seconded the motion which carried unanimously.
OLD BUSINESS
•
NEW BUSINESS
• It
CONSIDERATION OF AWARD OF BID FOR HOUSING ELEMENT UPDATE PROJECT.
City Manager Nealis presented the staff report providing information regarding the project
and background on the contractor that staff proposes to be awarded the contract. Hearing no
discussion, Mayor Pernell called for a motion.
Councilmember Hill moved that the City Council award the 2000 Housing Element Update
and General Plan Annual Report to Comprehensive Planning Services in an amount not to
exceed $19,770. Councilmember Lay seconded the motion which carried unanimously.
1
•
CONSIDERATION OF AWARD OF BID FOR A HOUSING ELEMENT UPDATE IN THE
YEAR 2000 AND GENERAL PLAN ANNUAL REPORT FOR THE CITY OF ROLLING
HILLS.
City Manager Nealis presented the staff report indicating that the City only received one bid
for the proposed Housing Element Update and General Plan Annual Report. After a brief
discussion regarding the benefits of commencing another competitive bid process, the City
Council approved the staff recommendation to revise the deadline dates and request new bids
for the proposed Housing Element and General Plan Annual Report.
NEW BUSINESS
1
CONSIDERATION OF AWARD OF BID FOR A HOUSING ELEMENT UPDATE IN THE
YEAR 2000 AND GENERAL PLAN ANNUAL REPORT FOR THE CITY OF ROLLING
HILLS.
City Manager Nealis reported that only one bid was received for this project and it was still • •
being reviewed by.staff. He suggested that, the City 'Council hold his item• on the agenda for .... , •
presentation at the next meeting.
Hearing no objection, Mayor Pro Tem Pernell continued this item to Monday, March 13, 2000,
beginning at 7:30 p.m. in the City Council Chambers at City Hall, 2 Portuguese Bend Road,
Rolling Hills, California.
•
CONSIDERATION OF A REQUEST FOR PROPOSALS FOR A HOUSING ELEMENT
UPDATE IN THE YEAR 2000 AND GENERAL PLAN ANNUAL REPORT FOR THE
CITY OF ROLLING HILLS.
City Manager Nealis presented the staff report providing background regarding the request
for proposals for a Housing Element Update and General Plan Annual Report. In response to
Mayor Pro Tem Pernell, City Manager Nealis explained that the City has compiled a list of
companies that provide this type of service. .Hearing no further discussion, Mayor Pro Tem
Pernell called for a motion.
Councilmember Hill moved that the City Council approve the .Request for Proposals and
authorize staff to solicit bids for the Housing Element Update in the Year 2000 and General
Plan Annual Report. Councilmember Lay seconded the motion which carried unanimously.
RESOLUTION NO. 905
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS
ADOPTING THE REVISED 2000 HOUSING ELEMENT, GENERAL PLAN
AMENDMENT NO. 2000-01, OF THE GENERAL PLAN OF THE CITY OF
ROLLING HILLS AND A NEGATIVE DECLARATION PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND ACCEPTING AND
FILING THE 2001 REPORT ON THE IMPLEMENTATION OF THE GENERAL
PLAN.
THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND,
ORDER AND RESOLVE AS FOLLOWS:
Section 1. On January 4, 1957, the City of Rolling Hills was established as a duly
organized municipal corporation of the State of California.
Section 2. The City of Rolling Hills adopted its General Plan on June 25, 1990 and the
Housing Element of the General Plan on December 25, 1991. The General Plan establishes
goals, objectives and strategies to implement the community's vision for the future.
Section 3. Pursuant to the requirements of Government Code Section 65588(a), the City
of Rolling Hills has reviewed the Housing Element of the General Plan of the City and has
determined that it is appropriate to revise that Element to reflect the results of this review.
Section 4. The City prepared a draft revised Housing Element for the period 2000-2005
and submitted it to the State Department of Housing and Community Development (HCD) for
review on January 21, 2001, pursuant to Government Code Section 65585(b). The City received
comments on the draft from HCD on April 5, 2001, in the form of a letter from the Director of
HCD and an Appendix to the letter.
Section 5. Pursuant to the provisions of the California Environmental Quality Act
(CEQA), Public Resources Code Sections 21000 et seq., the State CEQA Guidelines, California
Code of Regulations, Title 14, Sections 15000 et seq., and the City's Local CEQA Guidelines,
the City prepared an initial study and determined that there was no substantial evidence that
the adoption of the draft 2000 Housing Element may have a significant effect on the
environment. Accordingly, a negative declaration was prepared and notice of that fact was
given in the manner required by law. The initial study is incorporated herein in full and is
attached to the revised Housing Element.
Section 6. Pursuant to Government Code Section 65400 (b)(1), the city prepared an
annual report identifiying progress made in implementing the provisions of the City General
Plan, specifically the Housing Element.
Section 7. Pursuant to Government Code Section 65352, the cities of Rolling Hills
Estates, Rancho Palos Verdes, Palos Verdes Estates, Lomita, the Palos Verdes Peninsula Center
Library, the Palos Verdes Peninsula Unified School District, the County of Los Angeles
Regional Planning Commission and the Local Agency Formation Commission were notified of
the public hearings for this project and notification of the public hearings were published in
the Palos Verdes Peninsula News. Copies of the draft and subsequently the revised 2000
Housing Element and Initial Study were made available at the public counter.
Section 8. A duly noticed public was held before the Planning Commission on
December 19, 2000, during which the Planning Commission considered the draft Housing
Element and the proposed negative declaration and received public testimony. Based on the
evidence before it, including public testimony, staff analysis, and all written evidence and
testimony, the Commission adopted Resolution No. 2000-32, recommending that the City
Council adopt the revised Housing Element.
Section 9. A duly noticed public hearing was held before the City Council on July 9,
2001, during which the City Council considered the draft Housing Element and the proposed
negative declaration and received public testimony and considered the recommendation of the
Planning Commission.
Section 10. Based on the facts contained in the Planning Commission resolution, the
staff reports, the public testimony, the negative declaration and initial study, the revised
housing element, and considering the record as a whole, pursuant to Government Code
Section 65354 the City Council hereby finds as follows:
Resolution No. 905 -1-
(a) The City Council considered the proposed negative declaration together with
comments on it received in the public review .process and finds that there is no substantial
evidence that the adoption of the revised 2000 Housing Element will have a significant effect
on the environment. In reaching this concllusion, the City Council has excercised its
independent judgement.
(b) The City has reviewed the Housing Element Guidelines adopted by HCD pursuant
to Section 50459 of the Health and Safety Code and has reviewed the findings contained in
HCD's letter dated March 26, 2001.. The City has prepared a letter to HCD which sets forth the
revisions that the City made to the Housing Element in response to comments from HCD. The
letter sets forth the reasons that the revised Housing Element substantially complies with the
requirements of the housing element law. The City Council hereby incorporates as if set out in
full as part of this resolution and by way of explanation for the basis of the City Council's
conclusion that the revised Housing Element substantially complies with State law, as stated
in City's letter to HCD dated July 9, 2001, and is attached as Appendix A to the Housing
Element.
(c) The revised 2000 Housing Element is in full compliance with the requirements of
Government Code Section 65580 through 65589.8 as demonstrated by the analysis set forth in
the element itself.
(d) The revised 2000 Housing Element is consistent with the other elements of the
General Plan because the Element uses the land use designations of the Land Use Element and.
those designations are , in turn, consistent with the policies and provisions of the remaining
elements of the General Plan.
(e) The housing goals, objectives, and policies stated in the revised 2000 Housing
Element are appropriate for the City of Rolling Hills and will contribute to the attainment of
the state's housing goal.
(f) The adoption of the revised 2000 Housing Element will aid the City's efforts to
assist in the development of housing for all members of the community.
(g) The adoption of the revised Housing Element is in the public interest.
(h) The City Council received and reviewed the annual report on implementation of
the General Plan, and directs that the report be filed and forwarded to the State of California
Office of Planning and Research and the Department of Housing and Comminity
Development.
Section 10. The City Council hereby approves and adopts the proposed negative
declaration and the revised Housing Element of the General Plan of the City of Rolling Hills.
Section 11. The City Clerk is hereby directed to distribute copies of the 2000 Housing
Element of the Rolling Hills General Plan as provided in Section 65357 and to submit a copy of
the revised Housing Element and this Resolution to HCD, pursuant to Section 65585 of the
Government Code.
PASSED AND APPROVED ON THE 9TH DAY OF JULY, 2001
ATTEST:
MARILYN`KERN, DEPUTY CITY CLERK
Resolution No. 905 -2-
STATE OF CALIFORNIA
COUNTY OF LOS' ANGELES
CITY OF ROLLING HILLS
§§
I certify that the foregoing Resolution No. 905 entitled:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS
ADOPTING THE REVISED 2000 HOUSING ELEMENT, GENERAL PLAN
AMENDMENT NO. 2000-01, OF THE GENERAL PLAN OF THE CITY OF
ROLLING HILLS AND A NEGATIVE DECLARATION PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND ACCEPTING AND
FILING THE 2001 REPORT ON THE IMPLEMENTATION OF THE GENERAL
PLAN.
was approved and adopted at a regular meeting of the City Council on July 9, 2001 by the
following roll call vote:
AYES: Councilmembers Heinsheimer, Hill, Pernell,
Mayor Pro Tem Lay and Mayor Murdock.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
DEPUTY CITY CLERK
Resolution No. 905 -3-
1
RESOLUTION NO. 2000-32
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF ROLLING HILLS ADOPT THE DRAFT 2000 HOUSING
ELEMENT, GENERAL PLAN AMENDMENT NO. 2000-01, OF THE
GENERAL PLAN OF THE CITY OF ROLLING HILLS.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1. On January 4, 1957, the City of Rolling Hills was established as a duly
organized municipal corporation of the State of California.
Section 2. The City of Rolling Hills adopted its General Plan on June 25, 1990 and
the Housing Element of the General Plan on December 25, 1991. The General Plan
establishes goals, objectives and strategies to implement the community's vision for the
future.
Section 3. Pursuant to the requirements of Government Code Section 6558(a),
the City of Rolling Hills has reviewed the Housing Element of the General Plan of the
City and has determined that it is appropriate to revise that Element to reflect the
results of this review.
Section 4. The City prepared a draft revised Housing Element for the period
2000-2005 and submitted it to the State Department of Housing and Community
Development (HCD) for review on December 15, 2000, pursuant to Government Code
Section 65585(b).
Section 5. On December 9, 2000, pursuant to Government Code Section 65090
and 65353, the cities of Rolling Hills Estates and Rancho Palos Verdes, the Palos Verdes
Peninsula Center Library, the Palos Verdes Peninsula Unified School District, and the
County of Los Angeles were notified of the public hearing for this project and
notification of the public hearing was published in the Palos Verdes Peninsula News.
Copies of the 2000 Housing Element and Initial Study were made available at the public
counter.
Section 6. Pursuant to the provisions of the California Environmental Quality
Act (CEQA), Public Resources Code Sections 21000 et seq., the State CEQA Guidelines,
California Code of Regulations, Title 14, Sections 15000 et seq., and the City's Local
CEQA Guidelines, the City prepared an initial study and determined that there was no
substantial evidence that the adoption of the draft 2000 Housing Element may have a
significant effecton the environment. Accordingly, a negative declaration was
prepared and notice of that fact was given in the manner required by law. The initial
study is incorporated herein as if set out in full and attached hereto as Exhibit "A."
Section 7. A duly noticed public hearing before the Planning Commission to
consider the proposed negative declaration and the draft 2000 Housing Element was
RESOLUTION NO. 2000-32
PAGE 1
held on December 19, 2000 at which time public comments on the negative declaration
and draft 2000 Housing Element were received by the Commission.
Section 8. The Planning Commission considered, individually and collectively,
the proposed negative declaration and draft 2000 Housing Element and after due
consideration of public testimony, staff analysis and the Commission's deliberations,
the Commission has determined that the draft 2000 Housing Element, General Plan
Amendment No. 2000-01, attached hereto as Exhibit "B" and incorporated by reference
into this Resolution, implements the goals and the needs in terms of the type of housing
envisioned by the City's General Plan.
Section 9. Based upon the facts contained in this Resolution, those contained in
the staff report and other components of the legislative record, those contained in the
proposed negative declaration and draft 2000 Housing Element, and the public
comments received by the Planning Commission, the Planning Commission
recommends that the City Council find as follows:
(a) The Planning Commission considered the proposed negative declaration
together with comments upon it received in the public review process and finds that
there is'ho substantial evidence that the adoption of the draft 2000 Housing Element
will have a significant effect on the environment.
(b) The City has reviewed the Housing Element Guidelines adopted by HCD
pursuant to Section 50459 of the Health and Safety Code.
(c) The draft 2000 Housing Element is in full compliance with the requirements
of Government Code Section 65580-65589.8 as demonstrated by the analysis set forth in
the element itself.
(d) The draft 2000 Housing Element is consistent with the other elements of the General
Plan because the Element uses the land use designations of the Land Use Element and
those designations in turn are reflective of, and consistent with, the policies and
provisions of the remaining elements of the General Plan.
(e) The housing goals, objectives, and policies stated in the draft 2000 Housing
Element are appropriate for the City of Rolling Hills and will contribute to the
attainment of the state housing goal.
(f) The adoption of the draft 2000 Housing Element will aid the City's efforts to
assist in the development of housing for all members of the community.
(g) For the foregoing reasons, the adoption of the draft 2000 Housing Element is
in the public interest.
PASSED AND APPROVED ON THE 19TH DAY OF DECEMB
ALLAN ROBERTS, CHAIRMAN
RESOLUTION NO. 2000-32
PAGE 2
Al 1EST:
YN KE , DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2000-32 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY ' OF ROLLING HILLS ADOPT THE DRAFT 2000 HOUSING
ELEMENT, GENERAL PLAN AMENDMENT NO. 2000-01, OF THE
GENERAL PLAN OF THE CITY OF ROLLING HILLS.
was approved and adopted at a regular meeting of the Planning Commission on
December 19, 2000 by the following roll call vote:
Commissioners Hankins, Margeta, Sommer, Witte and
Chairman Roberts.
AYES:
NOES:
ABSENT:
ABSTAIN:
None.
None.
None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
DEPUTY CIT\UCLERK
RESOLUTION NO. 2000-32
PAGE 3
CITY OF ROLLING HILLS
PROOF OF SERVICE BY MAIL AND POSTING
STATE OF CALIFORNIA
SS
COUNTY OF LOS ANGELES
I am a citizen of the United States. I am over the age of eighteen years and not a party to the within
proceeding; my business address is 2 Portuguese Bend Road, Rolling Hills, California.
On the G' day of e--,1 o , 2001,
I serve the within ez.zifr , i -e2/4'-7 r
•
a copy of which is annexed hereto and made a part hereof, on the person, or persons, named
below by placing a true copy thereof enclosed in a sealed envelope with postage thereon fully
prepaid, in the United States mail at Rolling Hills, California addressed as follows:
FAXED MAILED DELIVERED
Palos Verdes City Attorney City Manager
Peninsula News City Council
- Also posted at City Hall.
I certify (or declare) under penalty of perjury, that the foregoing is true and correct.
Executed on the c2F74 day of
, 2001 at Rolling Hills, California.
MARILYN L. KERN
DEPUTY CITY CLERK
CEO !? Ff,.$ ./J•fF,
INCORPORATED JANUARY 24, 1957
NOTICE OF PUBLIC HEARING
AND NOTICE OF NEGATIVE DECLARATION
CITY COUNCIL OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
NOTICE IS HEREBY GIVEN, that the City Council of the City of Rolling Hills
will hold a Public Hearing at 7:30 PM on Monday, JULY 9, 2001 in the Council
Chambers of City Hall, 2 Portuguese Bend Road, Rolling Hills, CA for the
purpose of receiving public input regarding the following:
CONSIDERATION OF THE REVISED HOUSING ELEMENT OF THE CITY OF
ROLLING HILLS.
The Revised Housing Element of the City of Rolling Hills assesses current
housing issues, identifies future housing needs of City residents, and provides
goals, policies and a five-year schedule of programs for the preservation,
maintenance and construction of housing within the City in accordance with
State Law.
FINDINGS OF NO SIGNIFICANT ENVIRONMENTAL EFFECT:
BASED ON THE INITIAL STUDY, AND CONDITION(S) (IF APPLICABLE), IT
HAS BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A
SIGNIFICANT EFFECT ON THE ENVIRONMENT.
A copy of the Housing Element, Initial Study, and the Negative Declaration are
on file in the offices of The City of Rolling Hills, 2 Portuguese Bend Road, Rolling
Hills, CA 90274 and any person is welcome to review the proposed documents
prior to the public hearing.
If you challenge the approval or denial of the proposed Housing Element in
court, you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice, or in written correspondence
delivered to the City of Rolling Hills at, or prior to, the public hearing.
To receive a copy of the Initial Study or for additional information, please contact
the City of Rolling Hills at (310) 377-1521.
Printed on Recycled Pape!
Ci'4, of leo!l..y.1l.�lf
INCORPORATED JANUARY 24, 1957
SENT TO THE ATTACHED LIST.
NOTICE OF PUBLIC HEARING
AND NOTICE OF NEGATIVE DECLARATION
CITY COUNCIL OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
NOTICE IS HEREBY GIVEN, that the City Council of the City of Rolling Hills
will hold a Public Hearing at 7:30 PM on Monday, JULY 9, 2001 in the Council
Chambers of City Hall, 2 Portuguese Bend Road, Rolling Hills, CA for the
purpose of receiving public input regarding the following:
CONSIDERATION OF THE REVISED HOUSING ELEMENT OF THE CITY OF
ROLLING HILLS.
The Revised Housing Element of the City of Rolling Hills assesses current
housing issues, identifies future housing needs of City residents, and provides
goals, policies and a five-year schedule of programs for the preservation,
maintenance and construction of housing within the City in accordance with
State Law.
FINDINGS OF NO SIGNIFICANT ENVIRONMENTAL EFFECT:
BASED ON THE INITIAL STUDY, AND CONDITION(S) (IF APPLICABLE), IT
HAS BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A
SIGNIFICANT EFFECT ON THE ENVIRONMENT.
A copy of the Housing Element, Initial Study, and the Negative Declaration are
on file in the offices of The City of Rolling Hills, 2 Portuguese Bend Road, Rolling
Hills, CA 90274 and any person is welcome to review the proposed documents
prior to the public hearing.
If you challenge the approval or denial of the proposed Housing Element in
court, you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice, or in written correspondence
delivered to the City of Rolling Hills at, or prior to, the public hearing.
To receive a copy of the Initial Study or for additional information, please contact
the City of Rolling Hills at (310) 377-1521.
Printed en Recycled Paper.
Mr. Kerwin Chich, Section Head
Impact Analysis Section
L. A. Cty, Dept. of Regional Planning
320 W. Temple Street
Los Angeles, CA 90012
Ms. Peg Tarbox, Deputy Director
Palos Verdes Peninsula Library Dist.
650 Deep Valley Drive
Palos Verdes Peninsula, CA 90274
Mr. Joel Rojas, Planning Director
City of Rancho Palos Verdes
30940 Hawthorne Boulevard
Rancho Palos Verdes, CA 90275
LAFCO
383 Hahn Hall of Administration
500 W. Temple Street
Los Angeles, CA 90012
Mr. Oscar Orci, Planning Director
City of Rolling Hills Estates
4045 Palos Verdes Drive North
Rolling Hills Estates, CA 90274
/
Cu, `e1Pn9 JUL
INCORPORATED JANUARY 24, 1957
NOTICE OF PUBLIC HEARING
AND NOTICE OF NEGATIVE DECLARATION
CITY COUNCIL OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
NOTICE IS HEREBY GIVEN, that the City Council of the City of Rolling Hills
will hold a Public Hearing at 7:30 PM on Monday, JULY 9, 2001 in the Council
Chambers of City Hall, 2 Portuguese Bend Road, Rolling Hills, CA for the'
purpose of receiving public input regarding the following:
CONSIDERATION OF THE REVISED HOUSING ELEMENT OF THE CITY OF
ROLLING HILLS.
The Revised Housing Element of the City of Rolling Hills assesses current
housing issues, identifies future housing needs of City residents, and provides
goals, policies and a five-year schedule of programs for the preservation,
maintenance and construction of housing within the City in accordance with
State Law.
FINDINGS OF NO SIGNIFICANT ENVIRONMENTAL EFFECT:
BASED ON THE INITIAL STUDY, AND CONDITION(S) (IF APPLICABLE), IT
HAS BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A
SIGNIFICANT EFFECT ON THE ENVIRONMENT.
A copy of the Housing Element, Initial Study, and the Negative Declaration are
on file in the offices of The City of Rolling Hills, 2 Portuguese Bend Road, Rolling
Hills, CA 90274 and any person is welcome to review the proposed documents
prior to the public hearing.
If you challenge the approval or denial of the proposed Housing Element in
court, you may be limited to raising only those issues you or someone else raised
at the public hearing described in this notice, or in written correspondence
delivered to the City of Rolling Hills at, or prior to, the public hearing.
To receive a copy of the Initial Study or for additional information, please contact
the City of Rolling Hills at (310) 377-1521.
Printed on Recycled Paper.
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA.
COUNTY OF LOS ANGELES,
I am a citizen of the United States and a resident
of the County aforesaid; I am over the age of
eighteen years, and not a party to or interested in
the above -entitled matter. I am the principle clerk
of the printer of the
Palos Verdes Peninsula News
a newspaper of general circulation, printed and
published semi-weekly
In the City of Rancho Palos Verdes
County of Los Angeles, and which newspaper has
been adjudged a newspaper of general circulation
by the Superior Court of the County of Los
Angeles, State of California, under the
date of October 15, 1963
Case Number C 824957 ; that the
notice, of which the annexed is a printed copy (set
in type not smaller than nonpareil), has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to -wit:
Tune 30,
in the year 2001.
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Dated at Rancho Palos Verdes
California, this 30th day of June 2001.
V Y V
Signature
This space is for the County Clerk's Filing Stamp
JUL 0 5 2001
CITY OF 4RQLU i . HI' LS
Proof of Publication of
PVPN# 6490
P.V.P. News No. 6490
NOTICE OF PUBLIC HEARING
AND NOTICE OF NEGATIVE DECLARATION
CITY COUNCIL OF THE
CITY OF ROLLING HILLS, CALIFORNIA
i...NOTIGE IS HEREBY GIVEN, that the City Council of
the City of Rolling Hills will hold a Public Hearing at 7:30
r'PM'3fi Monday, JULY s9,:2001 in tie Council Chambers
of City Hall, 2 PortugueSe' Bend Road, Rolling Hills, CA
i for the purpose of receiving public input regarding the fol-
lowing:
CONSIDERATION OF THE REVISED HOUSING
ELEMENT OF THE CITY OF ROLLING HILLS.
The Revised Housing Element of the City of Rolling
Hills assesses current housing issues, identifies future
housing needs of City residents, and provides goals,
policies and a five-year schedule of programs for the
preservation, maintenance and construction of housing
within the City in accordance with State Law. •
FINDINGS OF NO SIGNIFICANT ENVIRONMENTAL
EFFECT:
BASED ON THE INITIAL STUDY, AND CONDITION(S)
(IF APPLICABLE), IT HAS BEEN DETERMINED THAT
THE PROJECT WILL NOT HAVE A SIGNIFICANT
EFFECT ON THE ENVIRONMENT.
A copy of the Housing Element, Initial Study, and the
Negative Declaration are on file in the offices of The City
of Rolling Hills. 2 Portuguese Bend Road.'.Rolling Hills,
CA 90274 and any person is welcome to review the pro-
posed documents prior to the public hearing.
If you challenge the approval or denial of the proposed
Housing Element iri court, you may be limited to raising
only those issues you or someone else raised at the pub-
lic hearing described in this notice, or in written corre-
spondence delivered to the City of Rolling Hills at, or
prior to, the public hearing.
To receive a copy of the Initial Study or for additional
information, please contact the City of Rolling Hills at
(310) 377-1521.
Published in the Palos Verdes Peninsula News on
June 30. 2001.
RICHARDS, WATSON & GERSHON
ATTORNEYS AT LAW
GLENN R. WATSON
ERWIN E. ADLER
OAROLD D. PIEPER
ALLEN E. RENNETT
STEVEN L. DORSEY
WILLIAM L. STRAUSZ
MITCHELL E. ABBOTT
TIMOTHY L. NEUFELD
GREGORY W. STEPANICICH
ROCHELLE BROWNE
MICHAEL JENKINS
WILLIAM B. RUDELL
QUINN M. BARROW
CAROL W. LYNCH
GREGORY M. KUNERT
THOMAS M. JUMBO
ROBERT C. CECCON
SAYRE WEAVER
STEVEN H. KAUFMANN
GARY E. GANS
JOHN J. HARRIS
KEVIN G. ENNIS
ROBIN 0. HARRIS
MICHAEL ESTRADA
LAURENCE S. WIENER
STEVEN R. ORR
MICHAEL G. COLANTUONO
B. TILDEN KIM
SASKIA T. ASAMURA
KAYSER 0. SUME
SAUL JAFFE
PETER M. THORSON
JAMES L. MARKMAN
CRAIG A. STEELE
T. PETER PIERCE
AMY GREYSON
TERESA C. BUCHHEIT'
DEBORAH R. HAKMAN
RUBIN D. WEINER
WILLIAM P. CURLEY III
D. CRAIG FOX
LYNN 1. IBARA
JANET E. COLESON
TERENCE R. BOGA
LISA BOND
ROBERT H. PITTMAN
ROXANNE M. DIAZ
MARIBEL S. MEDINA
ERIKA M. FLEMING
OLIVIA WAI-WEN SUAN
MANUEL VILLEGAS, JR.
ELANA A. LUBER
CHANDRA GEHRI SPENCER
MATTHEW D. MITCHELL
PAULA GUTIERREZ BAEZA
RUBEN DURAN
GABRIEL FLORES
ALEXANDER ABBE
JULIA C. HAFFNER
JACOB SHAHBAZ
'ADMITTED ONLY IN KENTUCKY
Craig Nealis
City Manager
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, California 90274
Re:
Dear Craig:
A PROFESSIONAL CORPORATION
THIRTY-EIGHTH FLOOR
333 SOUTH HOPE STREET
LOS ANGELES, CALIFORNIA 9007 1-1 469
(213) 626-8484
FACSIMILE (213) 626-0078
July 18, 2000
�fl
JUL 2 1 2000
CITY OF. ROLLING'.K.IS
AB 1744 - Extension of Deadline for Housing Element Revision
RICHARD RICHARDS
(1916-1988)
•
SAN FRANCISCO OFFICE
SUITE 960
FORTY-FOUR MONTGOMERY STREET
SAN FRANCISCO, CALIFORNIA 94104
(415) 421-8484
FACSIMILE (415) 421-8486
ORANGE COUNTY OFFICE
1 CIVIC CENTER CIRCLE
P.O. BOX 1059
BREA, CALIFORNIA 92822-1059
(714) 990-0901
FACSIMILE (714) 990-6230
OF COUNSEL
HARRY L. GERSHON
MARK L. LAMKEN
WILLIAM K. KRAMER
JIM G. GRAYSON
SCOTT I. BARER
I am writing to inform you that the Governor has signed AB 1744 into law as Chapter
117 of the Statutes at Large. The law is an urgency measure and takes effect immediately. The
legislation extends the deadline for revisions to housing elements for cities and counties within the
six -county jurisdiction of the Southern California Association of Governments ("SCAG"). As you
know, local governments must periodically revise their housing elements in accordance with the
housing goals assigned in the Regional Housing Needs Assessment ("RHNA"). Government Code
section 65588 previously required SCAG members to adopt their revisions by June 30, 2000. The
revised statute extends this deadline to December 31, 2000.
I would also like to advise you that the RHNA figures could potentially change before
the City adopts its revised housing element. SCAG is currently lobbying the state Department of
Housing and Community Development ("HCO") for further reductions in the SCAG regional goal,
and SCAG itself has yet to issue a final decision on numerous appeals to its RHNA. Depending upon
the outcome of these efforts, the housing goals applicable to the City may change. This does not,
however, affect the City's obligation to adopt an updated housing element by December 31, 2000.
Accordingly, I recommend that you proceed with the revision of the housing element using the
existing RHNA figures, assuming they will remain valid. Should the RHNA figures subsequently
change, an amendment to the housing element can be prepared at that time.
RICHARDS, WATSON & GERSHON
Craig Nealis
July 18, 2000
Page 2
If you have any questions or would like assistance with your housing element update,
please contact me or Alexander Abbe, who assisted in the preparation of this letter.
R6980\0001\616711.3
City 0/ JUL
61?
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
DATE: DECEMBER 19, 2000
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
SUBJECT: CONSIDERATION OF A DRAFT 2000 HOUSING ELEMENT OF THE CITY
OF ROLLING HILLS.
The draft 2000 Housing Element of the City of Rolling Hills assesses current
housing issues, identifies future housing needs of City residents, and
provides goals, policies and a five-year schedule of programs for the
preservation, maintenance and construction of housing within the City in
accordance with State law.
BACKGROUND
In keeping with state requirements for cities to complete their Housing Element by
December 31, 2000, staff has prepared the attached 2000 Housing Element Update and
the environmental or "Initial Study" for the 2000 Housing Element Update. According
to state law, the Housing Element of the General Plan must be updated every five years
and the General Plan must be reviewed annually. The City's Housing Element was last
updated in December, 1991 and has not been reexamined due to postponements in State
funding of the Housing Element mandate. The State Housing and Community
Development Department has agreed that we are working with due diligence towards
the project's completion.
Since this is an update of an adopted element, the achievements of the existing Housing
Element must be evaluated. Existing policies and programs were revised and
augmented as appropriate to meet current and projected housing needs in the City.
HOUSING ELEMENT GOALS
The goal in revising the City's Housing Element is to develop a comprehensive housing
program which addresses the identified needs of Rolling Hills' present and future
residents, including affordability, availability, and adequacy of the City's housing stock.
Criteria to be used in developing the City's housing program shall include: (1)
satisfaction of State law, (2) acceptability to the local community and decision -making
bodies, and (3) feasibility given staff and budgetary constraints. The challenge in
developing the Housing Element is to produce an analysis of existing conditions, needs,
®Printed on Recycled Paper.
and constraints for land use planning and which will illuminate the workings of the
local housing market and provide a basis for policy and program development.
During preparation of the City's existing Housing Element, Ms. Joann Lombardo,
Comprehensive Planning Services, has worked in conjunction with staff and the City
Attorney's Office to develop a Housing Element that includes documentation of a
variety of constraints to developing multi -family housing; CC&Rs imposed by the
Rolling Hills Community Association (RHCA); geologic and topographic constraints;
and lack of a sanitary sewer system. Our approach to the Rolling Hills housing element
update assumes that the Planning Commission and City Council continue to endorse
this policy direction.
A. Implementation of Regional Housing Needs Allocation.
The City of Rolling Hills is constrained by the fact that all territory in the City is subject
to long-standing CC&Rs adopted prior to the incorporation of the City that strictly limit
the type and density of development in the City. Those CC&Rs are administered and
enforced by the Rolling Hills Community Association, a separate legal entity.
Historically, the City has provided its Community Development Block Grant (CDBG)
funds to support regional housing needs. Between FY 1980-81 and FY 1994-95, the City
of Rolling Hills allocated $159,465 in CDBG funds to the City of Lomita for acquisition
of property for low-income senior citizen housing unit construction. Since 1995, the
City of Lomita has not chosen to request Rolling Hills' available CDBG funds for
housing unit construction.
In an effort to continue this commitment to regional housing needs and to utilize the
City's available CDBG funds locally, the City completed an agreement in 1999 with the
City of Rancho Palos Verdes (RPV) to contribute, without reimbursement, $38,400 in
available CDBG funds to the City of Rancho Palos Verdes to share in the cost of a Home
Improvement Program, begun in 1998, for eligible low and moderate income residents
of detached single family. dwellings. That program provides grants and zero percent
deferred loans to correct hazardous structural conditions, make improvements
considered necessary to eliminate blight, improve handicapped access, and correct
building and health code violations.
The RPV Horne -Improvement Program is in the general interest of the City of Rolling
Hills as it supports regional and local housing element objectives related to low income
housing needs.
B. Housing Development in City
The City continues to work with and assist housing developers and builders to enable
new and/or replacement housing to be built in the City. The unique geographic and
infrastructure constraints in the City require high levels of cooperation between City
staff, developers and builders. Continued cooperation will facilitate the construction of
new housing to allow the City to meet its total regional share allotment of new housing.
In January, 1989, the Southern California Association of Governments (SCAG)
established 40 housing units as Rolling Hills' regional share for 1989-1994. In that time
DRAFT 2000 HOUSING ELEMENT UPDATE
PAGE 2
period, 15 new housing units were constructed, 5 of which were additional units.
Currently, SCAG has established 60 housing units as Rolling Hills' regional share for
2000-2005. The attached draft 2000 Housing Element describes in detail the constraints
on housing development in the City and concludes that the number of units to be
constructed to be 29 units or 48.3% of the SCAG estimate.
Efforts to promote and facilitate the development of homeowner sponsored sewer
districts were successful in that the City coordinated with homeowners to develop a
sewer district with 5 homeowners in the Johns Canyon area on the City's western
periphery that was connected to the County system. When feasible, the City continues
to promote and facilitate additional homeowner connections to the County system
although properties in the City are located at great distances from County sewer lines as
well as from one another, and beyond the City's financial means to subsidize.
CONCLUSION
A full update of the City's General Plan is not recommended at this time.. The attached
state -mandated draft Housing Element update was forwarded to the State Housing and
Community Development Department on December 15, 2000.
RECOMMENDATION
It is recommended that the Planning Commission open the public hearing, review the
attached 2000 Housing Element Update and Initial Study for the 2000 Housing Element
Update, take public testimony, and consider draft Resolution No. 2000-32.
DRAFT 2000 HOUSING ELEMENT UPDATE
PAGE 3
DRAFT
RESOLUTION NO. 2000-32
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF ROLLING HILLS ADOPT THE DRAFT 2000 HOUSING
ELEMENT, GENERAL PLAN AMENDMENT NO. 2000-01, OF THE
GENERAL PLAN OF THE CITY OF ROLLING HILLS.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1. On January 4, 1957, the City of Rolling Hills was established as a duly
organized municipal corporation of the State of California.
Section 2. The City of Rolling Hills adopted its General Plan on June 25, 1990 and
the Housing Element of the General Plan on December 25, 1991. The General Plan
establishes goals, objectives and strategies to implement the community's vision for the
future.
Section 3. Pursuant to the requirements of Government Code Section 6558(a),
the City of Rolling Hills has reviewed the Housing Element of the General Plan of the
City and has determined that it is appropriate to revise that Element to reflect the
results of this review.
Section 4. The City prepared a draft revised Housing Element for the period
2000-2005 and submitted it to the State Department of Housing and Community
Development (HCD) for review on December 15, 2000, pursuant to Government Code
Section 65585(b).
Section 5. On December 9, 2000, pursuant to Government Code Section 65090
and 65353, the cities of Rolling Hills Estates and Rancho Palos Verdes, the Palos Verdes
Peninsula Center Library, the Palos Verdes Peninsula Unified School District, and the
County of Los Angeles were notified of the public hearing for this project and
notification of the public hearing was published in the Palos Verdes Peninsula News.
Copies of the 2000 Housing Element and Initial Study were made available at the public
counter.
Section 6. Pursuant to the provisions of the California Environmental Quality
Act (CEQA), Public Resources Code Sections 21000 et seq., the State CEQA Guidelines,
California Code of Regulations, Title 14, Sections 15000 et seq., and the City's Local
CEQA Guidelines, the City prepared an initial study and determined that there was no
substantial evidence that the adoption of the draft 2000 Housing Element may have a
significant effect on the environment. Accordingly, a negative declaration was
prepared and notice of that fact was given in the manner required by law. The initial
study is incorporated herein as if set out in full and attached hereto as Exhibit "A."
Section 7. A duly noticed public hearing before the Planning Commission to
consider the proposed negative declaration and the draft 2000 Housing Element was
RESOLUTION NO. 2000-32
PAGE 1
DRAFT
held on December 19, 2000 at which time public comments on the negative declaration
and draft 2000 Housing Element were received by the Commission.
Section 8. The Planning Commission considered, individually and collectively,
the proposed negative declaration and draft 2000 Housing Element and after due
consideration of public testimony, staff analysis and the Commission's deliberations,
the Commission has determined that the draft 2000 Housing Element, General Plan
Amendment No. 2000-01, attached hereto as Exhibit "B" and incorporated by reference
into this Resolution, implements the goals and the needs in terms of the type of housing
envisioned by the City's General Plan.
Section 9. Based upon the facts contained in this Resolution, those contained in
the staff report and other components of the legislative record, those contained in the
proposed negative declaration and draft 2000 Housing Element, and the public
comments received by the Planning Commission, the Planning Commission
recommends that the City Council find as follows:
(a) The Planning Commission considered the proposed negative declaration
together with comments upon it received in the public review process and finds that
there is no substantial evidence that the adoption of the draft 2000 Housing Element
will have a significant effect on the environment.
(b) The City has reviewed the Housing Element Guidelines adopted by HCD
pursuant to Section 50459 of the Health and Safety Code.
(c) The draft 2000 Housing Element is in full compliance with the requirements
of Government Code Section 65580-65589.8 as demonstrated by the analysis set forth in
the element itself.
(d) The draft 2000 Housing Element is consistent with the other elements of the General
Plan because the Element uses the land use designations of the Land Use Element and
those designations in turn are reflective of, and consistent with, the policies and
provisions of the remaining elements of the General Plan.
(e) The housing goals, objectives, and policies stated in the draft 2000 Housing
Element are appropriate for the City of Rolling Hills and will contribute to the
attainment of the state housing goal.
(f) The adoption of the draft 2000 Housing Element will aid the City's efforts to
assist in the development of housing for all members of the community.
(g) For the foregoing reasons, the adoption of the draft 2000 Housing Element is
in the public interest.
PASSED AND APPROVED ON THE 19TH DAY OF DECEMBER, 2000.
ALLAN ROBERTS, CHAIRMAN
RESOLUTION NO. 2000-32
PAGE 2
DRAFT
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2000-32 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF ROLLING HILLS ADOPT THE DRAFT 2000 HOUSING
ELEMENT, GENERAL PLAN AMENDMENT NO. 2000-01, OF THE
GENERAL PLAN OF THE CITY OF ROLLING HILLS.
was approved and adopted at a regular meeting of the Planning Commission on
December 19, 2000 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices
DEPUTY CITY CLERK
RESOLUTION NO. 2000-32
PAGE 3
Revised DRAFT
2000 Housing Element Update
4
City of Rolling Hills
December 14, 2000
Revised DRAFT
CITY OF ROLLING HILLS
HOUSING ELEMENT UPDATE
December 14, 2000
Prepared for:
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
Prepared by:
Comprehensive Planning Services
P.O. Box 15592
Newport Beach, California 92659
ROLLING HILLS HOUSING ELEMENT UPDATE
TABLE OF CONTENTS
Section Page
I. INTRODUCTION 1
A. Community Overview 1
B. Purpose of the Element 2
C. Legislative Requirements 3
D. Scope and Content 4
E. Relationship to other General Plan Elements 4
F. Relationship to Private Land Use Restrictions 4
G. Public Participation 4
H. Sources of Information 5
H. HOUSING NEEDS ASSESSMENT 5
A. Population Characteristics 6
B. Household Characteristics 9
C. Housing Characteristics 16
D. Assisted Units at Risk of Conversion 21
III. CONSTRAINTS ON HOUSING PRODUCTION 21
A. Market Constraints 21
B. Governmental Constraints 22
C. Contractual Constraints 26
D. Infrastructure Constraints 26
E. Geologic Constraints 27
F. Environmental Constraints 27
IV. HOUSING ASSESSMENT SUMMARY 28
A. Local Housing Assessment 28
B. Regional Housing Assessment 28
V. HOUSING OPPORTUNITIES 29
A. Availability of Sites for Housing 29
B. Residential Development Potential Compared to RHNA 32
C. Opportunities for Energy Conservation 33
C. Financial Resources 34
VI: HOUSING PLAN 38
A. Review of Housing Element Performance To -date 38
Revised DRAFT i i City of Rolling Hills
December 14 2000 Housing Element
B. Goals and Policies 41
C. Implementing Programs 43
APPENDICES
A. Section 17.16 of the Zoning Code (RA -S Zone)
B. Section 17.28 of the Zoning Code (Second Unit Ordinance)
C. Rolling Hills Community Association Covenants, Conditions, and Restrictions (CC&Rs)
D. Landslide Exhibit of the Safety Element
E. Correspondence to Jan Debay, SCAG Growth Visioning Committee
Figure Page
1. Vicinity Map 1
2. Vacant Lands Available for Residential Development 31
Table
Page
1 City of Rolling Hills Population Growth 7
2 Age Characteristics 7
3 Ethnic Composition 9
4 Household Type 10
5 Household Size 11
6 Number And Percent Of Households By Income Range 12
7 Median Household Income 12
8 Housing Trends • 16
9 Residential Recycling 17
10 Age of Housing Stock 18
11 Affordable Housing Prices & Rents by Income Group 20
12 Summary of Residential Development Fees 25
13 RHNA New Housing Construction Needs 29
14 Residential Development Potential 30
15 Federal and State Housing Programs 35
16 Progress toward Implementing 1991 Housing Element Programs 39
Revised DRAFT
December 14 2000
City of Rolling Hills
Housing Element
DRAFT
ROLLING HILLS HOUSING ELEMENT UPDATE
I. INTRODUCTION
A. Community Overview
The City of Rolling Hills is a rural residential community, consisting entirely of large lot
residential parcels of one acre or more. Physically, the community encompasses 2.98 square
miles of land on the Palos Verdes Peninsula in the County of Los Angeles. (Refer to Figure 1,
Vicinity Map.) The land use pattern was established with the original subdivision and sale of
parcels that began in 1936. The community is comprised of single -story California ranch style
homes with three -rail fences and equestrian facilities in a wooded setting, developed around the
hilly terrain and deep canons of the City.
Figure 1. Vicinity Map
Revised DRAFT
December 14 2000
City of Rolling Hills
Housing Element
Y
From its inception in 1936, the emphasis in Rolling Hills has been to create and maintain a
residential community that would respect its unique land form constraints. The City's minimum
lot size requirements were established in recognition of these constraints, which include:
• Steeply sloping hillsides
• Landslide hazards
• Lack of urban infrastructure, specifically sewer
• Danger of wildland fires
• Restrictions of enforceable covenants, conditions, and restrictions of the Rolling Hills
Community Association
• Sensitive animal habitats and species
Expansive soils and geologic hazard conditions continue to place constraints on development
within the City. The City has experienced recent major landslides due to soil saturation and
instability, further limiting the developable area within its boundaries. In 1973, ten homes were
destroyed by fire in or near the Flying Triangle Active Landslide Area in the southern portion of
the City; nine of the homes were rebuilt. In the 1980's, a major geologic slippage occurred in the
same Flying Triangle Landslide Area. Five homes in this area suffered irreparable damage,
creating a 130.9 -acre geologically unstable area in the City. Total irreparable loss to date from
this active landslide area is six homes.
Only a few homes on the western periphery of the City are served by a sewer system.
Consequently, any new development must utilize septic tanks and leach fields for disposal of
sanitary waste. Past experience suggests substantial care and restraint must be exercised in the
expansion of any existing systems or the addition of new systems to avoid possible ground
instability due to saturation of the upper soil layers. This situation, in conjunction with recent
active landslide activity, continues to constrain development densities in the City.
Rolling Hills has been largely built -out for the past thirty years. All of the developable property
in the City is subject to Rolling Hills Community Association, a non-profit California
Corporation, enforceable covenants, conditions, and restrictions (CC&Rs) that run with the
property in perpetuity. These CC&Rs have been in place prior to the City's incorporation, and
continue to restrict development based on the community's unique constraints.
Within the context of these overwhelming constraints, the City has actively pursued avenues to
support residential development and facilitate affordable housing opportunities. Specifically, the
City has adopted amendments to its Zoning Ordinance to allow for manufactured housing units
and has reached out to adjacent communities to address its regional affordable housing needs.
The City has conducted these efforts in compliance with State Housing Element Law as
summarized below.
B. Purpose of the Element
The provision of adequate housing for families and individuals of all economic levels is an
important issue. It has been a main focus for State and Local governments. The issue has grown
in complexity due to rising land and construction costs, as well as increasing competition for
Revised DRAFT 2 City of Rolling Hills
December 14 2000 Housing Element
physical and financial resources in both the public and the private sectors. •
In response to this concern, the California Legislature amended the Government Code in 1980.
The amendment requires that each local community include in its Housing Element a specific
analysis of its housing needs and a realistic set of programs designed to meet hose needs. This
analysis is to be set forth in a Housing Element and incorporated in the General Plan of each
municipality.
The requirements of the law are prefaced by several statements of State policy set forth in
Section 65580 of the Government Code:
"... The availability of housing is of vital statewide importance, and the early attainment
of decent housing and a suitable living environment for every California family is a
priority of the highest order."
"... Local and State governments have a responsibility to use the powers vested in them to
facilitate the improvement and. development of housing to make adequate provision for
the housing needs of all economic segments of the community."
"... The legislature recognizes that in carrying out this responsibility, each local
government also has the responsibility to consider economic, environmental, and fiscal
factors and community goals set forth in the general plan and to cooperate with other
local governments and the State in addressing regional housing needs."
C. Legislative Requirements
State law requires each municipality to accomplish the following tasks:
• To identify and analyze the current and projected housing needs of all economic
segments of the community.
• To evaluate the current and potential constraints to meeting those needs, including
identifying the constraints that are due to the marketplace and those imposed by the
government.
• To inventory and assess the availability of land suitable for residential use.
• To set forth a series of goals, objectives, policies and programs aimed at responding to
the housing needs, the market and governmental constraints, and the housing
opportunities.
This Housing Element Update has been prepared in accordance with applicable State law. It has
also been prepared consistent with the City of Rolling Hills General Plan and the community's
vision of its housing needs and objectives.
Revised DRAFT
December 14 2000
3 City of Rolling Hills
Housing Element
D. Scope and Content
The Housing Element consists of five major components:
• An analysis of the City's demographic and housing characteristics and trends
• A summary of the existing and projected housing needs of the City's households
• A review of potential market, governmental, and environmental constraints to meeting
the City's identified housing needs
• An evaluation of resources available to address Rolling Hills' housing goals
• A statement of the Housing Plan to address the City's identified housing needs, including
housing goals, policies and programs.
E. Relationship to Other General Plan Elements
The Government Code requires internal consistency among the various elements of a General
Plan. Section 65300.5 of the Government Code states that the General Plan and the parts and
elements thereof shall comprise an integrated and an internally consistent and compatible
statement of policies.
The Rolling Hills General Plan contains the following six elements: 1) Land Use; 2) Housing; 3)
Circulation; 4) Open Space and Conservation; 5) Safety; and 6) Noise. The City General Plan is
internally consistent. Policy direction introduced in one element is reflected in other plan
elements. For example, residential development capacities established in the Land Use Element
and constraints to development identified in the Safety Element and Open Space and
Conservation Element are incorporated into the Housing Element. This Housing Element builds
upon the other General Plan elements and is entirely consistent with the policies and proposals
set forth by the Plan.
F. Relationship to Private Land Use Restrictions
CC&Rs (covenants, conditions and restrictions) represent private contractual obligations
between homeowners and are usually established at the time a subdivision or community is built.
Development in Rolling Hills has been governed by CC&Rs since the community was laid out in
the 1930's. These CC&Rs severely limit development in the City, restricting residential density
to one residence per one -acre and two -acre lots. In particular, any construction, remodel, and
grading for a building, fence or structure is required under the CC&Rs to adhere to traditional or
California ranch architectural styles and aesthetics. The uses and purposes of all perimeter
easements around each property are required to be dedicated to the Community Association and
maintained for the purposes of ingress, egress, construction and maintenance of all infrastructure
constructed as roadways, bridle trials, sanitary and storm sewers, utility access and drainage. The
City enforces the provisions of the zoning ordinance, and provisions of the CC&Rs are enforced
by the Rolling Hills Community Association.
Revised DRAFT 4 City of Rolling Hills
December 14 2000 Housing Element
,r
G. Public Participation
Section 65583(c)(5) of the Government Code states that:
"The local government shall make diligent effort to achieve public participation of all the
economic segments of the community in the development of the housing element, and the
program shall describe this effort."
Public participation played an important role in the formulation of the goals, policies and
programs promulgated by this Housing Element. Public participation included the following
three meetings:
• Public hearing before the Planning Commission conducted on December 19, 2000; and
• Public hearing before the City Council conducted on January 8, 2001.
These meetings were open to all members of the community.
H. Sources of Information
A number of data sources were utilized to create the Rolling Hills Housing Element. These
resources include:
■ City of Rolling Hills General Plan; June 25, 1990.
• City of Rolling Hills Revised Final Environmental Impact Report, General Plan Update
and Zoning Ordinance Revision; April 1990.
• City of Rolling Hills Zoning Ordinance, Title 17; October 1995.
• City of Rolling Hills Community Development Department building permit records;
September 2000.
■ Southern California Association of Governments (SCAG) Regional Housing Needs
Assessment (RHNA); February 2000.
• Department of Finance Population and Housing data, January 2000.
• 1990 U.S. Census Report.
Various other informational sources were also referenced where appropriate. References to these
informational sources are cited where they appear within the text.
Revised DRAFT 5 City of Rolling
December 14 2000 Housing Element
'r
II. HOUSING NEEDS ASSESSMENT
A successful strategy for improving housing conditions must be preceded by an assessment of .
the housing needs of the community and region. This section of the Housing Element reviews the
major components of housing need including trends in Rolling Hills' population, households, and
the type of housing available. These changes reflect both local and regional conditions.
Consequently, the regional context is also presented.
The analysis that follows is broken down into four major subsections:
• Section A, Population Characteristics, analyzes the City of Rolling Hills in terms of
individual persons and attempts to identify any population trends that may affect future
housing needs.
• Section B, Household Characteristics, analyzes Rolling Hills in terms of households, or
living groups, to see how past and expected household changes will affect housing needs.
■ Section C, Housing Stock, analyzes the housing units in Rolling Hills in terms of
availability, affordability, and condition.
• Section D, Assisted Housing At Risk of Conversion, analyzes housing units that are
currently restricted to low income housing use and are "at -risk" to converting to market
rate units.
This assessment of Rolling Hills' housing needs will serve as the basis for identifying appropriate
policiesand programs in this Element.
Census information referenced in this section is from 1980 and 1990 reports. The 2000 Census
reports, when complete, will update much of the population and household information presented
in this section through the year 1999. It is anticipated that the next Housing Element update
(2005-2010) will contain data from the 2000 Census.
A. Population Characteristics
Rolling Hills population characteristics are important factors affecting the type and extent of
housing needs in the City. Population growth, age, race/ethnicity and employment
characteristics are discussed in this section.
1. Population Growth Trends
As of January 1, 2000, Rolling Hills had a resident population of 2,066, making it the sixth
smallest city in Los Angeles County'. The City has been largely built -out for the past thirty
years. As illustrated in Table 1, the City had a 1970 population of 2,050 and a 1980
State of California Department of Finance, City/County Population and Housing Estimates, January 01, 2000
Revised DRAFT 6 City of Rolling Hills
December 14 2000 Housing Element
population of 2,049. By 1990, according to the Census, the City population had dropped to
1,871.. This decrease from 1980 to 1990 includes some population lost as a result of the
damage from the Flying Triangle Landslide. The increase between 1990 and 2000 reflects
the movement of younger families into the City of Rolling Hills.
Limited growth in the City's population demonstrates the diminishing supply of parcels
available for development. Opportunities for new residents to move into Rolling Hills have
occurred primarily through redevelopment of the City's original housing stock and changes
in ownership.
TABLE 1
CITY OF ROLLING HILLS
POPULATION: 1970,1980,1990 and 2000
Year
Population
•
Percent Change
from Previous
Decade
1970 (a)
2050
—
1980 (a)
2049
0% .
1990 (b)
1871
-8.7%
2000 (c)
2066
10.4%
Source: (a) City General Plan
(b) 1990 Census
(c) Department of Finance Population and Housing Estimates (January 1, 2000)
2. Age Composition
The age structure of a population is an important factor in evaluating housing needs and
projecting the direction of future housing development. For example, if a city is experiencing an
outmigration of young adults (ages 25-34), there may be a shortage of first-time homebuyer
opportunities, or if a City has a substantial elderly population, specialized senior citizen housing
programs may be needed.
As illustrated in Table 2, Rolling Hills is a maturing community. The median age in the City was
38.2 in 1980, as compared to 30.9 in Los Angeles County, and 29.9 in the state of California. In
1990, the median age in Rolling Hills rose to 45.5, as compared to 30.7 for the County and 31.5
for the State. This higher median age in Rolling Hills reflects the City's large middle -age and
elderly population, and the fact that, according to the 1990 Census, the majority of the residents
have lived in the City for over 20 years.
The median age for the City, as well as the County and the State, is expected to continue to
. increase as the Baby Boom generation ages2. In terms of housing, the aging of the population
may increase the number of senior -aged households, which typically require smaller, more
affordable housing options and/or assistance with home maintenance.
2 The Baby Boom is a defined as the generation of people born between 1946 and 1964, during the post World War
II period when the there was a marked increase in the national birth rate.
DRAFT City of Rolling Hills
December 14, 2000 7 Housing Element
TABLE 2
CITY OF ROLLING HILLS
AGE CHARACTERISTICS OF POPULATION: 1980,1990
1980 (a) 1990 (b)
Age
#of
% of
#of
% of
Range
Persons
Population
Persons
Population
0-5
100
4.9%
107
5.7%
6-13
293
14.3%
194
10.4%
14-17
221
10.8%
106
5.7%
18-20
95
4.6%
72
3.8%
21-24
85
4.1%
75
4.0%
25-34
122
6.0%
139
7.4%
35-44
335
16.3%
223 .
11.9%
45-54
383
18.7%
357
19.1%
55-64
268
13.1%
312
16.7%
65+
147
7.2%
286
15.3%
TOTAL
2,049
100.0%
1871
100.0%
FEMALE 1,044 , ' 50.9 952 ' 50.9%'-` -
MALE `1,005_ 49.1 919 49.1%
Median Age 38.2 • 45.5
urce: (a) City General Plan
(b) 1990 Census
3. Ethnicity
The ethnic make-up of Rolling Hills residents is presented in Table 3. As this table reveals, the
majority of the City's residents in 1980 and 1990 were White. The proportion of Whites
decreased from 93% in 1980 to 87.3% in 1990, reflecting an increase in the proportion of other
ethnic groups in Rolling Hills. The second largest ethnic group in the City is persons of
Asian/Pacific Islander origin, representing 5% of the City's 1980 population, and 10% of the
City's 1990 population. Blacks and American Indians comprised 1.6% of the City's 1980
population, and 1.5% of the City's 1990 population. Persons denoting "Other" as their
race/ethnicity comprised 0.4% of the City's 1980 population, and 1.2% of the 1990 population.
Persons of Hispanic origin declined slightly, from 4.5% in 1980 to 4.2% in 1990.
DRAFT
City of Rolling Hills
December 14, 2000 8 Housing Element
TABLE 3
CITY OF ROLLING HILLS
RACE AND ETHNICITY: 1980,1990
1980 (a) 1990 (b)
Race and
Ethnicity
#of
Persons
% of
Population
#of
Persons
% of
Population
White
Black
American Indian
Asian/Pacific Islander
Other
1,906
27
6
102
8
93.0%
1.3%
.3%
5.0%
.4%
1633
28
0
188
22
87.3%
1.5%
0.0%
10.0%
1.2%
TOTAL
2,049
100.0%
1871
100.0%
Hispanic Origin*
92
4.5%
79
4.2%
ource: (a) City General Plan
(b) 1990 Census
* Note: Persons of Hispanic origin are separated by the Census from other ethnic groups, and are therefore
not counted in the total.
4. Employment
The 1990 Census indicated that 889 residents were in the labor force. Of these, over 97%
commuted outside the City to work, while less than 3%, approximately 25 persons conducted a
portion of their businesses from home.
The most recent employment data for the City is from the 1984 Industrial -Commercial
Employment project, which reported a total of 230 jobs in the City. Most of the employees in
the City were reported to be in the services industry, jobs primarily related to domestic, home
maintenance and landscape services. The jobs/housing relationship in the City is
overwhelmingly tilted towards housing, since most residents work in professional and business
related activities located outside the City:
There is no commercial or industrially zoned land in the City, which limits employment
opportunities to home -based occupations. No significant change in the number of jobs in
Rolling Hills is expected since no new source of employment is expected in the future.
B. Household Characteristics
Information on household characteristics is an important indicator of housing needs in a
community. Income and affordability is best measured at the household level, as are the special
DRAFT City of Rolling H.11s
December 14, 2000 9 Housing Element
housing needs of certain groups such as large families and female -headed households. As an
example, if a community has a substantial number of young family households whose incomes
combined with local housing costs preclude the option of home purchase, the city may wish to
initiate a homebuyer assistance program or participate or publicize the programs that are
available elsewhere.
The Bureau of the Census defines a "household" as "all persons who occupy a housing unit,
which may include families singles, or other"; boarders are included as part of the primary
household by the Census. Families are households related through marriage or blood, and a
single household refers to individuals living alone. "Other" households reflect unrelated
individuals living together (roommates). Persons living in retirement or convalescent homes,
dormitories, or other group living situations are not considered households.
According to the City General Plan, there were a total of 629 households in Rolling Hills in
1980. By 1990, the Census indicates the number of households had increased slightly to 636
households, representing a 1.1% increase. As illustrated in Table 4, families represent the City's
predominant household type, comprising 90% of the City's 1980 households and 86% of the
1990 households. In contrast, Countywide, only 72% of households in 1980 and 67% of
households in 1990 were family households. The family -orientation of Rolling Hills is expected
to continue through the current planning period.
TABLE 4
CITY OF ROLLING HILLS
HOUSEHOLD TYPE: 1980 & 1990
Household Type
1980 (a)
1990 (b)
No. of
Households
% of
Total
No. of
Households
% of
Total
Family
Nonfamily
566
63
90%
10%
549
87
86%
14%
Total
629
100%
•
636
100%•
(a) CIry General Plan
(b) 1990 Census
DRAFT
City of Rolling Hills
December 14, 2000 10 Housing Element
1. Household Size
Household size is an important indicator of population trends as well as overcrowding in
individual housing units. A city's average household size will increase over time if there is a
trend toward larger families. In communities where the population is aging, the average
household size may actually decline.
As shown in Table 5, average household size in Rolling Hilis was 2.94 persons per occupied unit
in 1990, increasing to 3.21 persons per occupied household in 2000. Compared to Los Angeles
County (2.91 persons per household in 1990 and 3.14 in 2000), the average household size in
Rolling Hillsis slightly, higher, reflecting the greater proportion of single-family homes and
family households.
TABLE 5
CITY OF ROLLING HILLS AND COUNTY OF LOS ANGELES
HOUSEHOLD SIZE: 1990 & 2000
Jurisdiction
1990 (a)
2000 (c)
Rolling Hilis
2.94
3.21
Los Angeles County
2.91
3.14
Source: (a) City General Plan
(b) 1990 Census
2. Overcrowding
Overcrowding is another indicator of housing affordability. Unit overcrowding is caused by the
combined effect of low earning and high housing costs in a community, and may reflect the
inability of households to buy or rent housing which provides reasonable privacy for their
residents. The Census defines overcrowded households as units with greater than 1.01 persons
per room, excluding bathrooms, hallways and porches.
According to the 1990 Census, the incidence of overcrowding in Rolling Hills was minimal,
with only 4 households (less than one percent of all City households) reporting more than one
person per room. By comparison, over 19% of Los Angeles County households reported
incidences of overcrowding. The 4 households defined as overcrowded in Rolling Hills are less
a reflection of economic necessity and more likely reflective of preferences for large families
and for choosing to have grandparents and other extended family members living in the same
household. A low incidence of severe overcrowding is expected to continue through the current
planning period.
DRAFT City of Rolling Hills
December 14, 2000 11 Housing Element
3. Household Income
An important factor, with respect to housing affordability is household income. While upper
income households have more discretionary income to spend on housing, low and moderate -
income households are more limited in the range of housing they can afford. Table 6
summarizes 1990 Census income data for the City, presenting the number and percent of
households by income range. According to the 1990 Census, the majority of City households
had 1989 incomes over $100,000 per year.
TABLE 6
CITY OF ROLLING HILLS
NUMBER AND PERCENT OF HOUSEHOLDS BY INCOME
RANGE —1990 Census
Income Range
Number of
Households
Percent of Total Households
Less than $5,000
$5,000 to $9,999
$10,000 to $14,999
$15,000 to $24,999
$25,000 to $34,999
($35,000 to $49,999
$50,000 to $74,999
$75,000 to $99,999
$100,000 to $149,999
$150,000 or more
8
0
14
13
4
35
42
45
119
357
1%
0%
2%
2%
1%
5%
7%
7%
19%
56%
TOTAL HOUSEHOLDS
_
637
100%
Median income for Rolling Hills, according to the 1990 Census, was $150,001. Compared to
neighboring cities, the County of Los Angeles and the state of California, Rolling Hills is a
wealthy community. As shown in Table 7, 1989 median household incomes fo: nearby cities
were: $79,797 for Rancho Palos Verdes, $101,320 for Palos Verdes Estates, $86,304 for Rolling
Hills Estates, and $36,422 for Lomita. For the County of Los Angeles, the 1989 median income
was $34,965, and for the state of California, the median incothe was $35,798.
DRAFT City of Rolling Hills
December 14, 2000 12 Housing Element
7
TABLE 7
CITY OF ROLLING HILLS, SURROUNDING CITIES AND COUNTY
MEDIAN HOUSEHOLD INCOME —1990 Census
Jurisdiction
Median Income
1989
Rolling Hills
Rancho Palos Verdes
Palos Verdes Estates
Rolling Hills Estates
Lomita
Los Angeles County
Source: 1990 Census
$150,001
$79,797
$101,320
$86,304
$36,422
$34,945
The 1990 Census estimated that 42 Rolling Hills residents, approximately 2% of the City's
population, had incomes below the poverty level. The Census also reported that no lower income
household in the City paid over 30% of its income on housing. Because of the high cost of
housing in the City (reference the Section II.C.5, Housing Costs, below), the population reported
as below the poverty level were likely adult dependent householders (such as elderly relatives),
those with high home equity reserves, or live-in help employed by resident households.
4. Housing Affordability
According to recent data from the State Department of Housing and Community Development
(HCD)3, the year 2000 median income for a four -person household in Los Angeles County is
$52,100. The Department of Housing and Urban Development (HUD) in conjunction with HCD
has developed the following income categories and their definitions (2000 income limits for a
four -person household in Los Angeles County are indicated in parenthesis):
• Very Low Income - less than 50% of the County median (less than $26,050)
• Low Income - between 51 and 80% of the County median ($26,051 - $41,680)
• Moderate Income - between 81 and 120% of the County median ($41,481 - $62,520)
• Upper Income - greater than 120% of the County median ($62,521+)
State and Federal standards for housing overpayment are based on an income -to -housing cost
ratio of 30% and above. Households paying greater than 30% have limited remaining income for
other necessities such as food, clothing, and health care. Upper Income households are generally
3 State of California Housing and Community Development Department, Income Limits Report, March 2000.
DRAFT City of Rolling Hills
December 14, 2000 13 Housing Element
capable of paying a larger proportion of their income for housing; therefore, estimates of housing
overpayment generally focus on lower income groups.
Distinguishing between renter and owner housing overpayment is important because, while
homeowners may over -extend themselves financially to afford the option of home purchase, the
owner always maintains the option of selling the home. Renters, on the other hand, are limited to
the rental market and are generally required to pay the rent established in that market. The 1990
Census data were used to assess the extent of housing overpayment. Renter housing costs include
both contract rent and utility costs. Owner housing costs include monthly mortgage or similar
payments, property taxes, fire and other insurance, and utilities.
The 1990 Census estimated that 10 or 1.5%, of the City's households were renters. Of those
renters, none were found to pay more than 30% of their income on housing. Of the 626 owner
households in 1990, comprising 98.5% of the total households, 185 were found to pay more than
30% of their income on housing. All of these owner households were identified in the upper
income category. Based on this 1990 data, housing affordability for existing Rolling Hills
residents does not appear to be an issue problem for those Rolling Hills residents.
5. Special Needs Groups
Certain segments of the population may have more difficultiesin finding decent, affordable
housing due to special circumstances. These "special needs" groups include the elderly, large
families, disabled persons, female -headed households, farmworkers, and the homeless, and are
required under State law to be addressed in the Housing Element. For the purposes of this
Housing Element Update, the 1990 Census is the most recent count of special needs households
available. The identified special needs groups are defined below:
Elderly Households: The special needs of many elderly households result from their limited,
fixed incomes, physical disabilities and dependence needs. At the time of the 1990 Census, 45%
of the City's households contained elderly members, aged 65 and older. In comparison, during
this same period, the elderly households comprised 28% of total households in Los Angeles.
According to the 1990 Census, 6 persons aged 65 and over were reported to had incomes below
the poverty level. These persons comprised less than 0.3% of the Rolling Hills population.
Because of the high cost of housing in the City (reference the Section II.C.5, Housing Costs,
below), these persons were likely elderly relatives living with their extended families, those with
high home equity reserves, or live-in help employed by resident households. This information
indicates that most of the City's elderly are able to afford adequate housing without assistance.
Large Households: Large households are identified in State housing law as a group with special
housing needs based on the generally limited availability of adequately sized, affordable housing
units. According to the 1990 Census, an estimated 20% of the City's households have five or
more members. This high incidence of large households is reflective of the City's large unit sizes
(over 30% of the houses in 1990 had 5 or more bedrooms), many of which include separate
quarters for domestic help. While large families traditionally experience housing needs related to
their lower incomes, large family households in Rolling Hills were identified as predominately
DRAFT City of Rolling Hills
December 14, 2000 14 Housing Element
upper income and adequately housed in the City's larger single-family homes. This information
indicates that in Rolling Hills large households do not represent a special needs group.
Disabled: Physical handicaps can hinder access to housing units of conventional design as well
as limit the ability of handicapped (or disabled) individuals to earn an adequate income. The
proportion of disabled individuals is increasing nationwide due to overall increased longevity
and lower fatality rates from accidents and disease. In 1990, an estimated 27 Rolling Hills
residents had disabilities, comprising 1.4% of the City's population. Of these residents, 13 or
0.7% had a work disability, defined as a physical condition that impeded a person's ability to
work. Sixteen or 0.9% had a public transportation disability, defined as a physical condition that
presented difficulty in the use of public transportation.
The upper income character of Rolling Hills residents indicate that disabled persons in Rolling
Hills can afford to modify their housing to accommodate special needs. Disabled elderly persons
can also obtain assistance through senior services programs, including the congregate care,
shared housing and equity conversion programs adopted as part of this element. (Reference
Section VI. C., below.)
Female -Headed Households: Single -parent households require special consideration and
assistance because of their greater need for day care, health care, and other facilities. Female -
headed households with children in particular tend to have lower incomes, thus limiting housing
availability for this group.
In 1990, Rolling Hills had an estimated 139 (or 22%) female -headed households. Of these
female -headed households, about 22 households (or 3%) were reported by the 1990 Census to
had incomes below the poverty level. Approximately half of those female households in Rolling
Hills had dependent children.
Because of the high cost of housing in the City (reference the Section II.C.5, Housing Costs,
below), female -headed in Rolling Hills households with incomes below th poverty level are to
have other financial resources with which to pay for housing and other necessities. Based on this
information, female -headed households in Rolling Hills do not appear to represent a special
needs group.
Farmworkers: The special housing needs of many farmworkers stem from their low wages and
the insecure nature of their employment. Only 13 Rolling Hills residents were employed in the
"farming, forestry and fishing" occupations in 1990. Because of Rolling Hills' urban setting and
the upper income character of its residents, persons employed in farming or related industries are
likely to be managers or owners of farming operations. Consequently, there is not expected to be
a demand for housing generated by farmworkers in the City.
Homeless: During the past decade, homelessness had become an increasingly reported problem
throughout the state. Factors contributing to the rise in homelessness included the general lack of
housing affordable to low and very low income persons, increases in the number of persons
whose incomes fall below the poverty level, reductions in public subsidies to the poor, and the
de -institutionalization of the mentally ill.
DRAFT City of Rolling Hills
December 14, 2000 15 Housing Element
There are currently a number of homeless facilities and service agencies registered with the
County Housing Authority. One of these facilities is the Beacon Light Mission in Wilmington
that currently has 22 beds. The Mission is open to adults but will also accept families. While no
one has been turned away from the dining tables in over a year, the beds are usually full. The
Mission finds that the majority of its clients are people searching for work in the harbor area.
Beacon Light Mission has served the homeless population since 1946. Also serving the
Wilmington/San Pedro area is Rainbow Shelter, a facility for battered women and children.
Rainbow Shelter provides shelter for up to 20 women and children and can refer potential clients
to other similar services in Long Beach, West Covina, Carson and Hermosa Beach.
The Los Angeles Homeless Services Authority (LAHSA) operates Access Centers that are key
entry points into homeless services throughout Los Angeles County, inclusive of Rolling Hills.
The Centers serve as a one -stop shop for people with multiple needs. They offer on -site services
including: mental health care, crisis counseling, case management, mail and message pick-up,
child care, medical care, legal aid, job training, and substance abuse treatment. More than 15,000.
clients a year use the Access Centers. The closest Centers to Rolling Hills are located in Long
Beach, West Covina and Santa Monica.
Recent conversations with each of these agencies indicate that they are fuliy occupied, but have
no record of patrons who have listed Rolling Hills as their previous place of residence. Part of
the reason for this is that no commercial or social services providers exist in the City to attract
homeless individuals or families. Additionally, Rolling Hills' gated entries, rugged terrain and
wildlife provide an inhospitable environment for the homeless.
The City of Rolling Hills currently has no identified homeless population. The City will
coordinate with and direct any homeless person(s) to local social service providers if the need
arises in the future.
DRAFT
December 14, 2000 City of Rolling Hills
16 Housing Element
C. Housing Characteristics
A housing unit is defined as a house, apartment, or a single room, occupied as separate living
quarters or, if vacant, intended for occupancy as separate living quarters. Separate living quarters
are those in which the occupants live and eat separately from any other persons in the building
and which have direct access from the outside of the building or through a common hall. A
community's housing stock is the compilation of all its housing units.
1. Housing Growth
Rolling Hills has been largely built out for the last thirty years. The supply of buildable land has
become increasingly constrained by fires, landslides and identification of biologically sensitive
species. During the past decade, the City has gained a net of 8 units. As shown in Table 8,
Rolling Hills' housing supply has grown from a 1990 count of 674 units to a 2000 count of 682
units, a one percent rate increase which is lower than most of its surrounding communities.
TABLE 8
HOUSING TRENDS
ROLLING HILLS AND SURROUNDING CITIES AND COUNTY 1990 & 2000.
Number of Housing Units % Increase
Jurisdiction
1990 a
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Rolling Hills
Estates
Lomita
Los Angeles
Coun
674
15,468
5,131
2,873
8,255
3,163,343
Source:
DRAFT
December 14, 2000
2000 b
682
15,742
5,211
3,005
8,301
3,272,169
1993-2000
1%
2%
2%
5%
1%
3%
(a) 1990 Census
(b) State of California, Department of Finance, Estimate for January 2000.
17
City of Rolling Hills
Housing Element
While the limited availability of land suitable for residential development has resulted in only
nominal increases in the City's housing stock, additional residential development has been
occurring through redevelopment of existing units. Much of the City's housing stock was built in
the 1950s, and is typified by 3,000 to 4,000 square foot ranch style homes. As in many
communities with a strong market for residential development and limited available land,
Rolling Hills' older housing stock is being replaced with much larger, expansive units averaging
6,000 to 8,000 square feet in size, according to City building permit records. As presented in
Table 9, in the five year period between June 1994 and June 2000, a total of 8 units were
demolished in the City, 7 of which were replaced with newly constructed units. In addition, 5
new homes on previously demolished or vacant lots were constructed. This trend of residential
recycling can be expected to continue and potentially increase as less vacant land is available for
development.
TABLE 9
CITY OF ROLLING HILLS
RESIDENTIAL RECYCLING ACTIVITY
1994-2000
Number of Housing Units
New Units
Replacement Units
Demolished Units
NET CHANGE IN NUMBER OF UNITS
5
7
8
4
Source: City of Rolling Hills Development Summary List Form, September 15, 2000.
2. Housing Type and Tenure
When Rolling Hills was originally laid out by A.E. Hanson in the 1930s, its 600 acres were
divided into one and two -plus acre homesites. It was established as a private community
governed by CC&Rs that run with the property in perpetuity,and limit development to one-story
single family homes on one- and two -acre lots. With incorporation of the area in 1957, the City's
ability to zone the property was constrained by the CC&Rs minimum lot size and commitment to
maintaining the area's rural character. Consequently, the City zoning established two residential
zone districts: RA -S-1 (Residential Agriculture -Suburban Zone, one acre minimum) and RAS-2
(Residential Agriculture -Suburban Zone, two acre minimum).
The tenure distribution of a community's housing stock (owner versus renter) influences several
aspects of a local housing market. Residential mobility is influenced by tenure, ownership
housing evidencing a much lower turnover rate than rental housing. Housing overpayment while
DRAFT City of Rolling Hills
December 14, 2000 18 Housing Element
faced by many households regardless of tenure, is far more prevalent among renters. Tenure
preferences are primarily related to households income, composition, and age of householder.
As in any community with an exclusively single-family housing stock, the vast majority of
Rolling Hills' households are owner -occupied. As noted above, the 1990 Census estimated that
1.5%, of the City's households were renters.
3. Vacancy Rates
According to the Regional Housing Needs Assessment (RHNA) prepared by SCAG, vacancy
rates are the most straightforward indicator of existing housing need. The difference between
current and optimal vacancy rates is a good measure of existing need. A 5% rental vacancy rate
is considered necessary to permit ordinary rental mobility. In a housing market with a lower
rental vacancy rate tenants will have difficulty locating appropriate units and strong market
pressure will inflate rents. A 2% vacancy rate for owned housing is considered normal.
Department of Finance estimates (January 2000) for Rolling Hills indicate a current vacancy rate
of 5.57%. This vacancy rate is higher than the 5% recommended by SCAG for renter housing,
and substantially higher than the 2% vacancy for owned housing. Based on this vacancy data,
there is ample housing supply in Rolling Hills to accommodate resident mobility.
4. Age and Condition of Housing Stock
Most homes begin to exhibit signs of decay when they approach thirty years of age. Common
repairs needed include new roofs, wall plaster and stucco. Homes thirty years or over with
deferred maintenance require more substantial repairs, such as new siding, plumbing or multiple
repairs to the roof, walls, etc. As indicated in Table 10, the majority of Rolling Hills' housing
(78%) was constructed between 1940-1969. Due to a diminishing supply of available land,
development in Rolling Hills slowed significantly in the mid 1970's and 1980's.
DRAFT
City of Rolling Hilts
December 14, 2000 19 Housing Element
TABLE 10
CITY OF ROLLING HILLS
AGE OF HOUSING STOCK: 1990
Year Built
Units % of Total
1939 or earlier 48 7%
1940-1949 95. 14%
1950-1959 273 41%
1960-1969 107 16%
1970-1974 93 14%
1975-1978 31 5%
1979 -March 1980 16 2%
April 1980 -Jan. 1989 11 1%
Totals
674 100.00%
Source: 1990 Census
The fact that the large majority of the City's housing stock is owner -occupied, combined with the
high quality of residential construction, has resulted in excellent upkeep of the City's units.
According to the City Planning Department, no significant housing condition problems have
been identified.
5. Housing Costs
Ownership Housing:. The median value of homes in the Palos Verdes Peninsula is substantially
higher than that for the County overall. According to the 1990 Census, the median value for
owner -occupied single family homes on the Palos Verdes Peninsula, inclusive of the cities of
Rolling Hills, Rolling Hills Estates, Palos Verdes Estates and Rancho Palos Verdes, was
$500,001. During this same period, the median value for an owner -occupied single family home
in the County was $226,400. The higher home values on the Palos Verdes Peninsula reflect the
extremely high cost of land due to the proximity to the coast of the Pacific Ocean, dramatic
rolling hills topography that tends to yield large lots, and opportunities for canyon, ocean and
city views.
A current review of sale price for existing single family detached homes in Rolling Hills indicate
that home prices range from $929,000 to $6,000,000, with a median home price of $2,365,0184
Home prices vary within this range based on size of the lot, size and age of the home, views and
amenities.
Rental Housing: The vast majority of Rolling Hills' households are owner -occupied, reflective
of the City's highly valued single-family housing stock. A current review of for rent units in the
Palos Verdes Peninsula found no listings in Rolling Hills.
HomeAdvisor.com, November 9, 2000.
DRAFT City of Rolling Hills
December 14, 2000 20 Housing Element
Housing Affordability: Based on Federal and state guidelines that households should not spend
more than 30% of their gross income on housing, Table 11 estimates the maximum housing costs
affordable to Very Low Income, Low Income and Moderate Income households in Los Angeles
County. In the case of rent, an allowance of $100 per month for utilities is added to the overall
per month housing costs. Renters may be required to cover water, sewer and trash pickup costs in
addition to the usual electric, gas and phone. In the case of purchase, the 30% includes payment
on principal and interest, and an assumed 1.25% allocation for taxes and homeowner insurance.
In actuality, taxes and insurance may exceed the assumed 1.25% in newer areas subject to
assessments, Mello -Roos districts or high fire hazard.
As illustrated in Table 11, for the County of Los Angeles, maximum housing costs affordable to
a Very Low Income four -person household are $84,945 to purchase a home and $751 per month
to rent a home. For a Low Income four -person household the maximum affordable housing costs
are $135,927 to purchase a home and $1,142 per month to rent a home. For a Moderate Income
four -person household the maximum affordable housing costs are $203,893 to purchase a home
and $1,663 per month to rent a home. Housing above these rates is considered affordable to only
Upper Income households.
With a median sales prices of a single-family home in Rolling Hills at $2,365,018, the average
monthly payment would be $12,348, assuming a 20% downpayment and a 30 year loan at
7.37%. This monthly payment is well beyond the financial means of low and moderate income
households.
TABLE 11
COUNTY OF LOS ANGELES
AFFORDABLE HOUSING PRICES AND RENTS BY INCOME GROUP: 2000
Income Category
Median Income
(4 -Person Household)
Maximum Home
Purchase Price
Maximum Home
Rental Rate
Very Low
Tess than $26,050
$ 84,954
$751 per month
Low
$26,051- $41,680
$135,927
$1,142 per month
Moderate
$41,681 - $62,520
$203,890
$1,663 per month
Upper
•
$62,521 and above
$203,893 and above
$1,663 per month
and above
Note: Calculation of affordable rent is based on a monthly payment of 30% of gross household income.
Calculation of affordable home sales price based on downpayment of 10%, annual interest rate of 8%, 30 -year
mortgage, and monthly payment of 30% of gross income.
DRAFT
City of Rolling H.1ls
. December 14, 2000 21 Housing Element
D. Assisted Housing At Risk Of Conversion
State law requires the City to identify, analyze and propose programs to preserve housing units
that are currently deed restricted to low income housing use and will possibly be lost as low-
income housing as these deed restrictions expire. There are no identified at risk housing units in
the City. No low income housing units in the City have been constructed with the use of federal
assistance programs, state or local mortgage revenue bonds, redevelopment tax increments, in -
lieu fees, or inclusionary housing ordinance or density bonuses. As a re3ult, there is no housing
at risk of losing its subsidized status, and no further discussion of at risk units is required.
III. CONSTRAINTS ON HOUSING PRODUCTION
A variety of factors add to the cost of housing in Rolling Hills and constrain the provision of
affordable units. These include market, governmental and infrastructure constraints. In Rolling
Hills, additional constraints to development are imposed by the restrictions of the community's
CC&Rs, and the land's unique geologic conditions and environmental resources.
A. Market Constraints
The high cost of renting or buying housing is the primary, ongoing constraint to providing
adequate housing in the City of Rolling Hills. High_constiuction costs, labor costs, land costs,
maintenance and market financing constraints all contribute to limit the availability of affordable
housing.
1. Land Costs
The single largest cost associated with building a new house in Rolling Hills is the cost of land.
Land costs include the cost of raw land, site improvements, and all costs associated with
obtaining government approvals. Like the entire Palos Verdes Peninsula, land costs are
extremely high in Rolling Hills due to its proximity to the Pacific coast, dramatic rolling hills
topography that tends to yield large lots, and opportunities for canyon, ocean and city views. In
addition to raw land costs, site improvements contribute to the cost of land in the City. The •
remaining vacant parcels in the City have severe topographic and/or geologic constraints that
would necessitate significant grading to accommodate development. The extremely high land
costs would make construction of lower income housing in the City impossible without
government subsidy.
2. Construction Costs
A major cost associated with building a new house is the cost of building materials, which
typically comprise between 40 to 50% of the sales price of a home. In Rolling Hills with its high
land costs, building materials are expected to comprise a smaller portion of the sales price of a.
home, typically 30 to 40%. According to construction industry indicators, overall construction
DRAFT City of Rolling Hills
December 14, 2000 22 Housing Element
costs rose over 30% during the past decade, with rising energy costs a significant contributor.
Typical residential construction costs range from approximately $50 to $80 per square foots.
Types of residential amenities (e.g., pools, fire places, porches) and construction materials
further increase the cost of construction.
Labor is another major cost component in building a house, constituting an estimated 17% of the
costs of constructing a single-family dwelling.
Construction costs are generally controlled by the market, and types of amenities and
construction materials are generally selected at the discretion of the property owner and/or
developer. However, the City Zoning Ordinance allows for manufactured housing units that can
help to reduce residential construction costs.
3. Financing
Home mortgage interest rates at the present time are relatively low. A fixed rate 30 -year loan for
a new home currently carries interest rates from 7 to 9%. Lower initial rates are available with
Graduated Payment Mortgages (GPMs), Adjustable Rate Mortgages (ARMs), and Buy -Down
Mortgages.
Interest rates at the present time are not a constraint to affordable housing. Financing for both
construction and long term mortgages is generally available in Rolling Hills subject to normal
underwriting standards. However, a more critical impediment to homeownership involves both
the affordability of the housing stock and the ability of potential buyers to fulfill down payment
requirements. Typically, conventional home loans will require 10 to 20% of the sale price as a
down payment, which is the largest constraint to first time homebuyers. Flexible loan programs
help bridge the gap between the down payment and a potential homeowner's available funds.
There is little that local governments can do to affect mortgage rate and down payment
obligations. Jurisdictions with housing set -aside monies pursuant to the California Community
Redevelopment Law Community, can offer interest rate write -downs to extend home purchase
opportunities to lower income households. However, the City of Rolling Hills does not have
redevelopment in place and does not have access to housing set -aside funds, making this option
infeasible.
B. Governmental Constraints
Housing affordability is affected by factors in both the private and public sectors. Actions by the
City can have an impact on the price and availability of housing in the City. Land use controls,
site improvement requirements, building codes, fees and other local programs intended to
improve the overall quality of housing may have the unintended consequence of serving as a
constraint to housing development..
5 "2001 Residential Construction Costs", Saylor Publications, Inc.
DRAFT
December 14, 2000 23
City of Rolling Hi/Is
Housing Element
1. Land Use Controls
Land Use Controls are established by the City's Land Use Element, Zoning Ordinance, and
Cornmunity Association Building Regulations. The Rolling Hills Land Use Element provides
for two residential categories: Residential Estate - one acre minimum (RA -S-1) and Residential
Estate - two acre minimum (RA -S-2). Building coverage is limited to twenty percent of the net
lot area. Total lot coverage (structures and hardscape) is limited to thirty-five percent of the net
lot area; maximum disturbed area is limited to forty percent of the net lot area; and building
height is restricted to one-story. These height limitations reflect the requirements of the CC&Rs
and therefore do not themselves constrain housing supply
A minimum of two covered parking spaces are required for each dwelling unit. This parking
requirement can easily be met on the City's large residential parcels. The parking standard is
appropriate given the high number of automobiles per household in Rolling Hills, and the fact
that there are no sidewalks, curbs or gutters on the private streets which arP too narrow to permit
on -street parking. The City has implemented in its Zoning Ordinance standards to allow the
development of manufactured homes in its residential zones.
The City defines a "second unit" as a detached or attached dwelling unit which provides
complete, independent living facilities for one or more persons including permanent provisions
for living, sleeping, cooking, and sanitation, on the same parcel as the primary residential
structure. State law encourages the development of second units on single-family lots. The City
of Rolling Hills permit guest cottages and housing facilities attached to the main residence, that
may have separate living and bath quarters, but not separate kitchen and dining facilities.
However, because of infrastructure, geologic and fire safety constraints within Rolling Hills,
second units may pose adverse impacts on public health, safety and welfare. The City of Rolling
Hills has adopted an ordinance that prohibits second units on single-family lots; a copy of this
ordinance is contained in the Appendix to the Housing Element. The ordinance makes the
following findings that specify the adverse impacts on public health, safety and welfare that
would result from allowing second units, and which justify their preclusion in Rolling Hills:
• Lack of Sewers - Development of second units could potentially double
the amount of sewage effluent currently entering the soil thereby
exacerbating soil stability problems.
• Geologic Setting - Numerous active landslides in Rolling Hills greatly
diminish development potential and call for caution in increasing
densities. •
• Rural Design and Community Roadway Character - The current
capacity, design, and topographic constraints of the City roadways
indicate increased residential densities would compromise traffic safety.
• Fire Flow Requirements - The introduction of second units in Rolling
Hills would change the infrastructure requirements on water pressure in
DRAFT City of Rolling Hills
December 14, 2000 24 Housing Element
the City, and as the City has no funds to revamp the water system, fire
fighting capabilities would be compromised due to reduction in water
pressure.
The existing zoning standards respond to the unique physical, health, andsafety aspects of the
City. Based on infrastructure, geologic and environmental constraints, most land in the City has
developed at a density less than that permitted by City zoning. The City's General Plan indicates
that 70% of developed residential land has a density less than one unit per two acre. City zoning
standards are considered to be appropriate given the topographic, geologic, infrastructure and
contractual constraints in the City.
2. Fees and Improvements
Various fees and assessments are charged by the City and other agencies to cover the costs of
processing permits and providing services and facilities, such as utilities, schools, and
infrastructure. Almost all of these fees are assessed through a pro rata share system based on the
magnitude of the residence's impact or on the extent of the benefit that will be derived.
A summary of residential development fees in the City are presented in Table 12. Costs required
for all residential development projects are indicated. These costs include various City fees,
school impact fees, water service fees, environmental review fees and a Community Association
fee. Costs required for special circumstances apply to residential developments requiring
greater discretionary reviews.
DRAFT
City of Rolling Hills
December 14, 2000 25 Housing Element
TABLE 12
CITY OF ROLLING HILLS
SUMMARY OF RESIDENTIAL DEVELOPMENT FEES
October 2000
Type of Fee
All new residential development
Building Permit.
Plan Check Fees
Plumbing, Mechanical, and Electrical
Permits
Park and Recreation Fund Fee
School Fee
' Site Plan Review
Water Service
Environmental Review
Community Association
Special Circumstance Fees
Traffic Commission Review
Zone Change/Amendment
View Impairment Committee Review
Variance
Tentative Parcel Map
Tentative Tract Map
Negative Declaration
Environmental Impact Report
Source: City of Rolling Hills
Cost
2-1/2 times the amount set in the County Building Code.
Based upon building valuation. Assessed by County of Los
Angeles.
County assessment based upon the number of fixtures,
outlets, switches, and panels. City fee is 2-1/2 times the
amount set forth by the County.
Each new residence pays 2% of the first $100,000 in
building valuation, plus an additional .5% for the remaining
balance.
$1.50 per square foot of habitable living space.
$1,500.
Option 1: $600 Hydrant Meter Deposit, plus service charge
for the amount of water used during construction.
Option 2: No hook-up fee. Meter fees determined by the
size of meter and the number of mixtures. Does not
include service charge for amount of water used during
construction.
200 + County and State fees
$.20 per $100 of assessed valuation
$300
$2,000
$500
$1,250
$1,500.+ County fees plus 20%
$1,500 + County fees plus 20%
$1,300
City Consultant fee plus 20%
The majority of City building and plan check fees have remained unchanged for the past ten years,
indicating that the fees do not present an excessive constraint to development.
DRAFT
December 14, 2000
26
City of Rolling Hills
Housing Element
3. Processing Times
The City typically requires two to three months to complete the processing of a residential
development application. This timing complies with the time limit requirements established by
Sections 65943 and 65950 of the Government Code, and does not present an excessive constraint
to development.
C. ContractualConstraints
Development in Rolling Hills is controlled through both City enforced zoning and privately
enforced CC&Rs. City zoning does not in itself constrain housing development. Reducing
zoning standards or increasing densities would not modify the development limitations dictated
by the CC&Rs, which control density
All of the land in Rolling Hills (with .the exception of the civic center, fire station site and
scattered public open space sites) is subject to the CC&Rs established in 1936 by the Palos
Verdes Corporation. These CC&Rs set forth two classifications of property and restrict the
development and use of property within each classification to either only single family or single
family and limited public use. Neither classification allows for the development of multi -family
housing or for commercial, office or industrial activity. The CC&Rs establish minimum parcel
and dwelling unit sizes, and require approval by the Rolling Hills Community Association
Architecture Committee of all new development. (A copy of the CC&R's is contained in
Appendix C of this document.)
D. Infrastructure Constraints
Another factor adding to the cost of new construction is the limited availability of infrastructure,
specifically streets, sewer and water.
1. Streets
Rolling Hills has no public roads or streets. Use of privately owned roadways requires approval
of the Rolling Hills Community Association. The City's privately -owned road network is
typified by winding roads with a 15 to 25 foot paved cross-section lacking in curbs, gutters and
sidewalks. Narrow road width, coupled with steep grades and private roadways, effectively
precludes public transit within the City. The City's circulation infrastructure is not conducive to
higher density housing.
2. Wastewater Disposal
With the exception of thirteen residences that have individually or through the creation of a small
sewer district hooked in with adjacent jurisdiction's sewer systems, there is no sanitary sewer
system in Rolling Hills. Residences are served by individual septic tanks and leach lines.
DRAFT
City of Rolling Hilts
December 14, 2000 27 Housing Element
Insofar as the City remains on a septic system, this will prevent the development of higher
density housing, including the construction of second units. Potential for additional sewer hook-
ups is limited due to the prohibitive cost associated with extending sewer lines for long distances
from County sewer lines, and the inability of the City to subsidize these costs.
3. Fire Flow Requirements
As noted above, water pressure in the City is limited, and additional development beyond that
anticipated by the City General Plan, would reduce water pressure and compromise fire fighting
capabilities.
E. Geologic Constraints
The Rolling Hills landscape is comprised of a system of rolling hills, steep canyons and blue -line
streams. It has been described as having the most severe terrain of any jurisdiction in Los
Angeles County. Slopes of 25 to 50% are present on virtually every remaining undeveloped
parcel in the City. Development on such severely sloped parcels requires substantial
modification to the natural terrain that significantly adds to the cost of development. The
extreme topography present in Rolling Hills serves as a significant constraint to the development
of affordable housing.
Rolling Hills experiences a recurring problem of landslides which damage or destroy homes and
present risks to human health and safety. Numerous active landslides and faults render
significant areas of the City unsafe for development. The danger of increased soil instability
particularly if higher density development is constructed, would contribute to potential risk to
human life as well as to physical improvements. A map of past landslides contained in the
Safety Element (and attached as Appendix D of this Element) illustrates that just about the entire
community is underlain with landslides and seismic hazards.
Building at the head of a landslide can decrease the bedrock strength along an existing or
potential rupture surface and "drive' the landslide down slope. Improper grading practices can
also trigger existing landslides. The Safety Element sets forth policies to restrict new
development and expansion of existing development in areas susceptible to landsliding.
The City has developed a Site Plan Review Ordinance to prevent erosion and landslides and
preserve Rolling Hills' natural hillside topography. The Ordinance prohibits extensive grading
and recontouring of existing terrain. The City has adopted the County of Los Angeles grading
standards with some modifications necessary to ensure slope stability. The City requires that all
soil be balanced on -site, which is necessary because export of materials is not practical due to the
narrow roadways and fragile road surfaces. The Rolling Hills Community association also
restricts the use of the streets for soil export due to potential impacts on street condition and
public safety.
DRAFT
City of Rolling Hills
December 14, 2000 28 Housing Element
F. Environmental Constraints
Rolling Hilis supports a wide variety of plant and wildlife. Many of these species are either listed
or considered for listing by the U.S. Department of Fish and Wildlife and/or the California
Department of Fish and Game. These species include the Palos Verdes Blue butterfly, the
California Gnatcatcher, the Pacific Pocket Mouse, the San Diego Horned Lizard, and
Brackishwater snail. The community is also underlain with blue -line streams that are under the
jurisdiction of the Army Corps of Engineers.
Development that intrudes on these environmental constraints must provide mitigation
satisfactory to the overseeing federal and state agencies. Typical mitigation is the preservation of
habitat area, further restricting the potential land available for development.
IV. HOUSING ASSESSMENT SUMMARY
Housing Element law requires cities to meet both local and regional housing needs. Rolling
Hills' local housing needs are discussed in Sections II and III above, and summarized below.
Rolling Hills' regional housing needs are established by the Southern California Association of
Governments (SCAG), and are summarized below. The Housing Plan, presented in Section VI
that follows, will establish specific policies and programs to address these identified housing
needs.
A. Local Housing Assessment
The local housing needs assessment for Rolling Hills, discussed in Section II, describes the City
as an affluent community with no affordable housing needs. However, data regarding special
housing needs indicate that the City has a large elderly population. Although available data
suggests that the City's elderly population has no housing affordability needs, members of
Rolling Hilis' elderly population may require senior assisted living arrangements. Section VI.C.
of this Element presents programs for addressing these senior housing needs.
B. Regional Housing Assessment
State law requires jurisdictions to provide for their share of regional housing needs. As part of
the Regional Housing Needs Assessment (RHNA), the Southern California Association of
Governments (SCAG) determines the five year housing growth needs by income category for
cities within its jurisdiction, inclusive of the City of Rolling Hills. RHNA determinations for the
City of Rolling Hills during this planning period through 2005 are presented in Table 13.
The City's ability to meet these regional needs is seriously constrained bythe market,
contractual, infrastructure, geologic and environmental conditions that limit the development
potential of Rolling Hills.
DRAFT
City of Rolling Hills
December 14, 2000 29 Housing Element
TABLE 13
CITY OF ROLLING HILLS
RHNA NEW HOUSING CONSTRUCTION NEEDS
-�••... vnvvr
Income Category
Housing Unit
Construction Need by
Income Group
5 -Year Planning
Housing Unit
Construction Need
by Income Group
Annual Need through
Percent of
Need by
Income
Group
Period through 2005
2005
Very Low (0-50% County median
income)
8
1.6
14%
Low (50-8-% County median income)
5
1.0
8%
Moderate (80-120% County median
income)
7
1.4
11%
Above Moderate (over 120% County
median income)
40
8.0
67%
Total Housing Unit Construction Need
60
12
100%
urce: SCAG Construction Needs, September 2000
V. HOUSING OPPORTUNITIES
This section of the Housing Element evaluates the potential additional residential development that
could occur in Rolling Hills pursuant to the General Plan and Zoning Ordinance. Opportunities for
energy conservation in residential development are reviewed. Potential financial resources available
to support the provision of affordable housing are also summarized.
A. Availability Of Sites For Housing
In order to assess future residential development potential in Rolling Hills, an inventory of
residentially -zoned vacant parcels has been prepared and evaluated in terms of the actual capability
of parcels to accommodate residential development In addition, large parcels which are currently
developed but which have the potential for further subdivision have also been evaluated. With the
majority of the City's developable residential acreage already built out, many of the remaining
vacant parcels are characterized by physical constraints which preclude their development. These
constraints are primarily related to severe topography and/or existing landslides. Of the total 203
acres of vacant residential land identified in the Land Use Element approximately 172 acres are
physically suitable to accommodate residential development.
DRAFT
City of Rolling Hills
December 14, 2000 30 Housing Element
Figure 2 illustrates those parcels which have been identified as appropriate for residential
development; Table 14. quantifies the number of dwelling units which could be accommodated on
these parcels. All of these parcels are subject to CC&Rs. A single 63 -acre parcel known as Storm
Hill currently has an active proposal before the City to develop 4 single family homes on the site.
Although zoning would permit development of 25 units on the site, its development site is
constrained by landslide and protected biological resources. Other vacant lots in the Flying Triangle
area are consideredunbuildable due to landslide hazards.
Aggregating the development potential on available vacant lots, the City can accommodate an
additional 29 dwelling units.
Non-residential properties in Rolling Hills are limited to public and institutional uses. None of
these uses are anticipated to be redeveloped within the time frame of this element.
TABLE 14
CITY OF ROLLING HILLS
FUTURE RESIDENTIAL DEVELOPMENT POTENTIAL
MAXIMUM POTENTIAL INCREASE IN DUs
Zone
Total
RA -S-1
RA -S-2
TOTAL
6
23
29
Source: City of Rolling Hills
DRAFT
City of Rolling Hills
December 14, 2000 31 Housing Element
Figure 2
Vacant Land Inventory Map
[To be added]
DRAFT
City of Rolling Hills
December 14, 2000 32 Housing Element
B. Residential Development Potential Compared to RHNA
1. Housing Supply
As indicated in Table 13 above, the RHNA prepared by SCAG identifies a future housing need for
Rolling Hills of 60 units to be developed over the next five years (2000-2005). The residential land
inventory for Rolling Hills (Table 14 above) identifies the potential for development of 29
additional single-family dwelling units, indicating the City is unable to accommodate the designated
share of regional housing needs within its boundaries.
Throughout the two year RHNA process, Rolling Hills has continued to inform SCAG that the
RHNA allocations for its community are too high, and has requested a 50% reduction consistent
with the number of potential units at full City build -out. Rather than reduce the City's RHNA
allocation as requested, SCAG increased the City's share from 57 units (as presented in SCAG's
April 1999 Housing Needs Assessment) to the current count of 60 units. The City's concerns are
documented in an August 9, 2000 letter to Ms. Jan Debay, Chair of SCAG Growth Visioning,
attached as Appendix E to this Element. Neither Ms. Debay nor any other SCAG representative has
responded to the City's concerns.
2. Housing Affordability
The State Department of Housing and Community Development (HCD) uses the following general
affordability and development density guidelines for urban areas to evaluate the adequacy of
available sites to fulfill a city's share of regional housing needs:
• Very Low Income — 25 du/ac
• Low Income — 18 du/ac
• Moderate Income — 8 du/ac
As discussed above, contractual constraints of the community's CC&Rs and adopted City zoning
limit permissible densities to a minimum lot size of one or two acres. Based on infrastructure,
geologic and environmental constraints, most land in the City has been developed at a density of
less than one unit per two acres.
The City of Rolling Hills clearly does not have available residential sites at densities high enough to
meet the RHNA project affordable housing needs for very low, low and moderate income
households. As discussed above, growth in the City is limited, and high -density development is
severely constrained by the CC&Rs. Accordingly, the City will have sufficient sites to
accommodate one 29 of the 40 RHNA projected needs for above moderate income units during the
fire year planning period.
DRAFT
City of Rolling Hills
December 14, 2000 33 Housing Element
2. Availability of Public Services and Facilities
As discussed in Section III.D above, infrastructure in the City is limited. New construction over
most of the 29 sites available may not be feasible due the inability to construct streets, sewer and
water systems to accommodate additional development. Expansion of these infrastructure systems
also is not feasible because topographic and geologic constraints make such improvements cost
prohibitive. In addition, expansion of infrastructure systems may cause the following adverse
impacts on public health, safety and welfare:
• Geologic Setting - Numerous active landslides in Rolling Hills greatly
diminish development potential and call for caution in expanding
infrastructure and increasing densities.
• Rural Design and Community Roadway Character - The current capacity,
design, and topographic constraints of the City roadways indicate increased
residential densities would compromise traffic safety.
• Fire Flow Requirements — There is limited water pressure in the City, and
as the City has no funds to revamp the water system. Fire fighting
capabilities would be compromised due to reduction in water pressure.
C. Opportunities For Energy Conservation
Under current law, this Rolling Hills Housing Element must include the following:
Analysis of opportunities for energy conservation with respect to residential development.
Government Code Section 65583(a)(7).
The Legislature in 1974 created the California Energy Commission to deal with the issue of energy
conservation. The Commission in 1977 adopted conservation standards for new buildings. The
Legislature directed the Commission to periodically improve the standards to account for state-of-
the-art energy efficient building design. The Commission has adopted revised energy standards for
new residential buildings. The revised energy conservation standards for new residential buildings
have been placed in Title 24 of the California Administrative Code. The new standards apply to all
new residential buildings and additions to residential buildings. The regulations specify energy
saving design for walls, ceilings and floor installations, as well as heating and cooling equipment
and systems, gas cooling devices, conservation standards, and the use of nondepleting energy
sources, such as solar energy or wind power.
The Rolling Hills Open Space and Conservation Element establishes a policy to permit the use of
solar panels to maximize energy efficiency. In addition, the following residential energy design
standards can be applied to reduce energy costs.
DRAFT City of Rolling Hills
December 14, 2000 34 Housing Element
•
Glazing - Glazing on south facing exterior walls allows for winter sun rays to warm the
structure. Avoidance of this technique on the west side of the unit prevents afternoon
sun rays from overheating the unit.
• Landscaping - Strategically placed vegetation reduces the amount of direct sunlight on
the windows. Incorporation of deciduous trees in the landscaping plans along the
southern area of units reduces summer sun rays, while allowing penetration of winter
rays to warm the units.
• Building Design - The implementation of roof overhangs above southerly facing
windows shield the structure from solar rays during the summer months.
• Cooling/Heating Systems - The use of attic ventilation systems reduces attic
temperatures during summer months: Solar heating systems for swimming pool
facilities saves on energy costs. Natural gas is conserved with the use of flow restrictors
on all hot water faucets and showerheads.
• Weatherization Techniques - Weatherization techniques such as insulation, caulking, and
weatherstripping can reduce energy use for air-conditioning up to 55% and for heating as
much as 40%. Weatherization measures seal a dwelling unit to guard against heat gain
in the summer and prevent heat loss in the winter.
• Efficient Use of Appliances - Bach household contains a different mixture of appliances.
Regardless of the mix of appliances present, appliances can be used in ways that increase
their energy efficiency. Unnecessary appliances can be eliminated, proper maintenance
and use of the stove, oven, clothes dryer, clothes washer, dishwasher, and refrigerator
can also reduce energy consumption. New appliance purchases of air-conditioning units
and refrigerators can be made on the basis of efficiency ratings. The State prepares a list
of air-conditioning and refrigerator models that detail the energy efficiency ratings of the
product on the market.
• Efficient Use of Lighting - Costs of lighting a home can be reduced through purchase of
light bulbs which produce the most lumens per watt, avoidance of multi -bulb mixtures
and use of long life bulbs and clock timers on security buildings.
D. Financial Resources
Development of affordable housing in Rolling Hills would require extraordinary financial assistance
to develop. Assuming the other constraints previously discussed could be eliminated, potential
sources of such assistance and the applicability to Rolling Hills must be examined.
The availability of Federal and State funding sources is subject to many limitations. Many types of
government assistance are conditioned upon the existence of populations in need of assistance or
housing stock conditions requiring repair or rehabilitation. The absence of in need populations and
DRAFT City of Rolling Hills
December 14, 2000 35 Housing Element
deteriorated housing in Rolling Hills renders the City ineligible for many types of assistance. In
addition, high housing values in the City preclude the use of the Section 8, Housing Voucher
Assistance Payments Program. Under that program, the Department of Housing and Urban
Development (HUD) provides subsidies to landlords under certain conditions. Only housing units
with rents at or below maximum rent levels set by HUD for each county are eligible to receive
subsidies. Rents in the City far exceed maximum allowable levels payable under the Section 8
Program.
One source of housing assistance used by many local governments is money derived from
redevelopment project tax increment. This source is unavailable, however, because the City has no
redevelopment areas and the absence of blight in the City precludes the formation of a
redevelopment area. The City's limited financial resources further preclude the use of City General
Fund monies for housing assistance.
The absence of federal, state and local funding sources for affordable housing in Rolling Hills,
coupled with the high cost of land and construction, act as a significant constraint to the provision
of affordable housing in the City. Private financing of affordable housing is also unlikely given the
low densities required by the CC&Rs and by the topography of the City.
Although many available funding sources would not be available to Rolling Hills at this, Table 15
summarizes potentially available funding sources as a reference to City staff and potential
developers:
TABLE 15
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program Comments
Federal Programs
Section 8
Section 8 Moderate Rehabilitation
Section 8 New Construction
Provides rent subsidies to low-income renters. This
source cannot be used in Rolling Hills because rents on
housing in the City far exceed maximum rent levels
required for participation in the program.
Provides for payment contracts on units needing
substantial rehabilitation. This source is inapplicable in
Rolling Hills because no housing in the City has been
identified as in need of rehabilitation.
Provides funding for the construction of housing
affordable to lower -income persons. High land costs and
legal and environmental constraints preclude the
development of projects in Rolling Hills that would be
eligible for such funding.
DRAFT City of Rolling Hills
December 14, 2000 36 Housing Element
TABLE 15
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program Comments
Section 202
Section 106(b) Seed Money Loans
Community Development Block Grant (CDBG)
State Programs
SB 99 -Redevelopment Construction Loans
California Housing Finance Agency
California Housing Finance Agency (CHFA)
California Self -Help Housing Program
Mobile Home Park Assistance
Provides funding for senior housing. High land costs and
legal and environmental constraints make the
development of projects that would be eligible for such
funding infeasible in Rolling Hills.
Provides interest free loans to non-profit housing
sponsors for preconstruction costs. Currently used only in
connection with Section 202 above.
Provides funding for a wide range of community
development activities. Rolling Hills maximizes its use of
these funds by using them to help fund senior housing
rehabilitation in adjacent areas where land is less
expensive than in the City, therebyallowing more people
to be helped through limited funds.
Authorizes issuance of bonds by redevelopment agencies.
Rolling Hills does not have a redevelopment agency, or
any areas that could be defined as blighted.
Provides loans to housing sponsors for construction
(CHFA) -Direct Lending or rehabilitation of housing
projects containing over five units. Program could be
applied for by Rolling Hills' developers but projects of
the five unit minimum cannot be built in the City because
of legal and environmental constraints.
Provides financing for rehabilitation and purchase of
Home Ownership and Home Improvement housing by
low and moderate income persons for (HOHI) Program
housing in areas that are in need of rehabilitation.
Absence of housing in need (if rehabilitation precludes
use in Rolling Hills.
Provides grants and loans to assist low and moderate
income families to build and rehabilitate their own
homes. High land costs and home values make use of
this program in Rolling Hills unlikely.
Provides Financial and technical assistance to mobile
home park residents. No mobile home parks exist in
Rolling Hills.
Emergency Shelter Provides grants for homeless shelters. No population in
need of homeless shelter exists in Rolling Hills.
DRAFT
City of Rolling Hills
December 14, 2000 37 Housing Element
TABLE 15
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program Comments
Special User Housing Rehabilitation Program targeted towards substandard housing. No
substandard housing exists in Rolling Hills.
Predevelopment Loans
Senior Citizen Shared Housing
Rental Housing Construction
Deferred Payment Rehabilitation Loans
Marks Foran Rehabilitation Loans
AB 1151 -Density Bonuses
AB 655 -Multi -Family Revenue Bonds
Single -Family Mortgage Revenue Bonds
Provides predevelopment loans for low income housing
projects. This source could be used by nonprofit
developers in the City. However, high land costs, and
environmental and legal constraints render infeasible the
development of eligible projects in the City.
Provides grants to assist seniors find shared housing
arrangements. Rolling Hills provides informational
brochures on shared housing referral services offered at
neighboring cities. Rolling Hills provides the brochures
using local funds.
Provides cash grants for the construction of housing
developments containing at least five units with 30
percent of the units affordable to lower income
households. Environmental and legal constraints on the
development of multi -family housing in the City render
this program inapplicable.
Provides loans for the rehabilitation of low and moderate
income housing. Not applicable in Rolling Hills because
of absence of targeted housing.
Allows revenue bonds for housing rehabilitation. The
City does not have housing in need of rehabilitation.
Requires local governments to offer density bonuses or
other incentives in exchange for the development of low
income housing. The City has not adopted its own
density bonus program but will follow state requirements
on a case -by -case basis.
Allows for participation in a County -wide bond program
for low income multi -family `sousing. Legal and
environmental constraints on multi -family housing in
Rolling Hills would make it very difficult to build
housing meeting the low -rent requirements of this
program.
Allows for the issuance of bonds for below market loans
for low and moderate income homebuyers. The high
costs of homes in the City make them unaffordable to
persons targeted in this program.
DRAFT City of Rolling Hills
December 14, 2000 38 Housing Element
TABLE 15
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program Comments
Redevelopment -Tax Increment Financing
Allows local agencies to keep increases in taxes for
redevelopment areas. This is inapplicable to Rolling
Hills because there are no blighted areas, which could
qualify for redevelopment.
VI. HOUSING PLAN
Chapters II to V establish the housing needs, opportunities, and constraints in Rolling Hills. The
Housing Plan evaluates the accomplishments of the last adopted housing element, and then presents
the City's five-year Housing. Plan. The Plan sets forth the goals, policies, and programs to address
Rolling Hills' identified housing needs.
A. Review Of Housing Element Performance To Date
State Housing Element law requires communities to assess the achievements of adopted housing
programs as part of the five year update to their housing elements. These results should be
quantified where possible, but may be qualitative where necessary. These results need to be
compared with what was projected or planned in the previous element. Where significant shortfalls
exist between what was planned and what was achieved, the reasons for such difference must be
discussed.
1. Progress Toward Implementing the 1991 Housing Element Programs
The 1991 Rolling Hills Housing Element established programs to address the following primary
housing goals:
• Provide for housing which meets the needs of existing and future Rolling Hills'
residents.
• Maintain and enhance the quality of residential neighborhoods in Rolling Hills.
• Provide housing services to address the needs of the City's senior citizen population.
• Promote housing opportunities for all persons regardless of race, religion, sex, marital
status, ancestry, national origin or color.
DRAFT City of Rolling Hills
December 14, 2000 39 Housing Element
The following section examines the progress made towards implementing the City's housing
programs as set forth in the 1991 Housing Element. As summarized in Table 16, the City has
actively pursued avenues for supporting residential development and facilitating affordable housing
opportunities, despite the overwhelming constraints that limit development opportunities in Rolling
Hills.
TABLE 16
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs 1 Accomplishments
Goal 1: Provide for housing which meets the needs of existing and future Rolling Hills' residents.
Manufactured Home Program: Permit
manufactured homes on all buildable, single
family lot's in the City.
The City has amended its Zoning Ordinance to provide for
manufactured homes, and continues to permit this program.
One request for a manufactured home was approved by the City
during the past planning period.
Density Bonus Program: Approve a density
bonus as a mechanism of providing affordable
housing should the City receive a development
application for a low income density bonus
project which otherwise complies with zoning
and CC&R restrictions.
The City allows for density bonuses as a mechanism for low
income development projects in compliance with zoning and
CC&R restrictions. No requests for density bonuses have been
received by the City during the past planning period.
Assessment Fee Program: To encourage the
availability of low income housing, the City
will actively encourage and assist the Rolling
Hills Community Association to develop a
program to reduce, eliminate or defer the
Association's assessment fees for low and
moderate income households.
The City has worked with the Rolling Hills Communityy
Association to help residents that have difficulty making
assessment payments. To date, no residents have expressed
interest in the program.
Facilitate New Construction: The City will
continue to work with and assist housing
developers and builders to enable new housing
to be built in the City.
The City has continued to work with and assist developers and
builders. Five new units and seven replacement units have
been constructed during the past planning period.
Goal 2: Maintain and enhance the quality of residential neighborhoods in Rolling Hills.
Code Enforcement: In the event that a violation
of City codes or regulations is discovered, the
City works with the County and the
Association to remediate the violation.
The City continues to promote code enforcement in cases of
violations. An educational program including information
brochures has been implemented to discourage violations. A
program to accomplish compliance also has been implemented.
Approximately, fifty violations have occurred and been
corrected during the past planning period. Code enforcement is
intended to protect the public health, safety and welfare, and is
not considered a constraint to the development of affordable
housing.
'DRAFT •
December 14, 2000
4.
40
City of Rolling Hills
Housing Element
TABLE 16
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSTNTG
ELEMENT PROGRAMS
Programs
Accomplishments
housing.
Ground Instability: Continue to explore
possible solutions to ground instability
problems. _ ,,.
The City has continued to work with property owners and
,geotechnical consultants to establish construction regulations
and to explore other potential solutions to the problem.
However, despite these continued efforts, certain property in
high -risk landslide areas remains unbuildable.
Neighborhood Sponsored Sewer Districts:
Promote and facilitate the development of
homeowner sponsored sewer districts.
The City has an established policy to offer technical assistance
to homeowners wishing to establish a sewer district. One sewer
reimbursement district consisting of five homeowners has been
formed and constructed durin the .ast .lannin_ .eriod.
Housing Repair and Temporary Shelter on
Landslide Sites: Continue to allow the repair of
damaged structures and remedial grading in
landslide areas. ',
The City permits use of temporary mobile homes on landslide
sites with certain conditions. The City continues to allow
repair of damaged structures and remedial grading in landslide
areas with special permits.
Home Improvement Program for eligible low
and moderate income residents.
". °'
Since 1995, the City of Lomita has not requested Rolling Hills'
funds for senior housing. Consequently, in keeping with its
commitment to support housing element objectives and low
income housing needs, Rolling Hills has assigned its CDBG
funds to the City of Rancho Palos Verdes' Home Improvement
Program for eligible low and moderate income residents of
detached single family dwellings to provide grants and zero
percent deferred loans to correct hazardous structural
conditions, eliminate blight, and improve disabled access.
Goal 3: Provide housing services to address the needs of the City's senior citizen population.
Shared Housing Program: Actively market the
two area shared housing programs — Focal
Point at the South Bay Senior Services in
Torrance and Anderson Senior Center in San
Pedro - which assist seniors in locating
roommates to share existing housing in the
community.
Informational brochures advertising existing shared housing
programs are available at the public counter. Records on the
number of matches that have occurred during the planning
period are not available.
Reverse Mortgage Program: Inform residents
about the advantages of reverse mortgages. A
reverse mortgage is a deferred payment loan or
a series of such loans for which a home is
pledged as security, and can offer a viable
financing alternative to many of Rolling Hills'
elderly homeowners.
The City offers referral services to seniors interested in
pursuing a reverse mortgage:
DRAFT
December 14, 2000
41
City of Rolling Hills
Housing Element
TABLE 16
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
Congregate Housing for Seniors: Rolling Hills
will continue to contribute its CDBG funding
to nearby jurisdictions to facilitate the
development of congregate housing for seniors.
Accomplishments
Between fiscal years 1990-91 and 1994-95, the City of Rolling
Hills contributed its annual allotment of CDBG funds to the
City of Lomita to be used expressly for the construction of
congregate housing for lower income seniors. The City's
contribution of approximately $10,000 per year has enabled the
construction of the three senior housing projects in Lomita, the
third having been accomplished in this planning period. The
third housing project accomplished in this past planning period
consists of 25 low income elderly/disabled rental units to be
used expressly for the construction of congregate housing for
lower income seniors.
Goal 4: Promote housing opportunities for all persons regardless of race religion, sex, marital status,
ancestry, national origin or color.
Fair Housing Program: As a means of
increasing public awareness of legal rights
under fair housing laws, the City will advertise
services offered by the Fair Housing
Foundation, including housing discrimination
response, landlord -tenant relations, housing
information and counseling, and community
education programs.
As a participating City in the Urban County Community
Development Block Grant Program, Rolling Hills cooperates
with the Fair Housing Congress of Southern California through
the Long Beach Fair Housing Foundation to enforce fair
housing laws. Informational brochures about the Foundation
are available at the City of Rolling I4ills public counter and
local library.
B. Goals And Policies
As part of this General Plan update, the goals and policies of the past Housing Element were
reviewed as to their appropriateness in addressing the community's housing needs. The following
goals and policies reflect the City's continued commitment to actively support residential
development and avenues for facilitating affordable housing opportunities, despite the
overwhelming constraints that limit development opportunities in Rolling Hills. These policies will
serve as a guide to City officials in daily decision making.
GOAL 1: Provide for housing which meets the needs of existing and future Rolling Hills'
residents.
DRAFT
December 14, 2000
City of Rolling Hills
42 Housing Element
•
Policy 1.1: Evaluate ways in'which the City can assist in providing housing to meet special
community needs.
Policy 1.2: Work with governmental entities to explore the possibility of providing affordable
housing for low and moderate income and senior citizen households in the South Bay region.
Policy 1.3: Continue to contribute Community Development Block Grant funds to nearby cities for
the development of congregate housing for seniors.
Policy 1.4: Continue to contribute Community Development Block Grant funds to nearby cities for
home improvement programs for low and moderate income residents.
Policy 1.5: Encourage the development of residential units that are 'accessible to the disabled or are
adaptable for conversion to residential use by disabled persons.
Policy 1.6: Encourage the use of energy conservation devices and passive design concepts that
make use of the natural climate to increase energy efficiency and reduce energy costs.
Policy 1.7: Continue to facilitate the development of housing in the City, taking into account
existing financial, legal, and environmental constraints.
GOAL 2: Maintain and enhance the quality of residential neighborhoods in Rolling Hills.
Policy 2.1: Encourage and assist in the maintenance and improvement of existing neighborhoods to
maintain optimum standards of housing quality and design.
Policy 2.2: Require the design of housing to comply with the City's building code requirements.
Policy 2.3: Require compatible design to minimize the impact of residential redevelopment on
existing residences.
Policy 2.4: Enforce City housing codes and cooperate with the Rolling Hills Community
Association to assure the upkeep and maintenance of housing in the City.
GOAL 3: Provide housing services to address the needs of the City's senior citizen population.
Policy 3.1: Provide reference and referral services for seniors, such as in -home care and counseling
for housing -related issues, to allow seniors to remain independent in the community.
Policy 3.2: Coordinate with existing agencies providing shared housing programs in nearby cities as
an option for seniors to share existing housing in the community.
Policy 3.3: Coordinate with lending companies and institutions to educate the City's elderly
homeowners as to the availability of reverse mortgage loans which allow income -poor seniors to
remain in their homes.
DRAFT City of Rolling Hills
December 14, 2000 43 Housing Element
GOAL 4: Promote housing opportunities for all persons regardless of race religion, sex,
marital status, ancestry, national origin or color.
Policy 4.1: Affirm a positive action posture which will assure that unrestricted housing
opportunities are available to the community, and enforce all applicable laws and policies pertaining
to equal housing opportunity.
Policy 4.2: Make information on fair housing laws available to residents and realtors in the City.
Policy 4.3: Investigate any allegations of violations of fair housing laws.
C. Implementing Programs
The goals and policies set forth in the Housing Element to address the City's housing needs are
implemented through a series of housing programs. The Housing Element program strategy
consists of both programs currently in use in the City and additional programs to provide the
opportunity to adequately address the City's housing needs. The following section provides a brief
description of each program, five year quantified objectives, funding source, responsible agency and
implementation time frame.
Shared Housing:
Many seniors who prefer to live independently resort to institutionalized living arrangements
because of security problems, loneliness, or an inability to live entirely independently. Seniors in
Rolling Hills have access to two nearby shared housing programs: Focal Point at the South Bay
Senior Services Center in Torrance and the Anderson Senior Center in San Pedro. Both these
centers offer resources to assist seniors locate roommates interested in sharing housing. These
programs make roommate matches between seniors based on telephone requests. Records on the
number of matches that have occurred during the planning period are not available. The City will
continue to actively market the availability of these shared housing programs by providing
informational brochures at the public counter.
■ Quantified Objective: Continue to provide informational brochures advertising existing shared
housing programs to increase the number of roommate matches to ten over the 2000-2005
period.
■ Funding Source: City budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: On -going
DRAFT City of Rolling Hills
December 14, 2000 44 Housing Element
Reverse Mortgage Program:
The most substantial asset of most elderly homeowners is their home, which in Rolling Hills has
increased significantly in value with inflation. But while owning a home in Rolling Hills may
provide a rich asset base, the onslaught of retirement and a fixed income can cause many elderly
homeowners to quickly become income poor. Home maintenance repairs multiply as the home
ages, and with rising costs in home utilities, insurance, and taxes, housing maintenance often gets
deferred.
An alternative option for elderly homeowners is to draw needed income from the accumulated
equity in their homes through a reverse mortgage. A reverse mortgage is a deferred payment loan
or a series of such loans for which a home is pledged as security. Qualification for the loan is based
primarily on property value rather than income, allowing the elderly homeowner on a fixed income
to receive a loan for which he or she would not otherwise qualify. Most reverse mortgage programs
permit homeowners to borrow up to 80 percent of the assessed value of their property, to'receive
needed principal of up to 25 percent of the loan, and then to receive monthly annuity payments for
the life of the loan.
Four reverse mortgage products are available to consumers in the U.S. at the present time, and one
product in Canada. These are the federally -insured reverse mortgage, called the FHA Home Equity
Conversion Mortgage Program (HECM); the Home Keeper reverse mortgage, which was developed
in the mid -1990s by Fannie Mae, a private national mortgage company; a private reverse mortgage
product offered by Financial Freedom Senior Funding Corp., of Irvine, CA. This is the Cash
Account Plan.
Reverse mortgages may offer a viable financing alternative to many of Rolling Hills' elderly
homeowners. The City can help to inform its senior population as to the availability of reverse
mortgages by providing referral services to those seniors interested in pursuing a reverse mortgage.
Information on reverse mortgages offered in the southern California is available from the following
lenders6:
Unity Mortgage Corp. — 800-334-9057
Financial Freedom Senior Funding Corporation — 800-500-5150
North American Mortgage Co. — 978-762-9240
Seattle Mortgage Company — 800-489-0986
Wells Fargo Home Mortgage — 800-336-7359
6 "2000 National Reverse Mortgage Lenders Association" website (http://www.reversemortgage.org/), December
2000.
DRAFT City of Rolling Hills
December 14, 2000 45 Housing Element
SCME Mortgage Bankers, Inc. — 800-448-7263.
■ Quantified Objective: Continue to offer referral services to seniors interested in pursuing a
reverse mortgage.
■ Funding Source: None necessary.
■ Responsible Agency: City Planning Department.
• Implementation Time Frame: On -going
Congregate Housing for Seniors:
Based on the infeasibility of senior housing development in Rolling Hills due to land costs and
environmental constraints, the City will continue to offer a portion of its annual allotment of CDBG
funds to neighboring cities to be used expressly for the construction of housing for lower income
seniors. As this housing would be located outside the City of Rolling Hills' jurisdiction, under State
law it could not be counted towards the City's regional share of housing needs. Nonetheless, this
housing would provide congregate housing opportunities for Rolling Hills senior citizen
households, and thereby address a special housing need in the City. Rolling Hills will continue to
offer to contribute a portion of its CDBG funding to nearby jurisdictions to facilitate the
development of congregate housing for seniors.
■ Quantified Objective: Increase the available supply of congregate housing units for seniors.
• Funding Source: U.S. Dept. of Housing and Urban Development/Los Angeles County
Community Development Commission
■ Responsible Agency: City Planning Department
■ Implementation Time Frame: Ongoing
Assessment Fee Program:
To encourage the availability of low income housing, the City will continue to actively encourage
and assist the Rolling Hills Community Association to offer a program to reduce, eliminate or defer
the Association's assessment fees for low and moderate income households. Even though Rolling
Hills residents with low reported incomes likely have high wealth reserves, these households may
have difficulty making their assessment payments.
• Quantified Objective: Continue to promote a program to help residents having difficulty
making assessment payments.
• Funding Source: City Budgets.
DRAFT
City of Rolling Hills
December 14, 2000 46 Housing Element
• Responsible Agency: City Planning Department.
• Implementation Time Frame: Ongoing.
Home Improvement Program:
In keeping with its commitment to support housing element objectives and low income housing
needs, Rolling Hills will continue to assign a portion of its CDBG funds for neighboring cities'
home improvement programs. These programs assist eligible low and moderate income residents of
detached single family dwellings by providing grants and zero percent deferred loans to correct
hazardous structural conditions, eliminate blight, and improve disabled access.
Quantified Objective: Continued assignment of CDBG funds to neighboring cities' home
improvement programs
• Funding Source: U.S. Dept. of Housing and Urban Development/Los Angeles County
Community Development Commission
• Responsible Agency: City Planning Department
• Implementation Time Frame: Ongoing
Code and CC&R Enforcement:
One factor contributing to the high levels of maintenance of Rolling Hills homes and neighborhoods
is the cooperative work of the Rolling Hills Community Association and the City. The
Architectural and the Landscape committees of the Association continuously monitor the City to
ensure compliance with CC&Rs and relevant City codes and regulations. In the event that a
violation of City codes or regulations is discovered, the City works with the Association to cure the
violation.
• . Quantified Objective: Continue code enforcement efforts.
• Funding Source: City Budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: Ongoing.
Facilitate New Construction:
The City will continue to work with and assist housing developers and builders to enable new
housing to be built in the City. The steep hillsides, deep canyons, geologic hazards and CC&Rs
create constraints in the City that require high levels of cooperation between City staff, developers
DRAFT
City of Rolling Hills
December 14, 2000 47 Housing Element
and builders. Continued cooperation will facilitate the construction of new housing and to allow the
City to attain a feasible portion of its regional share allotment of new housing.
• Quantified Objective: The development of Rolling Hill's buildout potential of 29 housing units.
These 29 units will be 48.3% of the 60 housing unit target established by SCAG in 1999 as
Rolling Hills' 2000-20005 regional share.
■ Funding Source: City Budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: On -going
Facilitate Repair and Remodeling Activities:
Landslide damage has, and may continue to remedial repair work on damaged homes and hillsides
in the City. In addition, many homeowners have instigated extensive home remodeling which has
lead to significant increases in the value and quality of existing housing stock. Both repair and
remodeling activities are expected to continue. City staff has been active fn facilitating the
permitting process for remodeling and remedial repair work and will continue to provide this
assistance.
• Quantified Objective: Continue to assist all applicants for remodeling and remedial repair
permits.
• Funding Source: City Budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: Ongoing.
Density Bonus Program:
Pursuant to State density bonus law (section 565915-65918 of the Government Code), if a
developer allocates at least 20% of the units in a housing project to lower income households, 10%
for very low income households, or at least 50% for "qualifying residents" (62 years of age or older,
or 55 years of age or older in a senior citizen housing project), the City must either: a)grant a
density bonus of 25%, along with one additional regulatory concession to ensure that the housing
development will be produced at a reduced cost, or b) provide other incentives of equivalent
financial value based upon the land cost per dwelling unit.
Should the City receive a development application for a low income density bonus project which
otherwise complies with zoning and CC&R restrictions, the City will approve the density bonus as a
mechanism of providing affordable housing.
DRAFT
City of Rolling Hil/s
December 14, 2000 48 Housing Element
• Quantified Objective: Grant bonuses on all qualified projects.
• Funding Source: City Budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: Ongoing.
Ground Instability:
Continue to explore possible solutions to ground instability problems. Any grading, new structures
and additions require a soils and geology report that proves stability along with City and County
permits. Also, any grading, new structure and additions of more than one thousand square feet that
have the increase the size of the structure by more than 25% in any 36 -month period requires Site
Plan Review and approval by the Planning Commission and concurrence by the City Council. The
City has developed strict grading practices that require that soil be balanced on -site on all propose
project that require grading. These practices are necessary to safeguard the public health and safety
against ground instability problems.
• Quantified Objective: Continue to work with geotechnical consultants to establish construction
regulations and to explore other potential solutions to problem.
• Funding Source: City Budgets.
• Responsible Agency: City Planning Department and City Manager's Office.
■ Implementation Tune Frame: Ongoing.
Neighborhood Sponsored Sewer Districts:
Promote and facilitate the development of homeowner sponsored sewer districts. Financial
constraints currently prohibit the development of a public sewer system in Rolling Hills. Because
of the City's terrain of steep hillsides and deep canyons and the long distances from the County
sewer system and between residences, costs for sewer services through the County's system are
prohibitively expensive, and are beyond the City's financial means to subsidize. Requiring all
homeowners to bear such a significant cost could create hardships for homeowners and would
increase the cost of housing in the City. The City has an established policy to offer technical
assistance and financial safeguards for private investments to homeowners wishing to establish a
sewer reimbursement districts. One sewer reimbursement district consisting of five homeowners
has been formed and constructed during the past planning period.
• Quantified Objective: Complete development of district.
• Funding Source: City Budgets.
DRAFT
City of Rolling Hills
December 14, 2000 49 Housing Element
• Responsible Agency: City Planning and City Manager's Office.
• Implementation Time Frame: Two years.
Housing Repair and Temporary Shelter on Landslide Sites:
The City will continue to allow the remedial repair of damaged structures and remedial grading in
landslide areas with special permits. The use of temporary mobile homes on landslide sites will
also continue to be permitted.
• Quantified Objective: Continue to assist all persons qualified.
• Funding Source: City Budgets.
■ Responsible Agency: City Planning Department.
• Implementation Time Frame: Ongoing.
Fair Housing Program:
As a participating City in the Urban County Community Development Block Grant Program,
Rolling Hills cooperates with the Fair Housing Congress of Southern California through the Long
Beach Fair Housing Foundation to enforce fair housing laws. As a means of increasing public
awareness of legal rights under fair housing laws, the City provides at its rublic counter brochures
for the Long Beach Fair Housing Foundation that advertise services offered by the Foundation,
including housing discrimination response, landlord -tenant relations, housing information and
counseling, and community education programs.
• Quantified Objective: Continue to provide informational brochures at the public.
■ Funding Source: CDBG, City budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: On -going.
Summary of Five -Year Program Goals:
■ Number of Units to be Constructed: 29 single-family units
• Number of Units to be Rehabilitated: 0 rehabilitation need
• Number of Units to be Conserved: 683 single-family housing units
DRAFT City of Rolling Hills
December 14, 2000 50 Housing Element
Revised DRAFT
CITY OF ROLLING HILLS
HOUSING ELEMENT UPDATE
APPENDICES
A. Section 17.16 of the Zoning Code (RA -S Zone)
B. Section 17.28 of the Zoning Code (Second Unit Ordinance)
C. Rolling Hills Community Association Covenants, Conditions, and
Restrictions (CC&Rs)
D. Landslide Exhibit of the Safety Element
E. Correspondence to Jan Debay, SCAG Growth Visioning
Committee
City of Rolling Hills
Initial Study
for
2000 Housing Element Update
December 14, 2000
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274 •
(310) 377-1521
TABLE OF CONTENTS
Page No.
1. Introduction 1
2. Evaluation of Environmental Impacts 2
3. Environmental Determination 3
4. General Project Information 4
5. Environmental Analysis Checklist, Evaluation, & Discussion 10
6. Environmental Evaluation (Mandatory Findings of Significance) 17
7. Discussion of Enviromental Evaluation 18
8. List of Preparers 18
LIST OF TABLES
Table No. Page No.
1. Progress toward Implementing the 1991 Housing Element Programs 5
LIST OF FIGURES
Figure No. Page No.
1. Vicinity Map 4
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page i
CITY OF ROLLING HILLS INITIAL STUDY
FOR
2000 HOUSING ELEMENT UPDATE
1.0 INTRODUCTION
PURPOSE AND SCOPE
This Initial Study is intended to determine the appropriate environmental review required for
the proposed project, as required pursuant to the California Environmental Quality Act
(CEQA), Public Resources Code Section 21000 et seq. The proposed project is the City of
Rolling. Hills 2000 Housing Element Update for the planning period 2000-2005.
Pursuant to Section 65580 et seq. of the Government Code, each local community in the
State of California must include a Housing Element within its General Plan. The Housing
Element must provide a specific analysis of the community's housing needs and a realistic
set of programs designed to meet those needs.
In accordance with Section 15063 of the Guidelines for implementation of CEQA, the City of
Rolling Hills is required .to prepare an Initial Study to determine whether the proposed
project, the 2000 Housing Element Update, may have a significant effect on the
environment. This Initial Study is intended to be an informational document. It is to provide
the City of Rolling Hills decision -makers, other public agencies, and the public with an
objective assessment of the potential environmental impacts that could result from
implementation of the Housing Element's proposed policies and programs.
The environmental analysis contained in this document indicates that there is no substantial
evidence that the project would have a significant effect on the environment. On the basis of
this finding, a Negative Declaration is being recommended for adoption by the City Council.
APPROVALS REQUIRED
Pursuant to Housing Element law, the California Department of Housing and Community
Development (HCD) is empowered to review the housing element of each community and to
evaluate its compliance with the Government Code related to accommodating the housing
needs of its community and a share of the regional housing needs. The Draft Element will
be forwarded to HCD for review in compliance with State law.
When a state agency is involved in the review of a project, the proposed Negative Declaration
for that project must be sent to the State Clearinghouse for a 30 -day review, pursuant to
Section 15105 of the CEQA Guidelines. Because of HCD's involvement in the review of
housing elements, the proposed Negative Declaration for this City of Rolling Hills 2000
Housing Element Update will require a 30 -day State Clearinghouse review. Following this
review period, the City Council will need to approve the Negative Declaration for the 2000
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 1
Housing Element Update. After this action is taken, the Council will need to adopt the 2000
Housing Element Update. No other approvals will be required.
INCORPORATION BY REFERENCE
Section 15150 of the State CEQA Guidelines permits an environmental document to
incorporate by reference other documents that provide relevant data. This Initial Study adopts
by reference the City of Rolling Hills General Plan. The Government Code requires internal
consistency among the various elements of a General Plan. Government Code Section
65300.5 states that the General Plan and the parts and elements tnereof shall comprise an
integrated and internally consistent and compatible statement of policies.
2.0 EVALUATION OF ENVIRONMENTAL IMPACTS
An Environmental Checklist Form (Form) has been used to evaluate the potential
environmental impacts associated with implementation of the policies of the City of Rolling Hills
Housing Element. The Form has been prepared by the Resources Agency of California to
assist local governmental agencies, such as the City of Rolling Hills, in complying with the
requirements of .the Statutes and Guidelines for implementing the California Environmental
Quality Act.
The Form has been used to review the effects of the proposed project with regard to the
following environmental issue areas.
Land Use and Planning
Population and Housing
Geologic Problems
Water
Air Quality
Transportation/Circulation
Biological Resources
Energy and Minerals
Hazards
Noise
Public Services
Utilities and Services
Aesthetics
Cultural Resources
Recreation
Within each of these issue areas, a series of questions are asked about the project. A brief
explanation is then provided for each question on the Form. There are four possible
responses to each of the questions:
1. Potentially Significant Impact. This response • is used when the project has. the
potential to have an effect on the environment that is considered to be significant and:
adverse.
2. Potentially Significant Unless Mitigation Incorporated. This response is used
when the project has the potential to have a significant impact, which is not expected
to occur because mitigation measures have been incorporated into the project design
to reduce the impact to a significant level.
3. Less Than Significant Impact. This response is used when the potential
environmental impact of the project is determined to be below known or measurable
thresholds of significance and thus would not require mitigation.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment • page 2
4. No Impact. This response is used when the proposed project does not have any
measurable environmental impact.
3.0 ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation, I find that:
® The proposed Project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
O Although the proposed Project could have a significant effect on the environment,
there will not be a significant effect in this case because the mitigation measures
described on an attached sheet have been added to the Project. A MITIGATED
NEGATIVE DECLARATION will be prepared.
O The proposed Project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
O The proposed Project MAY have a potentially significant impact •or a potentially
signdicant impact, unless mitigation is incorporated, but at least one of the impact
has been: 1) adequately analyzed in an earlier document pursuant to applicable legal
standards and 2) addressed by mitigation measures based on the earlier analysis as
described on the attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but ft is to analyze only those impacts that have not already been
addressed.
O Although the proposed Project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an
earlier EIR or NEGATIVE DECLARATION pursuant to applicable legal standards,
and (b) have been avoided or mitigated pursuant to that earlier EIR or Negative
Declaration, including revisions or mitigation measures that are imposed upon the
proposed Project, nothing further is required.
Signature:
Date: December 14.2000
For: Lola Ungar. Planfhil'b'rector. City of Rolling Hills
Prepared by: Joann Lombardo, Planning Consultant (949) 650-3206
Date Prepared: December 14.2000
City of Rolling Hills -2000 Housing Element Update
Initial Study/Environmental Assessment page 3
4.0 GENERAL PROJECT INFORMATION
PROJECT TITLE:
APPLICANT:
LOCATION:
STAFF:
City of Rolling Hills 2000 Housing Element Update
City of Rolling Hills
Citywide, located on the Palos Verdes Peninsula in the County of Los
Angeles. (Refer to Figure 1, Vicinity Map.)
Lola Ungar, Planning Director (310) 377-1521
Figure 1. Vicinity Map
PROJECT DESCRIPTION:
Section 65580 of the Government Code (Housing Element law) requires each locality to
prepare a Housing Elementto accomplish the following tasks:
■ Identify and to analyze the current and projected housing needs of all economic
segments of the community.
• Evaluate current and potential constraints to meeting those needs, constraints due both
to operations of the marketplace and to operations of government.
• Inventory and. assess the availability of land suitable for residential use and of
opportunities for energy conservation in residential development.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 4
• Assess the achievements under adopted housing programs.
• Set forth goals, objectives, policies and programs which are responsive to the identified
housing needs, governmental and non -governmental constraints, and identified housing
opportunities.
The Housing Element Update covers the planning period from 2000-2005, detailing a
schedule of actions the Rolling Hills community is undertaking or plans to undertake to
achieve its housing goals and objectives. Specifically, the proposed Housing Element
Update contains the following updated information:
Housing Needs Assessment: Areas of identified housing needs in Rolling Hills include:
• Facilitation of new construction
• Assistance towards meeting regional affordable housing needs.
Accomplishments of 1991 Housing Element: The 2000 Housing Element Update
must also review the accomplishments of the City's previous Housing Element, adopted
Decemeber 23, 1991. These accomplishments are summarized in Table 1 below.
Table 1
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
Accomplishments
Goal 1: Provide for housing which meets the needs of existing and future Rolling Hills' residents.
Manufactured Home Program: Permit manufactured
homes on all buildable, single family lots in the
City.
The City has amended its Zoning Ordinance to provide for
manufactured homes, and continues to permit this program. The City
approved one request for a manufactured home during the past
planning period.
Density Bonus Program: Approve a density
bonus as a mechanism of providing affordable
housing should the City receive a development
application for a low-income density bonus
project which otherwise complies with zoning
and covenants, conditions, and restrictions
(CC&Rs) of the Rolling Hills Community
Association.
The City allows for density bonuses as a mechanism for low income
development projects in compliance with zoning and CC&R
restrictions. No requests for density bonuses have been received by
the City during the past planning period.
Assessment Fee Program: To encourage the
availability of low income housing, the City will
actively encourage and assist the Rolling Hills
Community Association to develop a program to
reduce, eliminate or defer the Association's
assessment fees for low and moderate income
The City has worked with the Rolling Hills Community Association to
help residents that have difficulty making assessment payments. To
date, no residents have expressed interest in the program.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment
page 5
Table 1
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
Accomplishments
households.
Facilitate New Construction: The City will continue
to work with and assist housing developers and
builders to enable new housing to be built in the
City.
The City has continued to work with and assist developers and
builders. Five new units and seven replacement units have been
constructed during the past planning period.
Goal 2: Maintain and enhance the quality of residential neighborhoods in Rolling Hills.
Code Enforcement: In the event that a violation of
City codes or regulations is discovered, the City
works with the County and the Association to
remediate the violation.
.
The City continues to promote code enforcement in cases of
violations. An educational program including information brochures
has been implemented to discourage violations. A program to
accomplish compliance also has been implemented. Approximately,
fifty violations have occurred and been corrected during the past
planning period. Code enforcement is intended to protect the public
health, safety and welfare, and is not considered a constraint to the
development of affordable housing.
Ground Instability: Continue to explore possible
solutions to ground instability problems.
•
The City has continued to work with property owners and
geotechnical consultants to establish construction regulations and to
explore other potential solutions to the problem. However, despite
these continued efforts, certain property in high risk landslidc areas
remains unbuildable.
Neighborhood Sponsored Sewer Districts: Promote
and facilitate the development of homeowner
sponsored sewer districts.
The City has an established policy to offer technical assistance to
homeowners wishing to establish a sewer district. One sewer
reimbursement district consisting of five homeowners has been
formed and constructed during the past planning period.
•Housing Repair and Temporary Shelter on
Landslide Sites: Continue to allow the repair of
'damaged structures and remedial grading in
landslide areass.
The City permits use of temporary mobile homes on landslide sites
with certain conditions. The City continues to allow repair of
damaged structures and remedial grading in landslide areas with
special permits.
Home Improvement Program for eligible low and
moderate -income residents.
Since 1995, the City of Lomita has not requested Rolling Hills' funds
for senior housing. Consequently, in keeping with its commitment to
support housing element objectives and low income housing needs,
Rolling Hills has assigned its CDBG funds to the City of Rancho
Palos Verdes' Home Improvement Program for eligible low and
moderate income residents of detached single family dwellings to
provide grants and zero percent deferred loans to correct hazardous
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment
page 6
Table 1
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
• Accomplishments
structural conditions, eliminate blight, and improve disabled access.
Goal 3: Provide housing services to address the needs of the City's senior citizen population.
Shared Housing Program: Actively market the two
area shared housing programs — Focal Point at the
South Bay Senior Services M Torrance and
Anderson Senior Center in San Pedro - which assist
seniors in locating roommates to share existing
housing in the community.
Informational brochures advertising existing shared housing programs
are available at the public counter. Records on the number of
matches that have occurred during the planning period axe not
available.
Reverse Mortgage Program: Inform residents about
the advantages of reverse mortgages. A reverse
mortgage is a deferred payment loan or a series of
such loans for which a home is pledged as, security,
and can offer a viable financing alternative to many
of Rolling Hills' elderly homeowners.
The City offers referral services to seniors interested in pursuing a
reverse mortgage.
Congregate Housing for Seniors: Rolling Hills will
continue to contribute its CDBG funding to nearby
jurisdictions to facilitate the development of
congregate housing for seniors.
•
Between fiscal years 1990-91 and 1994-95, the City of Rolling Hills
contributed its annual allotment of CDBG funds to the City of Lomita
to be used expressly for the construction of congregate housing for
lower income seniors. The City's contribution of approximately
$10,000 per year has enabled the construction of the three senior
housing projects in Lomita, the third having been accomplished in this
planning period. The third housing project accomplished in this past
planning period consists of 25 low income elderly/disabled rental
units to be used expressly for the construction of congregate hc,using
for lower income seniors.
Goal 4: Promote housing opportunities for all persons regardless of race religion, sex, marital status, ancestry,
national origin or color.
•
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment
page 7
Table 1
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
Accomplishments
Fair Housing Program: As a means of increasing
public awareness of legal rights under fair housing
laws, the City will advertise services offered by the
Fair Housing Foundation, including housing
discrimination response, landlord -tenant relations,
housing information and counseling, and community
education programs.
As a participating City in the Urban County Community Development
Block Grant Program, Rolling Hills cooperates with the Fair Housing
Congress of Southern California through the Long Beach Fair
Housing Foundation to enforce fair housing laws. Informational
brochures about the Foundation are available at the City of Rolling
Hills public counter and local library.
Housing Plan 2000-2005: Finally, the 2000 Housing Element Update must establish a
plan for addressing the identified housing needs. Primary components of this plan listed
below:
1. Shared Housing: The City will continue to provide information on the availability of
shared housing programs by providing informational brochures at the public counter.
2. Reverse Mortgage Program: The City will continue to offer referral services to seniors
interested in pursuing a reverse mortgage.
3. Congregate Housing for Seniors: The City will continue to seek opportunities to offer
its annual allotment of CDBG funds to neighboring cities to be used expressly for the
construction of housing for lower income seniors.
4. Assessment Fee Program: To encourage the availability of low income housing, the
City will continue to actively encourage and assist the Rolling Fills Community
Association to offer a program to reduce, eliminate or defer the Association's
assessment fees for low and moderate income households
5. Home Improvement Program: In keeping with its commitment to support housing
element objectives and low income housing needs, Rolling Hills will continue to offer
to assign its CDBG funds to the City of Rancho Palos Verdes' Home Improvement
Program for eligible low and moderate income residents of detached single family
dwellings to provide grants and zero percent deferred loans to correct hazardous
structural conditions, eliminate blight, and improve disabled access.
6. Code and CC&Rs Enforcement: The City will continue to work alone and in concert
with the Rolling Hills Community Association to monitor and correct code violations.
7. Facilitate New Construction: The City will continue to work with and assist housing
developers and builders to enable new housing to be built in the City
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 8
8. Facilitate Repair and Remodeling Activities: The City staff will continue to facilitate
the permitting process for remodeling and repair work and will continue to provide
technical assistance.
9. Density Bonus Program: The City will continue to offer density bonuses to low
income housing projects that otherwise comply with zoning and CC&R restrictions.
10. Neighborhood Sponsored Sewer Districts: The City will continue to promote and
facilitate the development of homeowner .sponsored sewer reimbursement districts.
11. Housing Repair and Temporary Shelter on Landslide Sites: The City will continue to
allow the repair of damaged structures and remedial grading in landslide areas where
feasible. The use. of temporary mobile homes on landslide sites will also continue to
be permitted.
.12. Manufactured Homes: The Cityy will continue to permit manufactured homes in all the
City's residential zones.
13. Fair Housing Program: As a participating City in the Urban County -Community
Development Block Grant Program, Rolling Hills will continue to cooperate with the
Fair Housing Congress of Southern California through the Long Beach Fair Housing
Foundation to enforce fair housing laws.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 9
5.0 ENVIRONMENTAL ANALYSIS CHECKLIST
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No Impact
Impact Incorporated Impact
A. LAND USE AND PLANNING. Would the proposal:
1.I Conflict with general plan designation or zoning?
2. Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
3. Besincompatible with existing land use in the
vicinity?
4. Affect agricultural resources or operations (e.g.,
impacts to soils or farmlands; or impacts from
incompatible land uses)?
5. Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
Explanation:
The City of Rolling Hills has prepared its 2000 Housing Element Update in accordance with applicable
State law. It has also been prepared consistent with the City of Rolling Hills General Plan and the
community's vision of its housing needs and objectives. Accordingly, this Housing Element Update
examines Rolling Hill's housing needs as they exist today, and projects future housing needs. It sets forth
statements of community goals, objectives and policies concerning those needs. It includes a housing
program responsive to current and future needs, consistent with available resources.
The Element has been prepared in compliance with the State housing law and the City General Plan and
zoning. No potential adverse impacts relative to land use have been identified.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No Impact
Impact Incorporated Impact
B. POPULATION AND HOUSING. Would the proposal: '
1. Cumulatively exceed official regional or local
population projections?
2. Induce substantial growth in an area either directly
or indirectly (e.g., through projects in an
undeveloped area or extension of major
infrastructure)?
3. Displace existing housing, especially affordable
housing?
❑ ❑ 0 Q
O ❑ 0 0
O 0 0 Q
•
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 10
Explanation:
To effectively determine the present and future housing needs for the City of Rolling Hills, population
variables, such as demographic and socio-economic characteristics and trerds, are analyzed in the
Housing Element. This analysis found the City to have a high proportion of elderly residents, and a
potential need for housing services to assist senior residents. Policies ana programs of the Housing
Element Update are recommended to address this need, including promotion of shared housing programs,
reverse mortgage programs, and congregate housing opportunities. Population growth in the City is limited
due to the physical constraints of limited available developable land and limited infrastructure. In addition,
all of the developable property in the City is subject to the Rolling Hills Community Association CC&Rs that
run with the property in perpetuity. These CC&Rs have been in place prior to the City's incorporation, and
continue to restrict development based on the community's unique constraints.
Consequently, local population growth is expected to remain consistent with the City General Plan, and will
not exceed either local or regional housing growth projections, induce growth or displace existing
affordable housing. No potential adverse impacts relative to population and housing are expected to occur.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No Impact
Impact Incorporated Impact
C. GEOLOGIC PROBLEMS. Would the proposal result
in or expose people to potential impacts involving:
1. Fault rupture?
2. Seismic ground shaking?
3. Seismic ground failure, including liquefaction?)
4. Seiche, tsunami, or volcanic hazard?
5. Landslides or mudflows?
6. Erosion, changes in topography or unstable soil
conditions from excavation, grading, or fill?
7. Subsidence of the land?
8. Expansive soils?
9. Unique geologic or physical features?
❑ ❑ 0 El
❑ 0 ❑ Q
❑ 0 0 U
❑ 0 0 El
❑ ❑ ❑ El
❑ 0 0 Q
'0 0 0 El
❑ 0 0 U
❑ ❑ ❑ Q
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes affordable
housing. Any development that occurs pursuant to Housing Element Update policies will be consistent
with the City Safety Element as well as City planning and building requirements. Goals and policies of the
2000 Housing Element Update recognize the limitations presented by geologically unstable areas in the
City and attempt to assist developers and homeowners of affected sites. Specifically, the Housing Element
Update promotes continued exploration of solutions to ground instability problems, and repair of damaged
structures and temporary shelter on landslide sites. The Housing Element Update would not result or
expose people to potential geologic problems.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 11
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No Impact
Impact Incorporated Impact
D. WATER. Would the proposal result in :
1 Changes in absorption rates, drainage patterns, or
rate and amount of surface runoff?
2; Exposure of people or property to water related
hazards such as flooding?
3. Discharge into surface waters or other alteration of
surface water quality (e.g., temperature, dissolved
oxygen or turbidity)?
4. Changes in the amount of surface water in any
water body?
5. Changes in currents, or the course or direction of
water movements?
6. Changes in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations, or
through substantial loss of groundwater recharge
capability?
7. Altered direction or rate of flow of groundwater?
8. Impacts to groundwater quality?
9. Substantial reduction in the amount of groundwater
otherwise available for public water supplies?
❑ ❑ 0
❑ ❑ ❑ 2
❑ 0 0 Q
❑ ❑ 0
❑ ❑ ❑ El
❑ ❑ ❑ El
❑ 0 0 Q
❑ ❑ ❑ Q
❑ ❑ ❑ Q
Explanation:
The 2000 Housing Element Update is a policy document that analyzes housing need and promotes
affordable housing. The Housing Element provides for development consistent with the City of Rolling Hills
General Plan, inclusive of its Land Use, Open Space and Conservation, and Safety Elements. Any
development that occurs pursuant to Housing Element policies will be consistent with relevant General
Plan policies of these Elements and with City planning and building requirements. No impacts to drainage,
ground water or water supplies are expected to occur as a result of the 2000 Housing Element Update.
E. AIR QUALITY. Would the proposal:
1. Violate any air quality standard or contribute to an
existing or projected air quality. violation?
2. Expose sensitive receptors to pollutants?
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No Impact
Impact Incorporated Impact
❑ ❑ 0 Q
❑ ❑ ❑ Q
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 12
3. Alter air movement, moisture, or temperature, or
cause any changes in climate?
4. Create objectionable odors?
R•
Explanation:
The South Coast Air Quality Management District (SCAQMD) has jurisdiction over the South Coast Air Basin,
in which the City of Rolling Hills is located. The SCAQMD has developed the CEQA Air Quality Handbook
(April 1993) to assist local jurisdictions determine if a potential project may emit significant air quality impacts.
Any development that occurs pursuant to Housing Element Update policies will be reviewed and processed
in accordance with City planning policies and the SCAQMD CEQA Air Quality Handbook. No impacts to air
quality are expected to occur as a result of the Housing Element.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation ' .. Sign(rica f No Impact
Impact Incorporated Impact
F. TRANSPORTATION/CIRCULATION. Would the
proposal result in:
1. Increased vehicle trips or traffic congestion?
2. Hazards to safety from design features (e.g., sharp
curves or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
3. Inadequate emergency access or access to nearby
uses?
4. Insufficient parking capacity on -site or off -site?
5. Hazards or barriers for pedestrians or bicyclists?
6. Conflicts with adopted policies supporting alternate
transportation (e.g., bus turnouts, bicycle racks)?
7. Alterations to rail, waterborne or air traffic impacts?
❑ ❑ • ❑ Q
❑ ❑ ❑ Q.
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes affordable
housing. Any development that occurs pursuant to Housing Element Update policies will be consistent
with the City Circulation Element and City transportation planning and traffic engineering requirements.
No impacts to transportation or circulation are expected to occur as a result of the Housing Element.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 13
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
G. BIOLOGICAL RESOURCES. Would the proposal
result in impacts to:
1. Endangered, threatened, or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds)?
2. Locally designated species (e.g., heritage trees)?
3. Locally designated natural communities (e.g., oak
forest, coastal habitats, etc.)?
4. Wetland habitat (e.g., marsh, riparian and vernal
pool)?
5. Wildlife dispersal or migration corridors?
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes
affordable housing. Any development that occurs pursuant to Housing Element Update policies will be
consistent with the City Open Space and Conservation Element and City planning and building
requirements. Goals and policies of the Housing Element Update have been established recognizing
the constraints presented by biologically sensitive species in the City, and seek to avoid impacts to
these species and their habitat. No impacts to biological resources are expected occur as a result of the
Housing Element.
H. ENERGY AND MINERAL RESOURCES. Would the
proposal:
1. Conflict with adopted energy conservation plans?
2. Use non-renewable resources in a wasteful and
inefficient manner? •
3. Result in loss of availability of a known mineral
resource that would be of future value to the region
and the residents of the State?
Explanation:
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ 0 2
❑ ❑ 0 Q
❑ ❑ ❑ Q
The proposed Housing Element Update promotes energy efficient design and materials for housing
construction. Specifically, the Element promotes: glazing on south facing exterior walls to allow for
winter sun rays to warm the structure; strategically placed vegetation to reduce the amount of direct
sunlight on the windows; use of attic ventilation systems to reduce attic temperatures during summer
months; weatherization techniques such as insulation, caulking, and weather-stripping to reduce
energy use for air-conditioning and heating; efficient use of appliances; and efficient use of lighting.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 14
The Element is not expected to cause any adverse impacts to energy or mineral resources, and
conversely, may have a positive effect on energy conservation.
I. HAZARDS. Would the proposal involve:
1. A risk of accidental explosion or release of
hazardous substances (including, but limited to: oil,.
pesticides, chemicals, or radiation)?
2. Possible interference with an emergency response
plan or emergency evacuation plan?
3. The creation of any health hazard or potential
health hazard?
4. Exposure of people to existing sources of potential
health hazards?
5. Increased fire hazard in areas with flammable
brush, grass, or trees?
Explanation:
The Housing Element Update is a policy document that analyzes, housing need and promotes
affordable housing. Any development that occurs pursuant to Housing Element Update policies will be
consistent with City planning and building requirements. No impacts relative to hazards are expected
to occur as a result of the Housing Element.
J. NOISE. Would the proposal result in:
1. Increases in existing noise levels?
2. Exposure of people to severe noise levels?
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
O ❑. 0 Q
❑ 0 0
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes
affordable housing. Any development that occurs pursuant to Housing Element Update policies will be
consistent with the City Noise Element and City planning and building requirements. No impacts
relative to noise are expected to occur as a result of the Housing Element.
K. PUBLIC SERVICES. Would the proposal have an
effect upon, or result in a need for new or altered
government services in any of the following areas:
1. Fire protection?
2. Police protection?
3. Schools?
❑ ❑ ❑ 0
O 0 0 Q
O 0 0 Q
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 15
4. Maintenance of public facilities, including roads?
5. Other governmental organizations?
❑ 0
0 ❑
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes
affordable housing. Any development that occurs pursuant to Housing Element Update policies will be
consistent with City planning and building requirements. No impacts relative to public services are
expected to occur as a result of the Housing Element.
L. UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems or
supplies, or substantial alterations to the following
utilities:
1. Power or natural gas?
2. Communications systems?
3. Local or regional water treatment or distribution
facilities?
4. Sewer or septic tanks?
5. Storm water drainage?
6. Solid waste disposal?
7. Local or regional water supplies?
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ 0 Q
❑ ❑ 0
❑ 0 0 Q
❑. 0 0 IJ
❑ 0 0 El
❑ ❑ ❑ Q
❑ 0 0
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes affordable
housing. Any development that occurs pursuant to Housing Element Update policies will be consistent
with City planning and building requirements. No impacts relative to public utilities are expected to occur
as a result of the Housing Element.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
M. AESTHETICS. Would the proposal:
1. Affect a scenic vista or scenic highway?
2. Have a demonstrable negative aesthetic effect?
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment
❑ ❑ ❑ Q{r.
❑ 0 0 Q
page 16
3. Create light or glare?
Explanation:
0 0 ❑ ."El
!• S
F l..
The Housing Element Update is a policy document that analyzes housing need and promotes affordable
housing. Any development that occurs pursuant to Housing Element Update policies will be consistent
with existing City development standards, CC&Rs and review by the Community Association
Architectural Review Committee. No impacts relative to aesthetics are expected to occur as a result of
the Housing Element.
N. CULTURAL RESOURCES. Would the proposal:
1. Disturb paleontological resources?
2. Disturb archaeological resources?
3. Affect historical resources?
4. Have the potential to cause a physical change that
would affect unique ethnic cultural values?
5. Restrict existing religious or sacred uses within the
potential impact area?
'Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ 0 0 Q
❑ ❑ 0 IJ
❑ ❑ 0 Q
❑ ❑ ❑ El
❑ ❑ ❑ ❑ El
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes
affordable housing. Any development that occurs pursuant to Housing Element Update policies will be
consistent with City planning requirements. No impacts relative to cultural resources are expected to
occur as a result of the Housing Element.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
O. RECREATION. Would the proposal:
1. Increase the demand for neighborhood or regional
parks or other recreational facilities? •
2. Affect existing recreational opportunities?
❑ ❑ ❑ Q
❑ ❑ . ❑ El
Explanation:
The Housing Element Update is a policy document that analyzes housing need and promotes
affordable housing. Any development that occurs pursuant to Housing Element Update policies will be
consistent with City planning requirements. No impacts relative to recreation are expected to occur as
a result of the Housing Element.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 17
6.0 ENVIRONMENTAL EVALUATION
(Mandatory Findings of Significance)
Check marks reflect status after mitigation measures (if any are required) are implemented.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
P. MANDATORY FINDINGS OF SIGNIFICANCE.
1. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal, or
eliminate important examples of the major periods
of California history or prehistory?
2. Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals?
3. Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects.)
4. Does the project have environmental effects that
will cause substantial adverse effects to•human
beings, either directly or indirectly?
0 0 0 Q
0 0
❑ Q
0 0
0 0 0 U
7.0 DISCUSSION OF ENVIRONMENTAL EVALUATION
The 2000 Housing Element Update promotes goals, policies and programs to support the
housing needs of the City of Rolling Hills and the region. The Element has been prepared
consistent with the City General Plan and with State housing element law. No adverse
environmental impacts will result from Housing Element adoption and implementation.
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 18
8.0. LIST OF PREPARERS
Listed below are the person or persons who prepared or participated in the preparation of
the Initial Study:
Preparer:
Joann Lombardo, Comprehensive Planning Services
Technical Review/City of Rolling Hills Staff:
Lola Ungar, Planning Director
Craig Nealis, City Manager
City of Rolling Hills 2000 Housing Element Update
Initial Study/Environmental Assessment page 19
Ca 0/ ie0iit4 JUL
INCORPORATED JANUARY 24, 1957
NEGATIVE DECLARATION
AND
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
NOTICE IS HEREBY GIVEN, that the Planning Commission of the City of Rolling Hills
will hold a Public Hearing at 7:30 PM on Tuesday, December 19, 2000 in the Council
Chambers of City Hall, 2 Portuguese Bend Road, Rolling Hills, CA for the purpose of
receiving public input regarding the following:
CONSIDERATION OF A DRAFT 2000 HOUSING ELEMENT OF THE CITY OF
ROLLING HILLS.
The draft 2000 Housing Element of the City of Rolling Hills assesses current housing
issues, identifies future housing needs of City residents, and provides goals, policies and
a five-year schedule of programs for the preservation, maintenance and construction of
housing within the City in accordance with State law.
FINDINGS OF NO SIGNIFICANT EFFECT:
BASED ON THE INITIAL .STUDY, AND CONDITION(S) (IF APPLICABLE), IT HAS
BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT
EFFECT ON THE ENVIRONMENT.
A period of at least 30 days from the date of publication of this notice to adopt a
NEGATIVE DECLARATION will be provided to enable public review of the proposed
draft Housing Element, the Initial Study and this document prior to the final adoption
of the NEGATIVE DECLARATION by the Lead Agency. A copy of the draft 2000
Housing Element, Initial Study, and the NEGATIVE DECLARATION are on file in the
offices of The City of Rolling Hills, 2 Portuguese Bend Road, Rolling Hills, CA 90274 and
any person is welcome to review the proposed document prior to the public hearing.
If you challenge the approval or denial of the proposed 2000 Housing Element in court,
you may be limited to raising only those issues you or someone else raised at the public
hearing described in this notice, or in written correspondence delivered to the City of
Rolling Hills at, or prior to, the public hearing.
To receive a copy of the Initial Study or for additional information, please contact the
City of Rolling Hills at (310) 377-1521.
Date: December 9, 2000 By:
Lola Ungar, P a ing Director
Printed on Recycled Paper.
CITY OF ROLLING HILLS
PROOF OF SERVICE BY MAIL AND POSTING
STATE OF CALIFORNIA
SS
COUNTY OF LOS ANGELES .
I am a citizen of the United States. I am over the age of eighteen years and not a party to the within
proceeding; my business address is 2 Portuguese Bend Road, Rolling Hills, California.
On the 7 day of
, 2000
I served the within 7- -
a copy of which is annexed hereto and made a part hereof, on the person, or persons, named
below by placing a true copy thereof enclosed in a sealed envelope with postage thereon fully
prepaid, in the United States mail at Rolling Hills, California addressed as follows:
FAXED
Palos Verdes
Peninsula News
MAILED DELIVERED
City Attorney City Manager •
Planning Commission
Also posted at City Hall.
I certify (or declare) under penalty of perjury, that the foregoing is true and correct.
Executed on the % day of
, 2000 at Rolling Hills, California.
MELINDA SCHOEN
CLERK
12/06/00 WED 09:57 FAX 310 377 7288
CITY OF ROLLING HILLS
E001
*********4:i*4*4******
*** TX REPORT ,***
******4*******44*****
TRANSMISSION OK
TX/RX NO 1446
CONNECTION TEL 1 310 377 4522
CONNECTION ID PVP NEWS
ST. TIME 12/06 09:55
USAGE T 01'55
PGS. 4
RESULT OK
e i ie0ii,
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE RENO ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX (310) 377-7298
E-maiL cityofrh@aoLcom
FAX COVER SHEET
DATE: %.2 C46-60 TIME SENT: /0:150 d,* .
TO: %► ream
FROM: , 141102jr
FAX: - _ OPERATOR: /e
SUBJECT:
REMARKS:
me. 0.24 Q.4--0,,sif 42 i vi,
4/Arnim+ S • Priro4246.ao o0#1d.91/P.efs.....
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA.
COUNTY OF LOS ANGELES,
I am a citizen of the United States and a resident
of the County aforesaid; I am over the age of
eighteen years, and not a party to or interested in
the above -entitled matter. I am the principle clerk
of the printer of the
Palos Verdes Peninsula News
a newspaper of general circulation, printed and
published semiweekly
In the City of Rancho Palos Verdes
County of Los Angeles, and which newspaper has
been adjudged a newspaper of general circulation
by the Superior Court of the County of Los
Angeles, State of California, under the
date of October 15, 1963
Case Number C 824957 ; that the
notice, of which the annexed is a, printed copy (set
in type not smaller than nonpareil), has, been
published in each regular and entire issue of said
newspaper and not in any supplement thereof .on
the following dates, to -wit:
Dec. 9
all in the year 2000.
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Dated at Rancho Palos Verdes
California, this 9th day of December 2000
Signature
This space is t
Q.
.l }g Stamp
DEC 1 3 2000
CITY OF ROLLING KILLS
qv
Proof of Publication of
PVPN#6309
P.V.P. News No. 6309
NEGATIVE DECLARATION
AND
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NOTICE IS HEREBY GIVEN, that the Planning
Commission of the City of Rolling Hills will hold a Public
Hearing at 7:30 PM on Tuesday, December 19, 2000 in
the Council Chambers of City Hall, 2 Portuguese Bend
Road, Rolling Hills, CA for the purpose of receiving pub-
lic input regarding the following:
CONSIDERATION OF A DRAFT 2000 HOUSING ELE-
MENT OF THE CITY OF ROLLING HILLS. The draft
2000 Housing Element of the City of Rolling Hills assess-
es current housing issues, identifies future housing
needs of City residents, and provides goals, policies and
a five-year schedule of programs for the preservation,
maintenance and construction of housing within the City
in accordance with State law.
FINDINGS OF NO SIGNIFICANT EFFECT,
BASED ON THE INITIAL STUDY, AND CONDITION(S)
(IF APPLICABLE), IT HAS BEEN DETERMINED THAT
THE` PROJECT WILL NOT HAVE A SIGNIFICANT
EFFECT ON THE ENVIRONMENT.
A period of at least 30 days from the date of publication
of this notice to adopt a NEGATIVE DECLARATION will
be provided to enable public review of the proposed draft
Housing Element, Initial Study and this document prior to
the final adoption of the NEGATIVE DECLARATION by
the Lead Agency. Copies of the draft 2000 Housing
Element, Initial Study, and the NEGATIVE DECLARA-
TION are on file in the offices of The City of Rolling Hills,
2 Portuguese Bend Road. Rolling Hills. CA 90274, and
any person is welcome to review the proposed document
prior to the public hearing.
If you challenge the approval or denial of the proposed
2000 Housing Element in court, you may be limited to
raising only those issues you or someone else raised at
the public hearing described in this notice, or in written
correspondence delivered to the City of Rolling Hills at,
or prior to, the public hearing.
To receive a copy of the Initial Study or for additional
information, please contact the City of Rolling Hills at
(310) 377-1521.
By: Lola Ungar, Planning Director
Date: December 9, 2000
Published in the Palos Verdes Peninsula News on
December 9. 2000.
PROFESSIONAL SERVICES AGREEMENT
HOUSING ELEMENT UPDATE
NCNIVOR
wsz1m
curvv trite,kiLl
This Agreement is effective as of the 14th day of Augi s -7200
between the City of Rolling Hills, a municipal corporation (hereinafter referred to as
"CITY") and Comprehensive Planning Services (hereinafter referred to as
"CONSULTANT").
1. RECITALS
A. CITY desires to retain CONSULTANT to prepare CITY'S year 2000
Housing Element Update and General Plan Annual Report;
B. CONSULTANT is well qualified by reason of education and
experience to perform such services; and
C. CONSULTANT is willing to render such professional services as
hereinafter defined.
Now, therefore, for and in consideration of the mutual covenants and
conditions herein contained, CITY hereby engages CONSULTANT and CONSULTANT
agrees to perform the services set forth in this Agreement.
2. SCOPE OF SERVICES
CONSULTANT shall prepare CITY'S year 2000 Housing Element Update
and General Annual Report in accordance with its proposal dated June 27, 2000, which
is incorporated herein by reference and attached hereto as Exhibit A.
3. AGREEMENTS
3.1 Agreements of CONSULTANT: CONSULTANT agrees as follows:
3.1.1 CONSULTANT shall perform the services included in the Scope of
Services. The product submitted to the City by CONSULTANT
shall comply, with all applicable State laws and regulations and
with the standards of care of CONSULTANT'S profession.
• 3.1.2 CONSULTANT represents that it possesses the professional and
technical personnel required to perform the services required
under this Agreement. Joann Lombardo shall be assigned to, and
shall have direct responsibility for management of the project. No
change shall be made in key personnel without the prior written
approval of CITY.
621130-1 -1-
3.1.3 CONSULTANT may at its sole cost and expense secure such other
persons as, in the opinion of CONSULTANT, are needed to comply
with the terms of the Agreement. If such persons are retained by
CONSULTANT, such persons shall be fully qualified to perform
the services for which CONSULTANT retains them.
CONSULTANT shall not retain the services of any other person to
perform the services required under this Agreement without the
prior written consent of the Planning Director of CITY.
3.1.4 CONSULTANT shall commence performance of the services
identified in the Scope of Services upon execution of this
Agreement and shall perform in accordance with the schedule
attached hereto as Exhibit B and incorporated herein by reference.
3.1.5 CONSULTANT shall provide oral and written reports on the
progress of the work required under this Agreement from time to
time as requested by CITY.
3.1.6 Invoices for services shall be submitted by CONSULTANT in
accordance with the payment schedule contained in Section 3.2.
3.2 Agreements of CITY:
3.2.1 CITY agrees to pay CONSULTANT the sum of $19,770.00 for the
performance of the services identified in the Scope of Services.
Payment shall be made in the following manner:
a) Subject to the limitations of paragraph 3.2.1 (b), CONSULTANT
may issue invoices, on a monthly basis or less frequently, for
services rendered and expenses incurred. Payments to
CONSULTANT shall be made within forty-five (45) days of receipt
of the invoice by CITY. Invoices shall specify the fee by task, the
percent of the work completed by task, the allowable total billing
by task, the total amount invoiced to date by task and in total, and
the amount due under the invoice.
b) CONSULTANT shall not invoice, and shall not be entitled to
payment of, more than ninety percent (90%) of the total amount
budgeted for a particular task as set forth in Exhibit 1 prior to
completion to the satisfaction of the CITY of all services identified
in the Scope of Services for that task.
3.2.2 Additional Services: Payments for any services requested by CITY
not included in the Scope of Services shall be made to
CONSULTANT by CITY on a time -and -materials basis using
CONSULTANT'S Standard Fee Schedule. CONSULTANT shall be
entitled to increase the fees in this fee schedule at such time as it
621130-1 -2-
increases its fees for its clients generally; however, in no event shall
CONSULTANT be entitled to increase fees for services rendered
before the thirtieth (30th) day after CONSULTANT notifies CITY in
writing of an increase in that fee schedule. Fees for such additional
services shall be paid within forty-five (45) days of the date
CONSULTANT issues an invoice to CITY for such services.
4. OWNERSHIP OF DOCUMENTS
All documents, data, studies, surveys, drawings, maps, models,
photographs and reports prepared by CONSULTANT under this Agreement shall be
the property of CITY upon payment to CONSULTANT for the services necessary to
produce each such item. Said documents and materials shall be delivered to CITY by
CONSULTANT at the completion of the project or upon termination of this Agreement;
however, CONSULTANT may take and retain such copies of said documents and
materials as desired.
5. TERMINATION
This Agreement may be terminated by either party upon the giving of a
written "Notice of Termination" to the other party at least ten (10) days prior to the
termination date specified in said notice. In the event this Agreement is terminated,
CONSULTANT shall be paid for services rendered prior to termination, based upon the
percentage of completion of CONSULTANT'S work on the date of termination.
6. NOTICES
Any and all notices, demands, invoices, and written communications
between the parties shall be addressed to the parties as follows or at such other address
as either party may specify to the other in a writing delivered pursuant to this section:
To CITY:
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
Attn.: Lola Ungar
To CONSULTANT:
Comprehensive Planning Services
P.O. Box 15592
Newport Beach, CA 92659
Any such notices, demands, invoices and written communications by mail
shall be conclusively deemed to have been received by the addressee upon personal
621130-1 -3-
delivery or two days after the deposit thereof in the United States Mail, postage prepaid
and properly addressed as noted above.
7. ENTIRE AGREEMENT
This Agreement supersedes any and all other agreements, either oral or in
writing, between the parties with respect to the subject matter herein. Each party to this
Agreement acknowledges that no representations by any party which are not embodied
herein and no other agreement, statement or promise not contained in this Agreement
shall be valid and binding. Any modification of this Agreement will be effective only if
it is in writing signed by the parties. No breach of any provision of this Agreement can
be waived unless in writing. Waiver of any one breach of any provision shall not be
deemed to be a waiver of any other breach of the same or any other provision of this
Agreement.
8. SAVINGS CLAUSE
If any provision of this Agreement is found to be invalid, void or
unenforceable, the remaining provisions shall nevertheless continue in full force and
effect without being impaired or invalidated in any way.
9. ATTORNEY'S FEES
In the event that legal action is necessary to enforce the provisions of the
Agreement, the parties agree that the prevailing party in said legal action shall be
entitled to recover attorney's fees from the opposing party in any amount determined
by the Court to be reasonable.
10. INSURANCE
CONSULTANT, agrees to maintain in full force and effect during the term
of this Agreement a comprehensive general liability insurance policy with limits in the
amount of $1,000,000.00 which indemnifies the CITY, its officers, agents and employees
from all liability from loss, damage, or injury to persons or property arising from
negligence by CONSULTANT in the performance of these services. Such insurance
shall be primary to any other similar insurance and shall name the City of Rolling Hills,
its officers, agents and employees as additional insureds. The insurance policy shall
contain a provision that prohibits cancellation, modification, or lapse without thirty (30)
days' prior written notice to the CITY. The insurance certificate evidencing such
insurance shall be submitted to the CITY for review and thereafter the CITY shall have
the right to approve or disapprove any insurance procured by CONSULTANT under
the standards of this section.
CONSULTANT shall maintain during the term of this Agreement
automobile liability insurance for any vehicle used in connection with the performance
621130-1 -4-
of services in this agreement with coverage limits of not less than $100,000 per claimant
and $300,000 per incident.
In addition, in the event CONSULTANT employs employees, it shall
maintain during the term of this Agreement worker's compensation insurance in
accordance with the provisions of Section 3700 of the California Labor Code.
Procurement of insurance by CONSULTANT shall not be construed as a
limitation of CONSULTANT'S liability or as full performance of CONSULTANT'S
duties to indemnify, hold harmless, and defend under section 11 of this Agreement.
11. HOLD HARMLESS
CONSULTANT shall indemnify, hold harmless, and defend CITY, its
officers, agents and employees from and against any and all claims and losses, costs or
expenses for any damage due to death or injury to any person and injury to any
property resulting from any negligent act or omission of CONSULTANT or any of its
officers, employees, servants, agents, or subcontractors in the performance of this
Agreement. Such costs and expenses shall include reasonable attorneys' fees incurred
by counsel of City's choice.
12. PROHIBITION AGAINST TRANSFER OR ASSIGNMENT
CONSULTANT shall not assign, delegate, transfer or hypothecate this
Agreement or any interest therein directly or indirectly by operation of law or otherwise
without the prior written consent of CITY. Any attempt to do so without such consent
shall be null and void and confer no right on any third party.
13. INDEPENDENT CONTRACTOR
CONSULTANT will act hereunder as an independent contractor. This
Agreement shall not and is not intended to constitute CONSULTANT as an agent,
servant, or employee of CITY and shall not and is not intended to create the relationship
of partnership, joint venture or association between CITY and CONSULTANT.
14. INTEREST OF CONSULTANT
CONSULTANT hereby warrants for itself, its employees, and
subcontractors that those persons presently have no interest and shall not obtain any
interest, direct or indirect, which would conflict in any manner with the performance of
the services contemplated by this Agreement. No person having such conflicting
interest shall be employed by or associated with CONSULTANT in connection with this
project. CONSULTANT hereby warrants for itself, its employees, and subcontractors
that no such person shall engage in any conduct which would constitute a conflict of
interest under any CITY ordinance, state law or federal statute. CONSULTANT agrees
621130-1 -5-
that a clause substantially similar to this section shall be incorporated into any
subagreement which CONSULTANT executes in connection with the performance of
this Agreement. .
15. COUNTERPART EXECUTION
This Agreement may be executed in counterparts, each of which so
executed shall be deemed an original irrespective of the date of the execution, and said
counterparts shall together constitute one and the -same agreement.
CITY OF ROLLING HILLS
Craig NNealis
City Manager
Date August 14, 2000
A l'1 EST:
Marilyn Kern
Deputy City Clerk
621130-1 -6-
CONSULTANT
Principal
Date: ' /S- b U
BID LOG
Revised Notice Inviting Proposals for a Housing
PROJECT: Element Update in the Year 2000 and General - 0 -
Plan Annual Report for the City of Rolling Hills $ _ 0 _
DATE AND TIME OF OPENING: 4:30 p.m. - Friday, June 30, 2000
COMPANY
DATE
AMOUNT
ADD
#1
......
ADD
#2
SENT TO THE ATTACHED LIST.
4-18-00
N/A
Ms. Bobbi Herdes, Marketing Coordinator
David Evans and Associates, Inc.
7676 Hazard Center Drive Suite 880
San Diego, CA 92108 ( 19) 260-3420 (610)
4-27-00
260-3428
N/A
FAX
Albert G. Armijo
1117 Taft Street
Irvine, CA 92620
(949) 726-9555; (949) 857-8675 FAX
5-15-00
RFP faxed.
N/A
(mailed)
mlk\bidlog:frm
WILLDAN
Serving Public Agencies
June 30, 2000
Ms. Lola Ungar
Planning Director
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, CA 90274
Mitt -44 %J?cdL
13191 Crossroads ,arkway North, Suite 405
Industry, California 91746-3497
562/908-6200 fax 562/695-2120
www.willdan.com
JUL 0 3 2080
• CITY OF ,R,QLLIP+31•H'LLS
Fitv
Subject: Request for Proposal - 2000 Housing Element Update and
General Plan Annual Report for the City of Rolling Hills
Dear Ms. Ungar:
On behalf of Willdan, thank you for inviting us to propose on the subject project.
Unfortunately, due to the commitment of key personnel to other previously awarded
assignments, we are unable to provide the desired services at this time. Therefore, we
must respectfully decline to submit a proposal.
We sincerely appreciate your consideration and hope that Willdan will have an
opportunity to submit proposals for future projects requiring planning or community
development services in the City of Rolling Hills.
Once again, thank you for your consideration.
Sincerely,
WILLDAN
A -civil V Watot
Albert V. Warot
Vice President
AW:mh
95610-00\06-190\N B00-62
June 19, 2000
Lola Ungar
Planning Director
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, California 90274
ASSOCIATES
U
JUN 2 0 2000
CITY OF ROLLING- f-"LLS
Subject: Request for Proposal (RFP) for 2000 Housing Element Update and
General Plan Annual Report
Dear Ms. Ungar.
Thank you for inviting EIP Associates to submit a proposal for the above -referenced
project. While we are interested in such work, and feel that we could provide a
superior level of service, present commitments prevent us from submitting a
proposal at this time.
However, we remain interested in receiving notification of future work opportunities
with the City of Rolling Hills, and would like to remain on your list of qualified
environmental planning consultants. Should you have any questions, or require any
further information about EIP, please do not hesitate to contact me at (310) 268-
8132.
Sincerely,
EIP ASSOCIATES
Jessica Crete
Marketing Manager
EIP ASSOCIATES I1601 WILSHIRE BOULEVARD SUITE 1440 Los ANGELES, CA 90025
Telephone 310 268-8132 Facsimile 310 268-8175 E-mail la@eipassociates.com www.eipassociates.com
May 22, 2000
Lola Unger, Planning Director
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, CA 90274
Dear Ms. Unger
ASSOCIATES
gEOYS D
MAY 2 3 2000
CITY OF ROLLING .LS
Fky
Thank you for the opportunity to submit a proposal for the update the City's Housing
Element. It was a pleasure making your re -acquaintance. Unfortunately, at this time EIP
Associates is committed to several major General Plan projects and would not be able to
provide the City with the level of service we feel our clients deserve.
Please note that we continue to be the foremost General Plan consulting firm in
Southern California and would be interested in working with the City on a more
comprehensive General Plan update project.
If you have any questions, please do not hesitate to call me at (310) 268-8132.
Sincerely,
EIP ASSOCIATES
Steven L. Gerhardt, AICP
Senior Project Manager,
EIP ASSOCIATES I160I WILSHIRE BOULEVARD SUITE 1440 LOS ANGELES, CA 90025
Telephone 310 268-8132 Facsimile 350 268-8175
DYETT & BHATIA
Urban and Regional Planners
May 10, 2000
Lola Ungar
Planning Director
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
11
o
MAY 12 2000
`�t?t
r1r
L. -z
J
CITY OF ROLLING RILLS
Re: Revised Request for Proposal for a 2000 Housing Element Update and General Plan
Annual Report for the City of Rolling Hills.
Dear Ms.Ungar:
Thank you for sending us the Revised Request for Proposal for a 2000 Housing Element
Update and General Plan Annual Report for the City of Rolling Hills.
While this project is of interest to us, we are currently very busy and are not able to take on
new assignments. We appreciate the City's interest in us and hope we can contribute to
another assignment in the future. We wish to remain on the City's list for future assignment
announcements.
Cordially,
DYETT & BHATIA, URBAN AND REGIONAL PLANNERS
Rajeev Bh tia, AICP
a;.
70 Zoe Street, Suite 100 I Ph:415 957 2950
San Francisco CA 94107 Fax:415 9572944
05/12/00 14:48 FAX 714 646 5496
TANNER & ASSOC
a101
FAX COVER SHEET
DATE: May 12, 2000
TO: Lola Ungar, City of Rolling Hills
FAX: (310) 377-7288
FROM: Albert G. Armijo
SUBJECT: Requests for Proposal, Housing Element Update
MESSAGE: Please FAX me a notice of the "Request for Proposal"
for the Housing Element update and General Plan Amendment
report for the City of Raffling Hills.
Please FAX this notice to me at (949) 857-8675.
Thank you,
Albert G. Armijo
1117 Taft Street
Irvine, CA 92620
(949) 726-9555
(949) 857-8675 (FAX)
May 15, 2000
C1iy 0/ /o//Li JUL
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
Mr. Albert G. Armijo
1117 Taft Street
Irvine, CA 92620
SUBJECT: REQUEST FOR PROPOSAL FOR A 2000 HOUSING ELEMENT
UPDATE AND GENERAL PLAN ANNUAL REPORT FOR THE CITY OF
ROLLING HILLS.
Dear Mr. Armijo:
Thank you for your interest in the preparation of a 2000 update to the Housing Element
and General Plan Annual Report for the City of Rolling Hills. We are enclosing the
Request for Proposal, 1991 Housing Element and 1999 General Plan Annual Report.
Note that a City -scheduled pre -conference meeting with interested consulting firms will
be held on Wednesday, May 17, 2000 at 9:00 a.m. in the Rolling Hills City Council
Chambers, 2 Portuguese Bend Road, Rolling Hills, CA. The deadline for submittal of
proposals is Friday, June 30, 2000 at 4:30 p.m.
We are looking forward to receiving your proposal. If any additional information is
needed, please contact me at (310) 377-1521.
Sincerely,
Lola Ungar
Planning Dire
LU:mjs
4-27-00 Housing Element RPF
Attachments: 1991 Housing Element
1999 General Plan Annual Report
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REORT
PAGE 1
Printed on Recycled Paper.
()ay
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
May 15, 2000
Mr. Albert G. Armijo
1117 Taft Street
Irvine, CA 92620
SUBJECT: REQUEST FOR PROPOSAL FOR A 2000 HOUSING ELEMENT
UPDATE AND GENERAL PLAN ANNUAL REPORT FOR. THE CITY OF
ROLLING HILLS.
Dear Mr. Armijo:
Thank you for your interest.in the preparation ()fa 2000 update to the.. Housing- Element
'and General Plan Annual Report for the City of Rolling Hills. We are enclosing the
Request for Proposal, 1991 Housing Element and•1999 General Plan Annual Report.
Note that a City -scheduled pre -conference meeting with interested consulting firms will
be held on Wednesday, May 17, 2000 at 9:00 a.m. in the Rolling Hills. City Council
Chambers, 2 Portuguese Bend Road, Rolling Hills, CA. The deadline for submittal of
proposals is Friday, June 30, 2000 at 4:30 p.m.
We are looking forward to receiving your proposal. If any additional information is
needed, please contact me at (310) 377-1521.
Sincerely,
Lola Ungar
Planning Direct
LU:mjs
4-27-00 Housing Element RPF
Attachments: 1991 Housing Element
1999 General Plan Annual Report
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REORT
PAGE 1
®Printed on Recycled Paper.
05/15/00 MON 04:48 FAX 310 377 7288
CITY OF ROLLING HILLS _.
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City 0/ RON y J�f!
INCORPORATED JANUARY 24, 1957
FAX COVER SHEET
DATE: 5" /
TO: _%ber't Ar%;, O
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521,
FAX (310) 377.7298
Email tityofrh@eol.corn
TIME SENT:�1y30 a./b .
FROM: 1Q /.. 1 -
SUBJECT: 149 413 i d.%) E%C .4,-. yr e p P
Ctt //2f/2,
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
INTRODUCTION
The City of Rolling Hills is currently engaged in a comprehensive review and update of
the City's Housing Element along with a General Plan Annual Report. The City is
seeking multi -faceted consultant assistance to provide services in the following
generalized areas.
1. Review and update of the Housing Element and a General Plan Annual Report to
include:
• Data sufficiency
• Adequacy under state law
• Internal consistency
• Standards, goals, policies, and objectives
• Implementation measures.
2 Preparation of a concise update of the Housing Element and General Plan
Annual Report; including description of existing conditions, goals, policies and
objectives, and well-defined maps and graphics.
3. Preparation of Implementation Priority Plans for effectuating any programs and
goals of the Housing Element. These plans should include costs, manpower and
time estimates for the completion of each designated implementation action.
4. The City of Rolling Hills is looking for an accomplished land use planning
consulting firm to address issues and code revision tasks related to the update of
the Housing Element and General Plan Annual Report. The City expects a lump
sum not to exceed proposal, along with a cost and time proposal for the
completion of the Housing Element.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 2
Printed on Recycled tae!.
Cii, apeo fl.•,.S Jh/h
INCORPORATED JANUARY 24, 1957
CITY OF ROLLING HILLS, CALIFORNIA
PLANNING DEPARTMENT
REQUEST FOR PROPOSAL
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
E-mail: cityofrh@aol.com
REQUEST
The City of Rolling Hills requests proposals for the preparation ofa 2000 update to the
Housing Element and General Plan Annual Report. City staff will prepare
Environmental documents.
All proposals are to be presented in a format as more specifically described herein and
shall comply with the State of California General Planning Guidelines and with the
requirements of the California Environmental Quality Act (CEQA).
The deadline for submitting proposals in response to this Request for Proposal shall be
Friday, June 30, 2000 at 4:30 PM.
SUBMIT PROPOSALS TO:
Ms. Lola Ungar, Planning Director
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, CA 90274
INTRODUCTION
Phone: (310) 377-1521
For Information Only
Fax: (310) 377-7288
E-mail: crhscagl(aol.com
The City of Rolling Hills is a General Law City with a population of approximately 2,000
residents. The City is currently requesting proposals to prepare a 2000 update to the
Housing Element and General Plan Annual Report. City staff will prepare Environmental
documents.
The updated Housing Element must address issues associated with a city which has
experienced moderate change and will continue to do so during the next several years.
The general subjects to be addressed in this proposed study will include:
1. Ability to work with City staff and legislative bodies to complete a 2000 update to
the Housing Element and General Plan Annual Report. Attendance at a minimum
of 3 public meetings will be required of the consultant.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 3
Printed on Recycled Pape'
2. Prepare an updated 2000 .Housing Element for the City that should include
required maps along with review, and revision of standards, goals, objectives,
policies, and any implementation measures.
3. Evaluate the achievements of the existing Housing Element and revise and
augment as appropriate existing policies and programs to meet currentand
projected housing needs in the City.
4. Recommend implementation techniques and/or zoning ordinance updates.
5. Meetings and Timing
A. Participate in at least 3 public meetings/hearings as necessary to prepare
and adopt the updated Housing Element and General Plan Annual Report.
B. Have draft Housing Element and General Plan Annual Report prepared by
a mutually agreed upon and appropriate schedule.
BACKGROUND
The City of Rolling Hills is located approximately 10 miles south of Los Angeles
International Airport on the Palos Verdes Peninsula. The City is bounded by Westfield at
the west, an unincorporated area of the County of Los Angeles, and the cities of Rolling
Hills Estates at the.north'and Rancho Palos Verdes at the east and south. The City of
Rolling Hills'is a 3 square mile entirely residential community with large lot parcels of
one acre or more and consisting of large estate -size single story ranch style residences
with agricultural outbuildings. The surrounding areas consist of undulating hillsides and
knolls covered by grasses, and mature shrubs and trees, with some areas being heavily
wooded. Native birds and animals frequent the area such as sparrows, crows,
raccoons, possum, skunks, gophers and an occasional fox.
Beginning in 1936, Rolling Hills has been guided by deed restrictions established by the
original developer. Since January, 1957, when the City was incorporated as a general
law city, the responsibility of governmental activity has been.assumed by a city council -
city manager system of local government. Through the Rolling Hills Community
Association's Board of Directors and Architectural Committee, adherence to the
community's original concept as a rural residential community has been maintained.
The existing General Plan and its elements were adopted in 1990 followed by the
adoption of the Housing Element in December, 1991. At that time the City's population
was 1,871 (1990 census) and its land area was 3 square miles. Current population
estimates for the City indicate about 2,016 residents.
The City's minimum lot size requirements are reflective of the community's desire to
maintain its rural setting, recognition of limitations presented by the varied topography
and geologic constraints, and the lack of urban infrastructure. While the majority of
development in the City of Rolling Hills involves the replacement of existing single-
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 4
family housing, all new buildings and structures require Site Plan Review by the
Planning Commission.
Prior to 1973, the City of Rolling Hills and the surrounding region was characterized by
a largely residential economic base, with only a limited number of commercial concerns
in the vicinity. Since 1973, higher density residential and retail commercial development
has increased dramatically on the Peninsula. Further economic diversification is
indicated, by construction of plans to construct major hotel and conference facilities in
Rancho Palos Verdes. According to Southern California Association of Governments
(SCAG) and city projections, Rolling Hills is expected to continue to be impacted by
Peninsula -wide residential and non-residential growth.
SCOPE OF WORK
The Scope of Work shall consist of providing all of the professional services, including
advice, analysis and interpretation necessary to the preparation of a 2000 update to the
Housing Element and General Plan Annual Report for the City of Rolling Hills.
While a general description of the various subjects to be addressed with this Study were
discussed briefly in the Introduction section, a more specific description of what is
expected is detailed below. All proposals should discuss:
1. . Research. Data Collection and Interpretation
An initial research report should be prepared and presented to the City Council for
the Housing Element and General PIan:Annual Report effort., The information and
data to be presented should be :identified in the Proposal and should be related to
the preparation of allsections of the Housing Element required to be updated. As
r. noted, research and data collection is involved and all proposals should include a
discussion of the proposed research and analysis portion of the Study, as well as
;, •+ the "product" that will result from this analysis.
2. Preparation of an updated Housing Element
The Housing Element for the City would be the first task to be completed by the
consultant. In addition, an executive summary of the Housing Element which
contains all the required sections and section maps shall be prepared in a form
suitable for handout to the public. Since this is an update of an adopted element,
the achievements of the existing Housing Element must be evaluated. Existing
policies and programs should be revised and augmented as appropriate to meet
current and projected housing needs in the City.
Quantities of these documents are negotiable depending on costs. Proposals
should include several options. The completion of the Housing Element should be
expedited so that its preparation complies with State law.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 5
3. Preparation of a 2000 General Plan Annual Report
The General Plan Annual Report shall be prepared in compliance with State law.
4. Environmental Review
City staff will prepare Environmental documents that will be a part of the
presentation package.
5. Finally, an effort has been made to structure this RFP so as to encourage the
organizations solicited to utilize their creative abilities to produce a procedure and
plan that will be effective in terms of day-to-day planning and development
activities. This proposal feature, along with information regarding the staffing,
experience, resources and competitive cost will be of considerable importance in
the final selection of a consulting group for this work.
PROPOSAL REQUIREMENTS
Fifteen (15) copies of the proposal shall be submitted in response to the' RFP in a
sealed envelope which is clearly identified as "Specific Consultant Services - City of
Rolling Hills 2000 Housing Element Update and General Plan Annual Report Program."
The proposal shall be made on a not to exceed lump sum basis and include the
consultant's fee schedule, person::hours for each work task and other peripheral costs.
The proposal shall contain the following information:
• -4
1. A statement of the .respondent's qualifications, along with . a list of specific,
comparable programs previously undertaken.
A listing of previous, clients for whom work has been prepared, their address,
telephone number and contact representative shall also be provided.
3. A complete and detailed description of services offered.
4. Identification of the key personnel to be assigned to each work task and a
description of their qualifications. A. commitment of specific personnel must be firm.
If portions of the contract are to be subcontracted to specialized firms or persons,
the City of Rolling Hills reserves the right to review and approve the qualifications
of these firms or persons. Substitutions are subject to the City's approval, and an
unapproved substitution is considered sufficient grounds for termination of the
contract.
5. A schedule for each phase of the project shall be provided.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 6
PRODUCT
The minimum number of product copies required for each work task required as follows:
Draft (including maps/tables)
15 copies
Final (including maps/tables)
25 copies
Environmental Review Prepared by City Staff
25 copies
Executive Summary
100 copies
PROJECT SCHEDULE
APRIL 18, 2000
RFP mailed to consultants
JUNE 30, 2000
Deadline for submittal of proposals to the City of Rolling
Hills
JULY 24, 2000
Contract Awarded
PROCEDURE FOR SELECTING CONSULTANT
1. City staff shall review the "Specific Consultant Services" packet submitted with
each proposal, checking with recent clients, if necessary, to determine the quality
of past experience and performance. Each firm being considered shall be listed in
order of desirability, taking into account their location, reputation, experience, size,
personnel availability, cost for preparing the Housing Element update and General
Plan Annual Report program, ability to complete the project on schedule, and
other factors related to the project. The top five (5) consultants will be interviewed
by a Selection Committee.
2. City staff will evaluate all packets and make a final recommendation for selection.
The recommended firm(s) will be invited to discuss the project and negotiate
compensation, terms and conditions of the contract. At that time, an appropriate
schedule shall be agreed to by both parties. If an agreement is not reached, the
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 7
negotiations will be terminated and similar procedures will then follow with another
firm. All negotiations shall be on a strictly confidential basis, and in no case shall
the compensation discussed with one consultant be discussed with another, or
made public. After reaching successful negotiations with the selected consultant, a
contract shall be prepared and submitted to the City Council for approval.
RESPONSE INSTRUCTIONS
Proposals for services shall be prepared in conformance with Scope of Work and the
terms and conditions outlined above.
Proposals must be received by the City of Rolling Hills City Manager's Office no later
than 4:30 PM on Friday. June 30, 2000.
TENTATIVE SCHEDULE FOR 2000 HOUSING ELEMENT
& GENERAL PLAN ANNUAL REPORT PROPOSALS
January 24, 2000 - .'
City Council approves format for RFP.
April 18, 2000 ' '
•
RFPs mailed to consultant; list. '
' Wednesday .. .
May 17, 2000 '
City -scheduled pre -conference meeting
with interested consulting firms. • ,
Friday .
June 30, 2000
•
Submittal of proposals by consulting firms.
An appropriate schedule shall
be agreed to by both parties.
City reviews proposals and interviews
consultants.
Monday
July 24, 2000
Full Council selects recommended consultant.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 8
April 18, 2000
C1ty 0/ leo Pl.�..$ J�lP
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
SENT TO THE ATTACHED LIST.
SUBJECT: REVISED REQUEST FOR PROPOSAL FOR A 2000 HOUSING
ELEMENT UPDATE AND GENERAL PLAN ANNUAL REPORT FOR THE
CITY OF ROLLING HILLS.
Dear
In January, 2000, we requested your input regarding a request for proposal for a 2000
Housing Element Update and General Plan Annual Report. At that time, your firm
expressed an interest in providing consulting services to the City of Rolling Hills for
future planning projects but, because of our compressed time schedule, chose not to
make a proposal.
As a result, the Council elected to rebid the project because there was only one bid.
At the present time, we are once again proceeding with the preparation of a 2000
update to the Housing Element and General Plan Annual Report. We have revised and
expanded the deadline dates so that we can have the opportunity to evaluate a number
of bids.
Note that a City -scheduled pre -conference meeting with interested consulting firms will
be held on Wednesday, May 17, 2000 at 9:00 a.m. The deadline for submittal of
proposals is Friday, June 30, 2000 at 4:30 p.m.
We are looking forward to receiving your proposal. If any additional information is
needed, please contact me at (310) 377-1521.
Sincerely,
Lola Ungar
Planning Director
LU:mjs
4-19-00 Housing Element RPF
Attachments: 1991 Housing Element
1999 General Plan Annual Report
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REORT
PAGE 1
®Printed on Recycled Paper.
Cu, ofiePl,.S
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
April 18, 2000
Mr. Corrie Kates, Principal
Foothill Project Management
The Urban Design Center
117-1/2 28th Street
Newport Beach, CA 92660
SUBJECT: REVISED REQUEST FOR PROPOSAL FOR A 2000 HOUSING
ELEMENT UPDATE AND GENERAL PLAN ANNUAL REPORT FOR THE
CITY OF ROLLING HILLS.
Dear Mr. Kates:
In January, 2000, we requested your input regarding a request for proposal for a 2000
Housing Element Update and General Plan Annual Report. In February, your firm
submitted a proposal. In March, the Council'elected to rebid the project because there
was only one bid.
At this time, we are expressly offering you the opportunity to rebid the project because
we are once again proceeding with the preparation of a 2000 update to the Housing
Element and General Plan Annual Report. The deadline dates have been revised and
expanded so that we can have the opportunity to evaluate a number of bids
Note that a City -scheduled pre -conference meeting with interested consulting firms will
be held on Wednesday, May 17, 2000 at 9 AM. The deadline for submittal of proposals
is Friday, June 30, 2000 at 4:30 PM.
We are looking forward to receiving your proposal. If any additional information is
needed, please contact me at (310) 377-1521.
Lola Ungar
Planning Director
Printed ar Recycled Pape,
Ms. Elinor Aurthur
716 Machado Drive
Venice, CA 90291
Ms. Joann Lombardo
Comprehensive Planning Services
P. 0. Box 15592
Newport Beach, CA 92659
Mr. Karl Mohr
Crawford, Multari Clark & Mohr
641 Higuera Street, Suite 302
San Luis Obispo, CA 93401
Mr. Corrie D. Kates, President
Foothill Project Management &
Urban Design Center
P. 0. Box 4403
Costa Mesa 92626-4403
Mr. Eric Ruby, Principal
HDR Urban Vision
1 City Boulevard West, Suite 900
Orange, CA 92868
Mr. Larry N. Lawrence, AICP
Lawrence Associates
32092 Via Carlos
San Juan Capistrano, CA 92675
Ms. Vivian J. Spann
Marketing Coordinator
PinnacleOne
515 S. Flower Street, Suite 3510
Los Angeles, CA 90071
Mr. Albert V. Warot, Vice President
Willdan Associates
13191 Crossroads Parkway North
Suite 405
Industry, CA 91746-3497
Michael Brandman Associates
15901 Red Hill Avenue, Suite 200
Tustin, CA 92780
Mr. Jeffrey M. Goldman, AICP
Senior Consultant
Connerly & Associates, Inc.
2215 - 21st Street
Sacramento, CA 95818
Dyett & Bhatia Regional Planners
70 Zoe Street
San Francisco, A 94107 '
.5-/0-x000
Ms. April Hawkins
Hawkins/Mark-Tell
P. 0. Box 7940
Citrus Heights, CA 95621-7940
Ms. Virginia Killmond
Regional Manager
Integrated Marketing Systems
945 Hornblend Street, Suite G
San Diego, CA 92109
Mr. Louis N. Lightfoot, AICP
The Lightfoot Planning Group
702 Civic Center Drive
Oceanside, CA 92054
Smothers & Associates
1235 N. Harbor Blvd., Suite 101
Fullerton, CA 92832
Ms. Veronica Tam
Cotton / Beland / Associates
747 East Green Street, Suite 300
Pasadena, CA 91101
Mr. Rhett Beavers, ASLA
EIP Assoicates
11601 Wilshire Blvd., Suite 1440
Los Angeles, CA 90025
Mr. Frank B. Wein, AICP
Office Manager, Principal Planner
Harland Bartholomew & Assoc., Inc.
100 West Walnut Street
Pasadena, CA 91124
Kaplan, McLaughlin, Diaz
222 Vallejo Street
San Francisco, CA 94111
Mr. Daniel Iacofano, AICP
Moore, Iacofaho, Goltsman, Inc.
800 Hearst Avenue
Berkeley, CA 94710
Mr. Michael J. Wagner
Michael J. Wagner & Associates, Inc.
431 Pebble Beach Place
Fullerton, CA 92835
Housing Element
4-19-00
Revised Request
04/25/2000 02:11
619260342E
DAVID EVANS AND ASSOCIATES,
April 26, 2000
Ms. Lola Ungar, Director of Planning
City.of Rolling Hills
(310) 377-7288
Subject: LETTER OF INTEREST TO RECEIVE RFP PACKAGE
PAGE 01
INC.
7676 Hazard Center Dr.,
Suite 85o
San Diego, California
92208
Tel: 619.260.3420
Fax: 6t9.z6o.34z8
David Evans and Associates, Inc. (DEA) is interested in receiving a copy of the Request for Proposals (RFP)
package for the City of Rolling Hills 2000 Housing Element Update and General Plan Armual Report or other
upcoming projects.
Our firm information is as follows:
David Evans and Associates, Inc.
7676 Hazard Center Drive, Suite 880
San Diego, California 92108
Phone: (619) 260-3420 Fax: (619) 260-3428
Contact: Bobbi Herdes, Marketing Coordinator
Email: rape(&deainc.corn
Since 1976, DEA has provided high -quality environmental; plan`niiig engineering, surveying and Global
Positioning System (GPS), landscape architecture, architecture, natural resource management, and geographic
information systems (GIS) services. Our southern California offices are located in San Diego, Laguna Hills, and
Ontario.
DEA was founded on the principle of service. Our multi -discipline staff is committed to providing high quality
services in a cost effective and efficient manner. DEA maintains strong relationships with our clients. We are
organized around a. system that makes one professional staff member the central contact for each client- This
ensures open communications and quick solutions to any challenge that may arise during a project.
We look forward to the upcoming RFP and hopefully working with you in the future.
Sincerely,
DAVID EVANS AND ASSOCIATES, INC.
Bobbi Herdes
Marketing Coordinator
t.f,u � , i t r. sic .a, . . i->u1,1 i Oi � I :
Cuy f leo if 9 Jd,P7,
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
April 27, 2000
Ms. Bobbi Herdes, Marketing Coordinator
David Evans and Associates, Inc.
7676 Hazard Center Drive, Suite 880
San Diego, CA 92108
SUBJECT: REQUEST FOR PROPOSAL FOR A 2000 HOUSING ELEMENT
UPDATE AND GENERAL PLAN ANNUAL REPORT FOR THE CITY OF
ROLLING HILLS.
Dear Ms. Herdes:
Thank you for your interest in the preparation of a 2000 update to the Housing Element
and General Plan Annual Report for the City of Rolling Hills. We are enclosing the
Request for Proposal, 1991 Housing Element and 1999 General Plan Annual Report.
Note that a City -scheduled pre -conference meeting with interested consulting firms will
be held on Wednesday, May 17, 2000 at 9:00 a.m. in the Rolling Hills City Council
Chambers, 2 Portuguese Bend Road, Rolling Hills, CA. The deadline for submittal of
proposals is Friday, June 30, 2000 at 4:30 p.m.
We are looking forward to receiving your proposal. If any additional information is
needed, please contact me at (310) 377-1521.
Lola Ungar
Planning Direct
LU:mjs
4-27-00 Housing Element RPF
Attachments: 1991 Housing Element
1999 General Plan Annual Report
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REORT
PAGE 1
Printed on Recycled Paper.
GENERAL PLAN CONSULTANTS — Mailing List
CONSULTANT
Elinor Aurthur •
716 Machado Drive
Venice, CA 90291
(310) 253-5748 (City of Culver City where consulting)
Michael Brandman Associates
15901 Red Hill Avenue, Suite 200
Tustin, California 92780
Erika Bennett
(714) 258-8100, x 105
Comprehensive Planning Services
P. O. Box 15592
Newport Beach, CA 92659
Joann Lombardo
(949) 650-3206
(949) 647-0193 FAX
Connerly & Associates, Inc.
2215 - 21st Street
Sacramento, CA 95818
Mr. Jeffrey M. Goldman, AICP
Senior Consultant
(916) 456-4784
(916) 456-7672 FAX
Cotton/Beland/Associates
747 East Green Street, Suite 300
Pasadena, CA 91101
Ms. Veronica Tam, Senior Associate
(626) 304-0102
(626) 304-0402 FAX
Crawford, Multari Clark & Mohr
641 Higuera Street, Suite 302
San Luis Obispo, CA 93401
Mr. Karl Mohr
(805) 541-2622
(805) 541-5512 FAX
Dyett & Bhatia Regional Planners
70 Zoe Street
San Francisco, CA 94107
(415) 957-2950
(415) 543-8957 FAX
EIP Associates
11601 Wilshire Boulevard, Suite 1440
Los Angeles, CA 90025
Mr. Rhett Beavers, ASLA,
Senior Planner
(310) 268-8132
(310) 268-8175 FAX
E-mail: eipla@earthlink.net
EXPERTISE
General Plan, Housing Element
General Plan. Housing Element.
Contract planning services to municipal
agencies. Advanced & Current planning,
Socioeconomic studies & environmental
assessments. General Plan.
Housing Element
Housing Elements, Environmental Impact Reports,
Historic Preservations & Surveys, Feasibility Studies,
Urban & Environmental Planning Consultants
Planning; Architecture; Public Policy
Urban & Regional Planners
General Plan; Housing Element
DATE RECEIVED
04-10-00
02-09-00
08-05-99
02-17-98
08-05-99
08-05-99
01-24-00
01-27-00
1
Foothill Project Management &
Urban Design Center
117-1/2 - 28th Street
Newport Beach, CA 92660
P. O. Box 4403
Costa Mesa 92626-4403
Mr. Corrie D. Kates, President
(714) 434-9228
(800) 651-6277
Hawkins/Mark-Tell
P. O. Box 7940
Citrus Heights, CA 95621-7940
Ms. April Hawkins
(916) 727-1818
Harland Bartholomew & Associates, Inc.
A Unit of Parsons Infrastructure &
Technology Group, Inc.
Parsons HBA
100 West Walnut Street
Pasadena, CA 91124
Frank B. Wein, AICP - Office Manager, Principal Planner
Jeff Goldman, Principal Planner
(626) 440-2000
(626) 440-2630 FAX
Financial Consulting, Redevelopment, Architecture,
Urban Design, Construction Management, EIR,
General Plan, Zoning Administration, Public
Notification Services
General Plans, Housing Element
HDR Urban Vision
1 City Boulevard West, Suite 900
Orange, CA 92868
Eric Ruby, Principal
(949) 718-1133
(949) 940-8880 FAX
Integrated Marketing Systems (IMS)
945 Hornblend Street, Suite G
San Diego, CA 92109
Virginia Killmond, Regional Manager
(858) 490-8812
(858) 490-8811 FAX
Kaplan, McLaughlin, Diaz
222 Vallejo Street
San Francisco, CA 94111
(415) 398-5191
(415) 394-7158 FAX
Lawrence Associates
32092 Via Carlos
San Juan Capistrano, CA 92675
Larry N. Lawrence AICP, Principal
(949) 661-8175
(949) 661-4828 FAX
Housing Element Consultant Services.
Urban Planning & Environmental Consulting,
General Plan
Architectural/Engineering/Environmental Projects
General Plan
Planning & Design, General Plan
Land use regulations, specific plans,
housing & contract planning.
09-17-99
02-02-00
01-24-00
01-24-00
10-11-99
08-05-99
08-10-99
-2
The Lightfoot Planning Group
702 Civic Center Drive
Oceanside, CA 92054
Louis N. Lightfoot, AICP
(760) 722-1924
(760) 433-7511 FAX
Landscape Architecture
Planning - Land Use Studies
Zoning Ordinances, etc.
01-24-00
Moore, Iacofaho, Goltsman, Inc. Planning, Public Policy, Communications 01-24-00
800 Hearst Avenue & Graphic Design, General Plan
Berkeley, CA 94710
Daniel Iacofano, AICP
(510) 845-7549
(510) 845-8750 FAX
PinnacleOne Planning, Master Planning, Urban/Regional 02-02-00
515 S. Flower Street, Suite 3510 Planning
Los Angeles, CA 90071
Vivian J. Spann, Marketing Coordinator
(213) 486-9884
(213) 486-9894 FAX
Smothers & Associates Urban Planning, Design, Municipal Marketing, 04-13-00
1235 N. Harbor Boulevard, Suite 101 General Plan
Fullerton, CA 92832
(714) 680-0745
(714) 680-0625 FAX
Michael J. Wagner & Associates, Inc.
431 Pebble Beach Place
Fullerton, CA 92835
Michael J. Wagner
(714) 680-5751
Willdan Associates
13191 Crossroads Parkway North, Suite 405
Industry, CA 91746-3497
Albert V. Warot
Vice President
(562) 908-6200
(562) 695-2120 FAX
general plan consultants/mailing list
01-25-00
Redevelopment & Financial Consulting;
General Plans, Housing Elements & EIRs;
Project Promotion & Presentation
09-25-98
Engineers & Planners 03-06-00
NPDES assistance
3
•
•
City 0/RollinF
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
SENT TO THE ATTACHED LIST.
MEMORANDUM
DATE: APRIL 27, 2000
FROM: LOLA UNGAR, PLANNING DIRECTO
TO' INTERESTED CONSULTANTS '.
SUBJECT: PRE -CONFERENCE MEETING .: .
REQUEST FOR PROPOSAL FOR 2000 HOUSING ELEMENT 'UPDATE .
AND GENERAL PLAN- ANNUAL REPORT FOR THE CITY OFROLLING. ROLLING" -
HILLS.
The,City-scheduled pre -conference meeting with interested consulting firms will be held
at 9 AM on Wednesday, May 17, 2000 in the. Council Chambers of Rolling Hills -City
Hall, 2 Portuguese Bend Road, Rolling Hills, CA.
Printed on Recycled Paper.
Ms. Elinor Aurthur
716 Machado Drive
Venice, CA 90291
Ms. Joann Lombardo
Comprehensive Planning Services
P. O. Box 15592
Newport Beach, CA 92659
Mr. Karl Mohr
Crawford, Multari Clark & Mohr
641 Higuera Street, Suite 302
San Luis Obispo, CA 93401
Mr. Corrie D. Kates, President
Foothill Project Management &
Urban Design Center
P. O. Box 4403
Costa Mesa 92626-4403
Mr. Eric Ruby, Principal
HDR Urban Vision
1 City Boulevard West, Suite 900
Orange, CA 92868
Mr. Larry N. Lawrence, AICP
Lawrence Associates
32092 Via Carlos
San Juan Capistrano, CA 92675
Ms. Vivian J. Spann
Marketing Coordinator
PinnacleOne
515 S. Flower Street, Suite 3510
Los Angeles, CA 90071
Mr. Albert V. Warot, Vice President
Willdan Associates
13191 Crossroads Parkway North
Suite 405
Industry, CA 91746-3497
Michael Brandman Associates
15901 Red Hill Avenue, Suite 200
Tustin, CA 92780
Mr. Jeffrey M. Goldman, AICP
Senior Consultant
Connerly & Associates, Inc.
2215 - 21st Street
Sacramento, CA 95818
Dyett & Bhatia Regional Planners
70 Zoe Street
San Francisco, CA 94107
Ms. April Hawkins
Hawkins/Mark-Tell
P. O. Box 7940
Citrus Heights, CA 95621-7940
Ms. Virginia Killmond
Regional Manager
Integrated Marketing Systems
945 Hornblend Street, Suite G
San Diego, CA 92109
Mr. Louis N. Lightfoot, AICP
The Lightfoot Planning Group
702 Civic Center Drive
Oceanside, CA 92054
Smothers & Associates
1235 N. Harbor Blvd., Suite 101
Fullerton, CA 92832
Ms. Bobbi Herdes
David Evans and Associates, Inc.
7676 Hazard Center Dr., Suite 880
San Diego, CA 92108
Ms. Veronica Tam
Cotton/Beland /Associates
747 East Green Street, Suite 300
Pasadena, CA 91101
Mr. Rhett Beavers, ASLA
EIP Assoicates
11601 Wilshire Blvd., Suite 1440
Los Angeles, CA 90025
Mr. Frank B. Wein, AICP
Office Manager, Principal Planner
Harland Bartholomew & Assoc., Inc.
100 West Walnut Street
Pasadena, CA 91124
Kaplan, McLaughlin, Diaz
222 Vallejo Street
San Francisco, CA 94111
Mr. Daniel Iacofano, AICP
Moore, Iacofaho, Goltsman, Inc.
800 Hearst Avenue
Berkeley, CA 94710
Mr. Michael J. Wagner
Michael J. Wagner & Associates, Inc.
431 Pebble Beach Place
Fullerton, CA 92835
Housing Element
4-19-00
Revised Request
City ` l? flay Jd,'fF
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
MEMORANDUM
DATE: APRIL 27, 2000
FROM: LOLA UNGAR, PLANNING DIRECTO
TO: INTERESTED CONSULTANTS
SUBJECT: PRE -CONFERENCE MEETING
REQUEST FOR PROPOSAL FOR A 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT FOR THE CITY OF ROLLING
HILLS.
The City -scheduled pre -conference meeting with interested consulting firms will be held
at 9 AM on Wednesday, May 17, 2000 in the Council Chambers of Rolling Hills City
Hall, 2 Portuguese Bend Road, Rolling Hills, CA.
®Printed on Recycled Paper.
CITY OF ROLLING HILLS
PROOF OF SERVICE BY MAIL AND POSTING
STATE OF CALIFORNIA
ss
COUNTY OF LOS ANGELES
I am a citizen of the United States. I am over the age of eighteen years and not a party to the within
proceeding; my business address is 2 Portuguese Bend Road, Rolling Hills, California.
On the ,90 ' day of , 2000
serve the within ,� � �� �„� rc/,y, /�
a copy of which is annexed hereto and made a part hereof, on the person, or persons, named
below by placing a true copy thereof enclosed in a sealed envelope with postage thereon fully
prepaid, in the United States mail at Rolling Hills, California addressed as follows:
FAXED
Palos Verdes
Peninsula News
MAILED DELIVERED
City Attorney
City Manager
City Council
Also posted at City Hall.
I certify (or declare) under penalty of perjury, that the foregoing is true and correct.
Executed on the c29' day of (, , 2000 at Rolling Hills, California.
MARILYN L. KERN
DEPUTY CITY CLERK
edy `Y1 !! S JUL
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
REVISED
NOTICE INVITING PROPOSALS
FOR A HOUSING ELEMENT UPDATE IN THE YEAR 2000 AND GENERAL PLAN
ANNUAL REPORT FOR THE CITY OF ROLLING HILLS
PUBLIC NOTICE IS HEREBY GIVEN that the City of Rolling Hills as AGENCY, invites
proposals for the above stated project and will receive such proposals in the office of the
City Clerk, City of Rolling Hills, 2 Portuguese Bend Road, Rolling Hills, California
90274, up to the hour of 4:30 p.m. on the 30th day of June, 2000. Please be advised that
a City -scheduled pre -conference meeting with interested consulting firms will be
conducted on Wednesday, May 17, 2000 beginning at 9:00 A.M. at Rolling Hills City
Hall, 2 Portuguese Bend Road, Rolling Hills.
Copies of the Request for Proposal are available from the City of Rolling Hills, 2
Portuguese Bend Road, Rolling Hills, California 90274, free of charge.
The AGENCY hereby affirmatively ensures that all business enterprises will be afforded
full opportunity to submit proposals in response to this notice and will not be
discriminated against on the basis of race, religious creed, color, national origin,
ancestry, physical or metal disability, medical condition, marital status, sex or sexual
orientation.
Proposals shall be made on a not to exceed lump sum basis and include the consultant's
fee schedule, person hours for each work task and other peripheral cost necessary to
complete the project. A more complete description of the work and full information is
provided in the Request for Proposal.
The AGENCY reserves the right to reject any or all proposals and to waive any
informality or irregularity in any proposal received and to be the sole judge of the
,merits of the respective proposals received.
BY ORDER OF the City Council of Rolling Hills, California, March 13, 2000..
MARIL� `IAN L. KERN
DEPUTY CITY CLERK
Printed on Recycled Paper.
04/19/00 WED 22:12 FAX 310'377 7288
,CITY OF ROLLING HILLS
41p301
01
*********************
**s TX REPORT *s*
TRANSMISSION OK
TX/RX NO 0551
CONNECTION TEL 1 310 377 4522
CONNECTION ID PVP NEWS
ST. TIME 04/19 22:12
USAGE T 00'55
PGS. 2
RESULT OK
Cil ol /IA* Jh/1
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1621
FAX (31 0) 377-7269
E -malt cityafrh@eolcom
FAX COVER SHEET
DATE: 49- 20 -1;0 TIME SENT: /G ,
TO: lyle'P62, FROM: // O %4
PAP AlUela ..
FAX: — OPERATOR: fie% `4O44.1
SUBJECT:
REMARKS:
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
COUNTY OF LOS ANGELES,
I am a citizen of the United States and a resident
of the County aforesaid; I am over the age of
eighteen years, and not a party to or interested in the
above -entitled matter. I am the principle clerk of the
printer of the
Palos Verdes Peninsula News
a newspaper of General circulation, printed and
published semi-weekly
in the City of Rancho Palos Verdes
County of Los Angeles, and which newspaper has
been adjudged a newspaper of general circulation by
the Superior Court of the County of Los Angeles,
State of California, under the
date of October 15 19 63
Case Number C 824957 ; that
the notice, of which the annexed is a printed copy
(set in type not smaller than nonpareil), has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on the
following dates, to -wit:
all in the yearWO.
I certify (or declare) under penalty of perjury that the
foregoing is true and.correct.
Dated at Rancho Palos Verdes
2.1 ���� day of w ,POD
California, this
LZO
Signature
This space is for the County Clerk's Filing Stamp
MAY 0 2 2004
cm/ OF ROLt_ING'IO..L S
Rv
Proof of Publication of
PVPN# ()Dig 0
P.V.P. News No. 6060
CITY OF ROLLING HILLS
•
REVISED
NOTICE INVITING PROPOSALS
FOR A HOUSING ELEMENT UPDATE
IN THE YEAR 2000
AND GENERAL PLAN ANNUAL REPORT
FOR THE CITY OF ROLLING HILLS
PUBLIC NOTICE IS HEREBY GIVEN that the City of
Rolling Hills as AGENCY, invites proposals for the above
stated project and will receive such proposals in the
office of the City Clerk, City of Rolling Hills, 2 Portuguese
Bend Road, Rolling Hills, California 90274, up to the hour
of 4:30 p.m. on the 30th day of June, 2000. Please be
advised that a City -scheduled pre -conference meet-
ing with interested consulting firms will be conduct-
ed on Wednesday, May 17, 2000 beginning at 9:00
A.M. at Rolling Hills City Hall, 2 Portuguese Bend
Road, Rolling Hills.
•
Copies of the Request for Proposal are available from
the City of Rolling Hills, 2 Portuguese Bend Road, Rolling
Hills, California 90274, free of charge.
The AGENCY hereby affirmatively ensures that all busi-
ness enterprises will be afforded full opportunity to sub-
mit proposals in response to this notice and will not be
discriminated against on the basis of race, religious
creed, color, national origin, ancestry, physical or mental
disability, medical condition, marital status, sex or sexual
orientation.
` Proposals shall be made on a not to exceed lump sum
basis and include the consultant's fee schedule, person
hours for each work task and other peripheral cost nec-
essary to complete the • project. A more complete
description of the work and full information is provided in
the Request for Proposal.
The AGENCY reserves the right to reject any or all pro-
posals and to waive any informality or irregularity in any
porposal received and to be the sole judge of the merits
of the respective proposals received.
BY ORDER OF the City Council of Rolling Hills,
Califomia, March 13, 2000..
Signed: MARILYN L. KERN
DEPUTY CITY CLERK .
Published in the Palos Verdes Peninsula News on April
22. 27. 2000.
Cu, f eP? q Jd.�ff
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
INTRODUCTION
The City of Rolling Hills is currently engaged in a comprehensive review and update of
the City's Housing Element along with a General Plan Annual Report. The City is
seeking multi -faceted consultant assistance to provide services in the following
generalized areas.
1. Review and update of the Housing Element and a General Plan Annual Report to
include:
• Data sufficiency
• Adequacy under state law
• Internal consistency
Standards, goals, policies, and objectives
Implementation measures.
2. Preparation of a concise update of the Housing Element and General Plan
Annual Report, including description of existing conditions, goals, policies and
objectives, and well-defined maps and graphics.
3. Preparation of Implementation Priority Plans for effectuating any programs and
goals of the Housing Element. These plans should include costs, manpower and
time estimates for the completion of each designated implementation action.
4. The City of Rolling Hills is looking for an accomplished land use planning
consulting firm to address issues and code revision tasks related to the update of
the Housing Element and General Plan Annual Report. The City expects a lump
sum not to exceed proposal, along with a cost and time proposal for the
completion of the Housing Element.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE2
Printed on Recycled Paper.
City ofielliny JUL
INCORPORATED JANUARY 24, 1957
CITY OF ROLLING HILLS, CALIFORNIA
PLANNING. DEPARTMENT
REQUEST FOR PROPOSAL
REQUEST
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
The City of Rolling Hills requests proposals for the preparation of a 2000 update to the
Housing Element and General Plan Annual Report. City staff will prepare
Environmental documents.
All proposals are to be presented in a format as more specifically described herein and
shall comply with the State of California General Planning Guidelines and with the
requirements of the California Environmental Quality Act (CEQA).
The deadline for submitting proposals in response to this Request for Proposal shall be
Friday, June 30, 2000 at 4:30 PM.
SUBMIT PROPOSALS TO:
Ms. Lola Ungar, Planning Director
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, CA 90274
INTRODUCTION
Phone: (310) 377-1521
For Information Only
Fax: (310) 377-7288
E-mail: crhscagCcr�aol.com
The City of Rolling Hills is a General Law City with a population of approximately 2,000
residents. The City is currently requesting proposals to prepare a 2000 update to the
Housing Element and General Plan Annual Report. City staff will prepare Environmental
documents.
The updated Housing Element must address issues associated with a city which has
experienced moderate change and will continue to do so during the next several years.
The general subjects to be addressed in this proposed study will include:
1. Ability to work with City staff and legislative bodies to complete a 2000 update to
the Housing Element and General Plan Annual Report. Attendance at a minimum
of 3 public meetings will be required of the consultant.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE3
ii
Printed on Recycled Paper.
2. Prepare an updated 2000 Housing Element for the City that should include
required maps along with review and revision of standards, goals, objectives,
policies, and any implementation measures.
3. Evaluate the achievements of the existing Housing Element and revise and
augment as appropriate existing policies and programs to meet current and
projected housing needs in the City.
4. Recommend implementation techniques and/or zoning ordinance updates.
5. Meetings and Timing
A. Participate in at least 3 public meetings/hearings as necessary to prepare
and adopt the updated Housing Element and General Plan Annual Report.
B. Have draft Housing Element and General Plan Annual Report prepared by
a mutually agreed upon and appropriate schedule.
BACKGROUND
The City of Rolling Hills is located approximately 10 miles south of Los Angeles
International Airport on the Palos Verdes Peninsula. The City is bounded by Westfield at
the west, an unincorporated area of the County of Los Angeles, and the cities of Rolling
Hills Estates at the north and Rancho Palos Verdes at the east and south. The City of
Rolling Hills is a 3 square mile entirely residential community with large lot parcels of
one acre or more and consisting of large estate -size single story ranch style residences
with agricultural outbuildings. The surrounding areas consist of undulating hillsides and
knolls covered by grasses, and mature shrubs and trees, with some areas being heavily
wooded. Native birds and animals frequent the area such as sparrows, crows,
raccoons, possum, skunks, gophers and an occasional fox.
Beginning in 1936, Rolling Hills has been guided by deed restrictions established by the
original developer. Since January, 1957, when the City was incorporated as a general
law city, the responsibility of governmental activity has been assumed by a city council -
city manager system of local government. Through the Rolling Hills Community
Association's Board of Directors and Architectural Committee, adherence to the
community's original concept as a rural residential community has been maintained.
The existing General Plan and its elements were adopted in 1990 followed by the
adoption of the Housing Element in December, 1991. At that time the City's population
was 1,871 (1990 census) and its land area was 3 square miles. Current population
estimates for the City indicate about 2,016 residents.
The City's minimum lot size requirements are reflective of the community's desire to
maintain its rural setting, recognition of limitations presented by the varied topography
and geologic constraints, and the lack of urban infrastructure. While the majority of
development in the City of Rolling Hills involves the replacement of existing single-
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 4
family housing, all new buildings and structures require Site Plan Review by the
Planning Commission.
Prior to 1973, the City of Rolling Hills and the surrounding region was characterized by
a largely residential economic base, with only a limited number of commercial concerns
in the vicinity. Since 1973, higher density residential and retail commercial development
has increased dramatically on the Peninsula. Further economic diversification is
indicated, by construction of plans to construct major hotel and conference facilities in
Rancho Palos Verdes. According to Southern California Association of Governments
(SCAG) and city projections, Rolling Hills is expected to continue to be impacted by
Peninsula -wide residential and non-residential growth.
SCOPE OF WORK
The Scope of Work shall consist of providing all of the professional services, including
advice, analysis and interpretation necessary to the preparation of a 2000 update to the
Housing Element and General Plan Annual Report for the City of Rolling Hills.
While a general description of the various subjects to be addressed with this Study were
discussed briefly in the Introduction section, a more specific description of what is
expected is detailed below. All proposals should discuss:
1. Research, Data Collection and Interpretation
An initial research report should be prepared and presented to the City Council for
the Housing Element and General Plan Annual Report effort. The information and
data to be presented should be identified in the Proposal and should be related to
the preparation of all sections of the Housing Element required to be updated. As
noted, research and data collection is involved and all proposals should include a
discussion of the proposed research and analysis portion of the Study, as well as
the "product" that will result from this analysis.
2. Preparation of an updated Housing Element
The Housing Element for the City would be the first task to be completed by the
consultant. In addition, an executive summary of the Housing Element which
contains all the required sections and section maps shall be prepared in a form
suitable for handout to the public. Since this is an update of an adopted element,
the achievements of the existing Housing Element must be evaluated. Existing
policies and programs should be revised and augmented as appropriate to meet
p 9 9
current and projected housing needs in the City.
Quantities of these documents are negotiable depending on costs. Proposals
should include several options. The completion of the Housing Element should be
expedited so that its preparation complies with State law.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 5
3. Preparation of a 2000 General Plan Annual Report
The General Plan Annual Report shall be prepared in compliance with State law.
4. Environmental Review
City staff will prepare Environmental documents that will be a part of the
presentation package.
5. Finally, an effort has been made to structure this RFP so as to encourage the
organizations solicited to utilize their creative abilities to produce a procedure and
plan that will be effective in terms of day-to-day planning and development
activities. This proposal feature, along with information regarding the staffing,
experience, resources and competitive cost will be of considerable importance in
the final selection of a consulting group for this work.
PROPOSAL REQUIREMENTS
Fifteen (15) copies of the proposal shall be submitted in response to the RFP in a
sealed envelope which is clearly identified as "Specific Consultant Services - City of
Rolling Hills 2000 Housing Element Update and General Plan Annual Report Program."
The proposal shall be made on a not to exceed lump sum basis and include the
consultant's fee schedule, person hours for each work task and other peripheral costs.
The proposal shall contain the following information:
1. A statement of the respondent's qualifications, along with a list of specific,
comparable programs previously undertaken.
2. A listing of previous clients for whom work has been prepared, their address,
telephone number and contact representative shall also be provided.
3. A complete and detailed description of services offered.
4. Identification of the key personnel to be assigned to each work task and a
description of their qualifications. A.commitment of specific personnel must be firm.
If portions of the contract are to be subcontracted to specialized firms or persons,
the City of Rolling Hills reserves the right to review and approve the qualifications
of these firms or persons. Substitutions are subject to the City's approval, and an
unapproved substitution is considered sufficient grounds for termination of the
contract.
5. A schedule for each phase of the project shall be provided.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE6
PRODUCT
The minimum number of product copies required for each work task required as follows:
Draft (including maps/tables)
15 copies
Final (including maps/tables)
25 copies
Environmental Review Prepared by City Staff
25 copies
Executive Summary
100 copies
PROJECT SCHEDULE
APRIL 18, 2000
RFP mailed to consultants
JUNE 30, 2000
Deadline for submittal of proposals to the City of Rolling
Hills
JULY 24, 2000
Contract Awarded
PROCEDURE FOR SELECTING CONSULTANT
1. City staff shall review the "Specific Consultant Services" packet submitted with
each proposal, checking with recent clients, if necessary, to determine the quality
of past experience and performance. Each firm being considered shall be listed in
order of desirability, taking into account their location, reputation, experience, size,
personnel availability, cost for preparing the Housing Element update and General
Plan Annual Report program, ability to complete the project on schedule, and
other factors related to the project. The top five (5) consultants will be interviewed
by a Selection Committee.
2. City staff will evaluate all packets and make a final recommendation for selection.
The recommended firm(s) will be invited to discuss the project and negotiate
compensation, terms and conditions of the contract. At that time, an appropriate
schedule shall be agreed to by both parties. If an agreement is not reached, the
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 7
negotiations will be terminated and similar procedures will then follow with another
firm. All negotiations shall be on a strictly confidential basis, and in no case shall
the compensation discussed with one consultant be discussed with another, or
made public. After reaching successful negotiations with the selected consultant, a
contract shall be prepared and submitted to the City Council for approval.
RESPONSE INSTRUCTIONS
Proposals for services shall be prepared in conformance with Scope of Work and the
terms and conditions outlined above.
Proposals must be received by the City of Rolling Hills City Manager's Office no later
than 4:30 PM on Friday, June 30, 2000.
TENTATIVE SCHEDULE FOR 2000 HOUSING ELEMENT
& GENERAL PLAN ANNUAL REPORT PROPOSALS
January 24, 2000
City Council approves format for RFP.
April 18, 2000
RFPs mailed to consultant list.
Wednesday
May 17, 2000
City -scheduled pre -conference meeting
with interested consulting firms.
Friday
June 30, 2000
Submittal of proposals by consulting firms.
An appropriate schedule shall
be agreed to by both parties.
City reviews proposals and interviews
consultants.
Monday
July 24, 2000
Full Council selects recommended consultant.
RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 8
Housing Element
December 23, 1991
CITY OF ROLLING HILLS
HOUSING ELEMENT
December 23, 1991
I,
Cotton/Beland/Associates, Inc.
747 East Green Street, Suite 400
Pasadena, California 91101
HOUSING ELEMENT
TABLE OF CONTENTS
Introduction 1
State Policy, Authorization and Mandate 2
Purpose of Element 3
Relationship to Other Elements 3
Relationship to Private Land Use Restrictions 6
Housing Needs Assessment 7
Demographic Trends 7
Household Characteristics 8
Housing Unit Characteristics 15
Housing Constraints 26
Market Constraints 26
Governmental Constraints 28
Environmental and Infrastructure Constraints 34
Housing Opportunities 36
Residential Land Inventory 36
Residential Development Potential Compared
With Future Housing Growth Needs 38
Summary of Housing Issues and Opportunities 39
Housing Plan 40
Evaluation of Accomplishments Under
Existing Housing Element 40
Goals and Policies 44
Implementing Programs 46
Appendices
A -
Federal and State Housing Programs and
Their Applicability in Rolling Hills
B Rolling Hills Second Unit Ordinance
HOUSING ELEMENT
LIST OF TABLES
Table page
H-1 State Housing Element Requirements 4
H-2 Age Characteristics of Population: 1980, 1989 9
H-3 Race and Ethnicity: 1980, 1989 10
H-4 Homeless Social Service Providers 16
H-5 Housing Trends: Rolling Hills and Surrounding
Areas, 1980-1989 17
H-6 Residential Recycling Activity 18
H-7 Age of Housing Stock: 1989 20
H-8 Single -Family Residential Sales . 21
H-9 1989-1994 Household Needs by Income Group 23
H-10 Summary of Residential Development Fees 31
H-11 Time Requirements and Fees for Project Processing 33
H-12 Future Residential Development Potential 38
LIST OF FIGURES
Figure Page
H-1 Site Inventory for Residential Development 37
HOUSING ELEMENT
INTRODUCTION
The City of Rolling Hills is an entirely residential community of
rural character with large lot parcels of one acre or more. The
City encompasses 2.98 square miles of land on the Palos Verdes
Peninsula. The land use pattern was established with the original
subdivision and sale of parcels, which began in 1936. From its
inception, the emphasis in Rolling Hills has been to create and
maintain a distinctive rural residential character which preserves the
sense of openness created by the area's hilly topography. The
City's minimum lot size requirements are reflective of the
community's desire to maintain its rural setting, recognition of the
limitations presented by the varied topography and the lack of
urban infrastructure.
The City was established as a community of single-family homes on
large parcels and has continued as such for more than 50 years.
Today it is essentially a built -out community. All of the
developable property in the City is subject to enforceable
covenants, conditions, and restrictions (CC&Rs) which run with the
property in perpetuity and greatly restrict development within the
City. These restrictions have been in existence since 1936.
A large, geologically unstable open area exists in the City. It once
contained numerous homes, but many of these suffered irreparable
damage in a major slippage in the 1980s. Soils and geologic
conditions place great constraints on development within the City.
The City has experienced major landslides due to soil saturation
and instability. Since only a few homes on the periphery of the
City are served by a sewer system, most new homes must also
utilize septic tanks and leach fields for disposal of sanitary waste.
Past experience suggests substantial care and restraint must be
exercised in the expansion of any existing systems or the addition of
new systems to avoid possible ground instability due to saturation of
the upper soil layers. This situation and existing infrastructure
constraints act to limit densities in the City. The City has acted to
restrict development in areas of past landslides and other areas
which studies indicate to be potentially unsafe.
HOUSING ELEMENT
1 DECEMBER 23, 1991
While the Land Use Element is concerned with housing in a spatial
and density context, the Housing Element identifies housing
programs aimed at housing conservation, new construction, and
programs to address housing issues for special needs groups. This
Housing Element builds upon land use goals and policies which are
concerned with where new housing will be located and at what
density it will be constructed. The Element establishes policies that
will guide City officials in daily decision making and sets forth an
action program designed to enable the City to realize its housing
goals. The Rolling Hills Housing Element is an official municipal
response to legal requirements that housing policy be made part of
the planning process and has been prepared in accord with State
laws which govern the preparation of housing elements.
The Regional Housing Needs Assessment (RHNA) prepared by
SCAG documents Rolling Hills as having an existing affordable
housing need for lower income households of zero. Rolling Hills'
future new construction need is for 40 dwelling units over the
1989-1994 time period, specified by the RHNA. The City's Land
Use Plan provides for the development of 59 additional dwelling
units, thereby providing a development capacity which is more than
adequate to accommodate the City's share of regional housing
needs.
State Policy, Authorization and Mandate
The California State Legislature has identified the attainment of a
decent home and a suitable living environment for every
Californian as the State's major housing goal. Recognizing that
local planning programs play a significant role in the pursuit of this
goal, and to assure that local planning effectively implements
statewide housing policy, the Legislature added Article 10.6 to the
Government Code in 1980 and incorporated into law the Housing
Element Guidelines promulgated by the California Department of
Housing and Community Development (HCD). The original
Housing Element Guidelines were adopted on June 17, 1971, and
revised guidelines were adopted on November 17, 1977.
The Government Code specifies the intent of the Legislature to
insure that counties and cities actively participate in attaining the
state housing goal, and sets forth specific components to be
contained n a housing element. These include the identification
and analysis of existing and projected housing needs, resources and
constraints; a statement of goals, policies, quantified objectives, and
scheduled programs for the preservation, improvement and
development of housing; identification of adequate sites for
HOUSING ELEMENT
2 DECEMBER 23, 1991
housing; and adequate provision for the existing and projected
needs of all economic segments of the community.
State law requires Housing Elements to be updated at least every
five years. The City has prepared the following updated Housing
Element in compliance with the July 1, 1989 deadline for
jurisdictions within the SCAG region.
Purpose of Element
The purpose of the Housing Element is to identify the City's
existing and projected housing needs, and to establish policies which
City officials will use in daily decision making in addressing these
needs. The goals of providing decent, safe, sanitary and affordable
housing to present and future residents of the City is a primary
focus of the Element. The Element also directs emphasis at
specific target groups requiring attention in the City, specifically the
elderly. The Housing Element serves as a flexible policy guideline
to defined problems which may arise in meeting housing needs.
Relationship to Other Elements
As stated in the Land Use Element, a major purpose of the
updated General Plan is to achieve internal consistency among all
elements. Together these elements will provide the framework for
development of those facilities, services, and land uses .necessary to
address the needs and desires of City residents.
By undertaking a comprehensive update to the City's General Plan,
background information and policy direction presented in one
element is also reflected within other Plan elements. For example,
residential development capacities established in the Land Use
Element and constraints to housing development identified in the
Safety Element are incorporated within the Housing Element. The
Housing Element is thus inter -related with the other General Plan
elements, and is entirely consistent with the policies and proposals
set forth by the Plan.
HOUSING ELEMENT
3 DECEMBER 23, 1991
TABLE 11-1
STATE HOUSING ELEMENT REQUIREMENTS
REQUIRED HOUSING ELEMENT COMPONENT REFERENCE
A.
Housing Needs Assessment
1.
Analysis of population trends in Rolling Hills in relation
Household Needs Assessment -
to regional trends
Demographic Trends
•
2.
Projection and quantification of Rolling Hills' existing
Housing Needs Assessment -
and projected housing needs for all income groups
•Household Characteristics
3.
Analysis and documentation of Rolling Hills' housing
characteristics including the following:
a. level of housing cost compared to ability to pay;
Housing Needs Assessment -
Household Characteristics
b. overcrowding;
Housing Needs Assessment -
Household Characteristics
c. housing stock condition.
Housing Needs Assessment -
Housing Unit Characteristics
4.
An inventory of land suitable for residential development
Housing Opportunities -
including vacant sites and sites having redevelopment
potential and an analysis of the relationship of zoning,
public facilities and services to these sites
Residential Land Inventory
5.
Analysis of existing and potential government
Housing Constraints -
constraints upon the maintenance, improvement, or
development of housing for all income levels
Governmental Constraints
6.
Analysis of existing and potential nongovernmental and
Housing Constraints- Market
market constraints upon maintenance, improvement, or
Constraints, Environmental
development of housing for all income levels
and Infrastructure
Constraints
7.
Analysis of special housing needs: handicapped, elderly,
large families, female -headed households, and homeless
Housing Needs Assessment -
Household Characteristics
8.
Analysis of opportunities for energy conservation with
Housing Needs Assessment -
respect to residential development
Housing Unit Characteristics
4
HOUSING ELEMENT
DECEMBER 23, 1991
TABLE H-1
STATE HOUSING ELEMENT REQUIREMENTS
REQUIRED HOUSING ELEMENT COMPONENT REFERENCE
B.
Goals and Policies
L
Identification of Rolling Hills' community goals relative
to maintenance, improvement and development of
housing
Housing Plan -
Goals and Policies
2.
Quantified objectives and policies relative to the
maintenance, improvement, and development of housing
in Rolling Hills
Housing Plan -
Goals and Policies
' C.
Implementation Program
An implementation program should do the following:
1.
Identify adequate sites which will be made available
through appropriate action with required public services
and facilities for a variety of housing types for all
income levels
Housing Plan -
Implementing Programs
Z
Program to assist in the development of adequate
Housing Plan-
'
housing to meet the needs of low- and moderate -income
households
Implementing Programs
3.
Identify and, when appropriate and possible, remove
governmental constraints to the maintenance,
improvement, and development of housing in Rolling
Housing Plan -
Implementing Programs
Hills
4.
Conserve and improve the condition of the existing
affordable housing stock in Rolling Hills
Housing Plan -
Implementing Programs
5.
Promote housing opportunities for all persons
regardless of race, religion, sex, marital status, ancestry,
national origin or color
Housing Plan -
Implementing Programs
5
HOUSING ELEMENT
DECEMBER 23, 1991
Relationship to Private Land Use Restrictions
CC&Rs (covenants, conditions and restrictions) represent private
contractual obligations between homeowners and are usually
established at the time a subdivision or community is built.
Development in Rolling Hills is severely limited by CC&Rs that
apply to almost all of the property in the City. In some instances
the City zoning ordinance is less restrictive than the CC&Rs in
Rolling Hills. The City enforces the provisions of the zoning
ordinance. However, the provisions of the CC&Rs are rigorously
enforced by the RolBing . Hills Community Association.
HOUSING ELEMENT
6 DECEMBER 23, 1991
HOUSING NEEDS ASSESSMENT
Demographic Trends
Population Growth
As of January 1, 1989, the City of Rolling Hills had a resident
population .of 2,092 persons, making it the sixth smallest city in Los
Angeles County. With a 1970 population of 2,050 and a 1980
population of 2,049, Rolling Hills experienced only a two percent
net population increase over the past two decades. Some
population loss did, however, occur as a result of the six homes
which were severely damaged and four which were destroyed in the
Flying Triangle Landslide. Limited growth in the City's population
is indicative of the fact that the majority of Rolling Hills' residential
lots are built out, with a diminishing supply of parcels available for
development. Opportunities for new residents to move into Rolling
Hills have occurred through new housing construction,
redevelopment of the City's original housing stock, and changes in
ownership. This residential turnover can be evidenced in the
changing demographics and household characteristics of the City's
population.
Age Composition
The age distribution of Rolling Hills residents in 1980 as reported
in the Census and in 1989 as estimated by Urban Decision Systems
is illustrated in Table H-2. The median age in Rolling Hills was
38.2 in 1980, as compared to 30.9 in the County, 29.9 in California,
and 30.0 in the United States. This higher median age in Rolling
Hills is reflective of the City's large middle -age and elderly
population, and potentially its higher priced housing stock deterring
first time homebuyers and young families with children. Estimates
of the City's age distribution for 1989 depict a continued trend
toward an aging population, with the median age increasing to 39.7
years, and nearly 40 percent of the population over 45 years of age.
Employment
The 1984 Industrial -Commercial Employment project reported a
total of 230 jobs in the City. Most of the employees in the City
were reported to be in the services industry, jobs primarily related
to domestic and landscape services. The jobs/housing relationship
in the City is obviously tilted towards housing, since most residents
HOUSING ELEMENT
7 DECEMBER 23, 1991
work in professional and business related activities located outside
the City. No significant change in the number of jobs in Rolling
Hills is expected since no new source of employment is expected in
the future.
Ethnicity
The ethnic make-up of Rolling Hills residents is presented in Table
H-3. As this table reveals, the majority of the City's residents in
1980 were White (93%). The proportion of Whites had decreased
to an estimated 87.9 percent in 1989, reflecting the influx of other
ethnic groups. The second largest ethnic group in the City is
persons of Spanish/Hispanic origin, representing an estimated 12
percent of the City's 1989 population; this reflects a significant
increase from 1980 when Spanish/Hispanics represented 43 percent
of the population. It should be mentioned, however, that persons
of Spanish/Hispanic origin are now a self -designated category
separate from race (see note in Table H-3). Rolling Hills has also
experienced an influx of residents of the Asian/Pacific Islander
race. This group constitutes an estimated 8.6 percent of the City's
1989 population, as compared with 5 percent in 1980. Blacks,
American Indians, and "Other" ethnic groups are the least
represented, in total comprising an estimated 33 percent of the
population.
Household Characteristics
The characteristics of the population provide an essential
component toward the understanding of growth and change in a
community. In addition, information collected on the household
level provides a good base for the analysis of a community's
housing needs. The Census defines a household as all persons who
occupy a housing unit, which may include single persons living
alone, families related through marriage or blood, and unrelated
individuals living together. Persons living in retirement or
convalescent homes, dormitories, or other group living situations
are not considered households.
Household Composition and Size
In 1980, there were 629 households in Rolling Hills. According to
the Department of Finance, the City had grown to 647 households
in 1989, representing a 2.7 percent increase during the nine year
period. While the net increase in households has been nominal,
actual residential turnover has been more substantial based on
recent trends in residential recycling. An August 1988 report
HOUSING ELEMENT
8 DECEMBER 23, 1991
TABLE H-2
CITY OF ROLLING HILLS
E CHARACTERISTICS OF POPULATION: 1980, 1989
1980 a 1989
Age
# of
% of
# of
% of
Range
Persons
Po ' ulation
Persons
Po • ulation
0-5
100
4.9
117
5.6
6-13
293
14.3
247
11.8
14-17
221
10.8
163
7.8
18-20
95
4.6
69
33
21-24
85
4.1
107
5.1
25-34
122
6.0
144
6.9
35-44
335
16.3
424
20.3
45-54
383
18.7
398
19.0
55-64
268
13.1
249
11.9
65 +
147
7.2
174
8.3
TOTAL
2,049
100.0
2,092 _
100.0
FEMALE 1,044 50.9 1,060 50.7
MALE 1,005 49.1 ' 1,032 49.3
Median Age 38.2 39.7
Source:
(a) U.S. Dept. of Commerce, Bureau of the Census,
1980 Census Report.
(b) Urban Decision Systems, Demographic Trends:
1980-89-94.
HOUSING. ELEMENT
9 DECEMBER 23, 1991
TABLE H-3
CITY OF ROLLING HILLS
RACE AND ETHNICITY; 1980. 1989
1980 (a) 1989 (b)
Race and
Ethnicity
# of
Persons
% of
Population
# of
Persons
% of
Population
White
1,906
93.0
1,838
87.9
Black
27
1.3
46
2.2
American Indian
6
.3
11
.5
Asian/Pacific Islander
102
5.0
180
8.6
Other
8
.4
17
.8
TOTAL
2,049
100.0
2,092
100.0
Spanish/Hispanic
92
4.5
251
12.0
Source: (a) State of California, Dept. of Finance, Controlled Population
Estimates for 1-1-89.
(b) . Urban_ Decision Systems, Demographic Trends: 1980-89-94.
Note: In the. 1980 Census, a large percentage of Spanish origin persons classified
themselves as Other rather than White, Black, Asian, or American Indian.
To bring this data in line with current Bureau of the Census practice,
Spanish/Hispanic respondents have been redistributed among the other
racial categories based on their overall proportion in the area being
analyzed, as well as being separated out as "Spanish/Hispanic." Therefore,
the population identified in the. Spanish/Hispanic category is not counted
in the total.
HOUSING ELEMENT
10 DECEMBER 23, 1991
prepared for the City by The Keith Companies entitled "Residential
Trends Analysis" documents 18 residential tear downs/rebuilds and
an additional 23 major remodeling projects between 1985 and 1988.
The 1989 Community Attitude Survey confirms an extensive level of
remodeling activity in Rolling Hills, with approximately 15 percent
of households responding indicating their residence had undergone
remodeling since .1985.
Families represent the City's predominant household type,
comprising approximately 90 percent of all households. In contrast,
families represent 72 percent of all households County -wide. This
high concentration of family households in Rolling Hills is reflective
of the City's land use pattern of large, single-family homes and lack
of multi -family rental properties. Correspondingly, average
household size is also significantly larger in Rolling Hills (32
persons per unit) than that evidenced County -wide (2.8 persons per
unit).
Overcrowding
The Census defines overcrowded households as units with greater
than 1.01 persons per room, excluding bathrooms, kitchens, hallways
and porches. Overcrowding reflects the inability of households to
buy or rent housing which provides reasonable privacy for their
residents. According to the 1980 Census, the incidence of
overcrowding in Rolling Hills was minimal, with less than one
percent of all households defined as overcrowded, compared to
over 11 percent County -wide.
Income
Rolling Hills is a wealthy community with an estimated average
1989 household income of S193,438 and an estimated median
household income of $82,400 (Source: Urban Decision Systems).
SCAG estimated that in 1988 Rolling Hills had 46 lower income
households defined as households which earn less than 80 percent
of the County median income. Because no household is reported
to pay over 30 percent of its income on housing (see Housing
Affordability) and housing costs in the City are relatively very high,
this group is probably comprised of persons with high wealth
reserves and/or with high home equity reserves. This statistic may
also reflect live-in help employed by resident households.
11
HOUSING ELEMENT
DECEMBER 23, 1991
Housing Affordability
State and Federal standards for housing overpayment are based on
an income -to -housing cost ratio of 30 percent and above.
Households paying greater than this amount have less income left
over for another necessities such as food, clothing, utilities and
health care. Upper Income households are generally capable of
paying a larger proportion of their income for housing, and
therefore estimates of housing overpayment generally focus on
lower income groups.
The Regional Housing Needs Assessment (RHNA) prepared by
SCAG identifies housing overpayment for the City's lower income
households based on data from the 1980 Census. Lower income
households are defined as households whose total gross income is
less than 80 percent of the County median. According to the
RHNA, 46 of Rolling Hills' 646 households in 1988 were classified
as lower income. However, none of these lower income households
were identified as "overpaying" for housing. This is likely due to
the fact that the City's lower income households are predominately
retired households on fixed incomes whose homes have already
been paid off.
Special Needs Groups
Certain segments of the population may have a more difficult time
fording decent, affordable housing due to special circumstances.
These "special needs" households include the elderly, handicapped
persons, large families, female -headed households, farmworkers,
and the homeless.
Elderly: The special needs of many elderly households result from
their lower, fixed incomes, physical disabilities, and dependence
needs. An estimated 174 elderly persons (65 years and older)
resided in Rolling Hills in 1989, representing 8.3 percent of the
population. The proportion of elderly can be expected to increase
as those persons between the ages of 45 and 64 (31% of Rolling
Hills' population) grow older.
The housing needs of the City's elderly can be addressed through
shared living arrangements, equity conversion programs and
congregate housing.
Elderly persons in Rolling Hills appear not to require financial
assistance to obtain adequate housing. Home equity, accumulated
wealth, and passive income can be assumed to be available to
12
HOUSING ELEMENT
DECEMBER 23, 1991
elderly persons in the City. The programs discussed in the final
section of the Element allow seniors to convert wealth to usable
income if required to assure adequate housing and care.
Handicapped: Physical handicaps can hinder access to housing
units of traditional design as well as potentially limit the ability to
earn adequate income. The 1980 Census contains data on persons
who have physical disabilities that are work and/or public
transportation related. According to the Census, there were 53
persons in Rolling Hills with a work disability, which was defined as
a physical condition that impeded a person's ability to work.
Another 18 persons had a public transportation disability, defined
as a physical condition that presented difficulty in the use of public
transportation. In aggregate, an estimated 3.5 percent of the City's
residents were physically handicapped in 1980, translating to an
estimated 73 handicapped residents in 1989. Some of these
persons, however, may have handicaps which do not entail special
housing needs. For example, the Census includes in its definition
of "disabled" persons those with emphysema and emotional
disorders, although neither of these disabilities affect housing needs.
The Community Attitude Survey identified 1.9 percent of the City's
households as having one or more members confined to a
wheelchair.
Income and wealth characteristics of Rolling Hills residents indicate
that handicapped persons in Rolling Hills can afford to modify their
housing to accommodate special needs. Handicapped elderly
persons can also obtain assistance through senior services programs,
including the congregate care, shared housing and equity conversion
programs adopted as part of this element.
Large -Families: Large families are identified as a group with
special housing needs based on the limited availability of
adequately sized, affordable housing units. An estimated 20
percent of the City's households have five or more members,
translating to 129 households. This high incidence of large
householdsis reflective of the City's large unit sizes (the median -
sized house in 1980 had eight rooms), many of which include
separate quarters for domestic help. While the City's large units
are by no means affordable to lower income households, it is
doubtful that the City has any large households which are lower
income.
Female -Headed -Households: Female -headed households are more
likely to need housing assistance due to an average pay scale for
women substantially below that for men. In 1980, 3.5 percent of
13
HOUSING ELEMENT
DECEMBER 23, 1991
Rolling Hills' households were headed by a woman, translating to
an estimated 23 households in 1989. Approximately half of these
female households in Rolling Hills have dependent children.
Female -headed households in Rolling Hills are likely to be
divorced women with children, or widows; Housing Element
programs for large families and the elderly will address the needs
of these groups. The 1980 Census indicates that only two female -
headed households had incomes which fell below the poverty level,
although actual household income may be under -reported due to
failure to report all childcare and alimony payments. The residents
of Rolling Hills are likely to have other resources, such as wealth
reserves with which to pay for housing and other necessities.
Farmworkers: The special housing needs of many farmworkers
stem from their low wages and the insecure nature of their
employment. Only 12 Rolling Hills' residents were employed in the
"farming, forestry and fishing" occupations in 1980. The demand
for housing generated by farmworkers in the City is thus estimated
to be extremely low if not non-existent.
Homeless: Throughout the country, homelessness has become an
increasing problem. Factors contributing to the rise in
homelessness include the general lack of affordable housing for low
and moderate income persons, increases in the number of persons
whose incomes fall below the poverty level, reductions in public
subsidy to the poor, and the de -institutionalization of the mentally
At present, the County of Los Angeles does not have specific data
on the number of homeless people surviving on a daily basis in the
metropolitan area. The number is believed to be between 35,000
and 50,000, leaving Los Angeles with the worst homeless problem
in the United States. Within the City of Rolling Hills, the homeless
problem is non-existent. None of the South Bay area social service
agencies or the Lomita Station of the Los Angeles County Sheriff's
office have any evidence that homeless persons exist within Rolling
Hills. Part of the reason for this is that no commercial or social
services exist in the City to attract homeless individuals or families.
Additionally, Rolling Hills' gated entries, wildlife and rugged terrain
provide an inhospitable environment for homeless. Income and
wealth characteristics of Rolling Hills residents indicate that
residents have financial and other resources to draw on in the event
of emergencies that could otherwise precipitate a housing crisis.
While the City of Rolling Hills currently does not have a homeless
population, the City will coordinate with and direct the
14
HOUSING ELEMENT
DECEMBER 23, 1991
homeless to local social service providers if the need arises in the
future. As identified in Table H-4, homeless social service
providers that exist nearest to Rolling Hills are in Wilmington and
San Pedro. The Beacon Light Mission in Wilmington currently has
26 beds and is in the process of expanding to 40. The Mission is
open to adults but will also accept families. While no one has been
turned away from the dining tables in over a year, the beds are
usually full. The Mission finds that the majority of its clients are
people searching for work in the harbor area. Beacon Light
Mission has served the homeless population since 1946. St.
Joseph's Table associated with the Catholic Mission serves the
Wilmington area. St. Joseph's Table provides no overnight shelter
but provides food service to 130-150 people per day. Also serving
the Wilmington/San Pedro area is Rainbow Shelter, a facility for
battered women and children. Rainbow Shelter provides shelter for
up to 20 women and children and can refer potential clients to
other similar services in Long Beach, West Covina, Carson and
Hermosa Beach. Some area churches volunteer assistance to the
local services and occasionally provide assistance to their members.
Housing Unit Characteristics
Housing Growth
As a nearly built -out community, residential growth has begun to
slow in Rolling Hills as the supply of buildable land becomes
exhausted and various constraints prohibit redevelopment of
existing lots at higher densities. In 1980, the City's housing
inventory included 653 housing units. Nine years later, this
inventory had increased by only 30 units, for a total 1989 housing
stock of 683 dwelling units. Comparing the residential growth rate
in Rolling Hills with nearby jurisdictions (see Table H-5), the City's
4.5 percent increase in housing units during the 1980-1989 period
was comparable to the cities of Lomita and Palos Verdes Estates.
However, both Los Angeles City and the County as a whole
experienced a significantly higher rate of growth than Rolling Hills,
indicating that the level of growth occurring in Rolling Hills is
substantially below that occurring in the region.
• HOUSING ELEMENT
15 DECEMBER n,1991
TABLE. H-4
AGENCY/PROVIDER
LOCATION
SOCIAL SERVICE
SERVICE
CAPACITY
Beacon Light Mission
St. Joseph's Table/Catholic
Mission
Rainbow Shelter
525 Broad Avenue
Wilmington, Ca
Wilmington area
San Pedro
Provides shelter and meals to
men, women and families.
Provides meals to men,
women and families.
Provides shelter for battered
women and children. Offers
referrals to other social
service agencies when full.
26 beds, increasing to 40
150 bed capacity
20 bed capacity
vv■■vu w■ou�■� AA.1VM■a.cJ luG.
HOUSING ELEMENT
16 DECEMBER 23, 1991
TABLE H-5
HOUSING TRENDS: ROLLING HILLS AND SURROUNDING AREAS
1980-1989
Number of Housing Units
Jurisdiction
Percent
1980 1989 Increase
Lomita 8,137 8,501 4.5%
Los Angeles City 1,190,901 1,283,889 7.8%
Palos Verdes Estates 4,880 5,095 4.4%
Rancho Palos Verdes 12,281 15,356 25.0%
Rolling Hills 653 683 4.6%
Rolling Hills Estates 2,613 2,730 0.5%
Los Angeles County 2,855,555 3,131,076 9.6%
Source: Department of Finance Controlled Population. Estimates for 4-1-80
and 1-1-89.
While the limited availability of land suitable for residential
development has resulted in only nominal increases in the City's
housing stock, additional residential development has been occurring
through redevelopment of existing units. Much of the City's housing
stock was built in the 1950s,and is typified by 3,000 to 4,000 square
foot ranch style homes. As in many communities with a strong market
for residential development and limited available land, Rolling Hills'
older housing stock is being replaced with much larger, expansive units
averaging 6,000 to 8,000 square feet in size. As presented in Table
H-6, in the four year period between 1985-1988, a total of 18 units
were demolished in. the City and replaced with newly constructed
units. In addition, 23 homes underwent substantial
remodeling/additions. The Community Attitude Survey confirms an
extensive level of remodeling activity in Rolling Hills with
approximately 15 percent of households responding indicating their
residence had undergone remodeling since 1985. This trend of
residential recycling can be expected to continue and potentially
increase as less vacant land is available for development.
17
HOUSING ELEMEN
DECEMBER 23. 1991
TABLE H-6
CITY OF ROLLING HILLS
RESIDENTIAL RECYCLING ACTIVITY
1985-1988
Number of Dwelling Units
Zone RAS-1 Zone RAS-2 Total
Tear Downs/Rebuilds
Major Remodeling/Additions
TOTAL
11
15
26
7
8 '
15
18
23
41
Source: City of Rolling Hills Residential Trends Analysis, The Keith
Companies, August 1988.
Housing Type and Tenure
When Rolling Hills was originally laid out by A.E. Hanson in the
1930s, its 600 acres were divided into one and two -plus acre homesites.
With incorporation of the area in 1957, the City confirmed its
commitment to maintaining the area's rural character through
adoption of the following two residential zone districts: RA -S-1
(Residential Agriculture -Suburban Zone, one acre minimum) and RA -
S -2 (Residential Agriculture -Suburban Zone, two acre minimum)
These zone districts have provided for the development of an entirely
single-family residential community.
The tenure distribution of a community's housing stock (owner versus
renter) influences several aspects of a local housing market
Residential mobility is influenced by tenure, ownership housing
evidencing a much lower turnover rate than rental housing. Housing
overpayment, while faced by many households regardless of tenure, is
far more prevalent among renters. Tenure preferences are primarily
related to households income, composition, and age of householder.
As in any community with an exclusively single-family housing stock,
the vast majority of Rolling Hills' households are owner -occupied.
Approximately two percent of the City's households in 1980 were
renters, with this proportion increasing to an estimated 3.9 percent
according to the 1989 Community Attitude Survey. This translates to
25 renter -occupied households in 1989.
18
HOUSING ELEMENT
DECEMBER 23, 1991
There is no subsidized housing in Rolling Hills, as confirmed by
discussions with City and County staff, and through review of
"Inventory of Federally Subsidized Low -Income Rental Units at Risk
of Conversion" (California Housing Partnership Corporation), and the
"Use of Housing Revenue Bond Proceeds - 1990" (California Debt
Advisory Commission). As a result, there is no housing at risk of
losing its subsidized status which must be considered for possible
preservation in the Housing Element.
Vacancy Rates
An evaluation of local vacancy rates, and whether they are higher or
lower than that necessary for normal residential mobility and growth,
provides insight into the availability and condition of the local
housing market. For instance, if vacancy rates are so high that many
units stand unoccupied for prolonged periods of time, normal upkeep
may be deferred. Conversely, of vacancy rates are too low, pent-up
housing demand will have an inflationary impact on housing costs.
The Regional Housing Needs Assessment (RHNA) prepared by SCAG
identifies an "ideal" mobility or vacancy rate of 2.04 percent for
Rolling Hills housing stock; this low target vacancy is reflective of the
City's single-family orientation. According to the RHNA, Rolling
Hills' actual residential vacancy rate was 1.8 percent in 1987. This
would indicate that while the City's housing market can be considered
tight, vacancies are not significantly below that which is considered
healthy by SCAG.
Age and Condition of Housing Stock
Often a good indicator of housing condition is the age of the a
community's housing stock. As indicated in Table H-7, the majority of
Rolling Hills' housing (74%) was constructed between 1940-1969.
Housing development maintained a steady pace in the 1970's, with an
additional 112 dwelling units, or 16 percent of the housing stock built
during this decade. Due to a diminishing supply of available land,
development in Rolling Hills has slowed significantly in the 1980's,
with only 34 new units constructed on vacant land between 1980-1989.
As illustrated in Table H-6, an additional 18 units were developed
between 1985-1988 through the demolition of existing structures, with
an additional 23 units which underwent major remodeling/additions.
HOUSING Et Emma
19 DECEMBER 23, 1991
TABLE H-7
CITY OF ROLLING HILLS
AGE OF HOUSING STOCK; 1989
Year Built
Units
070 of Total
1939 or earlier
34
5.0
1940-1949
96
14.1
1950-1959
275
403
1960-1969
132
193
1970-1974
53
7.8
1975-1978
39
5.7
1979 -March 1980
20
2.9
April 1980 -Jan. 1989
34
4.9
Totals
683
100.0
Note:
Unit totals do not reflect residential structures which have been
demolished since the 1980 census.
Source: U.S. Dept. of Commerce, Bureau of the Census, 1980 Census Report;
California Dept. of Finance, Controlled Population Estimates for
1-1-89.
The accepted standard for major housing rehabilitation needs is
after 30 years. With nearly 60 percent of Rolling Hills' housing
stock over 30 years old, continued housing maintenance is essential.
The fact that the large majority of the City's housing stock is
owner -occupied, combined with the high quality of residential
construction, has resulted in excellent upkeep of the City's units. A
windshield survey conducted in the summer of 1989 confirms that,
unlike in many other communities, the housing stock in Rolling
Hills is in excellent condition. Approximately 94 percent of
households responding to the resident survey indicated their
residence was either in good condition, or needed only minor
repairs (paint, windows repairs, etc.).
Housing Costs
For -Sale Housing: Like the three other communities (Palos Verdes
Estates, Rancho Palos Verdes, and Rolling Hills Estates) which
comprise the Palos Verdes Peninsula, the 1980 census identifies the
median home value in Rolling Hills in its highest value category of
$200,000+; for comparison, the median sales price County -wide was
S87,400. According to Coldwell Banker's 1988 Sales Report and
Property Statistics Analysis for the Palos Verdes Peninsula, the
average selling price for a single-family home in 1988 was S629,000,
with prices ranging from a low of $245,000 to a high of S3,900,000.
HOUSING ELEMENT
20 DECEMBER 23, 1991
These sales prices reflect the extremely high cost of land on the
Peninsula, combined with strong consumer demand for the
expansive luxury homes and coastal location offered.
As a private residential community which has managed to maintain
its rural ambiance amidst encroaching urbanization, single family
sales prices in Rolling Hills are among the highest on the
Peninsula. Table H-8 presents residential sales data for 1988 and
the first quarter of 1989 for Rolling Hills. The average single-
family sales price in 1988 was S1.1 million, and had increased to
nearly $1.4 million by the first quarter of 1989. Residential unit
sizes were relatively modest considering the high sales prices,
averaging 3,400 square feet in 1988 and 3,800 square feet in early
1989. Many of these smaller units will likely be either substantially
remodeled, or completely redeveloped with larger homes.
'TABLE H-8
CITY OF ROLLING HILLS
SINGLE FAMILY RESIDENTIAL SALES
Time Period
Sales
Volume ,
Average
Sq.Ft.
Average
Sales Price ,
Price
Range
Average
Days on
Market
Jan -Dec 1988
33
3,432
51,100,666
$ 620,000-
77
51,800,000
Jan -March 1989
3
3,821
$ 1,383,333
S1,150,000-
35
S1,650,000
Source:
The Nelson Report: Sales Report and Property Statistics Analysis
for the Palos Verdes Peninsula, 1988 and Jan -March 1989, prepared
by Coldwell Banker.
Rental Housing: The vast majority of Rolling Hills' households are
owner -occupied, reflective of the City's exclusively single-family
housing stock which is derived from the covenants, conditions and
restrictions. Approximately two percent of the City's 1980
households were renters, with this proportion increasing to an
estimated three percent in 1989. Similar to housing values, the
1980 census identifies median contract rent in Rolling Hills in its
highest value category of $500+; for comparison, median contract
rent County -wide was $244.
21
HOUSING ELEMENT
DECEMBER b. 1991
Share of Region's Housing Needs
State law requires jurisdictions to provide for their share of regional
housing needs. The Southern California Association of
Governments (SCAG) has determined the 1989-1994 needs for the
City of Rolling Hills, and has estimated the number of households
which the City will be expected to accommodate during this period.
Future housing needs reflect the number of new units needed in a
jurisdiction based on households which are expected to reside
within the jurisdiction (future demand), plus an adequate supply of
vacant housing to assure mobility and new units to replace losses.
These needs were forecast by the 1988 Regional Housing Needs
Assessment (RHNA), which considered on a regional and local
level: market demand for housing, employment opportunities,
availability of suitable sites for public facilities, commuting patterns,
type and tenure of housing need, and housing needs of farm
workers.
According to the model, housing to accommodate 40 households
would need to be added to the City's June 30, 1989 total
households by July 1994 to fulfill the City's share of regional
housing needs. Based on the distribution of regional income, this
total can be further divided among HUD's four income groups to
identify the types of households to be provided for as follows:
HOUSING ELEMENT
22 DECEMBER 23. 1991
TABLE H-9
CITY OF ROLLING HILLS
1989-1994 HOUSEHOLD NEEDS BY INCOME GR
Very Low (0.50% County median income
2
(5.0%)
Low (50-80% County median income)
4 (10.0%)
Moderate (80-120% County median
income)
3
(7.5%)
Upper (over 120% County median
income)
31
(173%)
Total Households
40
Source: SLAG Regional Housing Needs Assessment, June 1988
Rolling Hills can accommodate 46 additional housing units, but
unique constraints within the City may inhibit its ability to meet the
needs of all income groups within the City boundaries. The City,
however, shall ,attempt to accommodate the needs of all income
groups through the actions described in the Housing Programs
section of this Element.
The. Housing Element .sets forth policies and programs to address
the future housing needs identified by the RHNA. As identified in
the Element's Five Year Action Plan, programs include linkage into
the local senior citizen shared housingprogram and the
contribution of CDBG funds towards the construction of congregate
housing for seniors, with the goal of addressing the City's future
need for nine very low, .low and moderate income households. The
remaining need for 31 upper income households is accommodated
under the Land Use Plan, and will be provided for through market -
rate construction.
Energy Conservation
As residential energy costs continue to rise, increasing utility costs
reduce the affordability of housing. The City has many
opportunities to directly affect energy use within its jurisdiction. In
addition to required compliance with the Building Code and Title
24 of the California Administrative Code relating to energy
conservation, the City sets forth goals and policies which encourage
the conservation of non-renewable resources in concert with the use
of alternative energy sources to increase energy self-sufficiency. In
HOUSING ELEMENT
23 DECEMBER 23,1991
large part, energy savings and utility bill reductions can be realized
through the following energy design standards:
Glazing - Glazing on south facing exterior walls allows for
winter sun rays to warm the structure. Avoidance of this
technique on the west side of the unit prevents afternoon
sun rays from overheating the unit.
Landscaping - Strategically placed vegetation reduces the
amount of direct sunlight on the windows. The
incorporation of deciduous trees in the landscaping plans
along the southern area of units reduces summer sun rays,
while allowing penetration of winter rays to warm the units.
Building Design - The implementation of roof overhangs
above southerly facing windows shield the structure from
solar rays during the summer months.
Cooling/Heating Systems - The use of attic ventilation
systems reduces attic temperatures during summer months.
Solar heating systems for swimming pool facilities saves on
energy costs. Natural gas is conserved with the use of flow
restrictors on all hot water faucets and shower heads.
Weatherization Techniques - Weatherization techniques such
as insulation, caulking, and weatherstripping can reduce
energy use for air-conditioning up to 55% and for heating as
much as 40%. Weatherization measures seal a dwelling
unit to guard against heat gain in the summer and prevent
heat loss in the winter.
Efficient Use of Appliances - Each household contains a
different mixture of appliances. Regardless of the mix of
appliances present, appliances can be used in ways which
increase their energy efficiency. Unnecessary appliances can
be eliminated, proper maintenance and use of the stove,
oven, clothes dryer, clothes washer, dishwasher, and
refrigerator can also reduce energy consumption. New
appliance purchases of air-conditioning units and
refrigerators can be made on the basis of efficiency ratings.
The State prepares a list of air-conditioning and
refrigerator models that detail the energy efficiency ratings
of the product on the market.
Efficient Use of Lighting - Costs of lighting a home can be
reduced through purchase of light bulbs which produce the
HOUSING E1PMlr
24 DECEMBER 23. 1991
most lumens per watt, avoidance of multi -bulb fixtures and
use of long life bulbs and clock timers on security buildings.
Load Management - The time of day when power is used
can be as important as how much power is used. Power
plants must have enough generating capacity to meet the
highest level of consumer demand for electricity. Peak
demands for electricity occur on summer afternoons.
Therefore, reducing use of appliances during these peak load
hours can reduce the need for new power plants just to meet
unusually high power demands.
HOUSING ELEMENT
DECEMBER 23, 1991
HOUSING CONSTRAINTS
Actual or potential constraints on the provision and cost of housing
affect the development of new housing and the maintenance of
existing units for all income levels. Market, governmental,
infrastructural, and environmental constraints to housing
development in Rolling Hills are discussed in the following section.
Market Constraints
The extremely high cost of purchasing or renting housing is the
primary constraint to providing adequate housing opportunities in
Rolling Hills. High land costs, construction costs, labor costs, and
market financing constraints all contribute to the increasing cost of
housing in Rolling Hills.
Land
Land costs include the cost of raw land, site improvements, and all
costs associated with obtaining government approvals. Like the
entire Palos Verdes Peninsula, land costs are extremely high in
Rolling Hills. A review of vacant parcels which sold in Rolling
Hills during the 1987-1989 period reveals a price range of between
$375,000 and . $835,000 for parcels which could accommodate a
single unit. In addition to raw land costs, site improvements
contribute to the cost of land as most of the remaining vacant
parcels in the City have severe topographic or geologic constraints,
and would necessitate significant grading to accommodate
development. Thus, land costs alone produce a situation where
housing is not within the financial means of lower income
households. The extremely high land costs would make the
construction of lower income housing in the City almost impossible
without governmental assistance.
Construction Costs
A major cost associated with building a new house is the cost of
building materials, which can comprise up to 50 percent of the sales
price of a new home. In areas like Rolling Hills where land
represents a larger proportion of overall housing costs, construction
costs correspondingly comprise a lesser proportion of total housing
costs. Overall construction costs rose over 30 percent between 1980
and 1988, with the rising cost of energy a significant contributor.
HOUSING ELEMENT'
26 DECEMBER 23, 1991
According to the Construction Industry Research Board,
construction costs for wood frame, single-family construction of
average to good quality range from S45 to S60 per square foot.
Construction costs for custom homes and units with extra amenities
of excellent construction quality range from S85 to $95 per foot.
Based on the high . level of amenity associated with new construction
in Rolling Hills, construction costs usually exceed even this S85 -S95
range.
Labor Costs
Labor is the third most expensive component in building a house,
constituting an estimated 17 percent of the costs of constructing a
single-family dwelling. The cost of union labor in the construction
trades has increased steadily since April 1974. The cost of non-
union labor, however, has not experienced such significant
increases. Because of increased construction activity, the demand
for skilled labor has increased so drastically that an increasing
number of non-union employees are being hired in addition to
unionized employees, thereby lessening labor costs.
Financing
While interest rates have fallen more than nine percent from their
near 20 percent high in the early 1980s, they still have a substantial
impact on housing costs which is felt by renters, purchasers and
developers. An additional obstacle for the first time homebuyer is
the . downpayment required by lending institutions of between
10-20%.
The average sales price of a single-family home in Rolling Hills in
1988 was $ 1.1 million. A S990,000 mortgage amortized over 30
years at an interest rate of 105% would result in monthly house
payments of S9,055, well beyond the financial means of low and
moderate income households.
Contractual Constraints
Virtually all of the land in Rolling Hills is subject to the Covenants,
Conditions, and Restrictions (CC&Rs) established in 1936 by the
Palos Verdes Corporation. These CC&Rs set forth two
classifications of property and restrict the development and use of
property within each classification to either only single family or
single family and limited public use. Neither classification allows
for the development of multi -family housing or for commercial,
office or industrial activity. The CC&Rs establish minimum parcel
and dwelling unit sizes, and require approval by the Rolling Hills
27
HOUSING ELENaN
DECEMBER 23, 1991
Community Association Architecture Committee of all new
development.
Governmental Constraints
Housing affordability is affected by factors in both the private and
public sectors. Actions by the City can have an impact on the price
and availability of housing in the City. Land use controls, site
improvement requirements, building codes, fees and other local
programs intended to improve the overall quality of housing may
serve as a constraint to housing development
Land Use Controls
Land Use Controls are established by the City's Land Use Element,
Zoning Ordinance, and Community Association Building
Regulations. The Rolling Hills Land Use Element provides for two
residential categories: Residential Estate - one acre minimum (RA -
S -1) and Residential Estate - two acre minimum (RA -S-2).
Building coverage is limited to twenty percent of the net lot area,
and building height is restricted to one-story, although subterranean
parking and split-level residences in effect allow greater height.
These height limitations reflect the requirements of the CC&Rs
and therefore do not themselves constrain housing supply. A
minimum of two covered parking spaces are required for each
dwelling unit. This parking requirement can easily be met on the
City's large residential parcels. The parking standard is appropriate
given the high number of automobiles per household in Rolling
Hills, and the fact that the private streets are too narrow to permit
on -street parking. The City has implemented in its Zoning
Ordinance standards to allow the development of mobile homes in
its residential zones.
The City defines a "second unit" as a detached or attached dwelling
unit which provides complete, independent living facilities for one
or more persons including permanent provisions for living, sleeping,
cooking, and sanitation, on the same parcel as the primary
residential structure. As provided for under State law, the City of
Rolling Hills has adopted an ordinance which prohibits second units
on single-family lots; a copy of this ordinance is contained in the
Appendix to the Housing Element. The ordinance makes the
following findings which specify the adverse impacts on public
health, safety and welfare which would result from allowing second
units, and which justify their preclusion in Rolling Hills:
HOUSING ELEMENT
28 DECEMBER 23, 1991
o Lack of Sewers - Development of second units could
potentially double the amount of sewage effluent
currently entering the soil, thereby exacerbating soil
stability problems.
• Geologic Setting - Numerous active landslides in
Rolling Hills greatly diminish development potential
and call for caution in increasing densities.
o Rural Design and Community Roadway Character -
The current capacity, design, and topographic
constraints of the City roadways indicate increased
residential densities would compromise traffic safety.
• Fire Flow Requirements - The introduction of second
units in Rolling Hills would change the infrastructure
requirements on water pressure in the City, and as
the City has no funds to revamp the water system, fire
fighting capabilities would be compromised due to
reduction in water pressure.
The existing zoning standards maintain the rural character of the
area and respond to unique physical, health, and safety aspects of '
the City. Because Rolling Hills is limited to large lot residential
land uses, opportunities for affordable housing are limited.
However, the Land Use Plan provides a development capacity
which is more than adequate to meet the City' future five-year
share of regional housing needs, defined as 40 =units by the RHNA..
Development in Rolling Hills is controlled through both City
enforced zoning and privately enforced CC&Rs. City zoning does
not in itself constrain housing development. Reducing zoning
standards or increasing densities would not modify the development
limitations dictated by the CC&Rs, which control density. City
zoning standards are considered to be appropriate given the
topographic, geologic, and infrastructure constraints in the City.
Fees and Improvements
Various fees and assessments are charged by the City and other
agencies to cover the costs of processing permits and providing
services and facilities, such as utilities, schools, and infrastructure.
Almost all of these fees are assessed through a pro rata share
system, based on the magnitude of the residence's impact or on the
extent of the benefit which will be derived.
29
HOUSING ELEMENT
DECEMBER 23, 1991
The Rolling Hills jurisdiction is a private, suburban community,
with the majority of its necessary infrastructure, such as streets,
electrical and water facilities, already in place. As such, the cost of
land improvements is less than in rural areas, but significantly
higher than those found in urbanized jurisdictions. Table H-10
presents a list of development fees (September 1989) associated
with the construction of a single-family residence in Rolling Hills.
Fees have been set at a level necessary to meet the City's costs and
high level of amenity.
Permit and plan review fees charged in the City are based on the
actual costs incurred by the City. Review and permit processing in
Rolling Hills may be more time consuming than in other
communities because of the concern with geologic and structural
stability, the customized character of Rolling Hills homes, and
individual permit processing for each residential unit. To reduce
development fees below the costs actually incurred by the City
would represent a subsidy, which is not within the financial means
of the City. However, if an affordable housing development is
proposed in the City and the City's permitting and review fees
present an obstacle to that development, the City will consider
waiving those fees as a means of facilitating such development.
Building Codes and Enforcement
The Los Angeles County Building Code governs standards for
construction in Rolling Hills. These codes are considered to be the
minimum necessary to protect the public health, safety and welfare.
However, as the remaining vacant land in Rolling Hills is
characterized by steep topography and in some cases geologic
instability, the necessary enforcement of building codes to address
these constraints can significantly add to the cost of housing.
Local Processing and Permit Procedures
The evaluation and review process required by City procedures
contributes to the cost of housing in that holding costs incurred by
developers are ultimately manifested in the unit's selling price. The
review process in Rolling Hills is governed by two levels of
decision -making bodies: the City Council and Planning
Commission.
30
HOUSING ELEMENT
DECEMBER 23, 1991
TABLE H-10
CITY OF ROLLING HILLS
SUMMARY OF RESIDENTIAL DEVELOPMENT FEES
(November 1989)
Type of Fee
Cost
Building Permit
2-1/2 times the amount set in the
County Building Code.
Plan Check Fees
Based upon building valuation.
Assessed by County of Los Angeles.
Plumbing, Mechanical, and Electrical
County assessment based upon the
Permits
number of fixtures, outlets, switches,
and panels. City fee is 2-1/2 times
the amount set forth by the County.
Park and Recreation Fund Fee
Each new residence pays 2% of the
first $100,000 in building valuation,
plus an additional .5% for the
remaining balance. .
School Fee
$150 per square foot of habitable
living space.
Site Plan Review
$1,500.
Water Service
Option 1:
$600 Hydrant Meter Deposit, plus
service charge for the amount of
water used during construction.
Option 2:
No hook-up fee. Meter fees
determined by the size of meter and
•
the number of fixtures. Does not
include service charge for amount of
water used during construction.
ources:
ty of Kolling Hills;
County of Los Angeles, Dept. of Building & Safety;
Palos Verdes Peninsula Unified School District;
California Water Service Company.
31
HOUSI ; EMMENr
DECEMBER 23, 1991
Table H-11 provides an overview of the time requirements and fees
associated with processing residential applications in Rolling Hills.
All applications ranging from non -city initiated code amendments to
site plan review must be submitted to the City's Planning
Department. After Planning staff reviews the applications for
completeness, all submittals then appear before the Planning
Commission which serves as the decision -making bodyon planning
procedures. All appeals to decisions are heard and decided by the
City Council. Since the City of Rolling Hills is largely built out, the
majority of procedural submittals are for rebuilt single-family
dwellings and additions to existing structures.
In addition to submitting applications to the City for building
permits and site plan review, the developer must also submit plans
to the Los Angeles County Building and Safety Department for
building and grading plan checks. Applications for City and County
procedures can be submitted concurrently. Approximately two to
three months are required to complete project processing, a
comparable review period for single-family development in most
other southern California jurisdictions. Processing times for City
permits do not represent a significant constraint on development.
In addition, the City currently contracts with consultants for
planning services, and could expand consultant responsibility to
include project processing should the need arise in the future.
Absence of Government Funding
Development of affordable housing in Rolling Hills would require
extraordinary financial assistance to develop. Assuming the other
constraints previously discussed could be eliminated, potential
sources of such assistance and the applicability to Rolling Hills
must be examined. A summary of existing state and federal
housing assistance programs and the availability for use in Rolling
Hills is provided as an appendix to the Housing Element.
The availability of Federal and State funding sources is subject to
many limitations. Many types of government assistance are
conditioned upon the existence of populations in need of assistance
or housing stock conditions requiring repair or rehabilitation. The
absence of in need populations and deteriorated housing in Rolling
Hills renders the City ineligible for many types of assistance. In
addition, high rental values in the City preclude the use of the
Section 8, Housing Voucher Assistance Payments Program. Under
that program, the Department of Housing and Urban Development
(HUD) provides subsidies to landlords under certain conditions.
Only housing units with rents at or below maximum rent levels are
32
HOUSING EL MEN
DECEMBER 23, 1991
TABLE H-11
CITY OF ROLLING HILLS
TIME REQUIREMENTS AND FEES FOR RESIDENTIAL PROCESSING
Request Fee •
Non -City Initiated Code Amendment $2,500
Zone Change $2,500
Minor Setback (10') Variance $1,000
All Other Variances $1,250
Conditional Use Permits $1,500
Project processing for these five procedures does not begin until a complete
applicationhas been received. Site Plans, Public Notification Lists, and an
Initial Environmental Evaluation must also be submitted. Three public
meetings are required: an initial open meeting before the Planning
Commission, and public hearings at the Planning Commission and City
Council level. Processing time for each of the five procedures is
approximately two months. Applications can be submitted concurrently.
Site Plan Review $1,500
New single-family homes, grading projects, and additions tostructures that
exceed 25% of the existing square footage are subject to Site Plan Review.
Two meetings are required: an initial hearing before the Planning
Commission, and a second public hearing in which the Planning Commission
renders its decision. All decisions can be appealed to City Council.
Approximate processing time is 75 days.
Source: City of Rolling Hills.
HOUSING ELEMENT
33 DECEMBER 23, 1991
eligible to receive subsidies. Rents in the City far exceed maximum
allowable levels payable under the Section 8 Program.
One source of housing assistance used by many local governments
is money derived from redevelopment project tax increment. This
source is unavailable, however, because the City has no
redevelopment areas and the absence of blight in the City precludes
the formation of a redevelopment area. The City's limited financial
resources further precludes the use of City General Fund monies
for housing assistance.
The absence of federal, State and local funding sources for
affordable housing in Rolling Hills (refer to table in Appendix A),
coupled with the high cost of land and construction, act as a
significant constraint to the provision of affordable housing in the
City. Private financing of affordable housing is also unlikely given
the low densities required by the CC&Rs and by the topography of
the City.
Environmental and Infrastructure Constraints
Portions of Rolling Hills are exposed to a variety of environmental
hazards which may constrain the development of lower priced
residential units. In addition, inadequate infrastructure may also
act as a constraint to residential development.
Hillside/Slopes
Rolling Hills may be described as having the most severe terrain of
any jurisdiction in Los Angeles County. Slopes of 25 to 50 percent
are present on virtually every remaining undeveloped parcel in the
City. Development on such severely sloped parcels requires
substantial modification to the natural terrain which significantly
adds to the cost of development. The extreme topography present
in Rolling Hills serves as a significant constraint to the
development of affordable housing. As a means of preventing
erosion and landslides and preserving Rolling Hill's natural hillside
topography, the City's Site Review Ordinance prohibits extensive
grading and recontouring of existing terrain. The City has adopted
the County's grading standards with some modifications necessary
to ensure slope stability. The City's cut and fill provisions require
balance on site, which is necessary because export of material is not
practical given the narrowness of streets in the City. The Rolling
Hills Community Association also restricts the use of streets for soil
export due to the impact on street condition and on public safety.
HOUSING ELEMENT
34 DECEMBER z3, 1991
Landslides
Rolling Hills experiences a recurring problem of landslides which
damage or destroy homes and present risks to human health and
safety. Numerous active landslides in the City presentlyrender
significant areas of the City unsafe for development. The danger of
increased soil instability particularly if higher density development
is constructed, would contribute to potential risk to human life as
well as to physical improvements. A map of past landslides is
contained in the Safety Element. Building at the bead of a
landslide can decrease the bedrock strength along an existing or
potential rupture surface and "drive" the landslide down slope.
Improper grading practices can also trigger existing landslides. The
Safety Element sets forth policies to restrict new development and
expansion of existing development in areas susceptible to
landsliding unless this hazard can be adequately mitigated.
Street System
Rolling Hills has no public roads or streets. Use of privately
owned roadways requires approval of the Rolling Hills Community
Association. The City's privately -owned road network is typified by
winding roads with a 25 foot paved cross-section lacking in curbs,
gutters, or sidewalks. Road width, coupled with steep grades and
private roadways, effectively precludes public transit within the City.
The City's circulation infrastructure is basically not conducive to
higher density housing.
Wastewater Disposal
With the exception of the eight residences which individually or
through the creation of a small sewer district have hooked in with
adjacent jurisdiction's sewer systems, there is no sanitary sewer
system in Rolling Hills. Residences are served by individual septic
tanks and leach lines. Insofar as the City remains on a septic
system, this will prevent the development of higher density housing,
including the construction of second units. The City is currently in
the process of working with a group of five homeowners in the
John's Canyon area located on the City's western periphery to
establish a privately financed sewer district to be linked in the
County system. However, there is only limited potential for
additional sewer districts due to the prohibitive cost associated with
sewering residences at further distances from County sewer lines,
and the inability of the City to subsidize these costs.
35
HOUSING ELEMENT
DECEMBER 23. 1991
HOUSING OPPORTUNITIES
This section of the Housing Element evaluates future housing
opportunities in Rolling Hills in relation to the City's housing
needs.
Residential Land Inventory
In order to assess future residential development potential in
Rolling Hills, an inventory of residentially -zoned vacant parcels has
been prepared and evaluated in terms of the actual capability of
parcels to accommodate residential development. In addition, large
parcels which are currently developed but which have the potential
for further subdivision have also been evaluated. With the majority
of the City's developable residential acreage already built out, many
of the remaining vacant parcels are characterized by physical
constraints which preclude their development. These constraints
are primarily related to severe topography and/or existing
landslides. Of the total 203 acres of vacant residential land
identified in the Land Use Element, approximately 172 acres are
physically suitable to accommodate residential development.
Figure H-1 illustrates those parcels which have been identified as
appropriate for residential development; Table H-12 quantifies the
number of dwelling units which could be accommodated on these
parcels. All of these parcels are subject to CC&Rs. Vacant parcels
have been separated into two categories individual parcels which
can accommodate a single unit and larger parcels with the potential
to subdivide into several smaller parcels. A single 63 acre parcel
known as Storm Hill provides the most significant opportunity in
the City for potential subdivision, accommodating a net increase in
approximately 25 dwelling units. Several larger developed parcels
also offer the opportunity for further subdivision, as confirmed by
subdivision inquiries received by the City. Aggregating the
development potential on both vacant and underutilized parcels, a
total of ten additional residential dwellings can be accommodated
in the City's RA -S-1 zone, with the potential for an additional 49
dwellings in the RA -S-2 zone.
Non-residential properties in Rolling Hills are limited to public and
institutional uses. None of these uses are anticipated to be
redeveloped within the time frame of this element.
36
HOUSING ELIZNENT
DECEMBER 23. 1991
Vacant
Vacant, Subdivideble
Developed, Subdividable
(C t North scale in feet
1200
SOURCE: City. of Rolling Hills, December 1989.
Figure H-1
Site Inventory For
Residential Development
DECEMBER 23, 1991
1/v/7
TABLE H-12
CITY OF ROLLING HILLS
RESIDENTIAL DEVELOPMENT POTENTIAL,
__ Q
MAXIMUM POTENTIAL INCREASE IN DUs
Zone
Vacant
Vacant/ .
Subdividable.
Developed/
Subdividable
Total
RA -S-1
RA -S-2
TOTAL
10
9
19
28
28
12
12
10
49
59
Source: City of Ro
Residential Development Potential Compared With Future
Growth Needs
As indicated in the Housing Element section "Share of Region's
Housing Needs", the Regional Housing Needs Assessment (RHNA)
prepared by SCAG identifies a future housing need for Rolling
Hills of 40 units to be developed over the next five years
(1989-1994). The residential land inventory identifies the potential
for development of 59 additional single-family dwelling units on
unconstrained land, indicating the City's General Plan and zoning
provide for a residential development capacity more than adequate
to accommodate the City's share of regional housing needs.
38
HOUSING ELEMENT
DECEMBER 23, 1991
SUMMARY OF HOUSING ISSUES AND OPPORTUNITIES
The following housing issues and opportunities have been identified
as part of the General Plan Update and are addressed in the
Housing Element goals, policies and programs.
o With the majority of the City's developable acreage already
built out, many of the remaining vacant parcels are
characterized by physical constraints which preclude their
development.
c Virtually every parcel in Rolling Hills which is considered
developable contains slopes of 25 to 50 percent, presenting a
significant constraint to the development of higher density
housing.
• Land costs are extremely high in Rolling Hills and produce a
situation where opportunities for the development of housing
affordable to lower income households are very limited.
• The Rolling Hills Land Use Plan accommodates a total of 59
additional dwelling units on unconstrained land in the City.
The Plan's .development potential is thus adequate to meet the
City's five year share of regional housing needs, which has been
identified. by SCAG .as 40 dwelling units.
o The City could address the housing needs of its significant
elderly population by contributing seed monies for congregate
housing facilities, coordinating with local shared housing service
providers, and coordinating with providers of equity conversion
programs.
39
HOUSING ELEMEN
DECEMBER 23, 1991
HOUSING PLAN
The prior chapters in the Housing Element establish the housing
needs, opportunities, and constraints present in Rolling Hills. The
Housing Plan presented in the following chapter sets forth the
City's goals, policies and programs to address Rolling Hills'
identified housing needs.
Evaluation of Accomplishments Under Existing Housing Element
State Housing Element law now requires communities to assess the
achievements under adopted housing programs as part of the five
year update to their housing elements. These results should be
quantified where possible (e.g. new construction results) but may be
qualitative where necessary (e.g. mitigation of governmental
constraints). These results are then compared with what was
projected or planned in the earlier element. Where significant
shortfalls exist between what was planned and what was actually
achieved, the reasons for such differences are discussed.
The City of Rolling Hills prepared a comprehensive update to its
Housing Element in 1981. In compliance with the July 1984
deadline for review and update, the City prepared a memorandum
which reviewed the accomplishments to date under adopted housing
programs; no additional programs were set forth under this 1984
Housing Element review. The following section re-examines the
progress made towards implementing the City's housing programs
as set forth in the 1981 Housing Element. The results of this
analysis have been utilized to refine and augment the City's housing
programs to develop an overall strategy to adequately address the
community's housing needs.
1. Existing Program: Provide an overlay zone classification which
may be applied to appropriate areas for housing for low and
moderate income elderly based on proximity to commercial
services, public transit, and other services.
Accomplishment: Environmental constraints present on the
City's remaining vacant parcels, combined with extreme land
costs, preclude the development of multi-family/affordable
housing in Rolling Hills. Due to these factors, the concept of
an affordable housing overlay zone is no longer an appropriate
program for the City's Housing Element.
HOUSING ELEMENT
40 DECEMBER 23, 1991
2. Existing Program: Permit manufactured or mobile homes on
all buildable, single family lots in the City.
Accomplishment: The City has amended its Zoning Ordinance
to provide for manufactured homes, mobile homes and trailers.
3. Existing Program: Provide low and moderate income housing
in the City of Lomita through pooling of area block grant
monies.
Accomplishment: The City of Rolling Hills contributes its
annual allotment of CDBG funds to the City of Lomita to be
used expressly for the construction of congregate housing for
lower income seniors. The City's contribution of approximately
$ 10,000 per year has enabled the construction of the following
two senior housing projects in Lomita:
a) 78 rental units for low income elderly or handicapped
individuals at 24925 Walnut Street, Lomita
b) 67 rental units for low income elderly or handicapped
individuals at 25109 Ebony Lane, Lomita
Additionally, for the past several years Rolling Hills' CDBG
contributions have been set aside to go towards the acquisition
of land for a construction of a third senior housing project.
The City of Lomita expects to acquirethis property by June
1990 and will construct 25 low income elderly/disabled rental
units on the site.
4. Existing Program: Participate in regional low and moderate
income housing programs
Accomplishment: The City participates in regional low and
moderate income housing programs through joining other
neighboring cities in pooling financial resources to construct
low cost housing in the greater community. In addition, the
City has met with representatives of other jurisdictions to
discuss cooperative housing strategies.
5. Existing Program: , Solicit the private sector's involvement in
providing affordable housing.
Accomplishment: The City has amended its Zoning Ordinance
to provide density bonuses for developers wishing to build low
and moderate income housing in Rolling Hills.
41
HOUSING ELEMENT
DECEMBER 23, 1991
6. Existing Program: Encourage developers to construct low and
moderate income housing by providing a density bonus of 25
percent over the otherwise allowable units permitted when the
developer provides at least 25 percent of the total number of
units in a housing development for persons of low or moderate
income.
Accomplishment: The City's Zoning Ordinance has been
amended accordingly.
. Existing Program: Encourage developers to construct housing
for persons of low or moderate income by providing
developmental incentives.
Accomplishment: The City has amended its Zoning Ordinance
to provide density bonuses for developers wishing to build low
and moderate income housing in Rolling Hills.
8. Existing Program: Encourage housesharing for those residents
who no longer needs a large residence.
Accomplishment: Seniors in Rolling Hills utilize two nearby
shared housing programs - South Bay Senior Services in
Torrance and Anderson Center in San Pedro - which assist
seniors in locating roommates to share existing housing in the
community.
9. Existing Program: Control grading in new and existing
development.
Accomplishment: The City has adopted a Site Plan Review
Ordinance which, among other things, regulates grading
practices to ensure compatibility with the existing natural
setting. Planning Commission approval of a project's site plan
review application is required before a grading permit will be
issued.
10. Existing Program: Provide programs for minor home repairs.
Accomplishment: The City's housing stock is in excellent
condition and the vast majority, if not all, of the City's residents
have the financial means to ensure adequate upkeep to their
homes. This program is not appropriate to Rolling Hills.
11. Existing Program: Promote neighborhood beautification
activities.
42
HOUSING ELEMENT
DECEMBER 23, 1991
Accomplishment: Both the City and the Rolling Hills
Community Association undertake neighborhood beautification
activities on an ongoing basis in the community.
12. Existing Program: Establish open space hazard zones to
protect the health and safety of present and future residents.
Accomplishment: As part of the City's General Plan Update, a
Landslide Hazard overlay designation for. the Flying Triangle is
being developed to provide consistency with the City's
restrictions on development in unstable geological areas.
13. Existing Program: Allow repair of structures and remedial
grading within the landslide moratorium area.
Accomplishment: The City's updated Safety Element sets
forth policy to allow for hazard mitigation and slope
maintenance plans for existing and continuing development in
hillside areas.
14. Existing Program: Allow temporary mobile homes on landslide
sites where existing residential structure is uninhabitable.
Accomplishment: The City's Zoning Ordinance has been
modified to accommodate temporary mobile homes on
landslide sites where the existing structure is uninhabitable.
43
HOUSING ELEMENT
DECEMBER 23, 1991
Goals and Policies
The City of Rolling Hills adopted a series of goals and policies as
part of its 1981 Housing Element to guide the development and
implementation of its housing program. As part of the current
General Plan update, these adopted goals and policies were
reviewed with the General Plan Advisory Committee as to their
appropriateness in addressing the community's housing needs. The
following goals and policies reflect a revision to those previously
adopted to incorporate community input and to reflect what has
been learned from the prior element. These goals and policies will
serve as a guide to City officials in daily decision making.
GOAL 1: Provide for housing which meets the needs of existing
and future Rolling Hills' residents.
Policy 1.1: Evaluate ways in which the City can assist in providing
housing to meet special community needs.
Policy 1.2: Work with governmental entities to explore the
possibility of providing affordable housing for low and moderate
income and senior citizen households in the South Bay region.
Policy 1.3: Continue to contribute Community Development Block
Grant funds to nearby cities for the development of congregate
housing for seniors.
Policy 1.4: Encourage the development of residential units which
are accessible to the handicapped or are adaptable for conversion
to residential use by handicapped. persons.
Policy 1.5: Encourage the use of energy conservation devices and
passive design concepts which make use of the natural climate to
increase energy efficiency and reduce energy costs.
Policy 1.6: Continue to facilitate the development of housing in the
City, taking into account existing financial, legal, and environmental
constraints.
GOAL 2: Maintain and enhance the quality of residential
neighborhoods in Rolling Hills.
Policy 2.1: Encourage and assist in the maintenance and
improvement of existing neighborhoods to maintain optimum
standards of housing quality and design.
44
HOUSING ELEMENT
DECEMBER 23, 1991
Policy 2.2: Require the design of housing to comply with the City's
building code requirements.
Policy 23: Require compatible design to minimize the impact of
residential redevelopment on existing residences.
Policy 2.4: Enforce City housing codes and cooperate with the
Rolling Hills Community Association to assure the upkeep and
maintenance of housing in the City.
GOAL 3: Provide housing services to address the needs of the
City's senior citizen population.
Policy 3.1: Provide reference and referral services for seniors, such
as in -home care and counseling for housing -related issues, to allow
seniors to remain independent in the community.
Policy 3.2: Coordinate with existing agencies providing shared
housing programs in nearby cities as an option for seniors to share
existing housing in the community.
Policy 33: Coordinate with lending companies and institutions to
educate the City's elderly homeowners as to the availability of
reverse mortgage loans which allow income -poor seniors to remain
in their homes.
GOAL 4: Promote housing opportunities for all persons regardless
of race religion, sex, marital status, ancestry, national origin or
color.
Policy 4.1: Affirm a positive action posture which will assure that
unrestricted housing opportunities are available to the community,
and enforce all applicable laws and policies pertaining to equal
housing opportunity.
Policy 4.2: Make information on fair housing laws available to
residents and realtors in the City.
Policy 4.3: Investigate any allegations of violations of fair housing
laws.
45
HOUSING ELEMENT
DECEMBER 23, 1991
Implementing Programs
The goals and policies set forth in the Housing Element to address the City's
housing needs are implemented through a series of housing programs. The
Housing Element program strategy consists of both programs currently in use in
the City and additional programs to provide the opportunity to adequately
address the City's housing needs. The following section provides a brief
description of each program, five year quantified objectives, funding source,
responsible agency and implementation time frame.
Shared Housing
Many seniors who prefer to live independently resort to institutionalized living
arrangements because of security problems, loneliness, or an inability to live
entirely independently. Seniors in Rolling Hills have access to two nearby shared
housing programs - South Bay Senior Services in Torrance and Anderson Senior
Center in San Pedro - which assist seniors in locating roommates to share
existing housing in the community. These programs make roommate matches
between seniors based on telephone requests. South Bay Senior Services
frequently receives calls from seniors in Rolling Hills in search of other seniors
to rent guest cottages or second units attached to the main residence, and has
located roommates for several of the City's elderly homeowners. The City can
more actively market the availability of these shared housing programs by
providing informational brochures at the public counter.
Quantified Objective: Develop informational brochures advertising existing
shared housing programs to increase the number of roommate matches to ten
over the. 1989-1994 period.
Funding Source: City budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: Two Years.
Reverse Mortgage Program
The most substantial asset of most elderly homeowners is their home, which in
Rolling Hills has increased significantly in value with inflation. But while owning
a home in Rolling Hills may provide a rich asset base, the onslaught of
retirement and a fixed income can cause many elderly homeowners to quickly
become income poor. Home maintenance repairs multiply as the home ages,
and with rising costs in home utilities, insurance, and taxes, housing maintenance
often gets deferred.
46
HOUSING ELEMENT
DECEMBER 23, 1991
An alternative option for elderly homeowners is to draw needed income from the
accumulated equity in their homes through a reverse mortgage. A reverse
mortgage is a deferred payment loan or a series of such loans for which a home
is pledged as security. Qualification for the loan is based primarily on property
value rather than income, allowing the elderly homeowner on a fixed income to
receive a loan for which he or she would not otherwise qualify. Most reverse
mortgage programs permit homeowners to borrow up to 80 percent of the
assessed value of their property, to receive needed principal of up to 25 percent
of the loan, and then to receive monthly annuity payments for the life of the
loan.
Reverse mortgages may offer a viable financing alternative to many of Rolling
Hills' elderly homeowners. The City can help to inform its senior population as
to the availability of reverse mortgages by providing educational brochures, as
well as referral services, to those seniors interested in pursuing a reverse
mortgage. Based on available information, the following companies and lending
institutions are known to offer reverse mortgage loans in the Los Angeles area.
1. Security Pacific National Bank, City of Downey (213) 869-1056,
2. Capital Holding 1-(800)-431-8100,
3. Providential Home Income Plan (714) 793-2309,
4. American Homestead 1-(800)-233-4762.
Quantified Objective: Provide informational brochures at the public counter, and
offer referral services to seniors interested in pursuing a reverse mortgage.
Funding Source: None necessary.
Responsible Agency: City Planning Department.
Implementation Time Frame: Two years.
Congregate Housing for Seniors
Based on the infeasibility of senior housing development in Rolling Hills due to
land costs and environmental constraints, the City contributes its annual
allotment of CDBG funds to the City of Lomita to be used expressly for the
construction of housing for lower income seniors. The City's contributions have
facilitated the construction of two low income/senior housing projects and will go
towards the purchase of land for a third senior housing facility. As this housing
is located outside the City of Rolling Hills' jurisdiction, under State law it cannot
47
HOUSING ELEMENT
DECEMBER 23, 1991
be counted towards the City's regional share of housing needs. Nonetheless, this
housing provides congregate housing opportunities for Rolling Hills' senior citizen
households, and thereby addresses a special housing need in the City. Rolling
Hills will continue to contribute its CDBG funding to nearby jurisdictions to
facilitate the development of congregate housing for seniors.
Quantified Objective: Increase the available supply of congregate housing units
for seniors.
Funding Source: U.S. Dept. of Housing and Urban Development/Los Angeles
County Community Development Commission
Responsible Agency: City Planning Department
Implementation Time Frame: Ongoing
Assessment Fee Program
To encourage the availability of low income housing, the City will actively
encourage and assist the Rolling Hills Community Association to develop a
program to reduce, eliminate or defer the Association's assessment fees for low
and moderate income households. Even though Rolling Hills residents with low
reported incomes likely have high wealth reserves, these households may have
difficulty making their assessment payments.
Quantified Objective: Develop program to .help residents having difficulty
making assessment payments.
Funding Source: City Budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: Three Years.
Code and CC&R Enforcement
One factor contributing to the high levels of maintenance of Rolling Hills homes
and neighborhoods is the cooperative work of the Rolling Hills Community
Association and the City. The Architectural and the Landscape committees of
the Association continuously monitor the City to ensure compliance with CC&Rs
and relevant City codes and regulations. In the event that a violation of City
codes or regulations is discovered, the City works with the Association to cure
the violation.
HOUSING ELEMENT
48 DECEMBER 23, 1991
Quantified Objective: Continue code enforcement efforts.
Funding Source: City Budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: Ongoing.
Facilitate New Construction
The City will continue to work with and assist housing developers and builders to
enable new housing to be built in the City. The unique geographic and
infrastructure constraints in the City require high levels of cooperation between
City staff and developers and builders. Continued cooperation will facilitate the
construction new housing to allow the City to meet its total regional share
allotment of new housing.
Quantified Objective: The development of Rolling Hill's regional share of 40
housing units as established by SCAG in January, 1989.
Funding Source: City Budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: 1989-1994.
Facilitate Repair and Remodeling Activities
Landslide damage has, and may continue to necessitate repair work on damaged
homes in the City. In addition, many homeowners have instigated extensive home
remodeling which has lead to significant increasesin the value and quality of
existing housing stock. Both repair and remodeling activities are expected to
continue. City staff has been active in facilitating the permitting process for
remodeling and repair work and will continue to provide this assistance.
Quantified Objective: Assist all applicants for remodeling repair permits.
Funding Source: City Budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: Ongoing.
49
HOUSING ELEMENT
DECEMBER 23, 1991
Density Bonus Program
Pursuant to State density bonus law (section 565915-65918 of the Government
Code), if a developer allocates at least 20% of the units in a housing project to
lower income households, 10% for very low income households, or at least 50%
for "qualifying residents" (62 years of age or older, or 55 years of age or older in
a senior citizen housing project)_, the City must either: a)grant a density bonus
of 25%, along with one additional regulatory concession to ensure that the
housing development will be produced at a reduced cost, or b) provide other
incentives of equivalent financial value based upon the land cost per dwelling
unit.
Should the City receive a development application for a low income density
bonus project which otherwise complies with zoning and CC&R restrictions, the
City will approve the density bonus as a mechanism of providing affordable
housing.
Quantified Objective: Grant bonuses on all qualified projects.
Funding Source: City Budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: Ongoing.
Ground Instability
Continue to explore possible solutions to ground instability problems. The City
has had to impose a moratorium on development in certain areas because of
landslide risks. The City is currently analyzing this problem to determine ways to
eliminate these risks. One solution being implemented is continued analysis of
conditions in the City.
Quantified Objective: Continue to work with geotechnical consultants to
establish construction regulations and to explore other potential solutions to
problem.
Responsible Agency: City Planning Department and City Manager's Office.
Implementation Time Frame: Ongoing.
Funding Source: City Budgets.
50
HOUSING ELEMENT
DECEMBER 23, 1991
Neighborhood Sponsored Sewer Districts.
Promote and facilitate the development of homeowner sponsored sewer districts.
Financial constraints currently prohibit the development of a public sewer system
in Rolling Hills. Costs for sewer services through the County's system are
prohibitively expensive, due to both the great distance to the County sewer lines,
and the distance between homes, and beyond the City's financial means to
subsidize. Requiring all homeowners to bear such a significant cost could create
hardships for homeowners and would increase the cost of housing in the City.
The City is in the process of coordinating with a group of five homeowners to
develop a sewer district that will be hooked up to the County system. This
proposed sewer district is located in John's Canyon on the City's western
periphery, rendering it more feasible than other locations in the .City at a greater
distance from County sewer lines.
Quantified Objective: Complete development of district.
Responsible Agency: City Planning and City Manager's Office.
Implementation Time Frame: Two years.
Funding Source: City Budgets.
Housing Repair and Temporary Shelter on Landslide Sites
The City will continue to allow the repair of damaged structures and remedial
grading in landslide areas. The use of temporary mobile homes on landslide'
sites will also continue to be permitted. (Mobile homes are permitted in all the
City's residential zones.)
Quantified Objective: Assist all persons qualified.
Responsible Agency: City Planning Department.
Implementation Time. Frame: Ongoing.
Funding Source: City Budgets.
Fair Housing Program
As a participating City in the Urban County Community Development Block
Grant Program, Rolling Hills cooperates with the Fair Housing Congress of
Southern California through the Long Beach Fair Housing Foundation to enforce
fair housing laws. As a means of increasing public awareness of legal rights
51
HOUSING ELEMENT
DECEMBER 23, 1991
under fair housing laws, the City will advertise services offered by the Fair
Housing Foundation, including housing discrimination response, landlord -tenant
relations, housing information and counseling, and community education
programs
Quantified Objective: Provide informational brochures at the public counter and
local library, and place periodic advertisements in the local newspaper.
Funding Source: CDBG, City budgets.
Responsible Agency: City Planning Department.
Implementation Time Frame: One Year.
Summary of Five -Year Program Goals
Number of Units to be Constructed: 40 single-family units
Number of Units to be Rehabilitated: 0 rehabilitation need
Number of Units to be Conserved: 683 single-family housing units
HOUSING ELEMENT
52 0 DECEMBER 23, 1991
APPENDIX A
Federal and State Housing Programs
and Their Applicability in Rolling Hills
FEDERAL AND STATE HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
hogoLn C9mments
FEDERAL PROGRAMS
Section 8 Existing
Section 8 Moderate Rehabilitation
Section 8 New Construction
Section 202
Section 106(b) - Seed Money Loans
Community Development Block Grant
(CDBG)
Provides rent subsidies to low-income renters. This
source cannot be used in Rolling Hills because rents
on housing in the City far exceed maximum rent
levels required for participation in the program.
Provides for payment contracts on units needing
substantial rehabilitation. This source is
inapplicable in Rolling Hills because no housing in
the City has been identified as in need of
rehabilitation.
Provides funding for the construction of housing
affordable to lower -income persons. High land costs
and legal and environmental constraints preclude the
development of projects in Rolling Hills that would
be eligible for such funding.
Provides funding for senior housing. High land
costs and legal and environmental constraints make
the development of projects that would be eligible for
such funding infeasible in Rolling Hills.
Provides interest free loans to non-profit housing
sponsors for preconstruction costs. Currently used
only in connection with Section 202 above.
Provides funding for a wide range of community
development activities. Rolling Hills maximizes its
use of these funds by using them to help fund senior
housing in areas where land is less expensive than in
the Cary, thereby allowing more people to be helped
through limited funds.
A-1
FEDERAL AND STATE HOUSING PROGRAMS
(continued)
Program
STATE PROGRAMS
SB 99 -Redevelopment Construction Loans
California Housing Finance Agency
(CHFA) -Direct Lending
Comments
Authorizes issuance of bonds by redevelopment
agencies. Rolling Hills does not have a
redevelopment agency. or any areas which could be
defined as blighted.
Provides loans to housing sponsors for construction
or rehabilitation of housing projects containing over
five units. Program could be applied for by Rolling
Hills developers but projects of the five unit
minimum can not be built in the City because of
legal and environmental constraints.
California Housing Finance Agency (CHFA) Provides financing for rehabilitation and purchase of
Home Ownership and Home Improvement housing by low and moderate income persons for
(HOHI) Program housing in areas that are in need of rehabilitation.
= Absence of housing in need of rehabilitation
precludes use in Rolling Hills.
California Self -Help Housing Program
Mobile Home Park Assistance
Emergency Shelter
Special User Housing Rehabilitation
Provides grants and loans to assist low and
moderate income families build and rehabilitate their
own homes. High land costs and home values make
use of this program in Rolling Hills unlikely.
Provides financial and technical assistance to mobile
home park residents. No mobile homes exist in
Rolling Hills.
Provides grants for homeless shelters. No
population in need of homeless shelter exists in
Rolling Hills.
Program targeted towards substandard housing. No
substandard housing exists in Rolling Hills.
A-2
FEDERAL AND STATE HOUSING PROGRAMS
(continued)
Program Comments
Predevelopment Loans
Senior Citizen Shared Housing
Rental Housing Construction
Provides predevelopment loans for low income
housing projects. This source could be used by
nonprofit developers in the City. However. high land
costs. and environmental and legal constraints
render infeasible the development of eligible projects
in the City.
Provides grants to assist seniors to ford shared
housing arrangements. Rolling Hills provides this
service using local funds.
Provides cash grants for the construction of housing
developments containing at least five units with 30
percent of the units affordable to lower income
households. Environmental and legal constraints on
the development of multi -family housing in the City
render this inapplicable.
Deferred Payment Rehabilitation Loans Provides loans for the rehabilitation of low and
moderate income housing. Not applicable in Rolling
Hills because of absence of targeted housing.
Marks Foran Rehabilitation Loans Allows revenue bonds for housing rehabilitation.
The City does not have housing in need of
rehabilitation.
AB 1151 -Density Bonuses Requires local governments to offer density bonuses
or other incentives in exchange for the development
of low income housing. The City has not adopted its
own density bonus program but will follow state
requirements on a case -by -case basis.
AB 655 -Multi -Family Revenue Bonds
Allows for participation in a County -wide bond
program for low income multi -family housing. Legal
and environmental constraints on multi -family
housing in Rolling Hills would make it very difficult
to build housing meeting the rent requirements of
this program.
A-3
FEDERAL AND STATE HOUSING PROGRAMS
(continued)
hogram Comments
Single -Family Mortgage Revenue Bonds
Redevelopment -Tax Increment Financing
Allows for the issuance of bonds for below market
loans for low and moderate income homebuyers.
The high costs of homes in the City make them
unaffordable to persons targeted in this program.
Allows local agencies to keep increases in taxes for
redevelopment areas. This is inapplicable to Rolling
Hills because there are no blighted areas which
could qualify for redevelopment.
A-4
APPENDIX B
Second Unit Ordinance
15.40.030--15.44.020
D. The geological report prepared by the independent
registered geologist shall recommend corrective action which
is designed to prevent the displacement or slippage of the
land. (Ord. 178 §2, 1980) .
15.40.030 Corrective action required when. As a condi-
tion to the issuance of a permit by the City Engineer of the
City, the corrective action or procedures recommended in the
geological report shall be incorporated in the proposed con-
struction or grading for which the permit has been applied.
(Ord. 178 §3, 1980) .
15.40.040 Assessment of costs. All expenses incurred.
by the applicant in complying with the provisions of this
chapter shall be paid for by the applicant and shall be in
addition to all other charges or fees levied, assessed or
charged by the City in connection with the issuance of a
building or grading permit. (Ord. 178 §4, 1980).
Chapter 15.44
SECOND UNITS ON SINGLE-FAMILY LOTS
Sections:
15.44.010
15.44.020
15.44.030
Prohibition.
Findings.
Limitation on
housing opportunities.
15.44.010 Prohibition. Second units on single-family
lots are prohibited within the City for the reasons set
forth in Section 15.44.020. For the purposes of this Chapter,
"second unit" means a detached or attached dwelling unit
which provides complete, independent living facilities for
one or more persons including permanent provisions for living,
sleeping, cooking, and sanitation, on the same parcel as is.
situated the primary residential structure. (Ord. 198 §1
(part) , 1983) .
15.44.020 Findings. The following findings specify the
adverse impacts on the public health, safety and welfare that
would result from allowing second units on single-family lots
and which justify their preclusion within the City:
A. Lack of Sewers. The City has no sanitary sewer
system and sewage effluent is disposed of into cesspools and
leach lines which enter the earth strata and percolate into
the soil. By authorizing second units in the City, the
amount of sewage effluent entering the ground, currently
189-1 (Rolling Hills 8/83)
15.44.020
60,133,750 gallons a year, could double. This increase
would add to an already existing problem of the effluent
water entering the ground and decreasing the shearing
strength of the predominant clay soil along slippage surfaces.
The strength of clay decreases as its absorbed water content
increases, resulting in movement and instability. The author-
ization of second units would lower the margin of safety by
contributing to a decrease in geologic stability. The current
method of sewering the City is predicated on one -acre and
two -acre sized lots and limited density, which places an
acceptable level of risk on the amount of effluent entering
the earth strata in the City.
B. Geologic Setting. In the City numerous active
landslides greatly diminish development potential and call
for caution in increasing densities. Reference is made to
the Landslide Map following page 86 of the Seismic/Safety
Element of the Rolling Hills General Plan. The risk of
landslide is affected by development of the land, in that,
as is noted in the Seismic/Safety Element, areas shown as
probable landslides are "unacceptable risks" and development
upon slide masses add to the total weight of the system,
thereby increasing driving forces of the land. The addition
of second units in the City would compound the problem by
increasing development and exposure to levels of risks beyond
•acceptable standards as described on page 90 of the Rolling
Hills Seismic/Safety Element.
.C. Rural Design and Community Roadway Character. The
City has no public streets and all roadways have controlled
access. The roadways are rural and narrow (twenty to twenty-
four feet of paving), with no curbs, gutters or sidewalks.
In many instances equestrian paths are directly adjacent to
the roadway paving. This design is predicated on a rural
density of one to two acres per unit. The current capacity
and design of the entirely private roadways, riding rings
and trails cannot withstand increased densities. Roadways
in the City are generally long and narrow with lengthy cul-
de-sacs (one way in and out). This standard is acceptable
only because of the low rural density, and the authorization
of two units on lots would demand a change in the roadway
design of the City. There is no funding available for such
an endeavor and to proceed with two units on lots without
additional access would compromise traffic safety as well
as the fire protection needs of the City.
D. Fire Flow Requirements. The introduction of second
units would change the infrastructure requirements on water
pressure in the City beyond the current requirements of
one thousand two hundred fifty g.p.m. According to the
Seismic/Safety Element of the General Plan, water pressure
to fight fires would change to one thousand seven hundred
fifty g.p.m., and the spacing requirement for fire hydrants
189-2 (Rolling Hills 8/83)
15.44.030
would become three hundred thirty feet, rather than the current
five hundred feet. The fire -fighting capability of the City
would be compromised if proper pressure could not be met.
The City has no funds available to revamp the system that
was planned and installed for single-family residential lots
in a hillside area. (Ord. 198 §1(part), 1983)-
15.44.030 Limitation on housing opportunities. A. The
City of Rolling Hills acknowledges that the preclusion of second
units in Rolling Hills City may limit housing opportunities of
the region. This limitation is justified, however, by the
unusual circumstances described in Section 15.44.020.
B. Moreover, the City of Rolling Hills has participa-
ted in regional housing programs and has contributed its
funds for housing projects to the city of Lomita, a neighbor-
ing municipality. In adopting the Housing Element of the
General Plan in 1981, Rolling Hills accepted a share of the
regional housing allocation model and established the
documented constraints on housing potential in the City.
The Housing Element established that Rolling Hills would
work fully with all jurisdictions in insuring that housing
needs of the region are met. Given the relatively small
number of single-family residences located within the City,
this preclusion will not significantly affect housing•oppor-
tunities in the region. (Ord. 198 §1(part), 1983).
189-3 (Rolling Hills 8/83)
Agenda Item No.: 3-e
Mtg. Date: 11/22/99
DATE: NOVEMBER 22, 1999
TO: HONORABLE MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
SUBJECT: 1999 REPORT ON THE IMPLEMENTATION OF THE GENERAL PLAN
BACKGROUND
This report is prepared pursuant to Government Code Section 65400 as the City's
planning agency annual report to the City Council, the Office of Planning and Research,
and the Department of Housing and Community Development.
This report describes the status of the City's efforts to implement policies and
implementation measures contained in the General Plan since its adoption in 1990
through mid -1999 and identifies additional efforts planned in the future to further
implement the policies set forth in the General Plan. On -going actions and programs
outlined in the report continue to be implemented through day-to-day operations
within the City. The following is an update on these efforts as well as a report on other
significant accomplishments that have occurred over the past year.
A. Implementation of Regional Housing Needs Allocation.
Historically, the City has provided its Community Development Block Grant (CDBG)
funds for regional housing needs. Between FY 1980-81 and FY 1994-95, the City of
Rolling Hills allocated $159,465 in CDBG funds to the City of Lomita for acquisition of
property for low-income senior citizen housing unit construction. Since 1995, the City
of Lomita has not chosen to request Rolling Hills' available CDBG funds.
The City is constrained by the fact that all territory in the City is subject to long-
standing CC&Rs adopted prior to the incorporation of the City that strictly limit the
type and density of development in the City. Those CC&Rs are administered and
enforced by the Rolling Hills Community Association, a separate legal entity.
Printed on Recycled Paper.
In an effort to utilize the City's available CDBG funds locally, the City is in the process
of concluding an agreement with the City of Rancho Palos Verdes (RPV) to contribute,
without reimbursement, $38,400 in available CDBG funds to the City of Rancho Palos
Verdes to share in the cost of a Home Improvement Program, begun in 1998, for eligible
low and moderate income residents of detached single family dwellings. That program
provides grants and zero percent deferred loans to correct hazardous structural
conditions, make improvements considered necessary to eliminate blight, improve
handicapped access, and correct building and health code violations.
The RPV Home Improvement Program is in the general interest of the City of Rolling
Hills as it supports regional and local housing element objectives relating to low income
housing needs.
B. Housing Development in City
The City continues to work with and assist housing developers and builders to enable
new and/or replacement housing to be built in the City. The unique geographic and
infrastructure constraints in the City require high levels of cooperation between City
staff, developers and builders. Continued cooperation will facilitate the construction of
new housing to allow the City to meet its total regional share allotment of new housing.
In January, 1989, the Southern California Association of Governments (SCAG)
established 40 housing units as Rolling Hills' regional share for 1989-1994. In that time
period, 15 new housing units were constructed, 5 of which were additional units.
Currently, SCAG has established 60 housing units as Rolling Hills' regional share for
2000-2005.
Efforts to promote and facilitate the development of homeowner sponsored sewer
districts were successful in that the City coordinated with homeowners to develop a
sewer district with 5 homeowners in the Johns Canyon area on the City's western
periphery that was connected to the County system. When feasible, the City continues
to promote and facilitate additional homeowner connections to the County system
although properties in the City are located at great distances from County sewer lines as
well as from one another, and beyond the City's financial means to subsidize.
CONCLUSION
A full update of the City's General Plan is not recommended at this time. A state -
mandated Housing Element update is expected to be completed by June, 2000. The City
will continue to develop in accordance with the vision for the City that was formulated
in 1990 with the adoption of the General Plan.
RECOMMENDATION
It is recommended that the City Council approve this staff report as presented for
forwarding to the Office of Planning and Research and the Department of Housing and
Community Development.
CITY OF ROLLING HILLS
1999 ANNUAL REPORT
PAGE 2
Cuy WIZ/tinyJ//
.11
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
August 15, 2000
Ms. Joann Lombardo
Comprehensive Planning Services
2916 Clay Street
Newport Beach, CA 92659
SUBJECT: AWARD OF BID FOR THE `2000 HOUSING ,ELEMENT UPDATE AND
1 -GENERAL PLAN ANNUAL REPORT FOR THE CITY OF ROLLING
'HILLSI
Dear Ms. Lombardo:
At the City Council meeting held Monday, August 14, 2000, the Council took action to
award the 2000 Housing'Element Update and General Plan Annual'Report for the City
of Rolling Hills to Comprehensive Planning Services in :an :amount not to exceed
$19,770.
Upon receipt of the following documents [within ten (10) workingdays], the City will be
ready for you to proceed with the project:
1. One (1) signed copy of the attached Professional Services Agreement. We will
return a fully executed copy for your files.
2. One (1) copy of a Certificate of Insurance as stated in Section 10 of the
Agreement naming the City of Rolling Hills, its officers, agents, and employees
as additional insureds.
Please contact me at your earliest convenience so that we can set a date and time to sit
down and discuss scheduling and specific aspects of this job. We look forward to
working with you. Do not hesitate to call me if you have any questions at (310) 377-
1521.
Lola Ungar
Planning Director
®Printed on Recycled Paper.
PROFESSIONAL SERVICES AGREEMENT
HOUSING ELEMENT UPDATE
This Agreement is effective as of the 14th day of August, 2000, by and
between the City of Rolling Hills, a municipal corporation (hereinafter referred to as
"CITY") and Comprehensive Planning Services (hereinafter referred to as
"CONSULTANT").
1. RECITALS
A. CITY desires to retain CONSULTANT to prepare CITY'S year 2000
Housing Element Update and General Plan Annual Report;
B. CONSULTANT is well qualified by reason of education and
experience to perform such services; and
C. CONSULTANT is willing to render such professional services as
hereinafter defined.
. Now, therefore, for and in consideration of the mutual covenantsand
conditions herein contained, CITY hereby engages CONSULTANT and CONSULTANT
• .agrees to perform the services set forth in this Agreement.
2. SCOPE OF SERVICES
CONSULTANT shall prepare CITY'S year 2000 Housing Element Update
and General Annual Report in accordance with its proposal dated June 27, 2000, which
is incorporated herein by reference and attached hereto as Exhibit A.
3. AGREEMENTS
3.1 Agreements of CONSULTANT: CONSULTANT agrees as follows:
3.1.1 CONSULTANT shall perform the services included in the Scope of
Services. The product submitted to the City by CONSULTANT
shall comply with all applicable State laws and regulations and
with the standards of care of CONSULTANT'S profession.
3.1.2 CONSULTANT represents that it possesses the professional and
technical personnel required to perform the services required
under this Agreement. Joann Lombardo shall be assigned to, and
shall have direct responsibility for management of the project. No
change shall be made in key personnel without the prior written
approval of CITY.
621130-1 -1-
•
3.1.3 CONSULTANT may at its sole cost and expense secure such other
persons as, in the opinion of CONSULTANT, are needed to comply
with the terms of the Agreement. If such persons are retained by
CONSULTANT, such persons shall be fully qualified to perform
the services for which CONSULTANT retains them.
CONSULTANT shall not retain the services of any other person to
perform the services required under this Agreement without the
prior written consent of the Planning Director of CITY.
3.1.4 CONSULTANT shall commence performance of the services
identified in the Scope of Services upon execution of this
Agreement and shall perform in accordance with the schedule
attached hereto as Exhibit B and incorporated herein by reference.
3.1.5 CONSULTANT shall provide oral and written reports on the
progress of the work required under this Agreement from time to
time as requested by CITY.
3.1.6 Invoices for services shall be submitted by CONSULTANT in
accordance with the payment schedule contained in Section 3.2.
3.2 .Agreements of CITY:
3.2.1 CITY agrees to pay CONSULTANT the sum of $19,770.00 for the
performance of the services identified in the Scope of Services.
Payment shall be made in the following manner:
a) Subject to the limitations of paragraph 3.2.1 (b), CONSULTANT
may issue invoices, on a monthly basis or less frequently, for
services rendered and expenses incurred. Payments to
CONSULTANT shall be made within forty-five (45) days of receipt
of the invoice by CITY. Invoices shall specify the fee by task, the
percent of the work completed by task, the allowable total billing
by task, the total amount invoiced to date by task and in total, and
the amount due under the invoice.
b) CONSULTANT shall not invoice, and shall not be entitled to
payment of, more than ninety percent (90%) of the total amount
budgeted for a particular task as set forth in Exhibit 1 prior to
completion to the satisfaction of the CITY of all services identified
in the Scope of Services for that task.
3.2.2 Additional Services: Payments for any services requested by CITY
not included in the Scope of Services shall be made to
CONSULTANT by CITY on a time -and -materials basis using
CONSULTANT'S Standard Fee Schedule. CONSULTANT shall be
entitled to increase the fees in this fee schedule at such time as it
621130-1 -2-
increases its fees for its clients generally; however, in no event shall
CONSULTANT be entitled to increase fees for services rendered
before the thirtieth (30th) day after CONSULTANT notifies CITY in
writing of an increase in that fee schedule. Fees for such additional
services shall be paid within forty-five (45) days of the date
CONSULTANT issues an invoice to CITY for such services.
4. OWNERSHIP OF DOCUMENTS
All documents, data, studies, surveys, drawings, maps, models,
photographs and reports prepared by CONSULTANT under this Agreement shall be
the property of CITY upon payment to CONSULTANT for the services necessary to
produce each such item. Said documents and materials shall be delivered to CITY by
CONSULTANT at the completion of the project or upon termination of this Agreement;
however, CONSULTANT may take and retain such copies of said documents and
materials as desired.
5. TERMINATION
This Agreement may be terminated by either party upon the giving of a
written "Notice of Termination" to the other party at least ten -(10) days prior to the
termination date specified in said notice. In the event this. Agreement is terminated,
CONSULTANT shall be paid for services rendered prior to termination; based upon the
percentage of completion. of CONSULTANT'S work on the date of termination.
6. NOTICES
Any and all notices, demands, invoices, and written communications
between the parties shall be addressed to the parties as follows or at such other address
as either party may specify to the other in a.writing delivered pursuant to this section:
To CITY:
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
Attn.: Lola Ungar
To CONSULTANT:
Comprehensive Planning Services
P.O. Box 15592
Newport Beach, CA 92659
Any such notices, demands, invoices and written communications by mail
shall be conclusively deemed to have been received by the addressee upon personal
621130-1 -3-
delivery or two days after the deposit thereof in the United States Mail, postage prepaid
and properly addressed as noted above.
7. ENTIRE AGREEMENT
This Agreement supersedes any and all other agreements, either oral or in
writing, between the parties with respect to the subject matter herein. Each party to this
Agreement acknowledges that no representations by any party which are not embodied
herein and no other agreement, statement or promise not contained in this Agreement
shall be valid and binding. Any modification of this Agreement will be effective only if
it is in writing signed by the parties. No breach of any provision of this Agreement can
be waived unless in writing. Waiver of any one breach of any provision shall not be
deemed to be a waiver of any other breach of the same or any other provision of this
Agreement.
8. SAVINGS CLAUSE
If any provision of this Agreement is found to be invalid, void or
unenforceable, the remaining provisions shall nevertheless continue in full force and
effect without being impaired or invalidated in any way.
9. ATTORNEY'S FEES
In the event that legal action is necessary to enforce the provisions of the'
Agreement, the parties agree that the prevailing party in said legal action shall be
entitled to recover attorney's fees from the opposing party in any amount determined
by the Court to be reasonable.
10. INSURANCE
CONSULTANT, agrees to maintain in full force and effect during the term
of this Agreement a comprehensive general liability insurance policy with limits in the
amount of $1,000,000.00 which indemnifies the CITY, its officers, agents and employees
from all liability from loss, damage, or injury to persons or property arising from
negligence by CONSULTANT in the performance of these services. Such insurance
shall be primary to any other similar insurance and shall name the City of Rolling Hills,
its officers, agents and employees as additional insureds. The insurance policy shall
contain a provision that prohibits cancellation, modification, or lapse without thirty (30)
days' prior written notice to the CITY. The insurance certificate evidencing such
insurance shall be submitted to the CITY for review and thereafter the CITY shall have
the right to approve or disapprove any insurance procured by CONSULTANT under
the standards of this section.
CONSULTANT shall maintain during the term of this Agreement
automobile liability insurance for any vehicle used in connection with the performance
621130-1 -4-
of services in this agreement with coverage limits of not less than $100,000 per claimant
and $300,000 per incident.
In addition, in the event CONSULTANT. employs employees, it shall
maintain during the term of this Agreement worker's compensation insurance in
accordance with the provisions of Section 3700 of the California Labor Code.
Procurement of insurance by CONSULTANT shall not be construed as a
limitation of CONSULTANT'S liability or as full performance of CONSULTANT'S
duties to indemnify, hold harmless, and defend under section 11 of this Agreement.
11. HOLD HARMLESS
CONSULTANT shall indemnify, hold harmless, and defend CITY, its
officers, agents and employees from and against any and all claims and losses, costs or
expenses for any damage due to death or injury to any person and injury to any
property resulting from any negligent act or omission of CONSULTANT or any of its
officers, employees, servants, agents, or subcontractors in the performance of this
Agreement. Such costs and expenses shall include reasonable attorneys' fees incurred
by counsel of City's choice.
12. PROHIBITION AGAINST TRANSFER OR ASSIGNMENT
CONSULTANT shall not assign, delegate, transfer or hypothecate this
Agreement or any interest therein directly or indirectly by operation of law or otherwise
without the prior written consent of CITY. Any attempt to do so without such consent
shall be null and void and confer no right on any third party.
13. INDEPENDENT CONTRACTOR
CONSULTANT will act hereunder as an independent contractor. This
Agreement shall not and is not intended to constitute CONSULTANT as an agent,
servant, or employee of CITY and shall not and is not intended to create the relationship
of partnership, joint venture or association between CITY and CONSULTANT.
14. INTEREST OF CONSULTANT
CONSULTANT hereby warrants for itself, its employees, and
subcontractors that those persons presently have no interest and shall not obtain any
interest, direct or indirect, which would conflict in any manner with the performance of
the services contemplated by this Agreement. No person having such conflicting
interest shall be employed by or associated with CONSULTANT in connection with this
project. CONSULTANT hereby warrants for itself, its employees, and subcontractors
that no such person shall engage in any conduct which would constitute a conflict of
interest under any CITY ordinance, state law or federal statute. CONSULTANT agrees
621130-1 -5-
that a clause substantially similar to this section shall be incorporated into any
subagreement which CONSULTANT executes in connection with the performance of
this Agreement.
15. COUNTERPART EXECUTION
This Agreement may be executed in counterparts, each of which so
executed shall be deemed an original irrespective of the date of the execution, and said
counterparts shall together constitute one and the same agreement.
CITY OF ROLLING HILLS CONSULTANT
Craig Nealis . Principal
City Manager
Date August 14, 2000 • Date:
Al 1EST:
Marilyn Kern
Deputy City Clerk
621130-1 -6-
EXPRESS
M4/L POST OFFICE TO ADDRESSEE E J 2 5 7 7 9 6 4 0 6 U S
UNITED STATES POSTAL SERVICE TM
ORIGIN (POSTAL USE ONLY)
PO ZIP Code
Day of Delivery
Flat Rate Envelope
❑ Next ❑ Second El
Date In
Mo. Day Year
Time In
❑ AM ❑ PM
Weight
lbs. ozs.
❑ 12 Noon ❑ 3PM
Military
❑ 2nd Day ❑ 3rd Day
Intl Alpha Country Code
Postage
$
Return Receipt Fee
COD Fee
Insurance Fee
No Delivery
❑ Weekend ❑ Holiday
Acceptance Clerk Initials
Total Postage & Fees
TOMER USE ONLY
ID OF PAYMENT:
Express Mal Corporate Acct. No.
Federal Agency Acct. No. or
Postal Service Acct. No.
FROM: (PLEASE PRINT) PHONE ( J I r. ) 377-1523.
SEE REVERSE SIDE FOR
SERVICE GUARANTEE AND
INSURANCE COVERAGE LIMITS
WAIVER OF SIGNATURE {Domestic Only) Additional merchandise insurance Is void if waiver of signature is requested—
! wish delivery to be made without obtaining signature of addressee or addressee's agent (if delivery employee judges
that article can be left in secure location) and I authorize that delivery employee's signature constitutes valid proof of
delivery.
NO DELIVERY ❑ Weekend Holiday
Customer Signature
r 1
Loii3 Ungar, -)1 ;nnin+T W.rcctooi -
t -.,
it 1 I.',nrr Y' 1 i- • ( 'i . ri!177.!
L
J
TO: (PLEASE PRINT)
r
L
PHONE ( 9'tp G50 -321A
1
FL. Joi,111! Ltr . :rdo
CL i.rt► ;i;;-r�;, r�
-291L C?.r--•y f __
• =.; iJ.: iL4 L1. C.-. )2(r;3
J
FOR PICKUP OR TRACKING CALL 1-800-222-1811 www.usps.gov 'EMS
Customer Copy
Label 11-B July 1997
Service Guarantee: Excludes all International shipments. Military shipments delayed due to Customs inspections are also excluded.
If this shipment is mailed at a designated USPS Express Mail facility on or before the specified deposit time for overnight delivery to the addressee, it will be delivered to
the addressee or agent before the guaranteed time the next delivery day. Signature of the addressee, addressee's agent, or delivery employee is required upon delivery.
If it is not delivered by the guaranteed time and the mailer files a claim for a refund, the USPS will refund the postage, unless: 1.) delivery was attempted but could not
be made, 2.) this shipment was delayed by strike or work stoppage, or 3) detention was made for a law enforcement purpose.
Consult your local Express Mail directory for noon and 3:00 PM delivery areas and for information on international and military Express Mail services. See the Domestic
Mail Manual for details. Express Mail International mailings are not covered by this service agreement.
Insurance Coverage: Insurance is provided only in accordance with postal regulations in the Domestic Mail Manual (DMM) and for international shipments, the
International Mail Manual (IMM). The DMM and IMM set forth the specific types of losses that are covered, the limitations on coverage, terms of insurance, conditions of
payment, and adjudication procedures. Copies of the DMM and IMM are available for inspection at any post office. If copies are not available and information on
Express Mail insurance is requested, contact postmaster prior to mailing. The DMM and the IMM consist of federal regulations, and USPS personnel are NOT authorized
to change or waive these regulations or grant exceptions. Limitations prescribed in the DMM and IMM provide, in part, that:
O The contents of Express Mail shipments defined by postal indemnity regulations as merchandise are insured against loss, damage, or rifling. Coverage up to $500
per shipment is included at no additional charge. Additional merchandise insurance up to $5,000 per shipment may be purchased for an additional fee; however,
additional merchandise insurance is void if waiver of the addressee's signature is requested.
O Items defined by postal regulations as "negotiable items" (instruments that can be converted to cash without resort to forgery), currency, or bullion are insured u
a maximum of $15 per shipment.
O For international Express Mail shipments, insurance coverage may vary by country and may not be available to some countries. Indemnity is not paid for items
containing coins, banknotes, currency notes (paper money); securities of any kind payable to the bearer; traveler's checks, platinum, gold, and silver (manufactured
or not); precious stones, jewelry; and other valuable or prohibited articles.
O Items defined by postal indemnity regulations as nonnegotiable documents are insured against loss, damage, or rifling up to $500 per shipment for document
reconstruction, subject to additional limitations for multiple pieces lost or damaged in a single catastrophic occurrence. Document reconstruction insurance
provides reimbursement for the reasonable costs incurred in reconstructing duplicates of nonnegotiable documents mailed. Document reconstruction insurance
coverage above $500 per shipment is NOT available, and attempts to purchase additional document reconstruction insurance coverage are void.
0 No coverage is provided for consequential losses due to loss, damage, or delay of Express Mail.
COVERAGE, TERMS, AND LIMITATIONS ARE SUBJECT TO CHANGE. Consult Domestic Mail Manual and International Mail Manual for additional limitations and terms of coverage.
Claims: Original customer receipt of the Express Mail label must be presented when filing an indemnity claim and/or for a postage refund.
1. All claims for delay, loss, damage, or rifling must be made within 90 days of the date of mailing; for international, call 1-800-222-1811.
2. Claim forms may be obtained and filed at any post office.
3. To file a claim for damage, the article, container, and packaging must be presented to the USPS for inspection. To file a claim for loss of contents, the container and
packaging must be presented to the USPS for inspection. DO NOT REMAIL.
City opeolliny
INCORPORATED JANUARY 24, 1957
1N0..2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
August 15, 2000
Mr. Donald A. Cotton, AICP
Senior Principal
Cotton/Beland/Associates •
747 East Green Street, Suite 300
Pasadena, CA 911.01
Dear Mr. Cotton:
Members of the Rolling Hills City Council took formal action to,award the.2000.Housing .
.Element Update and -General Plan Annual Report for the .City -.to Comprehensive
Planning Services, Newport Beach, CA. The contractor. was=chosen.to complete the
process following proposal review by staff and the City Attorney and. -background
reference checks of the contractors.
Unfortunately, your firm was not selected to complete this work.
We thank you for your efforts and appreciate your taking the time to submit a proposal
for the project. Thank you again for your participation.
Sincerely,
Lola Ungar
Planning Director
Pririted on Recycled Paper.
C1i a/ eo ll..F Jllf,
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
August 15, 2000
Mr. Anders J. Hauge, Vice President
Mr. Jeffrey M. Goldman, AICP, Principal Planner
Parsons Harland Bartholomew & Associates, Inc.
2233 Watt Avenue, Suite 330
Sacramento, CA 95825
Dear Mr. Hauge and Mr. Goldman:
Members of the Rolling Hills City Council took formal action to award the 2000 Housing
Element Update and General Plan Annual Report .for .the City -to Comprehensive
Planning Services, Newport Beach, CA. The contractor was chosen to complete the
process following proposal review by staff and the Citw?Attorney and background
reference checks of the contractors.
Unfortunately, your firm was not selected to complete this work.
We thank you for your efforts and appreciate your taking the time to submit a proposal
for the project. Thank you again for your participation.
Sincerely,
Lola Ungar
Planning Director
®Printed on Recycled Paper.
edy opeoffiny
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
August 15, 2000
Mr. Corrie Kates, President
Foothill Project Management
117-1/2 28' Street
Newport Beach, CA 92663
Dear Mr. Kates:
Members of the Rolling Hills City Council took formal action to award the 2000 Housing
Element Update and General Plan Annual Report: for. the City to Comprehensive
Planning.; Services, Newport Beach, CA. The. contractor.' was chosen to complete the..
process following .proposal review by staff and the .City ,Attorney and background
reference:checks of the contractors.
Unfortunately, your firm was not selected to complete this work.
We thank you for your efforts and appreciate your taking the time to submit a proposal
for the project. Thank you again for your participation.
Sincerely,
jee.„,)
Lola Ungar
Planning Director
e3
Printed on Recycled Paper.
DATE:
TO:
ATTN:
FROM:
SUBJECT:
C1y �eo!l..9
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377.7288
E-mail: cityofrh@aol.com
Agenda Item No.: 8.A.
Mtg. Date: 8/14/2000
AUGUST 14, 2000
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
LOLA M. UNGAR, PLANNING DIRECTOR
CONSIDERATION OF AWARD OF BID FOR A 2000 HOUSING
ELEMENT UPDATE AND GENERAL PLAN ANNUAL REPORT. FOR
THE CITY OF ROLLING.HILLS.
BACKGROUND
On January 24, 2000, staff was authorized by the City Council to solicit requests for
proposals (RFP) for a 2000 Housing Element Update and General Plan Annual
Report for the City of Rolling Hills as required by State law. A copy of the staff report
that was considered by the City Council is attached for your information. But, the
City received only one bid for the project. The City's previous contractor and many
other contractors indicated that they declined to bid because of their heavywork
schedules that could not accommodate the City's short deadlines.
On March 13, 2000, the Council continued the item to allow staff time to rebid the
project and revise the deadline dates.
BIDS RECEIVED
Following re -advertisement of the RFP, four proposals were submitted to the City by
the established deadline of June 30, 2000. Ms. Joann Lombardo of Comprehensive
Planning Services, Newport Beach, CA, submitted a bid of $19,770. Ms. Lombardo
proposes 8 tasks for completion of the project which are outlined in the attached
proposal.
The other bids were: Foothill Project Management, Newport Beach, CA - $18,950,
Parsons Harland Bartholomew & Associates, Sacramento, CA - $23,700, and
Cotton/Beland/Associates, Inc., Pasadena, CA - $28,305.
Printed on Recycled Paper.
Comprehensive Planning Services was chosen as the contractor to complete the
process following proposal review by staff and the City Attorney and background
reference checks of the contractors.
We conducted a background reference check concerning Ms. Lombardo. She has
completed similar work with the City of Upland, City of Rancho Cucamonga and
the City of Grand Terrace. All references contacted reported that Ms. Lombardo
satisfactorily completed all aspects of her tasks at the original contract price and that
she is a fine planner who is reliable. Additionally, Ms. Lombardo has the required
insurance required by the City to complete this work.
Ms. Erika Fleming Acting City Attorney and Planning Director Ungar interviewed
Ms. Lombardo of Comprehensive Planning Services and found her to be very
familiar with the project. It was clear that Ms. Lombardo had researched. the
requirements for the project and had submitted a complete proposal to complete the
project.
FISCAL IMPACT
A total of $20,000 is included. in the FY 2000-2001 budget for this. project.
RECOMMENDATION
It is recommended that members of the City Council award the 2000 Housing
Element Update and General Plan Annual Report to Comprehensive Planning
Services in an amount not to exceed $19,770.
PAGE 2
DATE:
TO:
ATTN:
FROM:
SUBJECT:
ell, leolliny
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mait cityofrh@aol.com
Agenda Item No.: 8.A.
Mtg. Date: 1/24/2000
JANUARY 24, 2000
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
LOLA M. UNGAR, PLANNING DIRECTOR
CONSIDERATION OF A REQUEST FOR PROPOSALS FOR A
HOUSING ELEMENT . UPDATE IN THE YEAR 2000 AND GENERAL
PLAN ANNUAL REPORT FOR THE CITY OF ROLLING HILLS.
BACKGROUND
According to state law, the Housing Element of the General Plan must be updated
every, five years and the General Plan must be reviewed annually. The City's
Housing Element was last updated in December, 1991 and has not been reexamined
due to postponements in State funding of the Housing Element mandate. In
keeping with state requirements for cities to complete their Housing Element by
June, 2000, staff has prepared the attached Request for Proposal for these items. An
allocation of $20,000 has been set aside in the 1999-2000 Budget for this project.
Since this is an update of an adopted element, the achievements of the existing
Housing Element must be evaluated. Existing policies and programs will be revised
and augmented as appropriate to meet current and projected housing needs in the
City.
HOUSING ELEMENT GOALS
The goal in revising the City's Housing Element is to develop a comprehensive
housing program which addresses the identified needs of Rolling Hills' present and
future residents, including affordability, availability, and adequacy of the City's
housing stock. Criteria to be used in developing the City's housing program shall
include: (1) satisfaction of State law, (2) acceptabilityto the local community and
decision -making bodies, and (3) feasibility given staff and budgetary constraints. The
challenge in developing the City's Housing Element is to produce an analysis of
I*
Printed on Recycled Paper.
existing conditions, needs, and constraints for land use planning and which will
illuminate the workings of the local housing market and provide a basis for policy
and program development.
During preparation of the City's existing Housing Element that was adopted by the
City Council in December, 1991, Cotton-Beland Associates worked in conjunction
with the City Attorney's Office to develop a legally defensible approach to the
Housing Element based on documentation of a variety of constraints to developing
multi -family housing: CC&Rs imposed by the Rolling Hills Community
Association (RHCA); geologic and topographic constraints; and lack of a sanitary
sewer system. Our approach to the Rolling Hills housing element update and
General Plan Annual Report assumes that the City Council continues to endorse
this policy direction. We have included as an option • a study session with the
Council and Planning Commission should the City wish to pursue other policy
alternatives to achieve Housing & Community Development (HCD) compliance.
RECOMMENDATION
It is recommended that the City Council approve the attached Request for Proposal
for the Housing Element update and General Plan Annual Report.
CONSIDER RFP FOR 2000 HOUSING ELEMENT UPDATE
AND GENERAL PLAN ANNUAL REPORT
PAGE 2
(f
Proposal for
2000 Housing Element Update &
General Plan Annual Report
City of Rolling Hills
June 27, 2000
Submitted by:
r
Comprehensive Planning Services
Joann Lombardo
P.O. Box 15592
Newport Beach, California 92659
Tel: 949-650-3206 Fax: 949-548-6981
e-mail: joann@jalcps.com
Comprehensive Planning Services
June 27, 2000
Lola Ungar
Planning Director
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
Re: 2000HOUSING ELEMENT UPDATEAND GENERAL PLANANNUAL
REPORT - Request for Proposals
Dear Ms. Ungar:
Thank you for the_opportunity to respond to your request for proposals. I'm very
interested in working with the City of Rolling Hills to prepare the 2000 Housing -
Element Update and General Plan Annual Report.
Enclosed are fifteen (15) :copies of. my proposal. The proposal presents a
suggested scope . of work, including schedule and costs estimate, and
qualifications and references.
Please don't hesitate to call me if you have any questions.
Yours truly,
Ocy 1 -O'"
‘,ore -Z,
Joann Lombardo
attachments
PO Box 15592 Newport Beach, California 92659 Voice: 949/650-3206 Facsimile: 949/ 548-6981
2110 Housing Element Update & General Plan Annual Report
City of Rolling Hills
Table of Contents
Scope of Work
• Project Approach
• Scope of Work
Cost Estimate & Schedule
• Cost Estimate
• Estimated Schedule
Qualifications
• Statement of Services
• Specific Housing Experience
• Fee Schedule
• Resume
• References
2000 Housing Element Update & General Plan Annual Report
City of Rolling Ht71s
SCOPE OF WORK
PROJECT APPROACH
Observations Regarding City of Rolling Hills Housing Element Update:
The City of Rolling Hills faces a unique challenge in its efforts to update its Housing
Element and satisfy the requirements of its current Regional Homing ing Needs Allocation
(RHNA). Efforts to obtain State Housing and Community Development • (HCD)
certification are obviously constrained by the City's topography, limited infrastructure,
minimum lot size and CC&R restrictions. The Update will need to present a clear picture of
these constraints and emphasize the City's efforts to reach out to adjacent communities to
satisfy its regional affordable housing needs.
Liaison with HCD Staffi
•• HCD staff has a good deal of latitude in deciding whether or not to certify a city's Housing
Element It is helpful to contact the assigned HCD staff person early on in the Housing
Element Update process and to establish a positive relationship. Often, certification of a
Housing Element will depend on whether the HCD staff person believes the community is
making an earnest effort to provide opportunities for affordable housing and to comply with
state Housing Element law.
Consultant Role in Process:
The Consultant's role through the Housing Element Process is to serve as an adjunct to
staff. The Consultant will provide the technical resources to help the City understand its
housing needs and requirements, and to recommend strategies for meeting those needs. City
staff will be responsible for reviewing the information provided by the Consultant and
deciding which strategies are appropriate for the community. Joann Lombardo, principal of
Comprehensive Planning Services, will be the project manager and primary author for the
Update.
SCOPE OF WORK 1 of 5
SCOPE OF WORK
The following Scope of Work outlines a general framework to prepare the Housing Element
Update and General Plan Annual Report for Rolling Hills. Working closing with staff, the
consultant will compile and assess relevant documentation, develop housing assessments and
housing program strategies; communicate with HCD staff; coordinate with SCAG as
necessary; and prepare and process the Update and Annual Report through the City
Planning Commission, Council and HCD.
Task 1. RESEARCH, DATA COLLECTION AND INTERPRETATION:
Collect Data. The Consultant will work with City staff to compile data. Such data would
include, but not be limited to: 1990 Census data for demographic profiles; 2000 Department
of Finance housing data; Rolling Hills General Plan and the current Rolling Hills Housing
Element; City residential building permit records by year; City residential build -out
projections; City base maps; CDBG program activity summaries; development fees including
City, School District, and Homeowners Association and Special Districts (if any);
development costs.
Review Existing Information. The Consultant will work with City staff to perform a
comprehensive review and evaluation of existing data and information needed to prepare the
Housing Element Update. Such material will be reviewed to determine its relevancy to the
project objectives, as. well as to determine the need for additional data collection. The
Consultant will work with staff to collect such additional data as may be needed.
HCD Preliminary Contact. Consultant/staff will contact HCD staff assigned to Rolling
Hills to keep HCD apprised of anticipated schedule for Housing Element Update.
Task 1 Deliverables:
■ Initial Data Collection report identifying data collected and additional informational
needs. (5 copies, 1 reproducible copy).
• Meetings: 2 meetings with staff.
Task 2: HOUSING ASSESSMENT
Prepare Community Profile. The Consultant will summarize demographic and housing
information compiled in Task 1, in tables and text presenting a Community Profile for
Rolling Hills.
Prepare An Available Housing Sites Map. The existing City Housing Element map of
available housing sites will be updated based on information compiled in Task 1.
Evaluate Existing Housing Element The Consultant will review and evaluate the progress in
implementing the adopted housing programs and meeting identified goals of the current
housing element This review will include an analysis of the effectiveness and
appropriateness of the goals, policies, and objectives in contributing to the attainment of the
SCOPE OF WORK 2 of 5
state housing goal. Based on this review, the Consultant will make recommendations to
identify necessary changes in current programs and development of new programs to meet
the housing needs.
HCD Preliminary Discussions. At this point, the Consultant/staff will contact HCD staff to
update him/her on the status of the City Housing Element and any potential areas of
concern in the Draft Element.
Task 2 Deliverables:
■ Housing Assessment Report containing text and tables of Community Profile,
housing site map, evaluation of existing Housing Element progress, and
recommended housing strategies for the Housing Element Update. (5 copies, 1
reproducible copy.)
• Meetings: 1 meeting with staff.
Task 3: PREPARATION OF DRAFT HOUSING ELEMENT DOCUMENT
Preparation of the Draft Housing Element The Draft document will incorporate the
Housing Assessment information, Task 2. The Update will comply with all applicable state
provisions regarding the content, methodology, and processing of Housing Element
updates. A preliminary draft will be distributed to staff for review.. Following staff review
• and comment, the Consultant will prepare a draft Housing Element Update for public
review.
Preparation of the Draft Housing Element Executive Summary. The Consultant will prepare
a Draft Executive .Summary that will summri,e the primary components of the Housing
Element Update. The Executive Summary will be "community -friendly", employing
graphics and an easy -to -read format
HCD Review. The Consultant/staff will contact HCD staff to update him/her on the status
of the City Housing Element and any potential areas of concern in the Draft Element
Task 3 Deliverables:
• Preliminary Draft Document (5 copies, 1 reproducible copy).
• Draft Housing Element and Executive Summary, including all appendices, reports,
etc (15 copies, 1 reproducible copy).
■ Meetings: 1 meeting with staff.
Task 4: PREPARATION OF 2000 GENERAL PLAN ANNUAL REPORT
Preparation of the Annual Report. The Consultant will prepare a preliminary Draft Annual
Report will be prepared in compliance with California Government Code Section 65400 for
staff review. Following staff review and comment, the Consultant will prepare a Draft
Annual Report
SCOPE OF WORK 3 of 5
Task 4 Deliverables:
• Preliminary Draft Annual Report (5 copies, 1 reproducible copy)
• Final Draft Annual Report (15 copies, 1 reproducible copy)
Task 5: PUBLIC WORKSHOP/MEETING
Public Review of Draft Housing Element and Annual Report Documents. The Consultant
will be available to assist in the preparation of presentation materials, and the presentation of
the Draft Documents at a public meeting/workshop.
Task 5 Deliverables:
• Meetings: 1 public meeting/workshop
• Distribution of Draft documents and legal noticing of meeting to be handled by City
staff.
Task 6: ENVIRONMENTAL ASSESSMENT
Preparation of Initial Study and Environmental Assessment. The Consultant will prepare an
Initial Study and Environmental Assessment evaluating the potential environmental impacts
of the proposed Housing Element Update. It is anticipated that a Negative Declaration will
be the appropriate environmental certification.' It : is recommended that • any identified
mitigations be incorporated into the Housing Element Update and that a Negative
Declaration be processed.
Task 6 Deliverables:
Initial Study and Environmental Assessment/ Negative Declaration (25 copies, 1
reproducible copy)
Distribution of Notice of Intent to Adopt a Negative Declaration and legal noticing
to be handled by City staff.
Task 7: PREPARATION OF FINAL DOCUMENTS
Revisions to Document. The Consultant will incorporate all changes based on comments
received through the public review process into a Final Draft Housing Element Update and
Annual Report. The Housing Element Executive Summary will also be revised as needed.
HCD Review. The Consultant/staff will contact HCD staff to update him/her on the status
of the City Housing Element and any potential areas of concern in the Draft Element. The
City will distribute the Final. Draft Element to HCD for their review. A draft cover letter to
HCD will be provided by the Consultant.
Document Revisions for Compliance with State HCD. The Consultant will work with the
City to make necessary changes to the document as a result of the State's review.
SCOPE OF WORK 4 of 5
Task 7 Deliverables:
■ Final Draft Documents (25 copies, 1 reproducible copy).
■ Meetings: 1 meeting with staff.
Task 8: PLAN APPROVALS
Public Hearings. The Consultant will be available to assist in the preparation of presentation
materials, and the presentation of the Draft Documents at two public hearings. It is
anticipated that there will be one public hearing before the Planning Commission and one
before the City Council.
Preparation of Final Environmental Documents. Following City Council's review and
approval of the Negative Declaration for Housing Element Update, the Consultant will
prepare the Notice of Determination (NOD). City staff will be responsible for filing the
NOD and de minimus with the County.
Document Revisions to Incorporate Comments from Public Hearing Process. The
Consultant will work with staff to make necessary final changes to the documents as a result
of the public hearing review. It is anticipated that any changes will be minor or editorial in
nature so as not to trigger a new round of HCD reviews. A draft cover letter to HCD will be
provided by the Consultant City staff will be responsible for final distribution of adopted
Housing Element 'to HCD.
Task 8 Deliverables:
■ . Notice of Determination. (1 reproducible copy)
• Final Housing Element and Annual Report Documents (25 copies, 1 reproducible,
and one digital copy)
• Final Executive Summary (100 copies, 1 reproducible, and one digital copy)
• Meetings: 2 public hearings, 1 meeting with staff
SCOPE OF WORK 5 of 5
2000 Housing Element Update & General Plan Annual Report
City of Rolling Hills
COST ESTIMATE & SCHEDULE
COST ESTIMATE
The following cost estimate is based on the level of effort anticipated to successfully
complete the requested scope of work.
• Tasks .
Labor Hours
Total Costs
Direct Costs
Total Costs
1. RESEARCH, DATA
COLLECTION
40
$ 3,200
. .
$ 3,200
2. HOUSING ASSESSMENT
44
$. 3,520 •*
. $ 75
$ 3,595
3. - DRAFT. HOUSING '
ELEMENT
48
. $ 3,840.
. $ 55 .
$ 3,895
4. DRAFT ANNUAL REPORT
8
$ 640
$ 640
5. .PUBLIC WORKSHOP
12
$ 960
$ 45.
$ 1,005
6.. ENVIRONMENTAL
ASSESSMENT
12
$ 960
$ 45
$ 1,005
.
7. FINAL DOCUMENTS
44
$ 3,520
$ 100
$ 3,620
8. PLAN APPROVALS
32
$ 2,560
$ 250
$ 2,810
Total
• 240
$ 19,200
$ 570
$ 19,770
COST ESTIMATE & SCHEDULE
1 of 2
ESTIMATED SCHEDULE
Assembly Bill AB 1744, leglistation that will extend the deadline for adoption of Housing
Element Update from June 30, 2000 to December 30, 2000, is expected to be adopted by
June 30t. This Project schedule endeavors to meet the expected December 30, 2000
deadline. However this schedule is contingent on SCAG adopting a final set of RHNA
numbers by September 2000, as currently planned. It also is contingent on an expedient
review (45 days) of the Draft Horsing Element by HCD.
If for any reason these time parameters cannot be met, the following schedule which
proposes to have a draft Housing Element prepared by October 2000 would allow us to
comply with the intent of Housing Element law. According to HCD Lead Housing Analyst,
Cam Cleary, the courts have viewed preparation of.a draft Housing Element as a good faith
effort to comply with Housing Element law time requirements.
Task
Estimated Task k Start
Date
Estimated Task
Completion Date .
1. RESEARCH, DATA COLLECTION
August 1, 2000
August 15, 2000
2. . HOUSING ASSESSMENT
August 15, 2000
September 5, 2000
3.. DRAFT HOUSING ELEMENT
September 5, 2000
October 10; 2000 ..
4. DRAFT ANNUAL REPORT
September 19, 2000
October 3, 2000
5. PUBLIC WORKSHOP
October 17, 2000
(approximate date)
October 17,. 2000..
(approximate date)
6..: ENVIRONMENTAL ASSESSMENT
October 10, 2000
October 17, 2000
7. FINAL DOCUMENTS
October 24, 2000
October 24, 2000
8. PLAN APPROVALS
December 5 2000
December 26 2000
COST ESTIMATE & SCHEDULE 2 of 2
Comprehensive Planning Services
Comprehensive Planning Services is a planning and environmental consulting firm. It is a sole
proprietorship, managed and operated by its principal, Joann Lombardo.
Representative Services:
Planning Studies: Advanced planning assistance in both the review and preparation
of General Plans, Housing Elements, Specific Plans, Master Plans, Land Use Plans,
Zoning Ordinances and Site Planning Studies. Current planning services including.
Variances, Conditional Use Permits, Precise Plans of Design, Development Agreements,
Tract/Parcel Maps, Use Determinations, Parking Waivers and other applications.
Environmental Assessments: Environmental planning assistance, both in the
review and preparation, of Initial Studies, Mitigated Negative Declarations/Negative
Declarations; Environmental Impact Reports, Environmental. Impact . Statements,
Mitigation Monitoring Programs, Findings of Facts and Statement of Overriding
Considerations.
Representative Projects
Planning.
City of Chino Hills Housing Element
City of Chino Hills Development Code Update
City of Ontario Housing Element Update Technical Assistance
Grand Terrace General Plan Circulation and Housing Elements
Chino Hills On -Call Development Case Processing
La Verne On -Call Development Case Processing
Los Alamitos Contract Community Development Services
Grand Terrace Community Development Department Contract Services
Moreno Valley Engineering Department Contract Planning
La Verne Foothill Boulevard Specific Plan Amendment
Yucaipa Redevelopment Agency Uptown District Specific Plan
Cypress Redevelopment Agency Lincoln Avenue Specific Plan
Upland Circulation Element Update to the General Plan
Chula Vista General Plan Amendment
East Orange Development Plan and General Plan Amendment
Palmdale Industrial Trade Center Specific Plan
Joint City of Irvine General Plan Open Space Study
Turner Broadcasting Company Site Selection Analyses
Upland Foothill Boulevard Vision Plan
r.}
South Corona Development and Community Facilities Plan
Anaheim Disneyland Area Specific Plan
Irvine On -Call Development Processing Services
Brea Development Processing Services
Taiwan Model Airport Land Use Compatibility Zoning Ordinance
Rancho Cucamonga Retail Center Parking Study
OCTA Model Shared Parking Ordinance
Environmental Assessments:
City of Westminster Infrastructure Revitalization Plan EIR
City of Chino Hills Walnut Glen Revised EIR
City of Half Moon Bay Downtown Community Plan EIR
City of Riverside Arlington Center Redevelopment Plan Amendment EIR
City of Riverside Magnolia Center Redevelopment Plan EIR
Riverside County Eagle Mountain Redevelopment Plan EIR
Riverside County El Cerrito Redevelopment Plan Amendment EIR
Riverside County Homeland Redevelopment Plan Amendment EIR
Riverside County Thousand Palms Redevelopment Plan EIR
Riverside County Homeland Redevelopment Plan Amendment EIR
Riverside. County Jurupa Valley Redevelopment Plan EIR
City of La.Verne General Plan Update EIR
City of La Verne Environmental Processing Guidelines
Old Town Lompoc Redevelopment Plan Amendment No..1 EIR
West Anaheim Commercial Corridors Redevelopment. Plan EIR
Town of Apple Valley. Redevelopment Project Area No. 2 EIR
Ontario Guasti Plaza Specific Plan EIR
County of Orange Prima Descheca Landfill EIR
The Nature Conservancy Cosumnes River Conservation. Master Plan
Grand Terrace Mobile Source Air Emission Reduction Program
County of Orange Theo Lacy Jail Expansion EIR
Eastern Transportation Corridor EIR/EIS
Metropolitan Water District Inland Feeder EIR/EIS
Hemet Valley Specific Plan EIR
The Register Santa Ana Corporate Facilities EIR
Chula Vista General Plan EIR
Grand Terrace General Plan Update Environmental Assessment
Upland General Plan Update Environmental Assessment
San Miguel Land Reclamation Study
OCTA Transportation Corridors Growth Inducement Assessment Guidelines
QUALIFICATIONS 2 of 6
Recent Specific Housing Study Project Experience:
Joann Lombardo was the project manager and primary author of each of the following housing
related projects:
Client Agency Project Name and Description
City of Ontario Housing Element Update Technical Assistance: Objective of this effort is to
assist staff with the technical components of the City's Housing Element
update for the new planning period. This project is on -going.
City of Chino Housing Element Update: Objective of this effort is to update the City's
Hills ; Housing Element for the new planning period. This project is on -going.
City of Grand SCAG RHNA 99: Objective of the effort is to ensure RHNA projections
Terrace reflect City existing and expected housing conditions.
City. of Moreno. SCAG RHNA 99: Objective of the effort was to ensure RHNA projections
Valley . reflect City existing and expected housing conditions.
City of La Verne SCAG RHNA 99: Objective. of the effort was to ensure RHNA projections
reflect City existing and expected housing conditions.
City of Grand Housing Element and Initial Study/Negative Declaration for planning period
Terrace 1989-1999: Objective" of .the Housing Element Update was to develop;
strategies for utilizing redevelopment housing set -aside funding and gain State
HCD certification.
City of Los Alamitos
City of Orange
City of Chula Vista
Horsing Element Update: Objective was to update housing supply and need
data for 1995-1999 period and ready Element for next set of RHNA
projections..
East Orange General Plan Amendment Housing Element and EIR: Objective
of study was to update the housing element to consider the addition of up to
1,200 new housing units.
East Valley General Plan Amendment Housing Element and EIR Objective
of study was to update the housing element to consider the addition of up to
2,600 new housing units.
QUALIFICATIONS 3 of 6
05/01/00 MON 22:32 FAX 310 377 7288
,CITY OF ROLLING HILLS 0001
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2688175
City ./ iam S JUL
INCORPORATED JANUARY 24, 1957
FAX COVER SHEET
DATE: -Oi? - Q I
TO: cwt: ..
Er P 1 ._s o . .
FAX::Sit) /
NO.2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX (910) 377-7288
E -mull cltyohh®aol.com
TIME SENT:__J ; ,3e' a.
FROM:
OPERATOR:
REMARKS:
Ms. Elinor Aurthur
716 Machado Drive
Venice, CA 90291
Ms. Joann Lombardo
Comprehensive Planning Services
P. O. Box 15592
Newport Beach, CA 92659
Mr. Karl Mohr
Crawford, Multari Clark & Mohr
641 Higuera Street, Suite 302
San Luis Obispo, CA 93401
Mr. Corrie D. Kates, President
Foothill Project Management &
Urban Design Center
P. O. Box 4403
Costa Mesa 92626-4403
Mr. Eric Ruby, Principal
HDR Urban Vision
1 City Boulevard West, Suite 900
Orange, CA 92868 •
Mr. Larry N. Lawrence, AICP
Lawrence Associates
32092 Via Carlos
San Juan Capistrano, CA 92675
Ms. Vivian J. Spann
Marketing Coordinator
PinnacleOne
515 S. Flower Street, Suite 3510
Los Angeles, CA 90071
Mr. Albert V. Warot, Vice President
Willdan Associates
13191 Crossroads Parkway North
Suite 405
Industry, CA 91746-3497
Michael Brandman Associates
15901 Red Hill Avenue, Suite 200
Tustin, CA 92780
Mr. Jeffrey M. Goldman, AICP
Senior Consultant
Connerly & Associates, Inc.
2215 - 21st Street
Sacramento, CA 95818
Dyett & Bhatia Regional Planners
70 Zoe Street
San Francisco, CA 94107
Ms. April Hawkins
Hawkins/Mark-Tell
P. O. Box 7940
Citrus Heights, CA 95621-7940
Ms. Virginia Killmond
Regional Manager
Integrated Marketing Systems
945 Hornblend Street, Suite G
San Diego, CA 92109
Mr. Louis N. Lightfoot, AICP
The Lightfoot Planning Group
702 Civic Center Drive
Oceanside, CA 92054
Smothers & Associates
1235 N. Harbor Blvd., Suite 101
Fullerton; CA 92832
Ms. Bobbi Herdes
David Evans and Associates, Inc.
7676 Hazard Center Dr., Suite 880
San Diego, CA 92108
Ms. Veronica Tam
Cotton / Beland / Associates
747 East Green Street, Suite 300
Pasadena, CA 91101
Mr. Rhett Beavers, ASLA
EIP Assoicates
11601 Wilshire Blvd., Suite 1440
Los Angeles, CA 90025
Mr. Frank B. Wein, AICP
Office Manager, Principal Planner
Harland Bartholomew & Assoc., Inc.
100 West Walnut Street
Pasadena, CA 91124
Kaplan, McLaughlin, Diaz
222 Vallejo Street
San Francisco, CA 94111
Mr. Daniel Iacofano, AICP
Moore, Iacofaho, Goltsman, Inc.
800 Hearst Avenue
Berkeley, CA 94710
Mr. Michael J. Wagner
Michael J. Wagner & Associates, Inc.
431 Pebble Beach Place
Fullerton, CA 92835
Housing Element
4-19-00
Revised Request
I
. ilri/ 16d/ ri4i
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04/25/00 TUE 03:57 FAX 310.377 7288
CITY OF ROLLING HILLS a 001
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City legi„v j�� INCORPORATED JANUARY 24, 1957
FAX COVER SHEET
1414
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SUBJECT: le4Pfi
NO- 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
1310) 377.1621
FAX (310) 377-7288
E-ma11 oityolM@GoLcom
TIME SENT: _
FROM: 441494
OPERATOR: „�
REMARKS:
04/25/00 12:49PM;jetFaz #884;Page
858 490 4318;
IMS
latt 2-s too
Amy: C Of- (I�ti�tr, 441 (ls
Attic I&tr
Ink •io- 5-11--P/5
l am requesting the status of the project(s) listed below. I only need the awarded consultant's name and the city
and state of their location. If the project is pending or canceled, please state that in the space provided.
'ou may fax this information back to me at (858) 490-8811 or e-mail to ims@imsinfo.com. Thank you very much.
Sincerely,
Lon I eague, Administrative manager
VAS PIN
® Nelda No.
Propet Nan
Awl to:
City, State
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IMS is pleased to assist your agency in releasing free of charge to you, any advance notice RFP or projects that would
4/ encourage the best qualified consultants to respond to your needs. Please call me at (858) 490-8815 for any assistance
in these matters.
GENERAL PLAN CONSULTANTS — Mailing List
CONSULTANT
Applied Geodetics
2940 E. La Palma, Suite A
Anaheim, CA 92806
G. A. "Bud" Larkin, VP — Applied GeoDetics
(714) 632-5425
(714) 632-5466 FAX
Joyce Parker-Bozylinski, AICP
Planning Consultant
P. O. Box 1348
Thousand Oaks, CA 91358
Chambers Group, Inc.
17671 Cowan Avenue, #100 Engineering, and Scientific Consulting;
Irvine, CA 92614 General Plan, Biological Assessments
Sherman U. Smith, Executive Vice President
EXPERTISE
GIS Mapping Services, Zoning, Master Plan
Field Inventories Pavement Markings, Signs,
Waste Water, Sewer, Storm Water
DATE RECEIVED
01-11-00 ✓
S7'b General Plan, Planning Consultant Y'44'`v? V01-24-00 t---'
Recommended by City Attorney Mike Jenkins
Cgiirvine@aol.com
(949) 261-5414
(949) 261-8950
J Comprehensive Planning Services
P. O. Box 15592
Newport Beach, CA 92659
Joann Lombardo
(949) 650-3206
(949) 647-0193 FAX
7 Connerly & Associates, Inc.
2215 - 21st Street
Sacramento, CA 95818
Mr. Jeffrey M. Goldman, AICP
Senior Consultant
(916) 456-4784
(916) 456-7672 FAX
JCotton/Beland/Associates
747 East Green Street, Suite 300
Pasadena, CA 91101
Mr. Donald Cotton
Mr. Dale Beland
(626) 304-0102
(626) 304-0402 FAX
JCrawford, Multari Clark & Mohr
641 Higuera Street, Suite 302
San Luis Obispo, CA ' 93401
Mr. Karl Mohr
(805) 541-2622
(805) 541-5512 FAX
Environmental, Planning, Environmental
Contract planning services to municipal
agencies. Advanced & Current planning,
Socioeconomic studies & environmental
assessments. General Plan.
Housing Element
O
Housing Elements, Environmental Impact Reports,
Historic Preservations & Surveys, Feasibility Studies,
Urban & Environmental Planning Consultants
Planning; Architecture; Public Policy
07-16-99 -1/
05-99 1�
C) 02-17-98 t/
08-05-99,
D 08-05-99 1/
1
4/6, ter'
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• Environmental
• Planning/Entitlement
• Resource Management
F.
WEE
MICHAEL BLACKWELL
Assistant Planner
6 Jenner, Suite 210 • Irvine, California 92618-3811
(949) 788-4900 ♦. Fax: (949) 788-4901 • (800) 908-EIRS
mblackwell@ultrasystems.com • www.ultrasysteftms.corn
(, -r / 6 r6 D)
Dyett & Bhatia Regional Planners
70 Zoe Street
San Francisco, CA 94107
(415) 957-2950
(415) 543-8957 FAX
EIP Associates
11601 Wilshire Boulevard, Suite 1440
Los Angeles, CA 90025
Mr. Rhett Beavers, ASLA
Senior Planner
(310) 268-8132
(310) 268-8175 FAX
E-mail: eipla@earthlink.net
✓Envicom Corporation `
28328 Agoura Road "
Agoura Hills, CA 91301
Elwood C. Tescher, Vice president
(818) 879-4700
(818) 879-4711 FAX
/Environmental Science Associates, Inc.
4221 Wilshire Boulevard, Suite 480
Los Angeles, CA 90010-3512 1 '
(323) 933-6111
(323) 934-1289 FAX
Urban & Regional Planners
General Plan; Housing Element
Environmental Research. General Plan
Environmental Impact Reports
CI;QA & NEPA Services
J David Evans and Associates, Inc.(I`l Civil Engineering Consultants. Land Use and
800 North Haven Avenue, Suite 300 Master Planning, Environmental Services, GPS
Ontario, CA 91764 and surveying.
Cliff Simental, P. E. Vice President
(909) 481-5750
(909) 481-5757 FAX
Foothill Project Management &
Urban Design Center
117-1/2 - 28th Street
Newport Beach, CA 92660
P. O. Box 4403
Costa Mesa 92626-4403
Corrie D. Kates, President
(714) 434-9228
(800) 651-6277
(1-Assr
Financial Consulting, Redevelopment, Architecture,
Urban Design, Construction Management, EIR,
General Plan, Zoning Administration, Public
Notification Services
0 01-24-00 •
t'01-27-00
08-05-99 —
V08-05-99 b�
01-24-00
It/09-17-99 !/
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/Hawkins/Mark-Tell General Plans, Housing Element 42-02-00'
A P. O. Box 7940
\v Citrus Heights, CA 95621-7940
Ms. April Hawkins
(916) 727-1818
/Harland Bartholomew & Associates, Inc. Housing Element Consultant Services. ✓01-24-00 I/
A Unit of Parsons Infrastructure &
Technology Group, Inc.
Parsons HBA
100 West Walnut Street
Pasadena, CA 91124
Frank B. Wein, AICP - Office Manager, Principal Planner
Jeff Goldman, Principal Planner
(626) 440-2000
(626) 440-2630 FAX
vHDR Urban Vision
1 City Boulevard West, Suite 900
Orange, CA 92868
Eric Ruby; Principal_
(949) 718-1133
(949) 940-8880 FAX
'Integrated Marketing Systems (IMS)
945 Hornblend Street, Suite G
San Diego, CA 92109
Virginia Killmond, Regional Manager
(858) 490-8812
(858) 490-8811 FAX
'Kaplan, McLaughlin, Diaz
222 Vallejo Street
San Francisco, CA 94111
(415) 398-5191
(415) 394-7158 FAX
Lawrence Associates
32092 Via Carlos
San Juan Capistrano, CA 92675
Larry N. Lawrence AICP, Principal
(949) 661'8175
(949) 661-4828 FAX
The Lightfoot Planning G
g
702 Civic Center Drive
Oceanside, CA 92
Louis Lightfoot, AICP
722-1924 '
60) 433-7511 FAX
Urban Planning & Environmental Consulting, ‘/01-24-06.
General Plan
Architectural/Engineering/Environmental Projects !"` "1/10-11-99 1/
General Plan
Planning & Design, General Plan
Land use regulations, specific plans,
housing & contract planning.
Landscape Architecture
Planning - Land Use Studies
Zoning Ordinances, etc.
08-05299 t!
08-10-99 v
01-24-00
3
Moore, Iacofaho, Goltsman, Inc.
/800 Hearst Avenue
Berkeley, CA 94710
Daniel lacofano; AICP
(510) 845-7549
(510) 845-8750 FAX
PinnacleOne
515 S. Flower Street, Suite 3510
Los Angeles, CA 90071
Vivian J. Spann, Marketing Coordinator
(213) 486-9884
(213) 486-9894 FAX
/Takata Associates
600 Fremont Avenue
South Pasadena, CA 91030
Kathleen Takata, Principal
(626) 799-7187
(626) 799-5509 FAX
Ultrasystems Environmental Inc.
6 Jenner, Suite 210
Irvine, CA 92618-3811
Sandi Honer
(949) 788-4900
(949) 788-4901 FAX
E-mail: SlHoner@ultrasystems.com
/ CN a7 rNT6rze- TE
Michael J. Wagner & Associates, Inc.
431 Pebble Beach Place
Fullerton, CA 92835
Michael J. Wagner
(714) 680-5751
Willdan Associates
12900 Crossroads Parkway Sgfith, Suite 200
Industry, CA 91746-3499
Bill Pagett, Vice resident
(562) 908-6 0
(562) 695- 20 FAX
Manuel Gurrola, Senior Planner
(562) 9 8-6218 Fax (562) 695-2120
general plan consultants/mailing list
01-25-00
Planning, Public Policy, Communications D 01-24-00 1/
& Graphic Design, General Plan
Planning, Master Planning, Urban/Regional
Planning
Urban Design, Environmental Planning,
Landscape Architecture
General Plan, Housing Element.
Redevelopment & Financial Consulting;
General Plans, Housing Elements & EIRs;
Project Promotion & Presentation
Engineers & Planners
NPDES assistance
Housing Element Update.
VO2-02-00 ✓
1/38-10-99 V
✓01-27-00 1-7
09-25-98 -
01-24-00 , o
10-22-99
4
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A„-Ait • io!.Dee..
Sent by: IMS
858 490 8811; 04/13/00 4:44PM;jetFax #958;Page 1/1
IMS
INTEGRATED MARKETING SYSTEMS
945 Harnblend Street, Suite G
San Diego, California 92109
(858) 490-8812 I Fax (858) 490-8811
www. imsinfo.com / research@imsinfo_com
Date: y/ Ori
Please deliver the following fax to:
Agency:
Attention:
Fax Number. _520_13_2z:172- g
From: Virginia Kill �� • •___: _=.•'• .. ►� ana• er
Re:
Please accept this as my Letter of Interest to receive the above
RFP package. If it is convenient, please fax it to (858) 490-8811.
Otherwise, please mail it to the above address. Than. I 1 1
Sincerely,
Virginia Killmond,
Regional Manager