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2500 Planning - Methods to Identify Unauthorized Soil Activity - Grading, Importea", Roetia9 gee& INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Mtg. Date: 5/17/11 Agenda Item No.: 9A DATE: MAY 17, 2011 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR SUBJECT: SELECTION OF PLANNING COMMISSION MEMBERS TO A JOINT CITY COUNCIL AND PLANNING COMMISSION AD -HOC COMMITTEE TO DISCUSS OPTIONS FOR ADDRESSING GRADING AND CONSTRUCTION WITHOUT APPROVAL AND WITHOUT PERMITS. ATTACHMENT: CITY COUNCIL STAFF REPORT, MAY 9, 2011 RECOMMENDATION: It is recommended that the Planning Commission select two members to join two members of the City Council to an Ad -Hoc Committee to discuss potential measures to address construction and grading without permits and without staffs approvals. BACKGROUND The attached staff report was presented to the City Council at their May 9, 2011 meeting. After discussion, members of the City Council decided to create an ad -hoc committee with two members of the Planning Commission to explore options for deterring construction and grading in the City without staff's approval and without building/grading permits. This topic was addressed several times in the past and several actions were taken. However, it has been found that unauthorized grading and construction continues within the City. Currently the City implements the following methods to discourage illegal grading, construction/ conversion or "as built" projects: 1. Education: The City prints articles in the bi-monthly City Newsletter about the need to obtain the permission for the construction/ conversion of any structure and grading. • • 2. Planning staff meets with all architects, engineers and developers to inform them of City's requirements and process prior to accepting any application or approving a project. 3. Planning staff inspects properties with the Building Inspector when a "final" inspection is being called for and prior to issuance of "Final Inspection". The Planner reviews the project against the approved plan and the conditions of approval in the Resolution. 4. The City, through the Building Inspector, issues a "Stop Work Order" promptly when illegal work is discovered. The building Official requires that the property owner seek approval from the Planning Department/ Commission. 5. City .staff meets with and subsequently sends a letter to the property owner regarding the need to stop work and the City's requirements when illegal work is discovered. 6. The County Building Official inspects properties during construction. The Building Official normally inspects a property when the contractor "calls" for inspection during critical times of construction, i.e. before pouring foundation or while installing electrical wires. The Inspector randomly inspects properties while driving through the City and immediately informs the contractor and staff when he finds that the construction is out of compliance. 7. In addition to the application fee, a penalty of $1,000 is assessed on illegal projects that require Planning Commission review and approval. CONCLUSION Two members of the City Council, to be selected by Mayor Lay, and two members of the Planning Commission will meet to discuss this issue in the near future. TO: FROM: SUBJECT: • • eav 06 Rolle:, qiet4 INCORPORATED JANUARY 24, 1957 NO. 2. PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 10-C Mtg. Date: 05/09/11 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ANTON DAHLERBRUCH, CITY MANAGER YOLANTA SCHWARTZ, PLANNING DIRECTOR DISCUSSION AND CONSIDERATION OF OPTIONS FOR ADDRESSING CONSTRUCTION AND GRADING WITHOUT PERMITS. DATE: APRIL 13, 2010 RECOMMENDATION It is recommended that the City Council discuss potential measures to address construction and grading without permits and direct staff accordingly. BACKGROUND "Plan review" of construction and grading plans is important to verify that fieldwork to be done is designed according to industry standards and codes. Upon issuing a "permit" after plan review, construction and grading is "inspected" for consistency with approved plans. This entire process is basically intended to verify that construction and grading methods, practices and techniques are safe - not endangering the public; without plan review, permits and inspection, it is not possible to verify fieldwork is done appropriately and properly. In Rolling Hills, there are homes, yards and accessory structures that can't be seen from roadways because lots are large. Code enforcement is conducted by complaint and when the City is made aware of a situation. There are residents who perceive that the approval process for construction and grading activities is long and complicated and also some residents who are adverse to paying planning and permitting fees. With all these factors in mind, it isn't uncommon to find residents, contractors and engineers who engage in construction and grading without City authorization and without permits. While general grading without permits is the most common violation, there - 1 - • • have been instances of new slopes and keyways built without permits, small additions without permits and; most recently, caissons being poured without permits. In instances of construction or grading without permits when the activity affects zoning, the resident and their representatives are required to submit a development application and appear before the Planning Commission (and ultimately, the City Council) for "site plan review" of the "as -built" condition. As part of the application process for Planning Commission review, the resident is assessed a $1,000 penalty (increased from $500 two years ago). The penalty is payable to the City. When the resident or his/her representatives apply to the County Building and Safety Department for an "as -built" building permit, the "permit issuance fee" (separate from the cost of the permit which is based on the valuation of the project) is doubled. The City collects its surcharge on this fee covering the City's cost of administering the permit. The permit issuance fee is an administrative fee of $66.50. The penalty collected by the County for an "as -built" construction is an additional $66.50 so the total fee is $133.00. In severe situations of construction without a permit, the County also reports the contractor (only) to the Contractors State License Board. In some cases, as with the pouring of caissons without permits, site plan review is not necessary. Therefore, there is no City -assessed penalty for the non -permitted work. DISCUSSION When fieldwork takes place without going through the permitting process, 1. Public safety could be compromised, 2. Construction or grading could not be in character with community, 3. Returning the site to its original condition could be difficult, if not impossible and it too may require permits and, 4. City time and resources are necessary to address and resolve the situation.. While there is a $1,000 penalty for site plan review of an as -built condition involving Planning Commission review, there are other options available to the City that may also deter or discourage construction and grading without the City's authorization and permits. The options include: A. Increase $1,000 penalty for projects that require Planning Commission review and approval to, for example, $5,000. B. Create a City penalty on the contractor when a permit is issued by the Building and Safety Department in the amount of, for example, $5,000. C. Coordinate with RHCA for Gate Guards to inform City when construction equipment enters the City and the destination of the equipment. In turn, the City -2- rit • would check its permit records for fieldwork at the address and, if necessary, conduct an inspection of the site. (Note: This process would not prevent a contractor entering the City for permitted work from doing work that was not permitted.) D. Create and maintain a list of contractors and engineers who, during a two-year period, have done work in the City with and without permits. The list would be available at City Hall. (Note: The City may not know or be able to determine sub -contractor doing work if, for example, a permit is issued to an "owner - builder.") E. Continue to publish in the City newsletter a reminder that permits are necessary for any fieldwork and, in future articles, note that per "D" above, that the City is maintaining lists of contractors and engineers working with and without permits and per "C" above, that the City will be checking on equipment entering the City. F. Respond to RHCA "complaints" and "notifications" of illegal or questionable activities on private property. G. Request that the Building and Safety Inspector proactively visit properties where there is reason to believe there is construction activities with no permit. H. Approximately every two -years, send letter to all contractors and engineers advising them of rules and penalties pertaining to construction in the City. I. Stamp all construction and grading plans with wording that conveys that all fieldwork requires a permit and the amount of the penalty if it is found that work was performed without a permit. J. Require and issue business licenses to all contractors and engineers working in City as a means of tracking business activity. It is suggested that the City Council discuss these options and consider any other ideas for potentially expanding the City's control and oversight of construction and grading without permits. FISCAL IMPACT The fiscal impact for "A" through "I" would generally not be significant however, with "G," additional costs" will be assessed to the City. Implementing "J" would have a cost with offsetting revenue. If the City Council is interested in pursuing this option, staff will return with a more detailed explanation and assessment of costs and revenues. -3- • NOTIFICATION The title of this topic of conversation has been listed/posted on the City Council agenda. CONCLUSION Staff requests direction from the City Council and will proceed accordingly. AD Contruction-Grading.doc TO: FROM: SUBJECT: • ea, Reeeetel qieed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA. 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No: 10-C Mtg. Date: 05/09/11 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ANTON DAHLERBRUCH, CITY MANAGER YOLANTA SCHWARTZ, PLANNING DIRECTOR DISCUSSION AND CONSIDERATION OF OPTIONS FOR ADDRESSING CONSTRUCTION AND GRADING WITHOUT PERMITS. DATE: APRIL 13, 2010 RECOMMENDATION It is recommended that the City Council discuss potential measures to address construction and grading without permits and direct staff accordingly. BACKGROUND "Plan review" of construction and grading plans is important to verify that fieldwork to be done is designed according to industry standards and codes. Upon issuing a "permit" after plan review, construction and grading is "inspected" for consistency with approved plans. This entire process is basically intended to verify that construction and grading methods, practices and techniques are safe - not endangering the public; without plan review, permits and inspection, it is not possible to verify fieldwork is done appropriately and properly. In Rolling Hills, there are homes, yards and accessory structures that can't be seen from roadways because lots are large. Code enforcement is conducted by complaint and when the City is made aware of a situation. There are residents who perceive that the approval process for construction and grading activities is long and complicated and also some residents who are adverse to paying planning and permitting fees. With all these factors in mind, it isn't uncommon to find residents, contractors and engineers who engage in construction and grading without City authorization and without permits. While general grading without • -rmits is the most common violation, there s 1 • have been instances of new slopes and keyways built without permits, small additions without permits and; most recently, caissons being poured without permits. In instances of construction or grading without permits when the activity' affects zoning, the resident and their representatives are required to submit a development application and appear before the Planning. Commission (and ultimately, the City Council) for "site plan review" of the "as -built" condition. As part of the application process for Planning Commission review, the resident is assessed a $1,000 penalty (increased from $500 two years ago). The penalty is payable to the City. When the resident or his/her representatives apply to the County Building and Safety Department for an "as -built" building permit, the "permitissuance fee" (separate from the cost of the permit which is based on the valuation of the project). is doubled. The City collects its surcharge on this fee covering the City's cost of administering the permit. The permit issuance fee is an administrative fee of $66.50. The penalty collected by the County for an "as -built" construction is an additional $66.50 so the total fee is $133.00. In severe situations of construction without a permit, the County also reports the contractor (only) to the Contractors State License Board. In some cases, as with the pouring of caissons without permits, site plan review is not necessary. Therefore, there is no City -assessed penalty for the non -permitted work. DISCUSSION When fieldwork takes place without going through the permitting process, 1. Public safety could be compromised, 2. Construction or grading could not be in character with community, 3. Returning the site to its original condition could be difficult, if not impossible and it too may require permits and, 4. City time and resources are necessary to address and resolve the situation. While there is a $1,000 penalty for site plan review of an as -built condition involving Planning Commission review, there are other options available to the City that may also deter or discourage construction and grading without the City's authorization and permits. The options include: A. Increase $1,000 penalty for site plan review to, for example, $5,000. B. Create a City penalty on the contractor when a permit is issued by the Building and Safety Department in the amount of, for example, $5,000. C. Coordinate with RHCA for Gate Guards to inform City when construction equipment enters the City and the destination of the equipment. In turn, the City would check its permit records for fieldwork at the address and, if necessary, • • conduct an inspection of the site. (Note: This process would not prevent a contractor entering the City for permitted work from doing work that was not permitted.) D. Create and maintain a list of contractors and engineers who, during a two-year period, have done work in the City with and without permits. The list would be available at City Hall. (Note: The City may not know or be able to determine sub -contractor doing work if, for example, a permit is issued to an "owner - builder.") E. Continue to publish in the City newsletter a reminder that permits are necessary for any fieldwork and, in future articles, note that per "D" above, that the City is maintaining lists of contractors and engineers working with and without permits and per "C" above, that the City will be checking on equipment entering the City. F. Respond to RHCA "complaints" and "notifications" of illegal or questionable activities on private property. G. Request that the Building and Safety Inspector proactively visit properties where there is reason to believe there is construction activities with no permit. H. Approximately every two -years, send letter to all contractors and engineers advising them of rules and penalties pertaining to construction in the City. I. Stamp all construction and grading plans with wording that conveys that all fieldwork requires a permit and the amount of the penalty if it is found that work was performed without a permit. J. Require and issue business licenses to all contractors and engineers working in City as a means of tracking business activity. It is suggested that the City Council discuss these options and consider any other ideas for potentially expanding the City's control and oversight. of construction and grading without permits. FISCAL IMPACT The fiscal impact for "A" through "I" would generally not be significant however, with "G," additional costs will be assessed to the City. Implementing "J" would have a cost with offsetting revenue. If the City Council is interested in pursuing this option, staff will return with a more detailed explanation and assessment of costs and revenues. NOTIFICATION The title of this topic of conversation has been listed/posted on the City Council agenda. CONCLUSION Staff requests direction from the City Council and will proceed accordingly. AD Con truction-Grading.doc MEMORANDUM TO: Honorable Mayor and City Council FROM: Anton Dahlerbruch, City Manager SUBJECT: Construction and Grading without Permits DATE: April 21, 2011 Purpose This memorandum is to provide the City Council with information and options to address construction and grading performed in the City without permits. It is proposed that this topic be agendized for City Council discussion at an upcoming meeting. Background "Plan review" of construction and grading plans is important to verify that fieldwork to be done is designed . according to industry standards and codes. Upon issuing a "permit" after plan review, construction and grading is "inspected" for consistency with approved plans. This entire process is basically intended to . verify that construction and grading methods; practices and techniques are safe - not endangering the public; without plan review, permits and inspection, it is not possible to verify fieldwork is done appropriately and properly. In Rolling Hills, there are homes and accessory structures that can't be seen from roadways because lots are large. Code enforcement is conducted by complaint, when the City is made aware of a situation and, there are residents whoperceive that the approval process for construction and grading activities is long and complicated. There are also some residents who are adverse to paying planning and permitting fees. With all these factors in mind, it isn't uncommon to find residents, contractors and engineers who engage in construction and grading without City authorization and without permits. While general grading without permits is the most common violation, there have been instances of new slopes and keyways built without permits, small additions without permits and; most recently, caissons being poured without permits. Page 1 of 3 • • In instances of construction or grading without permits when the activity affects zoning, the resident and their representatives are required to submit a development application and appear before the Planning Commission (and ultimately, the City Council) for "site plan review" of the "as -built" condition. As part of the application process for Planning Commission review, the resident is assessed a $1,000 penalty. The penalty is payable to the City. When the resident or his/her representatives apply to the County Building and Safety Department for an "as -built" building permit, the "permit issuance fee" (separate from the cost of the permit which is based on the valuation of the project) is doubled. The City collects its surcharge on this fee covering the City's cost of administering the permit. The permit issuance fee is an administrative fee of $66.50. The penalty collected by the County for an "as -built" construction is an additional $66.50 so the total fee is $133.00. In severe situations of construction without a permit, the County also reports the contractor (only) to the Contractors State License Board. In some cases, as with the pouring of caissons without permits, site plan review is not necessary. Therefore, there is no City -assessed penalty for the non -permitted work. Discussion When fieldwork takes place without going through the permitting process, the following may individually or in combination result: 1. Public safety maybe compromised, 2. Construction or grading may not be in character with community, 3. Returning the site to its original condition can be difficult, if not impossible and it too may require permits and, _4. City time and resources are necessary to address and resolve the situation. While there is a $1,000 penalty for site plan review of an as -built condition involving Planning Commission review, there are other options available to the City to deter or discourage construction and grading without the City's authorization and permits. However, it is not likely any one idea or program will stop construction or grading or alert the City to the construction and grading activities. The options include: A. Increase $1,000 penalty for site plan review to, for example, $5,000. B. Create a City penalty on the contractor when a permit is issued by the Building and Safety Department in the amount of, for example, $5,000. . C. Coordinate with RHCA for Gate Guards to inform City when construction equipment enters the City and the destination of the equipment. In turn, the City would check its permit records for fieldwork at the address and, if necessary, conduct an inspection of the site. (Note: This process would not prevent a contractor entering the City for permitted work from doing work that was not permitted.) Page 2 of 3 • • D. Create and maintain a list of contractors and engineers who, during a two-year period, have done work in the City with and without permits. The list would be available at City Hall. (Note: The City may not know or be able to determine sub- contractor doing work if, for example, a permit is issued to an "owner -builder.") E. Continue to publish in the City newsletter a reminder that permits are necessary for any fieldwork and, in future articles, note that per "D" above, that the City is maintaining lists of contractors and engineers working with and without permits and per "C" above, that the City will be checking on equipment entering the City. F. Respond to RHCA "complaints" and "notifications" of illegal or questionable activities on private property. G. Request that the Building and Safety Inspector proactively visit properties where there is reason to believe there is construction activities with no permit. (Note: This would result in added costs to the City.) H. Approximately every two -years, send letter to all contractors and engineers advising them of rules and penalties pertaining to construction in the City. Stamp all construction and grading plans with wording that conveys that all fieldwork requires a permit and the amount of the penalty if it is found that work was performed without a permit. J. Require and issue business licenses to all contractors and engineers working in City as a means of tracking business activity. Conclusion The options included in this memorandum are for the City Council's consideration. Our intent with implementing one or more of them would be to: • Prevent unsafe construction, • Prevent contractors and/or residents from paying penalties, • Avoid the allocation of City resources in the response to the situation (of the time and effort of the Building and Safety Inspector, Planning Commission and City Council), • Encourage construction consistent with the character of the community, • Discount the perception that asking for forgiveness is easier than permission and, • Challenge the perception that residents may be treated differently in response to their situation. Staff proposes to agendize this matter with this report for an upcoming City Council meeting for discussion and to receive direction. Page 3 of 3 110 4111 City ofieolfing 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.: 3-E Mtg. Date: 04/05/00 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM: CRAIG R. NEALIS, CITY MANAGER SUBJECT: METHODS TO IDENTIFY UNAUTHORIZED SOIL ACTIVITY (GRADING/IMPORT/EXPORT) ON PROPERTIES. DATE: APRIL 5, 2000 BACKGROUND From time —to —time, reports are presented at City Hall that unauthorized soil activity that includes grading and/or that importation or exportation of soil has occurred on a property in City. Generally, staff is alerted to these situations by reports from residents, the Community Association, staff observation or observation of large grading vehicles entering properties where permits and Planning Commission approval have not been granted. Unauthorized soil activity can also include grading beyond the permitted level that has been determined through the Site Plan Review, Variance or Conditional Use Permit (CUP) process. Upon receiving a complaint of alleged unauthorized soil activity, staff inspects the property with the assistance of the Los Angeles County Department of Public Works (Building Inspector). If the inspection uncovers a violation that involves the failure to obtain a grading permit when one would have been required, staff requires that the property owner correct the violation in a specified time period or submit appropriate as -built applications along with an additional administrative fee to the City. If grading is permitted on the property, but the grading has exceeded the limitations of approval, staff determines whether the grading represents is a minor or a major deviation. Minor deviations are permitted to be approved at the staff level, unless otherwise restricted in the Resolution of Approval. Major deviations require modification of Site Plan, Variance or CUP approval which requires an application and a public hearing before the Planning Commission. Public education efforts' to alert residents to the City's grading requirements include articles in the Citywide Newsletter reminding residents to seek approval before they move soil on their property and to report unauthorized soil activity. Other education -1- Prniied Un Recvd,r:d "9ti4� efforts include separate mailers such as the Planning Process Guide and the required grading compliance card to be signed prior to grading activity. It has been suggested that the Planning Commission and the City Council should explore ways to identify unauthorized soil activity. Methods which may discourage unauthorized soil activity may include: ■ Requiring City signature approval to permit large earth moving equipment including dump trucks, tractors, bob -cats, etc. to enter the City. ■ Increased code enforcement patrols. • Requiring independent engineering review following permitted grading activities in order to determine the precise accuracy of the grading plan as it relates to the actual grading that occurred. RECOMMENDATION It is recommended that members of the City Council and the Planning Commission discuss this subject and provide appropriate direction to staff. CRN:mlk granding/import/export.sta -2- JODY MUFOOCK Mayor B. ALLEN LAY Mayor Pro Tem THOMAS F. HEINSHEIMER Councimember FRANK E HILL Coert member ODDFREY PERNELL.. D.D.S. Cocnamember December 6, 1996 • Cii, 0/Rotting JJ.•!!. INCORPORATED JANUARY 24, I9S7 SENT. TO ATTACHED LIST NO.2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (3101377-1521 FAX 1310 377-724$ E-maft cityotrtfaoL.com Sections 15.04.150 through 15.04.180 of the Rolling Hills Municipal Code provide the conditions and authority for the importation or exportation of soil to and from a development site following the commencement of construction. This provision was added to the Rolling Hills Municipal Code in 1991. From time to time, the City receives complaints that importation or exportation of soil may have exceeded the quantity of soil permitted: We have handled these complaints on a case -by -case basis and have worked with the professionals in charge of the developments on these sites. This process has not proved to be completely effective. It has come to our attention that too often the permitted level of importation or exportation is exceeded without the knowledge of the City. It seems that the vast majority of soil exportation occurs on projects where a basement is added to a residential development after approvals have been granted by the Planning Commission. Although the City does not generally regulate basements beyond building safety, the movement of soil to and from properties is a genuine concern to the City. The addition of a basement on a previously balanced cut and fill project may lead to the availability of soil which then may result in the importation of soil to another property in the community. The Site Plan Review Application already contains a question for the applicant to identify whether or not a basement is proposed for a residential development project. prr .. r•) C ,r w. t Page 2 Therefore, in order to maintain the integrity of the process and in fairness to all parties, we are implementing the following changes for consideration of importation or exportation of soil on development projects. Effective immediately, basement soil cuts shall be included in all balanced cut and fill ratios when any application is submitted. Additionally, a separate paragraph will be included in staff reports presented to the Planning Commission identifying whether the applicant has declared that a basement will or will not be a part of the project. For importation or exportation of soil following commencement of construction, effective immediately, written requests will only be considered by the City when they are submitted by a certified civil engineer on engineering company letterhead. The letter must contain the information required under the Municipal Code (attached). When this letter is presented, the County will conduct (1) a pre -soil importation/exportation inspection on all affected properties, (2) inspection during the actual transfer of soil, and (3) a follow-up inspection upon completion of the soil transfer. At that point, a signed letter by the certified civil engineer will be required and must state the quantity of soil that was actually exchanged. Quantity of soil per truck, and number of truck trips information must also be included. Failure to comply with these provisions will result in a stop work order. We understand that from time to time, conditions in the field warrant the importation or exportation of soil. However, when it is anticipated that the export or import exceeds the specifically authorized quantity or S00 cubic yards maximum, it is imperative that City staff be contacted immediately to address the situation. Provisions to seek a Variance exist in the Municipal Code or remedies are available at the staff level to address these situations. Additionally, should the County of Los Angeles require soil importation or exportation to satisfy safety issues, you must contact City staff immediately so that we can become involved in this process as early as possible. Disregard of these provisions cannot be tolerated. Should these provisions be violated, staff will have no choice, but to forward violations to the office of the District Attorney. We appreciate your cooperation and look forward to maintaining the orderly development of properties in this community. We hope to work with you to assist you in completing your paperwork, but ask that accurate information be provided at all stages of the development process. Page 3 Should you wish to discuss any of this further, you are urged to contact this office at your convenience. As always, our City Hall office doors remain open and we are willing to discuss any aspects of this situation that you deem necessary. Thank you for your cooperation. Sincerely, Craig R. Nealis City Manager CRN:mlk soilim portezport.It rs cc: City Council City Attorney Planning Commission RHCA Board of Directors Peggy Minor, RHCA Manager RHCA Architectural Committee Lola Ungar, Principal Planner Lata Thakar, District Engineer Rafael Bernal, Building Inspector Ed Acosta, Building Inspector Mr. George Shaw Edward Cason Beall Associates, AIA & Asscciata 23727 Hawthorne Blvd. Torrance, CA 90505 Mr. Tom Montague Tome) Deveopment, Inc. 4219 Charlemagne Ave. Long Beady, CA 90806 Mr. Ross N. Bolton Bolton Engineering Corporation 2603 Coal Ridge Road Rancho Palos Verdes, CA 90275 Mr. Darryl Dakin Dalcin Cummins Associates 17625 Crenshaw Blvd Torrance, CA 90504 Mr. Doug McHattie South Bay Engineering 304 Tejon Place Palos Verdes Estates, CA 90274 Mr. George Sweeny Architect 3 Malaga Cove Palos Veroes Estates, CA 90274 Mr. Nagy R &Dom Eduard Canna Bea{ Associates, ALN & Asaocisas 23n7 Hawthorn Blvd Tomece, CA 90505 Mr. Andaoey hew= 1%7 Uplamd St. Rancho Pates Verdes, CA Ms. Karin P. Bird Bohan EngineeringCcrporatios 2603 Coral Ridge Road Rancho Palos Verdes, CA 90275 Mr. Criss Gtmdersos Clio Gunderson Architect 1840 S. Bens Are, Ste. 203 Redondo Beady, CA 90040 Mr. Roger North Robinson North Architects 26360 Plaza Del Arno, Ste. 200 Torrance, CA 90501 Mr. Dutch Phillips P.O. Boa 7014 Laguna Niguel, CA 92607 Mr. Thomas Blair Blair and Associalot: 2785 Pacific Coast Highway Torrance, CA 90505 Mr. David Bmiwlz Breihotz Oats Engineering, Inc. 1852 Lomita Blvd Lomita, CA 90717 Mr. Richard Linde Richard Linde & Associates 2200 Amapata Count, Ste. 200 Torrance, CA 90501 Mr. Lamar Robinsoo Robinson North Architects 26360 Plaza Del Amo, Ste. 200 Torrance, CA 90501 1. INTRODUCTION This Guide has been written by the Planning Commission of the City of Rolling Hills to help our residents understand and implement the permit process in our City. Related responsibilities and functions of the City of Rolling Hills ("City") and the Rolling Hilts Community Association ("Community Association"), an independent homeowners association, are noted. Our City, its officials and organizations, are empowered by the California Constitution to uphold all the elements of the City's General Plan. The General Plan is written and updated approximately every ten years by our residents with some elements updated every five years. The City's General Plan takes a strong position on maintaining tfie rural character of this beautiful City. 2. GOVERNMENT ENTITIES AFFECTING LAND DEVELOPMENT IN ROLLING HILLS Califomia State Constitution gives power to cities and counties to enact and enforce anning and land use regulations to protect the public health, safety and welfare of the residents. In 1971, the Legislature enacted statutes which required comprehensive, community -wide land use planning by way of a General Plan to be adopted by each city prior to consideration of zoning and development in that city. Further, all zoning, subdivisions and development permits must be consistent with the cities' general plans. The Rolling Hills General Plan is the constitution for future development within the community and, as such, sits atop the hierarchy of all land use controls. The City's regulation of land development is accomplished by the use of three types of controls: (1) The General Plan through which community goals and development policies are determined; (2) The California Environmental Quality Act (CEQA) through which environmental controls mandate environmental review of both planning and permit controls to assure long term protection of the environment; and (3) Zoning and subdivision entitlements through which individual development projects are considered and approved or disapproved in accordance with the established General Plan and environmental criteria (Ref. 7.1 and 7.2). All property in the City of Rolling Hills is subject to the laws and regulations of two governing entities: THE CITY OF ROLLING HILLS and THE ROLLING HILLS COMMUNITY ASSOCIATION. The duties and obligations of the City and Community ociation are totally separate and distinct. Some of the City's Zoning Code requirements summarized in a document available from the City entitled, "Residential Development Highlights" (Ref. 7.7). 3. THE PLANNING COMMISSION The Planning Commission is an official City body that consists of five residents appointed by the City Council. The Commission may act on all applications for variances, conditional use permits and site plan reviews of new developments. The Commission is advisory to the City Council only for ordinances and subdivisions. The Commission is required to review and approve applications for development projects, variances, and conditional use permits. The Commission is charged with the responsibility of assuring that the proposed use of the land is in compliance with the General Plan (Ref. 7.3) and with the Rolling Hilts Municipal Code (Ref. 7.4), adopted by the City Council. (An independent review is conducted concurrently by the CommunityAssociation Architectural Committee to satisfy deed restrictions, easements and building architecture. These are the province of the Community Association and its Architectural Committee and help to ensure that the original concept of a rural community has been maintained.) The Planning Commission action is reflected in a written resolution either approving or denying the application, which is sent to the City Council as a report item for their meeting agenda. These functions are conducted in compliance with Califomia State Law requiring information on and coordinated review of development project applications. A Planning Commission Application Deadline Schedule is available at City Hall. The Planning Commission meets the 3rd Tuesday of each month at 7:30 P.M. in the Council Chambers at 2 Portuguese Bend Road. 4. HIGHLIGHTS OF THE LAND USE ELEMENT OF THE ROLLING HILLS GENERAL PLAN The Rolling Hills General Plan (Ref. 7.3) provides a long-range plan for future development in the City which is sensitive to existing development patterns. The document represents the desires of the community and is the result of extensive public participation through a citizens' survey, the General Plan Advisory Committee and public hearings. Thus, the public plays an important role in both the preparation and implementation phases of the General Plan. Because the General Plan reflects community goals and objectives, citizens must be involved with issues identification, goals formulation and policy criteria. The General Plan is updated approximately every ten years (Housing Element every five years) under order of the City Council and in compliance with state law. The Rolling Hills General Plan describes our community as follows: • Rural residential community • Low density development • One -to -five acre parcels o Country atmosphere with three -rail fences O One story, ranch style houses O Easement trails • Abundant equestrian facilities • Preservation of native flora and fauna The City's General Plan contains, among others, the following goals: Goal 1: Maintain Rolling Hills' distinctive rural residential character. Goal 2: Accommodate development which is compatible with and complements existing land uses. Goal 3: Accommodate development that is sensitive to natural environment and accounts for environmental hazards. Policy Statements, describing the approach used to implement these goals can be found in Ref. 7.3, pp .15-16. Califomia court decisions have recognized that a city's General Plan sits atop the hierarchy of local government law regulating land use (Ref. 7.1). Consequently, consistency between the General Plan and all other land use plans, policies and programs is required. Zoning ordinances, specific plans and individual project plans must be consistent with the goals, policies and standards in the General Plan. The Planning Commission is guided by the Land Use Element of the General Plan (Ref. 7.3) and to the Municipal Code (Ref. 7.4) which enforces key elements of that Plan. 5. PERMIT PROCESS State law requires every City and County to designate a single administrative entity, usually the planning agency or department, to provide information and coordinate the review of development project applications (Refs. 7.2 and 7.3). The permit process in Rolling Hills, involves the City, the Community Association, and the County, and begins by the applicant submitting a preliminary plot plan for review at the counters of both the City and the CommunityAssociation. With their approval, the plans can then be submitted to the County for Plan Check. The City In an over-the-counter conference, the Planning Director for the City provides feedback on the completeness of the plans and guidance on application requirements. With some exceptions, such as building a stable that does not require a grading permit, an application for Site Plan Review approval is required. An application fee is paid to the City to cover the City's cost of processing the application. Public testimony is taken at a Planning Commission hearing. At the hearing, a field trip is scheduled for the Commission and interested parties to view a silhouette of the proposed project and to take additional public testimony. The Commission then determines findings that are formulated into a resolution for approval or denial of the proposed development project. The resolution is sent to the City Council (Zoning Code Section 17.54.010). The City Council may take jurisdiction of the application or hear an appeal thereto, whereupon, the Planning Commission's decision is stayed until the City Council completes its public hearings. With Site Plan Review approval, the applicant agrees to carry out the conditions of approval. Both the City and the Community Association must approve preliminary plans before a Plan Check may be conducted by the County. Residential Development Highlights is a handout currently given to prospective property development applicants at City Hall (Ref. 7.7). The Community Association The permit process begins by submitting over-the-counter a plot plan and elevations to determine completeness for Architectural Committee review which, using Association Building Regulations (Ref. 7.5), studies and evaluates the layout from the perspective of maintaining the rural character of the community. Deed restrictions and easements are reviewed as well. An Association fee is paid for this Plan Check Application at the start. Following Plan Check approval, a Building Permit fee is paid to cover inspection during key phases of the development. Approval by the City of any plan or particular element of a plan does not constitute approval by the Community Association of that particular element or plan. The permit process and jurisdiction of the City and the Association are separate. Please consult the City, CommunityAssociation, and County on fee structure. Los Angeles County Two sets of a plot plan, elevations and engineering calculations are presented to the Los Angeles County Department of Public Works, Building & Safety Division located at 24320 Narbonne Ave., Lomita, CA. Building officials assess the completeness of your plans at the counter to begin a Plan Check. They request that you complete the form "Application for Building Permit" and pay a Plan Check fee. Be prepared to provide a valuation for the land use improvement being proposed. This valuation is used for assessing additional property taxes for your development improvement. As part of the plan check, the County will complete a four -page "Residential Plan Corrections" list. This corrections list will address such things as, for example, requiring additional structural engineering details, approval of drainage proposed, requiring 24 inch rather than 18 inch deep foundations because of "expansive" soil, etc. Particular attention is paid to engineering aspects of hillside construction. Soils reports are required by the County and the City of Rolling Hills. This may be as simple as a County engineer walk-through, stating that no adverse soil conditions exist, or the County may require that core samples be taken and evaluated. When satisfactory compliance is reached and your plan is approved, a Building Permit is issued. A fee is paid to cover inspections during key phases of development. 6. PRACTICAL POINTS AND TIPS TO FACILITATE YOUR PROJECT ® Work with City and Community Association Officials to meet each entity's own separate requirements. Don't surprise Officials and your neighbors by beginning the project or grading without a permit. ® It may be worth your time to read 'Eleven Practical Tips for Getting Your Project Approved in California," page 13 of the 1994 California Permit Handbook (Ref. 7.2). • Any man-made alterations or changes to the °natural grade" or ground surface in its natural state is considered °grading.° The City of Rolling Hills Building Code requires that a grading permit be obtained from the County when there is to be a cut or fill exceeding 3 feet in depth or 3 feet in height or covering more than 2,000 square feet of the existing ground surface area. A grading permit is not required when there is to be a cut or fill less than 3 feet in depth or less than 3 feet in height that covers less than 2,000 square feet of the existing ground surface. All soil must be balanced on site. No exportation or importation of soil to or from any lot in the City shall be permitted unless approved by the City under certain conditions. o An engineer and architect who have worked in the City or on the Peninsula and understand hillside construction should move the project along more expeditiously than those without that experience or knowledge. Begin construction of your project with all required permits and approvals within one year of your project being approved by the City. • Build according to approved plans and note that all architectural exterior changes require Architectural Committee approval. ® Contact Planning staff immediately to facilitate rectification of serious erosion or hillside slippage. • A useful guide on hiring contractors is found in Ref.7.6. o Make sure your contractor and subcontractors have a permit to enter and work in • Rolling Hills, and know the rules. For example, concrete trucks enter only at the Main Gate. Workers will be delayed until and unless they have Community Association permits. • Stay on good terms with your neighbors and inform them in advance of proposed development plans. 7. REFERENCE DOCUMENTS 7.1 "Concepts Applicable to Land Use Control," CA Municipal Law Handbook, League of California Cities. 7.2 "1994 Califomia Permit Handbook," Office of Permit Assistance, CA Trade & Commerce Agency. (Available at City Hall). 7.3 "Rolling Hills General Plan," City of Rolling Hills, 1991 (Available at City Hall). 7.4 "Rolling Hills Municipal Code," City of Rolling Hills, 1995 (Available at City Hall). 7.5 "Rolling Hills Community Association Building Regulations,' Rolling Hills Community Association of Rancho Palos Verdes, 1991 (Available at the Community Association). 7.6 "What You Should know Before You Hire a Contractor," Contractor's License Board, Dept. of Consumer Affairs, State of CA (Available at County Building & Safety). 7.7 Residential Development Highlights (Available at City Hall). 7.8 Planning Commission Application Deadline Schedule (Available at City Hall). 7.9 Grading Process Guide (Available at City Hall). 8. DIRECTORY City of Rolling Hilts Planning Department 2 Portuguese Bend Road, Rolling Hills, CA 90274 Rolling Hills Community Association 1 Portuguese Bend Road, Rolling Hills, CA 90274 Los Angeles County Building & Safety: Plan Check 24320 Narbonne Avenue, Lomita, CA 90717 Los Angeles County Geology, Soils, and Drainage 900 S. Fremont Ave., Alhambra, CA 91803 9. ENTITY FINDER* Accessory uses & structures C Bridle Trails A Building permits & subdivisions A, C, L Conditional use permit C Drainage L Easements A Exterior appearance of improvement A Fence design, color & location A Geology & soils L Grading inquiries C Landscaping A, C ModJrepair/alteration of structures A, C Native Flora & Fauna C New building/structures A, C Paint A Roofing approvals A, C Site Plan Review for development C Street Maintenance A Traffic & road signage C Views A, C (310) 377-1521 (310) 544-6222 (310) 534-3760 (818) 458-4923 *C = City 377-1521 A = Community Association 544-6222 L = LA County 534-3760 CITY OF ROLLING HILLS 2 PORTUGUESE BEND ROAD, ROLLING HILLS, CA 90274 (310) 377-1521 FAX: (310) 377-7288 E-MAIL: CITYOFRH@AOL.COM tannin Process Guide • for the • eside ts Rollin ills PERMITS o APPROVALS ON'T GO TO WORK WITHOUT THERM Published 4/98 1.140--15.04.150 15.04.150 Section 7015.4 amended. Section 7015 of the Building Code, entitled 'Excavations,' is amended to add subsection 7015.4 to read: 7015.4 BALANCED CUT AND FILL RATIO. 1. No export or import of soil shall be permitted from or to any lot in the City. 2. No grading plan for which a permit is required shall be approved unless the amount of soil to be cut from the site equals the amount of soil t� be filled on the site. 3. The City Manager may grant an exception to the requirements of parts 1 and 2 of this paragraph (d) to allow for -the import or export of soil not to exceed 500 cubic yards if he or she finds, based upon written reports and other information submitted, that all of the following conditions are present: (a) construc-' tion of a structure on the lot or parcel has com- menced, (b) that the.need to import or export the soil could not have been foreseen prior to commencement of construction, and (c) that either the structure cannot be completed without the requested import or export of soil or that an emergency condition exists due to the threat of land subsidence or other imminent danger.. (Ord. 257-U §1(part), 1995). 173 (Rolling Hills 5/96) • sa, .04.160--15.04.170 r 15.04.160 Subsection 7016.3 amended. Subsection 7016.3 of Section 7016 of the Building Code, entitled 'Fill Slope,' is amended to read: 7016.3 FILL SLOPE. Fill slopes shall not exceed a steepness of two horizontal to one vertical, or exceed a vertical height of thirty (30') feet, unless the owner receives a variance for a steeper or higher vertical height fill slope from the Planning Commis- sion of the City of Rolling Hills, pursuant to the provisions of Title 17 of the Municipal Code of the City. In applying for a variance to the provisions of this paragraph, the owner shall submit soil test data and engineering calculations and shall provide in writing any specific safety and/or stability problems on the property that presently exist or may exist if the requested variance is granted and the proposed grading plans are approved. (Ord. 257-U §1(part), 1995). 15.04.170 Subsection 7016.9 added. Subsection 7016 of the Building Code, entitled 'Fills,' is amended to add a new subsection 7016.9 to read: 7016.9 BALANCED CUT AND FILL RATIO. 1. No export or import" of soil shall be permitted from or to any lot in the City. 2. No grading plan for which a permit is required shall be approved unless the amount of soil to be cut from the site equals the amount of soil to be filled on the site. 3. The City Manager may grant an exception to the requirements of parts 1 and 2 of this paragraph (d) to allow for the import or export of soil not to exceed 500 cubic yards if he or she finds, based upon written reports and other information submitted, that all of the following conditions are present: (a) construc- tion of a structure on the lot or parcel has com- menced, (b) that the need to import or export the soil could not have been foreseen prior to commencement of construction, and (c) that either the structure cannot be completed without the requested import or export of soil or that an emergency condition exists due to the threat of land subsidence or other imminent danger. (Ord. 257-U §1(part), 1995). 174 (Rolling Hills 5/96) 15.04.180--15.08.010 15.04.180 Violations and penalties. A. It is un- lawful for any person to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any building or structure or per- form any grading in the City of Rolling Hills, or cause the same to be done, contrary to or in violation of any of the provisions of the Building Code. B. Penalty. Any person, firm or corporation violat- ing any of the provisions of the Building Code shall be deemed guilty of a misdemeanor, and each such person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of the Building Code is committed, continued or permitted, and upon conviction of any such violation such person shall be punishable by a fine of, not more than one thousand dollars or by imprisonment in the County Jail for a period of not more than six months, or by both such fine and imprisonment. (Ord. 257-U §1(part), 1995). 17.16.230 Balanced grading required. Per the re- quirements of the City's Building Code (Title 15 of the Municipal Code), no export of cut materials nor import of fill materials shall be permitted in connection with any grading performed in the City, unless otherwise permitted by the provisions of Title 15. (Ord. 239 §11(part), 1993). 17.46,070 Subseauent modification. A. After a site plan review application has been approved, modification of the approved plans and/or any conditions imposed, including additions or deletions, may be considered by the City Man- ager or the Planning Commission. The City Manager or his designee shall have the authorityto review and act upon minor modifications, and the Planning Commission shall have the authority to review and act upon major modifications, as prescribed in the following paragraphs. The City Manag- er shall establish criteria for minor and major modifica- tions. B. Any property owner, or his designated representa- tive, seeking to modify an approved site plan review shall notify the City Manager of the intent. The property owner shall provide .the City Manager, or his designee, with -two copies of the modified plans and a written description of the proposed modifications. The City Manager, or his designee, shall determine whether the proposed modifica- tions are considered minor modifications or major modifica- tions.- C. Minor modifications may be approved by the City Manager, or his designee,.as an administrative item and shall not require a public hearing or notice. Evidence of an approved minor modification shall be provided in writing to the property owner and shall.be filed with the original site plan review approval. An action of the City Manager to deny a request for minor modifications may be appealed to the Planning Commission as provided for in Chapter 17.54. D. Major modifications shall be considered a new pro- ject. As such, a new application for Site Plan Review shall be required, and the application shall be reviewed as provided for in this chapter. (Ord. 239 §11(part), 1993). •POST AT JOB SITE INCORPORATED JANUARY 24, 1957 GRADING PROCESS GUIDE PLANNING TO DIG? TALK TO THE CITY! WHAT IS CONSIDERED GRADING? NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX (310) 377-7288 E-mail: cityofrh@aol.com Any man-made alterations or changes to the "natural grade" or ground surface in its natural state is considered "grading." The City of Rolling Hills Building Code requires that a grading permit be obtained from the County when there is to be a cut or fill exceeding 3 feet in depth or 3 feet in height or covering more than 2,000 square feet of the existing ground surface. A grading permit is not required when there is to be a cut or fill less than 3 feet in depth or less than 3 feet in height or covering less than 2,000 square feet of the existing ground surface. EXPORTATION OR IMPORTATION OF SOIL IS PROHIBITED The Rolling Hills Municipal Code requires that all graded areas be balanced on site and prohibits the export or import of soil to or from any lot in the City unless approved by the City under certain conditions. SITE PLAN REVIEW Should a grading permit be necessary, Site Plan Review by the Rolling Hills Planning Commission is also required along with soils and geology reports. The Site Plan shall show the area and the amount of soil to be graded for any purpose, including construction of basements and swimming pools. Grading quantity shrinkage shall be considered as part of all calculations of cut and fill quantities. The Site Plan shall also show that grading will be balanced on the proposed construction site. PRELIMINARY GRADING PLAN A preliminary grading plan, stamped by a California licensed civil engineer, along with soils and geology reports and engineering calculations are required by the Soils and Geology Departments of the County to meet safety standards imposed by the County or address soil conditions that have been identified in the soils and geology report. These reports are the responsibility of the applicant and are required by the County. These reports may result in a significant change to the grading plan that was considered by the Planning Commission. Deviations may be resolved through staff approval of revisions to an approved site plan for a minor modification. You must apply to the Planning Commission for approval of a major modification. The City must be informed of any proposed changes by the Engineer of record. COUNTY GRADING PLAN APPROVAL Do not grade until you have all City and County approvals and permits in hand. Check with Dig Alert (1-800-422-4133 or 1-800-227- 2600) to locate underground utilities before you do any grading. Keep the City informed about your grading activities. WORKING AT THE JOB SITE You must notify the City staff at once should there be deviations or corrections in the field to modify the approved grading plan. 1 understand and agree to abide by these requirements. JOB SITE: Date Owner/Applicant Date Contractor/Applicant's Agent / License No. Date Architect/License No. Date Grading Engineer/License No. GRADING PROCESS GUIDE 1/98LMU Printed on Recycled Paper. city 4 Rolling Alb .J w tier MEMBERS F THE CITY COUNCIL Thomas F. Helnsheimer Frank E. Hill 'Arlen Lay Jody Murdock Godfrey Parnell JANUARY 19, 2000 to EQUESTRIAN TRAILS ARE NOT FOR MOTORCYCLES; ATV'S OR BICYCLES! Motorcycles or other motorized vehicles and bicycles are not permitted on equestrian trails in the City. If you observe anybody utilizing motorized vehicles or bicycles on trails, contact City Hall or the Los Angeles County Sheriff's Department at (310) 539-1661 immediately. Your cooperation is appreciated. DISCHARGING OF FIREARMS IS PROHIBITED It is unlawful to discharge firearms within the City of Rolling Hills. If' you hear or observe anybody using any type of firearm, please contact the Sheriff's Department immediately at (310) 539-1661. PERMITS! APPROVALS! DON'T GO TO - WORK WITHOUT THEM!! Do you want to add a room, build a deck, move a wall, put in new windows or doors, build a guest house or a stable, reroof, build a sports court or perform grading? If you answered "yes", you will need approvals and permits from the City, Community Association and County if you want to alter, construct, convert, demolish, improve or repair any building or structure. Don't go to work without approvals or permits. JUST ASK US. Call City Hall at (310) 377-1521, the Community Association at (310) 544-6222 or the County at (310) 534-3760 for details. A Planning Process Guide has been prepared to assist residents who are considering making improvements to their property. If you would like a copy of this Guide, call City Hall and we will mail one to you. SEEK APPROVAL BEFORE GRADING OR MOVING SOIL The City of Rolling Hills is responsible for administering the grading permit process. The County of Los Angeles, via contract through the City, approves grading permits at the County level. However, the Rolling Hills Issue No. 00-02 Planning Commission is responsible for reviewing site plan review applications that exceed - the City's threshold of grading. Residents shmi)d-rely on information from the City of Rolling i)l» when questioning the need for a grading permit within the City. You are urged- to. co ntaet. the . City to determine whether or riot all necessary approvals have been obtained. regarding_ your grading application. Slioii1c .you wish. to discuss this further, please do itfat hesitate to contact City Hall at (310) 377-1521. REPORT QUAIL SIGHTINGS Members of the Wildlife Preservation Committee remind residents of the importance of reporting wildlife sightings to City Hall. The Committee reviews' this . information at their -monthly meetings' and plots, the sightings on a map in the City. Cown&Chambers. The Committee is specifically •hit rested in knowing if residents have sight 'quiil=itt tlie.City. If you observe any quail or otliet wilt life, please call City Hall at 377-1521 Thank you for your cooperation. rrV.1r'1 /rrtlli:li`01.0$t1►1►vvirrr CABALLEROS VALENTINE'S DAY RED CARPET LUNCHEON February 9th, 12 Noon at the home of Sally Swart Z Meadowlark Lane New residents welcome! RSVP by February 5" Teresa: -Ifassanally at 541-1671. rrrrrYirrwrrrrrrrrrrrr UPCQMING IMPORTANT EVENTS qty [Guncll Meeting if24/OO aft ft 2/1,.4/00 at 730 p.m. wiidllrePresery tto7nConimttteeMeeting 2!22/00 et 6130 p.m. Planning Commission Meeting 2/19%00 at 7300.m. BULLETIN BOARD HOUSEKEEPER AVAILABLE: RH nanny has available days for housekeeping. Outstanding cleaner, 1009E trustworthy. Unconditionally recommended. Call Kathy for personal reference, 544-9536. • HOUSEKEEPER _ NEEDED 3-4 days per week, must drive and speak EngUsh. Cc U 33-8170. PASTURE HEED.ED:. -Pustule use needed for t year old horse. PleaSeca11377-91355, • .• FOR SALE - Heirlopmanttque couch, circa. civil war, very good condit►ari "5950. Call 377-4243.