Housing Element - Previous Versions2000 Housing Element Update
City of Rolling Hills
June 29, 2001
CITY OF ROLLING HILLS
HOUSING ELEMENT UPDATE
June 29, 2001
Prepared for:
City of Rolling Hills
No. 2 Portuguese Bend Road
Rolling Hills, CA 90274
contact: Yolanta Schwartz
(310) 377-1521
Prepared by:
Comprehensive Planning Services
P.O. Box 15592
Newport Beach, California 92659
contact: Joann Lombardo
(949) 650-3206
ROLLING HILLS HOUSING ELEMENT UPDATE
TABLE OF CONTENTS
Section
Page
I. INTRODUCTION 1
A. Community Overview 1
B. Purpose of the Element 3
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 5
H. Sources of Information 5
II. HOUSING NEEDS ASSESSMENT 5
A. Population Characteristics 7
B. Household Characteristics 10
C. Housing Characteristics 17
D. Assisted Units at Risk of Conversion 23
III. CONSTRAINTS ON HOUSING PRODUCTION 23
A. Market Constraints 23
B. Governmental Constraints 25
C. Contractual Constraints 29
D. Infrastructure Constraints 29
E. Geologic Constraints 30
F. Environmental Constraints 32
IV. HOUSING ASSESSMENT SUMMARY 32
A. Local Housing Assessment 32
B. Regional Housing Assessment 32
V. HOUSING OPPORTUNITIES 33
A. Availability of Sites for Housing 33
B. Residential Development Potential Compared to RHNA 36
C. Opportunities for Energy Conservation 37
D. Financial Resources 39
VI. HOUSING PLAN 42
A. Review of Housing Element Performance To -date 42
City of Rolling Hills Housing Element
June 29, 2001
B. Goals and Policies 46
C. Implementing Programs 47
APPENDICES
A. Letter from State Department of Housing and Community Development (HCD), dated
March 26, 2001; and City of Rolling Hills Response to HCD letter
B. City of Rolling Hills Zoning Provisions for Development
C. City of Rolling Hills Second Unit Ordinance
D. Zoning Section of the Rolling Hills Community Association Covenants, Conditions, and
Restrictions (CC&Rs)
E. Letter to SCAG Growth Visioning Committee, Challenging the RHNA allocation
Figure Page
1. Vicinity Map 1
2. Seismic Hazards 31
3. Vacant Lands Available for Residential Development 35
Table Page
1 City of Rolling Hills Population Growth 7
2 Age Characteristics 9
3 Ethnic Composition 10
4 Household Type 11
5 Household Size 12
6 Number and Percent of Households by Income Range 13
7 Median Household Income 14
8 Housing Trends 18
9 Residential Recycling 19
10 Age of Housing Stock 21
11 Affordable Housing Prices & Rents by Income Group 23
12 Summary of Residential Development Standards 26
13 Summary of Residential Development Fees 28
14 RHNA New Housing Construction Needs 33
15 Residential Development Potential 34
16 Federal and State Housing Programs 39
17 Progress toward Implementing 1991 Housing Element Programs 43
City of Rolling Hills Housing Element
June 29, 2001
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 canyons of the City.
Figure 1. Vicinity Map
City of Rolling Hills Housing Element
June 29, 2001
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
• Sensitive animal habitats and species
• Restrictions of enforceable covenants, conditions, and restrictions of the Rolling Hills
Community Association (RHCA), which existed prior to the City s incorporation.
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.
The City is within a wildland fire hazard area. Fire fighting capabilities are limited by the City s
low water pressure caused by both its varied topography and aging infrastructure. 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.
Environmental constraints that limit development in Rolling Hills include sensitive animal
habitats and species 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.
Rolling Hills has been largely built -out for the past thirty years. All of the developable property
in the City is subject to RHCA, a non-profit California Corporation, enforceable covenants,
conditions, and restrictions (CC&Rs) that run with the property in perpetuity. These CC&Rs
were 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
City of Rolling Hills Housing Element 2
June 29, 2001
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
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 those 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.
City of Rolling Hills Housing Element 3
June 29, 2001
• 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.
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 intemally 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
City of Rolling Hills Housing Element 4
June 29, 2001
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 and equestrian architectural styles and aesthetics. The uses and purposes of all
perimeter easements around each property are required to be dedicated to the RHCA 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 RHCA.
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 a public hearing
before the Planning Commission conducted on December 19, 2000, and open to all members of
the community. A public hearing before the City Council is scheduled for July 9, 2001. At that
meeting, the Council will review the revised Housing Element Update that incorporates
responses to comments made by the State Department of Housing and Community Development
regarding the draft Housing Element (reference Appendix A). Notices of the public hearings are
posted at City Hall and published in the Palos Verdes Peninsula News. Rolling Hills is a
relatively small community and its residents are accustomed to the City s noticing procedures.
The City s notices were made equally available to all residents of all income levels. In addition,
notices were provided to the cities of Rancho Palos Verdes, Rolling Hills Estates and Lomita, the
County of Los Angeles, the Palos Verdes Peninsula Unified School district, the Palos Verdes
Peninsula Center Library District and the Los Angeles County Local Agency Formation
Commission.
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.
City of Rolling Hills Housing Element 5
June 29, 2001
• 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.
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
policies and 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.
City of Rolling Hills Housing Element 6
June 29, 2001
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
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%
ource: (a) City General Plan
(b) 1990 Census
(c) Department of Finance Population and Housing Estimates (January 1, 2000)
State of California Department of Finance, City/County Population and Housing Estimates, January 01, 2000
City of Rolling Hills Housing Element 7
June 29, 2001
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 bom between 1946 and 1964, during the post World War
11 period when the there was a marked increase in the national birth rate.
City of Rolling Hills Housing Element 8
June 29, 2001
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
ource: (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.
City of Rolling Hills Housing Element 9
June 29, 2001
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%
1.0.0%
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 may be already
included in the total as White , Black , American Indian , Asian/Pacific islander or Other .
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
City of Rolling Hills Housing Element 10
• June 29, 2001
housing needs of certain groups such as elderly, large families and female -headed households.
As an example, if a community has a substantial number of elderly households, assistance with
home repairs or senior assisted living arrangements may be needed.
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%
Source: (a) City General Plan
(b) 1990 Census
City of Rolling Hills Housing Element • 1 1
June 29, 2001 .
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 Hills 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 Hills is 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
Rolling Hills
Los Angeles County
1990 (a)
2.94
2.91
2000 (b)
3.21
3.14
Source: (a) City General Plan
(b) 2000 State Department of Finance
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.
City of Rolling Hills Housing Element 12
June 29, 2001
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 for 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 income was $35,798.
City of Rolling Hills Housing Element 13
June 29, 2001
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
$150,001
$79,797
$101,320
$86,304
$36,422
Los Angeles County
Source: 1990 Census
$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
capable of paying a larger proportion of their income for housing; therefore, estimates of housing
overpayment generally focus on lower income groups.
3 State of California Housing and Community Development Department, Income Limits Report, March 2000.
City of Rolling Hills Housing Element 14
June 29, 2001
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 a problem for those Rolling Hills residents.
5. Special Needs Groups
Certain segments of the population may have more difficulties in 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
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.
City of Rolling Hills Housing Element 15
June 29, 2001
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 the 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.
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
City of Rolling Hills Housing Element 16
June 29, 2001
that currently has 22 beds. The Mission is open to adults but will also accept families. While no
one has been tumed 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,
childcare, 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 fully 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. Consequently, the City of
Rolling Hills has no feasible or suitable sites for emergency shelters or transitional housing. Nor
does the City have and 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.
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.
City of Rolling Hills Housing Element 17
June 29, 2001
TABLE 8
HOUSING TRENDS
ROLLING HILLS AND SURROUNDING CITIES AND COUNTY 1990 & 2000
Jurisdiction
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Rolling Hills
Estates
Lomita
Number of Housing Units
1990(a)
674
15,468
5,131
2,873
8,255
2000(b)
682
15,742
5,211
3,005
8,301
% Increase
1993-2000
1%
2%
2%
5%
1%
Los Angeles
County
Source: (a) 1990 Census
(b) State of California, Department of Finance, Estimate for January 2000.
3,163,343
3,272,169
3%
City of Rolling Hills Housing Element 18
June 29, 2001
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. Many of the homesites contain steep slopes and canyons, with
only small portions of the sites suitable for development. With incorporation of the area in 1957, the
City s ability to zone the property was constrained by the CC&Rs minimum lot size, commitment to
maintaining the area's rural character, as well as the physical constraints of the landform.
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
City of Rolling Hills Housing Element 19
June 29, 2001
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 household 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.
City of Rolling Hills Housing Element 20
June 29, 2001
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 I%
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 code enforcement files and a recent windshield survey'', no significant
housing condition problems have been identified.
Code enforcement in the City is the responsibility of the Community Development Department.
The City Principal Planner or her designee makes regular site inspections in through the
community. Any code enforcement violations noted by the Principal Planner or called in by a
resident is typically handled by a site inspection and phone call to the resident causing the violation.
If the phone call fails to resolve the violation, the Principal Planner will follow-up with a letter. The
RHCA also gets involved in the resolution of code violations. There are very few code violations in
the City of Rolling Hills, and during this planning period, all noted violations have been resolved
with a phone call or a letter.
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 $2,365,0185.
The windshield survey was conducted December 12, 2000 by City Planning Director Lola Ungar and Planning
Consultant, Joann Lombardo.
5 HomeAdvisor.com, November 9, 2000.
City of Rolling Hills Housing Element 21
June 29, 2001
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.
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. Fora 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.
City of Rolling Hills Housing Element 22
June 29, 2001
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
less 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.
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 result, 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 corrununity 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 construction costs, labor costs, land costs, maintenance
and market financing constraints all contribute to limit the availability of affordable housing.
City of Rolling Hills Housing Element 23
June 29, 2001
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. Average cost for an
undeveloped, unimproved parcel of residential land in the City is $1,000,0006. 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 for -sale price of a home. According to construction industry
indicators, overall construction costs rose over 30% during the past decade, with rising energy costs
a significant contributor. Typical residential construction costs for high quality homes like those
found in Rolling Hills range from approximately $80 to $96 per square foot7. 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
6 Average land cost provided by City of Rolling Hills Planning Department, December 2000.
Residential Estimator 7, Marshall & Swift, 2000.
City of Rolling Hills Housing Element 24
June 29, 2001
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, 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.
1. 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). As summarized in Table 12, 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 development standards reflect the requirements
of the CC&Rs and therefore do not themselves constrain housing supply. A copy of the RA -S Zone
section of the Zoning Code is included as Appendix B of this document.
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 are 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.
City of Rolling Hills Housing Element 25
June 29, 2001
TABLE 12
CITY OF ROLLING HILLS
SUMMARY OF DEVELOPMENT STANDARDS
Setbacks:
Front yard:
Side yards:
Rear yard:
Density
Structural Lot Coverage
Total Lot Coverage
Building Pad Coverage
Maximum Disturbed Area
Maximum Height
Source: City of Rolling Hills
*Note: All property is Rolling Hills is subject to perimeter easements varying in width around each property
boundary and in some instances, road easements, granted by the property owner to the Community
Association, a corporation, or another person or entity for the purpose of construction and/or maintenance
and use of streets, driveways, trails, utilities, drainage facilities, sewers, open space, and/or a combination of
these uses. The Community Association requires that all easements must be kept free of buildings, fences,
plantings or other obstructions.
50 feet from front easement line* in RA -S -I and RA -S-2 Zones
20 feet from properly line in RA -S-1 Zone
35 feet from property line in RA -S-2 Zone
50 feet from property line in RA -S-1 and RA -S-2 Zones
RA -S-1: one -acre minimum
RA -S-2: two -acre minimum
20% of net lot area maximum
35% of net lot area maximum
30% of coverage
40% of net lot area
Single -story
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
permits guest houses, attached or detached to the main residence, that may have separate living and
bath quarters, but not separate kitchen and dining facilities. Because of the unique 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 Appendix C of this
document. 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.
City of Rolling Hills Housing Element 26
June 29, 2001
• 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 respond to the unique physical, health, and safety 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 is presented in Table 13. 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 RHCA fee. Costs required for
special circumstances apply to residential developments requiring greater discretionary reviews.
City of Rolling Hills Housing Element 27
June 29, 2001
TABLE 13
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
RHCA
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.
City of Rolling Hills Housing Element 28
June 29, 2001
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
Virtually all of the land in Rolling Hills is subject to the CC&Rs established in 1936 by the Palos
Verdes Corporation. Exceptions to CC&R controlled land include the civic center, fire station site
and scattered public open space sites. 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 RHCA Architecture Committee of all
new development. (A copy of the zoning provisions established by the CC&R s is contained in
Appendix D 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 RHCA. 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. 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
City of Rolling Hills Housing Element 29
June 29, 2001
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 recurring problems of landslides that 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. As depicted in Figure 2, Seismic Hazards, the majority of land in the
City is located in earthquake -induced landslide areas. These are areas where previous landslide
movement has resulted in permanent ground displacement. The California Division of Mines and .
Geology designates these area as seismic hazards requiring mitigation.
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 RHCA also restricts the use of the streets for soil export
due to potential impacts on street condition and public safety.
City of Rolling Hills Housing Element 30
June 29, 2001
Earthquake -Induced Landslides
Areas where previous occurrence of landslide movement, or local
topographic. geological. geotechrscal and subsurface wader conditions
indicate a potential for permanent ground displacements such that
mitigation as defined In Public Resources Code Section 2t93(c) would
be required.
Figure 2. Seismic Hazards
DATA AND METHODOLOGY USED TO DEVELOP
THIS MAP ARE PRESENTED IN THE FOLLOWING:
Seismic Hazard Evaluation' of the Torrance 7.5 minute quadrangle, Los Angeles County,
California: California Division of Mines and Geology, Open -File Report 9R-2ft.
TABLE 14
CITY OF ROLLING HILLS
RHNA NEW HOUSING CONSTRUCTION NEEDS BY INCOME GROUP
Income Category Housing Unit Housing Unit
Construction Need by Construction Need
Income Group by Income Group
5 -Year Planning Annual Need through
Period through 2005 2005
Very Low (0-50% County median 8 1.6
income)
Low (50-8-% County median income) 5 1.0
Moderate (80 -120% -County median 7 1.4
income)
Above Moderate (over 120% County 40 8.0
median income)
Total Housing Unit Construction Need 60
Source: SCAG Construction Needs, September 2000
12
Percent of
Need by
Income
Group
14%
8%
11%
67%
100%
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 1 72 acres are
physically suitable to accommodate residential development.
Figure 3 illustrates those parcels which have been identified as appropriate for residential
development; Table 15 quantifies the number of dwelling units which could be accommodated on
City of Rolling Hills Housing Element 33
June 29. 2001
F. Environmental Constraints
Rolling Hills 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 Homed 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 Hills 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 14.
The City s ability to meet these regional needs is seriously constrained by the market, contractual.
infrastructure. geologic and environmental conditions that limit the development potential of
Rolling Hills.
City of Rolling Hills Housing Element 32
June 29. 2001
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 considered unbuildable due to landslide hazards.
Aggregating the development potential on available vacant lots, the City can accommodate a
maximum of 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 15 --
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
City of Rolling Hills Housing Element 34
June 29, 2001
RAS-1 RESIDENTIAL - ONE ACRE
August 9, 2000
Cay opeollinv.
INCORPORATED JANUARY 24, 1957
APPENDIX E
Ms. Jan Debay
Chair of SCAG Growth Visioning
For a Sustainable Region Subcommittee of CEHD
Southern California Association of Governments
818 West Seventh Street
Los Angeles, CA 90017-3435
Attention: Mr. Jim Jacob
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX (310) 377-7288
E-mail cityolrh@aol.com
SUBJECT: CITY OF ROLLING HILLS 2010 — 2025 POPULATION, HOUSEHOLD AND
EMPLOYMENT GROWTH FORECASTS
Dear Ms. Debay:
This letter is in response to the 2010 — 2025 population, household and employment growth forecasts for
the City of Rolling Hills which is a part of the South Bay Cities Subregion that were sent out by SCAG in
February, 2000.
We informed SCAG that the draft growth forecasts for the City of Rolling Hills are too high. We requested
the reduction by 50% of the growth forecasts but those requests were not accepted. We also attended
meetings with other South Bay Cities regarding the forecasts and were told that if the forecasts of
protesting cities were reduced, then the forecasts of those cities who had not protested would be
increased.
Rolling Hills is a private gated community that is entirely residential with 682 single-family estate -size
residences (2000 figures) and a population of 2,066 persons (State Department of Finance estimate) that
is not yet substantiated by the U.S. Census. Half the population is over 45- years old. The City is almost
completely built out with very few available or buildable new building sites. There are no commercial or
industrial uses within the City. The City is also 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. Each year there are only 1 to 2 new residential
structures constructed, and of these, most are teardown replacement residences.
Since the 1990 census, the population of 1,871 persons increased by 195 persons to 2,066 according to
the State Department of Finance, a rate of 10.4%. With today s Department of Finance estimate of 2,066
persons (not yet verified by the U.S. Census) and taking into account community constraints, there is no
rationale for SCAG's estimate for the year 2010 showing an increase of 300 persons, a 14.5% increase,
and an increase of 1,056 persons for the year 2025, a 33.8% increase.
In January, 1989, 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. Since 1994, 12
new housing units were constructed, 5 of which were additional units, and 3 units were demolished and
not replaced, for a net housing unit gain of 2 additional units. That is an increase of 7% in 10 years.
Therefore, since 1989, only 7 additional units were and are under construction. With today s total
residences of 682, the estimate of 131 new structures by 2010 and 597 new structures by 2025 of
Household Growth input is not reasonable when new construction of single-family estate -size residences
have been mostly replacement teardowns. Let us repeat, each year there are only 1 to 2 new residential
structures constructed, and of these, most are teardown replacement residences.
We do not question the employment forecasts as they seem to be reasonable.
In conclusion, to accurately represent the City of Rolling Hills in the regional modeling process and taking
into account community constraints, it appears that the progressive increase estimates for population
should be lowered to 10.4% for each 10 year period and the household units should be lowered to 7% for
each 10 year period.
Thank you for your cooperation. Feel free to call me if you have any questions at (310) 377-1521.
Lola Ungar
Planning Director
cc: Mr. Craig Nealis, City Manager
B. Residential Development Potential Compared to
I. Housing Supply
As indicated in Table 14 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 15 above) identifies the potential for a maximum 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.
As discussed in Section I. A. of this Element, development in the community is physically limited
due to its unique land form constraints, which include:
• Steeply sloping hillsides
• Landslide hazards
• Lack of urban infrastructure, specifically sewer
• Danger of wildland fires
• Sensitive animal habitats and species
In addition, new development is further constrained by restrictions of the RHCA enforceable
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.
Throughout the two year RHNA process, Rolling Hills has continued to inform SLAG that the
RI-INA 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 concems.
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 dwelling units per acre (du/ac)
• Low Income — 18 du/ac
Moderate Income — 8 du/ac
City of Rolling Hills Housing Element 36
June 29. 2001
As discussed above, growth in the City is limited, and high -density development is severely
constrained by its physical and environmental constraints, as well the RHCA CC&Rs. The adopted
City zoning densities of one or two acre lots is based on infrastructure, geologic and environmental
constraints. In many instances, only a small portion of the one and two acre lots are buildable, with
the majority of the land constrained by steep slopes and canyons.
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. The City will have sufficient sites to accommodate a maximum of 29 of the 40 RHNA
projected dwelling unit needs for above moderate income units during the five year planning period.
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 to 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
City of Rolling Hills Housing Element 37
June 29. 2001
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.
• Glazing - Glazing on south facing exterior walls allows for winter sunrays to warm the
structure. Avoidance of this technique on the west side of the unit prevents afternoon
sunrays 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
southem area of units reduces summer sunrays, 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 - Each 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.
City of Rolling Hills Housing Element 3R
June 29. 2001
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
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 time, Table
16 summarizes potentially available funding sources as a reference to City staff and potential
developers:
TABLE 16
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program
Federal Programs
Section 8
Section 8 Moderate Rehabilitation
Comments
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 w the program.
Provides for payment contracts on units needing
City of Rolling Hills Housing Element
June 29, 2001
3Q
TABLE 16
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program
Section 8 New Construction
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
Comments
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
rehabilitation in adjacent areas where land is less
expensive than in the City, thereby allowing 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 he built in the City because
of legal and environmental constraints.
Provides financing for rehabilitation and purchase of
Horne Ownership and Horne 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.
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
City of Rolling Hills Housing Element
June 29. 2001
40
TABLE 16
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program
Mobile Home Park Assistance
Emergency Shelter
Comments
this program in Rolling Hills unlikely.
Provides Financial and technical assistance to mobile
home park residents. No mobile home parks exist in
Rolling Hills.
Provides grants for homeless shelters. No population in
need of homeless shelter exists in Rolling Hills.
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
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 rehahilitation 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 rehahilitation. The
City does not have housing in need of rehahilitation.
AB 1 151 -Density Bonuses
AB 655 -Multi -Family Revenue Bonds
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 Countywide bond program
for low-income multi -family housing. Legal and
environmental constraints on multi -family housing in
City of Rolling Hills Housing Element
June 29.'2001
41
TABLE 16
FEDERAL AND STATE, HOUSING PROGRAMS
AND THEIR APPLICABILITY IN ROLLING HILLS
Program Comments
Rolling Hills would make it very difficult to build
housing meeting the low -rent requirements of this
program.
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.
VI. HOUSING PLAN
Chapters I1 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:
City of Rolling Hills Housing Element 42
June 29. 2001
• 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.
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 17, 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 17
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
I Accomplishments
Goal 1: Provide for housing which meets the needs of existing and future Rolling Hills' residents.
Manufactured Horne 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.
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 an,
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 (RHCA) to
reduce the Association's assessment fees for
households constrained by property taxes and
Association fees.
In the late 1980's, the property values on the Palos Verdes
Peninsula, where the City of Rolling Hills is located, increased
dramatically. In early 1990's the property values dropped and
many residents found their homes worth less than when they
bought them. Those residents petitioned the Los Angeles
County Assessor's Office to have their home valuation reduced.
so that their property taxes could be reduced accordingly.
Those residents whose property taxes were reduced by the
County Assessor's were also granted reductions in their
association fees by the RHCA.
Facilitate New Construction: The City will
continue to tvork with and assist housing
developers and builders to enable new housing
to he 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.
City of Rolling Hills Housing Element
June 29. 2001
43
TABLE 17
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSING
ELEMENT PROGRAMS
Programs
Accomplishments
Coal 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.
Ground Instability: Continue to explore
possible solutions to ground instability
problems.
Neighborhood Sponsored Sewer Districts:
Promote and facilitate the development of
homeowner sponsored sewer districts.
Housing Repair and Temporary Shelter on
Landslide Sites: Continue to allow the repair of
damaged structures and remedial grading in
landslide areas.
Home Improvement Program for eligible low
and moderate -income residents.
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.
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.
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.
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.
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 — Foca
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._shaied housing
programs are available at the public counter. Records on the
number of matches that have occurred during the ' planning
period are not available.
City of Rolling Hills Housing Element
June 29. 2001
44
TABLE 17
CITY OF ROLLING HILLS PROGRESS TOWARD IMPLEMENTING THE 1991 HOUSIN(
ELEMENT PROGRAMS
Programs
T
Accomplishments
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 $159,000 has assisted the
construction of two senior citizen affordable housing projects in
Lomita, and has enabled the acquisition of property to construct
a third low-income senior housing project. The Los Angeles
County Housing Authority administers Lomita s housing
program and senior housing units. The Housing Authority
keeps a list of Lomita and Rolling Hills residents who an
eligible for the subsidized senior housing units. Lomiu
residents get the first priority in filling vacancies, and Rollin
Hills' residents get second priority. Records regarding tht.
number of Rolling Hills residents that have been placed in
Lomita units are not available.
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 Hills public counter and
local library.
City of Rolling Hills Housing Element 45
June 29. 2001
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.
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.
City of Rolling Hills Housing Element 46
June 29. 2001
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.
GOAL 4: Promote housing opportunities for all persons regardless of race religion, sex,
marital status, ancestry, national origin or color.
Policy 4.1: Affinn 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 resortto 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
infonnational brochures at the public counter.
City of Rolling Hills Housing Element 47
June 29. 2001
• 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: Currently on -going (2000-2005)
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 area is available from the
following lenders8:
2000 National Reverse Mortgage Lenders Association website (httr://www.reversemortgage.org/ I. December
2000.
City of Rolling Hills Housing Element 48
June 29. 2001
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
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: Currently On -going (2000-2005).
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. The City will continue to notify adjacent
communities of its available CDBG allocations. Communities interested in receiving the funds are
asked to submit their requests to the City of Rolling Hills in writing. explaining in detail how the
funds will be used. These requests are taken to the City Council for a public hearing and a decision
on how to allocate the funds. The City will continue to notify the Rolling Hills residents of available
congregate housing opportunities through public notices in the Palos Verdes Peninsula News and
notices in the bi-weekly Citi' of Rolling Hills Newsletter.
• 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
City of Rolling Hills Housing Element 4Q
June 29. 2001
• Implementation Time Frame: Promotion in City Newsletter Ongoing (2000-2005).
Assessment Fee Program:
In the late 1980's, the property values on the Palos Verdes Peninsula, where the City of Rolling
Hills is located, increased dramatically. In early 1990's the property values dropped and many
residents found their homes worth less than when they bought them. Those residents petitioned the
Los Angeles County Assessor's Office to have their home valuation reduced, so that their property
taxes could be reduced accordingly. Those residents whose property taxes were reduced by the
County Assessor's were also granted reductions in their association fees by the RHCA.
To encourage the availability of low income housing, the City will continue to actively encourage
and assist the RHCA to reduce Association's assessment fees for households financially burdened
by property taxes and Assessment fees. Even though Rolling Hills residents with low reported
incomes likely have high wealth reserves, the City, in the spirit of seeking affordable housing
opportunities, will continue to promote this program in the bi-weekly City of Rolling Hills
Newsletter which is mailed to every Rolling Hills household.
• Quantified Objective: Continue to promote a program to help residents having difficulty
making assessment payments.
• Funding Source: City Budgets.
• Responsible Agency: City Planning Department.
• Implementation Time Frame: Promotion in City Newsletter Ongoing (2002-2005)..
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.
The City will continue to notifyadjacent communities of its available CDBG allocations.
Communities interested in receiving the funds are asked to submit their requests to the City of
Rolling Hills in writing, explaining in detail how the funds will be used. These requests are taken to
the City Council for a public hearing and a decision on how to allocate the funds. The Citywill
continue to notify the Rolling Hills residents of available home improvement program opportunities
through public notices in the Palos Verdes Peninsula Newts and notices in the bi-weekly City of
Rollin Hills Newsletter.
City of Rolling Hills Housing Element 50
June 29. 2001
■ 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: Currently Ongoing (2000-2005)
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: Currently Ongoing (2000-2005).
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
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 up to 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: Currently On -going (2000-2005).
City of Rolling Hills Housing Element 51
June 29. 2001
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 in 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: Currently On -going (2000-2005)..
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: Currently On -going (2000-2005).
City of Rolling Hills Housing Element 52
June 29. 2001
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: Currently On -going (2000-2005)..
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. The City will promote this program in the bi-weekly City of Rolling
Hills Newsletter. 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.
• Responsible Agency: City Planning and City Manager's Office.
• Implementation Time Frame: Ongoing; promotion in City Newsletter by 2002.
City of Rolling Hills Housing Element 53
June 29. 2001
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: Currently On -going (2000-2005).
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 public 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: Currently On -going (2000-2005)..
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
City of Rolling Hills Housing Element 54
June 29. 2001
DEC 2 1 2000
CONY a
L SHIPP
C�iy 0/ !2 f?..�
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: cityolrh@aol.corn
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 CONDMON(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 Hil_l.s. 2 Portu_ese 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 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 fof additional information, please contact the
City of Rolling Hills at (310) 377-1521.
Date: December 9, 2000
1.1- NOTIC' WAS POSTE9
DEC 212000
u, I':t I r,
PEGISTRAR-RECORDER/COUTe.f':i ":LE
By:
Lola Ungar, P ing Director
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy Development
1800 Third Street, Suite 430
''. 0. Box 952053
Sacramento, CA 94252-2053
hitp://housing.hcd.ca.gov
-23-3176 .
916) 327.2643
March 26, 2001
Ms. Yolanta Schwartz
Principal Planner
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, California 90274
Dear Ms. Schwartz:
APPENDIX A
L;;?e„
!
APR 052061
c1TY OF ROLL114 HILLS
RE: Review of the City of Rolling Hills' Draft Housing Element
Thank you for submitting Rolling Hills' draft housing element, received for our review on
January 25, 2001. As you know, we are required to review draft housing elements and report our
findings to the locality pursuant to Government Code Section 65585(6).
The telephone conversation today between you and Ms. Rebecca Hoepcke, of our staff, assisted the
review. This letter and Appendix summarize that conversation and our review.
The housing element is well written and provides much useful information about the City.
Although the draft element meets a number of the statutory requirements, revisions are needed to
bring the element into compliance with State housing element law (Article 10.6 of the Government
Code). En particular, the element does not identify how housing for lower -income households can
be accommodated in Rolling Hills. While the element includes a number of programs to assist in
the development of housing for lower -income households, it does not include the necessary
programs to provide adequate sites with zoning and development standards that can accommodate
housing for lower -income households. The Appendix to this letter outlines the revisions needed to
bring the draft element into compliance.
For your information, we have enclosed a brief description of new and existing housing and
community development programs administered by this Department along with funding levels for
the current fiscal year. We are pleased to report a historic increase in housing funds available
through ElCD. Information on these programs, including recently released Notices of Funding
Availability (NOFAs), has becn posted to our website. Please consult our homepage at
www.hcdca.gov for new program information.
We hope our comments are helpful to the City. We appreciate your cooperation during our review.
If you would you like to schedule a meeting in Rolling Hills to discuss these issues, or have any
questions or concerns, please contact Rebecca Hoepcke, of our staff, at (916) 323-7271.
Ms. Yolanta Schwartz
Page 2
In accordance with their requests pursuant to the Public Records Act, we are forwarding a copy of
this letter to the individuals listed below.
Sincerely,
L�
Cathy 'rector
Deputy 'rector
Enclosure
cc: Catherine Ysrael, Supervising Deputy Attorney General, AG's Office
Terry Roberts, Governor's Office of Planning and Research
Kimberley Dellinger, California Building Industry Association
Marcia Salkin, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Rob Weiner, California Coalition for Rural Housing
John Douglas, AICP, The Planning Center
Dara Schur, Western Center on Law and Poverty
Michael G. Colantuono, Attorney at Law
Carlyle W. Hall, Hall & Phillips Law Firm
Fair Housing Council of the San Fernando Valley
Mark Johnson, Legal Aid Foundation of Los Angeles
Dennis Rockway, Legal Aid Foundation of Long Beach
Stephanie Knapik, Westside Fair Housing Council
Mona Tawatao, San Fernando Valley Neighborhood Legal Services
Mihn Tran, Inland Counties Legal Services
Karen Warner, Cotton, Bridges & Associates.
David Booher, California Housing Council
Jonathan Lehrer-Graiwer, Attorney at Law
Ana Marie Whitaker, California State University Pomona
Joe Carreras, Southern California Association of Governments
Won Chang, Attorney at Law, Davis and Company
APPENDIX
City of Rolling Hills
The following changes would bring Rolling Hills' draft housing element into compliance
with Article 10.6 of the Government Code. Accompanying each recommended change, we
cite the supporting section of the Government Code. The particular program examples or
data sources provided are suggestions for your information only. We recognize the City may
choose other means of complying with the law.
A. Housing Needs, Resources, and Constraints
1. Include an inventory of land suitable for residential development, including sites
having the potential for redevelopment, and an analysis of the relationship of zoning
and public facilities and services to these sites (Section 65583(a)(3)).
The land inventory does not identify zones where emergency shelters and transitional
housing are permitted. The land inventory should fully describe zones where shelters
and transitional housing are a permitted or conditional use, and describe any
conditions the City imposes. The element should indicate how the City's standards
encourage and facilitate the development of emergency shelters and transitional
housing.
2. Analyze code enforcement as a potential and actual governmental constraint upon
the development of housing for all income levels (Section 65583(a)(4)).
The element should describe the City's code enforcement process. We are enclosing a
copy of our Housing Element Questions and Answers to assist with this analysis.
B. Housing Programs
1. Include a five-year schedule of ,actions the local government is undertaking to
implement the policies and achieve the goals and objectives of the housing element
through the administration of land use and development controls, provision of
regulatory concessions and incentives, and the utilization of appropriate federal and
state financing and subsidy programs (Section 65583(c)).
All programs should include a specific timeline. While it is appropriate for some
programs to be listed as ongoing, programs that require the City to take or initiate
specific actions should provide a more specific deadline. In addition, most programs
should be revised to more specifically describe the City's role in implementation.
The following examples are programs that require strengthening, clarification, and/or
more definite timelines. In particular, a number of housing programs need
clarification and strengthening to demonstrate the City's commitment to
implementation.
Second Units: This program should be expanded to indicate how the City will
encourage the development of second units to provide affordable housing
opportunities.
Assessment Fee Program: This program should be expanded to indicate how
residents are made aware of this opportunity.
Congregate Housing for Seniors: This program should describe how the City will
advertise its availability to developers.
2. Identify adequate sites which will be made available through appropriate zoning and
development standards and with public services and facilities, including sewer
collection and treatment, domestic water supply, and septic tanks and wells, needed
to facilitate and encourage the development of a variety of types of housing for all
income levels, including rental housing, factory -built housing, inobilehanes, housing
for agricultural workers, emergency shelters and transitional housing (Section
65583(c)(I)(A)).
The inventory identifies vacant sites with an expected capacity of 29 units compared
to a regional housing need of 60 units. The housing element must be revised to
include a program to provide sufficient sites to meet the total regional housing need
allocation.
In addition, given the cost and limited availability of land, the element should include
strong programs to expand and strengthen actions the City will take to identify sites
for the development of housing affordable to lower -income households. Examples
of programs include:
• a program to identify and rezone vacant sites with the most potential for higher
density development;
• a program to advertise the availability of second units; and
• could include a program to rezone sites that allow mixed commercial and
residential uses.
Programs should be implemented early in the planning period to ensure the ability to
develop land within the planning period. The sites identified should equal or exceed
the City's total new construction need for each income group.
The cost of land and low densities are identified as potential constraints to the
development of affordable housing, even if the covenants, conditions and restrictions
(CC&Rs) adopted by the Rolling Hills Community Association were removed. The
City should commit to revising the zoning code to provide zones that, developed at
the highest possible density, can accommodate the City's regional housing need
allocation by income category. Existing vacant land should then be rezoned
to provide the needed sites. While Rolling Hills has no control over the CC&Rs
adopted by the Rolling Hills Community Association, the City must provide zoning
that, regardless of outside constraints, can accommodate the City's regional housing
needs allocation, by income category.
C. Public Participation
Local government shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the housing element, and the
element shall describe this effort (Section -65583(c)).
The element should. describe how the City made a diligent effort to achieve the public
participation of all economic groups. Specifically the element should clarify how low-
income residents, their representatives, and their advocates were involved in the
development of the housing element including their opportunities to review and
comment.
City olleollin
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
July 9, 2001
Rebecca Hoepcke
Housing Policy Division
California Department of Housing and Community Development
1800 3rd Street
P.O. Box 952053
Sacramento CA 94252-2053
Re: City of Rolling Hills Housing Element Update
Response to State Department of Housing and Community Development (HCD)
Comments, dated March 26, 2001
Dear Ms. Hoepke:
Enclosed please find copies of the City of Rolling Hills revised and adopted 2000 Housing
Element Update, 2001 Report on the Implementation of the General Plan, and City Council
resolution approving these documents.
In response to the comments raised in the March 26, 2001 letter from HCD Deputy Director, Cathy
Creswell, we have revised the City of Rolling Hills Housing Element and provide the following
clarifications:
HCD Comment A. 1: The land inventory should fully describe zones where shelters and
transitional housing are a permitted or conditional use, and describe any conditions the City
imposes.
City Response: As discussed in Section II.B.5. of the City's amended Housing Element, the
City of Rolling Hills has no feasible or suitable sites for emergency shelters or transitional
housing. Nor does the City have an identified homeless population. The City is, however,
committed to coordinating with and directing any homeless person(s) to local social service
providers if the need arises in the future. A list of nearby social service agencies and shelters
is shown in the Housing Element and is maintained by the City Clerk.
HCD Comment A. 2: The element should describe the City's code enforcement process.
DRAFT. - Year 2000 Revised Housing Element Update
City of Rolling Hills — Page 2 of 5
City Response: As discussed in Section II.C.4. of the City's amended Housing Element, the
City of Rolling Hills' housing stock is predominantly owner -occupied. The owner -
occupancy rate, combined with the high quality of residential construction, has resulted in
excellent upkeep of the City's units. According to the City code enforcement files and a
recent windshield survey, no significant housing condition problems have been identified.
The City's Code enforcement process is primarily complaint -driven. The Principal Planner
serves as the Code Enforcement Officer. Complaints may be received in writing or by phone.
Upon receipt of a complaint the Principal Planner follows up by a site visit, and if the
complaint is legitimate by a letter to the owner of record. Occasionally, the City's Building
Official is consulted to determine the merit and extent of the complaint. In the letter to the
owner, the City establishes a date by which the condition, which triggered the complaint,
must be abated or corrected. There are very few code violations in the city of Rolling Hills,
and during this planning period, all noted violations have been resolved with a phone call or
a letter.
HCD Comment B. 1: Second Units: This program should be expanded to indicate how the City
will encourage the development of second units to provide affordable housing opportunities.
City Response: As discussed in Section III.B.1. of the City's amended Housing Element,
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. 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 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.
DRAFT - Year 2000 Revised Housing Element Update
City of Rolling Hills — Page 2 of 5
HCD Comment B. I : Assessment Fee Program: This program should be expanded to indicate
how residents are made aware of this opportunity.
City Response: As discussed in Section IV.C. of the City Housing Element, in the late
1980's, the property values on the Palos Verdes Peninsula, where the City of Rolling Hills is
located, increased dramatically. In early 1990's the property values dropped and many
residents found their homes worth less than when they bought them. Those residents
petitioned the Los Angeles County Assessor's Office to have their home valuation reduced,
so that their property taxes could be reduced accordingly. Those residents whose property
taxes were reduced by the County Assessor's were also granted reductions in their association
fees by the RHCA.
To encourage the availability of low-income housing, the City will continue to actively
encourage and assist the RHCA to reduce the Association's assessment fees for households
financially burdened by property taxes and Assessment fees. Even though Rolling Hills
residents with low reported incomes likely have high wealth reserves, the City, in the spirit of
seeking affordable housing opportunities, will continue to promote this program in the bi-
weekly City of Rolling Hills Newsletter which is mailed to every Rolling Hills household.
HCD Comment B. 1: Congregate Housing for Seniors: This program should describe how the
City will advertise its availability to developers.
City Response: As discussed in Section IV.C. of the City Housing Element, development of
senior housing in Rolling Hills is infeasible due to land costs and environmental constraints.
Consequently, 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 residents and for housing rehabilitation. 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 households, and especially senior citizens, and
thereby address a special housing need in the City. Rolling Hills will continue to offer to
contribute all of its CDBG funding to nearby jurisdictions to facilitate the development of
congregate housing. The City will continue to notify adjacent communities of its available
CDBG allocations. Communities interested in receiving the funds are asked to submit their
requests to the City of Rolling Hills in writing, explaining in detail how the funds will be
used. These requests are taken to the City Council for a public hearing and a decision on
how to allocate the funds. The City will continue to notify the Rolling Hills residents of
available congregate housing opportunities through public notices in the Palos Verdes
Peninsula News, and notices in the bi-weekly City of Rolling Hills Newsletter.
HCD Comment B. 2: The inventory identifies vacant sites with an expected capacity of 29 units
compared to a regional housing need of 60 units. The housing element must be revised to include
DRAFT - Year 2000 Revised Housing Element Update
City of Rolling Hills — Page 2 of 5
a program to provide sufficient sites to meet the total regional housing need allocation.
City Response: As discussed in Section V.B. of the City Housing Element, development in
the Rolling Hills community is physically limited due to its unique land form constraints,
which include:
■ ' Steeply sloping hillsides
■ Landslide hazards
• Lack of urban infrastructure, specifically sewer
• Danger of wildland fires
■ Sensitive animal habitats and species
In addition, new development is further constrained by restrictions of the RHCA enforceable
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.
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.
HCD Cornment C: The element should describe how the City made a diligent effort to achieve
the public participation of all economic groups. Specifically the element should clarify how low-
income residents, their representatives, and their advocates were involved in the development of
the housing element including their opportunities to review and comment.
City Response: As discussed in Section I.G. of the City Housing Element, public
participation played an important role in the formulation of the goals, policies and programs
promulgated by this amended Housing Element. Notices of the public hearings were posted
at City Hall and published in the Palos Verdes Peninsula News. Rolling Hills is a relatively
small community and its residents are accustomed to the City's noticing procedures. The
City's notices were made equally available to all residents of all income levels. In addition,
notices were provided to the cities of Rancho Palos Verdes, Rolling Hills Estates, Palos
Verdes Estates and Lomita, the County of Los Angeles Regional Planning Department, the
Palos Verdes Peninsula Unified School District, the Palos Verdes Peninsula Center Library
District and the Los Angeles County Local Agency Formation Commission. Copies of the
draft and amended Housing Element were available at the public counter at City Hall and
DRAFT - Year 2000 Revised Housing Element Update
City of Rolling Hills — Page 2 of 5
their availability was advertised together with the public hearings.
At a July 9, 2001 public hearing, the Rolling Hills City Council reviewed the amended City
Housing Element, and certified that the Element represents the City's continuing effort to
respond to both local and regional housing needs. As such, the Council certified that the revised
City Housing Element satisfies the requirements of Section 65580 of the California Government
Code. Should you have any questions concerning our Revised Housing Element, please call me
at (310) 377-1521.
Sincerely,
olanta Schwartz
Principal Planner
Enclosures
cc. Mayor and City Councilmembers, City of Rolling Hills
Craig Nealis, City Manager, City of Rolling Hills
Cathy Creswell, Deputy Director, HCD
APPENDIX B 17.12.260--17.16.010
17.12.260 "Z" words, terms and phrases. "Zoning
district" means a specifically delineated area or district
in a municipality within which regulations and requirements
uniformly govern the use, placement, spacing and size of
land and buildings.
"Zoning map" means the map or:maps which area part of
this title and delineate the boundaries of zone districts.
(Ord. 239 §11(part), 1993).
Chapter 17.16
RESIDENTIAL AGRICULTURE -SUBURBAN (RA -S) ZONE
Sections:
17.16.010 Intent and purpose
17.16.015 Index of permitted uses.
17.16.020 Permitted uses.
17.16.030 Accessory uses and structures.
17.16.040 Conditional uses.
17.16.050 Site plan review required.
17.16.060 Lot area and dimensions.
17.16.070 Maximum level of site development
permitted.
17.16.080 Height limitation.
17.16.090 Minimum dwelling unit -size.
17.16.095 Minimum building pad -size.
17.16.097 Building pad coverage, guideline
17.16.100 Maximum buildableslope.
17.16.110 Front yards. 4
17.16.120 Side yards.
17.16.130 Rear yard.
17.16.140 Permitted projections.
17.16.150 Structures and driveways permitted within
required yards and easements.
17.16.160 Access and parking.
17.16.170 Stable and corral site required.
17.16.180 Landscaping requirements.
17.16.190 Additional residential development
standards.
17.16.200 Conditions for accessory uses.
17.16.210 Conditions for conditional use permits.
17.16.220 Reports required for all development.
17.16.230 Balanced grading required.
17.16.240 Exploratory excavations.
17.16.010 Intent and purpose. A. The residential
agriculture -suburban (RA -S) zone is established to provide
suitable standards for development of single-family resi-
_
dential homes' within the City. These standards are intend -
207 (Rolling Hills 11/00)
17.16.015--17.16.040
ed to promote development of high quality that accommodate:
and maintains equestrian uses and facilities as opposed to
large expanses of concrete such as those used for recre-
ational game courts, does not adversely impact adjacent
properties, and which preserves the rural character, natu-
ral terrain, flora and fauna of the community.
B. In order to implement General Plan land use policy
and to protect the community's hillside environment, the
RA -S zone is divided into two sub -districts: RA -S-1 and
RA -S-2. The suffix indicates the minimum lot size require-
ment in net acres. (Ord. 281 §6, 2000; Ord. 239 §11(part),
1993) .
17.16.015 Index of permitted uses. Appendix A of
this title contains an Index of Permitted Uses which summa-
rizes use regulations for all zones. This index supple-
ments Sections 17.16.020 through 17.16.040. In the event of
any conflict, the regulations of Sections 17.16.020 through
17.16:040 shall govern. (Ord. 239 §11(part), 1993).
17.16.020 Permitted uses. Uses permitted in the RA -S
zone as primary uses include:
A. Single-family residences;
B. Tree, bush or field crops. (Ord. 239 §11(part),
1993).
17.16.030 Accessory uses and structures. The follow-
ing uses and structures are permitted as accessory to a
legally established single-family residence. Certain ac-
cessory uses and structures below are subject to special
conditions, as set forth in Section 17.16.200:
A. Barn/stable;
B. Corral or pen which does not require grading;
C. Greenhouse;
D. Hobby shop;
E. Noncommercial radio antenna;
F. Keeping of domestic animals except swine;
G. Outdoor storage of recreational vehicles, boats or
trailers;
H. Satellite dish antenna;
I. Swimming pool, including outdoor spa, bath or jet
pool. (Ord. 239 §11(part), 1993).
17.16.040 Conditional uses. The following uses are
permitted in the RA -S zone, provided a .conditional use
permit has been issued as provided in Chapter 17.42 and
continues to remain in effect. Certain uses requiring
conditional use permits are subject to special conditions,
as identified in Section 17.16.210.
A. Conditional Uses Requiring Primary Residential
Use. The following conditional uses may be permitted on
property with a legally established single-family residence
208 (Rolling Hills 11/00)
17.16.050--17.16.060
and on which provision is made for a legally required and
accessible stable and corral area:
1. More than one driveway for general circulation;
2. Cabana and detached recreation room;
3. Corral or pen requiring grading;
4. Detached garage;
5. Guest house;
6. Horseback riding ring;
7. Mixed use structure;
8. Recreational game court.
B. Conditional Use As Primary Use. The following
conditional uses may be permitted as a primary use on a
lot:
1. Elementary school offering State -mandated cur-
riculum;
2. Fire station;
3. Gate house;
4. Park and/or playground;
5. Public transportation limited uses by a joint
powers transit authorityon school district property which
is developed as a school maintenance facility in the RA -S-2
zone;
6. Public utility building or structure, including
a reservoir or tank, necessary for the provision of essen-
tial utility services to permitted uses in the City, but
excluding wires, pipelines or poles;
7. Temporary manufactured home. (Ord. 281 §7,
2000; Ord. 456 §10, 1995; Ord. 239 §11(part), 1993).
17.16.050 Site plan review required. Site plan re-
view shall be required for development in the RA -S zone, as
specified in Chapter 17.46. (Ord. 239 §11(part), 1993).
17.16.060 Lot area and dimensions. Minimum lot area
and dimensions shall be as follows:
A. Minimum Lot Area.
1. All lots in the RA -S-1 zone shall contain a
minimum net lot area of forty-three thousand, five hundred
sixty square feet.
2. All lots in the RA -S-2 zone shall contain a
minimum net lot area of eighty-seven thousand, one hundred
twenty square feet.
3. The City Council may establish a greater mini-
mum net lot area as warranted by environmental conditions.
Wherever a greater minimum area is required; a number ex-
pressing the required acreage shall be placed upon the
zoning map as a suffix to the base zone district (for exam-
ple, RA -S-10 for a minimum net lot area of ten acres).
4. Lots or parcels of record which, prior to the
adoption of the current standard, are smaller than the cur-
rently required lot area shall be considered to have the
required area.
209 (Rolling Hills 11/00)
17.16.060
B. Minimum Dimensions. All lots shall comply with
the following width and depth requirements:
1. The width of a lot at and along the street
easement line shall be at least equal to or greater than
the lot depth divided by two and one-half. However, in no
event shall such abutting footage be less than one hundred
fifty feet.
2. The minimum width of a lot at any point shall
be one hundred fifty feet, measured at right angles to the
side lot lines.
209-1 (Rolling Hills 11/00)
17.16.060
3. For corner lots, the lot line with the smallest
linear feet of lot frontage shall be considered the front
lot line for the purpose of this section. In measuring the
front lot width, the measurement shall not include any
footage within the side street easement.
SUMNARY OF DEVELOPMENT STANDARDS (a)
Development Standard
Zone District
1. Minimum Net Lot Area
RA -S-1
43,560 sf
2. Minimum Lot Dimensions
•Width Along Street Easement
• Width at Any Point
• For Cul-de-sac Frontage
•Depth
At least lot depth divided by 2-1/2,
but in no case less than 150'
150' 150'
Dependent upon turn -around; see
Section 17.16.060.8.4
Must be equal to or greater than
width along front street easement,
with maximum slope of 29%
3. Maximum Lot.Coverage
•By Structures"
-By Structures'and impervious
surfaces
20%
35%
4. Height Limitation.
5. Minimum Dwelling Unit Size
6. Maximum Buildable Slope
i
20%
35%
One story (mezzanines, lofts, and
storage areas not permitted)
1,300 sf, with 20' minimum width
2:1, with no structures allowed on
sides or bottoms of canyons or
natural drainage courses
7. Required Yards
•Front
•Side
-Rear
50'
20' (b)
50'
Notes:
i
50'
35' (c)
50'
(a) This table summarizes development standards. For .complete descrip-
• tions, refer to Sections 17.16.040 through 17.16.130.
(b) Every lot or parcel shall have a side yard measuring no less than
20 feet from the side property line, except if a Rolling Hills Community Asso-
ciation easement, located along the side property line, is improved with a
roadway, then the side yard shall be no less than 10 feet from the interior
edge 'of that easement.
(c) Every lot or parcel in the RA -S-2 zone shall have a side yard mea-
suring no less than 35 feet from the side property line, except if a Rolling
Hills Community Association easement, located along the side property line, is
improved with a roadway, then the side yard shall be no less than 25 feet from
the interior edge of that easement.
210 (Rolling Hills 10/98)
17.16.070--17.16.080
4. For lots fronting at the turn -around end of a
cul-de-sac, the minimum frontage width shall be a function
of the required cul-de-sac radius and the number of lots
fronting the turn -around. No more than two lots shall
front the turn -around, and the turn -around shall have a
minimum radius of thirty-two feet.
5. All lots shall have a depth with a maximum
slope of twenty-nine degrees equal to or greater than the
lot width abutting the front street easement. (Ord. 275
§7, 1998; Ord. 239 §11(part), 1993).
17.16.070 Maximum level of site development permit-
ted. The following standards for maximum lot coverage and
maximum disturbed area shall apply to all development in
the RA -S zone.
A. Maximum Lot Coverage. Two maximum lot coverage
standards shall apply - maximum coverage by structures and
maximum coverage by impervious surfaces.
. 1. Coverage by Structures. All structures on a
lot shall not cover more than twenty percent of the net lot
area. For the purpose of this section, "structures" in-
clude the primary residence, garages, all accessory build-
ings, recreational game courts, swimming pools and similar
facilities, existing stables, combination stable and corral
sites required by Section 17.16.170, and subterranean
structures other than basements.
2. Impervious Surface Coverage. All structures,
as defined in subsection (A)(1) of this section, and all
other impervious surfaces shall not cover more than thirty-
five percent of the net lot area. For the purposes of this
section, impervious surfaces shall include all driveways,
parking areas, walks, patios, decks and asphaltic or con-
crete paving not maintained by the Association.
B. Maximum Disturbed Area_ Disturbance shall be
limited to forty percent of the net lot area. Disturbance
shall include any remedial grading (temporary disturbance),
any graded slopes and building pad areas, and any nongraded
areas where impervious surfaces will remain or are proposed
to be added. (Ord. 269 §7, 1997; Ord. 264 §7, 1996; Ord..
254 56, 1995; Ord. 239 §11(part), 1993).
17.16.080' Height limitation. A. General Limitation.
A building shall have no more than one story, meaning no
interior habitable space shall exist over any other interi-
or habitable space. For the purposes of this section,
"interior habitable space" includes lofts, mezzanines and
storage areas.
B. Exceptions.
1. A one-story space shall be permitted over a
basement.
211 (Rolling Hills 10/98)
17.16.090--17.16.120
2. Barns or stables may have a loft, provided the
loft area has no glazed openings and that the loft area is
limited in use to the storage of feed, tack and stable
equipment. (Ord. 269 § 8, 1997; Ord. 239 §11(part), 1993)
17.16.090 Minimum dwelling unit size. Every single-
family dwelling and manufactured home used as a primary
residence shall have a minimum width of twenty feet and a
minimum floor area of one thousand three hundred square
feet, exclusive of any accessory structures. (Ord. 239
§11(part), 1993).
17.16.095 Minimum building pad size. The minimum
size of a graded building pad shall be twelve thousand
square feet, as specified in the City's Subdivisions Code
(Title 16 of this code) . (Ord. 239 §11(part), 1993) .
17.16.097 Building pad coverage guideline. When
reviewing a proposed development project for general plan
and zoning ordinance compliance, the Planning Commission
utilizes a guideline in determining whether the proportion
of the building pad that is proposed for development is
appropriate. The Planning Commission's guideline is ex-
pressed in terms of a maximum percentage of building pad
coverage. A determination as to whether a proposed project
satisfies the guideline is determined by first calculating
the square footage of the proposed structure or structures,
dividing that number by the square footage of that portion
of the building pad that is outside of required setbacks,
and then comparing that percentage figure to the
Commission's guideline percentage. Proposed projects that
have a percentage of building pad coverage equal to or less
than the Commission's guideline percentage satisfy the
Commission's guideline. Satisfaction of the Commission's
guideline for allowable building pad coverage is only one
of several factors for determining project compliance with
the general plan and zoning ordinance and all other re-
quired findings for the particular approval sought must
also be satisfied. (Ord. 270 §5, 1997).
17.16.100 Maximum buildable slope. No structure
shall be located on any natural or graded slope with a
grade exceeding 2:1, nor shall any structure be located on
the sides or bottoms of canyons or natural drainage cours-
es. (Ord. 239 §11(part), 1993).
17.16.110 Front yards. Every lot or parcel shall
have a front yard measuring no less than fifty feet from
the front easement line. (Ord. 239 §11(part), 1993).
17.16.120 Side yards. A. Requirements for RA -S-1
Zone.
212 (Rolling Hills 10/97)
17.16:130
Every lot or parcel shall have a side yard measuring
no less than twenty feet from the side property line, -ex-
cept if a Rolling Hills Community Association easement,
located along the side property line, is improved with a
roadway, then the side yard shall be no less than ten feet
from the interior edge of that easement.
B. Requirements for RA -S-2 Zone. Every lot or parcel
in the RA -S-2 zone shall have a side yard measuring no less
than thirty-five feet from the side property line, except
if a Rolling Hills Community Association easement, located
along the side property line, is improved with a roadway,
then the side yard shall be no less than twenty-five feet
from the interior edge of that easement. (Ord. 275 §8,
1998: Ord. 239 §11(part), 1993).
/7.16.130 Rear yard. 1. Every lot or parcel shall
have a rear yard measuring no less than fifty feet from the
rear property line.
212-1 (Rolling Hills 10/98)
17.16.140--17.16.150
2. Accessory structures may be placed in the required
rear yard area provided they conform to all other require-
ments of this title.
3. Where an easement traverses the rear portion of
any lot and the property owner does not have the right to
use the easement for buildings, then the rear lot line
shall be considered the rear line of that portion of the
lot. to which the easement does not apply. (Ord. 239
§11(part), 1993) .
17.16.140 Permitted projections. The following pro-
jections into required yard areas shall be permitted sub-
ject to the specified conditions. •
A. Projecting Architectural Features.
1. Chimneys, bay windows, cornices, eaves, belt •
courses, sills, buttresses or other similar architectural
features may extend or project into a side yard no more
than two and one-half inches for each one foot of the side
yard• setback, but in no case shall such features project
more than five feet:
2. Such architectural features may project into a
front or rear yard no more than four feet.
3. No permitted projection shall be constructed in
any manner which increases the habitable floor area of a
structure.
B. Projecting Porches.. An uncovered porch, platform
or landing place may project into any required front or
side yard no more than six feet or into a rear yard without
limitation. Such strut_ tu .. res_ina side yard shall. leave no
less than five feet of unobstructed space to the edge of
the building pad to allow for pedestrian movement within
the setback. Such structures shall not extend above the
floor level of the building to which they are attached.
(Ord. 239 §11 (part) , 1993) .
17.16.150 Structures and driveways permitted within
required yards and easements. Required yards shall be
maintained unoccupied and unobstructed by any structures
except for the following:
A. A boundary fence is permitted in any yard, pro-
vided the fence is located either on the perimeter easement
line or not more than five feet outside of and parallel to
the perimeter easement line. In the absence of an easement
line, a boundary fence may be located on the property line.
B. Driveways are permitted in any yard but shall not
cover more than twenty percent of the area of the yard in
which they are located.
C. Uncovered parking areas are permitted in front or
side yards. However, such parking areas shall not exceed
ten percent of the area of the yard in which they are lo-
cated and shall be located no closer than thirty feet from
any roadway easement.
213 (Rolling Hills 5/94)
17.16.160--17.16.180
D. Walkways, steps, mail boxes, security lighting and
irrigation systems are permitted in any yard area. (Ord.
239 §11(part), 1993).
17.16.160 Access and parking. A. Driveway Require-
ments.
1. Each single-family dwelling is permitted only
one driveway as access to a maintained roadway, except as
otherwise permitted by Section 17.16.040(A).
2. Driveways shall be no wider than twenty feet,
unless otherwise approved by the Planning Commission. All
driveways shall have a roughened concrete driveway apron.
3. No driveway shall exceed a maximum grade of
twelve percent, unless otherwise approved by the Planning
Commission, and the first twenty feet of a driveway shall
have a maximum grade of seven percent.
4. All new driveways shall be reviewed by the
Traffic Commission.
B.. Parking Requirements. Every single-family dwell-
ing, including manufactured homes used as a primary resi-
dence, shall have an above ground garage with a minimum ca-
pacity of two cars with direct paved access to a maintained
roadway. No new subterranean garage shall be constructed
after August 13, 1997. Any subterranean garage lawfully
existing as of August 13, 1997 shall be permitted to remain
in accordance with the provisions of Chapter 17.24 of this
title. (Ord. 269 §9, 1997; Ord. 239 §11(part), 1993).
17.16.170 Stable and corral site. required. Every lot
or parcel of the RA -S zone for which site plan review is
required by this title in connection with the construction
of a new single-family residence or the. addition to an
existing single-family residence, shall have areas devel-
oped with or set aside for both of the following:
A. A combination stable and corral area that complies
with the criteria set forth in Section 17.16.200(A); and
B. A vehicular accessway to the stable and corral
area for delivery of feed and removal of waste that does
not exceed a slope of twenty-five percent.
For purposes of this section, "vehicular accessway"
shall include .a driveway, roadway or other accessway that
is traversable by any motorized device capable of deliver-
ing feed and the removal of waste. These accessways need
not be paved. (Ord. 252 §1, 1995: Ord. 239 §11(part),
1993).
17.16.180 Landscaping requirements. All existing
landscaping shall be maintained in a healthy condition. No
landscape plant materials shall be removed from a planted
area unless the removed materials are replaced with like
landscaping. (Ord. 239 §11(part), 1993).
214 (Rolling Hills 10/97)
17.16.190--17'.16.200
17.16.190 Additional residential development stan-
dards. The following additional standards shall apply to
construction in the RA -S zone.
A. Eave Projection.
1. Every single-family dwelling shall have an eave
projection of at least two feet, unless incompatible
with neighboring residences.
2. Roof coverings for all buildings shall be Class
A (having satisfied the fifteen -year weathering test and
certified as such by Underwriting Laboratories or an equiv-
alent recognized test agency). However, any new addition to
or reroofing of a structure may match the existing roof
covering, .provided the roof addition or the area to be re -
roofed does not exceed two hundred square feet in size.
B. Exterior Siding. Every single-family dwelling
shall have exterior siding of brick, wood, stucco, or other
similar material as provided by the building code of the
City; no reflective siding shall be permitted.
C. Roofing Material. Every single-family dwelling
shall have a Class A roof as provided by the building code
of the City; no reflective type roofing shall be permitted.
D. Permanent Foundation. Every single-family dwell-
ing shall be built or placed upon a permanent foundation
approved by the County Engineer. (Ord. 239 §11(part),
1993).
17.16.200 Conditions for accessory uses. The follow-
ing conditions shall apply to the use and development of
accessory structures.
A. Barns, Stables and Corrals. Any barn, stable or
corral to be constructed shall comply with the following
criteria: -
1. The stable shall be not less than four hundred
fifty square feet in size and must have a contiguous corral
that is not less than five hundred fifty square feet in
size. The combined minimum area for a stable and corral
shall be one thousand square feet.
2. The stable and corral shall not be located on a
portion of the lot where the slope is greater than four to
one.
3. No corral, pen, stable, barn or other similar
holding facility shall be permitted in a.front yard.
4. Barns, stables, pens and corrals shall be lo-
cated a minimum of thirty-five feet from any residential
structure and a minimum of twenty-five feet from any prop-
erty line.
5. Barns, stables and corrals shall be used for
the exclusive purpose of keeping permitted domestic ani-
mals. Commercial uses are not permitted.
215 (Rolling Hills 10/95)
17.16.200
B. Corral and Pen Not Requiring Grading. No specific
conditions shall apply unless conditions are imposed
through a discretionary permit review process.
C. Greenhouse. No specific conditions shall apply
unless conditions are imposed through a discretionary per-
mit review process.
D. Hobby Shop. No specific conditions shall apply
unless conditions are imposed through a discretionary per-
mit review process.
E. Noncommercial Radio Antennas. Noncommercial radio
antennas shall be subject to issuance of a zone clearance
reviewed by the City Manager or designee, for purposes of
assuring compliance with the following criteria:
1. Noncommercial radio antennas shall not be lo-
cated in any required front yard or setback area and shall
be hidden or screened from view from the surrounding prop-
erties and any roadway easement.
2. All installations shall be ground -mounted and
not affixed to a residential or permitted accessory struc-
ture, unless required to ensure stability.
3. No more than one noncommercial radio antenna
may be installed on any legal building site.
4. All wiring and cables emanating from noncommer-
cial radio antennas shall be installed in compliance with
applicable installation requirements.
5. A building or electrical permit, as applicable,
shall be obtained prior to installation.
6. The installation shall not exceed a total over-
all height of twenty-five feet from finished grade at total
retraction. Extendable (telescoping) antennas shall not
exceed fifty feet from finished grade at total .extension.
7. The occupant of the property must possess a
valid radio operator's license issued by the Federal Commu-
nications Commission.
8. Installation shall be valid only during the
residence of a licensed radio operator and shall be removed
upon transfer or change of ownership of the property.
Notwithstanding the provisions of Section 17.08.050 of
this title, a variance from the provisions of this para-
graph may be granted by the Planning Commission, if neces-
sary to allow the applicant to obtain reasonable reception.
F. Keeping of Domestic Animals. All activities shall
comply with applicable provisions of Title 6 of the Rolling
Hills Municipal Code and the Los Angeles County Health and
Safety Code.
G. Outdoor Storage of Recreational Vehicles, Boats or
Trailers.
1. No more than an aggregate total of three recre-
ational vehicles, boats, trailers or horse trailers may be
stored on any one property.
216 (Rolling Hills 10/95)
17.16.210
2. No such storage shall be permitted within fifty
feet of any roadway easement.
H. Satellite Antennae and Solar Panels. Installation
of a. satellite antenna or solar panels shall be subject to
issuance of a zone clearance by the Planning Commission
except that zone clearance for satellite antennas that are
three feet in diameter or less may be issued by the City
Manager or designee. The review of the application by the
Planning Commission, City Manager or designee shall be lim-
ited to assuring compliance with the following criteria:
1. The satellite antennae or solar panels shall
not be located in any required front yard or setback area
and shall be hidden or screened from view from surrounding
properties and any roadway easement.
2. Colors of the installation shall blend with
adjacent environment and vegetation.
3. All satellite antennas installations that are
more than three feet in diameter shall be ground -mounted
and not affixed -to a residential or permitted accessory
structure.
• 4. No more than one satellite antenna may be in-
stalled on any legal building site.
5. All wiring and cables emanating from a satel-
lite antenna or plumbing device from solar panels shall be
installed in compliance with applicable installation re-
quirements.
6. A building and/or electrical permit, as appli-
cable, shall be obtained prior to installation.
7. The installation shall not exceed a total over-
all height of fifteen feet from finished grade at total
extension.
Notwithstanding.the provisions of Section 17.08.050 of
this title, a variance from the provisions of this section
"may be granted by the Planning Commission, City Manager, or
designee for satellite antennas three feet or less in diam-
eter, if necessary to allow the applicant to obtain reason-
able reception.
I. Swimming Pool. No specific conditions shall apply
unless conditions are imposed through a discretionary per-
mit review process. (Ord. 252 §2, 1995; Ord. 251 §§2, 3,
1995; Ord. 239 §11(part), 1993).
17.16.210 Conditions for conditional use permits_
The following minimum conditions shall apply to the use and
development of the following conditionally permitted uses.
The Planning Commission may impose additional conditions
pursuant to Chapter 17.42.
A. Conditional Uses Requiring Primary Residential
Use.
217 (Rolling Hills 10/95)
17.16.210
1. More Than One Driveway. Additional driveways
which provide a second or more means of vehicular access
from a lot to a maintained street shall be permitted only
in the following circumstances:
a. The subject property is not developed with a
driveway, within fifty feet of a roadway intersection;
b. The subject property has frontage on main-
tained roadway of not less than two hundred fifty feet; and
c. A minimum separation of one hundred feet is
maintained between driveways on the same property.
2. Cabana or Detached Recreation Room. No sleep-
ing quarters or kitchen or other cooking facilities shall
be permitted in cabanas or detached recreation rooms.
3. Corral Requiring Grading. No specific condi-
tions shall apply unless conditions are imposed through a
discretionary permit review process.
4. Detached Garage. No specific conditions shall
apply unless conditions are imposed through a discretionary
permit review process.
5. Guest House.
a. All guest or servant quarters must be devel-
oped on the same recorded lot as the main house.
b. The building housing the quarters shall not
contain more than eight hundred square feet of net floor
area.
c. No kitchen or other cooking facilities shall
be provided within guest or servant quarters.
d. The property shall be developed and main-
tained in substantial conformance with the approved site
plan on file.
e. No vehicular access or paved parking area
shall be developed within fifty feet of the proposed guest
house or servant quarters.
217-1 (Rolling Hills 10/95)
17-.16.210
f. Occupancy of the proposed guesthouse or
servant quarters shall be limited to persons employed on
the premises and their immediate family or by the temporary
guests of the occupants of the main residence. No guest
may remain in occupancy for more than thirty days in any
six-month period.
g. Renting of guest houses or servant quarters
is prohibited.
h. All requirements of this title must be com-
plied.with unless otherwise set forth in the permit or
approved plan.
i. A landscaping plan shall be submitted to the
City of Rolling Hills Planning Department staff for approv-
al. The.plan submitted must comply with the purpose and
intent of site plan review, as specified in Chapter 17.46
of this title.
• 6. Mixed Use Structures. A mixed use structure,
as defined by this title, shall be subject to the following
conditions:
a. Vehicular access to the garage or mixed use
structure shall not occur within an easement or within
twenty-five feet of the side or rear lot line.
b. If a portion of the structure is designed or
intended to be used for a garage, that portion shall be
separated by an interior common wall from the portion of
the structure used as a stable, barn, office, study, recre-
ational use or other use. The interior common wall shall
be constructed in the same manner as found in attached
townhouse construction. No access from -the interior -of -the- •
portion used for a garage to the interior of the portion
used for the other use shall be permitted.
c. If a portion of the structure is intended to
be used as a stable or barn, that portion of the structure
shall be used exclusively for the purpose of keeping horses
or other permitted animals.
d. There shall be no sleeping quarters, tempo-
. rary occupancy or kitchen/cooking facilities or equipment
in any portion of the detached garage or mixed use struc-
ture.
e. A loft area may be constructed only over a
stable area of the structure, pursuant to this title and
the Building Code.
f. Where the garage, stable or any other use
that is specified on the approved plan is converted to
another use, or if the proportionsof any approved use is
changed without required approvals, the permit granting the
mixed use structure may be revoked, pursuant to Chapter
17.58, and the structure shall be removed at the cost of
the property owner.
g. If any conditions of the permit are violat-
ed, or if any law, statute or ordinance is violated, the
permit may be revoked and the privileges granted by the
218 (Rolling Hills 5/94)
. 17.16.210
permit shall lapse, provided that the property owner has
been given written notice to cease such violation and has
failed to do so for a period of thirty days, and further
provided that the owner has been given an opportunity for a
hearing.
7. Recreational Game Courts. Tennis, racquetball
and squash courts, and any other fenced, enclosed, paved or
hard -surfaced areas used for recreational purposes shall
adhere to the following conditions.
a. A legally required and accessible stable and
corral area shall be provided on the site in accordance
with Section 17.16.010(A).
b. A game court shall not be located in a front
yard.
c. A game court shall not be located within
fifty feet of any paved road or street easements.
d. Retaining walls constructed for a game court
shall not exceed four feet in height at any point along the
wall; 'retaining .walls shall not be exposed to the exterior;
and if necessary to minimize the visual impact, the game
court surface shall be inset or sunken below grade.
e. The construction of the proposed game court
shall conform to the lot coverage limitations as set forth
in Section 17.16.070.
f. A game court shall not be located on a slope
that exceeds a 2:1 grade.
g. A game court shall not be located on the
side or bottom of a canyon or in the path of a natural
drainage course.
h. When grading is required for a game court,
cutting and filling shall be balanced on site and shall not
exceed a total cut and fill of seven hundred fifty cubic
yards.
i. When grading is required for a game court,
cutting and filling shall be balanced on site and shall not
exceed ten thousand square feet.
j. The existing topography, flora and natural.
features of the site shall be retained to the greatest
extent possible.
k. Drainage systems shall be incorporated into
the game court and shall be approved by the City Engineer.
1. A game court shall be adequately screened on
all four sides.
m. Landscape screening shall include native or
other drought -tolerant mature trees and shrubs which shall
be maintained in a healthy condition. The landscape
screening shall not exceed the mature height determined by
the Planning Commission or City Council and shall be ap-
proved in accordance with the site plan review process
pursuant to Chapter 17.46.
218-1 (Rolling Hills 11/00)
17.16.210
n. Landscaping shall not.interfere with the
viewscape of surrounding properties or easements pursuant
to Chapter 17.26.
o. Game court lighting shall not be permitted.
p. Design and construction of a game court
shall include methods to mitigate visual and noise impacts.
B. Conditional Uses As Primary Use.
1. Elementary School Offering State -Mandated Cur-
riculum. No specific conditions shall apply unless condi-
tions are imposed through a discretionary permit review
process.
2. Fire Station. No specific conditions shall
apply unless conditions are imposed through a discretionary
permit review process.
3. Gate House. No specific conditions shall apply
unless conditions are imposed through a discretionary per-
mit review process.
4. Park and/or Playground. No specific conditions
shall apply unless conditions are imposed through a discre-
tionary permit review process.
5. Public Utility Building. No specific condi-
tions shall apply unless conditions are imposed through a
discretionary permit review process.
6. Temporary Manufactured Homes or. Trailers.
Temporary manufactured homes and trailers may be permitted
only in cases where an occupied primary residence on a
property has been rendered uninhabitable by an active land-
slide. Any approval of a conditional use permit for tem-
porary living quarters within a manufactured home or trail-
er shall be subject to the following conditions and any
other conditions which the Planning Commission may require.
a. The manufactured home or trailer shall not
be placed on a permanent foundation.
b. All utilities shall be above -ground and ade-
quate.above-ground storage tank facilities shall be pro-
vided for sewerage; provisions shall be made for the regu-
lar pumping of such tank facilities.
c. The specific location of the manufactured
home or trailer on the property shall be subject to approv-
al by the Commission.
e.. Placement of the manufactured home or trail-
er shall not create a geologic hazard or otherwise be det-
rimental to the public health, safety and welfare.
f. Conditions shall be imposed to ensure that
the visual impact of the manufactured home or trailer is as
harmonious as reasonably possible with the neighborhood.
g. The applicant shall present facts demon-
strating a necessity for temporary alternative living ar-
rangements during the pendency of an active landslide.
h. The primary residence shall not be occupied
while the manufactured home or trailer remains on the prop-
erty. Gas and electric utilities shall be disconnected
218-2 (Rolling Hills 11/00)
17.16.220--17.16.240
17.16.220 Reports required for all development.
Prior to the submittal of an applicable final grading plan
for any approved development to the County of Los Angeles
for plan check, a detailed grading and drainage plan with
related geology, soils and hydrology reports that conform
to• the development plan, as approved by the Planning Com-
mission shall be submitted to the Rolling Hills Planning
Department staff for review. Cut and fill slopes must con-
form to the City of Rolling Hills standard of 2:1 slope
ratio. (Ord. 239 §11 (part) , 1993) .
17.16.230 Balanced grading required. Per the re-
quirements of the City's Building Code (Title 15 of the
Municipal Code):
A. No export of cut materials or fill materials shall
be permitted in connection with any grading performed in
the City, unless otherwise permitted by the provisions of
Title 15 of this Code.
B. No export or import of soil that does not require
a grading permit shall be permitted for remedial repair of
hillsides or trails in the City, unless otherwise permitted
by the provisions of Title 15 of this Code. (Ord. 273 §6,
1998: Ord. 239 §11(part), 1993).
17.16.240 Exploratory excavations. Per the require-
ments of the City's Building Code (Title 15 of the Munici-
pal Code), property shall be restored to the condition that
existed prior to excavations, to the maximum extent practi-
cable, following exploratory excavations and within the
time period, if any, specified by the City Manager or
designee. (Ord. 274 §4, 1998).
218-3 (Rolling Hills 4/98)
17.28.010-17.2-8.020
APPENDIX C
Chapter 17.28
SECOND UNITS ON SINGLE-FAMILY LOTS
Sections:
17.28.010 Prohibition.
17.28.020 Findings.
17.28.030 Limitation on housing opportunities.
17.28.010 Prohibition. Second units on single-family
lots are prohibited within the City for the reasons set
forth in Section 17.28.020. For the purposes of this chap-
ter, "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.
239 §11 (part) , 1993) .
17.28.020 Findings. The following findings specify
the adverse impacts on the public health; safety and wel-
fare that would result from allowing second units on
218-20a (Rolling Hills 11/00)
17.28.02G
single-family lots and which justify their preclusion wit
in 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, estimat-
edto be sixty million one hundred thirty-three thousand
seven hundred fifty gallons a year in 1983, 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 slip-
page surfaces. The strength of clay decreases as its ab-
sorbed water content increases, resulting in movement and
instability. The authorization of second units wduld lower
the margin of safety by contributing to a decrease in geo-
logic stability. The current method of sewering the City
is predicated on one -acre and two -acre sized lots and lim-
ited 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
Figure S-2 in the Safety Element of the Rolling Hills Gen-
eral Plan. The risk of landslide is affected by develop-
ment of the land in that, as noted in the Safety Element,
areas shown as probable landslides are 'unacceptable
risks,' and development -upon slide- maGSPs_ dds_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 risk beyond acceptable standards.
C. Rural Design and Community Roadway Character. The
City has no public streets, and all roadways have con-
trolled 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 direct-
ly adjacent to the roadway paving. This design is predi-
cated on a rural density of one or two acres per unit. The
current capacity and design of the entirely private road-
ways, 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 den-
sity, 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 pro-
ceed with two units on lots without additional access would
compromise traffic safety as well as the fire protection
needs of the City.
218-21 (Rolling Hills 5/94)
17.28.030
D. Fire Flow Requirements. The introduction of sec-
ond units would change the infrastructure requirements on
water pressure in the City beyond the current requirements
of one thousand two hundred fifty gallons per minute.
According to the Safety Element of the General Plan, water
pressure to right fires would change to one thousand seven
hundred fifty g.p.m., and the spacing requirement for fire
hydrants would become three hundred thirty feet, rather
than the current five hundred feet. The fire -fighting
capability of the City would be compromised ff proper pres-
sure 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.
239 §11(part), 1993).
17.28.030 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
17.28.020.
B. Moreover, the City of Rolling Hills has partici-
pated in regional housing programs and has contributed its
funds for housing projects to the City of Lomita, a neigh-
boring municipality. In adopting the Housing Element of
the General Plan in 1990, Rolling Hills accepted a share. of
its regional housing allocation and established the docu-
mented 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, which
represents an insignificant percentage of regional units,
this preclusion will not significantly affect housing op-
portunities in the region. (Ord. 239 §11(part), 1993).
218-22 (Rolling Hills 5/94)
APPENDIX D
Rolling Hills Community Association
Zoning Regulations
ARTICLE III
Zoning
Section 1. Definitions
The protective restrictions in. this article
shall be known as " Building Zone Restrictions"; and for the purposes hereof the
following explanations and definitions of words, terms, and phrases shall govern
unless the context thereof shall clearly indicates a different meaning:
(a) A "building site" shall be taken to be
a lot or lots, or parcel of land:
(1) Designated as a building site or building
sites in any instrument of original conveyance, lease or sale by Palos Verdes
Corporation;
(2) Designated as a building site, or building
sites in this Declaration, or in any declaration of local restrictions or amendment
and additions thereto, made and filed for record by Palos Verdes Corporation in the.
manner and pursuant to the provisions hereof;
(3) Any lot shown on any map of record of any
original subdivision or partition of said property subject to the jurisdiction of the
Association; and filed by or on behalf of the Palos Verdes Corporation;
(4) Any lot shown on any map of record of any
resubdivision of any plots or parcels of said property filed by or on behalf of Palos
Verdes Corporation, which resubdivision is approved by the Association and is per-
mitted by the restrictions applicable thereto and thereby allowed to be used as a
building site; or
17
(5) Any lot of any subdivision or resubdivi
sion of any property (other than said property) which hereafter becomes subject to
the jurisdiction of the Association by virtue of restrictions, conditions, covenants,
and/or contracts relating thereto, and by acceptance of jurisdiction by the Board of
Directors of said Association, and by and with the approval of Palos Verdes
Corporation;
(6) The "number of building sites" of all of
said property, because of its size, shall be taken as one hundred (100) building
sites, and the number of building sites from time to time held by and vested in
Palos Verdes Corporation shall be said building sites less the number of building
• sites transferred and conveyed to grantees by deeds and instruments of con-
veyance executed by Palos Verdes Corporation, provided, however that the num-
ber of building sites held by and vested in Palos Verdes Corporation in the event of
and after the filing of a declaration or of a map of an original subdivision or re -sub --
division designating the total number of building sites in said tract shall not exceed
the number of building sites represented by the unsold lots or parcels remaining
after such declaration or subdivision.
Luguiczn"
not less than five feet (5') distant, measured (b) A horizontally,
orizontal from any portion ois one that is
other building. f any
(c) The "Mari of a building is the ver-
tical distance measured from the lowest part of the building to the top of the roof of
the highest part of the building (excepting towers or spires).
description of which is filed with and approved (d) A'i _r is any piece of land , the
of th
Association, regardless of plats recordedin the office ofothe CouofDnty Recirectorsorder.
(e)A"sinQl�ef_ydwell "isa
dwelling for (1) one family alone, having but (1) one kitchen, provided that reason-
able quarters may be built and maintained in connection therewith for the use and
occupancy of servants and guests, as provided in Section 5 (c) hereof.
" is
of a
included between the surface of any floor an(f) A d the"
e"ffinished ceat goabove it building
(g) The word "
means the
for which the building is designed, arranged or maintained orrffo„r which it is or maye
be occupied or maintained. Y
Section 2. Classes of Use Districts
The following general plan of zoning or districting is hereby adopted for said
property and there are hereby established and defined for said property certain
classes of use districts which shall be known as:
18
Residence Districts of:
Class A - Single Family Dwellings
Class A-1 Single Family Dwellings
Business and Public Use Districts of:
Class B - Public and Semi-public Uses and
Certain Designated Business Uses.
The districts of said classes and of each thereof are hereby
established for said property with location, extent and boundaries thereof as
defined and established herein, or as may be defined and established by Palos
Verdes Corporation in supplemental and additional restrictions approved by the
Board of Directors of the Association and filed for record with said County
Recorder, provided that further and/or different classes of use districts may be
established and defined in said supplemental and additional restrictions.
No building nor premises nor any portion of said property
shall be used or structure erected to be used for any purpose other than a use per-
mitted in the use district of the class in which such building or premises or property
is located.
Section 3. Residence Districts of Class A and
Class A-1. Single Family Dwellings
In Residence Districts of Class A and Class A-1, no build-
ing, structure, or premises shall be erected, constructed, altered or maintained on
any building site which shall be used or designed or intended to be used for any
purpose other than that of a single family dwelling and as defined and provided in
subparagraph (e) of Section 1 of this Article.
Section 4. Public and Semi -Public Uses and Certain
Designated Business Uses of Class B
In the Use district of Class 8, no building, structure, or
premises shall be erected, constructed , altered or maintained which shall be used
or designed or intended to be used for any purpose other than that of park, play-
ground, church, public or private school, library, fire -house, museum, public art
gallery, not more than one (1) tea-room or restaurant in which liquors may be sold
and dispensed (subject to regulation by the Association), administration buildings of
and for the Palos Verdes Corporation and/or the Association, or other public or
semi-public building or use, or as a single family dwelling.
Section 5. Accessory Buildings. etc.
(a) Notwithstanding anything herein
contained, customary outbuildings, farm buildings, stables and corrals, as herein
19
provided, accessory buildings, defined herein, or bridges may be located or main-
tained as accessory to any main building lawfully within the boundaries of any dis-
trict herein specified. The term "accessory" shall not include a business nor shall it
include any building or use not on the same building site with the building or use to
which it is necessary.
(b) A private garage for more than six
(6) motor vehicles shall not be deemed accessory in any Use Districts of Class A,
Class A-1, or Class B, except with the approval of the Board of Directors of the
Association.
(c) Accessory Buildings.
Buildings accessory to a single family dwelling, lot or use, shall include and permit
the building of servants' quarters as a part of the main building, or with the written
approval of the Board of Directors of the Association, in a separate detached
accessory building or buildings, with kitchens on the same lot. By and with the writ-
ten approval of the Board of Directors and subject to such condition and require-
ments as may be set forth in said written approval, guest houses without kitchens,
and to be used and occupied only by non-paying guests of the family, may be
erected upon the same lot, and shall be deemed buildings accessory to said single
family dwelling.
Section 6. Interpretation,
In interpreting and applying the provisions of this declara-
tion, they shall be held to be the minimum requirements adopted for the promotion
of the health, safety, comfort, convenience and general welfare of the owners and
occupants of said property. It is not intended by this declaration to interfere with any
provisions of law or ordinance or any rules, regulations, or permits previously
adopted or issued or which may be adopted or issued pursuant to law relating to
the use of buildings or premises; nor is it intended by this declaration to interfere
with or abrogate or annul easements, covenants or other agreements between par-
ties; provided, however that where this declaration imposes a greater restriction
upon the use of buildings or premises or upon the height of buildings or requires
larger yards, courts or other open spaces than are imposed or required by such
provisions of law or ordinances or by such rules, regulations or permits, or by such
easements, covenants or agreements, then and in that case the provisions of this
declaration shall control.
Section 7. Alterations andChange in Occunanc.
No building or structure erected, constructed, or premises
used on any part of said property shall at any time be altered so as to be in viola-
tion of this declaration.
Section 8. Building Permits.
No building permit shall be issued by or on behalf of the
Association for the erection or alteration of any building or structure contrary to the
provisions of this declaration.
20
Section 9. No Use Prior to Is_stlafoe of Certificate
of Completian_and Compliance
No owner or lessor of any portion of said property shall use or per-
mit the use of any building or premises or part thereof created, erected, changed,
or converted wholly or partly in its use or structure until a certificate of completion
and compliance to the effect that the building or premises or the part thereof so cre-
ated, erected, changed or converted and the proposed use thereof conform to the
provisions of this declaration, shall have been issued by the Association.
August 9, 2000
City 0/Rainy _Alio
INCORPORATED JANUARY 24, 1957
APPENDIX E
Ms. Jan Debay
Chair of SCAG Growth Visioning
For a Sustainable Region Subcommittee of CEHD
Southern California Associationof.Governments
818 West Seventh Street
Los Angeles, CA 90017-3435
Attention: Mr. Jim Jacob
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
SUBJECT: CITY OF ROLLING HILLS 2010 — 2025 POPULATION, HOUSEHOLD AND
EMPLOYMENT GROWTH FORECASTS
Dear Ms. Debay:
This letter is in response to the 2010 — 2025 population, household and employment growth forecasts for
the City of Rolling Hills which is a part of the South Bay Cities Subregion that were sent out by SCAG in
February, 2000.
We informed SCAG that the draft growth forecasts for the City of Rolling Hills are too high. We requested
the reduction by 50% of the growth forecasts but those requests were not accepted. We also attended
meetings with other South Bay Cities regarding the forecasts and were told that if the forecasts of
protesting cities were reduced, then the forecasts of those cities who had not protested would be
increased.
Rolling Hills is a private gated community that is entirely residential with 682 single-family estate -size
residences (2000 figures) and a population of 2,066 persons (State Department of Finance estimate) that
is not yet substantiated by the U.S. Census. Half the population is over 45. years old. The City is almost
completely built out with very few available or buildable new building sites. There are no commercial or
industrial uses within the City. The City is also 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. Each year there are only 1 to 2 new residential
structures constructed, and of these, most are teardown replacement residences.
Since the 1990 census, the population of 1,871 persons increased by 195 persons to 2,066 according to
the State Department of Finance, a rate of 10.4%. With today s Department of Finance estimate of 2,066
persons (not yet verified by the U.S. Census) and taking into account community constraints, there is no
rationale for SCAG's estimate for the year 2010 showing an increase of 300 persons, a 14.5% increase,
and an increase of 1,056 persons for the year 2025, a 33.8% increase.
In January, 1989, 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. Since 1994, 12
new housing units were constructed, 5 of which were additional units, and 3 units were demolished and
not replaced, for a net housing unit gain of 2 additional units. That is an increase of 7% in 10 years..
Therefore, since 1989, only 7 additional units were and are under construction. With today s total
residences of 682, the estimate of 131 new structures by 2010 and 597 new structures by 2025 of
Household Growth input is not reasonable when new construction of single-family estate -size residences
have been mostly replacement teardowns. Let us repeat, each year there are only 1 to 2 new residential
structures constructed, and of these, most are teardown replacement residences.
® iCif :P c•,• .i ,1 1'. .:
We do not question the employment forecasts as they seem to be reasonable. '
In conclusion, to accurately represent the City of Rolling Hills in the regional modeling process and takini
into account community constraints, it appears that the progressive increase estimates for populatior
should be lowered to 10.4% for each 10 year period and the household units should be lowered to 7% for
each 10 year period.
Thank you for your cooperation. Feel free to call me if you have any questions at (310) 377-1521.
Lola Ungar
Planning Director
cc: Mr. Craig Nealis, City Manager
Housing Element
any. aiell4
q.v.' Plan
June 25; 4990
A
HOUSING ELEMENT
TABLE OF CONTENTS
Pagg
Introduction 1
State Policy, Authorization and Mandate 2
Purpose of Element 2
Relationship to Other Elements 5
Housing Needs Assessment 6
Demographic Trends 6
Household Characteristics 9
Housing Unit Characteristics 14
Housing Constraints 23
Market Constraints 23
Governmental Constraints 24
Environmental and Infrastructure Constraints 27
Housing Opportunities 30
Residential Land Inventory 30
Residential Development Potential Compared 32
With Future Housing Growth Needs
Summary of Housing Issues and Opportunities 33
Housing Plan 34
Evaluation of Accomplishments Under 34
Existing Housing Element
Goals and Policies 38
Implementing Programs 40
HOUSING ELEMENT
LIST OF TABLES
Table Page
H-1 State Housing Element Requirements 3
H-2 Age Characteristics of Population: 1980, 1989 7
H-3 Race and Ethnicity: 1980, 1989 8
H-4 Homeless Social Service Providers 13
H-5 Housing Trends: Rolling Hills and Surrounding 14
Areas, 1980-1989
H-6 Residential Recycling Activity 15
H-7 Age of Housing Stock: 1989 18
H-8 Single -Family Residential Sales 19
H-9 1989-1994 Household Needs by Income Group 20
H-10 Summary of Residential Development Fees 26
H-11 Time Requirements and Fees for Project Processing 28
H-12 Future Residential Development Potential 32
LIST OF FIGURES
Figure
H-1 Site Inventory for Residential Development
Pag
31
HOUSING ELEMENT
INTRODUCTION
The City of Rolling Hills is 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 Regional Housing Needs Assessment (RHNA) prepared by
SCAG identifies Rolling Hills as one of the few localities in
Southern California with an existing unmet housing need of zero.
Rolling Hills' future new construction need is for 40 dwelling units
over the 1989-1994 time period, as 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.
The Land Use Element is concerned with housing in a spatial
context, while 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.
HOUSING ELEMENT
1 JUNE 25, 1990
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; 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.
HOUSING ELEMENT
2 JUNE 25, 1990
TABLE H-1
STATE HOUSING ELEMENT REQUIREMENTS
REQUIRED HOUSING ELEMENT COMPONENT
REFERENCE
A.
1.
2.
3.
4.
5.
6.
7.
8.
Housing Needs Assessment
Analysis of population trends in Rolling Hills in
relation to regional trends
Projection and quantification of Rolling Hills'
existing and projected housing needs for all income
groups
Analysis and documentation of Rolling Hills' housing
characteristics including the following:
a. level of housing cost compared to ability to pay;
b. overcrowding;
c. housing stock condition.
An inventory of land suitable for residential
development including vacant sites and sites having
redevelopment potential and an analysis of the
relationship of zoning, public facilities and services
to these. sites
Analysis of existing and potential government
constraints upon the maintenance, improvement, or
development of housing for all income levels
Analysis of existing and potential nongovernmental and
market constraints upon maintenance, improvement, or
development of housing for all income levels
Analysis of special housing needs: handicapped,
elderly, large families, female -headed households, and
homeless
Analysis of opportunities for energy conservation with
respect to residential development
Household Needs Assessment -
Demographic Trends
Housing Needs Assessment -
Household Characteristics
Housing Needs Assessment -
Household Characteristics
Housing Needs Assessment -
Household Characteristics
Housing Needs Assessment -
Housing Unit Characteristics
Housing Opportunities -
Residential Land Inventory
Housing Constraints -
Governmental Constraints
Housing Constraints- Market
Constraints, Environmental
and Infrastructure
Constraints
Housing Needs Assessment -
Household Characteristics
Housing Needs Assessment -
Housing Unit Characteristics
3
HOUSING ELEMENT
JUNE 25, 1990
TABLE H-1 (continued)
REQUIRED HOUSING ELEMENT COMPONENT REFERENCE
6.
Goals and Policies
1.
Identification of Rolling Hills' community goals
Housing Plan -
relative to maintenance, improvement and development of
housing
Goals and Policies
2.
Quantified objectives and policies relative to the
Housing Plan -
maintenance, improvement, and development of housing in
Goals and Policies
Rolling Hills
C.
Implementation Program
An implementation program should do the following:
1.
Identify adequate sites which will be made available
Housing Plan -
through appropriate action with required public
services and facilities for a variety of housing types
Implementing Programs
for all income levels
.
2.
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
Housing Plan -
governmental constraints to the maintenance,
improvement, and development of housing in Rolling
Implementing Programs
Hills
4.
Conserve and improve the condition of the existing
Housing Plan -
affordable housing stock in Rolling Hills
Implementing Programs
5.
Promote housing opportunities for all persons
Housing Plan -
regardless of race, religion, sex, marital status,
ancestry, national origin or color
Implementing Programs
4
HOUSING ELEMENT
JUNE 25, 1990
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
5 JUNE 25, 1990
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
population increase over the past two decades. This 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.
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%), a much larger proportion than that
evidenced County -wide (68%). 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
HOUSING ELEMENT
6 JUNE 25, 1990
TABLE H-2
CITY OF ROLLING HILLS
AGE CHARACTERISTICS OF POPULATION: 1980, 1989
1980 (a) 1989
Age
Range
# of
Persons
°70 of
Population
# of
Persons
% of
Population
0-5
6-13
14-17
18-20
21-24
25-34
35-44
45-54
55-64
65+
100
293
221
95
85
122
335
383
268
147
4.9
14.3
10.8
4.6
4.1
6.0
16.3
18.7
13.1
7.2
117
247
163
69
107
144
424
398
249
174
5.6
11.8
7.8
3.3
5.1
6.9
20.3
19.0
11.9
8.3
TOTAL
2,049
100.0 "
2,092 a .
100.0
FEMALE 1,044 50.9 1,060 , 50.7
MALE 1,005 49.V ",� 1,032.1 -` 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
7 JUNE 25, 1990
TABLE H-3
CITY OF ROLLING HILLS
RACE AND ETHNICITY; 1980, 1989
1980 (a) 1989 (b)
Race and
Ethnicity
# of
Persons
°10 of
Population
# of
Persons
°10 of
Population
White
Black
American Indian
Asian/Pacific Islander
Other
1,906
27
6
102
8
93.0
1.3
.3
5.0
.4
1,838
46
11
180
17
87.9
2.2
.5
8.6
.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
8 JUNE 25, 1990
increase from 1980 when Spanish/Hispanics represented 4.5 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 11-3). 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 3.5 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
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
HOUSING ELEMENT
9 JUNE 25, 1990
household size is also significantly larger in Rolling Hills (3.2
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.
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
finding 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.
10
HOUSING ELEMENT
JUNE 25, 1990
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.
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. The Community
Attitude Survey identified 1.9 percent of the City's households as
having one or more members confined to a wheelchair.
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
households is 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 tend to
have low incomes, thus limiting housing availability for this group.
In 1980, 3.5 percent of Rolling Hills' households were headed by a
woman, translating to an estimated 23 households in 1989.
Approximately half of these female households have dependent
children. However, the 1980 Census indicates that only two female -
headed households had incomes which fell below the poverty level.
11
HOUSING ELEMENT
JUNE 25, 1990
This is reflective of the City's extraordinarily high housing costs
which preclude most lower income households.
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
ill.
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 Sheriffs
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.
While the City of Rolling Hills currently does not have a problem
with homelessness, the City could coordinate with 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
12
HOUSING ELEMENT
JUNE 25, 1990
TABLE H-4
HOMELESS SOCIAL SERVICE PROVIDERS
AGENCY/PROVIDER
LOCATION
SOCIAL SERVICE
SERVICE
CAPACITY
Beacon Light Mission
525 Broad Avenue
Wilmington, Ca
Provides shelter and meals to
men, women and families.
26 beds, increasing to 40
St. Joseph's Table/Catholic
Mission
Wilmington area
Provides meals to men,
women and families.
150 bed capacity
Rainbow Shelter
San Pedro
Provides shelter for battered
women and children. Offers
referrals to other social
service agencies when full.
20 bed capacity
Source: Cotton/Beland/Associates, Inc.
HOUSING ELEMENT
13 JUNE 25, 1990
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 diminishes. 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.
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 4.6070
Rolling Hills Estates 2,613 2,730 0.5%
Los Angeles County 2,855,555 3,131,076 9.6070
Source: Department of Finance Controlled Population Estimates for 4-1-80 and
1-1-89.
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HOUSING ELEMENT
JUNE 25, 1990
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.
TABLE 11-6
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.
15
HOUSING ELEMENT
JUNE 25, 1990
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.
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
16
HOUSING ELEMENT
JUNE 2.5, 1990
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.
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.).
17
HOUSING ELEMENT
JUNE 25, 1990
TABLE H-7
CITY OF ROLLING HILLS
AGE OF HOUSING STOCK; 1989
Year Built
Units
°70 of Total
1939 or earlier
1940-1949
1950-1959
1960-1969
1970-1974
1975-1978
1979 -March 1980
April 1980 -Jan. 1989
34
96
275
132
53
39
20
34
5.0
14.1
40.3,
19.3
7.8
5.7
2.9
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 Commercie, Bureau of the Census, 1980 Census
Report; California Dept. of Finance, Controlled Population
Estimates for 1-1-89.
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
$87,400. 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 $629,000,
with prices ranging from a low of $245,000 to a high of $3,900,000.
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 $1.1 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
18
HOUSING ELEMENT
JUNE 25, 1990
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
$1,100,666
$ 620,000-
77
$1,800,000
Jan -March 1989
3
3,821
$1,383,333
$1,150,000-
35
$1,650,000
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: 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 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.
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,
19
HOUSING ELEMENT
JUNE 25, 1990
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:
TABLE H-9
CITY OF ROLLING HILLS
1989-1994 HOUSEHOLD NEEDS BY INCOME GROUP
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
(17.5°7o)
Total Households
40
Source:
SCAG Regional Housing Needs Assessment, June 1988
The intent of the future needs allocations by income group is to
relieve lower income impaction - the undue concentration of very
low and low income households in a jurisdiction. Localities must
fully address their existing needs in order for impaction avoidance
goals to be achieved in the future period.
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 housing program 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.
20
HOUSING ELEMENT
JUNE 25, 1990
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
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°7o and for heating as
much as 40°70. 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,
21
HOUSING ELEMENT
JUNE 25, 1990
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 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.
22
HOUSING ELEMENT
JUNE 25, 1990
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 high cost of purchasing or renting housing is the primary
constraint to providing adequate housing 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 constraints, necessitating
significant grading to accommodate development. Thus, land costs
alone produce a situation where housing is not within the financial
means of lower income households.
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.
According to the Construction Industry Research Board,
construction costs for wood frame, single-family construction of
average to good quality range from $45 to $60 per square foot.
Construction costs for custom homes and units with extra amenities
of excellent construction quality range from $85 to $95 per foot.
HOUSING ELEMENT
23 JUNE 25, 1990
Based on the high level of amenity associated with new construction
in Rolling Hills, construction costs usually exceed even this $85-$95
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 $990,000 mortgage amortized over 30
years at an interest rate of 10.5% would result in monthly house
payments of $9,055, well beyond the financial means of low and
moderate income households.
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. A minimum of two
24
HOUSING ELEMENT
JUNE 25, 1990
covered parking spaces are required for each dwelling unit. The
City has implemented in its Zoning Ordinance standards to allow
the development of mobile homes in its residential zones.
Because Rolling Hills is planned exclusively for large lot residential
land uses, opportunities for affordable housing are limited.
However, attached and detached second units do provide housing
opportunities for lower income households. In terms of future
housing development, 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.
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.
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 high
level of amenity.
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 Proceessing and Permit Procedures
The evaluation and review process required by City procedures
contributes to the cost of housing in that holding costs incurred by
25
HOUSING ELEMENT
JUNE 25, 1990
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
$1.50 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.
Sources:
City of Rolling Hills;
County of Los Angeles, Dept. of Building & Safety;
Palos Verdes Peninsula Unified School District;
California Water Service Company.
26
HOUSING ELEMENT
JUNE 25, 1990
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.
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 body on 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.
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. As a means of preserving Rolling
Hills' natural hillside topography, the City's Site Review Ordinance
prohibits extensive grading and recontouring of existing terrain to
maximize buildable area. In summary, the extreme topography
present in Rolling Hills serves as a significant constraint to the
development of affordable housing.
27
HOUSING ELEMENT
JUNE 25, 1990
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
application has 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 to structures 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.
28
HOUSING ELEMENT
JUNE 25, 1990
Landslides
Rolling Hills has experienced a recurring problem of landslides
which damage or destroy homes. Numerous active landslides in the
City render significant areas of vacant land unsafe for development,
particularly at higher densities. A map of these landslides is
contained in the Safety Element. 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 unless this hazard can be adequately mitigated.
Street System
Rolling Hills has no public roads or streets. 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. This lack
of road width coupled with steep grades has eliminated the
possibility of a public transit system within the City. The City's
circulation infrastructure is thereby not conducive to the
development of higher density housing.
Wastewater Disposal
With the exception of the few residences which 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 serve as a constraint to the development of higher
density units.
29
HOUSING ELEMENT
JUNE 25, 1990
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. 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.
30
HOUSING ELEMENT
JUNE 25, 1990
J
• \ ..
•
Vacant. Subdividable
Developed, Subdividable
v...r? 200
re. -.15a t North scale in feet
•
Vacant
ti
SOURCE: City of Rolling Hills, December 1989.
Picat
Figure H-1
Site Inventory For
Residential Development ,
JUNE 25, 1990
TABLE H-12
CITY OF ROLLING HILLS
FUTURE RESIDENTIAL DEVELOPMENT POTENTIAL
Zone
MAXIMUM POTENTIAL
Vacant
INCREASE
Vacant/
Subdividable
IN DUs
Developed/
Subdividable
Total
RA -S-1
10
10
RA -S-2
9
28
12
49
TOTAL
19
28
12
59
Source: City of Rolling Hills
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.
32
HOUSING ELEMENT
JUNE 2.5, 1990
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.
o 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.
o Land costs are extremely high in Rolling Hills and produce a
situation where housing is not within the financial means of
lower income households.
o 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.
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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.
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JUNE 25, 1990
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 acquire this 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.
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JUNE 25, 1990
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.
7. 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.
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JUNE 25, 1990
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.
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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 13: 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.
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.
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HOUSING ELEMENT
JUNE 25, 1990
Policy 23: Require compatible design to minimise the impact of
residential redevelopment on existing residences.
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.
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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.
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HOUSING ELEMENT
JUNE 25, 1990
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
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JUNE 25, 1990
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
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
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