CL_AGN_220719_PC_AgendaPacket_F1.CALL TO ORDER
2.ROLL CALL
3.PLEDGE OF ALLEGIANCE
4.APPROVE ORDER OF THE AGENDA
This is the appropriate time for the Chair or Commissioners to approve the agenda as is or reorder.
5.BLUE FOLDER ITEMS (SUPPLEMENTAL)
Blue folder items are additional back up material to administrative reports and/or public comments received after the
printing and distribution of the agenda packet for receive and file.
6.PUBLIC COMMENTS ON NON-AGENDA ITEMS
This section is intended to provide members of the public with the opportunity to comment on any subject that does not
appear on this agenda for action. Each speaker will be permitted to speak only once. Written requests, if any, will be
considered first under this section.
2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
AGENDA
Regular Planning Commission
Meeting
PLANNING COMMISSION
Tuesday, July 19, 2022
CITY OF ROLLING HILLS
6:30 PM
Executive Order N-29-20
This meeting is held pursuant to Executive Order N-29-20 issued by Governor Newsom on
March 17, 2020. All Planning Commissioners will participate by teleconference. Public
Participation: City Hall will be closed to the public until further notice.
A live audio of the Planning Commission meeting will be available on the City's website
(https://www.rolling-hills.org/PC%20Meeting%20Zoom%20Link.pdf).
The meeting agenda is also available on the City's website
(https://www.rolling-hills.org/government/agenda/index.php).
Join Zoom Meeting via https://us02web.zoom.us/j/99343882035?
pwd=MWZXaG9ISWdud3NpajYwY3dF bllFZz09
Meeting ID: 993 4388 2035 Passcode: 647943
Members of the public may submit comments in real time by emailing the City Clerk's office at
cityclerk@cityofrh.net. Your comments will become a part of the official meeting record. You
must provide your full name but do not provide any other personal information (i.e., phone
numbers, addresses, etc) that you do not want to be published.
1
7.CONSENT CALENDAR
Business items, except those formally noticed for public hearing, or those pulled for discussion are assigned to the
Consent Calendar. The Chair or any Commissioner may request that any Consent Calendar item(s) be removed,
discussed, and acted upon separately. Items removed from the Consent Calendar will be taken up under the "Excluded
Consent Calendar" section below. Those items remaining on the Consent Calendar will be approved in one motion. The
Chair will call on anyone wishing to address the Commission on any Consent Calendar item on the agenda, which has
not been pulled by Commission for discussion.
7.A.CONTINUATION OF REMOTE CITY COUNCIL AND COMMISSION MEETINGS
DURING THE MONTH OF JULY, 2022 PURSUANT TO THE REQUIREMENTS
OF AB 361.
RECOMMENDATION: Approve as presented.
7.B.APPROVE THE FOLLOWING MINUTES: JUNE 21, 2022, PLANNING
COMMISSION SPECIAL FIELD TRIP MEETING; JUNE 21, 2022, PLANNING
COMMISSION REGULAR MEETING
RECOMMENDATION: Approve as presented.
8.EXCLUDED CONSENT CALENDAR ITEMS
9.PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETING
10.NEW PUBLIC HEARINGS
10.A.RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE AN
ORDINANCE AMENDING CHAPTER 17.28 OF THE MUNICIPAL CODE
REGARDING ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY
DWELLING UNITS AND FINDING THE ACTION TO BE EXEMPT FROM CEQA
RECOMMENDATION:
1. Open the public hearing, receive public testimony, close the public
hearing; and
2. Adopt the Resolution (Attachment 1), which:
a. Recommends that the City Council adopt the proposed Ordinance
(Attachment 2) amending RHMC Chapter 17.28 regarding ADUs
and JADUs; and
b. Finds that the adoption of the proposed Ordinance is statutorily
exempt from review under CEQA pursuant to Public Resources
section 21080.17.
11.OLD BUSINESS
12.NEW BUSINESS
13.SCHEDULE FIELD TRIPS
CL_MIN_220621_PC_FieldTrip_F.pdf
CL_MIN_220621_PC_F.pdf
Attachment 1 - Resolution No. 2022-09.pdf
Attachment 2 - Ordinance No. 376_Exhibit A.pdf
Attachment 3 - Chapter 17.28_Exhibit A.pdf
Attachment 4 - Chapter 17.28 (REDLINE).pdf
Attachment 5 - Letter from HCD dated 6-24-22.pdf
2
14.ITEMS FROM STAFF
14.A.REQUIRED MATERIALS FOR SUBMITTAL OF DEVELOPMENT APPLICATIONS
RECOMMENDATION: Receive and file.
15.ITEMS FROM THE PLANNING COMMISSION
16.ADJOURNMENT
Next meeting: Tuesday, August 16, 2022 at 6:30 p.m. virtually.
Site Plan Review Application rev. 2019.pdf
Notice:
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in
this meeting due to your disability, please contact the City Clerk at (310) 377-1521 at least 48 hours prior to the
meeting to enable the City to make reasonable arrangements to ensure accessibility and accommodation for
your review of this agenda and attendance at this meeting.
Documents pertaining to an agenda item received after the posting of the agenda are available for review in
the City Clerk's office or at the meeting at which the item will be considered.
All of the above resolutions and zoning case items have been determined to be categorically exempt pursuant
to the California Environmental Quality Act (CEQA) Guidelines unless otherwise stated.
3
Agenda Item No.: 7.A
Mtg. Date: 07/19/2022
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO
CITY MANAGER
THRU:ELAINE JENG P.E., CITY MANAGER
SUBJECT:CONTINUATION OF REMOTE CITY COUNCIL AND COMMISSION
MEETINGS DURING THE MONTH OF JULY, 2022 PURSUANT TO THE
REQUIREMENTS OF AB 361.
DATE:July 19, 2022
BACKGROUND:
With the Governor ’s approval of AB 361, public agencies have been granted the continuing
ability to conduct virtual meetings during declared public health emergencies under specified
circumstances until January 1, 2024. Based on the requirements of AB 361, in order for the
City to hold virtual meetings, the Planning Commission needs to determine monthly that the
following conditions exist:
1) There continues to be a health and safety risk due to COVID-19 as a proclaimed state of
emergency with recommended measures to promote social distancing; and
2) Meeting in person during the proclaimed state of emergency would present imminent risks
to the health and safety of attendees.
The other requirements associated with continued virtual meetings are outlined in the text of
AB 361. The recommended action is for the Planning Commission to find that the following
conditions exist and that they necessitate remote Committee meetings for the coming month:
1) There continues to be a health and safety risk due to COVID-19 as a proclaimed state of
emergency with recommended measures to promote social distancing; and
2) Meeting in person during the proclaimed state of emergency would present imminent
risks to the health and safety of attendees. These findings will need to be made by the City
Council each month that the City opts to continue with remote meetings.
4
DISCUSSION:
None.
FISCAL IMPACT:
None.
RECOMMENDATION:
None.
ATTACHMENTS:
5
Agenda Item No.: 7.B
Mtg. Date: 07/19/2022
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:CHRISTIAN HORVATH, CITY CLERK / EXECUTIVE ASSISTANT TO
CITY MANAGER
THRU:ELAINE JENG P.E., CITY MANAGER
SUBJECT:APPROVE THE FOLLOWING MINUTES:
JUNE 21, 2022, PLANNING COMMISSION SPECIAL FIELD TRIP
MEETING;
JUNE 21, 2022, PLANNING COMMISSION REGULAR MEETING
DATE:July 19, 2022
BACKGROUND:
None.
DISCUSSION:
None.
FISCAL IMPACT:
None.
RECOMMENDATION:
Approve as presented.
ATTACHMENTS:
CL_MIN_220621_PC_FieldTrip_F.pdf
CL_MIN_220621_PC_F.pdf
6
MINUTES – PLANNING COMMISSION FIELD TRIP MEETING
Tuesday, June 21, 2022
Page 1
Minutes
Rolling Hills Planning Commission
Tuesday, June 21, 2022
Field Trip Meeting 7:30 a.m.
8 Middleridge Lane South
1. CALL MEETING TO ORDER
The Planning Commission of the City of Rolling Hills met at 8 Middleridge Lane South on the above date at
7:32 a.m. Chair Brad Chelf presiding.
2. ROLL CALL
Commissioners Present: Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
Commissioners Absent: Cardenas
Staff Present: John Signo, Planning & Community Services Director
Melissa Flores, Administrative Clerk
Public Present: Ralph & Shari Cimmarusti, Criss Gunderson , Ron & Geri Becker,
James Keng, James Aichele, Steven Weinstein
3. COMMENTS FROM THE PUBLIC ON ITEMS NOT ON THE AGENDA – NONE
4. FIELD TRIP
4.A. ZONING CASE NO. 22-44: REQUEST FOR APPROVAL OF A SECOND MAJOR MODIFICATION
TO A SITE PLAN REVIEW TO RELOCATE THE DRIVEWAY APRON, CONSTRUCT MAXIMUM
FIVE-FOOT-HIGH RETAINING WALLS, AND FOR NON-EXEMPT GRADING; CONDITIONAL
USE PERMIT TO CONSTRUCT A 750-SQUARE-FOOT STABLE AND CORRAL; AND VARIANCE
REQUESTS TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE, CONSTRUCT A
STABLE AND CORRAL IN THE FRONT YARD, CONSTRUCT IN THE FRONT SETBACK AREA,
AND FOR RETAINING WALLS THAT EXCEED A HEIGHT OF 3 FEET UP TO A MAXIMUM OF 5
FEET IN THE FRONT YARD SETBACK FOR A PROPERTY LOCATED AT 8 MIDDLERIDGE
LANE SOUTH (LOT 254-UR), ROLLING HILLS, CA 90274 (CIMMARUSTI)
Presentation by John Signo, Planning & Community Services Director.
Criss Gunderson represented the owner.
Public Comment: Ron Becker, Geri Becker, James Keng, James Aichele
5. ADJOURNMENT : 8:09 A.M.
The meeting was adjourned at 8:09 a.m. to the regular meeting of the Planning Commission scheduled to
be held on Tuesday, June 21, 2022 beginning at 6:30 p.m. via tele-conference.
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Approved,
____________________________________
Brad Chelf, Chair
7
MINUTES – PLANNING COMMISSION MEETING
Tuesday, June 21, 2022
Page 1
Minutes
Rolling Hills Planning Commission
Tuesday, June 21, 2022
Regular Meeting 6:30 p.m.
Via tele-conference
1. CALL MEETING TO ORDER
The Planning Commission of the City of Rolling Hills met via teleconference on the above date at 6:30 p.m.
Chair Brad Chelf presiding.
2. ROLL CALL
Commissioners Present: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
Commissioners Absent: None
Staff Present: John Signo, Planning & Community Services Director
Melissa Flores, Administrative Clerk
Ryan Stager, Assistant City Attorney
3. PLEDGE OF ALLEGIANCE
John Signo, Planning & Community Services Director, led the Pledge.
4. APPROVE ORDER OF THE AGENDA
Chair Chelf approved the order of the agenda as is.
5. BLUE FOLDER ITEMS (SUPPLEMENTAL)
Motion by Commissioner Cooley, seconded by Commissioner Douglass, to approve. Motion carried
unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
6. PUBLIC COMMENTS ON NON-AGENDA ITEMS – NONE
7. CONSENT CALENDAR
7.A. CONTINUATION OF REMOTE CITY COUNCIL AND COMMISSION MEETINGS DURING THE
MONTH OF JUNE, 2022 PURSUANT TO THE REQUIREMENTS OF AB 361
Motion by Commissioner Douglass, seconded by Commissioner Cooley, to approve. Motion carried
unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
8
MINUTES – PLANNING COMMISSION MEETING
Tuesday, June 21, 2022
Page 2
7.B. APPROVE THE FOLLOWING MINUTES: MAY 17, 2022, PLANNING COMMISSION SPECIAL
FIELD TRIP MEETING; MAY 17, 2022, PLANNING COMMISSION REGULAR MEETING
Motion by Commissioner Cooley, seconded by Commissioner Douglass, to approve. Motion carried
unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
8. EXCLUDED CONSENT CALENDAR ITEMS – NONE
9. PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETINGS
9.A. ZONING CASE NO. 21-02: REQUEST FOR APPROVAL OF A SITE PLAN REVIEW TO
DEMOLISH AN EXISTING RESIDENCE AND CONSTRUCT A NEW 5,215-SQUARE-FOOT
SINGLE-FAMILY RESIDENCE AND RELATED IMPROVEMENTS; AND A VARIANCE TO
CONSTRUCT A FIVE-FOOT-HIGH RETAINING WALL IN THE SETBACK AREA AND CONDUCT
NON-EXEMPT GRADING ON A PROPERTY LOCATED AT 11 FLYING MANE ROAD (LOT 53-
SF), ROLLING HILLS, CA (NEVENKA LLC)
Chair Chelf and Vice Chair Kirkpatrick recused themselves due to proximity to the property and turned the
case over to Commissioner Cardenas to preside.
Presentation by John Signo, Planning & Community Services Director, outlining modifications to the original
submittal.
Motion by Commissioner Cooley, seconded by Commissioner Douglass, to adopt Resolution No. 2022-07
approving the project as presented. Motion carried unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass
NOES: None
ABSENT: None
10. NEW PUBLIC HEARINGS
10.A. ZONING CASE NO. 22-44: REQUEST FOR APPROVAL OF A SECOND MAJOR MODIFICATION
TO A SITE PLAN REVIEW TO RELOCATE THE DRIVEWAY APRON, CONSTRUCT MAXIMUM
FIVE-FOOT-HIGH RETAINING WALLS, AND FOR NON-EXEMPT GRADING; CONDITIONAL
USE PERMIT TO CONSTRUCT A 750-SQUARE-FOOT STABLE AND CORRAL; AND VARIANCE
REQUESTS TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE, CONSTRUCT A
STABLE AND CORRAL IN THE FRONT YARD, CONSTRUCT IN THE FRONT SETBACK AREA,
AND FOR RETAINING WALLS THAT EXCEED A HEIGHT OF 3 FEET UP TO A MAXIMUM OF 5
FEET IN THE FRONT YARD SETBACK FOR A PROPERTY LOCATED AT 8 MIDDLERIDGE
LANE SOUTH (LOT 254-UR), ROLLING HILLS, CA 90274 (CIMMARUSTI)
Chair Chelf resumed presiding.
Presentation by John Signo, Planning & Community Services Director.
Motion by Commissioner Cardenas, seconded by Commissioner Cooley, to adopt Resolution No. 2022-08
with the addition of the Traffic Commission requirements.
9
MINUTES – PLANNING COMMISSION MEETING
Tuesday, June 21, 2022
Page 3
Planning & Community Services Director Signo drafted a condition and read it into the record: “The
recommendations provided by the City Traffic Engineer dated May 20, 2022, shall be incorporated into the
project and included in the landscape plan prior to issuance of a building permit.”
Motion carried unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
10.B. RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE
AMENDING CHAPTER 17.28 OF THE MUNICIPAL CODE REGARDING ACCESSORY
DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS AND FINDING THE ACTION
TO BE EXEMPT FROM CEQA
Presentation by John Signo, Planning & Community Services Director.
Motion by Commissioner Cardenas, seconded by Vice Chair Kirkpatrick, to adopt Resolution No. 2022-09.
Motion carried unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
10.C. RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE
AMENDING VARIOUS SECTIONS OF THE MUNICIPAL CODE TO ENSURE CONSISTENCY
WITH STATE LAW REGARDING EMPLOYEE, SUPPORTIVE, AND TRANSITIONAL HOUSING
AND FINDING THE ACTION TO BE EXEMPT FROM CEQA
Presentation by John Signo, Planning & Community Services Director.
Motion by Chair Chelf, seconded by Vice Chair Kirkpatrick, to adopt Resolution No. 2022-10. Motion carried
unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
10.D. RECOMMENDATION TO ADOPT A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL ADOPT
AN ORDINANCE AMENDING SECTION 17.19.030 OF THE ROLLING HILLS MUNICIPAL CODE
RELATING TO FAMILY DAY CARE HOMES
Presentation by John Signo, Planning & Community Services Director.
Motion by Chair Chelf, seconded by Vice Chair Kirkpatrick, to adopt Resolution No. 2022-11. Motion carried
unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
10
MINUTES – PLANNING COMMISSION MEETING
Tuesday, June 21, 2022
Page 4
10.E. RESOLUTION RECOMMENDING THAT THE CUTY COUNCIL APPROVE AN ORDINANCE
ADDING CHAPTER 17.62 TO THE ROLLING HILLS MUNICIPAL CODE REGARDING DENSITY
BONUSES AND OTHER AFFORDABLE HOUSING INCENTIVES REQUIRED BY STATE LAW
AND FINDING THE ACTION TO BE EXEMPT FROM CEQA
Presentation by John Signo, Planning & Community Services Director.
Motion by Chair Chelf, seconded by Vice Chair Kirkpatrick, to adopt Resolution No. 2022-12. Motion carried
unanimously with the following roll call vote:
AYES: Cardenas, Cooley, Douglass, Vice Chair Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
11. OLD BUSINESS – NONE
12. NEW BUSINESS – NONE
13. SCHEDULED FIELD TRIPS – NONE
14. ITEMS FROM STAFF
Planning & Community Services Director Signo introduced the new Assistant City Attorney, Ryan Stager.
15. ITEMS FROM THE PLANNING COMMISSION – NONE
16. ADJOURNMENT: 7:24 P.M.
The meeting was adjourned at 7:24 p.m. to a regular meeting of the Planning Commission scheduled to be
held on Tuesday, July 19, 2022 beginning at 6:30 p.m. via tele-conference.
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Approved,
____________________________________
Brad Chelf, Chair
11
Agenda Item No.: 10.A
Mtg. Date: 07/19/2022
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES
THRU:ELAINE JENG P.E., CITY MANAGER
SUBJECT:RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE
AN ORDINANCE AMENDING CHAPTER 17.28 OF THE MUNICIPAL
CODE REGARDING ACCESSORY DWELLING UNITS AND JUNIOR
ACCESSORY DWELLING UNITS AND FINDING THE ACTION TO BE
EXEMPT FROM CEQA
DATE:July 19, 2022
BACKGROUND:
On June 21, 2022, this item was approved by the Planning Commission. On June 24, 2022,
the City received comments from the California Housing and Community Development
Department (HCD) regarding its existing accessory dwelling unit (ADU) Ordinance. Staff
responded to HCD that the City is in the process of amending the ADU Ordinance to be in
compliance with State law, and many of the issues discussed in the letter have been
addressed. However, there are a few issues mentioned by HCD that were not addressed. As
such, this public hearing is meant to further refine the ADU Ordinance to meet the concerns
raised by HCD.
Recent ADU Laws:
In 2019 the Governor signed into law several bills that imposed substantial new limits on local
authority to regulate accessory dwelling units (“ADUs”) and junior accessory dwelling units
(“JADUs”) under Government Code sections 65852.2 and 65852.22 (collectively, the “2019
ADU Laws”). The 2019 ADU Laws went into effect on January 1, 2020. Shortly thereafter, the
City Council adopted Ordinance Nos. 364U and 364, which updated the City’s ADU and JADU
regulations (contained in Chapter 17.28 of the Rolling Hills Municipal Code) to comply with the
2019 ADU Laws. The Legislature has continued amending the state’s ADU and JADU statutes
on an annual basis.
In September 2020, the Governor signed into law Assembly Bill 3182 which, among other
things, amended Government Code section 65852.2 to: (1) expand the scenarios under which
the City must allow certain ADUs and JADUs with only a building permit; and (2) provide that
if City does not act on a complete ADU application within 60 days (subject to limited
12
exceptions), the application is deemed approved. Thereafter, in September 2021, the
Governor signed into law Assembly Bill 345, which requires cities to allow the separate sale or
conveyance of certain ADUs that satisfy the conditions set forth in Government Code section
65852.26. Such conditions include, among other things, that the ADU or the primary dwelling
was constructed by a qualified nonprofit and the ADU is sold to a qualified low-income buyer.
The California Department of Housing and Community Development (“HCD”) recently issued
clarifying guidance with respect to local implementation of the 2019 ADU Laws, AB 3182, and
AB 345. Relatedly, as part of the City’s Housing Element update process, HCD reviewed the
City’s current ADU ordinance and determined that certain aspects need to be updated to
comply with changes in state law. The proposed ordinance (“Ordinance”) updates the City’s
ADU and JADU regulations to comply with AB 3182 and AB 345, align with HCD’s guidance,
and further increase clarity for the benefit of staff and the general public.
DISCUSSION:
HCD discussed seven bullet items in its letter to the City (Attachment 5). The Planning
Commission addressed five of the items when it recommended approval of the ordinance
amendment to the City Council on June 21, 2022. The revised ordinance amendment
(Attachment 3) for consideration tonight addresses the two remaining items as follows:
HCD's Comment : Section 17.28.060 (C)(1) – Front Property Line – The Ordinance
states, “No part of any ADU… may be located within 30 feet of the front property line.”
The City should be aware that this 30-foot front set back requirement must not prevent
the creation of at least an 800 square foot ADU that is at least 16 feet in height with a
four-foot side and rear yard setback to be constructed in compliance with all other local
development standards per Government Code section 65852.2, subdivision (c)(1)(C).
While not required, HCD recommends including such language.
Response: Section 17.28.060 (C)(1) has been revised so that an ADU may
encroach into the required front yard setback as necessary to enable the
construction of an eight hundred square foot unit that is no greater than sixteen
feet in height.
HCD's Comment: Section 17.28.070 (B)(2) – Utility Fees – The Ordinance states that “All
ADUs and JADUs not covered by Section 17.28.070.B.1 above require a new, separate
utility connection directly between the ADU or JADU and the utility.” However, all JADUs
are created out of converted space within a single-family home and would therefore be
covered by Section 17.28.070 (B)(1). To promote internal consistency, the City should
remove the references to JADUs in Section 17.28.070 (B)(2).
Response: The revised ordinance amendment removes reference to JADUs from
the Utility Fees section.
For reference, the redline (Attachment 4) compares this Ordinance’s amended ADU
regulations against the City’s current regulations.
ENVIRONMENTAL IMPACT:
Under California Public Resources Code section 21080.17, the California Environmental
Quality Act (“CEQA”) does not apply to the adoption of an ordinance by a city or county
implementing the provisions of section 65852.2 of the Government Code, which is California’s
ADU law and which also regulates JADUs, as defined by section 65852.22. Therefore, the
proposed Ordinance is statutorily exempt from CEQA in that the proposed ordinance
13
implements the State’s ADU law.
FISCAL IMPACT:
The ordinance amendment brings the Municipal Code into compliance with State law which
protects the City from legal challenges.
RECOMMENDATION:
1. Open the public hearing, receive public testimony, close the public hearing; and
2. Adopt the Resolution (Attachment 1), which:
a. Recommends that the City Council adopt the proposed Ordinance (Attachment 2)
amending RHMC Chapter 17.28 regarding ADUs and JADUs; and
b. Finds that the adoption of the proposed Ordinance is statutorily exempt from
review under CEQA pursuant to Public Resources section 21080.17.
ATTACHMENTS:
Attachment 1 - Resolution No. 2022-09.pdf
Attachment 2 - Ordinance No. 376_Exhibit A.pdf
Attachment 3 - Chapter 17.28_Exhibit A.pdf
Attachment 4 - Chapter 17.28 (REDLINE).pdf
Attachment 5 - Letter from HCD dated 6-24-22.pdf
14
65277.00010\40107868.2
RESOLUTION NO. 2022-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS RECOMMENDING THAT THE CITY
COUNCIL APPROVE AN ORDINANCE AMENDING CHAPTER
17.28 OF THE ROLLING HILLS MUNICIPAL CODE REGARDING
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY
DWELLING UNITS AND FINDING THE ACTION TO BE EXEMPT
FROM CEQA
WHEREAS, the City of Rolling Hills, California (“City”) is a municipal corporation,
duly organized under the California Constitution and laws of the State of California; and
WHEREAS, the Planning and Zoning Law authorizes local agencies to act by
ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”)
and junior accessory dwelling units (“JADUs”); and
WHEREAS, in 2019, the California Legislature approved, and the Governor signed
into law a number of bills (“2019 ADU Laws”) that, among other things, amended
Government Code section 65852.2 and 65852.22 to impose new limits on local authority
to regulate ADUs and JADUs; and
WHEREAS, in February 2020, the City Council adopted Ordinance Nos. 364U and
364, which updated the City’s ADU and JADU regulations (contained in Chapter 17.28 of
the Rolling Hills Municipal Code) to comply with the 2019 ADU Laws; and
WHEREAS, in September 2020, the California Legislature approved, and the
Governor signed into law, Assembly Bill 3182 (“AB 3182”); and
WHEREAS, AB 3182, among other things, amended Government Code section
65852.2 to: (1) expand the scenarios under which the City must allow certain ADUs and
JADUs with only a building permit; and (2) provide that if City does not act on a complete
ADU application wi thin 60 days (subject to limited exceptions), the application is deemed
approved; and
WHEREAS, in September 2021, the California Legislature approved, and the
Governor signed into law, Assembly Bill 345 (“AB 345”); and
WHEREAS, AB 345 requires cities to allow the separate sale or conveyance of
certain ADUs that satisfy the conditions set forth in Government Code section 65852.26.
Such conditions include, among other things, that the ADU or the primary dwelling was
constructed by a qualified nonprofit an d the ADU is sold to a qualified low-income buyer;
and
15
65277.00010\40107868.2
Page 2 of 4
WHEREAS, the California Department of Housing and Community Development
(“HCD”) recently issued guidance with respect to local implementation of the 2019 ADU
Laws, AB 3182, and AB 345; and
WHEREAS, the City desires to amend its local ADU ordinance to keep it in
compliance with the recent changes in state law and HCD’s guidance on the same; and
WHEREAS, on June 21, 2022, the Planning Commission held a duly -noticed
public hearing to consider the proposed ordinance, which would amend the City’s
Accessory Dwelling Unit (“ADU”) and Junior Accessory Dwelling Unit (“JADU”)
regulations set forth in Chapter 17.28 of the Rolling Hills Municipal Code to comply with
recent changes in state law and add further clarity for the benefit of staff and the general
public. Following the public hearing, the Planning Commission voted to forward the
proposed ordinance to the Ci ty Council with a recommendation in favor of its adoption;
and
WHEREAS, following the June 21st Planning Commission public hearing, the City
received additional written comments from HCD regarding further necessary adjustments
to the City’s regulations governing ADUs and JADUs. Thereafter, staff updated the
proposed ordinance to incorporate the additional comments from HCD; and
WHEREAS, on July 19, 2022, the Planning Commission conducted another duly
noticed public hearing to consider the proposed ordinance, wherein it considered the staff
report, supporting documents, public testimony, and all appropriate information submitted
with the proposed ordinance.
NOW, THEREFORE, the Planning Commission of the City of Rolling Hills does
hereby resolve, determine, find, and order as follows:
Section 1. Recitals. The foregoing recitals are true and correct and are
incorporated herein as substantive findings of this Resolution .
Section 2. CEQA. Under California Public Resources Code section 21080.17,
the California Environmental Quality Act (“CEQA”) does not apply to the adoption of an
ordinance by a city or county implementing the provisions of section 65852.2 of the
Government Code, which is California’s ADU law and which also regulates JADUs, as
defined by section 65852.22. Therefore, the Planning Commission finds that adoption of
the proposed ordinance is statutorily exempt from CEQA in that the proposed ordinance
implements the state’s ADU law.
Section 3. General Plan. This Ordinance is, as a matter of law, consistent with
the City’s General Plan pursuant to Government Code Section 65852.2(a)(1)(C).
Section 4. Recommendation. Based on the foregoing recitals and findings,
the Planning Commission hereby recommends that the City Council approve and adopt
of the proposed ordinance and code amendments that are attached as Exhibit “A” hereto
and incorporated herein by reference .
16
65277.00010\40107868.2
Page 3 of 4
PASSED, APPROVED AND ADOPTED THIS 19th DAY OF JULY, 2022.
BRAD CHELF, CHAIRMAN
ATTEST:
____________________________________
CHRISTIAN HORVATH, CITY CLERK
Any action challenging the final decision of the City made as a result of the public hearing
on this application must be filed within the time limits set forth in Section 17.54.070 of the
Rolling Hills Municipal Code and Civil Procedure Section 1094.6.
17
65277.00010\40107868.2
Page 4 of 4
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2022-09 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS RECOMMENDING THAT THE CITY COUNCIL
APPROVE AN ORDINANCE AMENDING CHAPTER 17.28 OF THE
ROLLING HILLS MUNICIPAL CODE REGARDING ACCESSORY
DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS AND
FINDING THE ACTION T O BE EXEMPT FROM CEQA
was approved and adopted at a regular meeting of the Planning Commission on July
19th, 2022, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
__________________________________
CHRISTIAN HORVATH, CITY CLERK
18
WHEREAS, the City of Rolling Hills, California (“City”) is a municipal corporation,
duly organized under the California Constitution and laws of the State of California; and
WHEREAS, the Planning and Zoning Law authorizes local agencies to act by
ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”)
and junior accessory dwelling units (“JADUs”); and
WHEREAS, in 2019, the California Legislature approved, and the Governor signed
into law a number of bills (“2019 ADU Laws”) that, among other things, amended
Government Code section 65852.2 and 65852.22 to impose new limits on local authority
to regulate ADUs and JADUs; and
WHEREAS, in February 2020, the City Council adopted Ordinance Nos. 364U and
364, which updated the City’s ADU and JADU regulations (contained in Chapter 17.28 of
the Rolling Hills Municipal Code) to comply with the 2019 ADU Laws; and
WHEREAS, in September 2020, the California Legislature approved, and the
Governor signed into law, Assembly Bill 3182 (“AB 3182”); and
WHEREAS, AB 3182, a mong other things, amended Government Code section
65852.2 to: (1) expand the scenarios under which the City must allow certain ADUs and
JADUs with only a building permit; and (2) provide that if City does not act on a complete
ADU application within 60 days (subject to limited exceptions), the application is deemed
approved; and
WHEREAS, in September 2021, the California Legislature approved, and the
Governor signed into law, Assembly Bill 345 (“AB 345”); and
WHEREAS, AB 345 requires cities to allow the separate sale or conveyance of
certain ADUs that satisfy the conditions set forth in Government Code section 65852.26.
Such conditions include, among other things, that the ADU or the primary dwelling was
constructed by a qualified nonprofit and the ADU is sold to a qualified low-income buyer;
and
WHEREAS, the California Department of Housing and Community Development
(“HCD”) recently issued guidance with respect to local implementation of the 2019 ADU
Laws, AB 3182, and AB 345; and
EXHIBIT "A" of Resolution No. 2022-09
ORDINANCE NO. 376
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ROLLING
HILLS, CALIFORNIA AMENDING CHAPTER 17.28 OF THE ROLLING
HILLS MUNICIPAL CODE GOVERNING ACCESSORY DWELLING
UNITS AND JUNIOR ACCESSORY DWELLING UNITS AND FINDING
THE ACTION TO BE EXEMPT FROM CEQA
19
2
ORDINANCE NO. 376
ADU
WHEREAS, this Ordinance updates the City’s ADU and JADU regulations to
comply with AB 38182 and AB 345, align with HCD’s guidance, and further increase clarity
for the benefit of staff and the general public; and
WHEREAS, on June 9, 2022, the City gave public notice of a Planning
Commission public hearing to be held to consider this Ordinance by advertisement in a
newspaper of general circulation; and
WHEREAS, on June 21, 2022, the Planning Commission held a duly-noticed
public hearing to consider the staff report, recommendations by staff, and public testimony
concerning this Ordinance. Following the public hearing, the Planning Commission voted
to forward the Ordinance to the City Council with a recommendation in favor of its
adoption; and
WHEREAS, following the June 21st Planning Commission public hearing, the City
received additional written comments from HCD regarding further necessary adjustments
to the City’s regulations governing ADUs and JADUs . Thereafter, staff updated the
Ordinance to incorporate the additional comments from HCD; and
WHEREAS, on July 8, 2022, the City gave public notice of a Planning Commission
public hearing to be held to consider the Ordinance by advertisement in a newspaper of
general circulation; and
WHEREAS, on July 19, 2022, the Planning Commission held a duly-noticed public
hearing to consider the staff report, recommendations by staff, and public testimony
concerning the Ordinance. Following the public hearing, the Planning Commission voted
to forward the Ordinance to the City Council with a recommendation in favor of its
adoption; and
WHEREAS, on [insert], 2022 the City gave public notice of a City Council public
hearing to be held to consider this Ordinance by advertisement in a newspaper of general
circulation; and
WHEREAS, on [insert], 2022, the City Council held a duly-noticed public hearing
to consider the Ordinance, including: (1) the public testimony and agenda reports
prepared in connection with the Ordinance, (2) the policy considerations discussed
therein, and (3) the consideration and recommendation by the City’s Planning
Commission; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.
20
3
ORDINANCE NO. 376
ADU
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROLLING HILLS
DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. The foregoing Recitals are true and correct and are incorporated herein
by this reference.
Section 2. CEQA. Under California Public Resources Code section 21080.17, the
California Environmental Quality Act (“CEQA”) does not apply to the adoption of an
ordinance by a city or county implementing the provisions of section 65852.2 of the
Government Code, which is California’s ADU law and which also regulates JADUs, as
defined by section 65852.22. Therefore, the proposed ordinance is statutorily exempt
from CEQA in that the proposed ordinance implements the State’s ADU law.
Section 3. General Plan. This Ordinance is, as a matter of law, consistent with
the City’s General Plan pursuant to Government Code Section 65852.2(a)(1)(C).
Section 4. Code Amendments. Chapter 17.28 of the Rolling Hills Municipal Code
is hereby amended to read as set forth in Exhibit “A,” attache d hereto and incorporated
herein.
Section 5. Effective Date. This Ordinance takes effect 30 days following its
adoption.
Section 6. Submittal to HCD. The City Clerk shall submit a copy of this Ordinance
to the Department of Housing and Community Development within 60 days aft er adoption.
Section 7. Custodian of Records. The documents and materials that constitute
the record of proceedings on which this Ordinance is based are located at the City Clerk’s
office located at 2 Portuguese Bend Rd, Rolling Hills, CA 90274. The custodian of these
records is the City Clerk.
Section 8. Severability. If any section, sentence, clause or phrase of this
Ordinance or the application thereof to any entity, person or circumstance is held for any
reason to be invalid or unconstitutional, such invalidity or unco nstitutionality shall not
affect other provisions or applications of this Ordinance which can be given effect without
the invalid provision or application, and to this end the provisions of this Ordinance are
severable. The City Council hereby declares that they would have adopted this
Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact
that any one or more section, subsections, sentences, clauses or phrases be declared
invalid or unconstitutional.
Section 9. Certification. The City Clerk shall certify to the adoption of this
Ordinance and cause it, or a summary of it, to be published once within 15 days of
adoption in a newspaper of general circulation printed and published within the City of
Rolling Hills, and shall post a certified copy of this Ordinance, including the vote for and
against the same, in the Office of the City Clerk in accordance with California Government
Code section 36933.
21
4
ORDINANCE NO. 376
ADU
PASSED, APPROVED and ADOPTED this XX day of MONTH, 2022.
____________________________
James Black, Mayor
ATTEST:
______________________________
Christian Horvath, City Clerk
22
5
ORDINANCE NO. 376
ADU
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I, Christian Horvath, City Clerk of the City of Rolling Hills, California, do hereby certify that the
foregoing Ordinance No. 376 was adopted at a regular meeting of the City Council of the City of
Rolling Hills held on the XX day of Month, YEAR, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Christian Horvath
City Clerk
23
Page 1 of 9
Chapter 17.28 ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY
DWELLING UNITS
Sections:
17.28.010 Purpose.
The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs) in compliance with California Government Code sections
65852.2 and 65852.22.
17.28.020 Effect of conforming.
An ADU or JADU that conforms to the standards in this section will not be:
A.Deemed to be inconsistent with the City's General Plan and Zoning designation for
the lot on which the ADU or JADU is located.
B.Deemed to exceed the allowable density for the lot on which the ADU or JADU is
located.
C.Considered in the application of any local ordina nce, policy, or program to limit
residential growth.
D.Required to correct a nonconforming zoning condition, as defined in Section
17.28.030(G) below. This does not prevent the City from enforcing compliance
with applicable building standards in accordance with Health and Safety Code
section 17980.12.
17.28.030 Definitions.
As used in this section, terms are defined as follows:
A."Accessory dwelling unit" or "ADU" means an attached or a detached residential
dwelling unit that provides complete independent living facilities for one or more
persons and is located on a lot with a proposed or existing primary residence. An
accessory dwelling unit also includes the following:
1.An efficiency unit, as defined by Section 17958.1 of the California Health and
Safety Code; and
2.A manufactured home, as defined by Section 18007 of the California Health
and Safety Code.
B."Accessory structure" means a structure that is accessory and incidental to a
dwelling located on the same lot.
C."Complete independent living facilities" means permanent provisions for living,
sleeping, eating, cooking, and sanitation on the same parcel as the single-family or
multifamily dwelling is or will be situated.
D."Efficiency kitchen" means a kitchen that includes all of the following:
EXHIBIT "A" of Ordinance No. 376
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Page 2 of 9
1. A cooking facility with appliances.
2. A food preparation counter and storage cabinets that are of a reasonable size in
relation to the size of the JADU.
E. "Junior accessory dwelling unit" or "JADU" means a residential unit that :
1. Is no more than five hundred square feet in size,
2. Is contained entirely within an existing or proposed single-family dwelling,
3. Includes its own separate sanitation facilities or shares sanitation facilities with
the existing or proposed single-family dwelling, and
4. Includes an efficiency kitchen, as defined in subsection D above.
F. "Living area" means the interior habitable area of a dwelling unit, including basements
and attics, but does not include a garage or any accessory structure.
G. "Nonconforming zoning condition" means a physical improvement on a property that
does not conform with current zoning standards.
H. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a
street to one entrance of the ADU or JADU.
I. "Proposed dwelling" means a dwelling that is the subject of a permit application and that
meets the requirements for permitting.
J. "Public transit" means a location, including, but not limited to, a bus stop or train station,
where the public may access buses, trains, subways, and other forms of transportation
that charge set fares, run on fixed routes, and are available to the public.
K. "Tandem parking" means that two or more automobiles are parked on a driveway or in
any other location on a lot, lined up behind one another.
17.28.040 Approvals.
The following approvals apply to ADUs and JADUs under this section:
A. Building-permit Only. If an ADU or JADU complies with each of the general
requirements in Section 17.28.050 below, it is allowed with only a building permit
in the following scenarios:
1. Converted on Single-family Lot: One ADU as described in this subsection
(A)(1) and one JADU on a lot with a proposed or existing single-family
dwelling on it, where the ADU or JADU:
(a) Is either: within the space of a proposed single-family dwelling;
within the existing space of an existing single-family dwelling; or
within the existing space of an accessory structure, plus up to one
hundred fifty additional square feet if the expansion is limited to
accommodating ingress and egress; and
(b) Has exterior access that is independent of that for the single-family
dwelling; and
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Page 3 of 9
(c) Has side and rear setbacks sufficient for fire and safety, as dictated
by applicable building and fire codes.
2. Limited Detached on Single-family Lot: One detached, new- construction
ADU on a lot with a proposed or existing single-family dwelling (in
addition to any JADU that might otherwise be established on the lot under
subsection (A)(1) above), if the detached ADU satisfies each of the
following limitations:
(a) The side- and rear-yard setbacks are at least four-feet.
(b) The total floor area is eight hundred square feet or smaller.
(c) The peak height above grade is sixteen feet or less.
3. Converted on Multifamily Lot: One or more ADUs within portions of
existing multifamily dwelling structures that are not used as livable space,
including but not limited to storage rooms, boiler rooms, passageways,
attics, basements, or garages, if each converted ADU complies with state
building standards for dwellings. Under this subsection (A)(3), at least one
converted ADU is allowed within an existing multifamily dwelling, up to a
quantity equal to 25 percent of the existing multifamily dwelling units.
4. Limited Detached on Multifamily Lot: No more than two detached ADUs
on a lot that has an existing multifamily dwelling if each detached ADU
satisfies both of the following limitations:
(a) The side- and rear-yard setbacks are at least four-feet.
(b) The peak height above grade is sixteen feet or less.
B. ADU Permit.
1. Except as allowed under subsection (A) above, no ADU may be created
without a building permit and an ADU permit in compliance with the
standards set forth in Section 17.28.050 and Section 17.28.060.
2. The City may charge a n application fee, adopted by resolution of the City
Council, to reimburse it for costs incurred in processing ADU permits.
C. Process and Timing.
1. An ADU permit is considered and approved ministerially, without
discretionary review or a hearing.
2. The City must act on an application to create an ADU or JADU within sixty
days from the date that the City receives a completed application. If the City
does not act upon the completed application within sixty days, the
application is deemed approved unless either:
(a) The applicant requests a delay, in which case the sixty-day time
period is tolled for the period of the requested delay, or
(b) When an application to create an ADU or JADU is submitted with
a permit application to create a new single-family dwelling on the
lot, the City may delay acting on the permit application for the ADU
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Page 4 of 9
or JADU until the City acts on the permit application to create the
new single-family dwelling, but the application to create the ADU
or JADU will still be considered ministerially without discretionar y
review or a hearing.
17.28.050 General ADU and JADU requirements.
The following requirements apply to all ADUs and JADUs that are approved under Section
17.28.040(A) or (B):
A. Zoning.
1. An ADU or JADU subject only to a building permit under Section
17.28.040(A) may be created on a lot in a residential or mixed -use zone.
2. An ADU or JADU subject to an ADU permit under Section 17.28.040(B)
may be created on a lot that is zoned to allow single-family dwelling
residential use or multifamily dwelling residential use.
B. Fire Sprinklers. Fire sprinklers are required in an ADU if sprinklers are required in
the primary residence.
C. Rental Term. No ADU or JADU may be rented for a term that is shorter t han thirty
days. This prohibition applies regardless of when the ADU or JADU was created.
D. No Separate Conveyance. An ADU or JADU ma y be rented, but, except as
otherwise provided in Government Code Section 65852.26, no ADU or JADU may
be sold or otherwise conveyed separately from the lot and the primary dwelling (in
the case of a single-family lot) or from the lot and all of the dwellings (in the case
of a multifamily lot).
E. Owner Occupancy.
1. All ADUs permitted before January 1, 2020, are subject to the owner-
occupancy requirement that was in place when the ADU was created.
2. An ADU that is permitted after that date but before January 1, 2025, is not
subject to any owner-occupancy requirement.
3. All ADUs that are permitted on or after January 1, 2025, are subject to an
owner-occupancy requirement. A natural person with legal or equitable title
to the property must reside on the property as the person's legal domicile
and permanent residence.
4. All JADUs are subject to an owner-occupancy requirement. A natural
person with legal or equitable title to the property must reside on the
property, in either the primary dwelling or JADU, as the person's legal
domicile and permanent residence. However, the owner -occupancy
requirement of this paragraph does not apply if the property is entirely
owned by another governmental agency, land trust, or housing organization.
F. Deed Restriction. Prior to issuance of a building permit for an ADU or JADU, a
deed restriction must be recorded against the title of the property in the County
Recorder's office and a copy filed with the Director. The deed restriction must run
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Page 5 of 9
with the land and bind all future owners. The form of the deed restriction will be
provided by the City and must provide that:
1. Except as otherwise provided in Government Code Section 65852.26, the
ADU or JADU may not be sold separately from the primary dwelling.
2. The ADU or JADU is restricted to the approved size and to other attributes
allowed by this section.
3. The deed restriction runs with the land and may be enforced against future
property owners.
4. The deed restriction may be removed if the owner eliminates the ADU or
JADU, as evidenced by, for example, removal of the kitchen facilities. To
remove the deed restriction, an owner may make a written request of the
Director, providing evidence that the ADU or JADU has in fact been
eliminated. The Director may then determine whether the evidence supports
the claim that the ADU or JADU has been eliminated. Appeal may be taken
from the Director's determination consistent wit h other provisions of this
Code. If the ADU or JADU is not entirely physically removed, but is only
eliminated by virtue of having a necessary component of an ADU or JADU
removed, the remaining structure and improvements must otherwise
comply with applicable provisions of this Code.
5. The deed restriction is enforceable by the Director or his or her designee for
the benefit of the City. Failure of the property owner to comply with the
deed restriction may result in legal action against the property owner, and
the City is authorized to o btain any remedy available to it at law or equity,
including, but not limited to, obtaining an injunction enjoining the use of
the ADU or JADU in violation of the recorded restrictions or abatement of
the illegal unit.
G. Building & Safety. All ADUs and JADU s must comply with all local building code
requirements.
17.28.060 Specific ADU requirements.
The following requirements apply only to ADUs that require an ADU permit under Section
17.28.040(B).
A. Maximum Size.
1. The maximum size of a detached or attached ADU subject to this Section
17.28.060 is eight hundred fifty square feet for a studio or one-bedroom unit
and one thousand square feet for a unit with two or more bedrooms.
2. An attached ADU that is created on a lot with an existing primary dwelling
is further limited to fifty percent of the floor area of the existing primary
dwelling, subject to subsection (A)(3) below.
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Page 6 of 9
3. Application of other development standards in this Section 17.28.060, such
as FAR or lot coverage, might further limit the size of the ADU, but no
application of the percentage-based size limit in subsection (A)(2) above,
or of an FAR, lot coverage limit or open-space requirement may require the
ADU to be smaller than eight hundred square feet.
B. Floor Area Ratio (FAR). No ADU subject to this Section 17.28.060 may cause the
total FAR of the lot to exceed forty-five percent, subject to Section 17.28.060(A)(3)
above.
C. Setbacks.
1. Front Yard.
(a) Subject to subsection (C)(1)(b) below, no part of any ADU subject
to this Section 17.28.060 may be located within thirty feet of the
front property line.
(b) An ADU may encroach into the required front yard setback as
necessary to enable the construction of an eight hundred square foot
unit that is no greater than sixteen feet in height.
2. No part of any ADU subject to this Section 17.28.060 may be located within
four feet of a side or rear property line.
D. Lot Coverage. No ADU subject to this Section 17.28.060 may cause the total lot
coverage of the lot to exceed fifty percent, subject to Section 17.28.060(A)(3)
above.
E. Minimum Open Space. No ADU subject to this Section 17.28.060 may cause the
total percentage of open space of the lot to fall below fifty percent, subject to
subsection Section 17.28.060(A)(3) above.
F. Height. No ADU subject to this Section 17.28.060 may exceed sixteen feet in height
above grade, measured to the peak of the structure.
G. Passageway. No passageway, as defined by Section 17.28.030(H) above, is
required for an ADU.
H. Parking.
1. Generally. One off-street parking space is required for each ADU. The
parking space may be provided in setback areas or as tandem parking, as
defined by Section 17.28.030(K) above.
2. Exceptions. No parking under Section 17.28.060(H)(1) is required in the
following situations:
(a) The ADU is located within one-half mile walking distance of public
transit, as defined in subsection Section 17.28.030(J) above.
(b) The ADU is located within an architecturally and historically
significant historic district.
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Page 7 of 9
(c) The ADU is part of the proposed or existing primary residence or an
accessory structure under Section 17.28.040(A)(1) above.
(d) When on-street parking permits are required but not offered to the
occupant of the ADU.
(e) When there is an established car share vehicle stop located within
one block of the ADU.
3. No Replacement. When a garage, carport, or covered parking structure is
demolished in conjunction with the construction of an ADU or converted to
an ADU, those off-street parking spaces are not required to be replaced.
I. Architectural Requirements.
1. The materials and colors of the exterior walls, roof, and windows and doors
must match the appearance and architectural design of those of the primary
dwelling.
2. The roof slope must match that of the dominant roof slope of the primary
dwelling. The dominant roof slope is the slope shared by the largest portion
of the roof.
3. The exterior lighting must be limited to down-lights or as otherwise
required by the building or fire code.
4. The ADU must have an independent exterior entrance, apart from that of
the primary dwelling.
5. The interior horizontal dimensions of an ADU must be at least ten feet wide
in every direction, with a minimum interior wall height of seven feet.
6. Fencing, landscaping or privacy glass may be used to provide screening and
prevent a direct line of sight to contiguous residential property.
7. The architectural treatment of an ADU to be constructed on a lot that has an
identified historical resource listed on the California Register of Historic
Resources must comply with all applicable minister ial requirements
imposed by the Secretary of Interior.
J. Landscape Requirements.
1. Evergreen landscape screening must be planted and maintained between the
ADU and adjacent parcels as follows:
(a) At least one, fifteen-gallon size plant shall be provided for every five
linear feet of exterior wall. Alternatively, at least one 24" box size
plant shall be provided for every ten linear feet of exterior wall.
(b) Plant specimens for screening must be at le ast eight feet tall when
installed. As an alternative, a solid fence of at least eight feet in
height may be installed.
2. All landscaping must be drought-tolerant.
3. All landscaping must be from the City's approved plant list.
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Page 8 of 9
K. Historical Protections. An ADU that is subject to this Section 17.28.060 and that is
on or within six hundred feet of real property that is listed in the California Register
of Historic Resources is subject to all the objective standards imposed by the
Secretary of Interior.
17.28.070 Fees.
The following requirements apply to all ADUs and JADUs that are approved under Section
17.28.040(A) or Section 17.28.040(B).
A. Impact Fees.
1. No impact fee is required for an ADU that is less than seven hundred fifty
square feet in size. For purposes of this Section 17.28.070, “impact fee”
means a “fee” under the Mitigation Fee Act (Gov. Code § 66000(b)) and a
fee under the Quimby Act (Gov. Code § 66477). “Impact fee” here does not
include any connection fee or capacity charge for water or sewer service.
2. Any impact fee that is required for an ADU that is seven hundred fifty
square feet or larger in size must be charged proportionately in relatio n to
the square footage of the primary dwelling unit. (E.g., the floor area of the
ADU divided by the floor area of the primary dwelling, times the typical
fee amount charged for a new dwelling.)
B. Utility Fees.
1. If an ADU is constructed with a new single-family home, a separate utility
connection directly between the ADU and the utility and payment of the
normal connection fee and capacity charge for a new dwelling are required.
2. Except as described in subsection 17.28.070(B)(1), converted ADUs on a
single-family lot that are created under Section 17.28.040(A)(1) above are
not required to have a new or separate utility connection directly between
the ADU and the utility. Nor is a connection fee or capacity charge required.
3. Except as described in Section 17.28.070(B)(1), all ADUs not covered by
Section 17.28.070(B)(2) above require a new, separate utility connection
directly between the ADU and the utility.
(a) The connection is subject to a connection fee or capacity charge that
is proportionate to the burden created by the ADU based on either
the floor area or the number of drainage-fixture units (DFU) values,
as defined by the Uniform Plumbing Code, upon the water or sewer
system.
(b) The portion of the fee or charge that is charged by the City may not
exceed the reasonable cost of providing this service.
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17.28.080 Nonconforming ADUs and discretionary approval.
Any proposed ADU or JADU that does not conform to the objective standards set forth in Section
17.28.010 through Section 17.28.070 of this chapter may be allowed by the City with a conditional
use permit, in accordance with the other provisions of this tit le.
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Include Draft Include Date Include Time
Page 1 of 810
Chapter 17.28 ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY
DWELLING UNITS
Sections:
17.28.010 Purpose.
The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs) in compliance with California Government Code sections
65852.2 and 65852.22.
17.28.020 Effect of conforming.
An ADU or JADU that conforms to the standards in this section will not be:
A. Deemed to be inconsistent with the City's General Plan and Zoning designation for
the lot on which the ADU or JADU is located.
B. Deemed to exceed the allowable density for the lot on which the ADU or JADU is
located.
C. Considered in the application of any local ordinance, policy, or program to limit
residential growth.
D. Required to correct a nonconforming zoning condition, as defined in Section
17.28.030(G) below. This does not prevent the City from enforcing compliance
with applicable building standards in accordance with Health and Safety Code
section 17980.12.
17.28.030 Definitions.
As used in this section, terms are defined as follows:
A. "Accessory dwelling unit" or "ADU" means an attached or a detached residential
dwelling unit that provides complete independent living facilities for one or more
persons and is located on a lot with a proposed or existing primary residence. An
accessory dwelling unit also includes the following:
1. An efficiency unit, as defined by Section 17958.1 of the California Health and
Safety Code; and
2. A manufactured home, as defined by Section 18007 of the California Health
and Safety Code.
B. "Accessory structure" means a structure that is accessory and incidental to a
dwelling located on the same lot.
C. "Complete independent living facilities" means permanent provisions for living,
sleeping, eating, cooking, and sanitation on the same parcel as the single-family or
multifamily dwelling is or will be situated.
D. "Efficiency kitchen" means a kitchen that includes eachall of the following:
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1. A cooking facility with appliances.
2. A food preparation counter or counters that total at least fifteen square feet in
areaand storage cabinets that are of a reasonable size in relation to the size of
the JADU.
3. Food storage cabinets that total at least thirty square feet of shelf space.
E. "Junior accessory dwelling unit" or "JADU" means a residential unit that:
1. Is no more than five hundred square feet in size,
2. Is contained entirely within an existing or proposed single-family dwelling,
3. Includes its own separate sanitation facilities or shares sanitation facilities with
the existing or proposed single-family dwelling, and
4. Includes an efficiency kitchen, as defined in subsection D above.
F. "Living area" means the interior habitable area of a dwelling unit, including basements
and attics, but does not include a garage or any accessory structure.
G. "Nonconforming zoning condition" means a physical improvement on a property that
does not conform with current zoning standards.
H. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a
street to one entrance of the ADU or JADU.
I. "Proposed dwelling" means a dwelling that is the subject of a permit application and that
meets the requirements for permitting.
J. "Public transit" means a location, including, but not limited to, a bus stop or train station,
where the public may access buses, trains, subways, and other forms of transportation
that charge set fares, run on fixed routes, and are available to the public.
K. "Tandem parking" means that two or more automobiles are parked on a driveway or in
any other location on a lot, lined up behind one another.
17.28.040 Approvals.
The following approvals apply to ADUs and JADUs under this section:
A. Building-permit Only. If an ADU or JADU complies with each of the general
requirements in Section 17.28.050 below, it is allowed with only a building permit
in the following scenarios:
1. Converted on Single-family Lot: Only oneOne ADU oras described in this
subsection (A)(1) and one JADU on a lot with a proposed or existing single-
family dwelling on it, where the ADU or JADU:
(a) Is either: within the space of a proposed single-family dwelling;
within the existing space of an existing single-family dwelling; or
within the existing space of an accessory structure, plus up to one
hundred fifty additional square feet if the expansion is limited to
accommodating ingress and egress.; and
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(b) Has exterior access that is independent of that for the single-family
dwelling.; and
(c) Has side and rear setbacks sufficient for fire and safety, as dictated
by applicable building and fire codes.
2. Limited Detached on Single-family Lot: One detached, new- construction
ADU on a lot with a proposed or existing single-family dwelling (in
addition to any JADU that might otherwise be established on the lot under
subsection (A)(1) above), if the detached ADU satisfies each of the
following limitations:
(a) The side- and rear-yard setbacks are at least four-feet.
(b) The total floor area is eight hundred square feet or smaller.
(c) The peak height above grade is sixteen feet or less.
3. Converted on Multifamily Lot: MultipleOne or more ADUs within portions
of existing multifamily dwelling structures that are not used as livable
space, including but not limited to storage rooms, boiler rooms,
passageways, attics, basements, or garages, if each converted ADU
complies with state building standards for dwellings. At Under this
subsection (A)(3), at least one converted ADU is allowed within an existing
multifamily dwelling. The maximum number of converted ADUs allowed
within an existing multifamily dwelling structure is equal to twenty-five, up
to a quantity equal to 25 percent of the existing multifamily dwelling units.
4. Limited Detached on Multifamily Lot: No more than two detached ADUs
on a lot that has an existing multifamily dwelling if each detached ADU
satisfies both of the following limitations:
(a) The side- and rear-yard setbacks are at least four-feet.
(b) The peak height above grade is sixteen feet or less.
B. ADU Permit.
1. Except as allowed under subsection (A) above, no ADU may be created
without a building permit and an ADU permit in compliance with the
standards set forth in Section 17.28.050 and Section 17.28.060.
2. The City may charge aan application fee, adopted by resolution of the City
Council, to reimburse it for costs incurred in processing ADU permits,
including the costs of adopting or amending the City's ADU ordinance. The
ADU-permit processing fee is determined by the Director of Planning and
Community Services and approved by the City Council by resolution..
C. Process and Timing.
1. An ADU permit is considered and approved ministerially, without
discretionary review or a hearing.
2. The City must act on an application to create an ADU or JADU within sixty
days from the date that the City receives a completed application,. If the
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City does not act upon the completed application within sixty days, the
application is deemed approved unless either:
(a) The applicant requests a delay, in which case the sixty-day time
period is tolled for the period of the requested delay, or
(b) In the case of a JADU and theWhen an application to create a junior
accessory dwelling unitan ADU or JADU is submitted with a permit
application to create a new single-family dwelling on the lot, the
City may delay acting on the permit application for the ADU or
JADU until the City acts on the permit application to create the new
single-family dwelling, but the application to create the ADU or
JADU will still be considered ministerially without discretionary
review or a hearing.
17.28.050 General ADU and JADU requirements.
The following requirements apply to all ADUs and JADUs that are approved under Section
17.28.040(A) or (B):
A. Zoning.
1. An ADU or JADU subject only to a building permit under Section
17.28.040(A) may be created on a lot in a residential or mixed -use zone.
2. An ADU or JADU subject to an ADU permit under Section 17.28.040(B)
may be created on a lot that is zoned to allow single-family dwelling
residential use or multifamily dwelling residential use.
B. Fire Sprinklers. Fire sprinklers are required in an ADU if sp rinklers are required in
the primary residence.
C. Rental Term. No ADU or JADU may be rented for a term that is shorter than thirty
days. This prohibition applies regardless of when the ADU or JADU was created.
D. No Separate Conveyance. An ADU or JADU may be rented, but, except as
otherwise provided in Government Code Section 65852.26, no ADU or JADU may
be sold or otherwise conveyed separately from the lot and the primary dwelling (in
the case of a single-family lot) or from the lot and all of the dwellings (in the case
of a multifamily lot).
E. Owner Occupancy.
1. All ADUs createdpermitted before January 1, 2020, are subject to the
owner-occupancy requirement that was in place when the ADU was
created.
2. An ADU that is createdpermitted after that date but before January 1, 2025,
is not subject to any owner-occupancy requirement.
3. All ADUs that are createdpermitted on or after January 1, 2025, are subject
to an owner-occupancy requirement. A natural person with legal or
equitable title t o the property must reside on the property as the person's
legal domicile and permanent residence.
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4. All JADUs are subject to an owner-occupancy requirement. A natural
person with legal or equitable title to the property must reside on the
property, in either the primary dwelling or JADU, as the person's legal
domicile and permanent residence. However, the owner -occupancy
requirement of this paragraph does not apply if the property is entirely
owned by another governmental agency, land trust, or housing organization.
F. Deed Restriction. Prior to issuance of a building permit for an ADU or JADU, a
deed restriction must be recorded against the title of the property in the County
Recorder's office and a copy filed with the Director. The deed restriction must run
with the land and bind all future owners. The form of the deed restriction will be
provided by the City and must provide that:
1. TheExcept as otherwise provided in Government Code Section 65852.26,
the ADU or JADU may not be sold separately from the primary dwelling.
2. The ADU or JADU is restricted to the approved size and to other attributes
allowed by this section.
3. The deed restriction runs with the land and may be enforced against future
property owners.
4. The deed restriction may be removed if the owner eliminates the ADU or
JADU, as evidenced by, for example, removal of the kitchen facilities. To
remove the deed restriction, an owner may make a written request of the
Director, providing evidence that the ADU or JADU has in fact been
eliminated. The Direct or may then determine whether the evidence supports
the claim that the ADU or JADU has been eliminated. Appeal may be taken
from the Director's determination consistent with other provisions of this
Code. If the ADU or JADU is not entirely physically remov ed, but is only
eliminated by virtue of having a necessary component of an ADU or JADU
removed, the remaining structure and improvements must otherwise
comply with applicable provisions of this Code.
5. The deed restriction is enforceable by the Director or his or her designee for
the benefit of the City. Failure of the property owner to comply with the
deed restriction may result in legal action against the property owner, and
the City is authorized to obtain any remedy available to it at law or equity,
including, but not limited to, obtaining an injunction enjoining the use of
the ADU or JADU in violation of the recorded restrictions or abatement of
the illegal unit.
G. Building & Safety. All ADUs and JADUs must comply with all local building code
requirements.
17.28.060 Specific ADU requirements.
The following requirements apply only to ADUs that require an ADU permit under Section
17.28.040(B).
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A. Maximum Size.
1. The maximum size of a detached or attached ADU subject to this Section
17.28.060 is eight hundred fifty square feet for a studio or one-bedroom unit
and one thousand square feet for a unit with two or more bedrooms. No
more than two bedrooms are allowed.
2. An attached ADU that is created on a lot with an existing primary dwelling
is further limited to fifty percent of the floor area of the existing primary
dwelling, subject to Section 17.28.060subsection (A)(3) below.
3. Application of other development standards in this Section 17.28.060, such
as FAR or lot coverage, might further limit the size of the ADU, but no
application of athe percentage-based size restriction,limit in subsection
(A)(2) above, or of an FAR, lot coverage, limit or open-space requirement
may require the ADU to be smaller than eight hundred square feet.
B. Floor Area Ratio (FAR). No ADU subject to this Section 17.28.060 may cause the
total FAR of the lot to exceed forty-five percent, subject to Section 17.28.060(A)(3)
above.
C. Setbacks.
1. Front Yard.
(a) 1. NoSubject to subsection (C)(1)(b) below, no part of any ADU
subject to this Section 17.28.060 may be located within thirty feet
of the front property line.
(b) An ADU may encroach into the required front yard setback as
necessary to enable the construction of an eight hundred square foot
unit that is no greater than sixteen feet in height.
2. No part of any ADU subject to this Section 17.28.060 may be located within
four feet of a side or rear property line.
D. Lot Coverage. No ADU subject to this Section 17.28.060 may cause the total lot
coverage of the lot to exceed fifty percent, subject to Section 17.28.060(A)(3)
above.
E. Minimum Open Space. No ADU subject to this Section 17.28.060 may cause the
total percentage of open space of the lot to fall below fifty percent, subject to
subsection Section 17.28.060(A)(3) above.
F. Height. No ADU subject to this Section 17.28.060 may exceed sixteen feet in height
above grade, measured to the peak of the structure.
G. Passageway. No passageway, as defined by Section 17.28.030(H) above, is
required for an ADU.
H. Parking.
1. Generally. One off-street parking space is required for each ADU. The
parking space may be provided in setback areas or as tandem parking, as
defined by Section 17.28.030(K) above.
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2. Exceptions. No parking under Section 17.28.060(H)(1) is required in the
following situat ions:
(a) The ADU is located within one-half mile walking distance of public
transit, as defined in subsection Section 17.28.030(J) above.
(b) The ADU is located within an architecturally and historically
significant historic district.
(c) The ADU is part of the proposed or existing primary residence or an
accessory structure under Section 17.28.040(A)(1) above.
(d) When on-street parking permits are required but not offered to the
occupant of the ADU.
(e) When there is an established car share vehicle stop located within
one block of the ADU.
3. No Replacement. When a garage, carport, or covered parking structure is
demolished in conjunction with the construction of an ADU or converted to
an ADU, those off-street parking spaces are not required to be replaced.
I. Architectural Requirements.
1. The materials and colors of the exterior walls, roof, and windows and doors
must match the appearance and architectural design of those of the primary
dwelling.
2. The roof slope must match that of the dominant roof slope of the primary
dwelling. The dominant roof slope is the slope shared by the largest portion
of the roof.
3. The exterior lighting must be limited to down-lights or as otherwise
required by the building or fire code.
4. The ADU must have an independent exterior entrance, apart fro m that of
the primary dwelling. The ADU entrance must be located on the side or rear
building façade, not facing a public-right-of-way.
5. The interior horizontal dimensions of an ADU must be at least ten feet wide
in every direction, with a minimum interior wall height of seven feet.
6. Windows and doors of the ADU may not have a direct line of sight to an
adjoining residential property. Fencing, landscaping or privacy glass may
be used to provide screening and prevent a direct line of sight to contiguous
residential property.
7. All windows and doors that are less than thirty feet from a property line that is
not a right -of-way line must either be (for windows) clerestory with the
bottom of the glass at least six feet above the finished floor, (for windows
and for doors) utilize frosted or obscure glass, or (for doors) opaque.
7. 8. The architectural treatment of an ADU to be constructed on a lot that has
an identified historical resource listed on the federal, state, or local register
of historic placesCalifornia Register of Historic Resources must comply
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with all applicable ministerial requirements imposed by the Secretary of
Interior.
J. Landscape Requirements.
1. Evergreen landscape screening must be planted and maintained between the
ADU and adjacent parcels as follows:
(a) At least one, fifteen-gallon size plant shall be provided for every five
linear feet of exterior wall. Alternatively, at least one 24" box size
plant shall be provided for every ten linear feet of exterior wall.
(b) Plant specimens for screening must be at least eight feet tall when
installed. As an alternative, a solid fence of at least eight feet in
height may be installed.
2. All landscaping must be drought-tolerant.
3. All landscaping must be from the City's approved plant list.
K. Historical Protections. An ADU that is subject to this Section 17.28.060 and that is
on or within six hundred feet of real property that is listed in the California Register
of Historic Resources is subject to all the objective standards imposed by the
Secretary of Interior.
17.28.070 Fees.
The following requirements apply to all ADUs and JADUs that are approved under Section
17.28.040(A) or Section 17.28.040(B).
A. Impact Fees.
1. No impact fee is required for an ADU or JADU that is less than seven
hundred fifty square feet in size. For purposes of this Section 17.28.070,
“impact fee” means a “fee” under the Mitigation Fee Act (Gov. Code §
66000(b)) and a fee under the Quimby Act (Gov. Code § 66477). “Impact
fee” here does not include any connection fee or capacity charge for water
or sewer service.
2. Any impact fee that is required for an ADU that is seven hundred fifty
square feet or larger in size must be charged proportionately in relation to
the square footage of the primar y dwelling unit. (E.g., the floor area of the
primary dwelling,ADU divided by the floor area of the ADUprimary
dwelling, times the typical fee amount charged for a new dwelling.) "Impact
fee" here does not include any connection fee or capacity charge for water
or sewer service.
B. Utility Fees.
1. If an ADU is constructed with a new single-family home, a separate utility
connection directly between the ADU and the utility and payment of the
normal connection fee and capacity charge for a new dwelling are required.
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2. 1. ConvertedExcept as described in subsection 17.28.070(B)(1), converted
ADUs and JADUs on a single-family lot, that are created under Section
17.28.040(A)(1) above, are not required to have a new or separate utility
connection directly between the ADU or JADU and the utility. Nor is a
connection fee or capacity charge required unless the ADU or JADU is
constructed with a new single-family home.
2. AllExcept as described in Section 17.28.070(B)(1), all ADUs and JADUs not
covered by Section 17.28.070(B)(12) above require a new, separate utility
connection directly between the ADU or JADU and the utility.
(a) The connection is subject to a connection fee or capacity charge that
is proportionate to the burden created by the ADU or JADU, based
on either the floor area or the number of drainage-fixture units
(DFU) values, as defined by the Uniform Plumbing Code, upon the
water or sewer system.
(b) The portion of the fee or charge that is charged by the City may not
exceed the reasonable cost of providing this service.
17.28.080 Nonconforming ADUs and discretionary approval.
Any proposed ADU or JADU that does not conform to the objective standards set forth in Section
17.28.010 through Section 17.28.070 of this chapter may be allowed by the City with a conditional
use permit, in accordance with the other provisions of this title.
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42
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 24, 2022
John F. Signo, Director
Planning & Community Services
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, CA 90274
Dear John F Signo:
RE: Review of Rolling Hills’ Accessory Dwelling Unit (ADU) Ordinance under
State ADU Law (Gov. Code, § 65852.2)
Thank you for submitting the City of Rolling Hills’ (City) accessory dwelling unit (ADU)
Ordinance No. 364 (Ordinance) adopted February 24, 2020, to the California
Department of Housing and Community Development (HCD). HCD has reviewed the
Ordinance and submits these written findings pursuant to Government Code section
65852.2, subdivision (h). HCD finds that the Ordinance does not comply with section
65852.2 in the manner noted below. Under that statute, the City has up to 30 days to
respond to these findings. Accordingly, the City must provide a written response to
these findings no later than July 24, 2022.
The adopted ADU Ordinance addresses many statutory requirements; however, HCD
finds that the Ordinance does not comply with State ADU Law in the following respects:
• Section 17.28.030 (D)(2) and (3) – Efficiency Kitchen – The Ordinance defines
an efficiency kitchen to include “A food preparation counter or counters that
total at least 15 square feet in area” and “Food storage cabinets that total at
least 30 square feet of shelf space.” However, Government Code section
65852.22, subdivision (a)(6)(B) only requires that an efficiency kitchen include a
food preparation counter and storage cabinets that are “of reasonable size in
relation to the size of the junior accessory dwelling unit.” As there is no specific
size requirement in statute, the size requirements as written in the Ordinance
could act as a constraint on junior accessory dwelling units (JADUs). Therefore,
the City must remove the size references. To provide clarity, HCD recommends
that the City includes language per Government Code section 65852.22,
subdivision (a)(6)(B).
• Section 17.28.040 (A)(1) – Unit Combination – The Ordinance permits “[o]nly one
ADU or JADU on a lot with a proposed or existing single-family dwelling on it.”
43
John F. Signo, Director
Page 2
This reference is outdated. Current Government Code section 65852.2,
subdivision (e)(1)(A), provides for “One accessory dwelling unit and one junior
accessory dwelling unit per lot” (emphasis added), and the ADU on a lot that also
has a JADU may be either attached or detached. Therefore, the City must
change “or” to “and” or make a similar correction that brings the Ordinance into
compliance with State ADU Law.
• Section 17.28.050 (D) – Separate Conveyance – The Ordinance currently
prohibits the separate sale of an ADU or JADU. However, Government Code
section 65852.26 creates a narrow exception to allow separate conveyance of an
ADU to a qualified buyer if the property was built or developed by a qualified
nonprofit corporation, among other things. The City should revise the Ordinance
to allow for such an exception.
• Section 17.28.060 (A)(1) – Bedroom Limitation – The Ordinance states that “no
more than two bedrooms are allowed.” Limiting the number of bedrooms within
an ADU may constrain housing choice and result in discriminatory effects on
families with children, people with disabilities, and other protected groups in
violation of state and federal fair housing laws, including but not limited to
Government Code section 65008, subdivisions (a)(1)(A) and (b)(1)(B)(i).
Therefore, the City must revise this section to avoid limiting the occupancy of
housing units based on familial status or other protected characteristics.
• Section 17.28.060 (C)(1) – Front Property Line – The Ordinance states, “No part
of any ADU… may be located within 30 feet of the front property line.” The City
should be aware that this 30-foot front set back requirement must not prevent the
creation of at least an 800 square foot ADU that is at least 16 feet in height with a
four-foot side and rear yard setback to be constructed in compliance with all
other local development standards per Government Code section 65852.2,
subdivision (c)(1)(C). While not required, HCD recommends including such
language.
• Section 17.28.060 (I)(4), (I)(6), (I)(7) – Architectural Requirements – The
Ordinance requires that “the ADU entrance must be located on the side or rear
building façade, not facing a public-right-of-way…. windows and doors of the
ADU may not have a direct line of sight to an adjoining residential property….
[and] all windows and doors that are less than 30 feet from a property line that is
not a right-of-way line must either be (for windows) clerestory with the bottom of
the glass at least six feet above the finished floor, (for windows and for doors)
utilize frosted or obscure glass, or (for doors) opaque.” Government Code section
65852.150, subdivision (b), requires that “provisions… relating to matters
including unit size, parking, fees, and other requirements, are not so arbitrary,
excessive, or burdensome so as to unreasonably restrict the ability of
homeowners to create accessory dwelling units.” Statute for both ADUs (Gov.
Code, § 65852.2, subd. (e)(1)(A)(ii)), and JADUs (Gov. Code, § 65852.22, subd.
(a)(5)), require independent entry into the unit, and a constraint on the location of
44
John F. Signo, Director
Page 3
an entry door may prohibit the creation of an additional housing unit. In addition,
the window placement restriction and clerestory window requirements could
make it infeasible to meet standard building code regulations for egress, thus
potentially limiting the creation of an ADU at all, depending on the lot
configuration. As a result, HCD considers the above requirements to be
potentially excessive and burdensome. Furthermore, local development
standards provided by the Ordinance pursuant to Government Code section
65852.2, subdivisions (a) through (d), do not apply to ADUs created under
subdivision (e). Therefore, the City should remove these design requirements.
• Section 17.28.070 (B)(2) – Utility Fees – The Ordinance states that “All ADUs
and JADUs not covered by Section 17.28.070.B.1 above require a new, separate
utility connection directly between the ADU or JADU and the utility.” However, all
JADUs are created out of converted space within a single-family home and would
therefore be covered by Section 17.28.070 (B)(1). To promote internal
consistency, the City should remove the references to JADUs in Section
17.28.070 (B)(2).
In response to the findings in this letter, and pursuant to Government Code section
65852.2, subdivision (h)(2)(B), the City must either amend the Ordinance to comply with
State ADU Law or adopt the Ordinance without changes. Should the City choose to
adopt the Ordinance without the changes specified by HCD, the City must include
findings in its resolution that explain the reasons the City finds that the Ordinance
complies with State ADU Law despite the findings made by HCD. Accordingly, the City’s
response should provide a plan and timeline to bring the Ordinance into compliance.
Please note that, pursuant to Government Code section 65852.2, subdivision (h)(3)(A),
if the City fails to take either course of action and bring the Ordinance into compliance
with State ADU Law, HCD may notify the City and the California Office of the Attorney
General that the City is in violation of State ADU Law.
HCD appreciates the City’s efforts in the preparation and adoption of the Ordinance and
welcomes the opportunity to assist the City in fully complying with State ADU Law.
Please feel free to contact Mike Van Gorder, of our staff, at (916) 776 - 7541 or at
mike.vangorder@hcd.ca.gov.
Sincerely,
David Zisser
Assistant Deputy Director
Local Government Relations and Accountability
45
Agenda Item No.: 14.A
Mtg. Date: 07/19/2022
TO:HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM:JOHN SIGNO, DIRECTOR OF PLANNING & COMMUNITY SERVICES
THRU:ELAINE JENG P.E., CITY MANAGER
SUBJECT:REQUIRED MATERIALS FOR SUBMITTAL OF DEVELOPMENT
APPLICATIONS
DATE:July 19, 2022
BACKGROUND:
The City's development applications are in need of an update.
DISCUSSION:
Discuss updating the development applications and materials needed to submit.
FISCAL IMPACT:
None.
RECOMMENDATION:
Receive and file.
ATTACHMENTS:
Site Plan Review Application rev. 2019.pdf
46
City of Rolling Hills INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
SPR Application Rev. July 2019
City of Rolling Hills
- 1 -
SITE PLAN REVIEW
NOTE: According to Section 17.24.020 of the Rolling Hills Municipal Code, illegal uses or structures are
required to be made conforming or shall be removed. Therefore, you may be required to modify or
remove any unauthorized or unlawful use or structure on your property prior to or in conjunction with
this application, (regardless of when or by whom they were constructed). In addition, pursuant to Resolution
No. 900 of the City Council, any use or structure which would require a discretionary permit but which is
conducted without the acquisition of said permit, shall be subject to retroactive discretionary permit
process, and is subject to higher application fee.
_____________________________________________
Property owner (s) signature
SITE PLAN REVIEW PURPOSE
The site plan review process is established to provide discretionary review of certain development
projects in the City for the purposes of ensuring that the proposed project is consistent with the City's
General Plan and Municipal Codes. A site plan review is a form of permit which is required of any
property owner who plans any grading or who seeks to construct, with certain exceptions, a new building,
structure, swimming pool, above grade deck, or expand, add to, alter or repair an existing residence,
which involves changes to grading or an increase in the size of the residence by more than 999 square
feet.
In order to obtain a site plan review permit, the applicant must be able to demonstrate the proposed site
development can comply with the criteria set forth in Section 17.46.050 of the Rolling Hills Municipal
Code.
Site plan review permits are considered and decided upon by the Planning Commission following the
submittal of appropriate application, reports and studies; and public hearings and site investigation are
held.
APPLICATION AND REQUEST FOR HEARING
In order to obtain a site plan review, a property owner or his or her agent must submit an application and
request a hearing before the Planning Commission. To do so, the applicant should complete the
requirements enumerated herein, assemble the necessary application documents and call to make an
appointment with Planning staff at (310) 377-1521. Making an appointment will assure that someone is
available to explain the necessary procedures and review the case material for completeness and accuracy.
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City of Rolling Hills
PLAN SUBMITTAL INFORMATION
Complete and submit with each application:
1. "Request for Hearing" application. Seven copies of currently surveyed plan MUST accompany the
final application. Plans must be FOLDED to approximately 8 1/2" x 11" with title block visible.
Additional plans will be required prior to City Council meeting.
2. Owner's Declaration.
3. Plan submittal using the "Checklist" as guide. Each plan must have a vicinity map, computation of lot
coverage, building pad sizes, cut and fill totals, and the percentage of lot disturbance printed on the
plot plan and be stamped by a licensed civil engineer or land surveyor.
4. Property owner's radius map and property owner's labels. A map is required showing the existing
properties, within or partially within a 1,000 foot radius of the exterior boundaries of the property
under consideration, including the subject property. Prepare three complete lists of property owners of
each parcel with mailing address on mailing labels. Assign a number to each name on the list to
correspond with a number of the lot on the map.
5. Certified Property Owners List Affidavit.
6. Filing fee made payable to City of Rolling Hills
PLAN SUBMITTAL PROCESS
Applications must be submitted to the Planning Department as shown on the "Planning Application Filing
Deadline Schedule". Applications shall be deemed complete only after all required information is
submitted and the application fees are paid. The Planning staff will meet with the applicant to discuss the
proposal.
Once an application has been accepted as complete by the City, a hearing will be set before the Planning
Commission. Applications are considered at the regular meetings of the Planning Commission, which are
held the third Tuesday of each month. Provide sufficient time in your schedule to attend at least four
meetings to allow the Planning Commission to study the facts presented and to make a field trip to review
the physical conditions. Prior to the field trip a silhouette of the project will have to be erected. The
silhouette must be certified. The applicant or a representative must appear at all meetings. The City’s
review process takes a minimum of 3-4 months from submittal. City Council reviews the project
following Planning Commission action.
AUTHORITY AND RESPONSIBILITY
In reviewing a request, the Planning Commission must consider the following:
1. The Planning Commission shall consider all matters presented to it fairly and impartially, recognizing
the rights of the applicant as well as its obligation to enforce all zoning ordinances and resolutions
adopted by the City Council of the City of Rolling Hills. The site plan review process is intended to
assist in the orderly development of property, in conformance with objectives of the General Plan and
other ordinances and codes.
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-3- SPR Rev. July 2019
City of Rolling Hills
2. The development and use of all land within the City of Rolling Hills should be directed to the
continuation of the existing rural open areas surrounding the existing residences in the City, and each
new improvement or use of land should be carefully examined to determine what effect the proposed
improvement or use of land will have on the natural slopes, terrain, trees and natural flora in the City.
3. The granting of site plan review permits shall be carefully scrutinized utilizing the criteria set forth in
Section 17.46.050.
DECISION OF PLANNING COMMISSION
The decision of the Planning Commission will be final unless, within thirty (30) days following the
adoption of the resolution, a written appeal is filed with the City Clerk by:
1. The applicant.
2. Any person who protested, either orally or in writing, as a matter of record prior to the final vote of
the Planning Commission on the matter and who, in addition, received or was entitled to receive the
written notice specified in Subdivision 2 of Subsection A of Section 17.34.030 of the Zoning
Ordinance.
3. The City Council, (within 45 days) upon the affirmative vote of three members of the City Council.
AFFIDAVIT OF ACCEPTANCE AND BUILDING PERMITS
In order to obtain building permits, it will be necessary for the applicant to record an affidavit with a
resolution of the findings and the conditions of approval. Building and/or grading permit shall not be
issued unless the resolution and affidavit are recorded.
Initial _________________ Date: _____________
Property Owner
Public:PLANNING MASTERS:City of Rolling Hills Site Plan Review Application rev. 2019.doc
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-4- SPR Rev. July 2019
City of Rolling Hills
CHECKLIST FOR PLAN SUBMITTAL
The following information must be included on any plan submitted for checking to the Rolling Hills
Planning Commission for:
1. Conditional Use Permit (including grading requirements).
2. Variance (including grading requirements).
3. Site Plan Review (including grading requirements).
4. Subdivisions and Lot Line Adjustments
-Provide seven (7) sets of plans (folded) that show the following:
(Additional sets will be required before the City Council meeting)
- Provide electronic copy of the plans
- Provide electronic copy of the application including calculations and all other submittals
o Name, address and telephone number of applicant, and name, address and telephone number of
architect and civil engineer.
o Currently surveyed plot plan showing the entire property. (More than one plan may be
submitted).
o Plot plans must be stamped by a licensed civil engineer or land surveyor. License number and
expiration date must be clearly shown.
o Architectural elevation plans showing the height of proposed structures from finished grade
and basement wells – all sides must be shown.
o Vicinity map drawn to scale with requested improvements dimensioned to property line and to
structures of all contiguous properties.
o North arrow and scale of plans.
o Existing contours of the entire lot, in maximum 5’ intervals.
o Proposed contours, in maximum 5’ intervals.
o Setbacks, easements, fences and horse trails, if any, on the entire lot.
o Note distances from the centerline of all existing and proposed streets adjacent to the subject
property.
o Outline and show square footage of building pads not in setbacks (existing and proposed) in
accordance with Municipal Code Title 17. [Buildable area is that portion of a lot NOT IN
SETBACKS that constitutes the existing building pad and any contiguous portion of the lot
NOT IN SETBACKS that has an average slope of ten percent (10%) or less]. If there is not
an existing building pad, the buildable area shall mean that portion of a lot not in setbacks
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-5- SPR Rev. July 2019
City of Rolling Hills
which will be created through grading and which will have an average slope of ten percent
(10%) or less. A lot may have more than one buildable area.
o Outline and show distance from building footprint to any projections and architectural features
including porches, entryways, porte cocheres, trellises, chimneys, eaves, and bay windows.
Show roof chimneys.
o Computation of structural and total lot coverage, disturbed area and building pad coverage in
accordance with Municipal Code Title 17 (form attached).
o All slopes shall not be steeper in slope than two horizontal to one vertical, or exceed a vertical
height of thirty feet (30') below or above the natural grade. Shallower slopes are strongly
encouraged. All slopes shall be marked with grade. (Municipal Code Title 17). Cut and fill
must be balanced on site. Export of dirt is allowed from excavation activities, incl. basements.
o Show cut and fill slopes by separate shadings or patterns. Show shaded area square footage,
cut and fill totals in cubic yards, and the percentage of lot to be disturbed. (Title 17).
o Show all existing and proposed retaining walls and sections through walls, including height
and elevations. Show stairs, walkways and height of decks above grade.
o Show proposed drainage pattern and design and indicate whether the drainage design is above
or below ground. Show drainage devices and method of drainage; ie. show cisterns,
biofiltration/bioretention units and similar.
o Designate the area(s) for which the Site Plan Review is requested.
o Show outline of residence, any additional structures, and any basement areas. Indicate depth of
basement. All structures must be physically measured and square footage of each structure
must be shown on the drawing. PLEASE NOTE: "Floor area" means the total horizontal area
of all floors of a structure, measured in square feet from the exterior surface of the outside
walls, including basements, storage areas, and the like, but excluding unenclosed areas.
o Show all other existing and proposed structures on the lot, including pool, spa, pool
equipment, porches, shelters, entryways, trellises, barbecues, fire places, fire pits, sheds,
gazebos, children play houses/forts, trash yard and others.
o Show width and length of basement wells and location of stairs. Show windows and doors in
basement.
o Show an area of not less than 450 square feet for the construction of a stable, 550 square feet
for a corral (35’ from any residence and 25’ from rear property line, and not in front yard or
side setback), and access road of not more than 25% grade for vehicular access to the stable
site on each lot. If grading would be required indicate the quantity.
o Show cross sections of slopes before and after grading. Show the variance of the existing
slope and proposed slope. Sections should be through the highest cut and fill and through other
areas where ground is steep, and as many additional sections as necessary to clearly delineate
the proposed change in land contours from the existing terrain. Whenever possible, align the
cross sections along the proposed development on the plot plan.
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-6- SPR Rev. July 2019
City of Rolling Hills
o Soils, geology, hydrology/drainage reports, showing all structures on the property, with their
distance from property lines delineated, may be required in applications where the requested
project is close to easements, close to other properties, and/or where there is to be significant
grading on the property.
o Show location of utility pole(s) serving the property and indicate the direction of the utility
lines.
o Show the slope (in %) and square footage of the driveway and separately of any uncovered
parking area or motor court. Calculate the coverage (in %) of the driveway and motor court of
the yard area in which they are located. Motor court may not be closer than 30’ to roadway
easement. (Yard –Section 17.12.250).
o Show any other driveways/roads/easements and paved areas on the property that are existing,
currently proposed or planned for the future.
o Show trails within the property and adjacent thereto.
o If a stable is being constructed, delineate the loft area, if any. Show the size of the stable, the
size of porch and separately the size of the loft. Show cupolas or other projections. Show
paddock area and corral area.
o If known, show the location of septic tank.
o If a new driveway approach is proposed it must be reviewed by the Traffic Commission.
o Pictures of the entire property.
o Submit one copy of the plan delineating in different color markers the following:
o Residential Building Pad (not in setbacks)
o Additional Building Pads (not in setbacks)
o Disturbed Areas
o Net Lot boundary
o Setback lines
o Cut and fill areas for grading (shaded)
Public:PLANNING MASTERS:City of Rolling Hills Site Plan Review Application rev. 2019.doc
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-7- SPR Rev. July 2019
City of Rolling Hills
INSTRUCTIONS FOR COMPLETING THE LOT COVERAGE FORMS
TOTAL STRUCTURES AND TOTAL FLATWORK
In the TOTAL STRUCTURES column, in addition to those structures listed on the form, include all
structures that exist on the lot and those that are proposed, including: cabana, recreation room, hobby
shop, guest-house, covered porches, covered entryways, trellis/latticework, gazebo, sheds, pool
equipment, service yard, playground equipment, forts, barbecue, fire pits, decks, (for deck-see definition
in Section 17.12.040 “D” words, terms and phrases of the Zoning Code), and similar structures.
In the TOTAL FLATWORK column include all of the “impervious” surfaces existing and proposed,
including all walkways around the residence and accessory uses, walkways from house to other structures,
uncovered patios, uncovered parking areas, walkways/decks around the pool, paved access to a stable and
all other “impervious” surfaces. When designing a house or addition, check with the Fire Department on
the required width of the walkways and driveways. Show any future potential flatwork.
NOTE: As required by the Los Angeles County Building Code, when designing a basement with “livable
area(s)” you may have to provide for natural light and igress/ingress. Window wells may be acceptable.
Check with the County Building and Safety Department for requirements.
COMPUTATION OF LOT COVERAGE
LOT COVERAGE (TITLE 17)
Main buildings, accessory buildings, structures including, but not limited to gazebos, porches, entryways,
porte cochere, trellises and similar structures, tennis courts, swimming pools, spa, pool equipment,
outdoor bar, barbecue, sheds, shelters, service yards (enclosed or unenclosed), stables, or an area of not
less than 450 square feet for the construction of a stable shall not cover more than twenty percent (20%)
of the net lot area, provided further that in addition to the above described improvements, the areas
included within driveways, paved access to stables, parking spaces, walks, patios, decks and asphalt or
concrete paving of any kind excepting roads maintained by the Rolling Hills Community Association,
shall not cover more than thirty-five percent (35%) of the net lot area (see Section 17.16.200 “J” for
exceptions).
For the purposes of this Section "net area" shall exclude: a) the entire area within a recorded roadway
easement plus the area within ten (10) feet measured perpendicular to the edge of the roadway easement;
(b) the ten (10) foot perimeter of the lot perpendicular to the property lines; (c) any private drive or
driveway that provides access to any other lot or parcel; and (d) the access strip portion of a flag lot.
COMPUTATION OF BUILDABLE AREA AND COVERAGE THEREON
A policy of the City is to address coverage of an identified "EXISTING AND/OR PROPOSED
BUILDABLE AREA". Coverage thereon is based upon the calculation of the footprint square footage of
the residence, garage, stable (barn), other accessory structures proposed and/or developed on said
"buildable area," and all projecting structures such as entryways, porte cochere, covered porches and
breezeways. (Covered porches that are 10% or less in size of the footprint of the residence or accessory
structure and attached trellises are not counted).
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-8- SPR Rev. July 2019
City of Rolling Hills
For the purpose of this calculation, "buildable area" shall be defined as stated in Section 17.12.020 of the
Rolling Hills Municipal Code which declares "buildable area" as the portion of a lot that constitutes the
existing or proposed building pad and any other contiguous portion of the lot NOT IN THE SETBACKS
THAT HAS AN AVERAGE SLOPE OF TEN PERCENT (10%) OR LESS. If there is no existing
building pad, it shall mean that portion of a lot not in the setbacks that will be created through grading and
that will have an average slope of ten percent (10%) or less. A lot may have more than one “buildable
area.”
SUMMARY OF ACCESSORY STRUCTURES COUNTED/NOT COUNTED
TOWARDS LOT COVERAGE:
BUILDING PAD COVERAGE: (guideline – 30% maximum pad coverage).
All structures, including porte cochere, breezeway and entryway, shall be counted towards building pad
coverage, except for the following:
ATTACHED STRUCTURES:
• Attached covered porch having an area of 10% or less of the size of the structure that it is attached
to, (primary or accessory)
• Attached trellises (open roof)
DETACHED STRUCTURES: (not to exceed a total of 5 such structure on a lot that are legal and
conforming, not to exceed 12 feet in height, not to exceed 120 sq.ft. each, (see exceptions below), and
not to exceed a combined total of 800 sq.ft.)
• Storage sheds; max. 2 on a lot,
• Trellis and freestanding covered patio w/solid roof, (may exceed 120 sq.ft.),
• Outdoor bar, barbecue, fire place, gazebo,
• Roofed playground fort, (may be max. 15 ft.),
• fountain, pond and similar structures.
These structures may not be located in the front yard area or any setback, except for a fountain,
decorative pond or low water feature.
STRUCTURAL AND TOTAL LOT COVERAGE AND DISTURBANCE:
(Zoning Code requirement: max. - 20% structural coverage; max. - 35% total lot coverage; max. – 40 %
lot disturbance).
All attached structures, including porches, trellises, porte cochere, breezeway, and entryway shall be
counted towards coverage.
All detached structures shall be counted towards coverage, except for the following:
DETACHED STRUCTURES: (not to exceed a total of 5 such structure on a lot that are legal and
conforming, not to exceed 12 feet in height, not to exceed 120 sq.ft. each, (see exceptions below), and
not to exceed a combined total of 800 sq.ft.)
• Storage sheds; max. 2 on a lot,
• Trellis and freestanding covered patio w/solid roof, (may exceed 120 sq.ft.),
• Outdoor bar, barbecue, fire place, gazebo,
• Roofed playground fort, (may be max. 15 ft.),
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City of Rolling Hills
• fountain, pond and similar structures.
These structures may not be located in the front yard area or any setback, except for a fountain,
decorative pond or low water feature.
WATER EFFICIENT LANDSCAPE REQUIREMENTS (Chapter 13.18 of the RH Municipal
Code)
Effective June 13, 2019, in addition to all other City submittal requirements, a Conceptual Landscape
Plan is required for all Site Plan Review, Conditional Use Permit, or Variance applications if the
proposed construction project includes any new or altered existing landscaped area(s) of 500 sq.ft. or
more.
All applicants please note the following:
1. The Conceptual Landscape Plan must provide general summary information including square
footage calculations for new landscaped areas and existing landscaped areas to be altered or re-landscaped
(see separate worksheet for requirements).
2. The Conceptual Landscape Plan shall be incorporated into the project Site Plan submitted with the
planning application.
3. For more information regarding final (detailed) landscape plan requirements See Chapter 13.18 of
the Rolling Hills Municipal Code. Final landscape packet shall be submitted to the City prior to obtaining
grading or building permit. A fee and a compliance deposit will be collected at that time.
DRIVEWAY(S) AND MOTOR COURT(S)
Information regarding driveways, parking pads and motor courts is required for all new developments,
garage addition, modification or relocation and for any modification to existing driveway(s) and motor
court(s). If no changes are proposed to the existing driveway or motor court, except for
reconstruction/repaving, within existing footprint, provide information for the total pervious and
impervious surfaces.
Pursuant to Sections 17.16.160 and 17.16.150 of the Rolling Hills Zoning Code, only one driveway is
allowed (except with a conditional use permit under certain conditions); driveways may not cover more
than 20% of the setback area in which they are located and uncovered parking areas/motor courts may not
cover more than 10% of the front or side yard setback. Uncovered parking areas shall be located no closer
than 30-feet from any roadway easement line. For properties that qualify for reduced setbacks (Sec. 17.17
and 17.24.045) min. of 40% of the front yard area shall be landscaped & only one driveway is allowed.
A not to exceed 3-foot high wall may be permitted along a driveway or stairway in any setback. If any of
these improvements are in easements, RHCA approval is required prior to City’s review.
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-10- SPR Rev. July 2019
City of Rolling Hills
NET LOT AREA CALCULATIONS
Property Line
Easement Line
Setback Line
10 ft
excluded
NET LOT AREA
EXCLUDE
ROADWAY EASEMENTS PLUS
10 FEET AT PERIMETER OF THE
ENTIRE PARCEL
ROADWAY
EASEMENT
Residence
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-11- SPR Rev. July 2019
City of Rolling Hills
REQUEST FOR HEARING
FOR SITE PLAN REVIEW
NOTE: According to Section 17.24.020 of the Rolling Hills Municipal Code, illegal uses or structures are required to be made
conforming or shall be removed. Therefore, you may be required to modify or remove any unauthorized or unlawful use or
structure on your property prior to or in conjunction with this application. In addition, pursuant to Resolution No. 900 of the
City Council, any use or structure which would require a discretionary permit but which is conducted without the acquisition
of said permit, shall be subject to retroactive discretionary permit process, and is subject to higher application fee.
PROPERTY OWNER: ____________________________________________________________
OWNER'S ADDRESS: ____________________________________________________________
TELEPHONE NO: _____________________________ EMAIL: __________________
PROPERTY'S ADDRESS: ____________________________________________________________
LEGAL DESCRIPTION: LOT NO. ___________________________________________________
ASSESSORS BOOK NO. _______ PAGE ______ PARCEL _____
AGENT'S NAME: ____________________________________________________________
AGENT'S ADDRESS: ____________________________________________________________
TELEPHONE NO: ____________________________________________________________
NATURE OF PROPOSED PROJECT
Describe in detail the nature of the proposed project, including what aspects of the project require a Site
Plan Review:
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________________
____________________________________________________________________________________________
____________________________________________________________________________________
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-12- SPR Rev. July 2019
City of Rolling Hills
Describe and delineate on plans any new basement area square footage ___________________________
____________________________________________________________________________________
____________________________________________________________________________________
SITE PLAN REVIEW CRITERIA
Site Plan Review criteria upon which the Planning Commission must make an affirmative finding.
Describe in detail the project's conformance with the criteria below:
A. Is the project compatible with the General Plan, the Zoning Ordinance and surrounding uses? Explain how it
compares to the sizes, setbacks and other characteristics of neighboring houses.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
B. How does the project preserve and integrate into the site design, to the maximum extent feasible, existing natural
topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms
(such as hillsides and knolls)? Explain how the project preserves and integrates existing natural features.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
C. How does the site development plan follow natural contours of the site to minimize grading? Extensive grading and
recontouring of existing terrain to maximize buildable area shall not be approved. Graded slopes shall be rounded and
contoured so as to blend with existing terrain. Grading shall not modify existing drainage or redirect drainage flow
unless into an existing drainage course. Explain the nature and extent of the impact of grading and proposed
minimization on lots.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
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City of Rolling Hills
D. To what extent does the site development plan preserve surrounding native vegetation and supplement it with
landscaping that is compatible with and enhances the rural character of the community? Landscaping should
provide a buffer and transition zone between private and public areas. Explain how the project preserves native
vegetation, integrates landscaping and creates buffers.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
E. How does the site development plan preserve the natural and undeveloped state of the lot by minimizing building
coverage? Lot coverage requirements shall be regarded as maximums and the actual amount of lot coverage permitted
should depend upon the existing buildable area of the lot.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
F. Is the site development plan harmonious in scale and mass with the site, the natural terrain and surrounding
residences? Setbacks shall be regarded as minimums and more restrictive setbacks shall be imposed where necessary
to assure proportionality and openness. Explain how the proposed project setbacks compare with the existing setbacks
of neighboring properties.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
G. Is the site development plan sensitive and not detrimental to convenience and safety of circulation for pedestrians and
vehicles? Explain how the number and types of vehicles relate to the driveway location, design, landscaping and
other on-site parking or storage areas.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
H. Does the site development plan conform with the requirements of the California Environmental Quality Act? Explain
how the project impacts the environment, e.g. significant impact, proposed mitigation measures.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
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-14- SPR Rev. July 2019
City of Rolling Hills
___________________________________________________________________________________
I hereby certify that the statements furnished above, and in attached exhibits, presents the data and
information required for the site plan review criteria evaluation to the best of my ability; and, that the
facts, statements and other information presented are true and correct to the best of my knowledge and
belief.
Date: _______________________ _______________________________________________
Signature
For:____________________________________________
Applicant
FILING FEE
A filing fee must accompany the application. Make check payable to: CITY OF ROLLING HILLS
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-15- SPR Rev. July 2019
City of Rolling Hills
DATE ____________ ZONING CASE NO. ______ ADDRESS ______________________________
ALL MEASUREMENTS TO BE TAKEN FROM THE EXTERIOR FINISHED WALLS OF
STRUCTURES. ALL STRUCTURES MUST BE SHOWN ON THE PLAN AND LISTED HERE
CALCULATION OF LOT COVERAGE
AREA AND
STRUCTURES EXISTING PROPOSED TOTAL
NET LOT AREA ________ sq.ft. ________ sq.ft. ________ sq.ft.
RESIDENCE ________ sq.ft. ________ sq.ft. ________ sq.ft.
GARAGE ________ sq.ft. ________ sq.ft. ________ sq.ft.
SWIMMING POOL/SPA ________ sq.ft. ________ sq.ft. ________ sq.ft.
POOL EQUIPMENT ________ sq.ft. ________ sq.ft. ________ sq.ft.
GUEST HOUSE ________ sq.ft. ________ sq.ft. ________ sq.ft.
CABANA ________ sq.ft. ________ sq.ft. ________ sq.ft.
STABLE (dirt volume to be included
in grading quantities) ________ sq.ft. ________ sq.ft. ________ sq.ft.
RECREATION COURT ________ sq.ft. ________ sq.ft. ________ sq.ft.
ATTACHED COVERED
PORCHES _______sq.ft. _______sq.ft. _______sq.ft.
ENTRYWAY/ PORTE COCHERE,
BREEZEWAYS ________ sq.ft. ________ sq.ft. ________ sq.ft.
ATTACHED TRELLISES ________ sq.ft. ________ sq.ft. ________ sq.ft.
*DETACHED STRUCTURES:
(circle all that applies)
SHEDS, TRELLISES, GAZEBO, ________ sq.ft. ________ sq.ft. ________ sq.ft.
BARBECUE, OUTDOOR KITCHEN, ________ sq.ft. ________ sq.ft. ________ sq.ft.
ROOFED PLAY EQUP.- over 15 ft. ________ sq.ft. ________ sq.ft. ________ sq.ft.
high and over 120 sq. ft. in area,
WATER FEATURES, ETC. ________ sq.ft. ________ sq.ft. ________ sq.ft.
SERVICE YARD ________ sq.ft. ________ sq.ft. ________ sq.ft.
OTHER ________________ ________ sq.ft. ________ sq.ft. ________ sq.ft.
BASEMENT AREA ________ sq.ft. ________ sq.ft. ________ sq.ft.
(volume to be included in grading quantities)
DEPTH OF BASEMENT ________ ________ ________
____________________________________________________________________________________
TOTAL STRUCTURES ________ sq.ft. ________ sq.ft. ________ sq.ft.
% STRUCTURAL COVERAGE ________ % ________ % ________%
___________________________________________________________________________________
TOTAL STRUCTURES
EXCLUDING: up to 5 (legal) & up to 800 sq. ft. detached structures that
are not higher than 12 ft. (no more ________ sq.ft. ________ sq.ft. ________ sq.ft.
than 120 sq.ft. per structure per deduction, except for trellis)
% STRUCTURAL COVERAGE ________ % ________ % ________%
___________________________________________________________________________________
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-16- SPR Rev. July 2019
City of Rolling Hills
ALL FLATWORK MUST BE SHOWN ON THE PLAN
EXISTING PROPOSED TOTAL
PRIMARY DRIVEWAY(S) ________ sq.ft. ________ sq.ft. ________ sq.ft.
PAVED WALKS, PATIO
AREAS, COURTYARDS ________ sq.ft. ________ sq.ft. ________ sq.ft.
POOL DECKING ________ sq.ft. ________ sq.ft. ________ sq.ft.
OTHER PAVED DRIVEWAYS,
ROAD EASEMENTS, PARKING
PADS ________ sq.ft. ________ sq.ft. ________ sq. ft.
____________________________________________________________________________________
TOTAL FLATWORK ________ sq.ft. ________ sq.ft. ________ sq.ft.
% TOTAL FLATWORK
COVERAGE ________ % ________ % ________ %
____________________________________________________________________________________
TOTAL STRUCTURAL &
FLATWORK COVERAGE ________ sq.ft. ________ sq.ft. ________ sq.ft.
% TOTAL COVERAGE ________ % ________ % _________ %
TOTAL STRUCTURAL & structural _________ sq.ft _________ sq.ft _________ sq.ft
FLATWORK COVERAGE flat work ________ sq.ft. ________ sq.ft. ________ sq.ft.
Excl. the allowance of up to 5 – 800 sq. ft.
structures from previous page.
% TOTAL COVERAGE ________ % ________ % _________ %
TOTAL DISTURBED
AREA ________ sq.ft. ________ sq.ft. ________ sq.ft.
% DISTURBED AREA ________ % ________ % _________ %
GRADING QUANTITY ________ cubic yards
(include future stable, corral and
access way; basement and all other
areas to be graded/excavated)
____________________________________________________________________________________
All structures (attached and detached) must be listed.
• Free standing legal, conforming accessory structures such as sheds, trellises, covered patios,
gazebo, fountains, barbecue, outdoor fire place, etc., are not counted towards coverages and
disturbed area, unless their combined area exceeds 800 sq. ft., are over 120 sq.ft. in size each
(except for trellis) or if there are more than 5 such structures on the property.
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-17- SPR Rev. July 2019
City of Rolling Hills
DATE_________ Z.C. NO. _______ ADDRESS_______________________
CALCULATION OF BUILDING PAD COVERAGE
PAD NO. 1
BUILDABLE PAD AREA EXISTING PROPOSED TOTAL
AND STRUCTURES
BUILDING PAD ________sq.ft. ________sq.ft. ________sq.ft.
RESIDENCE ________sq.ft. ________sq.ft. ________sq.ft.
GARAGE ________sq.ft. ________sq.ft. ________sq.ft.
POOL/SPA ________sq.ft. ________sq.ft. ________sq.ft.
POOL EQUIPMENT ________sq.ft. ________sq.ft. ________sq.ft.
CABANA/REC.RM ________sq.ft. ________sq.ft. ________sq.ft.
GUEST HOUSE ________sq.ft. ________sq.ft. ________sq.ft.
STABLE ________sq.ft. ________sq.ft. ________sq.ft.
SPORTS COURT ________sq.ft. ________sq.ft. ________sq.ft.
SERVICE YARD ________sq.ft. ________sq.ft. ________sq.ft.
ATTACHED COVERED PORCHES
Primary residence ________sq.ft. ________sq.ft. ________sq.ft.
Accessory structures ________sq.ft. ________sq.ft. ________sq.ft.
AREA OF ATTACHED COVERED ________sq.ft. ________sq.ft. ________sq.ft.
PORCHES THAT EXCEED 10% OF THE
SIZE OF RESIDENCE/ACCS. STRUCTURE
ENTRYWAY/PORTE COCHERE/
BREEZEWAY ________sq.ft. ________sq.ft. ________sq.ft.
ATTACHED TRELLISES ________sq.ft. ________sq.ft. ________sq.ft.
ALL DETACHED STRUCTURES ________sq.ft. ________sq.ft. ________sq.ft.
(from previous pages)
ALL DETACHED STRUCTURES ________sq.ft. ________sq.ft. ________sq.ft.
(from previous pages after excluding allowed deductions)
OTHER ________sq.ft. ________sq.ft. ________sq.ft.
TOTAL STRUCTURES ON PAD NO. 1 ________sq.ft. ________sq.ft. ________sq.ft.
% BUILDING PAD COVERAGE ________% ________% ________%
TOTAL STRUCTURES ON PAD NO. 1 ________sq.ft. ________sq.ft. ________sq.ft.
Excluding attached trellises, excluding. allowed deductions,
and including the area of covered porches that exceed 10%
of the size of the residence/accessory structures.
% BUILDING PAD COVERAGE ________% ________% _________%
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-18- SPR Rev. July 2019
City of Rolling Hills
DATE_________ Z.C. NO. _______ ADDRESS_______________________
CALCULATION OF BUILDING PAD COVERAGE
PAD NO. 2
BUILDABLE PAD AREA EXISTING PROPOSED TOTAL
AND STRUCTURES
BUILDING PAD ________sq.ft. ________sq.ft. ________sq.ft.
RESIDENCE ________sq.ft. ________sq.ft. ________sq.ft.
GARAGE ________sq.ft. ________sq.ft. ________sq.ft.
POOL/SPA ________sq.ft. ________sq.ft. ________sq.ft.
POOL EQUIPMENT ________sq.ft. ________sq.ft. ________sq.ft.
CABANA/REC.RM ________sq.ft. ________sq.ft. ________sq.ft.
GUEST HOUSE ________sq.ft. ________sq.ft. ________sq.ft.
STABLE ________sq.ft. ________sq.ft. ________sq.ft.
SPORTS COURT ________sq.ft. ________sq.ft. ________sq.ft.
SERVICE YARD ________sq.ft. ________sq.ft. ________sq.ft.
ATTACHED COVERED PORCHES
Primary residence ________sq.ft. ________sq.ft. ________sq.ft.
Accessory structures ________sq.ft. ________sq.ft. ________sq.ft.
AREA OF ATTACHED COVERED ________sq.ft. ________sq.ft. ________sq.ft.
PORCHES THAT EXCEED 10% OF THE
SIZE OF RESIDENCE/ACCS. STRUCTURE
ENTRYWAY/PORTE COCHERE/
BREEZEWAY ________sq.ft. ________sq.ft. ________sq.ft.
ATTACHED TRELLISES ________sq.ft. ________sq.ft. ________sq.ft.
ALL DETACHED STRUCTURES
(from previous pages) ________sq.ft. ________sq.ft. ________sq.ft.
ALL DETACHED STRUCTURES
(from previous pages after excluding ________sq.ft. ________sq.ft. ________sq.ft.
allowed deductions)
OTHER ________sq.ft. ________sq.ft. ________sq.ft.
TOTAL STRUCTURES ON PAD NO. 2 ________sq.ft. ________sq.ft. ________sq.ft.
% BUILDING PAD COVERAGE ________% ________% _________%
TOTAL STRUCTURES ON PAD NO. 2 ________sq.ft. ________sq.ft. ________sq.ft.
Excluding attached trellises, excluding allowed deductions,
and including the area of covered porches that exceed 10%
of the size of the residence/accessory structures.
% BUILDING PAD COVERAGE ________% ________% _________%
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-19- SPR Rev. July 2019
City of Rolling Hills
DATE__________ Z.C. NO. _______ ADDRESS____________________________
GRADING AND EXCAVATION INFORMATION
Grading Quantities: Cubic Yds. Max. Depth Max. Depth Location
CUT/EXCAVATION
For house/addition __________ __________ __________________
For other structures (i.e. walls)
List_____________ __________ __________ __________________
_____________ __________ __________ __________________
For driveway(s) _________ __________ __________________
For yard areas _________ __________ __________________
For basement excavation _________ __________ __________________
For pool/spa excavation _________ __________ __________________
Overexcavation _________ __________ __________________
TOTAL CUT _________
TOTAL EXPORT __________________
FILL
For house/addition _________ __________ __________________
For other structures (i.e.walls)
List_____________ __________ __________ __________________
_____________ __________ __________ __________________
For driveway(s) __________ __________ __________________
For yard areas __________ __________ __________________
For basements __________ __________ __________________
For basement wells __________ __________ __________________
For pool/spa __________ __________ __________________
Recompaction __________
TOTAL FILL __________
TOTAL GRADING (Sum of total cut and total fill) ________________
PAD/FLOOR ELEVATIONS
Existing pad elevations Residential pad Other pad ______________
Finished floor ___________ ____________
Finished grade ___________ ____________
Proposed pad elevations
Finished floor ___________ _____________
Finished grade ___________ _____________
Basement-finished floor ___________
Basement-finished well wall ___________
65
-20- SPR Rev. July 2019
City of Rolling Hills
DATE______________ZONING CASE NO._____________ADDRESS_____________________
CONCEPTUAL LANDSCAPE PLAN REQUIREMENTS
THE FOLLOWING PROPOSED ELEMENTS MUST BE SHOWN ON THE SITE PLAN
SUBMITTED WITH PLANNING APPLICATION. A complete landscaping packet, if
applicable, subject to Chapter 13.18 of the RHMC shall by submitted prior to obtaining
permits.
PLANTING AREA
1. NEW AREA(S) TO BE LANDSCAPED _____________sq. ft
2. EXISTING LANDSCAPING TO BE ALTERED (RE-
LANDSCAPED) _____________ sq. ft
3. TOTAL LANDSCAPING: NEW AND ALTERED AREAS _____________sq. ft.
_________________________________________________________________________________
OTHER LANDSCAPE ELEMENTS
4. CHECK OFF ANY OF THE FOLLOWING ELEMENTS THAT MAY BE PROPOSED,
AND SHOW LOCATIONS ON PROJECT SITE PLAN:
WATER FEATURE: o
GARDEN WALL (less than 3-Ft tall) o
SITTING WALL / BENCH o
WALKWAY OR PATIO o
TRELLIS, CANOPY OR SIMILAR
STRUCTURE o
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-21- SPR Rev. July 2019
City of Rolling Hills
DATE______________ZONING CASE NO._____________ADDRESS_____________________
CALCULATION OF DRIVEWAY(S) AND MOTOR COURT(S) COVERAGE;
IMPERVIOUS/PERVIOUS SURFACES AND
INCLUDING FIRE DEPARTMENT TURN AROUND, IF REQUIRED
EXISTING TOTAL PROPOSED
TOTAL DRIVEWAY(S) __________s.f. _________s.f
TOTAL MOTOR COURT(S) _________s.f. _________s.f
& PARKING PAD(S)
AREA OF FRONT SETBACK _________s.f.
AREA OF SIDE SETBACK _________s.f.
AREA OF DRIVEWAY(S) _________s.f. _________s.f
IN SIDE SETBACK
% OF SIDE SETBACK ________% ________%
COVERED BY DRIVEWAY(S)
AREA OF MOTOR COURT(S) ________s.f. _________s.f
& PARKING PADS IN SIDE SETBACK
% OF SIDE SETBACK ________% _________%
COVERED BY MOTOR
COURT(S) & PARKING PAD(S)
AREA OF DRIVEWAY(S) _________s.f. ________s.f.
IN FRONT SETBACK
% OF FRONT SETBACK ________% ________%
COVERED BY DRIVEWAY(S)
AREA OF MOTOR COURT(S) _________s.f. _________s.f
& PARKING PADS IN FRONT SETBACK
% OF FRONT SETBACK ________% ________%
COVERED BY MOTOR
COURT(S) & PARKING PAD(S)
IMPERVIOUS SURFACE __________s.f. _________s.f.
PERVIOUS SURFACE __________s.f. __________s.f.
67
-22- SPR Rev. July 2019
City of Rolling Hills
OWNER'S DECLARATION
I (We) declare under penalty of perjury that the foregoing is true and correct.
Executed at ___________________________________________________________, California,
this ___________________ day of ______________________________________, 20 ________
By: __________________________________________
By: __________________________________________
__________________________________________
Address
__________________________________________
City
NOTE: The Owner's Declaration can only be used if this application is signed in California. If this
application is signed outside of California, the applicant should acknowledge before a Notary Public of
the State where the signature is fixed, or before another officer of that State authorized by its laws to take
acknowledgements, that he (it) owns the property described herein, and that the information
accompanying this application is true to the best of his (its) knowledge and belief. Attach appropriate
acknowledgment here.
APPLICANT:____________________________ DATE FILED ___________________
REPRESENTATIVE:_____________________ FEE:___________________________
COMPANY NAME:______________________ RECEIPT NO:___________________
COMPANY ADDRESS: BY:____________________________
________________________________________ ZONING CASE NO ______________
________________________________________ TENTATIVE HEARING DATE:
COMPANY PHONE NO. (______)___________ _______________________________
PROJECT ADDRESS:_____________________
________________________________________
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-23- SPR Rev. July 2019
City of Rolling Hills
OWNER'S ACKNOWLEDGEMENT
(PLEASE READ)
Property development in Rolling Hills is governed by ordinances of the CITY OF ROLLING
HILLS ("City") and by private deed restrictions enforced by the ROLLING HILLS COMMUNITY
ASSOCIATION ("RHCA").
The land development permit process of the City and the RHCA are completely independent and
separate. Both must be satisfied and approval given by both the City and the RHCA to develop property
in Rolling Hills. An approval by either the City or the RHCA does not mean, imply or ensure approval by
the other. Separate building permit(s) from the City’s contracted Building and Safety Department shall be
required prior to commencement of any work.
The suggested sequence of property development is to obtain City approvals first.
I, (We), the undersigned, acknowledge that the above statement has been fully read and its
admonition is completely understood.
Executed at ________________, California this _______ day of ________________20________.
By: ______________________________________
By: ______________________________________
________________________________________
Address
________________________________________
City
69
-24- SPR Rev. July 2019
City of Rolling Hills
CITY OF ROLLING HILLS
ZONING CASE
CERTIFIED PROPERTY OWNER'S LIST
AFFIDAVIT
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I, ___________________________________________________, declare under penalty of
perjury that the attached list contains the names and addresses of all persons to whom all property is
assessed as they appear on the latest available assessment roll of the County within the area described and
for a distance of one thousand (1,000) feet from the exterior boundaries of property legally described as:
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
Executed at _______________, California, this _____________day of ______________, 20 ____.
____________________________________
Signature
Public:PLANNING MASTERS:City of Rolling Hills Site Plan Review Application rev. 2019.doc
70
-25- SPR Rev. July 2019
City of Rolling Hills
GUIDE TO DEVELOPER TECHNICAL INFORMATION
FOR PROJECTS IN ROLLING HILLS
(MS4 PERMIT)
THIS GUIDE PERTAINS TO DEVELOPMENT AND REDEVELOPMENT PROJECT STANDARDS
PER THE LOS ANGELES COUNTY MUNICIPAL NPDES PERMIT (MS4 PERMIT), INCLUDING
LOW IMPACT DEVELOPMENT REQUIREMENTS (CHAPTER 8.32 OF THE ROLLING HILLS
MUNICIPAL CODE).
Chapter 8.32 Storm Water Management and Pollution Control Ordinance of the Rolling Hills Municipal
Code prescribe the requirements of the Municipal NPDES Permit authorized by the Federal Clean Water
Act.
The new regulations have replaced the previously required Standard Urban Stormwater Mitigation Plan
(SUSMP), but are more restrictive and apply to ALL projects, regardless of size. All projects must
implement an effective combination of erosion and sediment control BMPs from the Municipal NPDES
Permit to prevent erosion and sediment loss, and the discharge of construction wastes.
However, some projects are subject also to the Low Impact Development, (LID), requirements. LID
means building or landscape features designed to retain or filter storm water runoff.
Developer Technical Information for Projects subject to the requirements of the Storm Water
Management Ordinance and LID criteria is posted on the City’s Website at:
www.Rolling-Hills.org/index.aspx?nid=95
www.Rolling-Hills.org/DocumentCenter/View/768
www.Rolling-Hills.org/DocumentCenter/View/769 - (P. 2 of Appendix B -
Rainfall depth information)
Chapter 8.32 of the Rolling Hills Municipal Code is provided as Attachment A to the Technical
Information document above.
The development community must adhere to these regulations, keep track and provide all the necessary
information and documents to the City and/or City’s Building Officials in a timely manner. LID designs,
if applicable, must be shown on all plans submitted to the City and be implemented in an approved
manner.
ALL Development and Redevelopment Projects are subject to the Municipal NPDES Permit, but some
are also subject to the LID regulations. In summary, the following single-family residential and accessory
structures construction is subject to the new LID regulations, (see Section 8.32.090 and 8.32.095 of
Chapter 8.32):
1. Construction of new single family residential homes, equal to one acre or greater of disturbed
area and adding more than ten thousand square feet of impervious area (including the house);
2. Single family hillside residential developments or redevelopments;
71
-26- SPR Rev. July 2019
City of Rolling Hills
3. Redevelopment projects which include:
(a) Land-disturbing activities which create, add, or replace ten thousand square feet or more of
impervious surface area; and
(b) Where Redevelopment results in an alteration to more than fifty percent of impervious
surfaces of a previously existing development;
(c) Where Redevelopment results in an alteration to less than fifty percent of impervious
surfaces of a previously existing development, and the existing development was not subject
to post-development storm water quality control requirements, only the alteration must be
mitigated, and not the entire development.
4. Roadway construction with ten thousand square feet or more of impervious surface area;
5. Any New Development or Redevelopment project located in or directly adjacent to or
discharging directly into a Significant Ecological Area, where the development will:
(a) Discharge storm water that is likely to impact a sensitive biological species or habitat; and
(b) Create two thousand five hundred square feet or more of impervious surface area.
The County of Los Angeles Low Impact Development (LID) Standards Manual along with the County’s
Stormwater BMP Design and Maintenance Manual should serve as the primary design manual for
developers.
The attached flow chart contains the general steps for developers to walk through to determine which, if
any, section of the Developer Technical Information manual is relevant to their project.
In addition, the Developer Planning Checklist form is to be submitted with all applications to the Planning
Department.
72
-27- SPR Rev. July 2019
City of Rolling Hills
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-28- SPR Rev. July 2019
City of Rolling Hills
General Project Information
Project Address
Parcel ID
Zoning/Use Code
Project Developer
Project Owner
Owner Phone
Owner address
Owner email
Site acreage
Project acreage/disturbed area (may be less than site acreage for
redevelopment projects)
Existing hydrologically connected1 impervious area (ft2)
Planned impervious surface area for the project (ft2)
(includes building footprint as well as impervious driveways, patios, sport
courts, etc.)
Planned hydrologically connected1 impervious surface area for the
project (ft2)
Planned pervious surface area for the project (ft2)
State WDID No.
(if subject to Construction General Permit)
Runoff Calculations for Project Site
85th percentile, 24-hour storm (inches)
Project design storm (inches )
(Greater of 85th percentile, 24-hour storm and 0.75)
Storm Water Quality Design volume (ft3)
Percent of design storm to be retained on site
Biofiltration BMPs being used ? (Yes/No)
Biofiltration BMP Treatment Volume
(1.5 times the SWQDv not reliably retained on site)
If offsite mitigation measures will be used, the following information
must be provided
Design volume for water quality mitigation treatment BMPs (ft3)
If flow-through water quality treatment BMPs are approved, provide the
1-year, 1-hour storm intensity (inches per hour)
Percent of design storm volume to be infiltrated at off-site mitigation site
Percent of design storm to be treated with biofiltration at off-site retrofit
Name/address of off-site mitigation or retrofit sites
GIS coordinates for off-site mitigation project
BMP Specifications
Permanent Structural BMP ID
[provide additional columns for BMPs as necessary]
BMP A BMP B
(if necessary)
Structural BMP Type and Description
BMP Location on Site (Coordinates)
BMP Location Description (or attach map)
BMP Design Capture Volume (ft3)
*Attach BMP design plans/specs
74