1 City Council
Tuesday, December 9, 2025, 7:00 PM
Regular Meeting
City of Rolling Hills
The meeting agenda is available on the City’s website. The City Council meeting will be live-streamed on the City’s website. View both the agenda and the live-streamed video.
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AGENDA
1. Call to Order
2. Roll Call
3. Pledge of Allegiance
4. City Council Reorganization / Presentations / Proclamations / Announcements
4.A. City Council Reorganization
RECOMMENDATION:
A. Presentation of New Mayor and Mayor Pro Tem
B. Presentation to outgoing Mayor Pieper in recognition of his service during the 2024- 2025 term
C. Comments from outgoing Mayor
5. Approve Order of the Agenda
This is the appropriate time for the Mayor or Councilmembers to approve the agenda as is or reorder.
2 6. Blue Folder Items (Supplemental)
Blue folder (supplemental) items are additional back up materials to administrative reports, changes to the posted agenda packet, and/or public comments received after the printing and distribution of the agenda packet for receive and file.
7. Public Comment on Non-Agenda Items
This is the appropriate time for members of the public to make comments regarding items not listed on this agenda. Pursuant to the Brown Act, no action will take place on any items not on the agenda.
8. Consent Calendar
Business items, except those formally noticed for public hearing, or those pulled for discussion are assigned to the Consent Calendar. The Mayor or any Councilmember 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 Mayor will call on anyone wishing to address the City Council on any Consent Calendar item on the agenda, which has not been pulled by Councilmembers for discussion.
8.A. Approve Affidavit of Posting for the City Council Regular Meeting of December 9, 2025
RECOMMENDATION: Approve.
8.B. Approve Motion to Read by Title Only and Waive Further Reading of All Ordinances and Resolutions Listed on the Agenda
RECOMMENDATION: Approve.
8.C. Approve the following Minutes of November 24, 2025 City Council Regular Meeting RECOMMENDATION: Approve as presented.
8.D. Payment of Bills
RECOMMENDATION: Approve as presented.
8.E. Republic Services Recycling Tonnage and Complaint Reports for October 2025 RECOMMENDATION: Receive and file.
8.F. For Second Reading and Adoption: Adopt by Title only Ordinance No. 388 amending Chapter 17.28 of the Rolling Hills Municipal Code relating to Accessory Dwelling Units and Junior Accessory Dwelling Units and finding the action to be statutorily exempt from CEQA under Public Resources Code § 21080.17 RECOMMENDATION: Approve as presented.
9. Excluded Consent Calendar Items
10. Commission Items
10.A. Receive and file Zoning Case No. 25-081: Variance requests to construct an attached accessory structure (pergola) in the front yard setback and waive the
3 requirements for a stable and corral set aside area for a property located at 5 Ringbit Road West (Sleep & Collida) (Lot 7-SF)
RECOMMENDATION: Receive and file.
10.B. Receive and file Zoning Case No. 24-162: Site Plan Review for the construction of a new single-family residence with attached garage, non-exempt grading and related improvements; Conditional Use Permit to construct a detached cabana, recreation court, stable, corral and detached trellis and finding the project categorically exempt from the California Environmental Quality Act for location at 80 Saddleback Road (Turpanjian) (LOT 67-RH)
RECOMMENDATION: Receive and file.
11. Public Hearings
11.A. A Hearing regarding a Nuisance Abatement at 2 Crest Road East (Lot 125-RH), 6 Running Brand Road (Lot 024A-RH), and 77 Portuguese Bend Road (Lot 089-RH), and consideration of a Resolution of the City Council of the City of Rolling Hills Declaring the condition of the property to be a Public Nuisance and Ordering the Abatement thereof
RECOMMENDATION: Open the public hearing, consider all testimony and, upon consideration of the evidence, adopt Resolution No. 1399, Resolution No. 1400, and Resolution No. 1401 declaring the condition to constitute a public nuisance and ordering the abatement thereof.
12. Discussion Items
12.A. Introduction and First Reading of Ordinance No. 389 and Adoption of Urgency Ordinance No. 389-U amending Title 15 (Buildings and Construction) of the Rolling Hills Municipal Code and determining the ordinance exempt from CEQA RECOMMENDATION:
Take the following actions:
• Find that the adoption of the ordinances is not a project subject to CEQA review because it has no potential for resulting in physical change to the environment; • Introduce for first reading by title only Ordinance No. 389 regarding building and construction; and
• Adopt Ordinance No. 389-U regarding building and construction.
13. Matters From the City Council
14. Matters From Staff
15. Recess to Closed Session
4 16. Reconvene to Open Session
17. Adjournment
Next regular meeting: Monday, January 12, 2026 at 7:00 p.m. in the City Council Chamber, Rolling Hills City Hall, 2 Portuguese Bend Road, Rolling Hills, California, 90274.
Notice:
Public Comment is welcome on any item prior to City Council action on the item.
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.
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.
Item: 4.A.
Meeting Date: 12/9/2025
To: City Council
From: Christian Horvath, Assistant to the City Manager / City Clerk Thru: Karina Bañales, City Manager
Subject: City Council Reorganization
Background:
None.
Discussion:
None.
Fiscal Impact:
None.
Recommendation:
A. Presentation of New Mayor and Mayor Pro Tem
B. Presentation to outgoing Mayor Pieper in recognition of his service during the 2024-2025 term C. Comments from outgoing Mayor
Attachments:
None
Item: 8.A.
Meeting Date: 12/9/2025
To: City Council
From: Christian Horvath, Assistant to the City Manager / City Clerk Thru: Karina Bañales, City Manager
Subject: Approve Affidavit of Posting for the City Council Regular Meeting of December 9, 2025
Background:
None.
Discussion:
None.
Fiscal Impact:
None.
Recommendation:
Approve.
Attachments:
1. CL_AGN_251209_CC_AffidavitofPosting
Administrative Report
8.A., File # 2025-213 Meeting Date: 12/09/2025
To: MAYOR & CITY COUNCIL
From: Christian Horvath, City Clerk
TITLE
APPROVE AFFIDAVIT OF POSTING FOR THE CITY COUNCIL REGULAR MEETING OF DECEMBER 9, 2025
EXECUTIVE SUMMARY
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS )
AFFIDAVIT OF POSTING
In compliance with the Brown Act, the following materials have been posted at the locations below.
Legislative Body City Council
Posting Type Regular Meeting Agenda
Posting Location 2 Portuguese Bend Road, Rolling Hills, CA 90274 City Hall Window
City Website: https://www.rolling-hills.org/government/agendas_meetings.php https://rollinghillsca.portal.civicclerk.com/
Meeting Date & Time DECEMBER 9, 2025 7:00pm Open Session As City Clerk of the City of Rolling Hills, I declare under penalty of perjury, the document noted above was posted at the date displayed below.
Christian Horvath, City Clerk
Date: December 5, 2025
Item: 8.C.
Meeting Date: 12/9/2025
To: City Council
From: Christian Horvath, Assistant to the City Manager / City Clerk Thru: Karina Bañales, City Manager
Subject: Approve the following Minutes of November 24, 2025 City Council Regular Meeting Background:
None.
Discussion:
None.
Fiscal Impact:
None.
Recommendation:
Approve as presented.
Attachments:
1. CL_MIN_251124_CC_F
MINUTES – CITY COUNCIL MEETING
Monday, November 24, 2025
Minutes
Rolling Hills City Council
Monday, November 24, 2025
Regular Meeting 7:00 p.m.
1. Call To Order
The City Council of the City of Rolling Hills met in person on the above date at 7:00 p.m. Mayor Pieper presiding.
2. Roll Call
Councilmembers Present: Mirsch, Wilson, Dieringer, Mayor Pieper Councilmembers Absent: Black
Staff Present: Karina Bañales, City Manager
Christian Horvath, Assistant to the City Manager / City Clerk Samantha Crew, Management Analyst
Nicolas Papajohn, City Attorney
3. Pledge Of Allegiance – Councilmember Wilson
4. Presentations / Proclamations / Announcements – None
5. Approve Order of the Agenda
Motion by Councilmember Mirsch, seconded by Mayor Pieper to approve the order of the agenda with Item 12A moved up after Consent Calendar. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Dieringer, Mayor Pieper
NOES: None
ABSENT: Black
6. Blue Folder Items (Supplemental)
Motion by Mayor Pro Tem Dieringer, seconded by Councilmember Wislon to receive and file Blue Folder Item 7A. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Dieringer, Mayor Pieper
NOES: None
ABSENT: Black
Councilmember Black arrived at 7:01 p.m.
7. Public Comment on Non-Agenda Items – None
8. Consent Calendar
8.A. Approve Affidavit of Posting for the City Council Regular Meeting of November 24, 2025
8.B. Approve Motion to Read by Title Only and Waive Further Reading of All Ordinances and Resolutions Listed on the Agenda
MINUTES – CITY COUNCIL MEETING
Monday, November 24, 2025
8.C. Approve the following Minutes of October 27, 2025 City Council Regular Meeting and October 29, 2025 City Council Special Meeting
8.D. Payment of Bills
8.E. Pulled by Mayor Pro Tem Dieringer
Motion by Councilmember Mirsch, seconded by Councilmember Wilson to approve the Consent Calendar except Item 8E. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
9. Excluded Consent Calendar Items
8.E. Consider and approve the First Amendment to the Professional Services Agreement with NV5 for Sepulveda Canyon Continuous Flow Monitoring for Years 2026-2027, and 2027-2028 Motion by Councilmember Mirsch, seconded by Mayor Pro Tem Dieringer to approve as presented. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
10. Commission Items – None
Mayor Pieper moved to Item 12A.
12. Discussion Items
12.A. Receive and File the Annual Municipal Stormwater Report for Fiscal Year 2024-25 Presentation by Management Analyst Crew
Motion by Councilmember Wilson, seconded by Councilmember Mirsch to receive and file. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
Mayor Pieper moved back to Item 11A.
11. Public Hearings
11.A. Consideration of an Ordinance of the City Council of the City of Rolling Hills amending Chapter 17.28 of the Rolling Hills Municipal Code relating to Accessory Dwelling Units and Junior Accessory Dwelling Units and finding the action to be statutorily exempt from CEQA under Public Resources Code § 21080.17
Presentation by City Attorney Papajohn
MINUTES – CITY COUNCIL MEETING
Monday, November 24, 2025
Motion by Councilmember Mirsch, seconded by Councilmember Black finding that the adoption of the proposed ordinance is statutorily exempt from review under the California Environmental Quality Act (CEQA) under Public Resources Code § 21080.17; waiving full reading and introducing by title only Ordinance No. 388. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
12. Discussion Items
12.B. Approval of the Fifth Amended and Restated Joint Powers Agreement for the South Bay Cities Council of Governments
Presentation by Assistant to the City Manager / City Clerk Horvath Motion by Councilmember Mirsch seconded by Mayor Pro Tem Dieringer to approve as presented. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
13. Matters From the City Council
13.A. Receive and file a verbal update from the Storm Drain Ad Hoc Committee Mayor Pieper read a prepared statement.
Motion by Councilmember Wilson, seconded by Councilmember Mirsch to receive and file. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
14. Matters From Staff
14.A. Receive and file a Public Safety and Emergency Preparedness Update Presentation by Management Analyst Crew
Public Comment: Dustin McNabb, Arlene Honbo
Motion by Mayor Pro Tem Dieringer seconded by Councilmember Black to receive and file. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
MINUTES – CITY COUNCIL MEETING
Monday, November 24, 2025
14.B. Receive and file the Property Line Survey for 1 Portuguese Bend Road, Tennis Court ADA Project Update, and, if desired provide direction to staff Presentation by Assistant to the City Manager / City Clerk Horvath Public Comment: Dustin McNabb, Tom Lieb
Motion by Councilmember Black seconded by Mayor Pro Tem Dieringer to receive and file. Motion carried with the following vote:
AYES: Mirsch, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: Wilson
14.C. Consideration of authorizing the City Manager to adjust the salary range for the Planning Manager position
Presentation by City Manager Bañales
Public Comment: Melissa McNabb
Motion by Mayor Pieper seconded by Councilmember Mirsch to approve as presented. Motion carried with the following vote:
AYES: Mirsch, Wilson, Dieringer, Mayor Pieper
NOES: None
ABSENT: Black
14.D. Receive and file a verbal update regarding the Los Angeles County Public Works Department of Building and Safety
Presentation by City Manager Bañales
Motion by Councilmember Mirsch seconded by Councilmember Black to receive and file. Motion carried unanimously with the following vote:
AYES: Mirsch, Wilson, Black, Dieringer, Mayor Pieper
NOES: None
ABSENT: None
15. Recess To Closed Session: 9:13 p.m.
15.A. Public Employee Performance Evaluation Pursuant to Government Code Section 54957 (B)(1) Title: City Manager
16. Reconvene To Open Session: 9:24 p.m.
City Attorney Papajohn noted that there was no reportable action from Item 15A, but reported out that in reference to the closed session held on October 29 regarding the CPUC complaints filed against Southern California Edison and SoCalGas, the City has entered into final settlement agreements with SCE and SoCalGas, and copies of those agreements are on file with the City Clerk.
17. Adjournment: 9:24 p.m.
MINUTES – CITY COUNCIL MEETING
Monday, November 24, 2025
The meeting was adjourned at 9:24 p.m. on October 24, 2025. The next regular meeting of the City Council is scheduled to be held on Monday, November 10, 2025 beginning at 7:00 p.m. in the City Council Chamber at City Hall, 2 Portuguese Bend Road, Rolling Hills, California. It will also be available via City’s website link at: https://www.rolling-hills.org/government/agenda/index.php All written comments submitted are included in the record and available for public review on the City website.
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Approved,
____________________________________
Jeff Pieper, Mayor
Item: 8.D.
Meeting Date: 12/9/2025
To: City Council
From: Christian Horvath, Assistant to the City Manager / City Clerk Thru: Karina Bañales, City Manager
Subject: Payment of Bills
Background:
None.
Discussion:
None.
Fiscal Impact:
None.
Recommendation:
Approve as presented.
Attachments:
1. CL_AGN_251209_CC_PaymentOfBills_E
Item: 8.E.
Meeting Date: 12/9/2025
To: City Council
From: Christian Horvath, Assistant to the City Manager / City Clerk Thru: Karina Bañales, City Manager
Subject: Republic Services Recycling Tonnage and Complaint Reports for October 2025 Background:
On July 1, 2020, the City entered into an Amended and Restated Agreement with Republic Services for the collection, transportation, recycling, composting, and disposal of solid waste, including recyclables, green waste, bulky items, and brush. The Agreement is scheduled to expire on June 30, 2029.
As part of this partnership, the city regularly receives and reviews Recycling Tonnage and Complaint Reports from Republic Services. These reports serve several important municipal, regulatory, and community functions.
Discussion:
The primary purpose of the Republic Services Recycling Tonnage and Complaint Reports is to provide the City with oversight and transparency regarding its waste management and recycling services. These reports enable the City to monitor the volume of waste and recyclable materials collected and processed, as well as identify any recurring service issues or resident complaints. By regularly reviewing these reports, the City can ensure that Republic Services is fulfilling its contractual obligations, promptly addressing service deficiencies, and making informed decisions related to public education and operational improvements. Additionally, the reports support compliance with recycling and waste diversion, while supplying essential data for planning and reporting to regulatory agencies.
Below are highlights of the types of reports and notes included:
Recycling Tonnage Report: Documents the total weight of recyclable materials collected, helping the City measure progress toward recycling and waste diversion goals and comply with mandated requirements.
Complaint Report: Logs resident complaints related to waste and recycling services—such as missed pickups or other service issues, to enable tracking of service quality and resolution of recurring concerns.
Red Tags Report: Records instances where a "red tag" is issued at an address, indicating a violation or another issue with waste practices.
Missed Pick-Up Report: Details incidents where scheduled waste pickups were missed, including the address, date, and resolution status.
Commercial Recycling: Commercial recycling materials are hauled to various transfer facilities, with a portion separated and recovered. Recovery rates from these facilities are reported monthly and applied to servicing areas.
Greenwaste Reporting: Greenwaste data in the Non-Franchise report may fluctuate monthly due to factors like changes in customer service types, load contamination, or data entry errors.
Resident Services: Residents may request one free roll-off container for green waste disposal once a year. Monthly Residential Franchise Reports highlight usage of these bins.
Diversion Requirements: Under the current Agreement between the City and Republic Services, Republic Services is required to achieve a minimum annual Diversion Rate of 30% for Residential Solid Waste Collection Services, or such amount as may be set in accordance with other changes in law which mandate certain actions of programs for municipalities. The City currently achieves compliance with California’s recycling and waste diversion requirements rate of at least 50% by diverting green waste (such as yard trimmings and plant matter) from landfills and incorporating it into its overall waste management program.
As of November 26, 2025, the City of Rolling Hills diversion rate is at 26.98% towards a contract goal of 30%. To date, the city has surpassed the state’s per capita requirement by nearly 19%, currently at 69%. The Republic Services team continues to search for mixed waste options, and while they have a prospect that looks promising, they are trying to work through some issues before settling their decision.
ADDITIONAL INFORMATION
Free Residential Roll-Off Bin
As mentioned, the City offers residents the opportunity to request one free roll-off container annually for green waste disposal. According to the current Residential Franchise Reports, entries labeled “Greenwaste – Free Residential Roll-Off Bin” and “Trash-Free Residential Roll-Off Bin.” Although the City does not provide free roll-off bins for regular trash collection, the presence of “Trash-Free Residential Roll-Off Bin” in the report may indicate one of two possibilities:
• When Republic Services retrieves the bin and returns it to their facility, they may have identified contamination in the green waste bin, such as non-green waste disposed of improperly.
• Alternatively, this may be due to data entry or keying errors that require correction.
Republic Services continues to work on the reporting of this item. It is important to note that the City is not covering the cost associated with "trash-free" roll-off bins.
Red Tag Report Abbreviations
COMM: This column refers to Commercial service status. While Republic Services uses a standard red-tag reporting template across all its service jurisdictions, the City of Rolling Hills does not have
commercial waste service. Therefore, entries under “COMM” are marked as “NO” for applicable red tags within the City.
Fiscal Impact:
None.
Recommendation:
Receive and file.
Attachments:
1. VC_REP_251120_Oct_TonnageReport
2. VC_REP_251120_Oct_C&D_Report
3. VC_REP_251120_Oct_CallLog_Redacted
4. VC_REP_251119_OctoberComplaintList
Year 2025
Diversion Requirement Y
Month Commodity Tons Collected Tons Recovered Tons Disposed Diversion % 1 Greenwaste 128.08 128.08 - 100.00%
Greenwaste - Free Residential Roll Off Bin 1.63 1.63 - 100.00% Trash 189.31 - 189.31 0.00%
Trash - Free Residential Roll Off Bin 10.51 - 10.51 0.00% 1 Total 329.53 129.71 199.82 39.36%
2 Greenwaste 102.30 102.30 - 100.00%
Greenwaste - Free Residential Roll Off Bin 8.54 8.54 - 100.00% Recycle 4.35 2.02 2.33 46.46%
Trash 181.14 - 181.14 0.00%
Trash - Free Residential Roll Off Bin 16.57 - 16.57 0.00% 2 Total 312.90 112.86 200.04 36.07%
3 Greenwaste 110.94 110.94 - 100.00%
Recycle 14.41 7.66 6.75 53.17%
Trash 199.27 - 199.27 0.00%
3 Total 324.62 118.60 206.02 36.54%
4 Greenwaste 81.53 81.53 - 100.00%
Recycle 0.28 0.13 0.15 48.11%
Trash 201.63 - 201.63 0.00%
Trash - Free Residential Roll Off Bin 19.37 - 19.37 0.00% 4 Total 302.81 81.66 221.15 26.97%
5 Greenwaste 85.39 85.39 - 100.00%
Recycle 11.61 5.69 5.92 49.00%
Trash 214.00 - 214.00 0.00%
5 Total 311.00 91.08 219.92 29.29%
6 Greenwaste 76.33 76.33 - 100.00%
Recycle 0.83 0.43 0.40 51.54%
Trash 236.54 - 236.54 0.00%
Trash - Free Residential Roll Off Bin 10.97 - 10.97 0.00% 6 Total 324.67 76.76 247.91 23.64%
7 Greenwaste 49.50 49.50 - 100.00%
Recycle 9.34 4.63 4.71 49.61%
Trash 279.22 - 279.22 0.00%
Trash - Free Residential Roll Off Bin 2.29 - 2.29 0.00% 7 Total 340.35 54.13 286.22 15.91%
8 Greenwaste 63.74 63.74 - 100.00%
Greenwaste - Free Residential Roll Off Bin 2.85 2.85 - 100.00% Recycle 2.41 1.29 1.12 53.73%
Trash 217.84 - 217.84 0.00%
Trash - Free Residential Roll Off Bin 17.86 - 17.86 0.00% 8 Total 304.70 67.88 236.82 22.28%
9 Greenwaste 63.05 63.05 - 100.00%
Trash 203.25 - 203.25 0.00%
Trash - Free Residential Roll Off Bin 13.83 - 13.83 0.00% 9 Total 280.13 63.05 217.08 22.51%
10 Greenwaste 94.71 94.71 - 100.00%
Greenwaste - Free Residential Roll Off Bin 6.51 6.51 - 100.00% Trash 240.27 - 240.27 0.00%
Trash - Free Residential Roll Off Bin 5.05 - 5.05 0.00% 10 Total 346.54 101.22 245.32 29.21%
Grand Total 3,177.25 896.96 2,280.29 28.23%
CITY OF ROLLING HILLS RESIDENTIAL FRANCHISE
2025
Year 2025
Diversion Requirement N
Month Commodity Tons Collected Tons Recovered Tons Disposed Diversion % 1 C&D 10.85 8.71 2.14 80.24%
Greenwaste 14.33 14.33 - 100.00%
Recycle 0.20 0.08 0.12 41.79%
Trash 56.68 - 56.68 0.00%
1 Total 82.06 23.12 58.94 28.17%
2 C&D 5.26 4.22 1.04 80.24%
Recycle 0.19 0.09 0.10 46.46%
Trash 21.78 - 21.78 0.00%
2 Total 27.23 4.31 22.92 15.82%
3 C&D 3.67 2.94 0.73 80.24%
Greenwaste 9.52 9.52 - 100.00%
Recycle 0.33 0.17 0.16 52.66%
Trash 58.05 - 58.05 0.00%
3 Total 71.57 12.64 58.93 17.66%
4 C&D 26.23 23.13 3.10 88.20%
Recycle 0.21 0.10 0.11 48.11%
Trash 18.30 - 18.30 0.00%
4 Total 44.74 23.23 21.51 51.93%
5 Recycle 0.22 0.10 0.12 46.21%
Trash 31.39 - 31.39 0.00%
Organics 0.04 0.03 0.01 69.07%
5 Total 31.65 0.13 31.52 0.40%
6 C&D 11.76 11.76 - 100.00%
Recycle 0.16 0.08 0.08 51.54%
Trash 30.42 - 30.42 0.00%
6 Total 42.34 11.84 30.50 27.97%
7 Recycle 0.25 0.12 0.13 48.54%
Trash 65.70 - 65.70 0.00%
Organics 0.01 0.01 0.00 70.96%
7 Total 65.95 0.13 65.82 0.19%
8 Recycle 0.18 0.10 0.09 53.73%
Trash 35.07 - 35.07 0.00%
8 Total 35.26 0.10 35.16 0.28%
9 Greenwaste 6.48 6.48 - 100.00%
Recycle 0.17 0.09 0.08 51.51%
Trash 24.41 - 24.41 0.00%
9 Total 31.06 6.57 24.50 21.14%
10 Recycle 0.19 0.09 0.10 48.38%
Trash 19.55 - 19.55 0.00%
Organics 0.06 0.04 0.02 67.16%
10 Total 19.80 0.13 19.67 0.66%
Grand Total 451.66 82.19 369.46 18.20%
CITY OF ROLLING HILLS NON-FRANCHISE
2025
Republic Services City of Rolling Hills
C&D Report Reporting Period October-25
Disposal Site Material Loads Taken Tons Collected
*No C&D to report this month
Summary
Row Labels Sum of Tons Collected
(blank)
Grand Total
Republic Services Call Log Report
City: Rolling Hills
Year 2025
Month/Quarter 10
Summary of Calls by Type
Final Call
Final Call Type Sub-Type Total
3.Missed Pick Up Missed Yard Waste - Residential 4
3.Missed Pick Up Total 4
Grand Total 4
Pg 1 of 2
Republic Services Call Log Report
Final Call Type Sub-Type Case Number
Date/Time
Opened
Date/Time
Closed
Created
By Request Description Resolution Comments Customer Category Account Number Site Account Name Site Address Phone
3.Missed Pick Up Missed Yard Waste - Residential 20251004-224085073 10/4/2025
9:13 AM
10/8/2025
10:34 PM
Greg
Lokken (blank) (blank) RESI 9020003356 1 RESIDENT
2 ROUNDUP RD
ROLLING HILLS CA
(000) 000-0000
3.Missed Pick Up Missed Yard Waste - Residential 20251009-224368025 10/9/2025
7:51 AM
10/11/2025
10:26 PM
Rechelle
Bradford (blank) (blank) RESI 9020003356 1 RESIDENT
2 ROUNDUP RD
ROLLING HILLS CA
(000) 000-0000
3.Missed Pick Up Missed Yard Waste - Residential 20251021-225056261 10/21/2025
1:20 PM
10/23/2025
10:27 PM
Fernando J
Alonso (blank) (blank) RESI 9020003667 1
CURRENT
RESIDENT
24 GEORGEFF RD
ROLLING HILLS CA
(000) 000-0000
3.Missed Pick Up Missed Yard Waste - Residential 20251029-225521091 10/29/2025
11:25 AM
10/31/2025
10:46 PM
Christophe
r Myers
(blank) (blank) RESI 9020003147 1
NINA & GARY
TURPANJIAN
25 BUGGY WHIP DR
ROLLING HILLS CA
Pg 2 of 2
City of Rolling Hills - October 2025 Republic Services Complaint Log Date of Issue Time Issue/Complaint Resident Name Resident Address Republic contacted
Republic
Reponse
10/9/2025 Missed Bulk Green Waste 1 Crest Rd. W Lori Reyna Lori Reyna 10/9/2025 Missed Bulk Green Waste Carrol Marrone 17 Southfield Lori Reyna Lori Reyna 10/9/2025 Missed Bulk Green Waste V'Etta Virtue 4 Maverick Lane Lori Reyna Lori Reyna 10/9/2025 Missed Bulk Green Waste Michael Dunlap 6 Meadowlark Lane Lori Reyna Lori Reyna 10/10/2025 Missed Bulk Green Waste Greg Stager 3 Wrangler Rd Lori Reyna Lori Reyna 10/10/2025 Missed Bulk Green Waste Lisa Klerman 7 Southfield Dr. Lori Reyna Lori Reyna 10/10/2025 Missed Bulk Green Waste Adriana Awad 7 Open Brand Lori Reyna Lori Reyna 10/10/2025 Missed trash pickup Abby Douglass 51 Crest Road East Lori Reyna Lori Reyna 10/10/2025 Missed Bulk Green Waste Dr. Parsa 55 Crest Road East Lori Reyna Lori Reyna 10/10/2025 Missed Bulk Green Waste Maureen Nunn 1 Crest Rd. W Lori Reyna Lori Reyna 10/10/2025 Missed Bulk Green Waste Mrs. Greenberg 32 Portuguese Bend Rd Lori Reyna Lori Reyna 10/13/2025 Missed Bulk Green Waste Bill Varner 2 Quail Ridge North Lori Reyna Lori Reyna 10/13/2025 Missed Bulk Green Waste Abas Goodarzi 2 Wrangler Rd Lori Reyna Lori Reyna 10/14/2025 Missed Bulk Green Waste Mahnaz Tashakori 73 Portuguese Bend Rd Lori Reyna Lori Reyna
Item: 8.F.
Meeting Date: 12/9/2025
To: City Council
From: Nicolas Papajohn, City Attorney
Thru: Karina Bañales, City Manager
Subject: For Second Reading and Adoption: Adopt by Title only Ordinance No. 388 amending Chapter 17.28 of the Rolling Hills Municipal Code relating to Accessory Dwelling Units and Junior Accessory Dwelling Units and finding the action to be statutorily exempt from CEQA under Public Resources Code § 21080.17 Background:
The proposed ordinance will amend Chapter 17.28 of the Rolling Hills Municipal Code to comply with recent changes to state law that impose new limits on local authority to regulate Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). Except as otherwise noted, these new laws take effect on January 1, 2026.
BACKGROUND AND ANALYSIS:
In recent years, the California Legislature has approved, and the Governor has signed into law, a number of bills that impose new limits on local authority to regulate ADUs and JADUs. In late 2025, four new bills were enacted that further amend state ADU law as summarized below.
AB 462 – Coastal Development Permits; Disaster-Affected Areas AB 462 modifies several permitting requirements associated with processing Coastal Development Permits for ADUs located in the Coastal Zone.
Beyond changes to CDP processing, AB 462 modifies the rules governing the issuance of a certificate of occupancy (CofO) for an ADU. Historically, state law has prohibited a local agency from issuing a CofO for an ADU before one is issued for the primary dwelling (i.e., the primary dwelling must have a CofO before the ADU can receive one).
AB 462 creates a narrow exception to this prohibition for detached ADUs when all of the following conditions are satisfied: (1) the Governor has declared a state of emergency for the county on or after February 1, 2025; (2) the primary dwelling was substantially damaged or destroyed by an event referenced in the state of emergency proclamation; and (3) the ADU has been issued construction permits and passed all required inspections. (Gov. Code, § 66328(b).) If these conditions are
satisfied, the detached ADU can receive a CofO before the primary dwelling. In all other scenarios, the primary dwelling still needs a CofO before one can be issued for an ADU.
AB 462 was enacted as an urgency measure that took effect immediately when signed by the Governor (on October 10, 2025).
The following three bills were enacted as non-urgency measures and take effect on January 1, 2026.
AB 1154 – JADU Owner-Occupancy; Short-Term Rental
When a JADU is developed, existing state law requires a property owner to reside in the JADU or remaining portion of the single-family dwelling. AB 1154 narrows this requirement to now only apply when a JADU shares sanitation facilities (bathroom) with the single-family dwelling. If the JADU has its own bathroom, then the property owner does not have to reside on the property at all. (See amended Gov. Code, § 66333(b).)
AB 1154 also expressly prohibits JADUs from being used as short-term rentals (i.e., rented for a term shorter than 30 days). (See amended Gov. Code, § 66333(g).) The City’s ADU ordinance already included this prohibition (as well as prohibiting ADUs from being used as short-term rentals). But now it’s required by state law.
SB 9; SB 543 – Ordinance Submittal to HCD; Approval
Under existing law, local agencies are required to submit a copy of their ADU ordinance to the California Department of Housing and Community Development (HCD) within 60 days of adoption.
This year’s SB 9 and SB 543 create a penalty for failing to do so by rendering null and void any local ordinance that is not submitted to HCD within 60 days of adoption. (See amended Gov. Code, § 66326(d); new Gov. Code, § 66333.5(d).) The bills further specify that a local ADU ordinance is null and void if HCD issues findings that the ordinance does not comply with state law and the local agency fails to respond to HCD within 30 days. (Id.)
SB 543 – ADU Size; Number of ADUs; Impact Fees; Application Timeline SB 543 makes numerous changes and clarifications to state ADU law, the most notable of which are summarized below.
ADU & JADU Size
Existing law limits the maximum size of a JADU to 500 square feet and prohibits local ADU ordinances from imposing certain development standards that would prevent an ADU created under Government Code section 66314 through 66322 from being at least 800 square feet.
SB 543 amends state ADU law to specify that allowable square footage of an ADU or JADU refers to square footage of “interior livable space.” (See amended Gov. Code, § 66313(d), 66321(b)(2).) Impact Fees
Existing law exempts ADUS that are 750 square feet or smaller from development impacts fees (DIFs).
SB 543 clarifies that DIFs may not be imposed on an ADU that has 750 or fewer square feet of interior livable space or on a JADU with 500 or fewer square feet of interior livable space.
The bill also exempts an ADU or JADU with less than 500 square feet of interior livable space from school impact fees. (See amended Gov. Code, § 66311.5.) Quantity of ADUs Created Under Government Code Section 66323 Existing state law creates four categories of ADUs that must be approved if they comply with the limited standards provided in Government Code section 66323(a)(1)–(4). These are:
1. A converted ADU and JADU created on a lot with a proposed or existing single-family dwelling (Gov. Code, § 66323(a)(1));
2. A detached ADU created on a lot with a proposed or existing single-family dwelling (Gov.
Code, § 66323(a)(2));
3. Converted ADUs created in an existing multifamily dwelling (Gov. Code, § 66323(a)(3)); and
4. Detached ADUs created on a lot with a proposed or existing multifamily dwelling.
For some time, there has been uncertainty as to whether ADUs created under Government Code section 66323 could be combined. Some practitioners interpreted the statute to not require local agencies to allow combinations. Initially, HCD took the same position, in its 2020 ADU Handbook. But for the last few years, HCD has taken the opposite position: that yes, combinations are permitted. (See HCD January 2025 ADU Handbook, at p. 19 [“[P]ursuant to Government Code section 66323, subdivision (a), local governments must allow units created pursuant to subparagraphs (1) and (2) together or (3) and (4) together”].)
SB 543 codifies HCD’s most recent interpretation by amending Government Code section 66323 to specifically allow combinations. Thus, a lot with a multifamily dwelling can now have a converted ADU or ADUs created under section 66323(a)(3) and detached ADUs created under section 66323(a)(4).
And a lot with a single family dwelling can now have a converted ADU and a JADU created under section 66323(a)(1) and a detached ADU created under section 66323(a)(2).
ADU Permitting Process
Existing law has long required local agencies to approve or deny an ADU application within 60 days of receiving a complete application. However, state law was silent with respect to incompleteness determinations, subsequent resubmittals, and appealing local decisions on ADU applications.
SB 543 requires local agencies to now:
1. Determine whether an ADU application is complete within 15 business days of submittal;
2. If the application is if incomplete, within the same 15 days provide the applicant with a list of incomplete items and how to address them;
3. Review a resubmitted application for completeness within 15 business days;
4. Provide the applicant with a written appeal process for any incompleteness determination or denial (to the Planning Commission or City Council, or both); and
5. Provide a final written determination on the appeal within 60 business days of receiving the appeal). (See amended Gov. Code, §§ 66317 [ADUs], 66335 [JADUs].) Discussion:
AB 462 took effect immediately when signed, but technically it doesn’t require any change to a local ADU ordinance; the City just needs to follow the new rules for CDP processing and issuance of a CofO, if applicable. But the remaining bills take effect January 1, 2026, and for the City’s ADU ordinance to remain valid and enforceable, it must comply with the new changes in state law. Adopting the proposed ordinance ensures that the City’s ADU ordinance will remain in compliance with state law.
On November 18, 2025, the Planning Commission held a public hearing to consider the proposed ordinance, and thereafter voted to forward the ordinance to the City Council with a recommendation in favor of its adoption. Staff recommends that the City Council proceed in accordance with the recommended actions set forth above.
On November 24, 2025, the City Council held a public hearing to consider the proposed ordinance, and thereafter voted to introduce for first reading Ordinance No. 388.
ENVIRONMENTAL REVIEW
Under California Public Resources Code section 21080.17, CEQA does not apply to the adoption of an ordinance by a city or county implementing the provisions of Chapter 13 of Division 1 of Title 7 of the California Government Code, which is California’s ADU law. Therefore, the proposed ordinance is statutorily exempt from CEQA in that the proposed ordinance implements state ADU law.
Fiscal Impact:
None.
Recommendation:
Approve as presented.
Attachments:
1. 388_ADU_2025_Ordinance_F
2. 388_ADU_2025_Ordinance_ExhibitB_Redline
Ordinance No. 388 ADU Amendments
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ORDINANCE NO. 388
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ROLLING HILLS AMENDING CHAPTER 17.28 OF THE
ROLLING HILLS MUNICIPAL CODE RELATING TO
ACCESSORY DWELLING UNITS AND JUNIOR
ACCESSORY DWELLING UNITS AND FINDING THE
ACTION TO BE STATUTORILY EXEMPT FROM CEQA
UNDER PUBLIC RESOURCES CODE § 21080.17
WHEREAS, the City of Rolling Hills, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, state law authorizes cities 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 recent years, the California Legislature has approved, and the Governor has signed into law, numerous bills that, among other things, amend various sections of the Government Code to impose new limits on local authority to regulate ADUs and JADUs; and
WHEREAS, in 2025, the California Legislature approved, and the Governor signed into law, further amendments to state ADU law; and
WHEREAS, new updates to state ADU law take effect on January 1, 2026, and for the City’s ADU ordinance to remain valid, it must be amended to reflect the most recent changes to state law; and
WHEREAS, the City desires to amend its local regulatory scheme for the construction of ADUs and JADUs to reflect the most recent changes to state law; and WHEREAS, on November 18, 2025, the Planning Commission held a duly-noticed public hearing and considered the staff report, recommendations by staff, and public testimony concerning this proposed 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 November 24, 2025, 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.
NOW, THEREFORE, the City Council of the City of Rolling Hills does ordain as follows:
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SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.
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 Chapter 13 of Division 1 of Title 7 of the California Government Code, which is California’s ADU law. Therefore, adoption of the Ordinance is statutorily exempt from CEQA in that it implements state ADU law.
SECTION 3. General Plan. The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan as a matter of law under Government Code section 66314(c).
SECTION 4. Code Amendment. Chapter 17.28 of the Rolling Hills Municipal Code is hereby amended and restated to read in its entirety as provided in Exhibit “A,” attached hereto and incorporated herein by reference.
SECTION 5. Effective Date. This Ordinance takes effect 30 days after its adoption.
SECTION 6. HCD Submittal. In accordance with Government Code sections 66326 and 66333.5, the City Clerk is directed to submit a copy of this Ordinance to the California Department of Housing and Community Development within 60 days after adoption.
SECTION 7. Publication. The City Clerk is directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.
SECTION 8. Custodian of Records. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at Rolling Hills City Hall, 2 Portuguese Bend Road, Rolling Hills, California 90274.
SECTION 9. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof. (Continues on next page)
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PASSED, APPROVED and ADOPTED this 9th day of December, 2025. ____________________________
Jeff Pieper, Mayor
ATTEST:
______________________________
Christian Horvath, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
________________________________
Nicolas Papajohn, City Attorney
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EXHIBIT A-1
Amended ADU Regulations
(follows this page)
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EXHIBIT “A”
Chapter 17.28
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS Sections:
17.28.010 Purpose.
The purpose of this Chapter is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government Code.
17.28.020 Effect of conforming.
An ADU or JADU that conforms to the standards in this Chapter 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 subsection 17.28.030(H) 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 Chapter, 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:
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 satisfies all of the following:
1. It is no more than 500 square feet of interior livable space in size.
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2. It is contained entirely within an existing or proposed single-family structure. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure.
3. It includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure.
4. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling.
5. It includes an efficiency kitchen, as defined in subsection (D) above.
F. "Livable space" means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
G. "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.
H. "Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.
I. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.
J. "Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.
K. "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.
L. "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.
A. The following approvals apply to ADUs and JADUs created under this Chapter:
1. Ministerial ADU and Building Permits Required. Every ADU and JADU requires an ADU permit and a building permit. The City will review and approve permit applications in accordance with subsection (A)(3) below.
2. Processing Fee. The City may charge a fee 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 Community Development or other City employee as determined or designated by the City Manager and approved by the City Council by resolution.
3. Process and Timing.
(a) Completeness.
(i) Determination in 15 days. The City will determine whether an application to create or serve an ADU or JADU is complete and will provide written notice of the determination to the applicant within 15 business days after the City receives the application submittal. (ii) Incomplete items. If the City’s determination under subsection (A)(3)(a)(i) above is that the application is incomplete, the City’s notice must list the incomplete items and describe how the application can be made complete.
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(iii) Cure. After receiving a notice that the application is incomplete, the applicant may cure and address the items that were deemed by the City to be incomplete. (iv) Subsequent submittals. If the applicant submits additional information to address incomplete items, within 15 business days of the subsequent submittal the City will determine in writing whether the additional information remedies all the incomplete items that the City identified in its original notice. The City may not require the application to include an item that was not included in the original notice. (v) Deemed complete. If the City does not make a timely determination as required by this subsection (a), the application or resubmitted application is deemed complete for the purposes of subsection (A)(3)(c) below.
(vi) Appeal of incompleteness. An applicant may appeal the City’s determination that the application is incomplete by submitting a written appeal to the City Clerk. The Planning Commission will review the written appeal and affirm or reverse the completeness determination and provide a final written determination to the applicant within 60 business days after receipt of the appeal.
(b) No discretion or hearing. Ministerial permits for an ADU or JADU are considered and approved without discretionary review or a hearing.
(c) Deadline to approval or deny ministerial approvals. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a complete application. If the City has not approved or denied the complete application within 60 days, the application is deemed approved unless either:
(i) The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or
(ii) When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily 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 or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. (d) Denial. If the City denies an application to create an ADU or JADU, the City must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection (A)(3)(c) above.
(e) Appeal of denial. An applicant may appeal the City’s denial of the application by submitting a written appeal to the City Clerk. The Planning Commission will review the written appeal and affirm or reverse the denial and provide a final written determination to the applicant within 60 business days after receipt of the appeal.
(f) Concurrent review of demolition. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.
B. Classes.
1. Class 1: Statutorily Regulated. Class 1 ADUs and JADUs are approved under Government Code Section 66323. If an ADU or JADU complies with each of the general requirements in Section 17.28.050, it is allowed in each of the scenarios provided in this subsection (B)(1). An ADU and JADU approved under subsection (B)(1)(a) may be combined with an ADU approved under subsection (B)(1)(b), and ADUs approved under subsection (B)(1)(c) may be combined with ADUs approved under subsection (B)(1)(d).
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(a) Converted on Lot with Single-Family: One ADU as described in this subsection (B)(1)(a) and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
(i) Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and
(ii) Has exterior access that is independent of that for the single-family dwelling; and (iii) Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
(iv) The JADU complies with the requirements of Government Code Sections 66333 through 66339.
(b) Limited Detached Lot with Single-Family: One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling, if the detached ADU satisfies each of the following limitations:
(i) The side- and rear-yard setbacks are at least four feet. (ii) The total floor area is 800 square feet of livable space or smaller. (iii) The peak height above grade does not exceed the applicable height limit in subsection
17.28.050(B) below.
(c) Converted on Lot with Multifamily: 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 (B)(1)(c), at least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to twenty-five percent of the existing multifamily dwelling units.
(d) Limited Detached on Lot with Multifamily: No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies all of the following:
(i) The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the City will not require any modification to the multifamily dwelling as a condition of approving the ADU. (ii) The peak height above grade does not exceed the applicable height limit provided in Section 17.28.050(B) below.
(iii) If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot.
2. Class 2: Locally Regulated. Class 2 ADUs are approved under Government Code Sections 66314–66322.
Except for Class 1 ADUs approved under subsection (B)(1) above, all ADUs are subject to the standards set forth in Sections 17.28.050 and 17.28.060 below.
17.28.050 General ADU and JADU requirements.
The following requirements apply to all Class 1 and Class 2 ADUs and:
A. Zoning.
1. A Class 1 ADU approved under subsection 17.28.040(B)(1) may be created on a lot in a residential or mixed-use zone.
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2. A Class 2 ADU approved under subsection 17.28.040(B)(2) may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use.
3. In accordance with Government Code Section 66333(a), a JADU may only be created on a lot zoned for single-family residences.
B. Height.
1. Except as otherwise provided by subsections (B)(2) and (B)(3) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed sixteen feet in height.
2. A detached ADU may be up to eighteen feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of twenty feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
3. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed eighteen feet in height.
4. An ADU that is attached to the primary dwelling may not exceed twenty-five feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoing, ADUs subject to this subsection (B)(4) may not exceed two stories.
5. For purposes of this subsection (B), height is measured from existing legal grade or the level of the lowest floor, whichever is lower, to the peak of the structure.
C. Fire Sprinklers.
1. Fire sprinklers are required in an ADU or JADU if sprinklers are required in the primary residence.
2. The construction of an ADU or JADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
D. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 days. This prohibition applies regardless of when the ADU or JADU was created.
E. No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise provided in Government Code Section 66341, 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).
F. Septic System. If the ADU or JADU will connect to an onsite wastewater-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last ten years.
G. Owner Occupancy.
1. ADUs are not subject to an owner-occupancy requirement.
2. JADUs.
(a) Generally. As required by state law, all JADUs are generally 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.
(b) Exceptions. The owner-occupancy requirement in this subsection (G)(2) does not apply in either of the following situations:
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(i) The JADU has separate sanitation facilities (i.e., does not share sanitation facilities with the existing primary dwelling unit structure).
(ii) The property is entirely owned by another governmental agency, land trust, or housing organization.
H. Deed Restriction. Prior to issuance of a certificate of occupancy for a 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 or other City employee as determined or designated by the City Manager. 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. The JADU may not be sold separately from the primary dwelling.
2. The JADU is restricted to the approved size and to other attributes allowed by this Chapter.
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 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 or other City employee as determined or designated by the City Manager, providing evidence that the JADU has in fact been eliminated. The Director or other City employee as determined or designated by the City Manager may then determine whether the evidence supports the claim that the JADU has been eliminated. Appeal may be taken from the Director's or other City employee as determined or designated by the City Manager determination consistent with other provisions of this code. If the JADU is not entirely physically removed, but is only eliminated by virtue of having a necessary component of an 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 other City employee as determined or designated by the City Manager 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 JADU in violation of the recorded restrictions or abatement of the illegal unit.
I. Building & Safety.
1. Must Comply with Building Code. Subject to subsection (I)(2) below, all ADUs and JADUs must comply with all local building code requirements.
2. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the Building Official or Code Enforcement Officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection (I)(2) prevents the City from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this Chapter.
J. Certificate of Occupancy Timing.
1. Generally. No certificate of occupancy for an ADU or JADU may be issued before the certificate of occupancy is issued for the primary dwelling unit.
2. Limited Exception for State-declared Emergencies. Notwithstanding subsection (J)(1) above, a certificate of occupancy for an ADU may be issued before a certificate of occupancy for the primary dwelling if each of the following requirements are met:
(a) The county is subject to a proclamation of a state of emergency made by the California Governor on or after February 1, 2025.
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(b) The primary dwelling was substantially damaged or destroyed by an event referenced in the Governor’s state of emergency proclamation.
(c) The ADU has been issued construction permits and has passed all required inspections. (d) The ADU is not attached to the primary dwelling.
17.28.060 Specific ADU requirements.
The following requirements apply only to Class 2 ADUs approved under subsection 17.28.040(B)(2) above:
A. Maximum Size.
1. The maximum size of a detached or attached ADU subject to this Section 17.28.060 is 850 square feet of interior livable space for a studio or one-bedroom unit and 1,000 square feet for a unit of interior livable space with two or more bedrooms.
2. An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50 percent of the floor area of the existing primary dwelling.
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 percent-based size limit in subsection (A)(2) above or of an FAR, front setback, lot coverage limit, or open-space requirement may require the ADU to be less than 800 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 45 percent, subject to subsection (A)(3) above.
C. Setbacks.
1. ADUs that are subject to this Section 17.28.060 must conform to four-foot side and rear setbacks.
2. ADUs that are subject to this Section 17.28.060 must conform to 30-foot front setbacks, subject to subsection (A)(3) above.
3. No setback is required for an ADU that is subject to this Section 17.28.060 if the ADU is constructed in the same location and to the same dimensions as an existing structure.
D. Lot Coverage. No ADU subject to this Section 17.28.060 may cause the total lot coverage of the lot to exceed 50 percent, subject to subsection (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 50 percent, subject to subsection (A)(3) above.
F. Passageway. No passageway, as defined by Section 17.28.030(I) above, is required for an ADU.
G. Parking.
1. Generally. One off-street parking space is required for each ADU or bedroom, whichever is less. The parking space may be provided in setback areas or as tandem parking, as defined by subsection
17.28.030(L).
2. Exceptions. No parking under subsection (G)(1) is required in the following situations:
(a) The ADU is located within one-half mile walking distance of public transit, as defined in Section
17.28.030(K).
(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. (d) When on-street parking permits are required but not offered to the occupant of the ADU.
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(e) When there is an established car share vehicle stop located within one block of the ADU. (f) When the permit application to create an ADU is submitted with an application to create a new single-family or new multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections (G)(2)(a) through (e) above.
3. No Replacement. When a garage, carport, covered parking structure, or uncovered parking space 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.
H. Architectural Requirements.
1. The materials and colors of the exterior walls, roof, and windows and doors must be the same as 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. No window or door of the ADU may have a direct line of sight to an adjoining residential property. Each window and door must either be located where there is no direct line of sight or screened using fencing, landscaping, or privacy glass to prevent a direct line of sight.
7. All windows and doors in an ADU less than thirty feet from a property line that is not a public right-ofway line must either be (for windows) clerestory with the bottom of the glass at least six feet above the finished floor, or (for windows and for doors) utilize frosted or obscure glass.
I. Historical Protections. An ADU that is on or within six hundred feet of real property that is listed in the California Register of Historic Resources must be located so as to not be visible from any public right-of-way.
J. Allowed Stories. No ADU subject to this Section 17.28.060 may have more than one story, except that an ADU that is attached to the primary dwelling may have the stories allowed under subsection 17.28.050(B)(4).
17.28.070 Fees.
The following requirements apply to all Class 1 ADUs and JADUs and Class 2 ADUs that are approved under subsections 17.28.040(B)(1) or 17.28.040(B)(2) above.
A. Impact Fees.
1. No impact fee is required for a JADU or for an ADU that is less than 750 square feet of interior livable space in size. For purposes of this subsection (A), "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. A JADU or ADU with less than 500 square feet of interior livable space does not increase assessable space by 500 square feet for purposes of Education Code Section 17620(a)(1)(C), and is therefore not subject to school fees under Education Code section 17620.
3. Any impact fee that is required for an ADU that has 750 square feet or more of interior livable space must be charged proportionately in relation 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.)
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B. Utility Fees.
1. If an ADU or JADU is constructed with a new single-family home, a separate utility connection directly between the ADU or JADU 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 (B)(1), JADUs and converted ADUs on a single-family lot that are created under subsection (B)(1)(a) are not required to have a new or separate utility connection directly between the JADU or ADU and the utility. Nor is a connection fee or capacity charge required.
Notwithstanding the rest of this paragraph, a direct utility connection is required for separate conveyance of an ADU when separate conveyance is allowed under this code.
3. Except as described in subsection (B)(1), all ADUs that are not covered by subsection (B)(2), require a new, separate utility connection directly between the ADU and the utility for any utility that is provided by the City. All utilities that are not provided by the City are subject to the connection and fee requirements of the utility provider.
(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.
17.28.080 Nonconforming zoning code conditions, building code violations, and unpermitted structures.
A. Generally. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.
B. Unpermitted ADUs and JADUs constructed before 2020.
1. Permit to Legalize. As required by state law, the City may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
(a) The ADU or JADU violates applicable building standards, or (b) The ADU or JADU does not comply with state ADU or JADU law or this ADU ordinance (Chapter
17.28).
2. Exceptions:
(a) Notwithstanding subsection (B)(1), the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code Section 17920.3.
(b) Subsection (B)(1) does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Section 17920.3.
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17.28.090 Nonconforming ADUs and discretionary approval.
Any proposed ADU or JADU that would otherwise be allowed under this Chapter but that does not conform to the objective design or development standards set forth in Section 17.28.010 through 17.28.080 of this Chapter may be allowed by the City with a conditional use permit, in accordance with the other provisions of this title.
17.28.100 Parcels Created Under Government Code Section 66499.41.
Notwithstanding anything to the contrary set forth in this Chapter, no ADU or JADU may be created on a parcel resulting from a subdivision under Government Code section 66499.41. (Gov. Code, § 66499.41(g).)
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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. 388 was adopted at a regular meeting of the City Council of the City of Rolling Hills held on the 9th day of December, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Christian Horvath
City Clerk
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EXHIBIT “B”
Rolling Hills, California, Code of Ordinances November 12, 2025
Chapter 17.28
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS (Note: additions are noted in underline, and deletions in strikethrough) Sections:
17.28.010 Purpose.
The purpose of this Chapter section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government Code.
17.28.020 Effect of conforming.
An ADU or JADU that conforms to the standards in this Chapter 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 subsection 17.28.030(H) below. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code sectionSection 17980.12.
17.28.030 Definitions.
As used in this Chapter 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:
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 satisfies all of the following:
1. It is no more than five hundred 500 square feet of interior livable space in size.
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2. It is contained entirely within an existing or proposed single-family structure. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure.
3. It includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure.
4. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling.
5. It includes an efficiency kitchen, as defined in subsection 17.28.030 (D) above.
F. "Livable space" means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
G. "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.
H. "Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.
I. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.
J. "Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.
K. "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.
L. "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.
A. The following approvals apply to ADUs and JADUs created under this Chaptersection:
1. Ministerial ADU and Building Permits Required. Every ADU and JADU requires an ADU permit and a building permit. The City will review and approve permit applications in accordance with subsection (A)(3) below.
2. Processing Fee. The City may charge a fee 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 Community Development or other City employee as determined or designated by the City Manager and approved by the City Council by resolution.
3. Process and Timing.
(a) Completeness.
(i) Determination in 15 days. The City will determine whether an application to create or serve an ADU or JADU is complete and will provide written notice of the determination to the applicant within 15 business days after the City receives the application submittal. (ii) Incomplete items. If the City’s determination under subsection (A)(3)(a)(i) above is that the application is incomplete, the City’s notice must list the incomplete items and describe how the application can be made complete.
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(iii) Cure. After receiving a notice that the application is incomplete, the applicant may cure and address the items that were deemed by the City to be incomplete. (iv) Subsequent submittals. If the applicant submits additional information to address incomplete items, within 15 business days of the subsequent submittal the City will determine in writing whether the additional information remedies all the incomplete items that the City identified in its original notice. The City may not require the application to include an item that was not included in the original notice. (v) Deemed complete. If the City does not make a timely determination as required by this subsection (a), the application or resubmitted application is deemed complete for the purposes of subsection (A)(3)(c) below.
(vi) Appeal of incompleteness. An applicant may appeal the City’s determination that the application is incomplete by submitting a written appeal to the City Clerk. The Planning Commission will review the written appeal and affirm or reverse the completeness determination and provide a final written determination to the applicant within 60 business days after receipt of the appeal.
(b) No discretion or hearing. Ministerial permits for an ADU or JADU are considered and approved without discretionary review or a hearing.
(c) Deadline to approval or deny ministerial approvals. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a complete application. If the City has not approved or denied the complete application within 60 days, the application is deemed approved unless either:
(i) The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or
(ii) When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily 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 or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. (d) Denial. If the City denies an application to create an ADU or JADU, the City must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection (A)(3)(c) above.
(e) Appeal of denial. An applicant may appeal the City’s denial of the application by submitting a written appeal to the City Clerk. The Planning Commission will review the written appeal and affirm or reverse the denial and provide a final written determination to the applicant within 60 business days after receipt of the appeal.
(f) Concurrent review of demolition. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.
B. Classes.
1. Class 1: Statutorily Regulated. Class 1 ADUs and JADUs are approved under Government Code Section 66323. If an ADU or JADU complies with each of the general requirements in Section 17.28.050, it is allowed in each of the scenarios provided in this subsection (B)(1). An ADU and JADU approved under subsection (B)(1)(a) may be combined with an ADU approved under subsection (B)(1)(b), and ADUs approved under subsection (B)(1)(c) may be combined with ADUs approved under subsection (B)(1)(d).
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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.(a) Converted on Single-family Lot with Single-Family: One ADU as described in this subsection (A)(1)(B)(1)(a) and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
(a)(i) Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to one hundred fifty150 additional square feet if the expansion is limited to accommodating ingress and egress; and (b)(ii) Has exterior access that is independent of that for the single-family dwelling; and (c)(iii) Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
(d)(iv) The JADU complies with the requirements of Government Code sections Sections 66333 through 66339.
2.(b) Limited Detached on Single-family Lot with Single-Family: 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)(i) The side- and rear-yard setbacks are at least four feet. (b)(ii) The total floor area is eight hundred 800 square feet of livable space or smaller. (c)(iii) The peak height above grade does not exceed the applicable height limit in subsection
17.28.050(B) below.
3.(c) Converted on Multifamily Lot with Multifamily: 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)(B)(1)(c), at least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to twenty-five percent of the existing multifamily dwelling units.
4.(d) Limited Detached on Multifamily Lot with Multifamily: No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies all of the following:
(a)(i) The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the City will not require any modification to the multifamily dwelling as a condition of approving the ADU. (b)(ii) The peak height above grade does not exceed the applicable height limit provided in subsection Section 17.28.050(B) below.
(c)(iii) If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot.
2. Class 2: Locally Regulated. Class 2 ADUs are approved under Government Code Sections 66314–66322.
Except for Class 1 ADUs approved under subsection (B)(1) above, all ADUs are subject to the standards set forth in Sections 17.28.050 and 17.28.060 below.
B. ADU Permit.
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1. Except as allowed under subsection 17.28.040(A) above, no ADU may be created without a building permit and an ADU permit in compliance with the standards set forth in Sections 17.28.050 and
17.28.060 below.
2. The City may charge a fee 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 Community Development or other City employee as determined or designated by the City Manager 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 approve or deny an application to create an ADU or JADU within sixty days from the date that the City receives a completed application. If the City has not approved or denied 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 or multifamily 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 or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.
3. If the City denies an application to create an ADU or JADU, the City must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the sixty-day time period established by subsection 17.28.040(C)(2) above.
4. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.
17.28.050 General ADU and JADU requirements.
The following requirements apply to all Class 1 and Class 2 ADUs and JADUs that are approved under subsections
17.28.040 (A) or (B) above:
A. Zoning.
1. AnA Class 1 ADU subject only to a building permit approved under subsection 17.28.040(A)(B)(1) above may be created on a lot in a residential or mixed-use zone.
2. AnA Class 2 ADU subject to an ADU permit approved under subsection 17.28.040(B)(2) above may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use.
3. In accordance with Government Code Section 66333(a), a JADU may only be created on a lot zoned for single-family residences.
B. Height.
1. Except as otherwise provided by subsections (B)(2) and (B)(3) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed sixteen feet in height.
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2. A detached ADU may be up to eighteen feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of twenty feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
3. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed eighteen feet in height.
4. An ADU that is attached to the primary dwelling may not exceed twenty-five feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoing, ADUs subject to this subsection (B)(4) may not exceed two stories.
5. For purposes of this subsection (B), height is measured from existing legal grade or the level of the lowest floor, whichever is lower, to the peak of the structure.
C. Fire Sprinklers.
1. Fire sprinklers are required in an ADU or JADU if sprinklers are required in the primary residence.
2. The construction of an ADU or JADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
D. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 thirty days. This prohibition applies regardless of when the ADU or JADU was created.
E. No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise provided in Government Code Section 66341, 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).
F. Septic System. If the ADU or JADU will connect to an onsite wastewater-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last ten years.
G. Owner Occupancy.
1. ADUs created under this section on or after January 1, 2020 are not subject to an owner-occupancy requirement.
2. JADUs.
(a) Generally. As required by state law, all JADUs are generally 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 in this subsection (G)(2) does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization.
(b) Exceptions. The owner-occupancy requirement in this subsection (G)(2) does not apply in either of the following situations:
(i) The JADU has separate sanitation facilities (i.e., does not share sanitation facilities with the existing primary dwelling unit structure).
(ii) The property is entirely owned by another governmental agency, land trust, or housing organization.
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H. Deed Restriction. Prior to issuance of a certificate of occupancy for an ADU or a 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 or other City employee as determined or designated by the City Manager. 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. Except as otherwise provided in Government Code Section 66341, the ADU or The 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 Chapter.
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 or other City employee as determined or designated by the City Manager, providing evidence that the ADU or JADU has in fact been eliminated. The Director or other City employee as determined or designated by the City Manager 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 or other City employee as determined or designated by the City Manager determination consistent with 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 other City employee as determined or designated by the City Manager 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.
I. Occupancy Reporting. With a building-permit application, the applicant must provide the City the applicant's intention regarding the occupancy plans for the ADU or JADU. Within ninety days after each January 1 following issuance of the building permit, the owner must report whether or not the ADU or JADU was occupied by a tenant during the prior year.
IJ. Building & Safety.
1. Must Comply with Building Code. Subject to subsection (J)(2)(I)(2) below, all ADUs and JADUs must comply with all local building code requirements.
2. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the Building Official or Code Enforcement Officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection (J)(2)(I)(2) prevents the City from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this section Chapter.
J. Certificate of Occupancy Timing.
1. Generally. No certificate of occupancy for an ADU or JADU may be issued before the certificate of occupancy is issued for the primary dwelling unit.
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2. Limited Exception for State-declared Emergencies. Notwithstanding subsection (J)(1) above, a certificate of occupancy for an ADU may be issued before a certificate of occupancy for the primary dwelling if each of the following requirements are met:
(a) The county is subject to a proclamation of a state of emergency made by the California Governor on or after February 1, 2025.
(b) The primary dwelling was substantially damaged or destroyed by an event referenced in the Governor’s state of emergency proclamation.
(c) The ADU has been issued construction permits and has passed all required inspections. (d) The ADU is not attached to the primary dwelling.
17.28.060 Specific ADU requirements.
The following requirements apply only to Class 2 ADUs that require an ADU permit approved under subsection 17.28.040(B)(2) above:
A. Maximum Size.
1. The maximum size of a detached or attached ADU subject to this Section 17.28.060 is eight hundred fifty 850 square feet of interior livable space for a studio or one-bedroom unit and 1,000one thousand square feet for a unit of interior livable space with two or more bedrooms.
2. An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50 fifty percent of the floor area of the existing primary dwelling.
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 percent-based size limit in subsection (A)(2) above or of an FAR, front setback, lot coverage limit, or open-space requirement may require the ADU to be less than eight hundred800 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 45 percent, subject to subsection (A)(3) above.
C. Setbacks.
1. ADUs that are subject to this Section 17.28.060 must conform to four-foot side and rear setbacks.
2. ADUs that are subject to this Section 17.28.060 must conform to 30thirty-foot front setbacks, subject to subsection (A)(3) above.
3. No setback is required for an ADU that is subject to this Section 17.28.060 if the ADU is constructed in the same location and to the same dimensions as an existing structure.
D. Lot Coverage. No ADU subject to this Section 17.28.060 may cause the total lot coverage of the lot to exceed fifty 50 percent, subject to subsection (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 50 percent, subject to subsection (A)(3) above.
F. Passageway. No passageway, as defined by Section 17.28.030(I) above, is required for an ADU.
G. Parking.
1. Generally. One off-street parking space is required for each ADU or bedroom, whichever is less. The parking space may be provided in setback areas or as tandem parking, as defined by subsection Section
17.28.030(L) above.
2. Exceptions. No parking under subsection 17.28.060(G)(1) is required in the following situations:
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(a) The ADU is located within one-half mile walking distance of public transit, as defined in Section
17.28.030(K) 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 subsection 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. (f) When the permit application to create an ADU is submitted with an application to create a new single-family or new multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections (G)(2)(a) through (e) above.
3. No Replacement. When a garage, carport, covered parking structure, or uncovered parking space 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.
H. Architectural Requirements.
1. The materials and colors of the exterior walls, roof, and windows and doors must be the same as 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. No window or door of the ADU may have a direct line of sight to an adjoining residential property. Each window and door must either be located where there is no direct line of sight or screened using fencing, landscaping, or privacy glass to prevent a direct line of sight.
7. All windows and doors in an ADU less than thirty feet from a property line that is not a public right-ofway line must either be (for windows) clerestory with the bottom of the glass at least six feet above the finished floor, or (for windows and for doors) utilize frosted or obscure glass.
I. Historical Protections. An ADU that is on or within six hundred feet of real property that is listed in the California Register of Historic Resources must be located so as to not be visible from any public right-of-way.
J. Allowed Stories. No ADU subject to this Section 17.28.060 may have more than one story, except that an ADU that is attached to the primary dwelling may have the stories allowed under subsection 17.28.050(B)(4).
17.28.070 Fees.
The following requirements apply to all Class 1 ADUs and JADUs and Class 2 ADUs that are approved under subsections 17.28.040(A)(B)(1) or 17.28.040(B)(2) above.
A. Impact Fees.
1. No impact fee is required for a JADU or for an ADU that is less than seven hundred fifty750 square feet of interior livable space in size. For purposes of this Sectionsubsection 17.28.070(A), "impact fee" means a "fee" under the Mitigation Fee Act (Gov. Code § 66000(b)) and a fee under the Quimby Act
65277.00001\44382483.2
(Gov. Code § 66477). "Impact fee" here does not include any connection fee or capacity charge for water or sewer service.
2. A JADU or ADU with less than 500 square feet of interior livable space does not increase assessable space by 500 square feet for purposes of Education Code Section 17620(a)(1)(C), and is therefore not subject to school fees under Education Code section 17620.
23. Any impact fee that is required for an ADU that ishas seven hundred fifty 750 square feet or larger in sizemore of interior livable space must be charged proportionately in relation 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 or JADU is constructed with a new single-family home, a separate utility connection directly between the ADU or JADU 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), JADUs and converted ADUs on a single-family lot that are created under subsection (B)(1)(a) are not required to have a new or separate utility connection directly between the JADU or ADU and the utility. Nor is a connection fee or capacity charge required. Notwithstanding the rest of this paragraph, a direct utility connection is required for separate conveyance of an ADU when separate conveyance is allowed under this code.
3. Except as described in subsection 17.28.070(B)(1), all ADUs that are not covered by subsection
17.28.070(B)(2), require a new, separate utility connection directly between the ADU and the utility for any utility that is provided by the City. All utilities that are not provided by the City are subject to the connection and fee requirements of the utility provider. (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.
17.28.080 Nonconforming zoning code conditions, building code violations, and unpermitted structures.
A. Generally. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.
B. Unpermitted ADUs and JADUs constructed before 2020.
1. Permit to Legalize. As required by state law, the City may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
(a) The ADU or JADU violates applicable building standards, or (b) The ADU or JADU does not comply with state ADU or JADU law or this ADU ordinance (Chapter
17.28).
2. Exceptions:
(a) Notwithstanding subsection 17.28.080(B)(1), the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the City makes a
65277.00001\44382483.2
finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code Section 17920.3.
(b) Subsection 17.28.080(B)(1) does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Section 17920.3.
17.28.090 Nonconforming ADUs and discretionary approval.
Any proposed ADU or JADU that would otherwise be allowed under this section Chapter but that does not conform to the objective design or development standards set forth in Section 17.28.010 through 17.28.080 of this chapterChapter may be allowed by the City with a conditional use permit, in accordance with the other provisions of this title.
17.28.100 Parcels Created Under Government Code Section 66499.41.
Notwithstanding anything to the contrary set forth in this Chapter, no ADU or JADU may be created on a parcel resulting from a subdivision under Government Code section 66499.41. (Gov. Code, § 66499.41(g).)
Item: 10.A.
Meeting Date: 12/9/2025
To: City Council
From: Reina Schaetzl, Wildan Principal Planner
Thru: Karina Bañales, City Manager
Subject: Receive and file Zoning Case No. 25-081: Variance requests to construct an attached accessory structure (pergola) in the front yard setback and waive the requirements for a stable and corral set aside area for a property located at 5 Ringbit Road West (Sleep & Collida) (Lot 7-SF)
Background:
Zoning, Location, and Lot Description
The property located at 5 Ringbit Road West is zoned RAS-1 and has a net lot area of 48,100 square feet (1.10 acres). The lot is an irregular-shaped lot developed with a 3,662 square-foot single-family residence and a 764 square-foot attached garage built in 1961. The existing residence was granted a variance to encroach 5 feet into a lesser setback of 30 feet. A reduced front yard setback of 30 feet is allowed for dwelling units on smaller lots under Rolling Hills Municipal Code (RHMC) Section
17.24.045.A. However, accessory structures must comply with the required 50-foot front yard setback per RHMC Section 17.24.045.B.
There is only one building pad, which includes the existing residence and garage. The front portion of the property is lessened due to its location at the end of a cul-de-sac. The rear portion of the lot is unbuildable due to its steep slope into Klondike Canyon behind the home.
Due to design constraints of the lot as mentioned above, the applicant requested a variance for the proposed pergola to encroach 25 feet into the 50-foot front setback.
Planning Commission Discretionary Review
This item was continued from the September 16, 2025, Planning Commission Meeting. During the morning field trip, staff presented a brief overview of the project, including the staked and silhouetted pergola. The Commissioners and attendees walked the site. The main discussion involved the massing or size of the pergola as it appeared in the side yard of the house at the end of the cul-desac. Three (3) Commissioners were present; Commissioner Douglas was absent, and Commissioner Kirkpatrick attended as a resident. There were three (3) members of the public in attendance, as well as the property owners of the proposed project, as follows:
• Carol Marrone (17 Southfield) Property Owner
• Joe Hummel (3 Ringbit West) Property Owner
• Clarisse Shumaker (1 Ringbit West) Property Owner
• Susan Sleep (5 Ringbit Road West) Property Owner
• Susan Collida (5 Ringbit Road West) Property Owner
At the September 16, 2025, evening public hearing, staff presented the project. All Commissioners were present. However, Vice Chair Kirkpatrick was absent, and Commissioner Douglas recused herself due to her proximity to the project. After discussion, the Planning Commission voted 3-0 to continue the item to the October 28, 2025, meeting to provide the applicant time to redesign the project, including alternative shading options and/or reducing the size of the pergola.
Planning Commission Approval October 28, 2025
The applicant submitted revised plans which included removal of one of the 6 panels on the pergola and removing the cantilevered projections to reduce the massing. At the October 28, 2025 field trip meeting, staff provided an overview of the revised project, the commissioners walked the site to review the revised silhouette, and discussed the revised project. There was one resident present. The applicant discussed the revisions and the field trip was continued to the evening public hearing at City Hall. All the commissioners were present, and there were no members of the public in attendance.
During the evening public hearing, staff presented the project. Vice Chair Kirkpatrick and Commissioner Douglas recused themselves due to proximity to the project. After review and discussion, the Commission voted unanimously (3-0) to approve the revised project and adopted Resolution number 2025-09.
Discussion:
Applicant Request
The applicant is requesting to construct a 1,000 square-foot accessory structure (pergola) attached to the residence located within the 50-foot required front setback and to waive the requirement for a stable and corral set-aside area. See Attachment 4 the Development Plans for more details.
Variances
Variance request for encroachment into the front yard setback The existing residence was built in 1961 and granted a variance to encroach 5 feet into a lesser setback of 30 feet. However, as stated above, accessory structures must comply with the required 50-foot front yard setback. Due to design constraints of the house, which is considered legal nonconforming; the proposed pergola would not be functional for shade purposes if required to be outside the 50-foot front setback. It would end near the middle of the west side of the house, where the sun is strongest in the afternoon. Therefore, a variance is requested to encroach 25 feet within the 50-foot front yard setback per RHMC Section 17.24.045.B.
The improvements will not further encroach onto the existing front setback line, which is 25 feet from the roadway easement. Additionally, the pergola will be built atop an existing concrete patio slab. As such, no new grading is proposed.
Variance request to waive the stable and corral area
Due to the steep terrain at the rear of the property near Klondike Canyon, the required set-aside area for a future 450-square-foot stable and 550-square-foot corral cannot be safely located on the property. Further, there is only one building pad where the existing house and garage are located.
Therefore, the applicant is asking for relief to allocate 1,000 SF of space for future equestrian use per RHMC Section 17.16.170.
MUNICIPAL CODE COMPLIANCE
Lot Coverage
The proposed structural coverage on the lot will be 5,426 square feet, or 11.28% of the lot, which is less than the lot coverage limitation of 20% maximum. The total coverage, including structures and flatwork, will be 11,861 square feet or 20.2% of the lot area, which is less than the lot coverage limitation of 35% maximum. See Attachment 2 the Development Table for more details.
Area of Disturbance
The project site has been previously disturbed due to the development of the existing residence.
Implementation of the proposed project will not affect the total disturbance, which remains at 13,131 square feet, or 23.88% of the net lot area.
Environmental Review
The proposed project has been determined not to have a significant effect on the environment and is categorically exempt from the provisions of CEQA pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, which exempts additions, accessory dwelling units, and accessory structures.
Public Participation
No comments were received at the time of publication of the Agenda.
Public Notices
The project was first noticed in the Daily Breeze on September 6, 2025 and public notices were mailed to residents within a 1,000 ft radius from the development on September 3, 2025 (Attachment 1).
Fiscal Impact:
None
Recommendation:
Receive and file.
Attachments:
1. Attachment 1 - PL_ADR_250828_5RingbitRoadW_RadiusMap
2. Attachment 2 - PL_ADR_251028_5RingbitW_DevelopmentTable_ZC25-081_F
3. Attachment 3 -PL_ADR_251028_5RingbitRdW_ZC25-081_VarianceDrawings_2nd Submittal
4. Attachment 4 - 2025-09_PC_Resolution_5RingbitRdW_ZC25-081_F_E
City of Rolling Hills ROLLING HILLS, CA 90274
TITLE VICINITY MAP CASE NO. Zoning Case No. 25-081
Variance
OWNER Sleep & Collida
ADDRESS 5 Ringbit Road, Rolling Hills 90274 SITE
1000’
September 16, 2025 Planning Commission Meeting
Development Table
Zoning Case No. 25-081
5 Ringbit Road West
VARIANCE EXISTING PROPOSED TOTAL
RA-S-1 Zone SINGLE FAMILY
RESIDENCE AND
ATTACHED GARAGE
ADDITION OF TWO
SEPARATE PERGOLAS IN
SIDE YARD AND BACK YARD
Net Lot Area 48,100 SF 0 SF 48,100 SF
Residence 3,662 SF 0 SF 3,662 SF
Attached Garage 764 SF 0 SF 764 SF
Swimming Pools/Spa 0 SF 0 SF 0 SF
Pool Equipment 0 SF 0 SF 0 SF
ADU 0 SF 0 SF 0 SF
Stable minimum: 450 SF
Corral minimum: 550 SF
0 SF
0 SF
0 SF
0 SF
Variance Requested
New Planter Box 0 SF 0 SF 0 SF
Recreation Court 0 SF 0 SF 0 SF
Attached Covered Porches 0 SF 0 SF 0 SF
Detached Sheds 0 SF 0 SF 0 SF
Attached Trellis 0 SF (1000 SF) (1000 SF)
Service Yard 0 SF 0 SF 0 SF
Primary Driveway 3,800 SF 0 SF 3,800 SF
Paved Walks, Patio Areas, Courtyards 3,635.2 SF 0 SF 3,635.2 SF Outdoor BBQ 0 SF 0 SF 0 SF
Pool Deck 0 SF 0 SF 0 SF
Other Paved Driveways, Parking
Pads,
0 SF 0 SF 0 SF
Grading (balanced onsite)
Structural Lot Coverage
(20% maximum with deductions)
4,426 SF (9.20%) (869.5 SF) 5296 SF (11.00%)
Flatwork Lot Coverage
(15% maximum)
7,435.2 SF (12.6%) 0 SF (0.00%) 7,435 SF (12.6%)
Total Lot Coverage (Structures and
Flatwork) (35% maximum with
deductions)
10,861 SF (20.2%) 1,000 SF(1.7%) 11,861 SF (21.9%)
Total Disturbed Area
(40% maximum)
13,131 SF (23.88%) 0 SF (0%) 13,131 SF (23.88%)
Residential Building Pad 1
(30% Maximum Guideline)
13,131 SF PAD AREA
2,332 SF (17.76%)
0 SF PAD AREA
1,250 SF (9.52%)
13,131 SF PAD AREA
3,582 SF (27.28%)
Stable Building Pad 2
(30% Maximum Guideline)
0 SF (0%) 0SF PAD AREA
0 SF (0%)
0 SF PAD AREA
0 SF (0%)
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
1 RESOLUTION NO. 2025-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A VARIANCE TO
CONSTRUCT AN ATTACHED ACCESSORY STRUCTURE (PERGOLA) IN
THE FRONT YARD SETBACK AND WAIVE THE REQUIREMENT FOR A
STABLE AND CORRAL SET ASIDE AREA FOR A PROPERTY LOCATED AT 5 RINGBIT ROAD WEST (LOT 7-SF), ROLLING HILLS, CA (SLEEP &
COLLIDA) AND FINDING THE PROJECT CATEGORICALLY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Steven Hosa on behalf of Hosa Design Associates with respect to real property located at 5 Ringbit Road West, Rolling Hills (Lot 7- SF) requesting a Variance to construct a 869.5-square-foot pergola to be attached to the residence and to encroach into the front yard setback, and requesting a Variance to waive the requirement for a stable and corral set aside area.
Section 2. The subject property is zoned RAS-1 and the net lot area is 48,100 square feet (1.10 acres). The property is an irregular shaped lot developed with only one building pad containing a 3,662-square-foot single-family residence, 764-square-foot attached garage, and 11,861 square feet of hardscape including the concrete patio area surrounding the residence.
The property includes a 25-foot-wide roadway easement along Ringbit Road West.
Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at a field trip meeting and regular meeting on September 16, 2025.
Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in the Daily Breeze on September 6, 2025. The Applicants were notified of the public hearings in writing by first class mail and were in attendance at the hearings. At the evening public hearing meeting, on September 6, 2025, the Planning Commission continued the public hearing to October 28, 2025, to give the applicant time to redesign the pergola due to issues with its massing compared to the size of the house.
The project was re-designed, re-staked and the new silhouette was re-certified on October 1, 2025. A courtesy notice was published in the Daily Breeze on October 17, 2025. At the October 28, 2025, 2025 morning field trip meeting, staff provided a brief overview of the redesigned project and the Planning Commissioners walked the project site. The meeting was continued to the evening public hearing.
Section 4. The Project is exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including single family residence and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
2 Project includes the construction of a new single-family residence and related improvements.
Accordingly, the Project qualifies for the exemption pursuant to Section 15303. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The site has already been graded and existing structures are on site.
Section 5. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance granting relief from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity or zone. A variance from the requirements of Section
17.24.045.B. of the Zoning Code is requested for an accessory structure to encroach into the front setback. A variance from the requirements of Section 17.16.170 (stable and corral site required) of the Zoning Ordinance is requested to waive the requirements of a stable and corral set aside. With respect to the aforementioned request, the Planning Commission finds as follows:
A. There are exceptional or extraordinary circumstances and conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone.
The area for the proposed accessory structure (an 869.5 square foot attached pergola) is partially located in the required 50-foot front setback. The irregular shape of the lot, the steep slope of the lot towards Klondike Canyon in the rear, its location at the end of a cul-desac and its small size are all constraints on the lot that generally do not apply to other properties in the same vicinity. As such the area for construction of the accessory structure is limited without the granting of a variance to encroach in the front yard setback as also afforded the existing house.
Further, the topography of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral.
B. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone but which is denied to the property in question.
The variance to encroach into the front yard is necessary for the preservation and enjoyment of the property. The attached pergola is located in an area of the house that is already encroaching into the front setback due to the size, location, configuration and topography of the lot.
The variance to deviate from the stable and corral set aside area is necessary for the preservation and enjoyment of the property owner since the property contains steep slopes not
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
3 suitable for a new pad. The ability to provide a stable and corral or a set aside area is an amenity enjoyed by most property owners in the City. The subject property is not capable of providing such an amenity due to constraints with size, topography, and configuration. The limited building pad on the property prevents the construction of a new stable and corral or placement of a set aside area. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral.
C. The granting of the variance would not be materially detrimental to the public welfare or injurious to the properties or improvements in such vicinity.
Granting the variance to encroach into the front yard is not materially detrimental to the public welfare or injurious to properties or improvements in the vicinity. The area for the attached pergola functions as a shade structure for the residence due to the configuration and topography of the lot. It is not in close proximity to other properties or improvements in the vicinity.
The lack of a stable and corral set aside area will not be detrimental to the public welfare or injurious to the properties or improvements in the vicinity since no development would occur. Eliminating a set aside area will not negatively affect drainage or traffic circulation to and from the property. It may be beneficial to the public welfare and other properties because by not constructing a stable and corral since there will be no grading on the lot.
D. In granting the variances, the spirit and intent of the Zoning Ordinance will be observed.
The granting of the variance will allow for a development that is harmonious in scale and mass with the site as the proposed pergola is visually harmonious with the home and adjacent properties. It provides an enhanced design element to the existing house that matches in form (rounded design) and function (shade) for the property and is also on scale with surrounding residential development.
The elimination of a set aside area is consistent with other properties in the area that do not have a stable and corral nor have a set aside area. The variance will make the property more cohesive with the rural character of the neighborhood by eliminating grading needed for a building pad.
The waiver to the stable and corral set aside area meets the intent of the Zoning Ordinance as it will prevent extensive grading and disturbance on the property. It will also preserve the environmentally sensitive nature of the site by protecting the slopes from any construction. The size, topography, and configuration of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral.
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
4 E. The variances will not grant special privilege to the applicant.
The area for the attached accessory structure, a pergola is located on the same building pad as the existing residence. However, due to the size, shape, location, configuration and topography of the lot, the existing residence encroaches into the front yard setback. The variance will not grant a special privilege to the applicant. Rather, it will allow the applicant to provide an enhancement to the house otherwise not possible without a variance.
The waiver of the stable and corral set aside area in this case will not grant special privilege to the applicant. There are several properties in the City that do not lend themselves to construction of a stable and corral, and if they were forced to either set aside an area or construct such equestrian facilities it would require large grading quantities and large disturbance of the lot. This would not meet the goal of the General Plan, which is to maintain to the maximum extent feasible the natural terrain of the lots. The size, topography, and configuration of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral.
F. The variances are consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities.
The project site is not listed on the current State of California Hazardous Waste and Substances Sites List. It will not affect any existing hazardous waste management facilities.
G. The variances are consistent with the General Plan of the City of Rolling Hills.
Approvals granting the variance to allow the accessory structure to encroach into the required setback will be consistent with the General Plan of the City of Rolling Hills, which encourages residential uses and supporting structures. The size, shape, location, topography, and configuration of the lot do not support the construction of accessory structures in the front yard nor do these constraints support the construction of a stable and corral. By granting these variances, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral.
Section 6. Approval Conditions. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 25-081 subject to the following conditions:
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
5 A. The Variance approvals shall expire within two years from the effective date of approval as defined in RHMC Section 17.38.070 unless otherwise extended pursuant to the requirements of these sections.
B. If any condition of this resolution is violated, the entitlements granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee’s determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted; the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant’s request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to RHMC Chapter 17.58.
C. All requirements of the Building and Construction Ordinance, the Zoning ordinance, and of the zone in which the subject property is located must be complied with unless otherwise a variance to such requirement has been approved.
D. The lot shall be developed and maintained in substantial conformance with the site plan on file at City Hall and approved by the Planning Commission on October 28, 2025, except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Variance approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department.
The conditions of approval of this Resolution shall be printed onto a separate sheet and included in the building plans submitted to the Building Department for review and shall be kept on site at all times.
Any proposed modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed with staff so that staff can determine whether the modification is minor or major in mature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
6 Planning Commission after a public hearing. The applicant shall not implement modifications or changes to the approved project without the appropriate approval from the City Manager or designee or the Planning Commission, as required.
E. Prior to submittal of final working drawings to Building and Safety Department for issuance of building and grading permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission.
F. A licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth herein and the City’s Building Code and Zoning Ordinance.
Further, the person obtaining a building and/or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith.
G. Structural lot coverage of the lot shall not exceed 5,296 square feet or 11.00% of the net lot area, in conformance with structural lot coverage limitations (20% maximum). The flatwork coverage shall not exceed 7,435.2 square feet or 12.6%.
The total lot coverage proposed, including structures and flatwork, shall not exceed 11,861.2 square feet or 21.9% of the net lot area, in conformance with lot coverage limitations (35% maximum).
H. The disturbed area of the lot shall not exceed 13,131 square feet or 23.88%, and the Project does not propose any additional disturbance.
I. The existing Building Pad 1 coverage is 2,232 square feet or 17.76%, and the Project proposes an additional 869.5 square feet or 0.06%, and shall not exceed coverage of 3,582 square feet or 27.28% with allowed deductions. This is below the 30% maximum guideline.
J. A minimum of five-foot level path and/or walkway, which does not have to be paved, shall be provided around the entire perimeter of all of the proposed structures, or as otherwise required by the Fire Department.
K. A drainage plan, as required by the Building Department shall be prepared and approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to LA County Code requirements.
L. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190.E), pertaining to lighting on said property,
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
7 M. The applicant shall comply with all requirements for roofing and material requirements of properties in the Very High Fire Hazard Severity Zone.
N. The applicant shall comply with all Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32).
O. All utility lines shall be undergrounded pursuant to Section 17.27.030.
P. Hydrology, soils, geology and other reports, as required by the Building and Public Works Departments, and as may be required by the Building Official, shall be prepared.
Q. Prior to issuance of building permit, the landscaping plan, if required, shall meet the requirements of the City, shall be submitted to the City in conformance with Fire Department Fuel Modification requirements, and shall be approved by the City’s landscape consultant.
R. A construction fence may be required. If needed, it shall be reviewed and approved by the Planning Department for location, height, and screening material prior to installation.
S. Perimeter easements, including roadway easements and trails, if any, shall remain free and clear of any of improvements to advance equestrian use and emergency preparedness for evacuation within the City. Where Rolling Hills Community Association (“RHCA”) has demonstrated authority over the easement, the City’s Planning Director may grant relief from this condition upon satisfactory proof of permission from RHCA and a legitimate showing that there is no need for the condition to advance equestrian uses and emergency preparedness.
T. Minimum of 65% of any construction materials must be recycled or diverted from landfills. The hauler of the materials shall obtain City’s Construction and Demolition permits for waste hauling prior to start of work and provide proper documentation to the City.
U. Prior to demolition of any existing structures, an investigation shall be conducted for the presence of hazardous chemicals, lead-based paints or products, mercury and asbestos-containing materials (ACMs). If hazardous chemicals, lead-based paints or products, mercury or ACMs are identified, remediation shall be undertaken in compliance with California environmental regulations and policies.
V. Prior to construction, an on-site inspection and site walk-through, including through all existing structures as needed, shall be scheduled with City Staff and the applicant.
W. During construction, the site shall be maintained in a safe manner so as not to threaten the health, safety, or general welfare of the public.
X. During construction, conformance with the air quality management district requirements, storm water pollution prevention practices, county and local ordinances and
Resolution No. 2025-09
5 Ringbit Road West (Sleep and Collida)
8 engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required.
Y. During construction, to the extent feasible, all parking shall take place on the project site, on the new driveway and, if necessary, any overflow parking may take place within the unimproved roadway easements along adjacent streets, and shall not obstruct neighboring driveways, visibility at intersections or pedestrian and equestrian passage. During construction, to the maximum extent feasible, employees of the contractor shall car-pool into the City. To the extent feasible, a minimum of 4’ wide path, from the edge of the roadway pavement, for pedestrian and equestrian passage shall be available and be clear of vehicles, construction materials and equipment at all times.
Z. During construction, the property owners shall be required to schedule and regulate construction and relate traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills.
AA. The property owner and/or his/her contractor/applicant shall be responsible for compliance with the no-smoking provisions in the Municipal Code. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at:
http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIRE. It is the sole responsibility of the property owner and/or his/her contractor to monitor the red flag warning conditions.
BB. Storm water shall drain in accordance with the approved grading and drainage plan at the discretion of the Building Official. Drainage dissipaters shall be constructed outside of any easements. The drainage system shall be approved by the Department of Building and Safety if applicable. If an above ground swale and/or dissipater is required, it shall be designed in such a manner as not to cross over any equestrian trails or discharge water onto a trail, shall be stained in an earth tone color, and shall be screened from any trail, road and neighbors’ view to the maximum extent practicable, without impairing the function of the drainage system.
CC. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices.
DD. During construction, an Erosion Control Plan containing the elements set forth in the 2022 County of Los Angeles Building Code shall be followed to minimize erosion and to protect slopes and channels to control storm water pollution.
EE. The property owner shall be required to conform to the Regional Water Quality Control Board and County Health Department requirements for the installation and maintenance of storm water drainage facilities and septic tank.
Item: 10.B.
Meeting Date: 12/9/2025
To: City Council
From: Reina Schaetzl, Wildan Principal Planner
Thru: Karina Bañales, City Manager
Subject: Receive and file Zoning Case No. 24-162: Site Plan Review for the construction of a new single-family residence with attached garage, non-exempt grading and related improvements; Conditional Use Permit to construct a detached cabana, recreation court, stable, corral and detached trellis and finding the project categorically exempt from the California Environmental Quality Act for location at 80 Saddleback Road (Turpanjian) (LOT 67-RH)
Background:
Planning Commission Approval October 21, 2025
On October 21, 2025, the Planning Commission held a morning field trip at the subject property, with all five commissioners present. Vice-Chair Kirkpatrick recused himself due to a conflict of interest.
The remaining four commissioners reviewed the project during the field trip. The applicant's team was present and four neighbors were in attendance to view the plans. No major concerns were reported and the field trip proceeded to the public hearing meeting later that evening at City Hall. All Commissioners were present. During the evening public hearing, staff presented the project. The applicants' architect attended the evening meeting, and no members from the public were present.
After review and discussion, Vice-Chair Kirkpatrick recused himself from voting due to a conflict of interest and the Commission voted unanimously (4-0) to approve the project and adopted Resolution number 2025-10.
Zoning, Location and Lot Description
The subject property is located at 80 Saddleback Road within the RAS-1 zoning district. The parcel is irregularly shaped and has a net lot area of approximately 253,700 square feet, or 5.82 acres. The site is currently vacant with the exception of an existing 4,165 square foot driveway. No structures currently exist on the lot.
Previous Approvals
A single-family residence with an attached garage and a 300-square-foot barn was originally constructed on the property in 1953. On June 19, 2001, the Planning Commission adopted Resolution No. 2001-13 approving the construction of a new barn requiring grading. This approval was later modified by Resolution No. 2002-12, adopted on June 18, 2002, to extend the site plan review period due to construction delays. As of this date, all structures on the property have been
demolished.
Discussion:
Applicant Requests
On December 23, 2024, an application was duly filed by the applicant, Shilpa Mehta of Joseph Spierer Architects, Inc., on behalf of the property owner, Paul Turpanjian, requesting approval for the following proposed improvements (collectively referred to as the “Project”):
• 12,036 SF single-story single-family residence;
• 888 SF attached four (4) car garage;
• 2,080 SF swimming pool and spa;
• 5,760 SF recreation court;
• 791 SF detached cabana;
• 440 SF detached trellis;
• 730 SF stable; and
• 1,350 SF corral
In addition to the above structures, the Project also includes a new driveway with two fire truck turnarounds, walkways, landscaping, and other related site work improvements. Additional features included in the Project, such as outdoor kitchens, service yard, and other hardscape elements, are not subject to discretionary review.
The grading involves a total of 23,998 cubic yards (“CY”) of grading, which will be balanced on-site.
This includes 11,999 CY of cut and 11,999 CY of fill.
Site Plan Review
The Rolling Hills Municipal Code (“RHMC”) requires a Site Plan Review for construction of any new building or structure pursuant to RHMC Section 17.46.020(A)(2) and Site Plan Review for grading pursuant to RHMC Section 17.46.020(A)(3)(a). Lastly, any pool/spa eight hundred square feet or greater requires Site Plan Review approval pursuant to RHMC 17.16.200 (G)(3).
The applicant is requesting approval of a Site Plan Review for the construction of the residence, two pools, appurtenant structures, and associated grading. The Project proposes a one-story, new singlefamily residence, a new attached four (4) car garage, and a new pool/spa greater than eight hundred square feet.
Total landscaping will cover 171,147 square feet, consisting of 162,866 square feet of rehabilitated landscape, 4,721 square feet of new landscaping, and 3,560 square feet of new water features, including the pool and spa area.
A preliminary landscape plan has been prepared and will be reviewed by the City's landscape consultant for compliance with the Model Water Efficient Landscape Ordinance (MWELO). (RHMC Ch. 13.18.) The review shall include a planting plan that will consider the appropriateness and adaptability of selected plant materials, water-efficient irrigation design, and the integration of design elements that complement the character of the community.
Conditional Use Permit
The Applicant seeks approval for several accessory structures, which are permitted through the approval of a Conditional Use Permit (“CUP”) as per Section 17.16.040 of the RHMC. The Project requires a Conditional Use Permit for several accessory structures over 200 square feet, as
described below:
• 791 SF detached cabana: Located on the northeast portion of the site, this fully enclosed structure exceeds 200 SF per RHMC § 17.16.030(Q), and thus requires a CUP., but is under the 800 SF limit per § 17.16.210(A)(2)(a). It will include a gym, wet and dry saunas, a restroom, and a sink. No sleeping quarters are proposed. The structure complies with RHMC §
17.16.210(A)(2)(a–d) regarding placement and setback requirements. • 801 SF for two detached trellises: The first detached trellis is 360 SF and is located on the northeast portion of the site, just outside the pub area of the house and will include outdoor kitchen facilities. The second detached trellis is 441 SF and is located on the southwest rear corner of the property. The second detached trellis does include utilities, and is intended as a shade structure for the tennis court. Pursuant to RHMC § 17.16.210(H), CUP approval is required when the combined square footage of detached trellises exceed 800 SF. • 5,760 SF recreation game court: Located at the southwest rear corner of the property, this court is also subject to CUP approval per RHMC § 17.16.210(A)(7). The proposed game court is not located in the front yard, not within fifty feet of any paved road or street easement, and does not propose any court lighting. The game court complies with the minimum conditions per RHMC §17.16.210(A)(7)(a–p)
• 730 SF stable and 1,350 SF corral: The proposed 730 SF stable and 1,350 SF corral are located in the southwest corner of the property. The stable exceeds the 200 SF threshold, and the corral exceeds the 550 SF threshold for equestrian-related improvements, thereby requiring a Conditional Use Permit pursuant to RHMC Section 17.18.050(A).
MUNICIPAL CODE COMPLIANCE
Setbacks, Lot Coverage, and Building Pad Coverage
The Project complies with all required setbacks in the RAS-1 Zone and meets the Zoning Code's lot coverage standards. The property has a net lot area of 253,700 square feet (5.82 acres). The proposed structural lot coverage is 27,190 square feet, or 10.72% of the net lot area (maximum permitted: 20%), excluding exempt structures. Including flatwork, the total lot coverage is proposed at 51,235 square feet, or 20.20% (maximum permitted by RHMC § 17.16.070(A): 35%).
Environmental Review
Staff recommends that the Planning Commission find the Project exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including single family residence and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences, as further detailed in the attached Resolution.
Public Comments
In response to viewing the silhouettes being constructed, Mr. and Mrs. Stetson, owners of 71 Saddleback Road, requested to view the plans. On October 20, 2025, staff reviewed the plans with them at City Hall. Mr. and Mrs. Stetson expressed concerns regarding stormwater run-off and construction vehicle parking, which have been added as conditions in the draft Resolution. Staff requested that any other concerns be formally expressed in writing or at public meetings. No other comments have been submitted as of the writing of this report.
Conclusion
Based on the analysis of the proposed project, staff finds that the application is consistent with the
applicable provisions of the Rolling Hills Municipal Code and the policies of the General Plan. The proposed single-family residence and associated improvements are in conformance with the requirements of the RAS-1 zoning district, including setbacks, lot coverage, and building pad coverage. The project design respects the rural and equestrian character of the community and includes landscape elements that meet the City’s water efficiency standards.
The requested Site Plan Review and Conditional Use Permits, as conditioned in the draft resolution, comply with the development standards outlined in the Zoning Code and will not result in adverse impacts to surrounding properties. All proposed grading will be balanced on-site, minimizing potential off-site impacts.
Fiscal Impact:
None.
Recommendation:
Receive and file.
Attachments:
1. Attachment 1 - PL_ADR_251028_80Saddleback _ZC24-162_VicinityMap
2. Attachment 2 - PL_ADR_251028_80Saddleback_ZC24-162 (SPR & CUP)_DevelopmentTable_D
3. Attachment 3 - PL_ADR_251028_80Saddleback_ZC24-162_Plans
4. Attachment 4 - 2025-10_PC_Resolution_80 Saddleback_ZC24-162_F_E
Vicinity Map: 80 Saddleback Road
Development Table
Zoning Case No. 24-162
80 Saddleback Rd.
Site Plan Review &
Conditional Use Permit &
Variance
EXISTING PROPOSED TOTAL
RAS-1 Zone VACANT SINGLE FAMILY
RESIDENCE, MAIN HOUSE
POOL, RECREATION
COURT, STABLE AND
CABANA
Net Lot Area 253,700 SF 253,700 SF 253,700 SF
Residence 0 SF 12,036 SF 12,036 SF
Garage 0 SF 888 SF 888 SF
Swimming Pools/Spa 0 SF 2,080 SF 2,080 SF
Pool Equipment 0 SF 65 SF 65 SF
Accessory Dwelling Unit 0 SF 790 SF 790 SF
Cabana 0 SF 791 SF 791 SF
Stable minimum: 450 SF 0 SF 730 SF 730 SF
Corral minimum: 550 SF 0 SF 1,350 SF 1,350 SF
Recreation Court 0 SF 5,760 SF 5,760 SF
Attached Covered Porches 0 SF 1,734 SF 1,734 SF
Entryway/Porte Cochere, Breezeways 0 SF 0 SF 0 SF
Attached Trellises 0 SF 360 SF 360 SF
ADU Pool 0 SF 423 SF 423 SF
Detached Trellis (By Recreation Court) 0 SF 440 SF 440 SF Outdoor Kitchen (By Main House) 0 SF 46 SF 46 SF
Outdoor Kitchen (By ADU) 0 SF 27 SF 27 SF
Service Yard 0 SF 90 SF 90 SF
Water Features 0 SF 930 SF 930 SF
Primary Driveway 4,165 SF 12,035 SF 16,200 SF
Paved walkways/Patio Areas/Courtyards 0 SF 3,250 SF 3,250 SF Pool Decking 0 SF 5,525 SF 5,525 SF
Other Paved Driveways, Road Easements,
Parking Pads
0 SF 0 SF 0 SF
Grading (balanced onsite) 0 CY 11,999 CY CUT
11,999 CY FILL
23,998 CY
TOTAL
Structural Lot Coverage
20% Maximum
27,190 (10.72%) 27,190 SF (10.72%)
Flatwork Lot Coverage
15% Maximum
4,165 SF (1.64%) 20,810 SF (8.202%) 24,975 SF (9.84%)
Total Lot Coverage (Structures and
Flatwork)
35% Maximum
4,165 SF (1.64%) 48,000 SF (18.92%) 52,165 SF (20.56%)
Building Pad 1 Coverage
42,330 SF Pad Area
0 SF (0.00%) 18,450 SF (5.67%) 18,450 (23.48%)
18,450 SF Total Pad
Area Coverage
Building Pad 2Coverage
25,780 SF Pad Area 0 SF (0.00%)
8,740 SF (33.90%) 8,740 SF (33.90%)
8,740 SF Total Pad Area
Coverage
Total Disturbed Area
(40% maximum)
72,900 SF (28.73%) 26,450 SF (10.43%) 99,350 SF (39.16%)
Building Heights Maximum
Building Heights:21 FT Maximum
VARY NO PROPOSED
STRUCTURE EXCEEDS
21 FT
LOT AREA CALCULATIONS
FLATWORK CALCULATIONS
PROJECT INFORMATION
Project Info - Topic INFORMATION
STREET ADDRESS: 80 SADDLEBACK RD. ROLLING HILLS, CA 90274 NUMBER OF STORIES: 1
APN: 7569-005-008
LEGAL DESCRIPTION: ROLL1NG H1LLS LOT 67
OCCUPANCY: R3/4
CONSTRUCTION TYPE: TYPE V
ZONING: RAS-1
MAX. ALLOWABLE HEIGHT:
LOT AREA: 269,278 SF - 284,011 per assessor
FIRE ZONE: VHFHSZ
PROJECT DESCRIPTION: NEW 12,036 SF HOME, 986 SF GUEST HOUSE, 1945 SF MAIN HOUSE POOL , AN ADU POOL OF 423 SF,
SPORT COURT OF 6300 SF, 791 SF CABANA, 726 SF
STABLE,
1350 SF CORRAL, AND 888 SF 4 CAR GARAGE
APPLICABLE CODES &
STANDARDS:
2022 CALIFORNIA BUILDING CODE, 2022 CALIFORNIA
CODE, 2022 CALIFORNIA MECHANICAL CODE, 2019
CALIFORNIA FIRE CODE, 2022 CALIFORNIA
RESIDENTIAL CODE, 2022 CALIFORNIA GREEN
BUILDING STANDARDS CODE
SHEET INDEX
PROJECT DIRECTORY
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
9/2/2025
3:15:47 PM
COVER
SHEET
A0.00 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
80 Saddleback Rd, Rolling Hills, CA 90274
Turpanjian Residence
CLIENT
NAME: PAUL TURPANJIAN
CONTACT: [email protected]
ADDRESS: 80 SADDLEBACK RD. ROLLING HILLS,
CA90274
PHONE:310-493-5933
EMAIL: [email protected]
ARCHITECT
NAME: JOSEPH SPIERER ARCHITECTS, INC.
CONTACT: JOE SPIERER
ADDRESS: 707 TORRANCE BLVD. SUITE 100
REDONDO BEACH, CA 90277
PHONE: (310) 876-8761
EMAIL: [email protected]
WEBSITE: WWW.CALARCHITECT.COM
CIVIL
NAME: BOLTON ENGINEERING CORP
CONTACT: DAN BOLTON
ADDRESS: 25834 Narbonne Ave #210 Lomoita CA
90717
PHONE: 310-325-5580
EMAIL: [email protected]
WEBSITE: https://boltonengineering.com/
VICINITY MAP DEFERRED SUBMITTALS BY OTHERS
GENERAL ARCHITECTURAL
A0.00 COVER SHEET
A0.10 ABBREV., SYMBOLS, LEGENDS
A0.11 GENERAL NOTES
SURVEY
1.1 TOPOGRAPHIC SURVEY
ARCHITECTURAL
A1.00 SITE PLAN
A1.04 PROXIMITY MAP
A2.00 MAIN HOUSE FLOOR PLAN - OVERALL
A2.07 CABANA & ADU FLOOR PLAN
A2.09 STATBLE FLOOR PLAN
A2.10 ROOF PLAN
A2.11 ADU & CABANA ROOF PLAN
A2.13 STABLE ROOF PLAN
A3.00 OVERALL MAIN HOUSE EXTERIOR ELEVATIONS
A3.02 MAIN HOUSE & CABANA EXTERIOR ELEVATIONS
A3.03 STABLE & ADU EXTERIOR ELEVATION
CIVIL
1 OVERALL SITE PLAN
2 CONCEPTUAL GRADING/SITE CIVIL PLAN
3 SECTIONS
4 COLOR MAP
LANDSCAPE
L1 TITLE SHEET
L2 CONCEPTUAL LANDSCAPE PLAN
L3 PLANTING PALETTE
SURVEYOR 1. SPRINKLERS
NAME: COLLINS & ASSOCIATES LAND SURVEYING
CONTACT: COLLINS & ASSOCIATES
ADDRESS: 27 Cerritos Ave Long Beach, CA 90802
PHONE: 424-537-7755
EMAIL: [email protected]
WEBSITE: https://www.calandsurveying.com/
GEOTECH
NAME: HAMILTON & ASSOCIATES
CONTACT: DAVID T HAMILTON
ADDRESS: 1641 Border Avenue, Torrance, CA 90501
PHONE: 310-618-2190
EMAIL: [email protected]
WEBSITE: hamilton-associates.net
LANDSCAPE
NAME: CRAIG WEBBER & ASSOCIATES
CONTACT: KRSITI WYNN
ADDRESS: 950 SANTIAGO WAY, LOGN BEACH,
CA90804
PHONE: 562-494-0411
EMAIL: [email protected]
WEBSITE: http://www.craigweber-la.com/
N
PLAN NORTH
PROJECT SITE
1 A101
SIM
BUILDING / WALL SECTION
STRUCTURAL GRID
1 A
INTERIOR ELEVATION NUMBER
1 2
A101
1 SIM
DETAIL KEY NUMBER
SEE A2.01
MATCH LINE - REFER TO INDICATED DWG
REFERENCE POINT
DIMENSION POINT: FACE OF
CONCRETE OR FACE OF STUD U.N.O.
CEILING HEIGHT
KEYNOTES
ROOM FINISH TAG
ENLARGED DWG REFERENCE
A101
1 SIM
100
DRAWING #
SHEET #
TYPICAL DWG REFERENCE
A1.01
W24
A2X
101
101
WINDOW TYPE
DOOR NUMBER
ROOM TAG
CEILING FAN
KITCHEN
FLOOR FINISH
BASE TYPE
WALL FINISH, UNO
F
B
W
EXISTING TO REMAIN
EXISTING TO REMOVE
NEW
2 REVISION NUMBER
CLOUD - AREA OF REVISION
HEIGHT / ELEVATION SYMBOL 9'-0" AFF
PRO: 243.51'
MAX: 241.53'
CRITICAL POINTS
C.P. #1
NEW FINISH GRADE
EXITING FINISH GRADE (75)
75 TOP OF WALL ELEVATION
TW 15.0'
TOP OF CURB ELEVATION
TC 15.0'
1HR
2HR
INTERIOR PARTITION TYPE
A = WALL TYPE, VARIES (LETTER WILL VARY)
2 = NOMINAL STUD SIZE (NUMBER WILL VARY)
X = 5/8" TYPE 'X' GYP, WHERE OCCURS
SYMBOLS
WD.1 ROOM MATERIAL TAG
LEVEL CHANGE
GLAZING MARK
###
###
OCCUPANCY LOAD & EXIT
PATH OF TRAVEL
TOTAL OCCUPANCY LOAD
CALCULATED BY ADDING
OCCUPANCY LOADS ALONG
EXIT PATHWAY
OCCUPANCY LOAD TYPE
PATH TYPE
# OF OCCUPANTS
REQUIRED WIDTH
PROVIDED WIDTH
A.B. ANCHOR BOLT
A.C. AIR CONDITIONING
A.C.T. ACOUSTIC TILE CEILING
A.D. AREA DRAIN
ADJ. ADJACENT OR ADJUSTABLE
A.F.C.I. ARC FAULT CIRCUIT INTERRUPTER
AFF. ABOVE FINISH FLOOR
ALT. ALTERNATE
AL., ALUM ALUMINUM
APPROX. APPROXIMATE
ARCH. ARCHITECT(URAL)
AR. AS REQUIRED
BD. BOARD
BLDG. BUILDING
B/ BOTTOM OF
BLKG. BLOCKING
BM. BEAM
B.MK. BENCH MARK
B.O.W., B.W. BOTTOM OF WALL
B.P. BID PACKAGE
CAB. CABINET
CB. CATCH BASIN
CEM. CEMENT
CER. CERAMIC
C.I. CAST IRON
C.J. CONTROL JOINT
C.L. CENTERLINE
CLG. CEILING
CLR. CLEAR
C.M.U. CONCRETE MASONRY UNIT
C.O. CLEAN OUT
CONC. CONCRETE
CONT. CONTINUOUS
CPT. CARPET
C.T. CERAMIC TILE
CTR. CENTER
C.W. COLD WATER
DIA. DIAMETER
DBL. DOUBLE
DET. DETAIL
DIAG. DIAGONAL
DIM DIMENSION
DISP. DISPOSAL
DIV. DIVISION
DN. DOWN
DR. DOOR
D.S. DOWNSPOUT
DTL. DETAIL
DWG. DRAWING
DWR. DRAWER
E. EAST
EA. EACH
E.G. FOR EXAMPLE
E.J. EXPANSION JOINT
EL. ELEVATION
ELEV. ELEVATOR
ELEC. ELECTRICAL
ENCL. ENCLOSURE
EQ. EQUAL
E.T.R. EXISTING TO REMAIN
EXH. EXHAUST
EXIST. EXISTING
EXP. EXPANSION OR EXPOSED
EXT. EXTERIOR
F.A. FIRE ALARM
F.B.O. FURNISHED BY OWNER
F.C. FACTORY COATED
F.D. FLOOR DRAIN
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.F. FINISH FACE OR FLOOR
FG. FINISH GRADE
F.H.C. FIRE HOSE CABINET
FIN. FINISH
FIXT. FIXTURE
F.L. FLOW LINE
FLR. FLOOR
FLG. FLASHING
FLUOR. FLUORESCENT
FND FOUNDATION
F.O. FACE OF
F.O.C. FACE OF CONCRETE
F.O.M. FACE OF MASONRY
F.O.S. FACE OF STUD
FP. FLUOROPOLYMER
FPL FIRE PLACE
FS. FINISH SURFACE
FT. FOOT OR FEET
FTG. FOOTING
FUR. FURRED (RING)
GA. GAUGE
GALV. GALVANIZED
G.B. GRAB BAR
GC. GENERAL CONTRACTOR
GEN. GENERAL
G.F.I. GROUND FAULT INTERRUPTER
GH. GUEST HOUSE
G.I. GALVANIZED IRON
GL. GLASS OR GLAZED
GR. GRADE OR GRADING
GYP./GWB GYPSUM WALL BOARD
HB. HOSE BIB
H.C. HOLLOW CORE
HDCP. HANDICAPPED
HDR. HEADER
H.M. HOLLOW METAL
HOR. HORIZONTAL
HT. HEIGHT
H.W. HOT WATER
HWD. HARD WOOD
I.D. INSIDE DIAMETER
INCL. INCLUDE
INSUL. INSULATION
INT. INTERIOR
JT. JOINT
JST. JOIST
KIT. KITCHEN
LAM. LAMINATED
LAV. LAVATORY
L.H. LEFT HANDED
LT. LIGHT
M.H. MAN HOLE
MAX. MAXIMUM
MBR. MEMBER
MECH. MECHANICAL
MEMB. MEMBRANE
MTL. METAL
MFR. MANUFACTURER
MIR. MIRROR
MIN. MINIMUM
MISC. MISCELLANEOUS
M.O. MASONRY OPENING
MTD. MOUNTED
N. NORTH
NAT. NATURAL
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O.A.D. OVERFLOW AREA DRAIN
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
OFCI. OWNER FURNISHED/CONTRACTOR INSTALLED
OFOI. OWNER FURNISHED/OWNER INSTALLED
OHD. OVERHEAD
OPG. OPENING
OPP. OPPOSITE
O.S. OVERFLOW SCUPPER
PAR. PARALLEL
P.L. PROPERTY LINE
P.LAM. PLASTIC LAMINATE
PLAS. PLASTER
PLBG. PLUMGING
PT. POINT
PTD. PAINTED
PERF. PERFORATED
PVMT. PAVEMENT
PLYWD. PLYWOOD
QTY. QUANTITY
R. RISER
RAD. RADIUS
R.D. ROOF DRAIN
REF. REFERENCE
REFR. REFRIGERATOR
REINF. REINFORCED
REQD. REQUIRED
RES. RESILIENT
REV. REVISION OR REVISED
RFG. ROOF OR ROOFING
R.H. RIGHT HAND
RM. ROOM
R.O. ROUGH OPENING
S. SINK OR SOUTH
S.A.W.M. SELF-ADHESIVE WATERPROOF MEMBRANE
S.A.D. SEE ARCHITECTURAL DRAWINGS
S.C. SOLID CORE
S.C.D. SEE CIVIL DRAWINGS
S.D. STORM DRAIN
SECT. SECTION
S.E.D. SEE ELECTRICAL DRAWINGS
S.F. SQUARE FOOT
SHT. SHEET
SHTG. SHEATHING
SHWR. SHOWER
SIM. SIMILAR
S.J. SAW-CUT JOINT
S.L.D. SEE LANDSCAPE DRAWINGS
S.M.D. SEE MECHANICAL DRAWINGS
SPEC. SPECIFICATION
SQ. SQUARE
S.S. STAINLESS STEEL
S.S.D. SEE STRUCTURAL DRAWINGS
STD. STANDARD
STL. STEEL
STRUC. STRUCTURAL
SUSP. SUSPENDED
SYM. SIMILAR
T. TREAD
T.C. TOP OF CURB
TEL. TELEPHONE
T.G., T&G TONGUE AND GROOVE
THK. THICK
T.I. TENANT IMPROVEMENT
T. TREAD
T/ TOP OF
T.O.C. TOP OF CONCRETE
T.O.W. TOP OF WALL
T.O.P. TOP OF PAVING
T.O.PAR. TOP OF PARAPET
TYP. TYPICAL
TV. TELEVISION
UNF. UNFINISHED
U.N.O. / U.O.N. UNLESS OTHERWISE NOTED
VAR. VARIES
V.C.T. VINYL COMPOSITION TILE
VENT. VENTILATION
VERT. VERTICAL
V.I.F. VERIFY IN FIELD
VIN.B. VINYL BASE
W. WEST OR WIDTH
W/ WITH
W.C. WATER CLOSET
WD. WOOD
W.H.V.E.F. WHOLE HOUSE VENTILATION EXHAUST FAN
W/O WITHOUT
W.I. WROUGHT IRON
W.I.C. WALK IN CLOSET
WM WALL MOUNT
WNDW WINDOW
W.P. / WP WATERPROOF(ING)
WSCT WAINSCOT
& AND
< ANGLE
@ AT
CL CENTERLINE
[ CHANNEL
O DIAMETER OR ROUND
P PROPERTY LINE
# NUMBER OR POUND
(E) EXISTING
(T) TEMPORARY
(N) NEW
GENERAL CONSTRUCTION NOTES ABBREVIATIONS
INSURANCE
THE GENERAL CONTRACTOR AND SUBCONTRACTOR(S) SHALL PURCHASE AND MAINTAIN
CERTIFICATE OF INSURANCE WITH RESPECT TO WORKMAN'S COMPENSATION, PUBLIC LIABILITY AND PROPERTY DAMAGE FOR THE LIMITS AS REQUIRED BY LAW. THE
GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR INITIATING, MAINTAINING AND
SUPERVISING ALL SAFETY AND SECURITY PRECAUTIONS IN CONNECTION WITH THE WORK.
The Owner shall provide and pay for builder's risk insurance. Coverage shall include, but not be limited to perils of fire, lightning, flood, windstorm, hurricane, hail, explosion, riot, civil commotion, smoke, aircraft, land vehicles, vandalism, and malicious mischief, etc., in the amount equal to 100% of the contract sum (but not including excavation, filling, grading, demolition, foundations, and other non-insurable items). Such coverage to be issued in name of the contractor and owner, as their interest may appear.
The Contractor shall procure, pay for, and maintain at all times during the prosecution of the work under the contract, various forms of insurance with carriers acceptable to the owner. All insurance policies shall have the architect, design consultants, the owner, and their employees as additional insureds. Contractor shall furnish insurance policies to owner prior to commencement of work. The following forms of insurance shall be provided:
A. Statutory compensation and employer's liability insurance.
B. Liability coverage .
C. Contractor's bodily liability insurance and contractor property damage liability insurance.
D. Contractor's protective bodily injury insurance and protective property damage liability insurance.
E. Automobile bodily injury liability and automobile property damage liability insurance.
CONTRACT & SCHEDULE NOTES / ADMINISTRATIVE NOTES
1. Contractor shall coordinate with owner and other contractors performing work under separate contracts to ensure project progress according to schedule.
2. The drawings and specifications constitute only a part of the contract documents as identified in the owner / contractor agreement. The contractor is also responsible for requirements set forth in the other instruments of the owner / contractor agreement. Discrepancies in the documents shall be reported to the architect at once for resolution.
3. In agreeing to terms and conditions of contract, contractor has accepted responsibility to verify that specified products will be available and to place orders for all required materials
4. Upon award of the contract, the general contractor shall prepare and submit to the architect a construction progress schedule. the construction schedule shall be continuously updated and posted at the job site at all times.
5. Contractor shall provide to the owner one set of reproducible as-builts for architectural, mechanical and electrical work. Additional site work, security systems, control systems and communications systems work performed by the contractor(s) shall also be documented in as-built drawings to be submitted to the owner. As-built drawings to be computer-based documents provided on compact disk.
6. Contractor shall provide warranties and manuals for all equipment and products installed on the project where supplied by the manufacturer.
7. The contractor will secure the necessary permits and will erect the necessary barriers, protection fences and/or canopies along public ways prior to starting construction
8. Contractor to obtain curb cut permits as required.
9. The contractor shall apply for and obtain, at the contractor's sole expense, all necessary construction permits required by applicable building codes and City agencies and State agencies.
10. Contractor to recycle, strategize waste reduction, & divert demolished materials where possible.
11. The contractor is responsible for any and all overtime costs unless otherwise agreed upon in writing.
12. Subject to inspectors' approval, the owner reserves the right to occupy the premises at any time before completion. Such occupancy shall not constitute the final acceptance of all or any part of the Work per the contract.
13. Owner shall pay monthly service bill for water, gas & electricity required for duration of construction. Contractor shall pay for the telephone service for job trailer(s), any temp. power or water lines, and for removal of construction debris and trash.
SAFETY
14. The contractor and all sub-contractors and suppliers, are to fully comply with all local, state and federal safety requirements, (including but not limited to) California Occupational Safety and Health and the California Labor Commission.
15. A first aid kit shall be on the site at all times.
PRODUCT OPTIONS & SUBSTITUTIONS
Contract is based on the high standards of quality established in contract documents.
1. Substitution, revisions and / or changes must have prior approval by the architect.
2. Contractor shall provide specified products.
3. Contractor shall inform Architect in writing, at the time of submission, of any proposed deviations from the contract documents.
4. Neither the Owner nor Architect has agreed to substitution of materials specifified in the contract documents, except as maybe specifically otherwise stated in writing.
5. Contractor is required to provided specified material where materials are specified by naming one single manufacturer and / or model number. Materials proposed by the Contractor to be used, in lieu of materials specified with "or equal," shall in all ways be equal or exceed the qualities of the named materials and shall be approved by the architect.
6. Should Contractor demonstrate (to approval of Architect) that a specified material was ordered in a timely manner and will not be available in time for incorporation into this work, then Contractor shall submit to Architect such data on proposed substitute materials and/or methods as are needed to assist Architect in determining suitability of proposed substitution.
7. Substitutions will be considered if:
A. Contractor has submitted substitution to architect in writing.
B. Contractor has indicated (in writing) cost, time or other benefits for substitution.
C. Architect shall be the judge of acceptability and reserves the right to reject proposed substitution.
8. The following products do not require further approval except for interface within work:
A. Products specified by reference to standard specifications, such as national testing agencies and similar standards.
B. Products specified by manufacturer's name and catalog number.
C. Where phrase “or equal” or “or equal as approved by Architect” occurs in contract, do not assume that materials, equipment will be approved as equal unless item has been specifically approved by Architect.
D. Decision of Owner and / or Architect shall be final.
9. The general contractor shall make shop drawings and sample submittals in accordance with AIA general conditions A201 and the requirements of the construction drawing and specifications.
MARKED-UP DRAWINGS / RECORD DRAWINGS
1. During the execution of the work, contractor shall maintain a complete set of contract drawings in the job office, upon which set he is required to note in red, or other clear manner, all deviations from the contract documents (both authorized and unauthorized). Marked-up drawings prepared from this job set are a part of the project close-out documents.
2. Submittal by contractor represents that field measurements, field construction criteria, materials, catalog numbers and similar data have been reviewed and verified by Contractor, and that each has been checked and coordinated with requirements of Contract Documents.
3. Architects review of submittals shall be for design concept only and shall not be construed as approving departures from Contract documents.
4. Architect shall respond promply to RFI's and Submittals.
SITE ACCESS & PROTECTION
1. The property gates are to be closed and locked at the end of each workday.
2. The contractor shall maintain the premises clean and free of all trash and debris and shall protect all work from damage, soiling, paint overspray, etc. All fixtures, equipment, glazing, floor, etc. shall be left clean and ready for occupancy (including existing storefront glazing and mullions, both interior and exterior space frame.)
3. Contractor shall be responsible to final clean the space
4. Contractor shall make arrangements with the owner/property manager for parking access, security access, material storage and waste dumpster location on the construction site
5. The Contractor shall keep the premises free from accumulation of waste materials or rubbish caused by his employees and subcontractors. At the completion of the work, the subcontractors shall remove from building and site all rubbish, tools, and surplus materials and leave the work swept broom clean.
MANUALS
Where manuals (such as HVAC equipment) are required to be submitted covering items including work, recommended maintenance, etc., provide manuals in durable binders, approximately 8-1/2” by 11” in size, and provide the following information:
1. Identification on, or readable through, front cover, stating general nature of manual.
2. Neatly typewritten index at front of manual, furnishing immediate information as to location in manual of data or equipment involved, name, address and phone number of subcontractor.
3. Complete instructions regarding operation and maintenance of equipment involved.
4. Complete nomenclature or replaceable parts, their part numbers, current cost, and name, address and phone number of nearest vendor of parts.
5. Copy of all guarantees and warranties issued.
6. Copy of approved shop drawings with data concerning changes made during construction.
Extraneous Data: Where contents of manual include manufacturers catalog pages, clearly indicate precise items included in this installation and delete, or otherwise clearly indicate, manufacturer's data with which this installation is not concerned. Architect will retain one copy and return one (1) copy to the Contractor and one to the Owner.
CONTRACT CLOSE OUT
1. Contractor shall provide documentation (notice of substantial completion) stating the work has been substantially completed.
2. Contractor shall provide list of items to be completed to Architect.
3. Architect will review list of items to be completed and will supplement the list of items considered to be incomplete or unacceptable.
4. At completion of work, and prior to owner move-in, Contractor shall employ skilled workmen for final cleaning; including glass, glossy surfaces, floors and finishes, including paint touchup as required.
5. Contractor shall provide project record documents, material and finish data, operation and instruction manuals, maintenance of equipement and systems, warranties (including coverage dates), and bonds at project completion. Submit records to owner bound in 8-1/2" x 11" three-ring binders with durable plastic covers.
6. Contractor shall submit (marked-up) record drawings to Owner.
7. Contractor shall provide evidence of payments and release of liens to Owner.
8. Contractor shall obtain certificate of occupancy and provide to Owner.
9. Contractor shall provide final certificate for payment to Owner.
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:25 PM
ABBREV.,
SYMBOLS,
LEGENDS
A0.10 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
GENERAL ARCHITECTURAL NOTES
APPLICABLE CODES
Work that is not in compliance with the applicable codes and inspections shall be corrected at general contractor's own expense and at no expense to the owner. Contract work shall compy with the following codes:
• 2022 California Building Code
• 2022 California Residential Code (where applicable)
• 2022 California Electrcial Code
• 2022 California Mechanical Code
• 2022 California Plumbing Code
• 2022 California Energy Code
• 2022 California Fire Code
• 2022 California Green Building Standards Code
GENERAL REQUIREMENTS
The general contractor shall provide and install all material required to complete the construction of the project in accordance with the terms and conditions of the owner / contractor agreements and in conformance with the governing codes and ordinances having jurisdiction over the project. The Contractor shall coordinate the work of the various trades as required.
GENERAL NOTES
1. Report discrepancies in drawings or specifications to the architect for clarifications and adjustments before commencing work. Any deviations or changes in these drawings without written acceptance shall absolve the owner and architect of all responsibility of said deviation and change.
2. Consultant work that is not a part of these contract documents has not been coordinated by the architect. Contractor shall notify the architect of any discrepancies that prevent execution of the work covered by these documents.
3. For work installed in conflict with the construction documents, the contractor shall be responsible for corrections of work at his own expense.
4. All construction shown as 'existing' has been redrawn from documents prepared by others.
For additional information regarding the base building construction refer to the appropriate plans and specifications. Any discrepancies between these documents and those for the base building must be brought to the attention of the architect for resolution.
5. All interior wall and ceiling finishes shall comply with chapter 8 of the 2016 California building code.
6. Electrical, telephone and communications outlets and/or furniture partition connections shall be provided as indicated on the plans
7. The proposed sewer lateral line location to be field verified. If survey video footage documentation is required at the connection of the proposed sewer lateral line is required per public works and shall be coordinated as req'd.
8. Where contractor furnished, contractor installed (C.F.C.I.), the contractor shall supply and install, including provide & install rough plumbing and the final hook-up, all new fixtures and appliances. Architect to approve aesthetic effect where minimum additional partition thickness for furring and plumbing walls is required to support fixture.
9. The contractor shall check and verify size and location of duct openings and plumbing runs with mechanical contractor before framing wall and ceiling. Duct openings in fire rated walls shall have approved fire dampers. Seal between duct and wall / ceiling penetrations.
10. The contractor shall coordinate with the architect, the location of access panels for mechanical duct work, plumbing, and electrical work as required by code. The contractor shall provide and install access panels according to plans, or shall be required to obtain architect's approval prior to installation. Access panels shall be finished to match adjacent surfaces (U.O.N.) and shall meet all security, sound, and fire rating requirements per the adjacent wall / ceiling construction.
11. The contractor shall provide and install all necessary blocking, stiffeners, bracing, framing, hangers, or other support for all fixtures, equipment, cabinetry, furnishing and other items requiring the same.
12. Building shall not be occupied during work where:
A. The building strength is substantially weakened during any work; B. Required exits are not available or are obstructed;
C. Required fire safety devices such as standpipes and alarm systems are not operational.
13. Contractor to provide temporary site toilets in sufficient numbers to service all workers and staff onsite.
14. Conduit from roof to electric service panel will be installed to accommodate future solar installation.
15. The general contractor shall provide mechanical and electrical layouts and cut sheets for materials that impact finish design appearance, for architect's review.
16. Contractor shall inspect subfloor to ensure it is level and free of dips, dimples and joints that would show through on finish installation. The general contractor shall notify owner if there are problems prior to commencement of new construction.
17. All grades and drainage to be field verified.
18. Coordinate partition framing with required structural, mechanical, plumbing, and electrical equipement or work.
EXISTING WORK
19. The contractor shall verify existing conditions and dimensions at the project site prior to bid submittal and start of construction. Contractor shall notify the architect of any discrepancies that prevent execution of the work covered by these documents.
20. The contractor shall protect existing to remain, new work, and all adjacent property and landscape from loss or damage resulting from operations for the duration of the project. In the event of such loss or damage by the contractor or his subcontractors, the contractor shall make such replacements or repairs as required without additional cost to the owner.
21. Protect existing plants to remain. Avoid unnecessary root disturbance, compaction of soils within drip line, or limb breakage. Do not store material or dispose of any material other than clean water within drip line. Provide adequate irrigation during construction. Replace any tree or shrub damaged during construction with plants of equal size and value at no additional cost to the client.
22. Refer to civil drawings for all notes and information related to existing and proposed utilities including location of existing utilities prior to any site demolition or clearing or associated with any site grading or trenching operations.
23. All existing and proposed utility structures including but not limited to valve boxes, sewer and storm structures, electrical, water, gas and telephone boxes and vaults occurring in the location of proposed improvements shall be reset to the proper grade based on proposed grades.
24. Existing underground utilities and improvements are shown in their approximate locations based upon record information available at the time of preparation of these plans. Locations may not have been verified in the field and no guarantee is made as to the accuracy and completeness of the information shown. The exact location and elevation of utilities shall be determined by the contractor.
LANDSCAPE
25. Existing walls and surfaces to remain, if damaged, shall be repaired and refinished to match adjacent quality level and type.
26. Finished grade (fg) is defined as soil level prior to mulch application. finish grade at planting areas shall be set so that top of mulch is flush with adjacent paving unless otherwise noted.
27. Landscape grading shall not exceed a 2:1 slope, see civil
28. In all areas where asphalt or concrete paving is to be removed and replaced with new planting, remove all existing aggregate base, gravel, etc. Leave only native soil or existing clean fill.
29. Any irrigation system installed shall utilize low water-use fixtures such as drip and microspray.
SOUND
30. Sound rated walls shall acoustically seal walls top and bottom and at any other wall penetrations for pipes, ducts, etc.
31. Sound rated ceilings shall cover back concealed or recessed fixtures with a sound attenuation blanket.
FIRE
32. All insulation shall be noncombustible.
33. Fire resistant construction requirements for occupancy separation and openings in fire separation partitions shall conform with the applicable codes.
34. Fire-resistance rated Class A roof covering assemblies. All roof covering systems shall be a fire-resistance rated Class A roof assembly as defined in [BC 1505]. Roof covering systems for this project shall be tested and listed assemblies in compliance with ASTM E 108 or UL 790.
35. Provide 5/8" type 'X' gypsum board at all fire-rated partitions.
36. Contractor will provide certification that roofing materials meet Class A fire retardant requirements.
CONSTRUCTION DOCUMENT NOTES
1. Dimensions indicated on plans for horizontal control are accurate if measured on a level line not parallel with ground slope.
2. 5/8" type 'X' gypsum board partitions denoted by 'X' on wall type tags.
3. "Typical" or "typ" means identical for all similar conditions, unless otherwise noted. "Similar" or "sim" means comparable characteristics to the elevation or detail noted. Verify dimensions and orientation of the plan.
4. Plan dimensions on drawings are shown to the center lines of columns and to the center of studs in partition walls U.N.O.
5. Height dimensions are measured from the top of the slab, unless noted "A.F.F." (above finish floor) to the top plate heights. Dimensions are not adjustable without review of the architect.
6. All grades refer to finish paving grades unless otherwise noted.
7. If, in the contractor's opinion, any work shown on drawings or called for in specifications represents conditions preventing execution of a high caliber of workmanship, then such conditions shall be referred to architect for clarification. Failure to notify Architect of such conditions and proceeding with work shall be cause for rejection of work and must be reworked or reinstalled in an acceptable manner at no extra cost to Owner. Should conflict occur between drawings and specifications, it shall be assumed that the Contractor estimated the more expensive way, unless contractor, shall be paid for by the contractor responsible for the work in progress or the negligence.
MATERIALS AND FINISHES
On continuous wall surfaces, where construction involves more than one material, finish, or material thickness, align face of finish U.N.O. Installation shall be completed by an installer licensed and skilled in their trade.
1. The general contractor shall provide and install materials as required for 'fire protection' compliance.
2. Material and equipment shall be new and of a type intended for usage indicated. Like components shall be by one manufacturer and component parts shall be interchangeable.
3. Contractor shall comply with industry standards for workmanship except when more stringent tolerances are required.
4. Contractor shall assure that all work is performed by persons qualified to produce workmanship of the specified materials and scope of work.
5. Contractor shall secure all products in place with positive anchorage devices designed and sized to withstand stress, vibration, and racking.
6. Contractor shall transport, handle, store, protect and install manufactured items in strict accordance with manufacturers' recommendations. Should conflict exist between construction documents and manufacturers' instructions, contractor shall consult with Architect.
7. Contractor shall protect products and finishes from damage during construction operations.
STORAGE AND PROTECTION
8. The general contractor shall provide protection during construction in accordance with the applicable Code by means including, but not limited too, those described in this section.
9. Determine and comply with manufacturer's recommendation on product handling storage and protection, except as otherwise approved by architect
1. Deliver products to job site in their manufacturer's original container, with labels intact and legible.
2. Identification of the material / equipement shall be legible on or readable through the front cover.
3. Promptly remove damaged material and unsuitable items from job site and replace material to meet specified requirements at no additional cost to Owner.
4. Architect may reject all materials and products that do not bear identification satisfactory to architect for manufacturer, grade, quality, and other pertinent information.
5. Material and products damaged or stolen while in the possession of Contractor or Sub- Contractors shall be promptly replaced or repaired to the satisfaction of the Architect at no additional cost to the Owner.
6. When material is stored at the job site, position allowing easy access for proper inspection and identification of each shipment.
7. Storage location shall not interfere with ongoing deliveries and construction progress.
8. Contractor to reposition stored materials / equipement at no additional expense to Owner.
9. Take measures to prevent theft of materials.
WOOD & PLASTICS
10. All work shall be manufactured and installed in accordance with the standard established in the latest edition of the Manual for Millwork (including any amendments) as adopted by the Woodwork Institute of California in the WIC grades hereinafter specified or shown on the drawings.All work shall be manufactured and installed in accordance with the standard established in the latest edition of the Manual for Millwork (including any amendments) as adopted by the Woodwork Institute of California in the WIC grades hereinafter specified or shown on the drawings.
11. All cabinetry to be constructed, finished and installed in accordance with the standards of the woodworking institute of California. The general contractor shall submit shop drawings and samples for review, and shall be approved in writing before commencement of related work.
THERMAL & MOISTURE PROTECTION
12. All waterproofing membranes shall be applied in accordance with manufacturer's written instructions.
13. All fixed windows shall be sealed to limit air infiltration.
14. All exterior joints around window and door frames,between walls and foundations, between walls and roof, between wall panels, at penetration of utilities through the envelope, shall be sealed caulked, or weatherstripped to limit air leakage.
15. Substrates must be smooth, clean, dry and free of voids, spalled areas, loose substrate, loose nails or any sharp protrusions that may compromise the application of the membrane.
16. Remove dirt, debris, oil, grease, cement laitance, or other foreign matter which will impair or negatively affect the performance of the waterproofing system.
17. Mechanically fasten the waterproofing membrane at all vertical terminations. Use only smooth shank fasteners, or terminate as indicated by manufacturer.
18. Protect adjoining surfaces, which are not to be waterproofed, from damage while performing work.
17. All areas to receive waterproofing membrane shall be protected from damage during application until finished work is approved or accepted.
18. Flashing, where req'd, shall be of high quality and low corrosive metal material.
19. All roof felt shall be 30# minimum. Flat roofs shall have (2) layers of felt underlayment.
20. Specified roof covering assemblies shall comply with all requirements of [BC 704A]; weather protection requirements of [BC 1503]; performance requirements of [BC 1504]; fire classification requirements of [BC 1505]; material requirements of [BC 1506]; and construction requirements of [BC 1507]; and storm water drainage requirements of [PC Ch. 11].
21. All exterior walls shall be wrapped with (2) layers of Dupont TYVEK HOMEWRAP (or approved equal) over plywood sheathing.
BATT INSULATION
22. All batt insulation shall be sound attenuation batt insulation as noted on the drawings and as manufactured by Owens-Corning, John Mansville, or equal.
23. Install insulation in conformance with manufacturers instructions for acoustical application: fit tightly around junction boxes, pipes, irregularities, etc…
24. See Title 24 for additional project specific requirements.
SEALANTS
25. Apply sealant compound to a clean, dry surface free from grease, oil dirt and other matter tending to impair adhesion.
26. Clean and prime in accordance with manufacturers instructions.
27. Protect adjacent surfaces from staining.
28. General building application: DAP "230" sealant, latex sealing compound conforming to federal specification TT-S-00230C.
29. Provide acoustical sealant to the top and bottom plate of all new partitions.
METALS
30. Furnish materials and perform labor required to execute the work as indicated on the structural drawings.
31. Welding to be done by welders certified by the building department conforming to the methods described in the latest edition of the AWS standards.
32. If structural steel is utilized, the fabricator shall provide shop drawings for the Structural Engineer and Architect's review before fabrication.
33. Installation shall be completed by an installer licensed and skilled in their trade.
34. Except as otherwise shown on drawings or approved shop drawings, use materials of size, thickness, and type required to produce reasonable strength and durability of work in this section.
35. Fabricate with accurate angles and surfaces true to required lines and level grinding exposed connections with hairline joints, and using concealed fasteners wherever possible.
36. Form metal accurately to dimensions and shapes required, finishing molded and broken surfaces with true, sharp, straight lines and angles and, where intercepting other members, coping to an accurate fit. All exposed joints to be heliarc welded and ground smooth to final finish of metal.
37. Form, fabricate and install metal so as to accurately provide for expansion and contraction in the finished work.
38. Set work accurately into position; plumb, level, and true.
39. Metal specifications shall be coordinated with adjacent materials to limit galvanic action and corrosion.
GLASS
40. Hazardous safety glazing areas requiring tempered glass for impact are:
A. Glass in any door
B. Glass in any kind of shower, bathtub area, hot tub, steam room, sauna or whirlpool area where the bottom edge of the glass is less than 60 inches above a standing surface and drain outlet
C. Glass in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom edge of the glazing is less than 60” above a walking surface D. Glass in fixed or operable panels that meets all of the following conditions:
a. Bottom edge is less than 18” above floor
b. Top edge is greater than 36” above floor
c. Total area of glass is greater than 9 sq. ft. (1296 sq.in.) d. One or more walking surfaces within 36” horizontally of the glazing E. Glass in walls used as a barrier for indoor or outdoor swimming pools or spas when both of the following exist:
a. The bottom edge of the glazing is less than 60” above a pool side of the glazing b. The glazing is within 5 feet of a swimming pool or spa deck area Glass in walls enclosing stairway landings or within 5 feet of the bottom and top of stairways where the bottom edge of the glass is less than 60” above a walking surface
ETATS NSE
D
LICE
A
OF
CALIF
IA NRO
RCHITE
JOSEPH R.
CT
0 N. ER
3 31
72 No.C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:26 PM
GENERAL
NOTES
A0.11 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
DN
UP 820
810
820
820
800
790
810
830
820
820
770
780
760
790
780
770
780
750
740
730
760
740
730
750
730
690
710
700
720
740
670
690
680
700
790
760
780
770
750
730
71 7
0 20
740
760
750
740
790
780
760
770
750
730
740
650
670
690
680
660
70 7
0 10
720
670
660
680
790
780
760
770
810
800
790
780
770
730
740
800
790
780
760
770
750
710
720
730
740
800
790
780
760
770
750
800
790
810
800
810
810
820
840
830
810
820
830
840
830
810
820
840
830
800
820
820
830
810
800
780
790
770
800
790
780
790
790
800
790
800
780
790
770
780
770
780
760
750
770
760
750
780
760
770
760
750
840
840
830
810
2:1
820
2:1
2:1
838
840
830
840
LEGEND
PROPERTY LINES
BUILDING SETBACK
(N) FIRE TURNAROUND
FIRE TRAVEL PATH
FIRE TRUCK ACCESS PATH
(N) FIRE APPARATUS ACCESS ROAD
1 (E) DRIVEWAY
10'-0"
25'-0"
EASEMENT
10'-0"
SADDLEBACK ROAD
SADDLEBACK ROAD
VIEW TOWARDS
DOWNTOWN LA
VIEW TOWARDS LONG
BEACH HARBOR
VIEW TOWARDS QUEEN'S
NECKLACE
PASTORAL VIEW
PROPOSED HOUSE
12,036 SF
FFL - 841'-6"
STABLE
726 SF
FFL - 819'-6"
ADU
790 SF
FFL - 819'-0"
CABANA
791 SF
FFL - 825'-0"
TENNIS COURT
6300 SF
FFL - 819'-0"
GARAGE
888 SF
FFL- 839'-6"
TOTAL TRAVEL
DISTANCE 336' - 5 1/2"
PUB
FFL - 839'-2"
50'-0" SETBACK
4'-0"
ADU setback
CORRAL
1350 SF
FFL - NG
EASEMENT
10'-0"
TRELLIS
360 SF
ROAD
EASEMENT
30'-0"
SETBACK
50'-0"
10'-0"
SETBACK
20'-0"
EASEMENT
25'-0"
50'-0" SETBACK
EASEMENT
25'-0"
EASEMENT
10'-0"
50'-0" SETBACK
EASEMENT
25'-0"
ROAD
EASEMENT
30'-0"
1 1
2 3
4 5
6 7
8 9
10 11
4 1
12 POINT
B
TOTAL TRAVEL
DISTANCE 336' - 5 1/2"
POINT
A
29'-7 1/4"
WATER
FEATURE
WATER
FEATURE
SPA
135 SF
35'-6"
108'-0"
86'-1 1/2"
30'-9"
20'-5 1/4"
42'-5"
37'-1 1/2"
32'-1 1/4"
94'-8"
84'-6 3/4"
58'-4 3/4"
13 14
15 BRIDLE TRAIL EASEMENT
BRIDLE TRAIL EASEMENT
BRIDLE TRAIL EASEMENT
16 OUTDOOR
KITCHEN
27 SF
POOL/SPA
1945 SF
TRELLIS
441 SF
POOL/SPA
423 SF
DRIVEWAY WIDTH
20'-0"
17 17
18 19 19
20 20
OUTDOOR
KITCHEN
46 SF
DRIVEWAY
WIDTH
20'-7"
DRIVEWAY WIDTH
20'-0"
20'-0"
20'-0"
20'-0"
ZERO SLOPE, PAVED CONCRETE
SURFACE FINISH
1 ENTRY
DIRECTION
1 1
1 1
3.6% SLOPE
1.8% SLOPE
6.25% SLOPE
5.5% SLOPE
6.0% SLOPE
6.25% SLOPE
ZERO SLOPE -
CONC. DRIVEWAY
ZERO SLOPE -
CONC. DRIVEWAY
5'-0 3/4"
FIREFIGHTER
WALKWAY
5'-0 3/4"
FIREFIGHTER
WALKWAY
1 1
5'-0" FIREFIGHTER
WALKWAY
1 21
21 ADU FIRE TRAVEL PATH
204'-1"
1. DIMENSIONS INDICATED ON PLANS FOR
HORIZONTAL CONTROL ARE ACCURATE IF
MEASURED ON A LEVEL LINE NOT PARALLEL WITH
GROUND SLOPE.
2. COORDINATE PARTITION FRAMING WITH REQUIRED
STRUCTURAL, MECHANICAL, PLUMBING, AND
ELECTRICAL EQUIPEMENT OR WORK.
3. "TYPICAL" OR "TYP" MEANS IDENTICAL FOR ALL
SIMILAR CONDITIONS, UNLESS OTHERWISE NOTED.
"SIMILAR" OR "SIM" MEANS COMPARABLE
CHARACTERISTICS TO THE ELEVATION OR DETAIL
NOTED. VERIFY DIMENSIONS AND ORIENTATION OF
THE PLAN.
4. PLAN DIMENSIONS ON DRAWINGS ARE SHOWN TO
THE CENTER LINES OF COLUMNS AND STUDS IN
PARTITION WALLS U.N.O.
5. HEIGHT DIMENSIONS ARE MEASURED FROM THE
TOP OF THE SLAB OR SHEATHING, (UNLESS NOTED
"A.F.F." (ABOVE FINISH FLOOR)) TO THE TOP PLATE
ELEVATION. DIMENSIONS ARE NOT ADJUSTABLE
WITHOUT REVIEW OF THE ARCHITECT.
6. CONTRACTOR TO FIELD VERIFY DIMENSIONS FOR
ANY EXISTING CONDITIONS.
SITE PLAN NOTES
SADDLEBACK RD
SADDLEBACK RD
80'-0"
EXISTING 4" X 2 1/2"
FIRE HYDRANT
LOT AREA CALCULATIONS
FLATWORK CALCULATIONS
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
9/2/2025
1:45:25 PM
SITE PLAN
A1.00 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
1" = 30'-0"
PROPOSED SITE PLAN 1
1 (P) POOL EQUIPMENT
2 (P) INFINITY POOL
3 (P) CATCH BASIN
4 (P) SPA
5 (P) BAJA SHELF
6 (P) ZEN GARDEN
7 (P) LILY PAD
8 (P) TRELLIS
9 (P) SITE FENCE
10 (P) GATE
11 (P) POOL
12 (P) TURNOUTS
13 FIRE TRUCK ACCESS PATH - 147' - 1 1/2"
14 FIRE TRUCK ACCESS PATH - 137' - 3 3/4"
15 FIRE TRAVEL PATH - 336' - 5 1/2"
16 WATER FEATURE UNDER BRIDGE
17 TURNING RADIUS
18 PAVERS
19 (P) PLANTER AREA
20 WATER FEATURE
21 SEPTIC TANK
KEYNOTES
1 Fire
corrections
12/12/2019
FIRE CODE NOTES
1. Aprroved building address numbers, building numbers or approved building identification shall be provided and maintained so as to be plainly visible and legible from the street fronting the property.
The numbers shall contrast with their background, be Arabic numerals or alphabet leteers and be a minimum of 4 inches high with a minimum stroke witdth of 0.5 inch. Fire code 505.1.
2. The required fire flow for fire hydrants at this location is 1,250 gpm at 20 psi residual pressure, for a duration of 60 minutes over and above maximum daily domestic demand. Fire code 507.3, Appendix B105.1(1) and Appendix B105.1(2).C6.
3. Clearance of brush and vegetative growth shall be maintained per Fire Code 325.2.1. 1 HYDRANT KEYMAP
APN: 7568
-006-008
APN: 7567-001-904
APN: 7567-001-007
APN: 7569-006-001
APN: 7569-005-015
APN: 7569-005-016
APN: 7569-005-007 APN: 7569-005-007
APN: 7568-005-900
(P) RESIDENCE
SADDLEBACK
RD
.
SADDLEBACK RD.
SADDLEBACK RD
.
SA
D
D
L
E
B
A
C
K
R
D
.
SADDLEBACK RD.
SADDLEBACK
RD
.
(P) STABLE
(P) ADU
(P) CABANA
1 74'
-
1 0
1 /4"
PROPERTY LINE
PROPERTY LINE
ADU SETBACK
EASEMENT
EASEMENT
50'-0"
ROAD EASEMENT 30'-0"
SETBACK 50'-0"
20'-0"
SETBACK
PROPERTY LINE
SETBACK
3 6
2 '
-
1 "
64'-3"
274'-1 3/4"
271'-7 1/2"
4 '
-
0 "
ETATS NSE
D
LICE
A
OF
CALIF
IA NRO
RCHITE
JOSEPH R.
CT
0 N. ER
3 31
72 No.C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:49:17 PM
PROXIMITY
MAP
A1.04 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
1/64" = 1'-0"
PROXIMITY MAP
1
F R
T
R/F
T
DN
DN
DN
DN
UP
BAR
FOYER
101
OFFICE
109
PWDR.
102
BUTLER
113
PUB
123
4 CAR GARAGE
137
BEDROOM 1
117
BEDROOM 2
120
BEDROOM 3
131
BATH 1
115
W.I.C.
116
PWDR.
139
D/W
COFFEE BAR
GLASS WINE
HUMIDOR
WALL DISPLAY
LOWER BOOKSHELF
COVERED
PORCH
COFFEE
ART WALL
ART WALL
D/W
OUTDOOR KITCHEN /
DINING
230
PRIMARY BEDROOM
108
D/W
D/W
PANTRY
112
BATH 2
121
W.I.C
118
BAR
LIN.
LIN. PRIMARY BATH (HIS)
106
LAUNDRY
103
HIS W.I.C
105
PRIMARY BATH (HER)
107
VESTIBULE
110
DRESSER
W.I.C
130
W.I.C
128
BEDROOM 4
126
A3.01
3 A3.01
1 A3.01
6 A3.01
4 A3.02
1 A3.02
3 A3.01
2 A3.02
2 A3.01
7 A3.01
5 D/W
MUD RM.
138
6 A4.00
839'-2"
840'-4"
841'-6"
841'-6"
841'-6"
839'-6"
841'-6"
841'-6"
839'-2"
STORAGE
125
PWDR RM
124
1 A4.00
3 A4.00
BEDROOM 5
133
KITCHEN
114
BATH 4
127
2 A4.00
4 A4.00
7 A4.00
FORMAL LIVING ROOM
111
BREEZEWAY
122
HALLWAY
348 HALLWAY
142
5 A4.00
26'-0" 19'-6"
20'-6" 15'-2" 21'-5 1/2"
24'-6 1/2"
24'-3 1/2"
24'-6 1/2"
25'-11 3/4"
20'-4 1/2" 29'-1 1/4"
36'-0"
LDRY RM.
134
POOL BATH
119
STO.
141
A3.00
1 A3.00
3 A3.00
4 A3.00
2 40'-4 1/4"
29'-10 1/2"
72'-6 1/4"
BENCH
LIN.
FURN.
HER W.I.C.
104
29'-10 1/2"
18'-1 1/2"
35'-0"
16'-8"
5'-5 3/4" 10'-6 1/2"
13'-6"
3'-4 3/4"
42'-4 3/4"
15'-11 3/4"
5'-7 1/2"5'-7 1/2"
12'-1 1/2"
10'-7 1/2"
18'-1 1/2"
3'-0"
841'-6"
39'-2 1/4"
2'-8"
CLR.
STO. 3'-0"
4'-0"
26'-2 3/4"
6'-5 3/4"
3'-0"
B
W/D
LOW CAB.
STO.
33'-7"
16'-9 3/4"
20'-10 3/4"
9'-8 1/4" 8'-4 1/2"
19'-6"
A2.01A2.02
A2.01A2.02
840'-0 1/32"
839'-2"
833'-6"
828'-11 19/32"
CABANA
COVERED
PORCH
1 2
3 4
4 5
6 6
4 4
7 7
7 LIVING ROOM
142
6 6
8 LEGEND
W24
A2X
101
101
WINDOW TYPE
INTERIOR PARTITION TYPE
A = WALL TYPE, VARIES (LETTER WILL VARY)
2 = NOMINAL STUD SIZE (NUMBER WILL VARY)
X = 5/8" TYPE 'X' GYP, WHERE OCCURS
DOOR NUMBER
ROOM TAG
KITCHEN
EXISTING TO REMAIN
EXISTING TO REMOVE
NEW
1HR
2HR
PROPERTY LINES
BUILDING SETBACK
1. Dimensions indicated on plans for horizontal control are accurate if measured on a level line not parallel with ground slope.
2. Coordinate partition framing with required structural, mechanical, plumbing, and electrical work.
3. "Typical" or "TYP" means identical for all similar conditions, unless otherwise noted. "Similar" or "SIM" means comparable characteristics to the elevation or detail noted. Verify dimensions and orientation of the plan.
4. Plan dimensions on drawings are shown to the centerline of studs in all interior walls and exterior of stud at all exterior walls U.N.O.
5. Height dimensions are measured from the top of the slab or sheathing, (unless noted "A.F.F." (above finish floor)) to the top plate elevation.
Dimensions are not adjustable without review of the architect.
6. Ceiling height deimensions labeled with "MIN." should be constructed tight to the structure or ducting above.
7. Contractor to field verify dimensions for any existing conditions.
8. Wrap all drainage pipes located inside of walls to minimize sound transmission.
FLOOR PLAN NOTES
1/8" = 1'-0"
MAIN HOUSE PROPOSED OVERALL FLOOR 1
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:39 PM
MAIN HOUSE
FLOOR PLAN -
OVERALL
A2.00 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
1 BAJA SHELF
2 INFINITY POOL
3 LOWER CATCH BASIN
4 WATER FEATURE
5 (P) ZEN GARDEN
6 (P) PLANTER AREA
7 CONCRETE DRIVEWAY
8 WATER FEATURE UNDER BRIDGE
KEYNOTES
R
UP
1. Dimensions indicated on plans for horizontal control are accurate if measured on a level line not parallel with ground slope.
2. Coordinate partition framing with required structural, mechanical, plumbing, and electrical work.
3. "Typical" or "TYP" means identical for all similar conditions, unless otherwise noted. "Similar" or "SIM" means comparable characteristics to the elevation or detail noted. Verify dimensions and orientation of the plan.
4. Plan dimensions on drawings are shown to the centerline of studs in all interior walls and exterior of stud at all exterior walls U.N.O.
5. Height dimensions are measured from the top of the slab or sheathing, (unless noted "A.F.F." (above finish floor)) to the top plate elevation.
Dimensions are not adjustable without review of the architect.
6. Ceiling height deimensions labeled with "MIN." should be constructed tight to the structure or ducting above.
7. Contractor to field verify dimensions for any existing conditions.
8. Wrap all drainage pipes located inside of walls to minimize sound transmission.
FLOOR PLAN NOTES
LEGEND
W24
A2X
101
101
WINDOW TYPE
INTERIOR PARTITION TYPE
A = WALL TYPE, VARIES (LETTER WILL VARY)
2 = NOMINAL STUD SIZE (NUMBER WILL VARY)
X = 5/8" TYPE 'X' GYP, WHERE OCCURS
DOOR NUMBER
ROOM TAG
KITCHEN
EXISTING TO REMAIN
EXISTING TO REMOVE
NEW
1HR
2HR
PROPERTY LINES
BUILDING SETBACK
OUTDOOR
LIVING
BBQ AREA
3 A4.02
4 A4.02
D/W
A3.03
5 407
406
404
400
401
BA
BC
BD
A3.03
6 LIVING ROOM
301
KITCHEN
302
BEDROOM 2
304
BATH
303
A15
A15
A6
B15
B6
E10
E10
50' S
ET
BAC
K
LIN
E
25' S
ET
BAC
K
LIN
E
6'-10 1/2" 3'-0"
9'-0"
3'-0"
3'-4 1/2" 3'-1 3/4" 5'-8 1/4" 5'-11"
18'-1 1/4"
5'-4" 3'-4 1/4" 2'-2 1/2"
3'-0" 3'-0"
15'-8 1/2" 12'-3 1/4"
27'-11 3/4"
3'-0"
3'-0"
19'-0 1/4"
4'-4 1/2" 5'-6"
9'-10 1/2"
4'-7 1/4" 2'-1 3/4" 6'-6 3/4" 8'-10 3/4"
3'-2"
10'-10 3/4"
10'-3 1/2"
819'-0"
819'-0"
819'-0"
5'-10"
9'-5 1/2" 3'-1"
3'-8"
12'-1 3/4"
6'-0" 1'-0"
8'-0"
2'-0" 1'-0"
3'-0"
1'-0" 27'-11 1/4"
2 4
5 WD
405
4'-6"
4'-6"
9'-6" 8'-6" 3'-6 3/4"
3'-0"
3'-0"
32'-5 3/4"
4'-0" AD
U
S
ETBAC
K
4'-0"
F6
GYM
401
DRY SAUNA
403
WET SAUNA
402
PAVED AREA
400
A3.02
7 A3.02 6
4 A3.02
A3.02
5 825'-0"
5 A4.02
REF
201 203 202
200 CB
CA
12'-11" 12'-11"
25'-10"
5'-9 3/4" 13'-9" 10'-6 1/4"
30'-1"
9'-3 3/4" 9'-1" 3'-6 1/4"
25'-10"
9'-6 1/4" 10'-0 1/2" 10'-6 1/4"
18'-1 1/2"
23'-5"
A15
A15
E10
E10
B15
A15
3'-11"
5'-1 1/4" 8'-7" 4'-2"
825'-0"
825'-0"
828'-11 19/32"
A6
BATH 5
404
1 2
3 ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:41 PM
CABANA &
ADU FLOOR
PLAN
A2.07 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
1/4" = 1'-0"
ADU FLOOR LEVEL 1
1/4" = 1'-0"
CABANA FLOOR PLAN 2
1 LOWER CATCH BASIN
2 (P) SPA
3 ROOF EAVES
4 (P) POOL
5 BBQ
KEYNOTES
1. Dimensions indicated on plans for horizontal control are accurate if measured on a level line not parallel with ground slope.
2. Coordinate partition framing with required structural, mechanical, plumbing, and electrical work.
3. "Typical" or "TYP" means identical for all similar conditions, unless otherwise noted. "Similar" or "SIM" means comparable characteristics to the elevation or detail noted. Verify dimensions and orientation of the plan.
4. Plan dimensions on drawings are shown to the centerline of studs in all interior walls and exterior of stud at all exterior walls U.N.O.
5. Height dimensions are measured from the top of the slab or sheathing, (unless noted "A.F.F." (above finish floor)) to the top plate elevation.
Dimensions are not adjustable without review of the architect.
6. Ceiling height deimensions labeled with "MIN." should be constructed tight to the structure or ducting above.
7. Contractor to field verify dimensions for any existing conditions.
8. Wrap all drainage pipes located inside of walls to minimize sound transmission.
FLOOR PLAN NOTES
LEGEND
W24
A2X
101
101
WINDOW TYPE
INTERIOR PARTITION TYPE
A = WALL TYPE, VARIES (LETTER WILL VARY)
2 = NOMINAL STUD SIZE (NUMBER WILL VARY)
X = 5/8" TYPE 'X' GYP, WHERE OCCURS
DOOR NUMBER
ROOM TAG
KITCHEN
EXISTING TO REMAIN
EXISTING TO REMOVE
NEW
1HR
2HR
PROPERTY LINES
BUILDING SETBACK
T
U
R
N
O
U
T
W
AS
H
RA
C
K
T
U
R
N
O
U
T
H
AY
S
T
O
RAG
E
2 0
0 S
TAL
L
2 0
1 S
TAL
L
2 0
2 TAC
K
RO
O
M
2 0
3 B
AT
H
R
O
O
M
2 0
4 A3.031
A3.03
4 A3.03 3
A3.03
2 4
'-
9 1/4
"
4 '-
9 1/4
"
6 '-
7 "
6 '-4
1/4
"
6 '-
0 "
6 '-
8 1/2
"
6 '-4
1/4
"
6 '-
7 "
1 '-
1 1
"
4 '-
0 3/4
"
2 '-
7 1/4
"
9 '-
6 1/2
"
38 '-7
"
8 '-
7 "
2'-0"
11'-2"
13'-2"
2'-7 1/4"
9'-11 1/2"
7 1/4"
13'-2"
2 '-
7 1/4
"
6 '-2
1/2
"
6 '-4
1/4
"
6 '-4
1/4
"
6 '-4
1/4
"
6 '-4
1/4
"
6 '-
8 1/2
"
6 '-
0 "
4 '-
9 1/4
"
5 '-
0 "
56 '-8
1/2
"
7'-1"
A6
A6
E
1 0
E
1 0
E
1 0
F
6 H
6 A
1 5
A
1 5
A6
3 0
6 3
0 2
3 0
7 3
0 1
3 0
5 3
0 3
3 0
8 3
0 0
3 0
4 1
A4.02
2 A4.02
56 '-8
1/2
"
18'-5 1/4"
8 '-
10 1/2
"
1 0
'-2
1/2
"
TURNOUT
TURNOUT
TURNOUT
ETATS NSE
D
LICE
A
OF
CALIF
IA NRO
RCHITE
JOSEPH R.
CT
0 N. ER
3 31
72 No.C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:43 PM
STATBLE
FLOOR PLAN
A2.09 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTALN
PLAN NORTH
1/4" = 1'-0"
STABLE FLOOR LEVEL
1
1. See RCP for ceiling condition and to verify roof venting needs.
ROOF PLAN NOTES
3:12 3:12 3:12
3:12 3:12 3:12
3:12
3:12
3:12
3:12
3:12
DA DB DC DD DE
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12
3:12 3:12
3:12 3:12
3:12 3:12
3:12
3:12
3:12
3:12
18'-1 1/2" 24'-6 1/2" 10'-7 1/2"
24'-6 1/2" 21'-8 1/2"
3'-0"
3'-0"
24'-6 1/2" 26'-2 3/4"
18'-1 1/2" 16'-7 3/4"
20'-7 1/4"
9'-9 3/4"
20'-0"
3'-0"
25'-9" 20'-0" 26'-5 1/4"
3'-0"
8'-0"
19'-1 1/4"
3'-4 3/4"
3'-0"
13'-5 1/4"
33'-8 1/2"
20'-8"
20'-0"
15'-0 1/2" 5'-5 3/4"
3'-0"
3'-0"
10'-6 1/2" 30'-1 1/2" 6'-4 3/4"
29'-7 1/4"
36'-6" 3'-0" 3'-0"
3'-0"
29'-6"
22'-3 1/2" 18'-3 3/4"
22'-11 1/2" 12'-0 1/2"
16'-8"
856'-0 7/32"
854'-7 3/32"
854'-4 9/16"
850'-6 3/4"
850'-6 3/4"
850'-6 3/4"
850'-6 3/4"
855'-8 1/2"
852'-5 1/2"
852'-5 1/2"
850'-6 3/4"
850'-6 3/4"
849'-7 19/32"
849'-7 19/32"
857'-8 11/16"
851'-7 11/32"
851'-7 11/32"
850'-6 1/2"
857'-7 11/32"
850'-6 1/2"
851'-0 23/32"
850'-6 1/2"
851'-2 1/4"
854'-0 19/32"
849'-7 3/16"
849'-7 3/16"
850'-6 3/4"
ROOF
CUTOUT
RHCA PLATE HEIGHT 8'-6"
20'-7 1/2"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE
HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6" RHCA PLATE HEIGHT 8'-6"
RHCA PLATE HEIGHT 8'-6"
RHCA PLATE
HEIGHT 8'-6" RHCA PLATE
HEIGHT 8'-6"
26'-1 3/4"
RHCA PLATE HEIGHT 10'-6"
RHCA PLATE HEIGHT 10'-6"
RHCA PLATE HEIGHT 8'-6"
5'-9"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 9'-6"
RHCA PLATE HEIGHT 8'-6"
14'-11"
46'-0"
15'-11 1/2"
1 2
1 2
1 2
3 1
2 1
2 ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:46 PM
ROOF PLAN
A2.10 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
3/32" = 1'-0"
PROPOSED ROOF PLAN 1
1 GUTTER
2 FASCIA PANEL
3 (P) TRELLIS
KEYNOTES
1. See RCP for ceiling condition and to verify roof venting needs.
ROOF PLAN NOTES
8'-6"
8'-6"
8'-6"
8'-6"
18'-4 1/4"
9'-10 1/2"
19'-3 1/4"
3 832'-1 1/32"
827'-10 1/2"
831'-11 7/32"
827'-10 1/2"
8'-6"
8'-6"
8'-6"
8'-6"
7'-6 1/4"
3'-0 1/2"
3'-0"
28'-0 1/4"
7'-6 1/4"
7'-6 1/4"
3'-0" 31'-10" 1'-6"
7'-6 1/4" 28'-0 1/4" 3'-0 1/2"
3'-0"
31'-10"
833'-11"
838'-5 1/2"
1 2
3 ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:50 PM
ADU &
CABANA
ROOF PLAN
A2.11 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
1/4" = 1'-0"
PROPOSED ROOF PLAN - ADU/GUEST HOUSE 1
1/4" = 1'-0"
PROPOSED ROOF PLAN - CABANA 2
1 GUTTER
2 FASCIA PANEL
3 WALL OUTLINE BELOW
KEYNOTES
1. See RCP for ceiling condition and to verify roof venting needs.
ROOF PLAN NOTES
8'-6"
8'-6"
8'-6"
8'-6"
4:12
4:12
4:12
4:12
3'-0"
3'-0" 16'-8 1/2" 56'-10"
9'-11 1/2" 11'-5" 3'-0"
16'-8 1/2" 8'-5 1/2" 38'-10" 12'-6 1/2"
3'-0" 11'-5" 9'-11 1/2"
832'-5 1/4"
828'-4 1/2"
828'-4"
828'-4 1/2"
1 2
3 4
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:45:54 PM
STABLE
ROOF PLAN
A2.13 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
N
PLAN NORTH
1/4" = 1'-0"
PROPOSED ROOF PLAN - STABLE 1
1 (P) TURNOUTS
2 GUTTER
3 FASCIA PANEL
4 WALL OUTLINE BELOW
KEYNOTES
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
T.O. ROOF
857'-7 25/32"
8'-6"
1 1 1 1
2 3
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
GARAGE LEVEL
839'-6"
T.O. ROOF
857'-7 25/32"
9 4 8 8 5
10 10
11 RHCA PLATE HEIGHT
9'-6"
RHCA PLATE HEIGHT
10'-6"
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
GARAGE LEVEL
839'-6"
T.O. ROOF
2 4 857'-7 25/32"
11 5
RHCA PLATE HEIGHT
10'-6"
RHCA PLATE HEIGHT
8'-6"
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
PUB FLOOR
839'-2"
T.O. ROOF
857'-7 25/32"
RHCA PLATE HEIGHT
9'-6"
RHCA PLATE HEIGHT
10'-6"
RHCA PLATE HEIGHT
8'-6"
16'-1 3/4"
4 2
5 6
7 GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
T.O. ROOF
857'-7 25/32"
RHCA PLATE HEIGHT
9'-6"
RHCA PLATE HEIGHT
10'-6"
RHCA PLATE HEIGHT
8'-6"8'-6"
4 12
1 1 1
5 1
11 11
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
GARAGE LEVEL
839'-6"
T.O. ROOF
857'-7 25/32"
11 RHCA PLATE HEIGHT
9'-6"
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
9/2/2025
12:42:45 PM
OVERALL
MAIN HOUSE
EXTERIOR
ELEVATIONS
A3.00 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
1/8" = 1'-0"
NORTH ELEVATION (A) 1
1/8" = 1'-0"
SOUTH ELEVATION (A) 3
1/8" = 1'-0"
SOUTH-WEST ELEVATION - OVERALL 4
1/8" = 1'-0"
NORTH-EAST ELEVATION - OVERALL 2
1 EXTERIOR SLIDING DOOR
2 WINDOW
3 GLASS RAILING
4 ROOF - SLATE TILE
5 LIGHT FIXTURE - WALL
SCONCE
6 (P) TRELLIS
7 STONE CLADDING
8 SKYLIGHT
9 EXTERIOR PIVOT DOOR
10 GARAGE DOOR
11 EXTERIOR STUCCO FINISH
12 COLUMN CLAD IN STONE
KEYNOTES
1/8" = 1'-0"
NORTH ELEVATION (B) 5
1/8" = 1'-0"
SOUTH ELEVATION (B) 6
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
PUB FLOOR
839'-2"
GARAGE LEVEL
839'-6"
3 8'-6"
11'-6"
7 88
9533
13 GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
PUB FLOOR
839'-2"
T.O. ROOF
857'-7 25/32"
4 16'-1 3/4"
8'-6"
14'-10 1/2"
3 3
3 99
2 10
18'-5 3/4"
GROUND FLOOR
841'-6"
8'-6" T.O.P
850'-0"
9'-6" T.O.P
851'-0"
10'-6" T.O.P
852'-0"
PUB FLOOR
839'-2"
T.O. ROOF
857'-7 25/32"
1 2
3 4
18'-5 3/4"
11 10
CABANA FLOOR
PLAN
825'-0"
8'-6" CABANA
PLATE HEIGHT
833'-6"
1 53
6 8'-6"
2 3'-0"
CABANA FLOOR
PLAN
825'-0"
8'-6" CABANA
PLATE HEIGHT
833'-6"
63 21
8'-6"
12 CABANA FLOOR
PLAN
825'-0"
8'-6" CABANA
PLATE HEIGHT
833'-6"
3 1
2 8'-6"
3'-0"
CABANA FLOOR
PLAN
825'-0"
8'-6" CABANA
PLATE HEIGHT
833'-6"
3 6
2 1
8'-6"
ETATS NSE
D
LICE
A
OF
CALIF
IA NRO
RCHITE
JOSEPH R.
CT
0 N. ER
3 31
72 No.C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:46:08 PM
MAIN HOUSE
& CABANA
EXTERIOR
ELEVATIONS
A3.02 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
1 ROOF - SLATE TILE 2 EXTERIOR STUCCO FINISH 3 WINDOW 4 LIGHT FIXTURE - WALL SCONCE 5 EXTERIOR DOOR 6 COLUMN 7 SKYLIGHT 8 GARAGE DOOR 9 EXTERIOR SLIDING DOOR 10 STONE CLADDING
11 (P) TRELLIS
12 CABANA SPA
13 (P) PLANTER AREA
KEYNOTES
1/8" = 1'-0"
SOUTH-EAST - BEDROOMS
3 1/8" = 1'-0"
SOUTH-EAST ELEVATION - PUB
2 1/8" = 1'-0"
NORTH-EAST ELEVATION - PUB
1 1/8" = 1'-0"
CABANA EAST ELEVATION
4 1/8" = 1'-0"
CABANA NORTH ELEVATION
5 1/8" = 1'-0"
CABANA WEST ELEVATION
6 1/8" = 1'-0"
CABANA SOUTH ELEVATION
7
STABLE FLOOR
PLAN
819'-6"
8'-6" STABLE
PLATE HEIGHT
828'-0"
12'-11 1/4"
8'-6"
5 3 1 1 1 3
5 2
4 STABLE FLOOR
PLAN
819'-6"
8'-6" STABLE
PLATE HEIGHT
828'-0"
5 6 5 7
4 STABLE FLOOR
PLAN
819'-6"
8'-6" STABLE
PLATE HEIGHT
828'-0"
2 4
STABLE FLOOR
PLAN
819'-6"
8'-6" STABLE
PLATE HEIGHT
828'-0"
1 1 1
2 3
4 ADU FLOOR LEVEL
819'-0"
8'-6" ADU PLATE
HEIGHT
827'-6"
2 8
4 ADU FLOOR LEVEL
819'-0"
8'-6" ADU PLATE
HEIGHT
827'-6"
9 8'-6"
10 2
4 ADU FLOOR LEVEL
819'-0"
8'-6" ADU PLATE
HEIGHT
827'-6"
2 4
ADU FLOOR LEVEL
819'-0"
8'-6" ADU PLATE
HEIGHT
827'-6"
8'-6"
11 8
8 4
ETATS
NSED
LICE
A
OF CALIF IA
NRO
RCHITE
JOSEPH R. CT
0 N. ER
3 31
72 No. C 32307
SPIERER JOSEPH SPIERER ARCHITECTS, INC. 707 TORRANCE BLVD., SUITE 100 . REDONDO BEACH . CA . 90277 T. (310) 876-8761 . www.calarchitect.com . [email protected] # DATE
SHEET NO. DWG. TITLE STAMP PROJECT # REVISIONS PROJECT
The above drawings, specifications, ideas, designs and arrangements represented thereby are and shall remain property of the Architect (Joseph Spierer Architects, Inc.), and no part thereof shall be copied, disclosed to others or used in connection with any project other than the specific project for which they have been prepared and developed without the written consent of the Architect (Joseph Spierer Architects, Inc.). Permits must be obtained prior to construction. No construction shall take place without applicable permits.
DATE
TYPE
8/28/2025
3:46:13 PM
STABLE &
ADU
EXTERIOR
ELEVATION
A3.03 80 Saddleback Rd, Rolling Hills, CA 90274 Turpanjian Residence 22-060
PLANNING SUBMITTAL
1 STABLE DOOR
2 EXTERIOR STUCCO FINISH
3 EXTERIOR DOOR
4 ROOF - SLATE TILE
5 8" x 8" POST
6 SINK
7 STABLE FENCE
8 WINDOW
9 BBQ
10 EXTERIOR SWING AND SLIDING DOOR
11 EXTERIOR SLIDING DOOR
KEYNOTES
1/8" = 1'-0"
STABLE - SOUTH ELEVATION 1
1/8" = 1'-0"
STABLE - EAST ELEVATION 2
1/8" = 1'-0"
STABLE - WEST ELEVATION 4
1/8" = 1'-0"
STABLE - NORTH ELEVATION 3
1/8" = 1'-0"
ADU EAST ELEVATION 5
1/8" = 1'-0"
ADU NORTH ELEVATION 6
1/8" = 1'-0"
ADU SOUTH ELEVATION 8
1/8" = 1'-0"
ADU WEST ELEVATION 7
TRAIL
SADDLEBACK
CORK TREE TRAIL
SADDLEBACK ROAD
DN
UP
77 SADDLEBACK ROAD
APN:7569-005-015
75 SADDLEBACK ROAD
APN:7569-005-016 71 SADDLEBACK ROAD
APN:7569-005-007
88 SADDLEBACK ROAD
APN:7569-006-001
86 SADDLEBACK ROAD
APN:7569-001-007
VACANT LAND
S
A
D
D
L E B A C K R O A D
CITY OF RANCHO PALOS VERDES
CITY OF ROLLING HILLS
FLOOD HAZARD AREA
N5° 37' 20"E
146.18'
L=85.49' Δ=24
, R=200.00'
° 29' 30" N71° 07' 50"E 67.91'
L=24.36', R=300.00'
Δ=4° 39' 08"
L=147.89', R=300.00'
Δ=28° 14' 42"
N38° 14' 00"E
88.78'
L=118.76', R=150.00'
Δ=45° 21' 50" N83° 35' 50"E
77.17'
L=9
Δ
4=
.2
19 6
', R=200.00' ° 59' 00"
S69° 25' 10"E
29.16'
L=131.74', R=150.00'
Δ=50° 19' 20"
N54° 12' 10"W
87.69'
L=42.97', R=100.64'
Δ=24° 27' 40"
N60° 15' 30"E
25.30'
N32° 36' 40"E
383.56'
N67° 13' 20"E
271.22'
N7° 41' 40"E
204.50'
N49° 10' 10"E
77.85'
N45° 27' 10"W
251.44'
N57° 30' 10"W
217.89'
805
810
815
820
825
830
790
795
800
835
840
845
850
795
800
805
810
815
820
825
830
835
840
845
850675
670
665
660
655
650
710
705700
695
690
685
680
755
750
745
740
735
730
725
720
715
785
780
775
770
765
760
820
815
810805
800
795
790
835
830825
840
845
850
790
795
765
770
775
780
785
800
805
810
815
820
825
830
835
840
845
815
820
825
830
835
810
805
790
795
800
830
825
835
820
815
805
810
800
795
790
785
780
775
770
760
765
750
745
670
675
680
685
690
695
700
705
710
715
720
725
730
735
740
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FIRE HYDRANT
Bolton Engineering Corp.
C i v i l E n g i n e e r i n g & S u r v e y i n g
2 5 8 3 4 N a r b o n n e A v e n ue S t e . 2 1 0
L o m i t a , C A 9 0 2 7 4
P h o n e ( 3 1 0 ) 3 2 5 - 5 5 8 0 F a x ( 3 1 0 ) 3 2 5 - 5 5 8 1 SHEET of 5
August 28, 2025
LEGAL DESCRIPTION:
PROPERTY ADDRESS:
ENGINEER / MAP PREPARED BY:
APPLICANT / DEVELOPER:
20' SIDE YARD 10' NET LOT AREA
SETBACK
50' REAR YARD
SETBACK
25' ROAD ESMT.
TYPICAL LOT AREA DETAIL
RAS-1 ZONING
NOT TO SCALE
150' MIN
MINIMUM NET LOT AREA= 43,560 SQ.FT. 10' NET LOT AREA
50' FRONT
SETBACK
20' SIDE YARD
SETBACK
TYPICAL DRIVEWAY SECTION
SCALE: 1" = 5'
VICINITY MAP
SCALE: 1" = 500'
NORTH
Scale: 1" = 40' 1
80 SADDLEBACK ROAD
ROLLING HILLS, CA 90274
SCALE: 1" = 40'
OVERALL SITE PLAN
TYPICAL STABLE ACCESS SECTION
SCALE: 1" = 5'
ARCHITECT:
INDEX OF SHEETS
ABBREVIATIONS
800
800
LHJHQG
DN
UP
77 SADDLEBACK ROAD
APN:7569-005-015
SADDLEBACK ROAD
S
A
D
D
L E B A C K R O A D
CITY OF RANCHO PALOS VERDES
CITY OF ROLLING HILLS
FLOOD HAZARD AREA
23 23
13 N5° 37' 20"E
146.18'
L=85.49' Δ=24
, R=200.00'
° 29' 30"
N71° 07' 50"E 67.91'
L=24.36', R=300.00'
Δ=4° 39' 08"
L=147.89', R=300.00' Δ=28° 14' 42"
N38° 14' 00"E
88.78'
L=118.76', R=150.00' Δ=45° 21' 50"
N83° 35' 50"E
77.17'
Δ=26
.00' ° 59' 00"
S69° 25' 10"E
29.16'
L=131.74', R=150.00' Δ=50° 19' 20"
N54° 12' 10"W
87.69'
N60° 15' 30"E
25.30'
N32° 36' 40"E
383.56'
N67° 13' 20"E
271.22'
N7° 41' 40"E
204.50'
N45° 27' 10"W
251.44'
N57° 30' 10"W
217.89'
810
815
820
825
830
790
795
800
835
840
845
850
795
800
805
810
815
820
825
830
835
840
845
850
675
670
710
705700
695
690
685
680
760
755
750
745
740
735
730
725
720
715
795
790
785
780
775
770
765
830825
820
815
810
805
800
835
840
845
850
790
795
765
770
775
780
785
800
805
810
815
820
825
830
835
840
845
815
820
825
830
835
810
805
830
825
820
815
805
810
800
795
790
785
780
775
770
760
765
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FIRE HYDRANT
848.43'
849.27'
849.45'
848.10'
849.11'
847.84'
834.40'
834.38'
833.93' 834.49'
833.40'
834.28'
848.42'
849.39'
849.35'
849.17'
849.76'
849.33'
850.33'
848.60'
810.01'
814.42'
748.57'
43 43
13 33
33 33
Bolton Engineering Corp.
C i v i l E n g i n e e r i n g & S u r v e y i n g
2 5 8 3 4 N a r b o n n e A v e n ue S t e . 2 1 0
L o m i t a , C A 9 0 2 7 4
P h o n e ( 3 1 0 ) 3 2 5 - 5 5 8 0 F a x ( 3 1 0 ) 3 2 5 - 5 5 8 1 SHEET of 5
August 28, 2025
NORTH
Scale: 1" = 30'
SCALE: 1" = 30' 2
CONCEPT GRADING/SITE CIVIL PLAN
80 SADDLEBACK ROAD
ROLLING HILLS, CA 90274
CONCEPT GRADING PLAN
LIMIT OF GRADING
PROPERTY LINE
LIMIT OF GRADING
PROPERTY LINE
LIMIT OF GRADINGLIMIT OF GRADING
EASEMENT
EASEMENT
LIMIT OF GRADING
PAD LIMITS
LIMIT OF GRADING
PROPERTY LINE
PROPERTY LINE
PAD LIMITS
SETBACK
EASEMENT
LIMIT OF GRADING
LIMIT OF GRADING
PAD LIMITS
PAD LIMITS
PROPERTY LINE
LIMIT OF GRADINGFRONT SETBACK
Bolton Engineering Corp.
C i v i l E n g i n e e r i n g & S u r v e y i n g
2 5 8 3 4 N a r b o n n e A v e n ue S t e . 2 1 0
L o m i t a , C A 9 0 2 7 4
P h o n e ( 3 1 0 ) 3 2 5 - 5 5 8 0 F a x ( 3 1 0 ) 3 2 5 - 5 5 8 1 SHEET of 5
August 28, 2025
SECTIONS 3
80 SADDLEBACK ROAD
ROLLING HILLS, CA 90274
SECTIONS
DN
UP
10'-0"
25'-0"
EASEMENT
10'-0"
SADDLEBACK ROAD
SADDLEBACK ROAD
VIEW TOWARDS
DOWNTOWN LA
VIEW TOWARDS LONG
BEACH HARBOR
VIEW TOWARDS QUEEN'S
NECKLACE
PASTORAL VIEW
PROPOSED HOUSE
12,036 SF
FFL - 841'-6"
STABLE
726 SF
FFL - 819'-6"
ADU
790 SF FFL - 819'-0"
CABANA
791 SF
FFL - 825'-0"
TENNIS COURT
6300 SF
FFL - 819'-0"
GARAGE
888 SF
FFL- 839'-6"
TOTAL TRAVEL DISTANCE 336' - 5 1/2"
PUB
FFL - 839'-2"
50'-0" SETBACK
4'-0" ADU setback
CORRAL
1350 SF
FFL - NG
EASEMENT
10'-0"
TRELLIS
360 SF
FIRE ACCESS
294'-4"
ROAD EASEMENT
30'-0"
SETBACK
50'-0"
10'-0"
SETBACK
20'-0"
EASEMENT
25'-0"
50'-0" SETBACK
EASEMENT
25'-0"
EASEMENT
10'-0"
50'-0" SETBACK
EASEMENT
25'-0"
ROAD EASEMENT
30'-0"
POINT B
TOTAL TRAVEL DISTANCE 336' - 5 1/2"
POINT A
29'-7 1/4"
WATER
FEATURE WATERFEATURE
SPA
135 SF
35'-6"
108'-0"
86'-1 1/2"
30'-9"
20'-5 1/4"
42'-5"
32'-1 1/4"
37'-1 1/2"
94'-8"
84'-6 3/4"
58'-4 3/4"
BRIDLE TRAIL EASEMENT
BRIDLE TRAIL EASEMENT
BRIDLE TRAIL EASEMENT
OUTDOOR
KITCHEN
27 SF
POOL/SPA
1945 SF
TRELLIS
441 SF
POOL/SPA
423 SF
DRIVEWAY WIDTH
20'-0"
OUTDOOR
KITCHEN
46 SF
DRIVEWAY WIDTH
20'-7"
DRIVEWAY WIDTH
20'-0"
20'-0"
20'-0"
20'-0"
ZERO SLOPE, PAVED CONCRETE
SURFACE FINISH
ZERO SLOPE, PAVED CONCRETE SURFACE FINISH ZERO SLOPE, PAVED CONCRETE
SURFACE FINISH
ENTRY DIRECTION OF TURNAROUND
3.6% DRIVEWAY SLOPE
1.8% DRIVEWAY SLOPE
6.25% DRIVEWAY SLOPE
5.5% DRIVEWAY SLOPE
6.0% DRIVEWAY SLOPE
6.25% DRIVEWAY SLOPE
ZERO SLOPE - PAVED DRIVEWAY
ZERO SLOPE - PAVED DRIVEWAY
5'-0 3/4"
FIREFIGHTER
ACCESS WALKWAY
5'-0 3/4"
FIREFIGHTER
ACCESS WALKWAY
5'-0"
FIREFIGHTER
ACCESS WALKWAY
77 SADDLEBACK ROAD
APN:7569-005-015
75 SADDLEBACK ROAD
APN:7569-005-016 71 SADDLEBACK ROAD
APN:7569-005-007
88 SADDLEBACK ROAD
APN:7569-006-001
86 SADDLEBACK ROAD
APN:7569-001-007
VACANT LAND
S
A
D
D L E B A C K R O A D
CITY OF RANCHO PALOS VERDES
CITY OF ROLLING HILLS
FLOOD HAZARD AREA
23 23
13 13
N5° 37' 20"E
146.18'
L=85.49' Δ=24
, R=200.00'
° 29' 30" N71° 07' 50"E 67.91'
L=24.36', R=300.00'
Δ=4° 39' 08"
L=147.89', R=300.00' Δ=28° 14' 42" N38° 14' 00"E
88.78'
L=118.76', R=150.00' Δ=45° 21' 50" N83° 35' 50"E
77.17'
L=9
Δ
4=
.2
19 6
'°
, R=200.00'
59' 00"
S69° 25' 10"E
29.16'
L=131.74', R=150.00'
Δ=50° 19' 20"
N54° 12' 10"W
87.69'
L=42.97', R=100.64'
Δ=24° 27' 40"
N60° 15' 30"E
25.30'
N32° 36' 40"E
383.56'
N67° 13' 20"E
271.22'
N7° 41' 40"E
204.50'
N49° 10' 10"E
77.85'
N45° 27' 10"W
251.44'
N57° 30' 10"W
217.89'
2:1
2:1
838
840
830
840
830
FS=819.0
2:1
805
810
815
820
825
830
790
795
800
835
840
845
850
795
800
805
810
815
820
825
830
835
840
845
850
675
670
665
660
655
650
710
705
700
695
690
685
680
760
755
750
745
740
735730
725720
715
785
780
775
770
765
820
815
810
805
800
795
790
835
830825
840
845
850
790
795
765
770
775
780
785
800
805
810
815
820
825
830
835
840
845
815
820
825
830
835
810
805
790
795
800
830
825
835
820
815
805
810
800
795
790
785
780
775
770
760
765
750
745
670
675
680
685
690
695
700
705
710
715
720
725
730
735
740
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FIRE HYDRANT
848.43'
849.27'
849.45'
848.10'
849.11'
847.84'
834.40'
834.38'
833.93' 834.49'
833.40'
834.28'
848.42'
849.39'
849.35'
849.17'
849.76'
849.33'
850.33'
848.60'
810.01'
814.42'
748.57'
820
43 43
13 33
33 33
LHJHQG
UTIL.
800
800
Bolton Engineering Corp.
C i v i l E n g i n e e r i n g & S u r v e y i n g
2 5 8 3 4 N a r b o n n e A v e n ue S t e . 2 1 0
L o m i t a , C A 9 0 2 7 4
P h o n e ( 3 1 0 ) 3 2 5 - 5 5 8 0 F a x ( 3 1 0 ) 3 2 5 - 5 5 8 1 SHEET of 5
August 28, 2025
NORTH
Scale: 1" = 40' 4
COLOR MAP
80 SADDLEBACK ROAD
ROLLING HILLS, CA 90274
PLANS PREPARED FOR:
Date:
Scale:
Drawn:
Job:
Sheet:
REVISIONS BY PAUL TURPANJIAN PREPARED BY: CRAIG WEBER & ASSOCIATES 950 SANTIAGO WAY, LONG BEACH, CA 90804 PH/FAX 562.494.0411 PROJECT:80 SADDLEBACK ROADROLLING HILLS, CA
DEC 2024
KGW
1676
CRAIG WEBER & ASSOCIATES
580 SILVER SPUR ROADRANCHO PALOS VERDES, CA. 90275 TURPANJIAN RESIDENCE 1 AUG 2025
VICINITY MAP
TITLE SHEET
CONCEPTUAL LANDSCAPE PLANS
80 SADDLEBACK ROAD
ROLLING HILLS, CALIFORNIA 90274
SHEET INDEX
SHEET NO. TITLE
L1
L2
L3
TITLE SHEET
CONCEPTUAL LANDSCAPE PLAN
PLANTING PALETTE
GENERAL NOTES
PROJECT:
TURPANJIAN RESIDENCE
80 SADDLEBACK ROAD
ROLLING HILLS, CALIFORNIA
PROJECT OWNER:
PAUL TURPANJIAN
580 SILVER SPUR ROAD
RANCHO PALOS VERDES, CALIFORNIA 90275
PROJECT APPLICANT:
JOSEPH SPIERER ARCHITECTS
707 TORRANCE BOULEVARD, SUITE 100
REDONDO BEACH, CALIFORNIA 90277
310.876.8761
PROJECT EXHIBIT PREPARER / LANDSCAPE ARCHITECT:
CRAIG WEBER & ASSOCIATES
950 SANTIAGO AVENUE
LONG BEACH, CALIFORNIA 90804
562.494.0411
LANDSCAPE SITE AREA:
EXISTING LANDSCAPE AREA TO BE REHABILITATED = 162,866 SQ. FT.
NEW LANDSCAPE AREA = 4,721 SQ. FT.
NEW WATER FEATURE, POOL & SPA AREA = 3,560 SQ. FT.
TOTAL PROJECT LANDSCAPE AREA = 171,147 SQ. FT.
L1
TURPANJIAN RESIDENCE
NOT TO SCALE
NOT TO SCALE
820
800
790
810
830
820
770
780
760
790
780
770
750
730
740
790
760
780
7 0
750
73 7
0 40
760
750
740
810
80 810
800
810
810
820
830
810
820
830
840
830
810
820
840
830
800
820
830
810
800
780
790
770
800
790
780
SCALE: 1" = 30'
DN
S A D DLE B A C K
PROPOSED HOUSE
STABLE
ADU
TENNIS
COURT
50'-0"SETBACK
4'-0" ADU setback
CORRAL
50'-0"SETBACK
25'-0"
10'-0"
30'-0"
ROAD
UP
CABANA
SPA
GARAGE
1" = 30'
POOL / SPA
L2
CONCEPTUAL LANDSCAPE PLAN
S8
S3 S1
T5
T2
E5
E6
E3
E2
E6
E2
E4 E1
E6
S19 S1
T2
E1
T2
S1
T6
T6
ZONE B
ZONE C
ZONE D
ZONE A
GENERAL NOTES
PROJECT:
TURPANJIAN RESIDENCE
80 SADDLEBACK ROAD
ROLLING HILLS, CALIFORNIA
PROJECT OWNER:
PAUL TURPANJIAN
580 SILVER SPUR ROAD
RANCHO PALOS VERDES, CALIFORNIA 90275
PROJECT APPLICANT:
JOSEPH SPIERER ARCHITECTS
707 TORRANCE BOULEVARD, SUITE 100
REDONDO BEACH, CALIFORNIA 90277
310.876.8761
PROJECT EXHIBIT PREPARER / LANDSCAPE ARCHITECT:
CRAIG WEBER & ASSOCIATES
950 SANTIAGO AVENUE
LONG BEACH, CALIFORNIA 90804
562.494.0411
LANDSCAPE SITE AREA:
EXISTING LANDSCAPE AREA TO BE REHABILITATED = 162,866 SQ. FT.
NEW LANDSCAPE AREA = 4,721 SQ. FT.
NEW WATER FEATURE, POOL & SPA AREA = 3,560 SQ. FT.
TOTAL PROJECT LANDSCAPE AREA = 171,147 SQ. FT.
EXISTING PLANT LIST
NO. BOTANICAL NAME COMMON NAME QTY WUCOLS REMARKS
RATING
TREES:
E1 EUCALYPTUS SP. EUCALYPTUS 2 LOW TO REMAIN
E2 HETEROMELES ARBUTIFOLIA TOYON 2 LOW TO REMAIN
E3 OLEA EUROPAEA OLIVE TREE 1 LOW TO REMAIN
E4 PINUS SP. PINE TREE 1 LOW TO REMAIN
E5 QUERCUS AGRIFOLIA COAST LIVE OAK 1 LOW TO REMAIN
E6 QUERCUS SUBER CORK OAK 3 LOW TO REMAIN
ZONE A:
plants listed below are located within zone A, but not graphically indicated on plan by species
AGAVE ATTENUATA FOXTAIL AGAVE LOW TO REMAIN
EUCALYPTUS SP. EUCALYPTUS LOW TO REMAIN
HETEROMELES ARBUTIFOLIA TOYON LOW TO REMAIN
OPUNTIA SP. PRICKLY PEAR VERY LOW TO REMAIN
RHUS INTEGRIFOLIA LEMONADE BERRY LOW TO REMAIN
SCHINUS TEREBINTHIFOLIUS BRAZILIAN PEPPER TREE LOW TO REMAIN ZONE B:
plant listed below is located within zone B, but not graphically indicated on plan by species
RHUS INTEGRIFOLIA LEMONADE BERRY LOW TO REMAIN
ZONE C:
plants listed below are located within zone C, but not graphically indicated on plan by species
HETEROMELES ARBUTIFOLIA TOYON LOW TO REMAIN
RHUS INTEGRIFOLIA LEMONADE BERRY LOW TO REMAIN
ZONE D:
plants listed below are located within zone D, but not graphically indicated on plan by species EUCALYPTUS SP. EUCALYPTUS LOW TO REMAIN
HETEROMELES ARBUTIFOLIA TOYON LOW TO REMAIN
PRUNUS ILICIFOLIA HOLLYLEAF CHERRY LOW TO REMAIN
RHUS INTEGRIFOLIA LEMONADE BERRY LOW TO REMAIN
SCHINUS MOLLE CALIFORNIA PEPPER TREE LOW TO REMAIN
PROPOSED PLANT LIST
see sheet L3 for plant palette photos
NO. BOTANICAL NAME COMMON NAME SIZE QTY WUCOLS HEIGHT X WIDTH REMARKS RATING
TREES:
not all trees listed below are graphically indicated on plan, see future detailed Landscape CD's for specific locations T1 ACER PALMATUM JAPANESE MAPLE 24" BOX 4 MODERATE 10-15' X 10-15' MULTI TRUNK T2 ARBUTUS 'MARINA' HYBRID STRAWBERRY TREE 24" BOX 61 LOW 30-40' X 15-20' MULTI TRUNK T3 CITRUS SINENSIS ORANGE TREE 24" BOX TBD MODERATE 15-20' X 15-20' STD. TRUNK T4 LAGERSTROEMIA 'NATCHEZ' CRAPE MYRTLE 24" BOX 11 MODERATE 20-25' X 225' MULTI TRUNK T5 OLEA EUROPAEA 'FRUITLESS' FRUITLESS OLIVE 24" BOX 44 LOW 20-30' X 20-30' MULTI TRUNK T6 PLATANUS X HYBRIDA LONDON PLANE TREE 24" BOX 17 MODERATE 40-60' X 20-40 STD. TRUNK T7 SCHEFFLERA ACTINOPHYLLA SCHEFFLERA 24" BOX 1 MODERATE 10-15' X 10-15' STD. TRUNK SHRUBS:
not all shrubs listed below are graphically indicated on plan, see future detailed Landscape CD's for specific locations S1 ACCA SELLOWIANA PINEAPPLE GUAVA 15 GAL. TBD LOW 5-10' X 5-10' S2 ACHILLEA 'MOONSHINE' COMMON YARROW 1 GAL. TBD LOW 1-2' X 1-2' S3 AGAVE AMERICANA CENTURY PLANT 15 GAL. TBD VERY LOW 3-4' X 4-5' S4 AGAVE ATTENUATA FOXTAIL AGAVE 5 GAL. TBD LOW 2-3' X 2-3' S5 ALYOGYNE HUEGELII BLUE HIBISCUS 15 GAL. TBD LOW 6-8' X 6-8' S6 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY SHRUB 15 GAL. TBD LOW 6-8' X 6-8' S7 CARISSA MACROCARPA NATAL PLUM 5 GAL. TBD LOW 2-3' X 2-3' S8 CHONDROPETALUM TECTORUM CAPE RUSH 5 GAL. TBD LOW 3-4' X 3-4' S9 DIETES GRANDIFLORA FORTNIGHT LILY 5 GAL. TBD LOW 3-4' X 3-4' S10 HESPERALOE PARVIFLORA RED YUCCA 5 GAL. TBD LOW 2-3' X 2-3' S11 LIGUSTRUM 'TEXANUM' TEXAS PRIVET 5 GAL. TBD MODERATE 5-10' X 2-4' S12 MUHLENBERGIA RIGENS DEER GRASS 5 GAL. TBD LOW 3-4' X 3-4' S13 MYRTUS COMMUNIS 'COMPACTA' COMPACT MYRTLE 5 GAL. TBD LOW 3-5' X 2-4' S14 OLEA 'LITTLE OLLIE DWARF OLIVE SHRUB 15 GAL. TBD LOW 4-8' X 4-8' S15 PHORMIUM HYBRID NEW ZEALAND FLAX 15 GAL. TBD MODERATE 3-6' X 3-6' S16 RHAPHIOLEPIS INDICA 'CLARA' INDIA HAWTHORN 5 GAL. TBD LOW 3-4' X 3-4' S17 ROSMARINUS 'TUSCAN BLUE' UPRIGHT ROSEMARY 5 GAL. TBD LOW 3-5' X 2-4' S18 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL. TBD LOW 2-3' X 2-3' S19 WESTRINGIA FRUTICOSA COAST ROSEMARY 5 GAL. TBD LOW 4-5' X 4-6' GROUNDCOVERS:
not graphically indicated on plan by species, see future detailed Landscape CD's for specific locations G1 ACACIA REDOLENS NCN 1 GAL. 3' o.c. LOW 2-3' X 4-6'
G2 AEONIUM 'SUBURST' VARIEGATED AEONIUM 1 GAL. 18" o.c. LOW 1-2' x 1-2' G3 BACCHARIS PILULARIS 'PIGEON POINT' PROSTRATE COYOTE BRUSH 1 GAL. 3' o.c. LOW 2-3' X 4-6' G4 DYMONDIA MARGARETAE SILVER CARPET FLATS 12" o.c. LOW 4-6" X 12" G5 HEUCHERA MICRANTHA CORAL BELLS 1 GAL. 18" o.c. LOW 12-18" X 1-2' G6 JUNIPERS CONFERTA SHORE JUNIPER 1 GAL. 24" o.c. LOW 12" X 1-2' G7 MYOPORUM PARVIFOLIUM PROSTRATE MYOPORUM 1 GAL. 48" o.c. LOW 12-18" X 4-6' G8 SENECIO SERPENS BLUE CHALKSTICKS 4" POT 12" o.c. LOW 12" X 1-2' G9 TEUCRIUM X LUCIDRYS WALL GERMANDER 1 GAL. 24" o.c. LOW 1-2' X 1-2' S19
T5
S1
S19
WATER EFFICIENT LANDSCAPE CALCULATIONS
REFERENCE EVAPOTRANSPIRATION (ETo) 39.7
PLANT DESCRIP. PLANT FACTOR (PF) IRRIGATION METHOD IRRIG. EFF. (IE) ETAF (PF / IE) LAND. AREA ETAF X AREA ETWU LOW WATER 0.2 SPRAY 0.75 0.27 100,000 27,000 664,578 GAL. / YR.
MODERATE WATER 0.5 SPRAY 0.75 0.67 60,000 40,200 989,483 GAL. / YR.
MODERATE WATER 0.5 DRIP 0.81 0.62 7,587 4,704 115,784 GAL. / YR.
HIGH WATER 1 3,560 3,560 87,626 GAL. / YR.
TOTAL 171,147 S.F. 75,464
ETWU TOTAL 1,857,471 GAL. / YR.
MAWA TOTAL 2,316,937 GAL. / YR.
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = (ETo) (0.62) [(ETAF X LA) + ((1-ETAF) X SLA)]
MAWA = (39.7) (0.62) [(0.55 X 171,147) + (0.45 X 0)]
MAWA = 2,316,937 GAL. / YR.
ETAF CALCULATIONS
(AVERAGE ETAF FOR REGULAR LANDSCAPE AREAS MUST BE .55 OR BELOW FOR RESIDENTIAL AREAS) TOTAL ETAF X AREA = 75,464
TOTAL AREA = 171,147 S. F.
AVERAGE ETAF = 0.44
T4
T2
T4
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G
G
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G
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T7 T1
T1
PLANS PREPARED FOR:
Date:
Scale:
Drawn:
Job:
Sheet:
REVISIONS BY PAUL TURPANJIAN PREPARED BY: CRAIG WEBER & ASSOCIATES 950 SANTIAGO WAY, LONG BEACH, CA 90804 PH/FAX 562.494.0411 PROJECT:80 SADDLEBACK ROADROLLING HILLS, CA
DEC 2024
KGW
1676
CRAIG WEBER & ASSOCIATES
580 SILVER SPUR ROADRANCHO PALOS VERDES, CA. 90275 TURPANJIAN RESIDENCE 1 AUG 2025
L3
PLANTING PALETTE
T2 ARBUTUS 'MARINA' T3 CITRUS SINENSIS T4 LAGERSTROEMIA 'NATCHEZ' T5 OLEA 'FRUITLESS' T6 PLATANUS X HYBRIDA S1 ACCA SELLOWIANA S2 ACHILLEA 'MOONSHINE' S3 AGAVE AMERICANA S4 AGAVE ATTENUATA S5 ALYOGYNE HUEGELII S6 ARBUTUS 'COMPACTA' S7 CARISSA MARCROCARPA S8 CHONDROPETALUM TECTORUM S9 DIETES GRANDIFLORA S10 HESPERALOE PARVIFLORA S11 LIGUSTRUM 'TEXANUM' S12 MUHLENBERGIA RIGENS S13 MYRTUS 'COMPACTA' S14 OLEA 'LITTLE OLLIE' S15 PHORMIUM HYBRID S16 RAPHIOLEPIS 'CLARA' S17 ROSMARINUS 'TUSCAN BLUE' S18 SALVIA LEUCANTHA S19 WESTRINGIA FRUTICOSA G1 ACACIA REDOLENS G2 AEONIUM 'SUNBURST' G3 BACCHARIS 'PIGEON POINT' G4 DYMONDIA MARGARETAE G5 HEUCHERA MAXIMA G6 JUNIPERUS CONFERTA G7 MYOPORUM PARVIFOLIUM G8 SENECIO SERPENS G9 TEUCRIUM X LUCIDRYS DECOMPOSED GRANITE PEA GRAVEL RIVER ROCK
NOT TO SCALE
N.T.S.
T1 ACER PALMATUM T7 SCHEFFLERA ACTINOPHYLLA
PLANS PREPARED FOR:
Date:
Scale:
Drawn:
Job:
Sheet:
REVISIONS BY PAUL TURPANJIAN PREPARED BY: CRAIG WEBER & ASSOCIATES 950 SANTIAGO WAY, LONG BEACH, CA 90804 PH/FAX 562.494.0411 PROJECT:80 SADDLEBACK ROADROLLING HILLS, CA
DEC 2024
KGW
1676
CRAIG WEBER & ASSOCIATES
580 SILVER SPUR ROADRANCHO PALOS VERDES, CA. 90275 TURPANJIAN RESIDENCE 1 AUG 2025
1 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
RESOLUTION NO. 2025-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF ZONING CASE NO. 24-162: SITE
PLAN REVIEW FOR CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE WITH, ATTACHED GARAGE, NON-EXEMPT GRADING, AND RELATED IMPROVEMENTS; CONDITIONAL USE PERMIT TO CONSTRUCT A
DETACHED CABANA, RECREATION COURT, STABLE, CORRAL, AND
DETACHED TRELLIS AND FINDING THE PROJECT CATEGORICALLY
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR LOCATION AT 80 SADDLEBACK RD (LOT 67-RH) (TURPANJIAN)
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE, AND ORDER AS FOLLOWS:
Section 1. On December 23, 2024, an application was duly filed by Shilpa Mehta of Joseph Spierer Architects, Inc. (“Applicant”), on behalf of the property owner, Paul Turpanijan, with respect to real property located at 80 Saddleback Road, Rolling Hills (LOT 67-RH) requesting: Site Plan Review for construction, non-exempt grading, and a conditional us permit to construct a detached cabana greater than 200 square feet, recreation court, stable, corral, and detached trellis.
Section 2. The lot is irregularly shaped and only has street frontage via the driveway entrance on Saddleback Road. The net lot area is 5.82 acres (253,700 square feet), which excludes roadway easements and ten feet along property lines. Saddleback Road has a 30-footwide roadway easement. The property is currently vacant with an exception of an existing 4,165 square foot driveway.
Section 3. The Planning Commission conducted duly noticed public hearings to consider the application at a field trip meeting and regular meeting on October 28, 2025. Neighbors within a 1,000-foot radius were mailed the public hearings notice on October 17, 2025 and a notice was published in the Daily Breeze on October 15, 2025. The applicants were notified of the public hearings in writing by first class mail and the applicant was in attendance at the morning filed trip and the evening hearing.
Section 4. The Project is exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. The proposed Project includes the construction of a new single-family residence with attached garage, detached cabana, recreation court, stable, corral, detached trellis and related improvements. Accordingly, the Project qualifies for the exemption pursuant to Section 15303. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
Section 5. Site Plan Review. The Rolling Hills Municipal Code requires a Site Plan Review
2 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
for construction of any new building or structure pursuant to RHMC Section 17.46.020(A)(2), grading pursuant to RHMC Section 17.46.020(A)(3)(a), and any pool or spa eight hundred square feet or greater pursuant to RHMC Section 17.16.200(G)(3).
The Project proposes a one-story, new single-family residence, new attached four (4) car garage, a new pool andspa greater than eight hundred square feet.
With respect to the Site Plan Review for the development, the Planning Commission hereby makes the following findings required by RHMC § 17.46.050:
A. The Project complies with and is consistent with the goals and policies of the General Plan and all requirements of the zoning ordinance.
The proposed development is compatible with the General Plan and Zoning ordinance.
The proposed structures comply with the General Plan requirement of low profile, low-density residential development with sufficient open space between surrounding structures.
The Project conforms to Zoning Code lot coverage requirements. The property has a net lot area of 253,700 square feet (5.82 acres). The proposed structural lot coverage is 27,190 square feet, or 10.72% of the net lot area (maximum permitted: 20%), excluding exempt structures. Including flatwork, the total lot coverage is proposed at 51,235 square feet, or 20.20% (maximum permitted: 35%).
B. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot.
The topography and the configuration of the lot have been considered, and the project will not adversely affect or be materially detrimental to adjacent uses, buildings, or structures.
The site design clusters improvements to retain large portions of the property in a natural or landscaped state, and the project avoids excessive grading or sprawl across the lot.
By staying well under the allowable lot coverage thresholds, the project demonstrates a deliberate effort to minimize development impact, preserve open space, and retain the rural character and natural appearance of the site, consistent with the community’s planning principles and zoning objectives.
C. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences.
The proposed development, as conditioned, is harmonious in scale and mass with the site, and is consistent with the scale of the neighborhood when compared to new residences in the vicinity of said lot. The development plan takes into consideration the visibility of the project primarily from Saddleback Road. Significant portions of the lot will be left undeveloped or landscaped.
3 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
D. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls).
The project is sited to minimize disturbance to natural landforms and existing vegetation.
Development is clustered on flatter portions of the 5.82-acre lot, avoiding hillsides and major slopes. No significant trees or drainage courses are proposed to be removed or altered, and the landscape plan incorporates native and drought-tolerant planting that complements the site’s natural features. The property will also be landscaped in accordance with the approved landscape plan.
E. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area.
The proposed 23,998 cubic yards of grading is balanced on-site, minimizing off-site impacts. The design follows the site’s natural contours, with structures sited on flatter areas to reduce the need for extensive earthwork. No major landforms are altered, and the grading supports a low-profile development that blends with the existing terrain.
F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course.
The proposed grading plan maintains existing drainage patterns and does not alter natural drainage channels. Any redirected flow will be managed on-site and directed into existing drainage courses, consistent with City requirements.
G. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought-tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas.
Surrounding native vegetation and mature trees will not be affected or will be replaced.
New vegetation will be installed in accordance with the approved landscape plan. The development will be considerate of the environment and will enhance the rural character of the community. As such, the rural character of the community is maintained and privacy is maintained with neighbors.
H. The project is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles.
There are no changes to the existing circulation patterns for pedestrians or vehicles. The driveway and motor court will be redesigned to allow emergency vehicle access and better vehicular circulation and more off-street parking.
I. The project conforms to the requirements of the California Environmental Quality Act (CEQA).
4 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
The Project is exempt from the CEQA Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures), which exempts the construction and location of a limited number of new, small facilities or structures, including single family residences and accessory structures, including but not limited to garages, carports, patios, swimming pools and fences. Here, the Project includes a new cabana and additional floor area to an existing house. Accordingly, the Project qualifies for the exemption pursuant to Section 15303. Further, no exceptions to the exemption apply; there is no reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
Section 6. Conditional Use Permit Findings. Pursuant to RHMC Section 17.16.040(A), a Conditional Use Permit is required for specified accessory structures greater than 200 square feet, recreational game courts, stables exceeding 200 square feet, and corrals exceeding 550 square feet. A Conditional Use Permit is also required for detached trellises with a total square footage exceeding 800 square feet, per RHMC § 17.16.210(H). The Applicant is proposing the construction of a new 791-square-foot detached cabana, a 5,760-square-foot recreational court, two detached trellises with a combined 801 square feet, a 730-square-foot stable, and a 1,350- square-foot corral. Given the foregoing, in accordance with RHMC Section 17.42.050, the Planning Commission makes the following findings:
A. That the proposed conditional use is consistent with the General Plan.
The granting of a Conditional Use Permit for the proposed uses is consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, and meets all the applicable code development standards for such use. The Project is compatible with existing land uses as other properties in the same zone have such accessory uses. The Project is consistent with Open Space and Conservation Element Goal 2, which aims for expanded opportunities for outdoor recreation.
B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures.
The proposed accessory structures are appropriately scaled for a 5.82-acre parcel and are sited to reduce visibility and potential impacts on neighboring properties. No lighting is proposed for the recreation court, and no sleeping quarters are proposed in the cabana. The stable and corral are located at the rear of the lot, consistent with other equestrian properties in the area. The project preserves privacy and maintains the character of surrounding development, with no anticipated adverse effects on adjacent uses.
C. That the site for the proposed conditional use is of adequate size and shape to accommodate the uses and buildings proposed.
The subject property has a net lot area of 253,700 square feet (5.82 acres), which is more than adequate to support the proposed accessory uses, including a tennis court, cabana, and other related structures. The site is of sufficient size and shape to accommodate all proposed improvements while maintaining compliance with required setbacks, lot coverage, and other
5 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
applicable development standards of the RAS-1 zoning district.
D. The proposed conditional uses comply with all applicable development standards of the RAS-1 Zone, with exception to the variances requested herein.
The proposed conditional uses comply with all applicable development standards in the RAS-1 Zone.
E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities.
Granting the proposed conditional use for the project will be consistent with the applicable portions of the Los Angeles County Hazardous Waste Management Plan related to siting criteria for hazardous waste facilities. The project site is not listed on the current State of California Hazardous Waste and Substances Sites List. The proposed project would not constitute a hazardous waste facility.
F. That the proposed conditional use observes the spirit and intent of this title.
The proposed project allows the Applicant the ability to enjoy rights enjoyed by other residents in the City. The proposed uses are consistent with the residential character and spirit of the City.
Section 7. Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Zoning Case No. 24-162 subject to the following conditions:
A. Approval for the Site Plan Review and Conditional Use Permit shall expire within two years from the effective date of approval as defined in RHMC § 17.46.080(A)(1) and RHMC § 17.42.070(A)(2), respectively, unless otherwise extended pursuant to the requirements of those sections.
B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The suspension and stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee’s determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted; the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the suspension and the stop work order. If the Council
6 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant’s request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the Rolling Hills Municipal Code (RHMC).
C. All requirements of the Building and Construction Ordinance, the Zoning ordinance, and of the zone in which the subject property is located must be complied with unless otherwise a variance to such requirement has been approved.
D. The lot shall be developed and maintained in substantial conformance with the site plan on file at City Hall and approved by the Planning Commission on October 28, 2025 except as, otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan.
All conditions of the Site Plan Review, Conditional Use Permit, and Variance approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department.
The conditions of approval of this Resolution shall be printed onto a separate sheet and included in the building plans submitted to the Building Department for review and shall be kept on site at all times.
Any proposed modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed with staff so that staff can determine whether the modification is minor or major in nature. Minor modifications are subject to approval by the City Manager or his or her designee. Major modifications are subject to approval by the Planning Commission after a public hearing. Applicant shall not implement modifications or changes to the approved project without the appropriate approval from the City Manager or designee or the Planning Commission, as required.
E. Prior to submittal of final working drawings to Building and Safety Department for issuance of building and grading permits, the plans for the project shall be submitted to City staff for verification that the final plans are in compliance with the plans approved by the Planning Commission.
F. A licensed professional preparing construction plans for this project for Building Department review shall execute a Certificate affirming that the plans conform in all respects to this Resolution approving this project and all of the conditions set forth herein and the City’s Building Code and Zoning Ordinance.
Further, the person obtaining a building and/or grading permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith.
G. Structural lot coverage of the lot shall not exceed 27,190 square feet or 10.72% of
7 Resolution No. 2025-10 (ZC 24-162)
80 Saddleback (Turpanjian)
the net lot area (20% maximum). The flatwork coverage is 24,975 square feet or 9.84%. The total lot coverage proposed, including structures and flatwork, shall not exceed 51,235 square feet or 20.20% (35% maximum).
H. The lot is currently not developed and the total disturbed area will be 99,350 square feet or 39.16% (maximum 40% permitted provided that no more than fifty percent of the slopes resulting from the grading are greater [steeper] than 3:1, or three units horizontal [run] to one unit vertical [rise]). Grading for this project shall not exceed 11,999 cubic yards of cut and 11,999 cubic yards of fill for a total of 23,998 cubic yards.
I. Driveway access shall be provided per the Fire Department requirements and the driveway shall be roughened and the first 20 feet of the driveway shall not exceed 7% in slope.
J. Access to the stable and to the corral shall be decomposed granite or 100% pervious roughened material; it shall not be wider than 12 feet.
K. A minimum of five-foot level path and/or walkway, which does not have to be paved, shall be provided around the entire perimeter of all of the proposed structures or as otherwise required by the Fire Department.
L. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190.E), pertaining to lighting on said property.
M. The applicant shall comply with all requirements for roofing and material requirements of properties in the Very High Fire Hazard Severity Zone.
N. The applicant shall comply with all requirements of the Low Impact Development requirements for storm water management on site (RHMC Chapter 8.32).
O. Hydrology, soils, geology and other reports, as required by the Building and Public Works Departments, and as may be required by the Building Official, shall be prepared.
P. A construction fence may be required. If needed, it shall be reviewed and approved by the Planning Department for location, height, and screening material prior to installation.
Q. Prior to issuance of a final construction approval of the project, all graded slopes shall be landscaped. Prior to issuance of building permit, the landscape plan shall meet the requirements of the City, shall be submitted to the City in conformance with Fire Department Fuel Modification requirements, and shall be approved by the City’s landscape consultant.
R. The project shall be landscaped, and continually maintained in substantial conformance with the landscaping plan on file approved by the City’s landscape consultant. A detailed landscaping plan shall provide that any trees and shrubs used in the landscaping scheme for this project shall be planted in a way that screens the project development from adjacent streets and neighbors, such that shrubs and trees as they mature do not grow into a hedge or impede any neighbors’ views and the plan shall provide that all landscaping be maintained at a height no higher than the roof line of the nearest project structure. In addition,