New Construction in Rolling Hills
Rolling Hills new houses planned around runoff from higher ground, drained walls, sill pans and dry slabs, with an ADU inside the same drainage plan.
Where ground rises above the planned pad on a Rolling Hills lot, sheet flow from upslope is the first water we plan for, ahead of anything falling on the roof. A swale or a shallow interceptor drain catches that flow and carries it around the pad to an approved outlet. Roof water joins through gutters and solid pipe, the soil beside the walls is graded to slope away, and a second unit is set into the same plan.
Roof, wall and opening details
Roof runoff leaves through gutters sized to the area they drain and downspouts tied to solid pipe. Walls carry a drained cladding: housewrap or two layers of building paper behind stucco with a weep screed at the base, or a ventilated gap behind siding. Windows sit on sloped pans with flashing tape lapped from the bottom up. Near salt water, the flashing metals and fasteners are stainless or coated, so a corroded seam never opens a path for water. The ADU uses identical assemblies and drains into the same pipes.
Slab, foundation and review
Under the floor, a vapor retarder over a capillary break keeps ground moisture away from finishes, and footing drains may be added where the soils report expects water at the foundation. A retaining wall gets gravel and a perforated pipe behind it. The building department serving Rolling Hills reviews the drainage plan with the grading, structure and energy sheets, and where the coastal zone boundary takes in the parcel, coastal review comes first. Final inspection confirms that outlets, swales and grades match the approved drawings.
New Construction in Rolling Hills: common questions
If a Rolling Hills parcel is zoned to take a second dwelling, drawing it with the house puts its pad, roof runoff and utility routes inside one drainage and grading plan. That avoids cutting new swales and pipes through finished landscaping later, and the unit's entry and windows can be oriented for privacy from the start.
The site is surveyed for lines and grades, the soils engineer reports on bearing and groundwater, and the drainage concept is sketched before the house is. Architecture, structure, energy and grading drawings then go to plan review. Demolition of an existing structure needs its own permit and a utility shutoff, and earthwork waits for the approved set.
Rolling Hills construction meets the state residential and energy codes and CALGreen, with foundations designed to the soils report. City zoning controls the size and placement of the house and any second unit, grading rules govern earthwork, and a lot within the coastal zone may need a coastal development permit as well.
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