CL_AGN_260127_PC_AgendaPacket_F1
Planning Commission
Tuesday, January 27, 2026, 6:30 PM
Regular Meeting
City of Rolling Hills
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AGENDA
1. Call to Order
2. Roll Call
3. Pledge of Allegiance
4. Approve Order of the Agenda
This is the appropriate time for the Chair or Commissioners to approve the agenda as is or reorder.
5. Blue Folder Items (Supplemental)
Blue folder (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.
6. 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.
7. Consent Calendar
Page 1 of 72
2
Business items, except those formally noticed for public hearing, or those pulled for discussion are assigned to the Consent
Calendar. The Chair or any Commissioner may request that any Consent Calendar item(s) be removed, discussed, and acted
upon separately. Items removed from the Consent Calendar will be taken up under the "Excluded Consent Calendar" section
below. Those items remaining on the Consent Calendar will be approved in one motion. The Chair will call on anyone wishing
to address the Planning Commission on any Consent Calendar item on the agenda, which has not been pulled by
Commissioners for discussion.
7.A. Approve Affidavit of Posting for the Planning Commission Regular Meeting of
January 27, 2026
RECOMMENDATION: Approve.
7.B. Approve the Minutes for the December 2, 2025 Planning Commission Meetings
RECOMMENDATION: Approve as presented.
8. Excluded Consent Calendar Items
9. Public Hearings on Items Continued From a Previous Meeting
10. Public Hearings
10.A. Zoning Case No. 25-091: Site plan review for new construction, non-exempt grading
and related improvements; variances for an attached garage within the side yard
areas, and finding the project exempt from the California Environmental Quality Act
for location at 3 Maverick Lane (Karatsu) (Lot 30-SK)
RECOMMENDATION: Open the public hearing, take public testimony, close the public
hearing, discuss the proposed project, and provide direction to staff, agent and
applicants.
In the event the Planning Commission decides to approve the project, a draft resolution is
included as an Attachment, entitled:
A resolution of the Planning Commission of the City of Rolling Hills granting approval of
Site Plan Review for new construction, non-exempt grading and related improvements;
Variances for an attached garage within the side yard area, and finding the project exempt
from the California Environmental Quality Act (Karatsu).
10.B. Zoning Case No. 25-115: Site plan review for new construction, non-exempt grading
and related improvements; variances for an attached garage within front yard,
addition to home in side yard, and to exceed 40 percent disturbance; and finding
the project exempt from the California Environmental Quality Act for location at 2
Williamsburg Lane (Paesano) (Lots 44, 45, & 46-A-RH)
RECOMMENDATION: Open the public hearing, take public testimony, close the public
hearing, discuss the proposed project, and provide direction to staff, agent and applicants.
In the event the Planning Commission decides to approve the project, a draft resolution is
included as an Attachment, entitled:
A Resolution of the Planning Commission of the City of Rolling Hills granting
Page 2 of 72
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approval of Site Plan Review for new construction, non-exempt grading and related
improvements; Variances for an attached garage within the front yard, addition to
home in the side yard, and to exceed 40 percent disturbance; and finding the
project exempt from the California Environmental Quality Act (Paesano).
11. Discussion Items
12. Scheduled Field Trips
13. Matters From Members of the Planning Commission
14. Matters From Staff
15. Adjournment
Next regular meeting: Tuesday, February 17, 2026 at 6:30 p.m. in the City Council Chamber, Rolling Hills City Hall, 2
Portuguese Bend Road, Rolling Hills, California, 90274.
Notice:
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.
Page 3 of 72
Item: 7.A.
Meeting Date: 1/27/2026
To: Planning Commission
From: Christian Horvath, Assistant to the City Manager / City Clerk
Thru: Karina Bañales, City Manager
Subject: Approve Affidavit of Posting for the Planning Commission Regular Meeting of January
27, 2026
Background:
None.
Discussion:
None.
Fiscal Impact:
None.
Recommendation:
Approve.
Attachments:
1. CL_AGN_260127_PC_AffidavitofPosting
Page 4 of 72
Administrative Report
7.A., File # 2026 -17 Meeting Date: 1/27/2026
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
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 Planning Commission
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 JANUARY 27, 2026 6:30pm
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: January 23 , 2026
Page 5 of 72
Item: 7.B.
Meeting Date: 1/27/2026
To: Planning Commission
From: Christian Horvath, Assistant to the City Manager / City Clerk
Thru: Karina Bañales, City Manager
Subject: Approve the Minutes for the December 2, 2025 Planning Commission Meetings
Background:
None.
Discussion:
None.
Fiscal Impact:
None.
Recommendation:
Approve as presented.
Attachments:
1. CL_MIN_251202_PC_FT_F
2. CL_MIN_251202_PC_F
Page 6 of 72
Minutes – Planning Commission Field Trip Meeting
Tuesday, December 2, 2025
Page 1
Minutes
Rolling Hills Planning Commission
Tuesday, December 2, 2025
Field Trip Meeting 7:30 a.m.
10 Saddleback Road
1. Call to Order
The Planning Commission of the City of Rolling Hills met in person at 10 Saddleback Road on the above
date at 7:37 a.m. Chair Chelf presiding.
2. Roll Call
Commissioners Present: Cardenas, Soo, Kirkpatrick, Douglass, Chair Chelf
Commissioners Absent: None
Staff Present: Reina Schaetzl, Willdan Contract Senior Planner
Emma Montes, Assistant Planner
Benjamin Johnson, Code Compliance Officer/Planning Technician
Karina Banales, City Manager
3. Public Comment on Non-Agenda Items - None
4. Public Hearing Field Trips
4.A. Approve Affidavit of Posting for the Planning Commission Special Field Trip Meeting of
December 2 , 2025
4.B. Zoning Case No. 25-101: Site plan review for new construction, non-exempt grading and
related improvements; variances for a detached garage within front and side yard area,
detached pool house within rear yard area, deck exceeding 12”, import of soil, and to exceed
40 percent disturbance; conditional use permit to exceed 200 square feet for accessory
structures, and finding the project exempt from the California Environmental Quality Act for
location at 10 Saddleback Road (Birkett) (LOT 17-2-RH)
Public Present: Deborah Richie-Bray, Project Architect
Stephen Birkett, Homeowner
Presentation by Willdan Contract Senior Planner Schaetzl
Commissioners and the public walked the site. No decision was made by the Commission and the item was
continued to the evening meeting.
5. Adjournment: 8:30 a.m.
The meeting was adjourned at 8:30 a.m. to the regular Planning Commission meeting on Tuesday,
December 2, 2025, beginning at 6:30 p.m. at 2 Portuguese Bend Road, Rolling Hills, CA 90274.
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Page 7 of 72
Minutes – Planning Commission Field Trip Meeting
Tuesday, December 2, 2025
Page 2
Approved,
____________________________________
Brad Chelf, Chair
Page 8 of 72
Minutes – Planning Commission Meeting
Tuesday, December 2, 2025
Page 1
Minutes
Rolling Hills Planning Commission
Tuesday, December 2, 2025
Regular Meeting 6:30 p.m.
1. Call to Order
The Planning Commission of the City of Rolling Hills met in person on the above date at 6:30 p.m. Chair
Chelf presiding.
2. Roll Call
Commissioners Present: Cardenas, Soo, Douglass, Kirkpatrick, Chair Chelf
Commissioners Absent:
Staff Present: Karina Bañales, City Manager
Reina Schaetzl, Willdan Contract Senior Planner
Christian Horvath, Assistant to the City Manager / City Clerk
Emma Montes, Assistant Planner
Benjamin Johnson, Code Compliance Officer/Planning Technician
Michael Ervin, Assistant City Attorney
3. Pledge of Allegiance –City Manager Bañales
4. Approve Order of The Agenda
Chair Chelf approved the Order of the Agenda. Without objection, so ordered.
5. Blue Folder Items (Supplemental) – None
6. Public Comments on Non-Agenda Items – None
7. Consent Calendar
7.A. Approve Affidavit of Posting for the Planning Commission Regular Meeting of December 2,
2025
7.B. Approve the Minutes for the November 18, 2025 Planning Commission Meetings
Motion by Commissioner Cardenas, seconded by Commissioner Douglass to approve the Consent
Calendar. Motion carried unanimously with the following vote:
AYES: Cardenas, Soo, Douglass, Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
8. Excluded Consent Calendar Items – None
9. Public Hearings on Items Continued from Previous Meetings – None
10. Public Hearings
Page 9 of 72
Minutes – Planning Commission Meeting
Tuesday, December 2, 2025
Page 2
10.A. Zoning Case No. 25-101: Site plan review for new construction, non-exempt grading and
related improvements; variances for a detached garage within front and side yard area,
detached pool house within rear yard area, deck exceeding 12”, import of soil, and to exceed
40 percent disturbance; conditional use permit to exceed 200 square feet for accessory
structures, and finding the project exempt from the California Environmental Quality Act for
location at 10 Saddleback Road (Birkett) (LOT 17-2-RH)
Presentation by Willdan Contract Senior Planner Schaetzl
Public Comment: Deborah Richie-Bray
Motion by Commissioner Cardenas, seconded by Commissioner Douglass to Adopt Resolution 2025 -12 as
presented. Motion carried unanimously with the following vote:
AYES: Cardenas, Soo, Douglass, Kirkpatrick, Chair Chelf
NOES: None
ABSENT: None
11. Discussion Items – None
12. Scheduled Field Trips
Willdan Contract Senior Planner Schaetzl announced that 2 Williamburg, 3 Maverick, and 26 Cab alleros
were potential scheduled field trips.
13. Items from The Planning Commission
Commissioner Douglass asked if there was a limit to how many field trips could be held in one morning. City
Manager Bañales noted that staff can provide Commissioners plenty of lead time, in the event there are
more than two planned, so they can accommodate their schedules accordingly.
14. Items from Staff
City Manager Bañales introduced recent Planning Department hires: Benjamin Johnson as the Code
Compliance Office / Planning Technician, and Emma Montes as the Assistant Planner.
Benjamin and Emma introduced themselves and provided some biographical information to the Commission.
Chair Chelf welcomed them both.
15. Adjournment: 6:59 p.m.
The meeting was adjourned at 6:59 p.m. to the Planning Commission meeting on Tuesday, January 20,
2026, beginning at 6:30 p.m. at 2 Portuguese Bend Road, Rolling Hills, CA 90274.
Respectfully submitted,
____________________________________
Christian Horvath, City Clerk
Page 10 of 72
Minutes – Planning Commission Meeting
Tuesday, December 2, 2025
Page 3
Approved,
____________________________________
Brad Chelf, Chair
Page 11 of 72
Item: 10.A.
Meeting Date: 1/27/2026
To: Planning Commission
From: Emma Montes, Assistant Planner
Thru: Michael Ervin, Assistant City Attorney, Karina Bañales, City Manager
Subject: Zoning Case No. 25-091: Site plan review for new construction, non-exempt grading
and related improvements; variances for an attached garage within the side yard
areas, and finding the project exempt from the California Environmental Quality Act
for location at 3 Maverick Lane (Karatsu) (Lot 30-SK)
Background:
Zoning, Location, and Lot Description
The property is a regular-shaped parcel zoned RAS-2, located just east of Caballeros Road with
frontage on Maverick Lane. The rear of the property also abuts the Upper Willow Spring trail. The lot
size is 91,708 square feet net (2.11 acres) and includes a 20-foot-wide roadway easement along
Maverick Lane.
There is one building pad measuring 4,510 square feet which contains the existing house (2,950
sq.ft.), garage (480 sq.ft.), and pool/spa (130 sq.ft.). The parcel width is 150 feet across, as per RAS-
2 zoning code minimum. The topography of the land is such that the building pad is set on the
western front 10% of the parcel area due to a steep slope behind the existing residence, making
much of the rear of the property unusable for development. These topographical characteristics are
consistent with other parcels in the area, which follow similar patterns of lot development as the
existing and proposed residence.
Previous Projects
None.
Discussion:
Applicant Request
On August 8, 2025, an application was duly filed by Louie Tomaro, agent for Michael and Jane
Karatsu, requesting approval of the following proposed improvements (collectively referred to as the
“Project”):
• 2,510 square-foot, one-story, single-family residence;
• 502 square-foot, two-car, attached garage;
Page 12 of 72
In addition to the above structures, the Project also includes a path for future stable access,
hardscape, landscaping, and other related site work improvements. Additional features, such as a
service yard and other hardscape elements, are proposed but are not subject to discretionary review.
Site Plan Review
Site Plan Review is required for construction of any new building or structure pursuant to Rolling Hills
Municipal Code (“RHMC”) Section 17.46.020. The applicant is proposing a new residence and
garage, resulting in approximately 3,012 square feet of total floor area. The Project also includes the
proposed stable and corral set aside areas of 1,000 square feet total, alongside an access path set
aside area located on the north side of the property leading to the proposed set aside area. The
applicant has proposed three retaining walls along the west and south sides of the residence with a
maximum height of 4 feet tall from the finished grade.
The proposed grading for the residence is 98 cubic yards of excavation and 98 cubic yards of fill, with
a total of 196 cubic yards to be balanced on site.
Variances
RHMC Section 17.16.110 requires at least a 50-foot front yard setback and RHMC Section
17.16.120(B) requires a 35’ side yard setback from the property line for any structures in RAS-2. The
applicant is requesting to construct the attached garage 25 feet within the side yard setback line.
Given the limited buildable area and limited width of the parcel, a Variance is warranted.
MUNICIPAL CODE COMPLIANCE
Lot Coverage and Building Pad Coverage
The Project complies with the remainder of the Development Standards in the RHMC. The existing
structural lot coverage is 4,095 square feet (4.5%), and the project proposes a net addition of 344
square feet (0.4%) for a total of 4,439 square feet (4.9%) structural lot coverage. This is well below
the maximum allowed 20% structural coverage.
The existing flatwork coverage is 4,155 square feet (4.5%). The flatwork onsite will be reduced by
1,413 square feet (-1.5%) upon approval of the structure and the new reduced flatwork area will be
2,742 square feet (3.0%). The maximum allowable is 15% flatwork coverage. See the “Development
Table” attachment for further details.
Finally, the total overall structural and flatwork coverage will result in 7,184 square feet or 7.9%,
which is within the 35% structural and flatwork coverage guideline.
The existing building pad coverage is 4,095 square feet (46.1%), and the project proposes a net
reduction of 1,048 square feet (-11.8%) for a total of 3,047 square feet (34.3%) building pad
coverage. This is above the guideline maximum allowed 30% building pad coverage.
Neighbor Concerns
There have been no responses to the public hearing notices mailed on January 16, 2026.
Review by RHCA
The Rolling Hills Community Association reviewed and conceptually approved the attached garage
and residence plans in November 2025, subject to City approval.
Environmental Review
The Project has been determined to be exempt from the California Environmental Quality Act (CEQA)
Guidelines pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures),
Page 13 of 72
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.
Fiscal Impact:
None.
Recommendation:
Open the public hearing, take public testimony, close the public hearing, discuss the proposed
project, and provide direction to staff, agent and applicants.
In the event the Planning Commission decides to approve the project, a draft resolution is included as
an Attachment, entitled:
A resolution of the Planning Commission of the City of Rolling Hills granting approval of Site Plan
Review for new construction, non-exempt grading and related improvements; Variances for an
attached garage within the side yard area, and finding the project exempt from the California
Environmental Quality Act (Karatsu).
Attachments:
1. PL_ADR_260127_3MaverickLn_ZC25-091_RadiusMap
2. PL_ADR_260116_3MaverickLn_ZC25-091_DevelopmentTable_F
3. 2026-01_PC_Resolution_3MaverickLn_ZC25-091_D
4. PL_ADR_251215_3MaverickLn_ZC25-091_Plans_Revised
5. CL_PBN_260127_PH_PC_Affidavit
Page 14 of 72
1000’ RADIUS MAP
3 MAVERICK LANE, CITY OF ROLLING HILLS
LEGAL DESCRIPTION: PARCEL 30, PER RECORD OF SURVEY, MORE SPECIFICALLY
DESCRIBED IN EXHIBIT “A”
APN: 7567-018-030
December 12, 2025
PREPARED FOR:
Karatsu Family Trust
3 Maverick Lane
Rolling Hills, CA 90274
PREPARED BY:
SROUR & ASSOCIATES
2615 Pacific Coast Highway, Suite 206
Hermosa Beach, CA 90254
310-372-8433
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Page 15 of 72
Development Table
Zoning Case No. 25-112
3 MAVERICK LANE
EXISTING PROPOSED TOTAL
RA-S- 2 Zone
SINGLE FAMILY
RESIDENCE,
POOL
SINGLE FAMILY
RESIDENCE
Net Lot Area 91,708 SF 0 SF 91,708 SF Residence 2,950 SF -440 SF 2,510 SF Garage 480 SF 22 SF 502 SF Swimming Pools/Spa 130 SF -130 SF 0 SF Stable setaside (Min. 450 SF) 0 SF 450 SF 450 SF
Corral setaside (Min. 550 SF) 0 SF 550 SF 550 SF
Attached Covered Porches 0 SF 331 SF 331 SF Attached Trellises 500 SF -500 SF 0 SF Service Yard (Min. 96 SF) 35 SF 61 SF 96 SF
Primary Driveway 610 SF 370 SF 980 SF Paved walkways/Patio Areas/Courtyards 252 SF 1,045 SF 1,297 SF
Pool Decking 1,796 SF -1,796 SF 0 SF Other Paved Driveways, Road Easements, Parking Pads 1,497 SF -1,032 SF 465 SF
Grading (must be balanced onsite) 0 CY 98 CY CUT 98 CY FILL 196 CY TOTAL
Structural Lot Coverage 20% Max 4,095 SF (4.5%) 344 SF (0.4%) 4,439 SF (4.9%)
Flatwork Lot Coverage 15% Max 4,155 SF (4.5%) -1,413 SF (-1.5%) 2,742 SF (3.0%)
Total Lot Coverage 35% Max (Structures + Flatwork) 8,250 SF (9.0%) -1,069 SF (-1.2%) 7,181 SF (7.8%)
Building Pad 1 Coverage Existing Pad Area: 8,876 SF 4,095 SF (46.1%) - 1,048 SF (-11.8%) 3,047 SF (34.3%) Total Disturbed Area (40% maximum) 13,551 SF (14.8%) -1,048 SF (-1.1%) 12,503 SF (13.6%)
Building Heights Maximum (21 FT Maximum) 14 FT, 2 IN 2 FT, 1 IN 16 FT, 3 IN
Page 16 of 72
1
RESOLUTION NO. 2026-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN
REVIEW FOR NEW CONSTRUCTION, NON-EXEMPT GRADING
AND RELATED IMPROVEMENTS; VARIANCE FOR AN
ATTACHED GARAGE WITHIN THE SIDE YARD AREAS, AND
FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (LOT 30-SK) (KARATSU)
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND,
RESOLVE, AND ORDER AS FOLLOWS:
Section 1. On August 8, 2025, an application was duly filed by Louie Tomaro, agent
with respect to real property located at 3 Maverick Lane, Rolling Hills (Lot 30-SK) requesting a
Site Plan Review for new construction including a new attached garage and non-exempt grading
and related improvements; and Variances for construction of the attached garage within the front
and side yard areas.
Section 2. The property is zoned RAS-2 and is 2.11 acres net and 91,708 square feet
net, as calculated for development purposes. The property is located east of Caballeros Road
on Maverick Lane. There is one street frontage for the property along Maverick Lane. The
property is regularly shaped and the topography is above grade off Maverick Lane and becomes
sloped within the interior of the lot towards the Upper Willow Spring trail. There is a 40-foot-wide
roadway easement along Maverick Lane and 20-foot-wide trail easement along the rear property
line.
Section 3. The Planning Commission conducted duly noticed public hearings to
consider the application at its field trip meeting and regular meeting on January 27, 2026.
Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was
published in three public places on January 16, 2026. The applicants and their agent were
notified of the public hearings in writing by first class mail and the agent was in attendance at
the hearings. Evidence was heard and presented from all persons interested in affecting said
proposal.
Section 4. The Planning Commission finds that the project qualifies as a 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. Here, the proposed
Project is the construction of an attached garage and single-family residence, and is therefore
categorically exempt from environmental review under the California Environmental Quality Act.
Section 5. Site Plan Review Findings. Site Plan Review is required for construction of
any new structure pursuant to RHMC Section 17.46.020. With respect to the Site Plan Review
for the proposed development, the Planning Commission hereby makes the following findings:
Page 17 of 72
2
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, the Zoning Ordinance
and surrounding uses because 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 setback requirements
with the Variance approved by this Resolution. The lot is 2.11 acres net and 91,708 square feet
net, as calculated for development purposes. The size of the existing and proposed structures
will be 4,439 square feet, which constitutes 4.84% of the net lot area, and the flatwork and
driveways will be 2,742 square feet which equals 3.0% of the net lot, and the total structural and
flatwork is 7,181 square feet or 7.8% which is within the 35% maximum overall lot coverage
permitted.
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 project substantially preserves the natural and undeveloped state of the lot by
minimizing building coverage. The topography and the configuration of the lot, has been
considered, and it was determined that the proposed development will not adversely affect or be
materially detrimental to adjacent uses, buildings, or structures because the proposed
construction will be constructed on an existing building pad, will be the least intrusive to
surrounding properties, will be screened and landscaped with mature trees and shrubs, is of
sufficient distance from nearby residences so that it will not impact the view or privacy of
surrounding neighbors, and will permit the owners to enjoy their property without deleterious
infringement on the rights of surrounding property owners.
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 properties in the
vicinity. The proposed garage will be consistent with the pattern and style of the proposed
residence.
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 development plan incorporates existing trees and native vegetation to the maximum
extent feasible. Specifically, the development plan will supplement the existing vegetation with
landscaping that is compatible with and enhances the rural character of the community.
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.
Page 18 of 72
3
The development plan substantially preserves the natural and undeveloped state of the
lot by reducing building coverage due to the decreased proposed footprint.
F. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course.
The property will still maintain the existing terrain and existing drainage will remain as
there will be minimal and balanced proposed grading. Drainage will continue to flow in the
existing drainage course.
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.
Landscaping will meet the requirements of the water efficient landscape ordinance and
incorporate low impact development practices. Surrounding native vegetation and mature trees
will not be affected and new landscaping will be considerate of the environment and will enhance
the rural character of the community.
H. The project is sensitive and not detrimental to the convenience and safety of
circulation for pedestrians and vehicles.
The proposed development is sensitive and not detrimental to the convenience and safety
of circulation for pedestrians and vehicles because the proposed project will alter the existing
circulation pattern to remove the existing driveway from the side yard easement and will re-
establish the 10-foot easement minimum.
I. The project conforms to the requirements of the California Environmental
Quality Act (CEQA).
The project is exempt from the requirements of the California Environmental Quality Act.
Section 6. Variance Findings. Every lot or parcel in the RA-S-2 zone shall have at least a 50-
foot front yard setback (RHMC Section 17.16.110) and at least a 50-foot rear yard setback
(RHMC Section 17.16.130) for all structures including accessory structures. RHMC Section
17.16(B) also requires a 35-foot side yard setback for all structures, including accessory
structures, from the easement line. The applicant is requesting to construct the residence and
attached garage approximately 25 feet within the northern side yard setback line and 32 feet
within the southern side yard setback.
With respect to the request for the Variances mentioned above, the Planning Commission
finds as follows:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties in the same
vicinity and zone.
Page 19 of 72
4
There are exceptional and extraordinary circumstances and conditions applicable to the
property that do not apply generally to the other property or class of use in the same zone. The
property is zoned RAS-2. The subject property is located just east of Caballeros Road with
frontage on Maverick Lane. The rear of the property also abuts the Upper Willow Springs trail. It
is a regular shaped lot. The lot size is 2.11 acres net and 91,708 square feet net, as calculated
for development purposes. The site includes a 40-foot-wide roadway easement along Maverick
Lane.
There is one building pad measuring 8,876 square feet which contains the existing
house (2,950 sq.ft.), garage (480 sq.ft.), and pool/spa (130 sq.ft.). The parcel width is 150 feet
across, as per RAS-2 zoning code minimum. The topography of the land is such that the
building pad is set on the western front 10% of the parcel area due to a steep slope behind the
existing residence, making much of the rear of the property unusable for development. These
topographical characteristics are consistent with other parcels in the area, which follow similar
patterns of lot development as the existing and proposed residence.
B. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same vicinity and zone
but which is denied the property in question.
The Variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other property in the same vicinity and zone, but which is denied
to the property in question. The Variance is necessary because the existing terrain on the
lot creates a difficulty in placing the proposed residence with the attached garage elsewhere
on the property. Ultimately, given the topography of the rear yard and the narrow shape of the
property, a Variance is warranted for the proposed Project.
C. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to properties or improvements in the vicinity.
The granting of the Variance would not be materially detrimental to the public welfare or
injurious to the property or improvements in such vicinity and zone in which the property is
located. The proposed residence will be constructed on existing building pads, will be the least
intrusive to surrounding properties, are of sufficient distance from nearby residences so that
they will not impact the view or privacy of surrounding neighbors, and will permit the owners to
enjoy their property without deleterious infringement on the rights of surrounding property
owners.
D. That in granting the variance, the spirit and intent of this title will be
observed.
The granting of the variances will allow for development that is harmonious in scale
and mass with the site, the natural terrain, and surrounding residences and will not give
the property an over-built look. The proposed design will improve the appearance of
the property by straightening the shape of the residence and restoring the privacy of
the neighboring residence by removing the driveway from the easement.
E. That the variance does not grant special privilege to the applicant.
Page 20 of 72
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The variance does not grant special privileges for the Applicant, as the proposed
residence design will provide a reasonably sized residence, and will result in a common
amenity enjoyed by many other properties throughout the City. Strict application of the
Zoning Code would deny the Applicant the same rights as other nearby homes as the
Applicant would have less space to build than the neighboring properties. The project,
together with the variance, will be compatible with the objectives, policies, general land
uses, and programs specified in the General Plan.
F. That the variance is consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities.
Granting variances 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.
G. That the variance request is consistent with the General Plan of the City of
Rolling Hills.
The proposed development is compatible with the General Plan, the Zoning Ordinance
and surrounding uses because the proposed structures comply with the General Plan
requirement of low profile, low-density residential development with sufficient open space
between surrounding structures.
Section 8. Based upon the foregoing findings, and the evidence in the record, the
Planning Commission hereby approves Zoning Case No. 25-091 subject to the following
conditions:
A. The Site Plan and Variance approvals shall expire within two years from the
effective date of approval as defined in RHMC Sections 17.46.080 and 17.38.070 of the Zoning
Ordinance unless otherwise extended pursuant to the requirements of these 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
Page 21 of 72
6
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 January 20, 2026 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 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
Commissioner 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.
Page 22 of 72
7
G. 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.
H. The project must be reviewed and approved by the Rolling Hills Community
Association (“RHCA”).
I. The total structural coverage on the building pad shall not exceed 4,439 square
feet or 4.84%.
J. Total lot coverage of structures and paved areas shall not exceed 7,181 square
feet, or 7.9%.
K. The disturbance of the net lot shall not exceed 12,503 square feet of surface area
or 13.6% of the net lot area.
L. Prior to any further grading activity, the Applicant shall inform the City and RHCA
staff of the date and time of this activity. Workers shall implement Best Management Practices
to assure that streets and adjacent properties are not impacted.
M. Prior to issuance of a grading permit a detailed landscaping plan shall be submitted
to City staff for review. The landscaping plan shall utilize to the maximum extent feasible, plants
that are native to the area, are water-wise and are consistent with the rural character of the
community. A final inspection shall not be granted unless the slopes are vegetated.
N. The graded areas shall be landscaped and continually maintained in good
condition. Any trees and shrubs used in the landscaping scheme for this project shall be planted
in a way that will not result in a hedge like screening and will not impair views from neighboring
properties.
O. If applicable, the Applicant shall be required to conform to the City of Rolling Hills
Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal Code.
P. The Applicant shall submit a detailed drainage plan to the City’s drainage engineer.
This project shall meet the requirements of the City’s Low Impact Development portion of the
Storm Water Management and Pollution Control ordinance, if applicable. The applicant shall
comply with grading requirements relative to submittal of grading and construction reports as
required by the Building Official. In order to prevent sediments and water run-off from reaching
the canyon from the disturbed slopes and an erosion control plan shall be submitted to the
Building Department and implemented, even if grading permits have not been issued by that
time.
Q. The Applicant shall secure all permits from the Department of Building and Safety
prior to commencing any work. Consult with the California Department of Fish and Wildlife for
additional requirements.
Page 23 of 72
8
R. Minimum of 65% of the construction material spoils shall be recycled and diverted
from landfills. The hauler shall obtain a Construction and Demolition permit from the City and
provide proof of recycling.
S. There shall be no discarding of any debris, trash, soil and construction spoils or
any other material into the canyon or deposited anywhere on the property, including easements.
No grading, planting, structures, drainage devices or hardscape, including driveways, or storage
of any objects including building materials shall take place in the easements, unless approved
by the RHCA.
T. The City or the Building Department may require a construction fence for the
duration of the grading for this project. Such fence shall not be located in any easement or cross
over trails or natural drainage course and shall be removed immediately upon completion of the
grading work.
U. In addition, any construction facility, such as a construction trailer/office or portable
toilets, to a maximum extent practicable, shall be located in a manner not visible from the street,
and be in a location satisfactory to City staff.
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 property owners shall be required to schedule and
regulate construction and related 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.
X. Construction vehicles or equipment, employees’ vehicles, delivery trucks shall not
impede any traffic lanes to maximum extend practical; if traffic must be blocked in order to aid in
the construction, no more than a single lane may be blocked for a short period of time and
flagmen utilized on both sides of the impeded area to direct traffic.
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.
Page 24 of 72
9
AA. 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.
AB. During construction, an Erosion Control Plan containing the elements set forth in
Section 7010 of the 2022 County of Los Angeles Uniform Building Code shall be followed to
minimize erosion and to protect slopes and channels to control storm water pollution.
AC. The property owners 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.
AD. The applicant shall pay all of the applicable Building and Safety and Public Works
Department fees and Palos Verdes Peninsula Unified School District fees, if any.
AE. Prior to final inspection of the project, “as graded” and “as constructed” plans and
certifications shall be provided to the Planning Department and the Building Department to
ascertain that the completed project is in compliance with the Planning Commission approved
plans. In addition, any modifications made to the project during construction, shall be depicted
on the “as built/as graded” plan.
AF. The applicants shall execute an Affidavit of Acceptance of all conditions of the
Variance approval, or the approval shall not be effective.
AG. All conditions of this Resolution, when applicable, must be complied with prior to
the issuance of a grading or building permit from the Building and Safety Department.
AH. Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Section 17.54.070 of
the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6.
AI. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless
the City of Rolling Hills, its City Council, its officers, employees and agents (the “indemnified
parties”) from and against any claim, action, or proceeding brought by a third party against the
indemnified parties and the applicant to attack, set aside, or void any permit or approval for
this project authorized by the City, including (without limitation) reimbursing the City its actual
attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to
defend any such action with attorneys of its choice. The permittee shall reimburse the City for
any court and attorney's fees which the City may be required to pay as a result of any claim or
action brought against the City because of this permit. Although the permittee is the real party
in interest in an action, the City may, at its sole discretion, participate at its own expense in the
defense of the action, but such participation shall not relieve the permittee of any obligation
under this condition.
AJ. The future stable and corral shall comply with all requirements in RHMC Sections
17.18.060 and 17.18.090, unless otherwise approved herein.
Page 25 of 72
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AK. New landscaping in the RHCA easement is prohibited unless previously approved
by RHCA. Landscaping not approved by RHCA in the easement shall be removed from the
final landscape plan.
PASSED, APPROVED AND ADOPTED THIS 27TH DAY OF JANUARY, 2026.
BRAD CHELF, CHAIRPERSON
ATTEST:
____________________________________
CHRISTIAN HORVATH, CITY CLERK
Any action challenging the final decision of the City made as a result of the public hearing on
this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling
Hills Municipal Code and Civil Procedure Section 1094.6.
Page 26 of 72
11
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2026-01 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW
FOR NEW CONSTRUCTION, NON-EXEMPT GRADING AND
RELATED IMPROVEMENTS; VARIANCE FOR AN ATTACHED
GARAGE WITHIN THE SIDE YARD AREAS, AND FINDING THE
PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (LOT 30-SK) (KARATSU)
was approved and adopted at a regular meeting of the Planning Commission on January 27,
2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
__________________________________
CHRISTIAN HORVATH, CITY CLERK
Page 27 of 72
3 MAVERICK LANE
ROLLING HILLS, CA. 90274
A NEW ONE STORY SINGLE FAMILY RESIDENCE
KARATSU RESIDENCE
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
RENDERINGS
G.01
R:\$WP\2025\25004\05 DRAWINGS\CD\G.01.dwg, 12/12/2025 3:47:18 PM, AutoCAD PDF (General Documentation).pc3 Page 28 of 72
3 MAVERICK LANE
ROLLING HILLS, CA. 90274
A NEW ONE STORY SINGLE FAMILY RESIDENCE
KARATSU RESIDENCE
CA1 DEWATERING OPERATIONS - REMOVE SEDIMENTS FROM GROUND
WATER
CA2 PAVING OPERATIONS - REDUCE DISCHARGE OF POLLUTANTS FROM
PAVING OPERATIONS
CA3 STRUCTURE CONSTRUCTION AND PAINTING - PREVENT & REDUCE
DISCHARGE FROM CONSTRUCTION SITES & PAINTING PROJECTS
CA10 MATERIAL DELIVERY AND STORAGE - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM MATERIAL DELIVERY
& STORAGE
CA11 MATERIAL USE - PREVENT & REDUCE DISCHARGE OF POLLUTANTS
TO STORM WATER FROM MATERIAL USE
CA12 SPILL PREVENTION AND CONTROL - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER SYSTEMS WITH GOOD
HOUSEKEEPING
CA20 SOLID WASTE MANAGEMENT - PREVENT & REDUCE DISCHARGE OF
POLLUTANTS TO STORM WATER SYSTEMS FROM SOLID WASTE OR
CONSTRUCTION
CA21 HAZARDOUS WASTE MANAGEMENT - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM TOXIC MATERIALS
CA22 CONTAMINATED SOIL MANAGEMENT - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM CONTAMINATED SOIL
CA23 CONCRETE WASTE MANAGEMENT - PREVENT & REDUCE DISHARGE
OF POLLUTANTS TO STORM WATER FROM CONCRETE WASTE
CA24 SANITARY/SEPTIC WASTE MANAGEMENT - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM SANITARY & SEPTIC
SYSTEMS
CA30 VEHICLE AND EQUIPMENT CLEANING - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM CLEANING OF
VEHICLES AND EQUIPMENT
CA31 VEHICLE AND EQUIPMENT FUELING - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM FUELING OF
VEHICLES & EQUIPMENT
CA32 VEHICLE AND EQUIPMENT MAINTENANCE - PREVENT & REDUCE
DISCHARGE OF POLLUTANTS TO STORM WATER FROM MAINTENANCE OF
VEHICLES & EQUIPMENT
MANAGEMENT
LIST OF BMP's (BEST
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
BMP'S WILL BE UTILIZED IN THE GRADING, BUILDING AND FINAL
CONSTRUCTION PHASES OF THE PROJECT
ROLLING HILLS, CA.
VICINITY MAP
GENERAL NOTES
1. ALL WORK SHALL CONFORM TO THE 2022 CBC, 2022 CRC, 2022 CMC, 2022 CPC, 2022 CEC, 2022 CGBS, 2022
ENERGY STANDARDS AND CITY OF RANCHO PALOS VERDES ORDINANCES, CBC CHAPTER 7A, THE CURRENT
REQUIREMENTS OF THE ENERGY AND COUNTY OF LOS ANGELES FIRE COD.
2. AQMD NOTIFICATION IS REQUIRED 10 DAYS BEFORE BEGINNING ANY DEMOLITION WORK. REQUIRED FORM IS
AVAILABLE AT THE COMMUNITY DEVELOPMENT DEPARTMENT. PROVIDE PROOF OF NOTIFICATION (MAIL WITH
RETURN RECEIPT) 10 DAYS BEFORE BUILDING PERMIT IS ISSUED, OR COMPLETE ASBESTOS.
3. ALL BUILDING FEATURES PROJECTING INTO REQUIRED SETBACKS ARE INDICATED ON SITE/PLOT PLAN.
4. SOILS REPORT SHALL BE PROVIDED TO THE BUILDING DEPARTMENT FOR ALL CUTS, FILLS, AND EARTHWORK
AS REQUIRED BY SECTION 1804.1-1804.4 CBC.
5. STUMPS AND ROOTS SHALL BE REMOVED TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE BUILDING.
6. INSTALLATION OF INTERIOR AND EXTERIOR WALL AND CEILING COVERINGS SHALL CONFORM TO CHAPTER 25
IBC.
7. ALL WATER CLOSETS TO FLUSH WITH 1.28 GALLON MAX PER H&S CODE SEC. 17921.3(B).
8. ALL HOSE BIBS MUST BE PROTECTED BY BACK FLOW PREVENTION AND HAVE AN ANTI-SIPHON DEVICE.
9. PROVIDE APPROVED BACKWATER VALVE FOR ALL PLUMBING FIXTURES LOCATED BELOW THE ELEVATION OF
THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH
THE BACKWATER VALVE. PROVIDE CAST IRON WASTE PIPING.
10. ALL WINDOW COVERINGS REQUIRED BY CFIR. FORM SHALL BE POSTED PRIOR TO FINAL INSPECTION.
11. WRITTEN APPROVAL FROM THE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD). (714) 396:2000
PER RULE 1403 FOR THE PROPER DISPOSAL OF ASBESTOS.
12. ONLY LOS ANGELES COUNTY HEALTH DEPARTMENT APPROVED DEVICES MAY BE UTILIZED FOR LANDSCAPE
IRRIGATION BACK FLOW PREVENTION DEVICES.
13. INSULATE ALL PLUMBING WITH MINIMUM R-3 INSULATION FOR ENTIRE LENGTH.
14. PROVIDE DRIP PAN OR SIMILAR DEVICE FOR LAUNDRY ROOM, WATER HEATER, AND DISHWASHER.
15. PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES.
16. THE ARCHITECT IS NOT RESPONSIBLE FOR SITE GRADING OR DRAINAGE.
17. IAPMO APPROVAL REQUIRED FOR ONE PIECE LAVATORY.
18. POST INSULATION COMPLIANCE CARD IN CONSPICUOUS LOCATION IN DWELLING PRIOR TO FINAL INSPECTION.
19. ALL CONSTRUCTION WASTE AND DEBRIS MUST BE CONTAINERIZED AT ALL TIMES.
20. A REINSPECTION FEE OF $70.00 WILL BE CHARGED FOR AN INSPECTION WHICH IS NOT ACCESSIBLE, OR
APPROVED PLANS ARE NOT ON SITE, OR JOB IS NOT READY.
21. ALL GENERAL CONTRACTORS, SUB CONTRACTORS, ARCHITECTS AND ENGINEERS CONDUCTING BUSINESS
WITHIN THE CITY OF RANCHO PALOS VERDES ARE REQUIRED TO MAINTAIN A CURRENT CITY BUSINESS LICENSE
AS DESCRIBED IN THE MUNICIPAL CODE ORDINANCE NO. 092-559 AND RESOLUTION NO. R92-72.
22. ANY AND ALL DEVIATIONS FROM THE PLANNING COMMISSION APPROVED PLANS REQUIRE THAT REVISED
PLANS BE SUBMITTED TO THE PLANNING DEPARTMENT/COMMISSION FOR REVIEW AND APPROVAL.
23. APPROVAL IS REQUIRED BY THE PUBLIC WORKS DEPARTMENT FOR STREET IMPROVEMENTS, CURB CORES,
CURB/GUTTERS, ETC.
24. PRE-GRADE MEETING REQUIRED WITH CITY BUILDING INSPECTOR, GENERAL CONTRACTOR, OWNER OR
OWNER'S AGENT, SOILS ENGINEER, GEOLOGIST (IF APPLICABLE) AND GRADING CONTRACTOR, PRIOR TO ANY
WORK COMMENCING ON SITE.
25. EROSION CONTROL MEASURES SHALL BE IN PLACE AND MAINTAINED THROUGHOUT THE YEAR.
26. THE YARD DRAINAGE IMPROVEMENTS SHALL BE INSPECTED AND CERTIFIED BY THE ENGINEER OF RECORD
PRIOR TO FINAL APPROVAL.
27. "CONSTRUCTION WASTE DISPOSAL CERTIFICATION" REQUIRED PRIOR TO FINAL.
28. THE CF-6R FORM SHALL BE COMPLETED PRIOR TO FINAL INSPECTIONS.
29. THE YARD DRAINAGE IMPROVEMENTS SHALL BE INSPECTED AND CERTIFIED BY THE ENGINEER OF RECORD
PRIOR TO FINAL APPROVAL.
30. THIS STRUCTURE IS LOCATED IN A VERY HIGH FIRE HAZARD SEVERITY ZONE (VHFHSZ) AND THE PLANS HAVE
BEEN DESIGNED IN CONFORMANCE TO THE REQUIREMENTS OF CBC CHAPTER 7A.
31. FIRE SPRINKLER WORK SHALL BE DONE UNDER SEPARATE PLANS AND PERMIT IF REQUIRED BY LA COUNTY
FIRE PREVENTION OFFICE.
32. REQUIRED SWIMMING POOL FENCING AND ALARMS MUST BE MAINTAINED DURING CONSTRUCTION.
33. "DUST CONTROL MEASURES" SHALL BE MAINTAINED THROUGHOUT THE DURATION OF THE PROJECT.
34. PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET.
35. SQUARE FOOTAGE SHALL BE CERTIFIED BY A LICENSED SURVEYOR OR REGISTERED ENGINEER BEFORE
APPROVAL OF THE FOUNDATION.
36. ALL CONTRACTORS, ARCHITECTS, DESIGNERS, & ENGINEERS SHALL MAINTAIN A CURRENT CITY BUSINESS
LICENSE.
37. ALL RECEPTACLE OUTLETS SHALL BE TAMPER RESISTANT.
38. WHERE A FIXTURE IS INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE
SHALL BE PROTECTED BY CITY APPROVED BACKWATER VALVE.
39. ROOF GUTTER SHALL BE DESIGNED / SCREENED TO PREVENT THE ACCUMULATION OF LEAVES.
40. INSTALL ONE OR BOTH OF THE FOLLOWING:
A.PHOTOVOLTAIC SYSTEMS: INSTALLATION OF CONDUIT LEADING FROM AN EXTERIOR
SOUTH-FACING, EAST-FACING OR WEST-FACING ROOF, WHERE A MINIMUM OF 4 HOURS OF
DIRECT SUNLIGHT IS ACHIEVED, TO A STUBBED JUNCTION BOX NEXT TO THE ELECTRICAL PANEL.
ALL EXPOSED CONDUIT SHALL BE CAPPED AND PROVIDED WITH ADEQUATE FLASHING. THE
CONDUIT SHALL NOT BE LOCATED ON OR IN THE DIRECTION OF A NORTH-FACING ROOF. (ROOF
REINFORCEMENTS SHALL BE ADDRESSED AT THE TIME OF INSTALLATION).
B.SOLAR WATER HEATING SYSTEM: INSTALLATION OF 3 4" HOT AND COLD COPPER WATER PIPES
FROM A SOUTH-FACING, EAST-FACING OR WEST-FACING ROOF, WHERE A MINIMUM OF 4 HOURS
OF DIRECT SUNLIGHT CAN BE ACHIEVED, TO AN EXISTING WATER HEATER/TANK. BOTH ENDS OF
THE 3 4" COPPER PIPES SHALL BE STUBBED OUT AND SHALL NOT BE LOCATED ON OR IN THE
DIRECTION OF NORTH-FACING ROOF. ALL EXPOSED PIPES SHALL BE CAPPED AND PROVIDED
WITH ADEQUATE FLASHING(STRUCTURAL ENGINEERING AND ANY ROOF REINFORCEMENTS
SHALL BE ADDRESSED AT THE TIME OF INSTALLATION UNDER SEPARATE PLANS AND PERMIT).
41. AT TIME OF PERMIT ISSUANCE, CONTRACTOR SHALL SHOW THEIR VALID WORKERS' COMPENSATION
INSURANCE CERTIFICATE.
42. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE
SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTE ON SITE UNTIL IT CAN BE DISPOSED OF AS
SOLID WASTE. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC.
THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED TO INHIBIT SEDIMENTS FROM BEING
DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE
WASHED DOWN BY RAIN OR OTHER MEANS. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED
MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR
WATER. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED
RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. FUELS, OILS, SOLVENTS,
AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO
CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED
FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER.
SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM.
43. THE ISSUANCE OF A PERMIT SHALL NOT PREVENT THE BUILDING OFFICIAL FROM REQUIRING THE
CORRECTION OF ERRORS ON THESE PLANS OR FROM PREVENTING ANY VIOLATION OF THE CODES ADOPTED BY
THE CITY, RELEVANT LAWS, ORDINANCES, RULES AND/OR REGULATIONS.
44. SEPARATE PERMIT SHALL FIRST BE OBTAINED FROM THE CITY PUBLIC WORKS DEPARTMENT PRIOR TO
PLACEMENT OF ANY CONSTRUCTION MATERIALS OR EQUIPMENT IN THE PUBLIC RIGHT-OF-WAY. SEPARATE
PERMIT SHALL FIRST BE OBTAINED FROM THE CITY PUBLIC WORKS DEPARTMENT PRIOR TO ANY EXCAVATIONS,
BORINGS, AND/OR IMPROVEMENTS MADE IN PUBLIC RIGHT-OF-WAY.
45. PRIOR TO START OF CONSTRUCTION, THE APPLICANT SHALL PROVIDE THE BUILDING INSPECTOR WITH A
LOCATION/SETBACK CERTIFICATION THAT GIVES DIMENSIONS FROM THE PROPERTY LINES TO THE ACTUAL
LOCATION OF THE EXISTING STRUCTURE'S FOUNDATION. THE CERTIFICATION SHALL BE PREPARED BY A
CALIFORNIA LICENSED LAND SURVEYOR.
PROJECT DATA
NO. OF STORIES: 1
NO. OF UNITS: 1
ZONING: RA/S-2
LEGAL DESCRIPTION
OCCUPANCY AND ZONING
OCCUPANCY:
CONSTRUCTION TYPE: TYPE V-N
LOT 30
M.B. 67/31-32
MIKE & JANE KARATSU
PROPERTY OWNERS
1535 5th STREET
MANHATTAN BEACH, CA 90266
APPLICABLE CODES
CITY, STATE, NATIONALLY
CONSULTANTS
CIVIL SURVEY CONSULTANT
FLOOR AREA CALCS
SCOPE OF WORK:
- A NEW ONE STORY SINGLE FAMILY RESIDENCE - 2510 SF
LOT SIZE:108,520 SF
GEOTECHNICAL CONSULTANT
SHEET INDEX
C.01
A.04
SITE PLANA.01
ROOF PLAN PLANA.03
ELEVATIONS
EXISTING CIVIL SURVEY
G.00 GENERAL INFORMATION
AREA CALCULC'S AND LOT COVERAGE CALC'SA.00
FLOOR PLANA.02
2022 CRC, 2022 CBC, 2022 CMC, 2022 CPC, 2022 CEC, STATE OF CALIFORNIA, AND
THE CITY OF RANCHO PALOS VERDES AND CH. 7A OF 2022 CBC, 2022 STATE ENERGY
CODE, 2022 CA ENERGY CONSERVATION STANDARDS, 2022 CA GREEN BUILDING
STANDARDS CODE, 2022 CA CODES WITH 2023 LA COUNTY BUILDING CODE CHAPTER 7A
FOR RPV, CHAPTER 7A REQUIREMENTS FOR VERY HIGH FIRE-HAZARD SEVERITY
ZONE APPLY, 5353 AND 6730 OF THE STATE BUSINESS AND PROFESSIONS CODE
EAGLE EYE LAND SURVEYING
1311 MANHATTAN BEACH BLVD.
#4 MANHATTAN BEACH, CA 92780
TELL: (310)955 8901.
mikeprofet@eagleeyelandsurveying.com
T.I.N ENGINEERING
17834 BAILEY DRIVE
TORRANCE, CA 90504
TEL: (310) 371-7045
FULLY SPRINKLERED BUILDING -YES
SYMBOL LEGEND
ABBREVIATION
A.H.
A.W.
B.O.W.
C.H.
CLG.
CLR.
COL.
CONC.
C.W.
DIM.
DN.
ELEV.
F.A.
FLR.
FX.
HORZ.
HT.
LAND.
LT.WT.
MAX.
MIN.
OP.
PLINE.
REQ.
SECT.
S.F.E.
SHT.
SK.
SL.
T.O.W.
ACTUAL HEIGHT
AWNING WINDOW
BOTTOM OF WALL
CRITICAL HEIGHT
CEILING
CLEAR
COLUMN
CONCRETE
CASEMENT WINDOW
DIMENSION
DOWN
ELEVATION
FROM ABOVE
FLOOR
FIXED
HORIZONTAL
HEIGHT
LANDING
LIGHT WEIGHT CONCRETE
MAXIMUM
MINIMUM
OPERABLE
PROPERTY LINE
REQUIRED
SECTION
SUB FLOOR ELEVATION
SHEET
SKEWED
SLOPED
TOP OF WALL
DIFFERENTIAL IN FLOOR ELEVATION, FINISH
SURFACE, OR CHANGE IN WALL PLAN
LIGHT WEIGHT CONCRETE FLOOR
ELEVATION
TOP/BOTTOM RISER
# OF RISERS UP/DOWNDN. 0 R. @ 0"
ROOM NAMELIVING ROOM
SLOPE RUN
SLOPE RISE
EXTENTS OF REVISION
REVISION NUMBER
NORTH ARROW DESIGNATION
SKYLIGHT LETTER DESIGNATION
DOOR NUMBER DESIGNATION
WINDOW LETTER DESIGNATION
SECTION NUMBER
SHEET NUMBER
A
A-00
A
1
A
SURFACE DESCRIPTION
SLOPED SURFACE
(ARROW POINTS DOWN SLOPE)
ELEVATION DESIGNATION
SHEET NUMBER
ROOF SLOPE DESCRIPTION
ELEVATION
ELEVATION
FLOW LINE
(ARROW POINTS DOWN SLOPE)
SUB FLOOR ELEVATION
SUB-FLOOR ELEVATION
A
ROOF SLOPE
4:12
C
B A-00 D
100.00'
100.00'
100.00' S.F.E.
LT.WT.
S.F.E.
CEILING HEIGHT8'-0" FLAT CLG.
NORTH
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
GENERAL
INFORMATIONS
G.00
- NEW HARDSCAPE
- NEW LANDSCAPE
LIVING AREA = 2510 SF
COVERED PORCH = 331 SF
GARAGE = 502 SF
WITH ATTACHED 2-CAR GARAGE - 502 SF
APN 7567-018-030
NEIGHBOR'S VICINITY MAPA.00.1
PRACTICES)
CITY AREA CALCULATIONS CA
B
A
L
L
ERO
S
RDCABALLEROS RDMAVE
RICK LANE
SUBJECT
PROPERTY
- NEW RETAINING WALL AT FRONT YARD
PHONE: (310)-372-1010
RICHIE-BRAY INC. LANDSCAPE ARCHITECTURE
2432 VIA AMADOR
PALOS VERDES ESTATES, CA 90274
TEL: (310) 377-5868
LANDSCAPE DESIGN CONSULTANTS
PLANNING ZONING CASE #
SITE SECTIONSA.01.1
INFORMATION
NTS
C.01.1 ENLARGED EXISTING CIVIL SURVEY (PARTIAL)
SITE PLAN - FIRE DEPARTMENTA.01.2
CIVIL ENGINEERING CONSULTANT
BOLTON ENGINEERING CORP
25834 NARBONNE AVENUE SUITE 210
LOMITA, CA 90717
TEL: (310) 325-5580
C.1 PRELIMINARY GRADING PLAN
GRADING AND EXCAVATION
INFORMATION
G.01 RENDERINGS
NET LOT AREA 91,708 SF
R:\$WP\2025\25004\05 DRAWINGS\CD\G.00.dwg, 12/12/2025 3:44:45 PM, AutoCAD PDF (General Documentation).pc3 Page 29 of 72
G21'-101516"17'-758"38'-313
16"
29'-1
0
"
29'-61
2"13'-101316"15'-101116"1285.01295.01305.01315.01325.01335.0135
0
.
0
13
5
5
.
0
1340.0
1325.01315.01305.0MAVERICK LN.Legend-Grading Plan
ENGINEERING CORP.For Planning Review 8/6/2025 C1
Proposed Residence
Proposed Garage
Future Stable Setaside
Page 30 of 72
MAVERICK LN.XXXX XXXXXXXXX G21'-101516"17'-758"38'-313
16"
29'-1
0
"
29'-61
2"13'-101316"15'-101116"1295.01305.01315.01325.01335.0135
0
.
0
13
5
5
.
0
1340.0
1325.01315.01305.0ENLARGED
ENLARGED EXISTING CIVIL SURVEY (PARTIAL)
SCALE: 1/8"=1'-0"
C.01.1
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
EXISTING
CIVIL SURVEY
PARTIAL
7/22/2025 6:26:13 AM
Page 31 of 72
MAVERICK LN.XXXX XXXXXXXXX G21'-101516"17'-758"38'-313
16"
29'-10
"
29'-61
2"13'-101316"15'-101116"1190.01180.01165.01175.01185.01195.01205.01215.01225.01235.01245.01255.01265.01275.01285.01295.01305.01315.01325.01335.0135
0
.
0
13
5
5
.
0
1340.0
1325.01315.01305.0EXISTING
EXISTING CIVIL SURVEY
SCALE: 1/32"=1'-0"
C.01
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
CIVIL SURVEY
7/21/2025 6:51:12 AM
Page 32 of 72
NEW BUILDING COVERAGE = 3012 SF
NEW DRIVEWAY AND
NEW ENTRY PORCH = 151 SF
980 SF NEW DRIVEWAY
PATIOS = 937 SF
LEGEND
465 SF PARKING
PAD
PARKING PAD = 1445 SF
PAVED WALKS = 12971190.01180.01165.01175.01185.01195.01205.01215.01225.01235.01245.01255.01265.01275.01285.01295.01305.01315.01325.01335.01350.
0
13
5
5
.
0
1340.0
1325.01315.01305.01297 SF
20'-0"
FRONT EASE
M
E
N
T
FUTURE BARN
502 SF
GARAGE
151
3012 BDG
TOTAL
2510 SF
RESIDENCE
PATIOS AND
PAVED WALKS EASEMENT6'-0" WIDE ACCESS PATHNEW STRUCTURE TOPROPERTY LINENEW BUILDING SETBACKEXISTING SETBACK10'-0"25'-0"
REAR YARD EASEME
N
T
18'-4 34"20'-0"
50'-0"
EASEMENT
FRONT SETBACK
17'-7 58"35'-0"SIDE SETBACK35'-0"SIDE SETBACK10'-0"EASEMENT6'-0"6'-0"
20'-0"
EASEM
E
N
T
50'-0"
FRON
T
S
E
T
B
A
C
K
50'-0"
REAR YARD SETBAC
KLINE OF NET LOT AREA (TYP)
180
COVERED
PORCH
EASEMENT10'-0"NET LOT AREA LINE
AREA = 91,708
10'-0"EASEMENT25'-8"5'-0"5'-0"31'-2"
NEW HOUSE TO PL
29'-11"EXISTING
H
O
U
S
E
T
O
P
L 15'-8DRIVE(E) BUILDING COVERAGE = 2950 SF
(E) DRIVEWAY = 610 SF
(E) PERGOLA = 500 SF
LEGEND
(E) PARKING PAD = 1497
(E) POOL
130
1497 SF PARKING
PAD
610 SF (E) DRIVEWAY
500 SF (E)
TRELLIS
480 SF
GARAGE
2950 SF
RESIDENCE
3430 BDG
TOTAL
152 SF
PAVED
WOLKS
100 SF
PAVED
WOLKS
1796 SF
POOL DECKING
(E) POOL DECKING = 1796 SF
(E) PAVED WALKS = 2521190.01180.01165.01175.01185.01195.01205.01215.01225.01235.01245.01255.01265.01295.01305.01315.01325.01335.01350.
0
13
5
5
.
0
1340.0
1325.01315.01305.035'-0"10'-0"SIDE SETBACKEASEMENTLINE OF NET LOT AREA (TYP)
20'-0"
EASEM
E
N
T
50'-0"
FRON
T
S
E
T
B
A
C
K
25'-0"
REAR YARD EASEME
N
T
50'-0"
REAR YARD SETBACKEASEMENT10'-0"EASEMENT10'-0"NET LOT AREA LINE
AREA = 91,708
LOT COVERAGE CALCULATIONS FOR NEW BUILDING
SCALE: 1/32"=1'-0"
AREA
CALCULATIONS/
LOT COVERAGE
A.00
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
LOT COVERAGE CALCULATIONS FOR EXISTING BUILDING
SCALE: 1/32"=1'-0"
GROSS LOT AREA = 108,520 SF
NET LOT AREA = 91,658 SF
R:\$WP\2025\25004\05 DRAWINGS\CD\A-00.DWG, 12/12/2025 4:10:46 PM, AutoCAD PDF (General Documentation).pc3 Page 33 of 72
CA
B
A
L
L
ERO
S
RDCABALLEROS RDMAVERICK LANE
(E) HOUSE FOOTPRINT
NEW PROPOSED BLD'G
1
2
7
'25'11
8
'51'35'61'38'CA
B
A
L
L
ERO
S
RDCABALLEROS RDMAVERICK LANE
NEIGHBOR VICINITY MAP
SCALE: 1/ 32" = 1'-0"
NEIGHBOR
VICINITY
MAP
A.00.1
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
NEIGHBOR VICINITY MAP - FULL VIEW
SCALE: 1/ 128" = 1'-0"
R:\$WP\2025\25004\05 DRAWINGS\CD\A.00.1.dwg, 12/12/2025 3:16:27 PM, AutoCAD PDF (General Documentation).pc3 Page 34 of 72
1352.66'RIDGE1355.0'1341.5'T.O.W1
3
3
9
.
0
'B.O.W1339.50'
FIRST FLOOR
SITE SECTION C-C
(E)GRADE ON THE LOT 1338.83'TOW1335.
1'
BOW
EXIST. CONC. RET WALL
TO RECEIVE NEW STUCCO
COLOR COAT
1339.50'
FIRST FLOOR1355.25'RIDGE1338.83'TOW
1339.3'F.S.1339.5'F.S.1339.3'F.S.1346.0'T.O.W1351.0'F.S.SITE SECTION B-B
NEW RET.
WALL 1333.
2'
BOW
(E)GRADE ON THE LOT
EXIST. CONC. RET WALL
TO RECEIVE NEW STUCCO
COLOR COAT
STONE ON
FACE OF
NEW WALL
1338.5'MOTORCOURT1339.0'1345.0'F.S.F.S.1
3
3
8
.
0
'GRADE1339.0'TOW1335.
2'
BOW
EXIST. CONC. RET WALL
TO RECEIVE NEW STUCCO
COLOR COAT
SITE SECTION
A.01.1
SITE SECTION A-A
SCALE: 1/ 8" = 1'-0"
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
SITE SECTION B-B
SCALE: 1/ 8" = 1'-0"
SITE SECTION C-C
SCALE: 1/ 8" = 1'-0"
R:\$WP\2025\25004\05 DRAWINGS\CD\A.01.1.dwg, 12/12/2025 3:17:05 PM, AutoCAD PDF (General Documentation).pc3 Page 35 of 72
NEW RESIDENCE
GARAGE
502 SF
MAVERICK LN.xxxxxxxxx1295.01305.01315.01325.01335.01350
.
0
13
5
5
.
0
1340.0
1325.01315.01305.0(E)SITE WALL(E)SITE WALLxxxxxxxxNEW STRUCTURE TOPROPERTY LINE PATIO ENTRY PORCHLANDSCAPELANDSCAPE NEW RET WALL
IN FRONT OF
EXISTING WALL
NEW BUILDING SETBACKEXISTING SETBACKDRIVE
1339.5'
EXISTING
S
T
A
I
R
S
TO REMAI
N
LINE OF EXIST.
STRUCTUREEXISTING STRUCTURETO PROPERTY LINE10'-0"EASEMENTPATIO
1339.42'
SIDE YARD EASEMENT
SIDE YARD EASEMENT
PORCH
1339.42'
PORCH
1339.42'
1000 SF FUTURE CORRAL AND STABLE
(450 SF FOR STABLE)
(550 SF FOR CORRAL)
EXISTING WALL TO REMAIN
18'-434"20'-0"
30'-0"
EASEMENT
FRONT SETBAC
K
13'-11"17'-758"35'-0"SIDE SETBACK6'-0" WIDE
ACCESS BARN/ STABLE
EXISTING SLOPE
1 1 2" : 1'
EXISTING SLOPE
1 12" : 1'35'-0"SIDE SETBACK10'-0"EASEMENT1
3
4
5
.
0
1
3
4
0
.
0
6'-0" WIDE ACCESS PATH6'-0"6'-0" WIDE ACCESS PATH6'-0"
20'-0"
EASE
M
E
N
T
30'-0"
FRON
T
S
E
T
B
A
C
K
EXISTING SLOPE
2 : 1
EXISTING SLOPE
1 : 1 MAX (1338)3
UP
MOTOR COURT
NEW DRIVEWAY
APPROACH IN EXIST.
LOCATION
EXISTING TREES
TO BE REMOVED
6'-0" WIDE ACCESS PATH
25'-8"5'-0"5'-0"MINRAMP
RIDGESETBACK LINE
SETBACK LINE
NEW HOUSE TO P
L
CENTER LINE OF STREET29'-11"EXISTIN
G
H
O
U
S
E
T
O
P
L
APPROX. LOCATION OF NEW SEPTIC SYSTEM(1343)BOW = 1339.0'TOW = 1342.0'1350.0 1348.0 1346.2
BO
W
=
1
3
3
9
.
0
'
TO
W
=
1
3
4
2
.
0
'BOW = 1339.0'TOW = 1341.5'PATIO
1339.42'
PATIO
1339.42'
PATIO
1339.42'
PATIO
1339.42'BOW = 1339.0'TOW = 1341.5'BOW = 1339.0'TOW = 1341.0'1344.4
1342.6
1340.8 1339.0BOW = 1339.0'TOW = 1342.0'BOW = 1339.0'TOW = 1340.5CURB 6"BOW = 1340.5'
TOW = 1342.0'
BOW = 1339.0'
TOW = 1340.5'
BOW = 1339.0'
TOW = 1342.0'(1344)(1342)(1341)(1340)(1339)7 %20 %2 %
1346.2 BOW
1348.0 TOW
1348.0 BOW
1350.0 TOW
BOW = 1342.0'TOW = 1346.01346.2 BOW
1348.7 TOW
TOW = 1344.5'BOW = 1343.0'3'-214"31'-2"6'-018"3'-0"2510 SF
RIDGE = 1355.25'RIDGE = 1352.66'
RIDGE = 1354.75'RIDGE = 1352.6'RIDGE = 1355.25.'RIDGE = 1352.66'RIDGE = 1352.66'RIDGE = 1351.8'RIDGE = 1354.75' 1352.66'DRIVE
1339.5'15'-818"ACTUALDRIVE26'-7"
WIDE R
O
A
D
150'150'FIRE FIGHTER TRUCK
LOCATION ON THE
STREET
5-0" FIRE FIGHTERS PATH5-0" FIRE FIGHTERS PATH6'-0" WIDE ACCESS PATH
TOP OF WALL
= 1339.0'
TOP OF WALL
= 1338.83'SLOPE4.5":12"SLOPE4.5":12"SLOPE
4.5":12"
SLOPE
4.5":12"SLOPE4.5":12"NEW 3-RAIL
FENCE
SLOPE
4":12"
SLOPE
4":12"
SLOPE
4.5":12"
SLOPE
4.5":12"
SLOPE
4.5":12"
SLOPE
4.5":12"
SLOPE
4.5":12"
SLOPE
4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"12'-0"DRIVEWAYTRASH AREA IN THE YARD
96 SF
SITE PLAN
SCALE: 1/8"=1'-0"
SITE PLAN
A.01
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
R:\$WP\2025\25004\05 DRAWINGS\CD\A.01.dwg, 12/12/2025 3:18:21 PM, AutoCAD PDF (General Documentation).pc3 Page 36 of 72
NEW RESIDENCE
GARAGE
502 SF
MAVERICK LN.xxxxxxxxx1285.01295.01305.01315.01325.01335.01350
.
0
13
5
5
.
0
1340.0
1325.01315.01305.0xxxxxxxxNEW STRUCTURE TOPROPERTY LINENEW BUILDING SETBACKEXISTING SETBACKDRIVE
1339.5'EXISTING STRUCTURETO PROPERTY LINE10'-0"EASEMENTPATIO
1339.42'
PORCH
1339.42'
PORCH
1339.42'18'-434"20'-0"
30'-0"
EASEMENT
FRONT SETBACK
13'-11"17'-758"35'-0"SIDE SETBACK35'-0"SIDE SETBACK10'-0"EASEMENT1
3
4
5
.
0
1
3
4
0
.
0 6'-0"6'-0"
20'-0"
EASEM
E
N
T
30'-0"
FRON
T
S
E
T
B
A
C
K 25'-8"5'-0"5'-0"MINNEW HOUSE TO P
L
29'-11"EXISTIN
G
H
O
U
S
E
T
O
P
L
PATIO
1339.42'
PATIO
1339.42'
PATIO
1339.42'
PATIO
1339.42'3'-214"31'-2"6'-018"3'-0"2510 SF
DRIVE
1339.5'15'-818"ACTUALDRIVE26'-7"
WIDE R
O
A
D
5-0" FIRE FIGHTERS PATH5-0" FIRE FIGHTERS PATH12'-0"DRIVEWAY150'60'90'30'60'40'20'FIRE TRUCK150'SUBJECT PROPERTY
3 MAVERICK LANE
APN 7567-018-030CA
B
A
L
L
ERO
S
RDCABALLEROS RDMAVERICK LANE
SITE PLAN
SITE PLAN
SCALE: 1/16"= 1'-0"
A.01.2
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
1. APPROVED 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 LETTERS,
AND BE A MINIMUM OF 4 INCHES HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH. FIRE
CODE 505.1
2. ALL FIRE HYDRANTS SHALL MEASURE 6" X 4" X 2-1/2", BRASS OR BRONZE,
CONFORMING TO AMERICAN WATER WORKS ASSOCIATION STANDARD C503, OR
APPROVED EQUAL.
3.
4.
5.
6.
7. CLEARANCE OF BRUSH AND VEGETATIVE GROWTH SHALL BE MAINTAINED PER FIRE
CODE 325 ACTION REQUIRED: PROVIDE NOTE ON SITE PLAN.
8. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS: 1. IN EACH
SLEEPING ROOM. 2. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE
VICINITY OF THE BEDROOMS. 3. ON EACH ADDITIONAL STORY OF THE DWELLING,
INCLUDING BASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDING CRAWL SPACES
AND UNINHABITABLE ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS
AND WITHOUT AN INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE
ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER
LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE
UPPER LEVEL. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE INSTALLED
WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARM DEVICES SHALL BE INTERCONNECTED
IN SUCH A MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE
ALARMS IN THE INDIVIDUAL UNIT. RESIDENTIAL CODE R314.3
SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING
PROVIDED THAT SUCH WIRING IS SERVED FROM A COMMERCIAL SOURCE AND SHALLBE
EQUIPPED WITH BATTERY BACK-UP.
9.
11. SINGLE- AND MULTIPLE- STATION CARBON MONOXIDE ALARMS SHALL BE LISTED AS
COMPLYING WITH THE REQUIREMENTS OF URL 2034. CARBON MONOXIDE DETECTORS
SHALL BE LISTED AS COMPLYING WITH THE REQUIREMENTS OF URL 2075. CARBON
MONOXIDE ALARMS REQUIRED BY (SECTIONS R315.1 AND R315.2) OR (SECTIONS 420.4.1
AND 420.4.2) SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS: 1. OUTSIDE OF EACH
SEPARATE DWELLING UNIT SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOM(S). 2. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS. 3. FOR
R-1 ONLY. A. ON THE CEILING OF SLEEPING UNITS WITH PERMANENTLY INSTALLED
FUEL-BURNING APPLIANCES. RESIDENTIAL CODE R315.3, BUILDING CODE 420.4.3
CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE
BUILDING WIRING PROVIDED THAT SUCH WIRING IS SERVED FROM A COMMERCIAL SOURCE
AND SHALL BE EQUIPPED WITH BATTERY BACK-UP.
10. WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE INSTALLED
WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARM DEVICES SHALL BE INTERCONNECTED
IN SUCH A MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE
ALARMS IN THE INDIVIDUAL UNIT. RESIDENTIAL CODE R314.3
12. WHEN MORE THAN ONE CARBON MONOXIDE ALARM IS REQUIRED TO BE INSTALLED
WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARM DEVICES SHALL BE INTERCONNECTED
IN SUCH A MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE
ALARMS IN THE INDIVIDUAL UNIT. RESIDENTIAL CODE R315.5
13.
FIRE DEPARTMENT NOTES:
FIRE
DEPARTMENT
FH
FH
FIRE HYDRANT LOCATION NTS
ALL REQUIRED PUBLIC FIRE HYDRANTS SHALL BE INSTALLED, TESTED AND ACCEPTED
PRIOR TO BEGINNING CONSTRTUCTION. FIRE CODE 501.4
14.
THE REQUIRED FIRE FLOW IS BASED ON THE FOLOWING CALCULATION:
TYPE OF CONSTRUCTION PER THE BUILDING CODE: .........TYPE V-N
VHFHSZ ...................................................................... YES
FIRE FLOW BASED ON THE FIRE FLOW CALCULATION AREA... gpm
REDUCTION FOR THE SPRINKLERS (MAX 50%)..................gpm (min)
TOTAL FIRE FLOW REQUIRED............ ...........................1,250 gpm
FIRE HYDRANT LOCATION AND INFO
RESIDUAL PRESSURE = 30 PSI
STATIC PRESSURE = 55 PSI
FIRE FLOW @ 20 PSI = 450 GPM FOR 2 HOURS
ORIFICE SIZE = 2.5"
PILOT = 5 PSI
FIRE FLOW CALCULATION AREA................................... SF
FOR 3 MAVERICK LANE,RH 90274206'SPACING OF THE FIRE HYDRANTS SHALL NOT EXCEED THE DISTANCES SPECIFIED
IN FIRE CODE C105.2 TROUGH C106.1
15.
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B13456813.14568CDFBKITCHEN ISLAND
VITREOUS CHINA TOILETREACHK-78080
3
3
9
.
5
'LIP2277EEKITCHEN
SLAB=395.5'
MUD ROOM
SLAB=395.5'
LAUNDRY
SLAB=395.5'
2-CAR GARAGE
SLAB
GREAT ROOM
SLAB=395.5'
POWDER
SLAB=395.5'
BEDROOM #1
SLAB=395.5'
BEDROOM #2
SLAB=395.5'
BATH #2
SLAB=395.5'
BEDROOM #3
SLAB=395.5'
MASTER BEDROOM JACK AND JILL BATHSLAB=395.5'MASTER BATH
SLAB=395.5'
DINING ROOM
SLAB=395.5'
CLOSET
SLAB=395.5'
ENTRY PORCH
PATIO
PATIO
STORAGEBASE CABINET
POWER WALL
HW-TANK
WH3.1VITREOUS CHINA TOILETREACHK-78080
VITREOUS CHINA TOILETREACHK-78080
3VITREOUS CHINA TOILETREACHK-78080
LINEN
LINEN
PATIOD1C1MASTER CLOSET
SLAB=395.5'
5'-111
2"15'-10"5'-0"16'-0"17'-6"18'-0"6'-0"20'-11"4'-7"24'-0"12'-1012"19'-0"5'-612"5'-111
2"15'-10"5'-0"15'-61
2"18'-5"17'-61
2"6'-0"20'-11"
2'-10"
FAU
FURNACEA
E1AA147'-9"3'-5"105'-21
2"
105'-21
2"4'-2"G1'-7"10'-0"GSTONE VENEER WAINSCOT
PANTRY
SLAB=395.5'47'-9"1'-9"8'-7"TRASH YARD
FLOOR PLAN
FLOOR PLAN
SCALE: 1/4"=1'-0"
A.02
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
R:\$WP\2025\25004\05 DRAWINGS\CD\A.02.dwg, 12/12/2025 3:19:17 PM, AutoCAD PDF (General Documentation).pc3 Page 38 of 72
8'-6" PLATE8'-6" PLATE
8'-6" PLATE
8'-6" PLATE
8'-6" PLATE
9'-6" PLATE
9'-6" PLATE
10'-6" PLATE
10'-6" PLATE
9'-6" PLATE
9'-6" PLATE
8'-6" PLATE
8'-6" PLATE
8'-0" PLATE
8'-0" PLATE
RIDGE = 134.52.0'B1344.56813.144.568CDFB2277EE3.13D1C1AE1AA1GGRIDGE = 1355.25'RIDGE = 1352.66'RIDGE = 1353.6'RIDGE = 1352.6'RIDGE = 1355.25.'RIDGE = 1352.66'RIDGE = 1352.66'RIDGE = 1351.8'RIDGE = 1353.6'SLOPE
4.5":12"
SLOPE
4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE
4.5":12"SLOPE4":12"SLOPE4":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE4.5":12"SLOPE
4.5":12"
SLOPE
4.5":12"SLOPE
4.5":12"
SLOPE
4.5":12"
SLOPE
4.5":12"
SLOPE
4.5":12"
ROOF PLAN
A.03
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
ROOF PLAN
SCALE: 1/8"=1'-0"
PLATE HT CALCULATIONS
PERIMETER OF BUILDING = 304 LF
8'-6" PLATE = 171 FT 56.4% - 50% MIN REQ'D
9'-6" PLATE = 81 FT 27 % - 30% MAX ALOW.
10'-6" PLATE = 82 FT 17 % - 20% MAX. ALOW.
R:\$WP\2025\25004\05 DRAWINGS\CD\A.03.dwg, 12/12/2025 3:19:47 PM, AutoCAD PDF (General Documentation).pc3 Page 39 of 72
1339.5' SUBFLOOR 7'-10 1/2"8'-0"8'-6"10'-6"PLATE HTPLATE HTBORAL - PROSHAKE - MADERA BLEND ROOFING,
CLASS "A" PER BUILDING CODE 14.504.5.1.1
(MAX. ROOFING MATERIAL WT. = 7.4.50 LBS PER S.F.)
12" HALF ROUND COPPER DORMER VENTS AT SLOPED ROOF.
PROVIDE 1 SF OF VENT FOR EVERY 14.50 SF OF ATTIC AREA.
SEE ROOF PLAN FOR LOCATIONS.
LINE OF FINISHED GRADE
1X6 CIDAR HORIZONTAL SIDING
16'-3"TOTAL HEIGHT OF STRUCTUREFROM FINISHED GRADE9'-6"PLATE HT9'-6"PLATE HT20'-6"TOTAL HEIGHT TO TOP OF CHIMNEYFROM FINISHED GRADE4.5
12 4.5
12
4.5
12
4.5
12
4.5
12
4.5
12
FG
1339.0'
1339.5' SUBFLOOR8'-6"PLATE HTRIDGE
1355.25'
RIDGE
1351.8'
FS1339.0'8'-0"9'-6"9'-6"8'-6"8'-0"8'-0"8'-6"BORAL - PROSHAKE - MADERA BLEND ROOFING,
CLASS "A" PER BUILDING CODE 14.504.5.1.1
(MAX. ROOFING MATERIAL WT. = 7.4.50 LBS PER S.F.)
12" HALF ROUND COPPER DORMER VENTS AT SLOPED ROOF.
PROVIDE 1 SF OF VENT FOR EVERY 14.50 SF OF ATTIC AREA.
SEE ROOF PLAN FOR LOCATIONS.
SQUARE CUSTOM WOOD COLUMNS.
SEE DETAIL
-
-PLATE HTPLATE HTPLATE HTPLATE HTWINDOWS/DOORS HT1X6 CIDAR HORIZONTAL SIDING
16'-3"LINE OF FINISHED GRADETOTAL HEIGHT OF STRUCTUREFROM FINISHED GRADEPLATE HTWINDOWS/DOORS HTBOUQUET CANYON STONE VENEER
ATTACHED TO BROWN COAT PER CBC
1404.5.610'-6"TOTAL HEIGHT TO TOP OF CHIMNEYFROM FINISHED GRADE4.5
12
4.5
12
4.5
12 4.5
12
4.5
12
4.5
12PEAK1353.6'1339.5' SUBFLOOR 20'-6"FG
1339.0'PEAK1351.6'RIDGE
1351.8'
RIDGE
1351.86
RIDGE
1355.25'
RIDGE
1355.25'
P
E
A
K
13
5
2
.
6
6
1339.5' SUBFLOOR 1339.5' SUBFLOOR
STONE CAP ON WALL
TO BE WINDOW SILL
P
E
A
K
13
5
1
.
6
'6'-0"TRASH YARD
BORAL - PROSHAKE - MADERA BLEND ROOFING,
CLASS "A" PER BUILDING CODE 14.504.5.1.1
(MAX. ROOFING MATERIAL WT. = 7.4.50 LBS PER S.F.)
BOUQUET CANYON STONE VENEER
ATTACHED TO BROWN COAT PER CBC
1404.5.6
1X6 CIDAR HORIZONTAL SIDING
1339.5' SUBFLOOR 1339.5' SUBFLOOR8'-0"PLATE HT10'-6"PLATE HT8'-6"PLATE HT16'-3"TOTAL HEIGHT OF STRUCTUREFROM FINISHED GRADE10'-6"PLATE HTFS1339.0'BORAL - PROSHAKE - MADERA BLEND ROOFING,
CLASS "A" PER BUILDING CODE 14.504.5.1.1
(MAX. ROOFING MATERIAL WT. = 7.4.50 LBS PER S.F.)
BOUQUET CANYON STONE VENEER
ATTACHED TO BROWN COAT PER CBC
1404.5.6
1X6 CIDAR HORIZONTAL SIDING
LINE OF FINISHED GRADE
1339.5' SUBFLOOR1339.5' SUBFLOOR 10'-6"PLATE HT10'-6"PLATE HT15'-10 1/8"TOTAL HEIGHT OF STRUCTUREFROM FINISHED GRADE8'-6"TRASH YARD6'-0"ELEVATIONS
EAST ELEVATION
SCALE: 1/8"=1'-0"A.04
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
25004
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
RESIDENCE
3 MAVERICK LANE
ROLLING HILLS
CALIFORNIA 90274
KARATSU
WEST ELEVATION
SCALE: 1/8"=1'-0"
SOUTH ELEVATION ( SIDE)
SCALE: 1/8"=1'-0"
NORTH ELEVATION ( SIDE)
SCALE: 1/8"=1'-0"
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AFFIDAVIT OF POSTING
PUBLIC HEARING AND FIELD TRIP NOTICE
PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA
I, Christian Horvath, the City Clerk for the City of Rolling Hills, CA, hereby state under penalty of
perjury that I posted the attached notice on January 15, 2026 at the following locations:
1. Rolling Hills City Hall – 2 Portuguese Bend Road, Rolling Hills, CA 90274;
2. Rolling Hills Community Association – 1 Portuguese Bend Road, Rolling Hills, CA 90274;
3. Portuguese Bend Road Guard Gate – 1 Portuguese Bend Road, Rolling Hills, CA 90274
______________________
Christian Horvath
City of Rolling Hills City Clerk
Page 41 of 72
NOTICE OF PUBLIC HEARING AND FIELD TRIP
PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NOTICE IS HEREBY GIVEN, that the Planning Commission of the City of Rolling Hills will
conduct public hearing field trip visits starting at 7:30 AM on Tuesday, January 27, 2026, at the
following properties for the purpose of receiving public input on the projects described below:
1ST FIELD TRIP 7:30 AM
2 WILLIAMSBURG LANE, ROLLING HILLS, CA 90274 (LOTS 44, 45, & 46-A-RH)
ZONING CASE NO. 25-115: SITE PLAN REVIEW FOR NEW CONSTRUCTION, NON-
EXEMPT GRADING AND RELATED IMPROVEMENTS; VARIANCES FOR AN ATTACHED
GARAGE WITHIN FRONT YARD, ADDITION TO HOME IN SIDE YARD, AND TO EXCEED
40 PERCENT DISTURBANCE; AND FINDING THE PROJECT EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (PAESANO)
2nd FIELD TRIP AT 7:50 AM
3 MAVERICK LANE, ROLLING HILLS, CA 90274 (LOT 30-SK)
ZONING CASE NO. 25-091: SITE PLAN REVIEW FOR NEW CONSTRUCTION, NON-
EXEMPT GRADING AND RELATED IMPROVEMENTS; VARIANCES FOR AN ATTACHED
GARAGE WITHIN THE SIDE YARD AREAS, AND FINDING THE PROJECT EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (KARATSU)
The purpose of these field trips is to hold a public hearing on the project sites to familiarize members
of the Planning Commission and interested parties with the location, topography, size, and scope
of the projects.
Following the field trips, the Planning Commission will reconvene to discuss the projects at a public
hearing to be held on Tuesday, January 27, 2026, beginning at 6:30 PM in the Council
Chambers of City Hall, located at 2 Portuguese Bend Road, Rolling Hills CA 90274.
Members of the public are invited to provide comments in-person during the morning field trips
and/or the evening public hearings. Remote comments will not be accepted during the field trips or
the evening hearings. Members of the public may also submit written public comments prior to the
meeting by sending an email to planning@cityofrh.net. Indicate which project you are commenting
on. Your comments will become part of the official meeting record. You may provide your full name,
but please do not provide any other personal information (i.e. phone numbers, addresses, etc.) that
you do not want to be published.
A live audio of the Planning Commission’s evening meeting will be available on the City’s website
(http://www.rolling-hills.org/). The meeting agenda is on the City’s website (https://www.rolling-
hills.org/government/agenda/index.php).
If you challenge the approval or denial of the above project in court, you may be limited to raising
only those issues you or someone else raised at the public hearings, or to issues addressed in
written correspondence delivered to the City at or prior to the public hearings described in this
notice.
For additional information, contact the Planning Department at (310) 377-1521.
Page 42 of 72
Item: 10.B.
Meeting Date: 1/27/2026
To: Planning Commission
From: Reina Schaetzl, Wildan Principal Planner
Thru: Michael Ervin, Assistant City Attorney, Karina Bañales, City Manager
Subject: Zoning Case No. 25-115: Site plan review for new construction, non-exempt grading
and related improvements; variances for an attached garage within front yard,
addition to home in side yard, and to exceed 40 percent disturbance; and finding the
project exempt from the California Environmental Quality Act for location at 2
Williamsburg Lane (Paesano) (Lots 44, 45, & 46-A-RH)
Background:
Zoning, Location, and Lot Description
The property is an irregular-shaped parcel zoned RAS-1 with Overlay Zoned District (OZD-1), located
just east of Middleridge Road with frontage on Middleridge Road and Williamsburg Lane. The net lot
size is 54,525 square feet (1.25 acres) and includes a 15-foot-wide roadway easement along
Williamsburg Lane.The subject property is currently developed with:
• 3,100 square-foot single-family residence;
• 540 square-foot attached garage;
• 490 square-foot swimming pool;
• 75 square feet of pool equipment;
• 65 square-foot stable;
• 230 square-foot attached trellis; and
• 90 square-foot service yard.
The first residential building pad is 7,010 square feet and contains the existing house, garage, and
pool The second pad is 2,275 square feet, and includes the existing stable and additional set aside
area for the potential stable expansion and a corral.
Previous Approvals
On May 25, 1995, the Traffic Commission recommended approval of the applicant's request for a
revised driveway apron. This request consisted of a reduction of a 46-foot-wide curb to be cut to 24
feet, which extends 11 feet east from its original location.
On December 19, 1995, the Planning Commission approved Resolution No. 95-22 for a Variance to
Page 43 of 72
encroach into the front yard setback to construct a bay window and a Variance to encroach into the
front yard setback to construct an entry porch.
Discussion:
Applicant Request
On August 8, 2025, an application was duly filed by Miles Pritzkat & Johnson Architects, agent for
John and Wendy Paesano, requesting approval of the following proposed improvements (collectively
referred to as the “Project”):
• 900 square-foot addition to the main residence;
• Conversion of 540 square-feet of existing attached garage to living area;
• 1,150 square-foot basement;
• 705 square-foot attached garage;
In addition to the above structures, the Project also includes a new 775 square-foot pool and spa to
replace the existing pool, hardscape, landscaping, and other related site work improvements.
Additional features, such as the outdoor kitchen, chicken coop, pool equipment and other hardscape
elements, are proposed but are not subject to discretionary review.
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). 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.
Site Plan Review
Site Plan Review is required for construction of any new building or structure pursuant to Rolling Hills
Municipal Code (“RHMC”) Section 17.46.020. The applicant is proposing an expansion of the existing
residence and garage, resulting in a footprint of approximately 4,000 square feet of total floor area.
The proposed grading for the residence is 730 cubic yards (“CY”) of excavation and 703 cubic yards
of fill, with a total of 1,433 cubic yards. The basement excavation consists of 27 cubic yards of soil,
which is exempt to total grading measurements, as per RHMC 17.16.230.
Variances
RHMC Section 17.17.030 requires a 30’ front yard setback from the front easement line for structures
in OZD-1 and RHMC Section 17.16.120 requires a 20’ side yard setback from the property line for
any structures in RAS-1. The applicant is requesting to construct the attached garage within the front
yard setback line and the proposed basement/home addition within the side yard setback line. Given
the irregular shape of the lot and expansive street frontages along both Middleridge Road and
Williamsburg Lane, the front setback area is narrow and the buildable pad area is limited to the west
side of Williamsburg Lane. Given this shape, and limits of buildable pad area, a Variance is
warranted.
RHMC Section 17.16.070(B) limits the amount of disturbed area to 40% of the net lot area. The
project proposal exceeds the total disturbance by 4% for a total of 44%. Given the limited buildable
area along the street frontages, shape of the lot and limited buildable area to the east of the property
along Williamsburg, a variance is warranted.
Page 44 of 72
Lot Merger
2 Williamsburg is recorded as three separate lots. Although the lots share one Assessor Parcel
Number, the lots are considered separate and distinct, which poses a risk that the Project will cross
over the lot lines. The City's Zoning Code prohibits such development, and Section 706 of the
California Building Codes requires the construction of fire walls for structures that cross lot lines.
In order to address the issue, City staff have added as a condition of approval that the Applicant
merge the three lots into a single parcel. Although the City does not have an ordinance governing lot
mergers, the Subdivision Map Act allows a merger of four or fewer contiguous parcels through a lot
line adjustment (Government Code Section 66412(d).) The lot line adjustment would move all lot lines
so that each lot line is coterminous with each other, effectively merging the lots. In order to avoid
additional requirements from the California Building Codes, the lot line adjustment shall be recorded
prior to the issuance of a building permit.
MUNICIPAL CODE COMPLIANCE
Lot Coverage and Building Pad Coverage
The Project complies with all required setbacks in the RAS-1 Zone, OZD-1 Overlay Zone, and meets
the Zoning Code lot coverage standards in the RHMC. The existing structural lot coverage is 5,350
square feet (9.8%), and the project proposes a net addition of 1,670 square feet (3.1%) for a total of
7,020 square feet (12.9%) of structural lot coverage. This is well below the maximum allowed 20%
structural coverage.
The existing flatwork coverage is 4,007 square feet (7.3%). The flatwork onsite will be increased by
1,126 square feet (2.1%) upon approval of the project and the new flatwork area will total 5,133
square feet (9.4%). The maximum allowable is 15% flatwork coverage. See the “Development Table”
attachment for further details.
Finally, the total lot coverage will result in 12,033 square feet or 22.1%, which is within the 35%
structural and flatwork total coverage guideline.
Neighbor Concerns
There have been no responses to the public hearing notices mailed on January 15, 2026.
Review by RHCA
The Rolling Hills Community Association reviewed and conceptually approved the attached garage
and residence plans on May 20, 2025, subject to City approvals.
Environmental Review
The Project has been determined to be 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.
Additional Information:
For informational purposes only, the residence is working with the RHCA and Southern California
Edison to underground utility lines, which are outside the scope of the Planning Commission’s review
and this project.
Page 45 of 72
Fiscal Impact:
None.
Recommendation:
Open the public hearing, take public testimony, close the public hearing, discuss the proposed
project, and provide direction to staff, agent and applicants.
In the event the Planning Commission decides to approve the project, a draft resolution is included as
an Attachment, entitled:
A Resolution of the Planning Commission of the City of Rolling Hills granting approval of Site
Plan Review for new construction, non-exempt grading and related improvements; Variances
for an attached garage within the front yard, addition to home in the side yard, and to exceed
40 percent disturbance; and finding the project exempt from the California Environmental
Quality Act (Paesano).
Attachments:
1. PL_ADR_260114_2Williamsburg_DevelopmentTable_F
2. PL_ADR_260127_2WilliamsburgLn_ZC25-115_RadiusMap
3. 2026-02_PC_Resolution_2WilliamsburgLn_ZC25-115_F
4. PL_ADR_260112_2WilliamsburgLn_ZC25-115_Plans_A
5. CL_PBN_260127_PH_PC_Affidavit
Page 46 of 72
Development Table
Zoning Case No. 25-115
2 Williamsburg Ln.
EXISTING PROPOSED TOTAL
RAS-1 Zone/OZD-1
SINGLE FAMILY
RESIDENCE, POOL,
STABLE
SINGLE FAMILY
RESIDENCE, POOL,
STABLE
Net Lot Area 54,525 SF 0 SF 54,525 SF
Residence 3,100 SF 900 SF 4,000 SF
Garage 540 SF 165 SF 705 SF
Swimming Pools/Spa 490 SF 285 SF 775 SF
Pool Equipment 75 SF -15 SF 60 SF
Stable
*existing 365 to be converted to 450
Min. setaside
365 SF 85 SF 450 SF
Corral
(550 SF Min. set aside) 550 SF 0 SF 550 SF
Attached Covered Porches 0 SF 130 SF 130 SF
Attached Trellises 230 SF 0 SF 230 SF
Outdoor Kitchen + Fire Pit 0 SF 246 SF 246 SF
Service Yard
(Min. 96 SF)
117 SF 0 SF 117 SF
Chicken Coop 0 SF 120 SF 120 SF
Basement Area 0 SF 1,150 SF 1,150 SF
Depth of Basement 0 SF 10 FT 10 FT
Primary Driveway 1,550 SF 100 SF 1,650 SF
Paved walkways/Patio Areas/Courtyards 1,540 SF -240 SF 1,300 SF
Pool Decking 800 SF 900 SF 1,700 SF
Grading
(balanced onsite, basement exempt)
730 CY CUT
703 CY FILL
1,433 CY TOTAL *27 CY export, basement exempt Structural Lot Coverage (20% Max) 5,350 SF (9.8%) 1,670 SF (3.1%) 7,020 SF (12.9%)
Flatwork Lot Coverage (15% Max) 4,007 SF (7.3%) 1,126 SF (2.1%) 5,133 SF (9.4%)
Total Lot Coverage Structures + Flatwork (35% Max) 9,357 SF (17.2%) 2,676 SF (4.9%) 12,033 SF (22.1%)
Building Pad 1 Coverage 3,757 SF (53.6%) 7,010 SF Existing Pad Area 1,350 SF (19.3%) +720 SF Proposed Pad Area 5,107 SF (66.1%) 7,730 SF Total Pad Area
Building Pad 2 Coverage 930 SF (40.9%) 2,275 SF Existing Pad Area 70 SF (3.1%) +710 SF Proposed Pad Area 1,000 SF (33.5%) 2,985 SF Total Pad Area
Total Disturbed Area (40% Max.) 23,800 SF (43.6%) 385 SF (0.7%) 24,185 SF (44.4%)
Building Heights Maximum (21 FT Max.) 20 FT 1 FT IN 21 FT IN
Page 47 of 72
City of Rolling Hills
TITLE
RADIUS MAP
CASE NO.
Zoning Case No. 25-115
Site Plan Review & Variances
OWNER Paesano
ADDRESS 2 Williamsburg, Rolling Hills, CA 90274
Page 48 of 72
1
RESOLUTION NO. 2026-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR NEW
CONSTRUCTION, NON-EXEMPT GRADING AND RELATED
IMPROVEMENTS; VARIANCES FOR AN ATTACHED GARAGE WITHIN
FRONT YARD, ADDITION TO HOME IN SIDE YARD, AND TO EXCEED 40
PERCENT DISTURBANCE; AND FINDING THE PROJECT EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR LOCATION AT 2
WILLIAMSBURG LANE (PAESANO) (LOTS 44, 45, & 46-A-RH)
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND,
RESOLVE, AND ORDER AS FOLLOWS:
Section 1. On October 17, 2025, an application was duly filed by Miles Pritzkat &
Johnson Architects, agent with respect to real property located at 2 Williamsburg Lane, Rolling
Hills (LOTS 44, 45, & 46-A-RH) requesting a Site Plan Review for new construction including a
new attached garage and non-exempt grading and related improvements; and variances for an
attached garage within front yard, addition to home in side yard, and to exceed 40 percent
disturbance.
Section 2. The property is zoned RAS-1 with Overlay Zoned District (OZD-1) and is
54,525 square feet (1.25 acres), as calculated for development purposes. located just east of
Middleridge Road with frontage on Middleridge Road and Williamsburg Lane. The net lot size is
54,525 square feet (1.25 acres) and includes a 15-foot-wide roadway easement along
Williamsburg Lane.
Section 3. The Planning Commission conducted duly noticed public hearings to
consider the application at its field trip meeting and regular meeting on January 27, 2026.
Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was
published in three public places on January 15, 2026. The applicants and their agent were
notified of the public hearings in writing by first class mail and the agent was in attendance at
the hearings. Evidence was heard and presented from all persons interested in affecting said
proposal.
Section 4. The Planning Commission finds that the project qualifies as a 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. Here, the proposed
Project is the construction of an attached garage and single-family residence, and is therefore
categorically exempt from environmental review under the California Environmental Quality Act.
Section 5. Site Plan Review Findings. Site Plan Review is required for construction of
any new structure pursuant to RHMC Section 17.46.020. With respect to the Site Plan Review
for the proposed development, the Planning Commission hereby makes the following findings:
Page 49 of 72
2
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, the Zoning Ordinance
and surrounding uses because 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 setback requirements
with the Variance approved by this Resolution. The lot is 1.25 acres net and 54,525 square feet
net, as calculated for development purposes. The size of the existing and proposed structures
will be 7,020 square feet, which constitutes 12.9% of the net lot area, and the flatwork and
driveways will be 5,133 square feet which equals 9.4% of the net lot, and the total structural and
flatwork is 12,033 square feet or 22.1% which is within the 35% maximum overall lot coverage
permitted.
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 project substantially preserves the natural and undeveloped state of the lot by
minimizing building coverage. The topography and the configuration of the lot, has been
considered, and it was determined that the proposed development will not adversely affect or be
materially detrimental to adjacent uses, buildings, or structures because the proposed
construction will be constructed on an existing building pad, will be the least intrusive to
surrounding properties, will be screened and landscaped with mature trees and shrubs, is of
sufficient distance from nearby residences so that it will not impact the view or privacy of
surrounding neighbors, and will permit the owners to enjoy their property without deleterious
infringement on the rights of surrounding property owners.
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 properties in the
vicinity. The proposed garage will be consistent with the pattern and style of the proposed
residence.
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 development plan incorporates existing trees and native vegetation to the maximum
extent feasible. Specifically, the development plan will supplement the existing vegetation with
landscaping that is compatible with and enhances the rural character of the community.
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.
Page 50 of 72
3
The development plan substantially preserves the natural and undeveloped state of the
lot by reducing building coverage due to the decreased proposed footprint.
F. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course.
The property will still maintain the existing terrain and existing drainage will remain as
there will be minimal and balanced proposed grading. Drainage will continue to flow in the
existing drainage course.
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.
Landscaping will meet the requirements of the water efficient landscape ordinance and
incorporate low impact development practices. Surrounding native vegetation and mature trees
will not be affected and new landscaping will be considerate of the environment and will enhance
the rural character of the community.
H. The project is sensitive and not detrimental to the convenience and safety of
circulation for pedestrians and vehicles.
The proposed development is sensitive and not detrimental to the convenience and safety
of circulation for pedestrians and vehicles because the proposed project will alter the existing
circulation pattern to remove the existing driveway from the side yard easement and will re-
establish the 10-foot easement minimum.
I. The project conforms to the requirements of the California Environmental
Quality Act (CEQA).
The project is exempt from the requirements of the California Environmental Quality Act.
Section 6. Variance Findings. RHMC Sections 17.17.030 requires a 30’ front yard setback
and RHMC Section 17.16.120 requires a 20’ side yard setback for all structures. The applicant
is requesting to construct the new attached garage in front yard setback and the home addition
with basement in the 20’ western side yard setback line. Additionally, the applicant is seeking
relief from the Section 17.16.070(B) with regard to the amount of grading disturbance area.
With respect to the request for the Variances mentioned above, the Planning Commission
finds as follows:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties in the same
vicinity and zone.
There are exceptional and extraordinary circumstances and conditions applicable to the
property that do not apply generally to the other property or class of use in the same zone. The
Page 51 of 72
4
property is zoned RAS-1 with OZD-1. The lot is irregular shaped with expansive street frontages
along both Middleridge Road and Williamsburg Lane. Given these limitations, the front setback
area is narrow and the buildable pad area is limited to the west side of Williamsburg Lane.
B. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same vicinity and zone
but which is denied the property in question.
The Variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other property in the same vicinity and zone, but which is denied
to the property in question. The Variance is necessary because the existing shape and
terrain on the lot creates a difficulty in placing the proposed residence with the attached
garage elsewhere on the property. As such, a Variance is warranted for the proposed Project.
C. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to properties or improvements in the vicinity.
The granting of the Variance would not be materially detrimental to the public welfare or
injurious to the property or improvements in such vicinity and zone in which the property is
located. The proposed residence will be constructed on existing building pads, will be the least
intrusive to surrounding properties, are of sufficient distance from nearby residences so that
they will not impact the view or privacy of surrounding neighbors, and will permit the owners to
enjoy their property without deleterious infringement on the rights of surrounding property
owners.
D. That in granting the variance, the spirit and intent of this title will be
observed.
The granting of the variances will allow for development that is harmonious in scale
and mass with the site, the natural terrain, and surrounding residences and will not give
the property an over-built look. The proposed garage, basement/home addition and
pool will improve the appearance of the property by providing required parking in the
front and accessory structures in the rear of the property to enhance its livability.
E. That the variance does not grant special privilege to the applicant.
The variance does not grant special privileges for the Applicant, as the proposed
residence design will provide a reasonably sized residence, and will result in a common
amenity enjoyed by many other properties throughout the City. Strict application of the
Zoning Code would deny the Applicant the same rights as other nearby homes as the
Applicant would have less space to build than the neighboring properties. The project,
together with the variance, will be compatible with the objectives, policies, general land
uses, and programs specified in the General Plan.
F. That the variance is consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities.
Page 52 of 72
5
Granting variances 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.
G. That the variance request is consistent with the General Plan of the City of
Rolling Hills.
The proposed development is compatible with the General Plan, the Zoning Ordinance
and surrounding uses because the proposed structures comply with the General Plan
requirement of low profile, low-density residential development with sufficient open space
between surrounding structures.
Section 8. Based upon the foregoing findings, and the evidence in the record, the
Planning Commission hereby approves Zoning Case No. 25-115 subject to the following
conditions:
A. The Site Plan and Variance approvals shall expire within two years from the
effective date of approval as defined in RHMC Sections 17.46.080 and 17.38.070 of the Zoning
Ordinance unless otherwise extended pursuant to the requirements of these 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
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.
Page 53 of 72
6
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 January 27, 2026 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 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
Commissioner 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. 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.
H. The project must be reviewed and approved by the Rolling Hills Community
Association (“RHCA”).
I. The total structural coverage on the building pad shall not exceed 7,020 square
feet or 12.9%.
J. Total lot coverage of structures and paved areas shall not exceed 12,033 square
feet, or 22.1%.
Page 54 of 72
7
K. The disturbance of the net lot shall not exceed 24,185 square feet of surface area
or 44.4% of the net lot area.
L. Prior to any further grading activity, the Applicant shall inform the City and RHCA
staff of the date and time of this activity. Workers shall implement Best Management Practices
to assure that streets and adjacent properties are not impacted.
M. Prior to issuance of a grading permit a detailed landscaping plan shall be submitted
to City staff for review. The landscaping plan shall utilize to the maximum extent feasible, plants
that are native to the area, are water-wise and are consistent with the rural character of the
community. A final inspection shall not be granted unless the slopes are vegetated.
N. The graded areas shall be landscaped and continually maintained in good
condition. Any trees and shrubs used in the landscaping scheme for this project shall be planted
in a way that will not result in a hedge like screening and will not impair views from neighboring
properties.
O. If applicable, the Applicant shall be required to conform to the City of Rolling Hills
Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal Code.
P. The Applicant shall submit a detailed drainage plan to the City’s drainage engineer.
This project shall meet the requirements of the City’s Low Impact Development portion of the
Storm Water Management and Pollution Control ordinance, if applicable. The applicant shall
comply with grading requirements relative to submittal of grading and construction reports as
required by the Building Official. In order to prevent sediments and water run-off from reaching
the canyon from the disturbed slopes and an erosion control plan shall be submitted to the
Building Department and implemented, even if grading permits have not been issued by that
time.
Q. The Applicant shall secure all permits from the Department of Building and Safety
prior to commencing any work. Consult with the California Department of Fish and Wildlife for
additional requirements.
R. Minimum of 65% of the construction material spoils shall be recycled and diverted
from landfills. The hauler shall obtain a Construction and Demolition permit from the City and
provide proof of recycling.
S. There shall be no discarding of any debris, trash, soil and construction spoils or
any other material into the canyon or deposited anywhere on the property, including easements.
No grading, planting, structures, drainage devices or hardscape, including driveways, or storage
of any objects including building materials shall take place in the easements, unless approved
by the RHCA.
T. The City or the Building Department may require a construction fence for the
duration of the grading for this project. Such fence shall not be located in any easement or cross
over trails or natural drainage course and shall be removed immediately upon completion of the
grading work.
Page 55 of 72
8
U. In addition, any construction facility, such as a construction trailer/office or portable
toilets, to a maximum extent practicable, shall be located in a manner not visible from the street,
and be in a location satisfactory to City staff.
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 property owners shall be required to schedule and
regulate construction and related 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.
X. Construction vehicles or equipment, employees’ vehicles, delivery trucks shall not
impede any traffic lanes to maximum extend practical; if traffic must be blocked in order to aid in
the construction, no more than a single lane may be blocked for a short period of time and
flagmen utilized on both sides of the impeded area to direct traffic.
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. 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.
AB. During construction, an Erosion Control Plan containing the elements set forth in
Section 7010 of the 2022 County of Los Angeles Uniform Building Code shall be followed to
minimize erosion and to protect slopes and channels to control storm water pollution.
AC. The property owners 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.
AD. The applicant shall pay all of the applicable Building and Safety and Public Works
Department fees and Palos Verdes Peninsula Unified School District fees, if any.
Page 56 of 72
9
AE. Prior to final inspection of the project, “as graded” and “as constructed” plans and
certifications shall be provided to the Planning Department and the Building Department to
ascertain that the completed project is in compliance with the Planning Commission approved
plans. In addition, any modifications made to the project during construction, shall be depicted
on the “as built/as graded” plan.
AF. The applicants shall execute an Affidavit of Acceptance of all conditions of the
Variance approval, or the approval shall not be effective.
AG. All conditions of this Resolution, when applicable, must be complied with prior to
the issuance of a grading or building permit from the Building and Safety Department.
AH. Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Section 17.54.070 of
the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6.
AI. To the extent permitted by law, Permittee shall defend, indemnify and hold
harmless the City of Rolling Hills, its City Council, its officers, employees and agents (the
“indemnified parties”) from and against any claim, action, or proceeding brought by a third party
against the indemnified parties and the applicant to attack, set aside, or void any permit or
approval for this project authorized by the City, including (without limitation) reimbursing the
City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole
discretion, elect to defend any such action with attorneys of its choice. The permittee shall
reimburse the City for any court and attorney's fees which the City may be required to pay as
a result of any claim or action brought against the City because of this permit. Although the
permittee is the real party in interest in an action, the City may, at its sole discretion, participate
at its own expense in the defense of the action, but such participation shall not relieve the
permittee of any obligation under this condition.
AJ. The future stable and corral shall comply with all requirements in RHMC Sections
17.18.060 and 17.18.090, unless otherwise approved herein.
AK. New landscaping in the RHCA easement is prohibited unless previously approved
by RHCA. Landscaping not approved by RHCA in the easement shall be removed from the
final landscape plan.
AL. `Applicant shall effectuate a lot line adjustment between all parcels identified by
APN: 7569-016-008 to make all parcels coterminous. Applicant shall submit said lot line
adjustment application pursuant to RHMC Chapter 16.44. The lot line adjustment shall be
recorded prior to the issuance of building permit.
Page 57 of 72
10
PASSED, APPROVED AND ADOPTED THIS 27TH DAY OF JANUARY, 2026.
BRAD CHELF, CHAIRPERSON
ATTEST:
____________________________________
CHRISTIAN HORVATH, CITY CLERK
Any action challenging the final decision of the City made as a result of the public hearing on
this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling
Hills Municipal Code and Civil Procedure Section 1094.6.
Page 58 of 72
11
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2026-02 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR NEW
CONSTRUCTION, NON-EXEMPT GRADING AND RELATED
IMPROVEMENTS; VARIANCES FOR AN ATTACHED GARAGE WITHIN THE
FRONT YARD, BASEMENT AND ADDITION TO HOME IN THE SIDE YARD,
AND TO EXCEED 40 PERCENT DISTURBANCE; AND FINDING THE
PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (PAESANO) (LOTS 44, 45, & 46-A-RH).
was approved and adopted at a regular meeting of the Planning Commission on January 27,
2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
__________________________________
CHRISTIAN HORVATH, CITY CLERK
Page 59 of 72
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
J O H N & W E N D Y P A E S A N O
2 Williamsburg Lane Rolling Hills California
ADDITION & REMODEL TO THE RESIDENCE OF:ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N O1/12/26, 11:31 AM
No.Date
REVISIONS
DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
www.pritzkatjohnson.com
THESE PLANS ARE NOT TO BE
USED FOR CONSTRUCTION
UNLESS THEY ARE STAMPED
BY ARCHITECT OR ENGINEER
OR HAVE "PERMIT SET"
PRINTED ON THEM IN THE
SPACE ABOVE
i n f o @ p r i t z k a t j o h n s o n . c o m
T.0SHEET INDEXA.1.d
A.2
A.3
A.4
A.5
A.6
WALL DEMO PLAN/ORIGINAL ROOF PLAN
BASEMENT LEVEL FLOOR PLAN
MAIN LEVEL FLOOR PLAN
ROOF PLAN
EAST (FRONT) ELEVATION
WEST (REAR) AND NORTH/SOUTH ELEVATIONS
ARCHITECTURAL SHEETS
T.O TITLE SHEET PROJECT DATAC.0
C.1
C.2
COVER SHEET/ OVERALL SITE PLAN
EXISTING AND PROPOSED AREAS
CONCEPT GRADING PLAN
CIVIL ENGINEERING SHEETS
LP.1
PLANTING PLAN
LANDSCAPING SHEETS
DATE: 1/8/2026 tbd
TOTAL
NET LOT AREA 54,525 sq.ft 0 sq.ft 54,525
RESIDENCE 3,100 sq.ft 900 sq.ft 4,000 sq.ft
GARAGE 540 sq.ft 165 sq.ft 705 sq.ft
SWIMMING POOL/SPA 490 sq.ft 285 sq.ft 775 sq.ft
POOL EQUIPMENT 75 sq.ft -15 sq.ft 60 sq.ft
GUEST HOUSE 0 sq.ft 0 sq.ft 0 sq.ft
CABANA 0 sq.ft 0 sq.ft 0 sq.ft
365 sq.ft 85 sq.ft 450 sq.ft
RECREATION COURT 0 sq.ft 0 sq.ft 0 sq.ft
ATTACHED COVERED PORCHES 0 sq.ft 130 sq.ft 130 sq.ft
0 sq.ft 0 sq.ft 0 sq.ft
ATTACHED TRELLISES 230 sq.ft 0 sq.ft 230 sq.ft
*DETACHED STRUCTURES:
(circle all that applies)
0 sq.ft 0 sq.ft 0 sq.ft
0 sq.ft 0 sq.ft 0 sq.ft
0 sq.ft 110 sq.ft 110 sq.ft
0 sq.ft 120 sq.ft 120 sq.ft
0 sq.ft 16 sq.ft 16 sq.ft
SERVICE YARD 117 sq.ft 0 sq.ft 117 sq.ft
OTHER:0 sq.ft 0 sq.ft 0 sq.ft
BASEMENT AREA:0 sq.ft 1,150 sq.ft 1,150 sq.ft
(Volume to be included in grading quantities)
DEPTH OF BASEMENT 0 sq.ft 10 ft 10 ft
TOTAL STRUCTURE 4,917 sq.ft 1,796 sq.ft 6,713 sq.ft
%STRUCTURAL COVERAGE 9.02% sq.ft 3.29% sq.ft 12.31% sq.ft
TOTAL STRUCTURES
4,917 sq.ft 1,550 sq.ft 6,467 sq.ft
% STRUCTURAL COVERAGE 9.02% sq.ft 2.84% sq.ft 11.86% sq.ft
2 Williamsburg Ln.
EXCLUDING UP TO 5 AND UP TO 800 sq.ft.
detached structures that are not higher than 12 ft.
ENTRYWAY/PORTE COCHERE,
BREEZEWAYS
STABLE (dirt volume to be
included in grading quantities
EXISTING PROPOSED
ZONING CASE NO.:ADDRESS:
ALL STRUCTURES MUST BE SHOWN ON THE PLAN
CALCULATION OF LOT COVERAGE
OUTDOOR KITCHEN
CHICKEN COOP
DATE: 1/8/2026 tbd
TOTAL
PRIMARY DRIVEWAY 1,550 sq.ft 100 sq.ft 1,650 sq.ft
1,540 sq.ft -240 sq.ft 1,300 sq.ft
POOL DECKING 800 sq.ft 900 sq.ft 1,700 sq.ft
0 sq.ft 0 sq.ft 0 sq.ft
TOTAL FLATWORK 3,890 sq.ft 760 sq.ft 4,650 sq.ft
7.13%1.39%8.53%
8,807 sq.ft 2,556 sq.ft 11,363 sq.ft
16.15%4.69%20.84%
8,807 sq.ft 2,310 sq.ft 11,117 sq.ft
16.15%4.24%20.39%
TOTAL DISTURBED AREA 23,800 sq.ft 385 sq.ft 24,185 sq.ft
% DISTURBED AREA 43.65%0.71%44.36%
GRADING QUANTITY 1,433 C.Y.
(include future stable, corral, and
access way; basement and all other
areas to be graded)
*Free standing accessory structures such as sheds, trellises, covered patios, gazebo, fountains, barbecue, outdoor
fireplace, etc. are not counted towards coverage and disturbed area unless their combined area exceeds 800 sq.ft., or if
there are more than 5 such structures on the property.
%TOTAL COVERAGE
TOTAL STRUCTURAL &
FLATWORK COVERAGE
Excl. the allowance of up to 5- 800 sq.ft.
structures from previous page.
% TOTAL COVERAGE
PAVED WALKS, PATIO AREAS,
COURTYARDS
OTHER PAVED DRIVEWAYS, ROAD
EASEMENTS, PARKING PADS
%TOTAL FLATWORK
COVERAGE
TOTAL STRUCTURAL &
FLATWORK COVERAGE
All structures (attached and detached) must be listed.
EXISTING PROPOSED
ZONING CASE NO.:ADDRESS: 2 Williamsburg Ln.
ALL FLATWORK MUST BE SHOWN ON THE PLAN
Page 60 of 72
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Page 61 of 72
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08/&+,6&2175$,1',&$7('
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,17+(723,1&+(62)62,/&203267$7
$5$7(2)$0,1,0802))285&8%,&
<$5'63(5648$5()((72)
3(50($%/($5($6+$//%(,1&25325$7('
72$'(37+2)6,;,1&+(6,1727+(62,/
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550 s.f.
CORRAL
85 s.f.
STABLE
SET-ASIDE EXISTING ST
ABLE
A
C
CESS
DRI
VE
W
AY
POTENTI
AL
A
T
V P
AR
K'
G POTEN
TI
AL
A
T
V P
AR
K'
G
POTENTIAL ATV PARK'G
POTENTIAL ATV PARK'G
6'-0"ACCESS6'-0"ACCESSPage 64 of 72
ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N O1/12/26, 11:32 AM
No.Date
REVISIONS
DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
www.pritzkatjohnson.com
THESE PLANS ARE NOT TO BE
USED FOR CONSTRUCTION
UNLESS THEY ARE STAMPED
BY ARCHITECT OR ENGINEER
OR HAVE "PERMIT SET"
PRINTED ON THEM IN THE
SPACE ABOVE
i n f o @ p r i t z k a t j o h n s o n . c o m
A.1d
S C A L E : 1 / 4 " = 1 ' - 0 "
E X I S T I N G R O O F P L A N
(E)
GARAGE
(E)
BEDROOM
(E)
BEDROOM
(E)
BATH
(E)
BATH
(E)
FAMILY ROOM
(E)
LIVING ROOM
(E)
DINING ROOM
(E)
KITCHEN
(E)
LAUNDRY
(E)
POWDER
(E)
OFFICE
(E)
ENTRY
(E)
MASTER BEDROOM
(E)
MASTER CLOSET
(E)
MASTER BATH
6.33'
16.33' 6.42' 36.33' 19.92' 9.42'20.92'
19.33' 29.83'
36.63'
22.75'8.67' 16.54' 2.67' 17.29'
2.00' 1.42'
30.17'
9.21'
16.58' 4.17'
19.75'4.33' 226.55
REMAINING
357.01 TOTAL LINEAR FEET OF EXTERIOR WALLS
130.46 / 357.01
36.54 % DEMOLISHED
19.92
36.33
6.42
16.33
9.42
20.92
19.33
29.83
36.63
22.75
8.67
6.33
2.67
16.54
2.00
1.42
17.29
30.17
9.21
4.33
16.58
4.17
19.75
130.46
DEMOLISHED
S C A L E : 1 / 4 " = 1 ' - 0 "
E X I S T I N G F L O O R P L A N & E X T E R I O R W A L L D E M O L I T I O N P L A N
EXISTING WALLS TO REMAIN
LEGEND
=
REMOVED WALLS=
PITCH
BREAKRIDGE RIDGE
RIDGE
RIDGE
RIDGE RIDGE VALLEY VALLEY VALLEY RIDGE PITCH
BREAK
PITCH
BREAK
11 : 12
11 : 12
11 : 12 11 : 12 11 : 12 11 : 12 11 : 12 11 : 12 11 : 12 11 : 12 11 : 12 11 : 12
11 : 12
11 : 12 VALLEY ± 4 : 12 ± 4 1/2 : 12 ± 4 1/2 : 12 Page 65 of 72
ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N O1/12/26, 11:32 AM
No.Date
REVISIONS
DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
www.pritzkatjohnson.com
THESE PLANS ARE NOT TO BE
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OR HAVE "PERMIT SET"
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i n f o @ p r i t z k a t j o h n s o n . c o m
UP (16)
HEAT
PUMP AIR
HANDLER
HEAT
PUMP AIR
HANDLER
80-GAL.
HWH
BENCH1.28 GAL./ FLUSHSTEAM
SHOWER
LOW
VOLT.
RACK
LOUVEREDBENCH80-GAL.
HWH
PELOTON 24" x 60"
PELOTON TREAD 68" x 33"
24" x 68"
YOGA MAT
F-18 SIMULATORTV WALLHEAT
PUMP AIR
HANDLER
GYM
STORAGE
A.2
N
S C A L E : 1 / 4 " = 1 ' - 0 "
B A S E M E N T L E V E L F L O O R P L A N RETAINING WALL
NEW STUD WALLS
EXISTING WALLS
VENEER / MASONRY
REMOVED WALLS=
=
=
=
=
LEGEND
MECH. ROOM
12'-2" x 16'-11"
REC. ROOM
(GYM / F-18 / THEATRE)
24'-10" x 28'-8"
STORAGE
5'-7" x 6'-3"
BATH #5
11'-2" x 6'-3"
UP (16)
Page 66 of 72
ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N O1/12/26, 11:32 AM
No.Date
REVISIONS
DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
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THESE PLANS ARE NOT TO BE
USED FOR CONSTRUCTION
UNLESS THEY ARE STAMPED
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OR HAVE "PERMIT SET"
PRINTED ON THEM IN THE
SPACE ABOVE
i n f o @ p r i t z k a t j o h n s o n . c o m
(E) BUILT-IN4'-6" x 10'-6"
TABLE
DW
TRASH
RECYCLE
48" RANGE OVENS BELOW36" REF.MICRO(E)
FP
(E)
FP
TV WALL39" x 96" COUCH39" x 96"
COUCH
ART WALL(N) HEAT PUMPART WALL
ART WALL
QUEEN BED
TV WALLBENCHBENCH36" FRZ.QUEEN BEDTV WALLBENCHQUEEN BED
GALLERY WALLTV WALLSHELVES DRAWERSMIRROR
SHOES/
SHELVES
SHOES/ SHELVESUNDERCOUNTER WASHERUNDERCOUNTER DRYERDW
TRASH
RECYCLE
36" REF.TALL CAB.DBL
OVENTALL CAB.BENCHBOOKSHELVES / BUILT-IN STORAGEDESK / BUILT-INDESK / BUILT-IN
LINEN /
STORAGE
ART WALLUNDERCOUNTER WASHERUNDERCOUNTER DRYERSTEAM
CLOSET
DOG
WASHCALIFORNIA KING46" ISOKERN
BVETTO
GAS FP
TV ABOVE F.P.ART WALLART WALLMIRRORBENCH SHELVES / DRAWERSGALLERY WALLSHELVES / DRAWERSSHELVES / DRAWERSVANITY
LINENSHELFBENCH
BENCH NICHENICHE66" x 32" TUBSHELVES SHELVESSTOOLHIDDEN
STORAGE
WET BAR36" FARMJEEP WRANGLER
RUBICON 3921.28 GAL./ FLUSH1.28 GAL./
FLUSH
1.28 GAL./
FLUSH
1.28 GAL./
FLUSH
1.28 GAL./
FLUSH
1.28 GAL./ FLUSH8'-3" x 6"-6"
ISLAND
SHELVES /
DRAWERS LINEN
GMC YUKON
DENALI XL
STORAGE / WORK BENCH
GOLF CART / UTV
A.3
N
S C A L E : 1 / 4 " = 1 ' - 0 "
M A I N L E V E L F L O O R P L A N RETAINING WALL
NEW STUD WALLS
EXISTING WALLS
VENEER / MASONRY
REMOVED WALLS=
=
=
=
=
LEGEND
KITCHEN
20'-5" x 12'-3"
-VAULTED
DINING ROOM
22'-3" x 15'-2"
ENTRY HALL
22'-4" x 10'-3"
-VAULTED
LIVING ROOM
24'-5" x 22'-2"
-VAULTED
COVERED FRONT PORCH
22'-4" x 5'-0"
DN (16)
DIRTY KITCHEN / MUDROOM
18'-9" x 10'-7"
BEDROOM #3
12'-4" x 19'-10"
BATH #3
6'-0" x 11'-2"
BATH #4
9'-8" x 9'-0"
BEDROOM #4
17'-11" x 11'-0"
BEDROOM #2
15'-10" x 12'-3"BATH #2
5'-6" x 9'-9"
POWDER #1
3'-8" x 8'-11"
LAUNDRY
12'-6" x 13'-1"
MASTER
CLOSET
10'-0" x 15'-3"
MASTER BEDROOM
19'-5" x 19'-10"
-VAULTED
MASTER
BATHROOM
15'-2" x 15'-3"
MASTER
CLOSET
5'-7" x 8'-10"
POWDER #2
W.I.C.
5'-6" x 5'-8"
W.I.C.
5'-6" x 5'-0"
W.I.C.
9'-8" x 5'-0"DOG DOOR BELOWTHREE CAR GARAGE
32'-6" x 22'-8"
TRASH
YARD
5'-2"135'-5"
19'-8"18'-11 1/2"21'-3"22'-6 1/2"16'-8"36'-4"
10'-7 1/2"10'-7 1/2"3'-3 1/4"6'-2 1/2"6'-2 1/2"3'-3 1/4"4'-1"2'-5"3'-4"5'-9"4'-1"3'-5 1/4"7'-10"7'-10"3'-5 1/4"8'-4"8'-4"3'-10"2'-11"3'-5"5'-5"4'-9"2'-10"2'-4"6'-8"4'-2"1'-0"5'-0"17'-10"6'-4"33'-0"
6'-3"10'-4"10'-4"4'-9"13'-1"6'-1"40'-7"6'-5"3'-6 1/2"7'-11 1/2"4'-4"4'-6"2'-3"2'-3"15'-9"4'-9"6'-9"30'-2"1'-0"22'-10"6'-4"3'-2 1/2"3'-6 1/2"135'-5"
2'-0"6'-1 1/2"20'-3"17'-6"22'-5"30'-6"36'-7 1/2"
3'-7"3'-7 1/2"5'-10"3'-7 1/2"3'-7"2'-1"2'-1"6'-8"6'-8"5'-10"6'-0"6'-0"4'-7"3'-2"8'-4 1/2"6'-4"6'-4"6'-3 1/2"2'-0"3'-11"9'-11"10'-11 1/2"9'-10"30'-2"± 22'-0" CLR.± 17'-0" CLR.DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS Page 67 of 72
ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N O1/12/26, 11:33 AM
No.Date
REVISIONS
DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
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THESE PLANS ARE NOT TO BE
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OR HAVE "PERMIT SET"
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SPACE ABOVE
i n f o @ p r i t z k a t j o h n s o n . c o m
A.4
TO ROOF
BELOW
TO ROOF
BELOW
9 : 12 9 : 12
9 : 12 9 : 12
9 : 12 9 : 12 9 : 12 9 : 12
9 : 12 9 : 12 9 : 12 9 : 12 9 : 12 9 : 12 RIDGE ELEV 443.78T.O. CHIMNEY
451.19
RIDGE ELEV 444.87T.O. CHIMNEY
447.87 RIDGE ELEV 445.03RIDGE ELEV 444.65RIDGE ELEV 444.65RIDGE ELEV 446.759 : 12 9 : 12 RIDGE ELEV 446.759 : 12 9 : 12 9 : 12 9 : 12
9 : 12 9 : 12 9 : 12 9 : 12 9 : 12 3 : 12 3 : 12 RIDGE ELEV
444.87
RIDGE ELEV
444.65
RIDGE ELEV
448.19
9 : 12 9 : 12 9 : 12 9 : 12 9 : 12 9 : 12 9 : 12 RIDGE ELEV
444.87
9 : 12 3 : 12 TO ROOF
BELOW
9 : 12 9 : 12 9 : 12 9 : 12
RIDGE ELEV
443.97
9 : 12 9 : 12 9 : 12 9 : 12 3 : 12 9 : 12 9 : 12 3 : 12 RIDGE ELEV
443.97
9 : 12 9 : 12 3 : 12 N
S C A L E : 1 / 4 " = 1 ' - 0 "
R O O F P L A N3 : 12 PITCH
BREAK
PITCH BREAK DS DS DS DS DS DS DS DS DS DS PITCH
BREAK
PITCH
BREAK
PITCH
BREAK
PITCH
BREAK
3 : 12 DS PITCH
BREAK DS DS DS DS PITCH
BREAK
PITCH BREAK
Page 68 of 72
ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N O1/12/26, 11:33 AM
No.Date
REVISIONS
DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
A R C H I T E C T S
R I T Z K A T
&J O H N S O N
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i n f o @ p r i t z k a t j o h n s o n . c o m
TWO WILLIAMSBURG LANE
TWO WILLIAMSBURG LANE
A.5
S C A L E : 3 / 16 " = 1 ' - 0 "
F U L L E A S T ( F R O N T - W I L L I A M S B U R G L A N E ) E L E V A T I O N -- R E D U C E D S C A L E F O R C O N T E X T
S C A L E : 1 / 4 " = 1 ' - 0 "
P A R T I A L E A S T ( F R O N T - W I L L I A M S B U R G L A N E ) E L E V A T I O N
(E) FF = 427.80 8'-6"10'-0"
PLATE
10'-0"
PLATE ± 7'-3 1/2"FINISH MATERIAL
ALLOWANCE
TOP OF SHEATHING
FINISH ELEV = 443.78
TOP OF SHEATHING
FINISH ELEV = 448.19
FINISH MATERIAL
ALLOWANCE
T.O. CURB = 427.738'-6"± 7'-5 3/4"TOP OF SHEATHING
FINISH ELEV = 443.97
FINISH MATERIAL
ALLOWANCE
S C A L E : 1 / 4 " = 1 ' - 0 "
P A R T I A L E A S T ( F R O N T - W I L L I A M S B U R G L A N E ) E L E V A T I O N
TOP OF SHEATHING
FINISH ELEV = 444.65
FINISH MATERIAL
ALLOWANCE
MAX. ALLOWABLE HEIGHT = 448.80
(E) FF = 427.8021'-0" MAX. HEIGHT ABOVE FINISHED FLOORMAX. ALLOWABLE HEIGHT = 448.80
21'-0" MAX. HEIGHT ABOVE FINISHED FLOOR(E) FF = 427.80 21'-0" MAX. HEIGHT ABOVE FINISHED FLOOR16'-0"
DORMER PLATE
T.O. CHIMNEY
ELEV. = 451.19
TOP OF SHEATHING
FINISH ELEV = 446.75
TOP OF SHEATHING
FINISH ELEV = 445.03
T.O. CHIMNEY
ELEV. = 447.87
T.O. FINISHED RIDGE
ELEV. = 444.87
20.39' PROPOSED BUILDING HEIGHTLINE OF EXISTING ROOF
LINE OF EXISTING ROOF
LINE OF EXISTING ROOF
Page 69 of 72
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1/12/26, 11:34 AM
No.Date
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DESCRIPTION
A R C H I T E C T
3 0 6 V I S T A D E L M A R, S U I T E A
R E D O N D O B E A C H ,
C A L I F O R N I A 9 0 2 7 7
M I L E S E . P R I T Z K A T
A R C H I T E C T
K E I T H B . J O H N S O N
3 1 0 . 3 7 5 . 7 7 0 0
P
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ADDITION & REMODEL TO THE RESIDENCE OF:2 Williamsburg Lane Rolling Hills California 90274J O H N & W E N D Y P A E S A N OA.6
S C A L E : 1 / 4 " = 1 ' - 0 "
P A R T I A L W E S T ( R E A R ) E L E V A T I O N
(E) FF = 427.80 8'-6"S C A L E : 1 / 4 " = 1 ' - 0 "
S O U T H E L E V A T I O N
(E) FF = 427.80 8'-6" MASTER BEDROOM PLATE1'-0"9'-1" BASEMENT PLATEFF = 417.72
T.O. SLAB = 417.65
(E) FF = 427.808'-6"± 8'-2"TOP OF SHEATHING
FINISH ELEV = 444.65
8'-6"
PLATE
8'-6"
PLATE
(E) FF = 427.808'-6"TOP OF SHEATHING
FINISH ELEV = 444.87
± 8'-4 1/2"FINISH MATERIAL
ALLOWANCE
8'-2"
PLATE
8'-6"
PLATE
(E) FF = 427.8010'-0"TOP OF SHEATHING
FINISH ELEV = 445.03
± 7'-0 1/2"FINISH MATERIAL
ALLOWANCE
TOP OF SHEATHING
FINISH ELEV = 444.87
± 8'-4 1/2"FINISH MATERIAL
ALLOWANCE
± 9'-0"TOP OF SHEATHING
FINISH ELEV = 443.97
FINISH MATERIAL
ALLOWANCE
TOP OF SHEATHING
FINISH ELEV = 448.19
FINISH MATERIAL
ALLOWANCE
TOP OF SHEATHING
FINISH ELEV = 448.19
FINISH MATERIAL
ALLOWANCE
TOP OF SHEATHING
FINISH ELEV = 448.19
FINISH MATERIAL
ALLOWANCE
T.O. CURB = 427.73 8'-6"± 7'-5 3/4"FINISH MATERIAL
ALLOWANCE
S C A L E : 1 / 4 " = 1 ' - 0 "
P A R T I A L W E S T ( R E A R ) E L E V A T I O N
8'-2"
PLATE
8'-6"
PLATE
S C A L E : 1 / 4 " = 1 ' - 0 "
N O R T H E L E V A T I O N
TOP OF SHEATHING
FINISH ELEV = 443.97
FINISH MATERIAL
ALLOWANCE
T.O. CHIMNEY
ELEV. = 451.19
T.O. CHIMNEY
ELEV. = 447.87
21'-0" MAX. HEIGHT ABOVE FINISHED FLOOR21'-0" MAX. HEIGHT ABOVE FINISHED FLOORMAX. ALLOWABLE HEIGHT = 448.80
T.O. FINISHED RIDGE
ELEV. = 444.65
T.O. FINISHED RIDGE
ELEV. = 446.75
T.O. CHIMNEY
ELEV. = 451.19
T.O. FINISHED RIDGE
ELEV. = 446.75
MAX. ALLOWABLE HEIGHT = 448.80
MAX. ALLOWABLE HEIGHT = 448.80
21'-0" MAX. HEIGHT ABOVE FINISHED FLOOR21'-0" MAX. HEIGHT ABOVE FINISHED FLOORT.O. CHIMNEY
ELEV. = 451.19
T.O. CHIMNEY
ELEV. = 447.87 MAX. ALLOWABLE HEIGHT = 448.80
LINE OF EXISTING ROOF
LINE OF EXISTING ROOF
Page 70 of 72
AFFIDAVIT OF POSTING
PUBLIC HEARING AND FIELD TRIP NOTICE
PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA
I, Christian Horvath, the City Clerk for the City of Rolling Hills, CA, hereby state under penalty of
perjury that I posted the attached notice on January 15, 2026 at the following locations:
1. Rolling Hills City Hall – 2 Portuguese Bend Road, Rolling Hills, CA 90274;
2. Rolling Hills Community Association – 1 Portuguese Bend Road, Rolling Hills, CA 90274;
3. Portuguese Bend Road Guard Gate – 1 Portuguese Bend Road, Rolling Hills, CA 90274
______________________
Christian Horvath
City of Rolling Hills City Clerk
Page 71 of 72
NOTICE OF PUBLIC HEARING AND FIELD TRIP
PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS, CALIFORNIA
NOTICE IS HEREBY GIVEN, that the Planning Commission of the City of Rolling Hills will
conduct public hearing field trip visits starting at 7:30 AM on Tuesday, January 27, 2026, at the
following properties for the purpose of receiving public input on the projects described below:
1ST FIELD TRIP 7:30 AM
2 WILLIAMSBURG LANE, ROLLING HILLS, CA 90274 (LOTS 44, 45, & 46-A-RH)
ZONING CASE NO. 25-115: SITE PLAN REVIEW FOR NEW CONSTRUCTION, NON-
EXEMPT GRADING AND RELATED IMPROVEMENTS; VARIANCES FOR AN ATTACHED
GARAGE WITHIN FRONT YARD, ADDITION TO HOME IN SIDE YARD, AND TO EXCEED
40 PERCENT DISTURBANCE; AND FINDING THE PROJECT EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (PAESANO)
2nd FIELD TRIP AT 7:50 AM
3 MAVERICK LANE, ROLLING HILLS, CA 90274 (LOT 30-SK)
ZONING CASE NO. 25-091: SITE PLAN REVIEW FOR NEW CONSTRUCTION, NON-
EXEMPT GRADING AND RELATED IMPROVEMENTS; VARIANCES FOR AN ATTACHED
GARAGE WITHIN THE SIDE YARD AREAS, AND FINDING THE PROJECT EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (KARATSU)
The purpose of these field trips is to hold a public hearing on the project sites to familiarize members
of the Planning Commission and interested parties with the location, topography, size, and scope
of the projects.
Following the field trips, the Planning Commission will reconvene to discuss the projects at a public
hearing to be held on Tuesday, January 27, 2026, beginning at 6:30 PM in the Council
Chambers of City Hall, located at 2 Portuguese Bend Road, Rolling Hills CA 90274.
Members of the public are invited to provide comments in-person during the morning field trips
and/or the evening public hearings. Remote comments will not be accepted during the field trips or
the evening hearings. Members of the public may also submit written public comments prior to the
meeting by sending an email to planning@cityofrh.net. Indicate which project you are commenting
on. Your comments will become part of the official meeting record. You may provide your full name,
but please do not provide any other personal information (i.e. phone numbers, addresses, etc.) that
you do not want to be published.
A live audio of the Planning Commission’s evening meeting will be available on the City’s website
(http://www.rolling-hills.org/). The meeting agenda is on the City’s website (https://www.rolling-
hills.org/government/agenda/index.php).
If you challenge the approval or denial of the above project in court, you may be limited to raising
only those issues you or someone else raised at the public hearings, or to issues addressed in
written correspondence delivered to the City at or prior to the public hearings described in this
notice.
For additional information, contact the Planning Department at (310) 377-1521.
Page 72 of 72