2026-02_PC_Resolution_2WilliamsburgLn_ZC25-115_F_A_E 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:
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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.
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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
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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.
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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.
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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%.
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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.
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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.
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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.
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
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)
was approved and adopted at a regular meeting of the Planning Commission on January 27,
2026, by the following roll call vote:
AYES: Douglass, Kirkpatrick, Chair Chelf
NOES:
ABSENT: Cardenas, Soo
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
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