CC RES 1993-031RESOLUTION NO. 93 -31
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF RANCHO PALOS VERDES DENYING A REQUEST TO
INITIATE A GENERAL PLAN AMENDMENT TO CHANGE
THE LAND USE DESIGNATION FROM VERY LOW DENSITY
RESIDENTIAL AND HAZARD TO HIGH DENSITY
RESIDENTIAL ON A 13963 ACRE SITE LOCATED WEST
OF HAWTHORNE BOULEVARD BETWEEN LOCKLENNA LANE
AND OCEAN CREST DRIVE.
WHEREAS, Retired Judge G, Tom Thompson, et. al., has requested
initiation of a General Plan Amendment to change the land use
designation from very low density residential and hazard to high
density residential on a 13.63 acre vacant site; and
WHEREAS, the subject property is located within Indian Valley,
which forms the northern branch of Agua Amarga Canyon, a large
watershed which provides drainage for the west slope of the Palos
Verdes Peninsula. That portion of the natural canyon west of
Hawthorne Boulevard, between Locklenna Lane, Ocean Crest Drive and
Baycrest Drive was extensively filled with uncertified materials
from the mid- 1950's to the late 1960's to a maximum depth of
approximately 120 feet, during the construction of Hawthorne
Boulevard and other nearby residential developments. The existing
drainage course on the subject property is currently unimproved,
i.e. is not contained in a pipe or lined channel, and is showing
signs of severe erosion, especially in the western portion of the
site at the top of a large west-facing fill slope. Over time, the
uncertified fill material adjacent to Windport Drive has been
experiencing settlement under its own weight, which may be removing
lateral support from adjacent properties; and
WHEREAS, the subject property contains areas of extreme
slopes, in excess of 35% in steepness, which are located in the
narrow canyon area near Hawthorne Boulevard, adjacent to the
existing highrise condominiums along Island View Drive and Ocean
Crest Drive and on the large west facing fill slope, In addition,
the subject property contains a small riparian wetland area in the
narrow canyon adjacent to Hawthorne Boulevard and a significant
stand of coastal sage scrub habitat is located immediately adjacent
to the subject property at the base of the west facing fill slope.
WHEREAS, the existing General Plan land use designations on
the subject property are Natural Environment /Hazard and Residential
(1 dwelling unit per 5 acres) . In addition, those portion of the
site with the Residential land use designation are included in a
Natural Overlay Control District.
WHEREAS, on April 6, 1993, the City Council held a hearing to
consider the General Plan Initiation Request, at which time all
interested parties were given an opportunity to be heard and
present evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The subject property cannot accommodate the
proposed density due to the uncompacted fill, extreme slopes,
unimproved drainage course and sensitive habitat areas that exist
on the site. The physical constraints that exist on the site are
reflected in the General Plan land use designations of Natural
Environment/ Hazard and Residential (1 dwelling unit per 5 acres) .
The proposed change in the land use designation from hazard and
very low density residential to high density residential is not
consistent with the General Plan due to the following reasons:
The various tones indicated in the Natural Environment Element map
of the General Plan (Figure 14 ) represent the overlay of various
Resource Management Districts, with the darkest tones representing
the areas with restricted environmental carrying capacity and low
suitablity to support intensive development. The subject property
is indicated in the darkest tone on the General Plan Natural
Environment Element map since it contains five Recourse Management
Districts: Extreme Slopes (RM 2), High Slope (RM 3), Landslide Area
(RM 5 ) , Hydrological Factors (RM 6 ) and Wildlife Habitat (RM 8 ) .
The constraints identified in the Natural Environment Element of
the General Plan are reflected in the General Plan land use map,
which identifies two land use designations on the subject property:
Natural Environment /Hazard and Residential (1 dwelling unit per 5
acres) .
The General Plan designates those portions of the site as Natural
Environment /Hazard which possess extreme physical constraints and
states that these areas should be maintained as open space. No
further development involving human occupation should be allowed
and construction of any new permanent structures should be
prohibited on those portions of the site which have that General
Plan designation. Instead, only very light intensity uses, such as
agriculture and recreational activity, which do not aggravate the
hazardous conditions, should be allowed in these areas in order to
protect the public health, safety and welfare.
The General Plan designates those portions of the site as
Residential (1 dwelling unit per 5 acres) which possess, or are
located immediately adjacent to, sensitive plant or animal
habitats, and where development could have a direct effect on these
watershed or canyon habitats. The General Plan contemplates
development of residences on the most buildable sections of such
lands and that are consistent with the adjacent neighborhoods,
while preserving the most sensitive environmental habitats. On the
subject property, the most sensitive habitats are the small
riparian wetland located near Hawthorne Boulevard and the large
Resolution No, 93 -31
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stands of coastal sage scrub located near the base of the west
facing fill slope.
The portions of the site with the Residential (1 dwelling unit per
5 acres) land use designation are also included in a Natural
Overlay Control District. Overlay Control Districts are
incorporated into the General Plan land use map to further reduce
impacts that could be created by proposed developments in sensitive
areas. While the Overlay Control District does not preclude
development, it does require development to be compatible with the
existing habitat areas, and to not increase the density and
intensity of use, so as to be disruptive to the sensitive
environmental habitat areas existing on or adjacent to the site.
The General Plan does not designate any vacant land in the 12 to 22
units per acre density range. Instead, this land use designation
has been applied only to those areas of the City with pre- existing
high density residential uses. The General Plan also states that
no new development is proposed in this high density range due to
potential adverse environmental impacts.
Section 2: The proposed density of development (12 to 22
dwelling units per acre) would require the entire site to be
completely re- graded in order to remove the uncertified fill
material and re- compact the material back into the canyon. This
massive grading operation would involve the movement of
approximately 250,000 to 350,000 cubic yards of earth. Therefore,
the proposed change in land use from hazard and very low density
residential to high density residential could result in significant
adverse environmental impacts for the following reasons:
The habitat surrounding the site, particularly the coastal sage
scrub at the base of the west - facing fill slope, could suffer
significant long term impacts, due to removal of habitat as part of
the massive grading operation. The potential impacts to the
coastal sage scrub habitat would be even more critical due to the
recent listing of the California gnatcatcher, which depends on this
habitat, as a threatened species.
The surrounding residents and the wildlife in the canyon could be
significantly impacted by the short term noise, vibration and dust
impacts generated by the massive grading activities which are
proposed. In addition, the landowner has verbally indicated to
staff that the single family and multi - family developments on
either side of the subject site are also built on uncertified fill
material. If this is the case, although the proposed remedial
grading may solve the long term settlement and hydrological
problems that exist on the site, a large remedial grading operation
may temporarily remove lateral support from the adjacent
development, which could result in ground failures and expose the
City to considerable liability.
Resolution No, 93 -31
Page 3 of 5
Section 3: The City's Housing Element recognizes the existing
very low density residential land use designation for this site and
demonstrates that the City can attain its housing goals without
increasing the density on the site. Contrary to the landowner's
assertions, the proposed land use change from very low density
residential and hazard to high density residential is not necessary
in order for the City to comply with its state low and moderate
income housing requirements, since the City's Housing Element is
consistent with the existing land use policies embodied in the
General Plan and Zoning Ordinance. As the Housing Element
demonstrates, these policies form the basis for a housing program
which meets the City's share of the regional housing needs.
The City can meet its affordable housing goals through a variety of
means, such as permitting second units in single family areas,
providing senior housing at the Marriott Lifecare facility,
developing employee housing in conjunction with the hotel
development at Long Point, exploring the potential for mixed use
development along the Western Avenue commercial corridor and
through the implementation of other housing programs in conjunction
with other above moderate income housing projects throughout the
City. Therefore, the City does not need to amend the General Plan
to permit increased density on the subject property in order to
meet its affordable housing obligations.
Section 4: For the forgoing reasons, and based on information
and findings presented in the staff report and records of
proceedings, the City Council of the City of Rancho Palos Verdes
hereby denies the General Plan Amendment Initiation Request to
change the land use designation from hazard and very low density
residential to high density residential on a 13.63 acre site
located west of Hawthorne Boulevard, between Locklenna Lane and
Ocean Crest Drive.
PASSED, APPROVED and ADOPTED this 20th day of April, 1993.
ATTEST:
/ i
( *�� `11J, . P A A /; (/
CI CLERK
ST E OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF RANCHO PALOS VERDES
Resolution No. 93 -31
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I, Jo Purcell, City Clerk of the City of Rancho Palos Verdes, do
hereby certify that the above Resolution No. 93 -31 was duly and
regularly passed and adopted by the City Council at a regular
meeting held on April 20, 1993.
J� /r
CITY /CLERK
Resolution No. 93 -31
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