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CC MINS 19901016 ADJ JNTMINUTES PRESCREENING WORKSHOP /CITY COUNCIL & PLANNING COMMISSION ADJOURNED REGULAR MEETING OCTOBER 16, 1990 The meeting was called to order at 6:00 P.M. by Mayor Melvin W. Hughes, notice having been given with affidavit thereto on file. After the Pledge of Allegiance to the flag, roll call was answered as follows: PRESENT: MCTAGGART, HINCHLIFFE, BACHARACH, & MAYOR HUGHES. . ABSENT: RYAN The following planning commissioners were present: McNulty, Von Hagen, Brooks and Katherman. Commissioner Hotchkiss was absent. Also present were the following staff members: City Manager Paul D. Bussey, City Clerk Jo Purcell, City Attorney Carol Lynch and•Environmental Services Director Robert Benard. The Mayor announced that this prescreening workshop was being held to achieve the purposes set forth in City Council Resolution No. 89 -103: (1) to maximize public review at the earliest feasible time; (2) to focus public review on the issues of greatest significance to the community; (3) to provide early, non - binding preliminary suggestions to encourage economically efficient private decisions; (4) to encourage communications between elected and appointed officials; and, (5) to implement the General Plan and development regulation compliance. VESTING TENTATIVE TRACT Director Benard explained MAP NO. 46628 - COASTAL the significance of a SUBREGION 1 "vesting" tentative tract map as follows: Upon determination that the application is complete, the applicant maintains the right to develop property pursuant to the zoning and development standards which were in effect at that time. Therefore, the RS -1 (RPD) standards currently controlling development within Subregion 1 will remain in effect as the City processes this development application. He then proceeded to summarize the staff report of October 16, 1990 which summarized the background on this project including the fact that this area was the subject of a moratorium and that four previous workshops that had been held to discuss this project. Included in the staff report was a description of the site as consisting of 133.25 acres of land generally located northwest of the intersection of Palos Verde Drive West and Hawthorne Boulevard, between Palos Verdes Drive West and the ocean; that the present zoning on the site was RS -1 /RPD (single- family residential /residential planned development) for approximately 97 acres of buildable area and Open. Space Hazard for the steep bluffs and coastal* setback area. The area is designated Single - Family Residential (one unit per acre) and "hazard" in the City's General Plan and Coastal Specific Plan. The staff report contained a description of this project as consisting of 93 residential lots and one open space lot on the 133 acre site. Dwelling units planned for the site would be detached single - family homes; lot sizes for the subdivision would range from a _ minimum of 18,500 sq. ft. to a maximum of 47,000 sq. ft. Lot 94, the open space lot, would be approximately 63 acres in size and it would be dedicated for either public open space or for golf course use (both with multi -use trails), or a combination of both. Primary access to the tract would be from Palos Verdes Drive West. The project was described as being approximately 97 acres zoned RS -1 (RPD), allowing one unit per acre in a residential planned development; that the project consisted of 93 single family, reduced size residential lots, consisting with the zoning density. A traffic and access analysis indicated that the proposed project would generate approximately 936 trips per weekday with 70 trips projected during the a. m. peak hour and 94 trips anticipated during the p.m. peak hour. The analysis concluded that no change in the level of service at affected intersections . would occur due to the project. A traffic study conducted indicated that the only roadway and /or signalization improvements required would be the creation of a four -way signal at Palos Verde Drive West /Hawthorne Boulevard and the modification of the westbound through lane at Palos Verdes Drive West to allow through traffic or left turns. The report went on to state that approximately one -third of the length of the most seaward road in the proposed subdivision runs close to the bluff and coastal setback line with residential development proposed seaward of the road. With regard to open space requirements, this project included approximately 35 acres or 36% of the buildable area to be set aside as public open space. -2- CC /PC OCTOBER 16, 1990 Included in the project was a pedestrian trail throughout the coastal bluff area which connected to a multi- purpose trail along Palos Verdes Drive West. Since Palos Verdes Drive West has been designated as a continuous visual corridor in the.City's Coastal Specific Plan, the project has the potential to impact views from that public roadway. To address this potential blockage, the applicant has proposed substantial grading to situate the homes below Palos Verdes Drive, however as portions of the elevations of Palos Verdes Drive West appear to be below potential ridge height levels at various points along the roadway, there may be a need to restrict some of the units to lesser heights. The proposed grading for this project was estimated to require 433,450 cu. yds. of cut and 433,450 cu. yds. of fill, balanced on the site. The fill would be used to raise pads at lower elevations. The project proposed 93 single- family residences to be constructed on a custom home basis with minimum lot width estimated to be 90 ft. and the typical lot 90 -100 ft. Minimum lot depth would be 140 ft. and the typical lot would be 240 -230 ft. deep. Lot coverage would be 25 %. With the exception of lot sizes and side setbacks, the standards for the project were generally consistent with RS -1 standards. The size proposed for homes would be between 6,000 and 8,000 • sq. ft. In addressing the City's Housing Element with regard to potential for new developments contributing housing mitigation fees to be used to subsidize existing rental housing, the report stated that staff would evaluate the proposal to determine an appropriate level of commitment for this project. In summary, the staff report noted areas of special concern: coastal bluff road, open space, trails, grading, and development standards. Council discussion then covered the following issues: the steepness and length of the project's streets and whether they were adequate to accommodate emergency vehicles; how the RPD designation made this project different from other projects; the number of RPDs that have been considered to- date; whether the coastal bluff road had been placed in a sensitive area; if the area of the road was located near any habitat; whether there was a significant grade differential along Palos Verdes Drive and the adjacent homes; if the information that was given to the previous owner of the property had been passed along the current owner; and how -3- CC /PC OCTOBER 16, 1990 domestic quarters would be monitored and if the area really contained wetlands. Representing the property owner was Bill Gilmore, 340 E. 2nd Street, Los Angeles, who told the Council that Marifuji has been involved in this project since last year; that they have now obtained full title from VMS /Anden and that they would like to get the input from the City Council, Planning Commission and the public and answer any questions that arise at this time. Representing the Trails Committee was its Chairwoman Barbara Dye who reported that the Committee had reviewed this project. She then proceeded to present the Committee's recommendations for Class I and II bikeways in certain areas and a pedestrian /equestrian trail along Palos Verdes Drive West. David Bence, 27533 Longhill, representing the Palos Verdes Land Conservancy, spoke in favor of preserving open space, preservation of the wildlife habitat; and, restoration of wetlands. Michael Fox, 6348 Via Colinita representing Save Our Coastline (SOC) 2000, said that this is a new Peninsula -wide organization formed to fight overdevelopment of presently planned projects. He read from a prepared statement. (This statement is on file with the Agency Secretary's Office.) Lois Larue, 3136 Barkentine, referred to certain sections of the Coastal Specific Plan adopted by the City in April 1981. Gar Goodson, 1709 Via Zurita, also representing SOC, said that he has walked the area of this proposed development and questioned why no parking spaces were designated at Neptune Cove. He too read from certain sections of the Coastal Specific Plan. -John Schoenfeld, 30565 Rue Langlois, representing the Lunada Point Homeowners Association, said he was in favor of the plan but was concerned about access to trails and the affect that the road on the north side would have on the views of homes in this project. He requested more analysis of the view points. Tim Burrell, 57 Marguerite Drive also spoke of an analysis of the views of the individual lots in the project. Maude Landon, 34 Santa Barbara Drive, requested preservation of the natural headlands, that no dwellings be allowed seaward of the bluff top road, that all homes be one story, and that the semi -rural environment be maintained. -4- CC /PC OCTOBER 16, 1990 Spencer Woodard, 30133 Via Borica, requested continued access to a memorial site that he and some friends had planted and had been maintaining. John Arand, representing the Rancho Palos Verdes Council of Homeowners Association, presented a prepared statement on behalf of that organization. That letter cited that organization's concerns about this proposed development. (This statement is on file with the Agency Secretary's Office.) The City Council and the Planning Commission then inquired about the various components of this project: the width of the bluff road; sufficiency of the parking spaces; if a determination had to be made whether a golf course should be planned for this area; the fact that one of the lots. is a flag lot; if the setbacks and sideyard setbacks should be standard or enlarged; protection of the habitat; and, how this residential planned development compared with the Seacliff Hills RPD. Additional discussion centered on the issue of setbacks: whether to have wider lots or greater setbacks; and, if the setbacks should be greater for two story homes and less for one story. The next issue of concern was the appearance of the homes and if they would be sculptured to the topography of the land; if covenants could control the design of these homes; if homes should be planned seaward of the coastal road; and, whether a frontage road should be built into this plan so that homes are not backing up to Palos Verdes Drive West. The general consensus was that the developer should consider breaks in the rows of housing; that something other than standard setbacks be considered; that perhaps less than 94 homes should be considered for this land; that the developer should be sensitive to the size of the homes on the lot and take into consideration the affects of two story homes; that a frontage road serve some lots and a coastal road serve others; that the coastal bluff road not run directly along the bluffs; should a golf course be planned that it have to be the "links "" type; that the natural habitat be protected; that the issue of the wetlands be investigated to determine if they are natural or the result of improper drainage. Concern was also expressed that if this is developed on a lot sales basis that the developer be prepared to include in the -5- CC /PC OCTOBER 16, 1990 plans a mechanism for landscaping and controlling the appearance of those unsold dots ADJOURNMENT: At 8:00 P . M . the meeting adjourned on motion of Councilwoman Bacharach, seconded by Councilman McTaggart and carried. -6- CC / PC OCTOBER 16, 1990