CC RES 1984-048RESOLUTION N0. 84 -48
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF RANCHO PALOS VERDES ADOPTING GENERAL PLAN
AMENDMENT N0. 14 TO INCORPORATE THE EASTVIEW
AREA
WHEREAS, the City has initiated General Plan Amendment No. 14; and
WHEREAS, the Planning Commission has recommended this Amendment in
Resolution P. C. No. 84 -17; and
WHEREAS, the City Council has held a public hearing on this matter
on August 7, 1984, 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 RESOLVE AND ORDER AS FOLLOWS:
Section 1: The City Council has reviewed and considered the contents
of Environmental Assessment No. 450 Initial Study and Negative Declaration in
reaching its decision on General Plan Amendment No. 14 and does hereby certify
that all of the requirements pursuant to the California Environmental Quality
Act and the City of Rancho Palos Verdes have been met.
Section 2: The City Council has reviewed the existing uses, proposed
land use designations and policies, and the potential impacts on the area and
makes the following findings :
a. That the land use designations and policies for the subject
area are consistent with what is existing in the remainder
of the City.
b. That the land use designations and policies are appropriate
for the area.
Section 3: The City Council of the City of Rancho Palos Verdes
hereby adopts General Plan Amendment No. 14 to amend the land use designations
and policies for the Eastview area as found in "Exhibit A" attached.
PASSED, APPROVED AND ADOPTED August 7, 1984.
&&CA" it
Mayor
ATTES .
Ai Clerk
#700Y -A30
State of California )
County of Los Angeles ) ss
City of Rancho Palos Verdes )
I, JO LOFTHUS, City Clerk of the City of Rancho Palos Verdes, hereby
certify that the above Resolution No. 84 -48 was duly and regularly passed and
adopted by the said City Council at a regular meeting thereof held on August 7,
1984.
City Clerk, 7 y o cho Palos Verdes
Page Two Res
#70OX -A14 olution No. 84 -48
INTRODUCTION I
The Eastview area which is 1.131 square miles or 723.5 acres in size was
annexed to the City of Rancho Palos Verdes on January 5, 1983.
The area, which is inland of the coastal zone and has very little vacant land,
now forms the City's easterly border. The area was at one time included in
the incorporation area but was eventually excluded. The citizens of the area
began their effort to be annexed to the City in 1978. The election for annex-
ation was held November 6, 1979. The residents voted overwhelmingly in favor
of being annexed, however, the certification of the election was delayed by
subsequent lawsuits. Finally on January 5, 1983 the Eastview area was officially
annexed to the City of Rancho Palos Verdes.
Interim zoning was adopted immediately thereafter and a moratorium was placed
on the acceptance of major planning permit applications in the area. An
Eastview Goals Committee was established consisting of nearly 30 citizens,
which organized in subcommittees to compile a Goals Report which was submitted
to Council in August 19830
Page Three EXHIBIT "A" Resolution No. 84 -48
#700Y -A4
regional vicinity
figure 2a.
Page Four EXHIBIT "A" Resol
#700Y -A4 ution No. 84 -48
NATURAL ENVIRONMENTAL ELEMENT II
NATURAL ENVIRONMENT
° Climate
The Eastview climate is similar to that found in Zone 3: middle highland/
eastern upper slopes which is mild with a temperature range of about 20°
per day.
° Air Quality
The Eastview area occasionally experiences unpleasant odors and pollution
emitted from the oil refineries located nearby in Los Angeles City. The
prevailing wind is from the west and the refineries are located east of
Eastview, so normally the refineries do not pose a problem. Generally,
the climate and air quality are mild and good respectively.
Geotechnical Factors
Topography
The topography of the area has changed with development. Except for
the canyons, the existing slopes are not natural. The entire residential
area once sloped from the southwest to the east - northeast at an average
slope of 10 %. The natural slope was less than 30% except in the canyons
and isolated areas. With development came steeper created slopes between
pad lots.
Slopes of 25% - 35% are considered high and slopes in excess of 35% are
considered extreme in terms of development potential.
Geologic Conditions
The area can be categorized as non - landslide.
Mineral Resources
The area of Westmont Plaza is underlaid by large petroleum deposits which
extend to Long Beach, Wilmington, and San Pedro. Further to the south,
29000 Western Avenue is the site of the old Hilltop Quarry. Calcium
Carbonate was mined at the Quarry in the early 1900's. In 1946 the
Quarry was filled. Currently no mineral resources are being extracted
from the Eastview area.
° Hydrology
Figure 10a shows drainage flow lines and existing channels and storm drains.
° Biotic Resources
The canyons can be classified as natural vegetation areas.
Page Five EXHIBIT "A" Resolution No. 84 -48
#700Y -A5
slope analysis
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hydrology
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L.A. County Flood
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Page Ei ht� EXHI13I4 "A" Resolution 4 -4
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RESOURCE CLASSIFICATION
The numeric codes for resource classifications that apply to the
Eastview area are:
Extreme Slope 2
High Slope 3
Hydrologic Factors 6
Natural Vegetation Areas 9
AREAS FOR CONSIDERATION OF PUBLIC HEALTH AND SAFETY
Figure 12a designates the high and extreme slope areas in Eastview.
AREAS FOR PRESERVATION OF NATURAL RESOURCES
Eastview has the following natural resources: hydrologic factors
and natural vegetation areas. Figure 13a maps the location of
these natural resources.
NATURAL ENVIRONMENT ELEMENT
Resource Management Districts delineated in the General Plan that
apply to Eastview are:
RM -2 - Extreme Slope, RM -3 - High Slope, RM -6 - Hydrologic Factors,
and RM -9 - Natural Vegetation.
RM -2 and RM -6 areas are among the most sensitive environment classifica-
tion. These areas are represented by the darkest tone on Figure 14a.
The combined acreage of the two Districts is 18.
RM -3 and RM -9 Areas are represented by the lightest tone on Figure 14a.
The acreage of these Districts is 120
Page Nine EXHIBIT "A" Resolution No. 84 -48
#700Y -B9
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Page en !.�'"" ""� IEXVIBtT "A" Res Min N 48
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Page E leve _ EXI IB IT "A" Resolution 84-48
#700Y -B9 o
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natural environment
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Page Tw e lve f. - ITS "All Sol n 84-43
•
URBAN ENVIRONMENT ELEMENT IV
ACTIVITY AREAS
Goal The City shall discourage industrial and major commercial
activities where inappropriate because of the terrain and
environmental characteristics of the City. Commercial
development shall be carefully and strictly controlled and
��m�te�- te- zena�c�zrat�en -ef - een�zr��ence- er- ne�ghberheec�- aerv�ce
° Compatibility of Adjacent Activity Areas to Rancho Palos Verdes
Development and redevelopment of the Los Angeles City side of
Western Avenue could have an impact on the existing and
potential views from Eastview.
Page Thirteen EXHIBIT "A" Resolution No. 84 -48
#600X -A18
HOUSING ELEMENT
HOUSING PROFILE
POPULATION AND EMPLOYMENT TRENDS
° Total Population
The Eastview area had a population of 8,144 in 1980, making
the total Rancho Palos Verdes population 44,721. The 1980
Rancho Palos Verdes population is 65% of the total Palos
Verdes Peninsula population of 68,847.
While the remainder of Rancho Palos Verdes experienced a
decline in population from 1970 to 1980, Eastview grew. In
1970 an estimated *5,985 people resided in Eastview, by
1980 the population was 8,144. The population per household
for Eastview has declined from 3.75 in 1970 to 3.14 in 1980.
The declining household size may in part be attributed to
the change in unit composition. Traditionally, condominium
units attract smaller sized households than single- family
residents. Another reason for the declining size is a
general aging of the population. Many of the families who
originally moved to the area with young children are now
older couples whose children no longer live at home. Less
than half of the households have members age 18 or under.
Eastview should increase the build -out units to 16,850 with
a population of 47,400.
° Ethnic Composition
The ethnic composition for Eastview is similar to the
distribution for the remainder of Rancho Palos Verdes.
* In 1970, the census tract for the unincorporated area included
Eastview and portions of Lomita and Los Angeles City.
Page Fourteen EXHIBIT "A" Resolution No. 84 -48
of " OOX- -
TA BLE 1 a
ETHNIC BREAKDOWN
1980 EASTVIEW
NUMBER
1980
RPV INCLUDING
EASTVIEW
0
White
6,710
8294
85.5
Black
150
1.8
290
Amer. Indian
39
0.5
093
Asian
459
5.6
9.1
Other
786
9.7
3.1
Hispanic
Page Fifteen
#700Y -B12
759 9.3 4.1
EXHIBIT "A" Resolution No. 84 -48
° Age Characteristics
The age distribution for Eastview is very similar to the
remainder of Rancho Palos Verdes. In Eastview 29.5% of the
population are under age 18 and 6.3% are age 65 or older.
This compares to 29.2% and 4.6% respectively for the remainder
of Rancho Palos Verdes. The following table gives a more
complete distribution breakdown for Eastview.
TABLE 2a
Age <5 5 -14 15 -17 18 -24 25 -35 35 -44 45 -54 55 -64 65+ Total
Male
251
716
281
396
507
640
593
437
211
4032
Female
225
674
252
367
632
676
576
407
303
4112
Total
476
1390
533
763
1139
1316
1169
844
514
8144
° Income Levels
The average household income is $36,191, and the median
income is $34,135. The per capita income is $11,103. The
per capita income for the remainder of Rancho Palos Verdes
is $15,798. There are 232 households which fall into the
low income category, and an additional 362 households which
are in the moderate income range.
Employment Trends
3,774 residents are currently employed and an additional
225 are serving in the Armed Forces. Less than 3% of the
labor force is categorized as unemployed with only 99
people currently seeking employment.
Over one -third of the employed citizens are working in
managerial positions. A complete breakdown of occupation
of the labor force follows*
Number Percent
Managerial
19426
37.8%
Technical /Sales
1,294
34.3%
Service
330
8.7%
Farming /Forrestry
28
0.7%
Craft /Repair
360
9.5%
Operator /Laborer
336
8.9%
Total
35774
Page Sixteen EXHIBIT "Al" Resolution No. 84 -48
#600X -B13
There are approximately 90 businesses within the area. There are five (5)
service stations, all located on the west side of Western. Three (3) of the
stations are clustered at, or near the corner of Crestwood and Western.
There are over twenty (20) individual offices, with a concentration located
at 29000 Western, and the others scattered throughout the various centers on
both sides of Western. In addition there are three (3) banks dispersed
throughout the area. A number of fast food establishments and restaurants
are also located in the area.
A new 40,000 square foot commercial condominium building, has been constructed
adjacent to 29000 Western along with the conversion of the 18050 square foot
existing Fidelity Federal Building at 29000 Western to condominiums. The two
buildings have approval for up to 100 separate office condominiums. As such,
there is the potential for many more businesses to locate within the area.
HOUSEHOLD AND HOUSING CHARACTERISTICS
° Household and Housing Characteristics
In 1980, Eastview had 2,560 households based on a 1.5%
vacancy rate. Projected to the year 2000, the households in
the City should rise to 16,350, with a vacancy rate of
3 %.
° Family Size
Family size for Eastview has also declined from 3.75 in 1970
to 3.14 in 1980 giving the City an overall family size of
3.07.
° Occupancy
A breakdown of 1980 units by occupancy type for Eastview
follows.
SINGLE - FAMILY MULTI- FAMILY TOTAL
Owner- Occupied 1,836 (83.4%) 3.11 (78.1%) 29147 (82.6 %)
Renter - Occupied 337 (15.3%) 76 (19.1%) 413 (15.9%)
Vacant 28 ( 193 %) 11 (2.8 %) 39 (1.5 %)
Total 29201 398 29599
The remainder of units in Rancho Palos Verdes in 1980 was 78.8% owner- occupied,
18.4% renter - occupied, and 2.8% vacant. As such Eastview has a higher
overall owner- occupied ratio than the remainder of Rancho Palos Verdes.
Page Seventeen
#600X -A22
EXHIBIT "A"
Resolution No. 84 -48
° Af f ordability
Based on the 1980 census, 76% of all households* with an income <$20,000
pay greater than 25% of their income on housing. The percentage for
just Eastview is 48.2% while the percentage for the remainder of Rancho
Palos Verdes is 86.4%.
HOUSING COST >25% OF INCOME (TOTAL HHs ANSWERING)
INCOME
<$5000 $5K -9999 $10K -14999 $15K -19999 >$20K TOTAL
RPV INCOL.
EASTVIEW
Renter HH 75 (75) 122 (122) 206 (249) 280 (412) 354(1555) 1037 (2413)
Owner HH 96 (96) 146 (196) 218 (257) 175 (328) 2126 (8675) 2761 (9552)
Total HH 171 (171) 268 (318) 424 (506) 455 (740) 2480 (10230) 3798 (11965)
EASTVIEW
Renter HH 14 (14) 19 (19) 23 (66) 27 (114) 18 (121) 101 (334)
Owner HH 27 (27) 19 (47) 52 (64) 47 (122) 298 (1392) 443 (1652)
Total HH 41 (41) 38 (66) 75 (130) 74 (236) 316 (1513) 544 (1986)
*Households - Households that answered the 1980 Census Survey questions:
housing of f ordability
Page Eighteen EXHIBIT "A" Resolution No. 84 -48
#600X -A25
HOUSING CHARACTERISTICS
° Housing Trends
The growth in the number of units in Eastview from 1970 to 1980 was 989,
with over one -third (1/3) of the new units being condominiums. The
following table depicts the change in the number of units between 1970
to 1980.
1970 1980 DIFFERENCE 1970 to 1980
Multi - Family 58 398 +340 (586 %)
Single- Family 1552 2201 +649 ( 42%)
TOTAL 1610 2599 +989 ( 61%)
° Housing Types /Prices
According to the 1980 Census, there were a total of 2201 single- family
residences, for an average density of five (5) units per acre. Most
units were constructed as parts of subdivision tract developments.
As stated previously, 989 units were built between 1970 -1980. The
majority of the housing is less than 30 years old. The first units
were built in 1950 in Tract 16010 in the vicinity of Jaybrook, Highmore,
Homeworth, and Trudie. A total of 211 units were built at that time. A
period of almost five years passed until the next spurt of building
activity began. Between 1955 and 1963 most of the single - family units
west of Western, south of Green Hills were constructed. A total of 1399
units were built between 1955 -19690
The housing value in the area is lower than the remainder of the
Peninsula, but higher than the average for Los Angeles County. In
1980 the average value for an occupied single - family unit in Eastview
was $144,000, and $185,000 for an unoccupied unit.
Multi- family units account for an additional 398 units. All of the
multi - family units are condominiums. The units range in size from
930 square feet to 1750 square feet, with most units over 1100 square
feet in size.
The units are situated on four sites, all adjacent to Western Avenue
(see map). The average density is 15.3 units /acre on 26 acres. Condo-
miniums account for 15% of the total units and are located on less than
6% of the residential land.
A 38 -unit condominium project has been approved by Los Angeles County
for the parcel south of the Lutheran Church, east of Western. The
project site spans the boundary into Los Angeles City. The twenty -one
2- bedroom and seventeen 3- bedroom units are compatible with the units to
the east in Los Angeles City. Access will be from Brett Place in Los
Angeles City. The units are approved at a density of 21.6 units per
acre.
Page Nineteen
#60OX -A26
EXHIBIT "A"
Resolution No. 84 -48
HOUSING TABLE 7a
PENINSULA HOUSING INVENTORY
1980
Palos Verdes Estates 49480
Rolling Hills 653
Rolling Hills Estates 3,351
Rancho Palos Verdes 149880
Including Eastview
Total 23,364
HOUSING TABLE 8a
MULTIPLE FAMILY UNITS AS A PERCENT OF TOTAL HOUSING INVENTORY
1980
Palos Verdes Estates
Rolling Hills and
Rolling Hills Estates 1009%
Rancho Palos Verdes 22.0%
Rancho Palos Verdes 22.0y
HOUSING TABLE 9a
RANCHO PALOS VERDES HOUSING STOCK INVENTORY
1980 Inventory
including Eastview
Single - Family Apartments Condominiums Total
119548 1,358 1974 149880
Page Twenty EXHIBIT "A" Resolution No. 84 -48
#6OOX -A27
The average value for an occupied condominium was $118,000 and $124,000
for an unoccupied unit. $368 was the average rent and $410 was the average
asking rental rate.
° Vacancy Rates
The vacancy rate for Eastview has been and remains very low. In
1970, only 13 of 1,610 units were vacant, 0.8 %. In 1980, 39 of 2,599
units were vacant, 1.5%. The overall vacancy rate for the entire city
for 1980 is 2.6%9
Overcrowding
The percent of households that are overcrowded in the Eastview area is
slightly higher than the percentage for the remainder of Rancho Palos
Verdes. Eastview has 74 households (2.9%) that are overcrowded, while
the remainder of Rancho Palos Verdes has 162 households (1.4%) that are
overcrowded.
° Condition of Housing Stock
Based on the recommendation of the Goals Committee, there is a preceived
need for an active program to insure the upkeep of existing housing.
LAND INVENTORY
° Land Inventory
The Eastview area is 1.131 square miles or 723.50 acres in size.
There are only a few inf ill lots, and a few small strips of land
between existing residences located west of Western Avenue. The
summation of the private vacant land area is less than one (1) acre.
There are a few parcels of vacant public land.
The Sanitation District property, which is 9.92 acres in size and
located on Westmont Drive, is the only sizeable undeveloped, uncommitted
parcel of land in Eastview. (Figure 5a)
The site was originally used to access two major underground sewer
outfall tunnels during their construction stage. A vertical shaft was
constructed on the current site to access the tunnel construction
occurring approximately 100 feet underground. The tunnels contain pipes
that carry sewage from the Carson Treatmment Plant to the Whites Point
outfall. The construction work was completed in 1960, after which time
the portable surface construction facilities were removed.
The site originally extended beyond its current boundaries to Western
Avenue. Soon after the construction work was completed the western
portion of the site (now occupied by Westmont Plaza) was sold.
Page Twenty One EXHIBIT "A" Resolution No. 84 -48
OOX -A
The vertical access shaft remains on the property. The site is not used
for routine access, but would be used for emergency repair access. For
this reason, the Sanitation District intends to maintain ownership of
the site. Nevertheless, the District would like to lease the surface of
the site to gain additional revenue. The District would not lease the
site to any user who would construct permanent structures on the site.
In terms of the major constraint on any potential leassee, the District
would require that in the case of an emergency that requires repair
work, the site must be able to be vacated within 48 hours. The District
would allow minor re- grading of the site, if such grading would not
preclude immediate access in the future.*
In 1977, a substantial amount of soil was removed from the site to create
a larger "flat" area (slope of 2% or less), and to provide necessary
fill for a subdivision under construction on the north side of Westmont.
Approximately 190,000 cubic yards of soil was exported at that time.
As graded, the majority of the site is topographically depressed in
relationship to the properties to the west and south in Rancho Palos
Verdes. Immediately adjacent to the west and south property lines is a
50% slope bank that ranges from 15 to 80 feet in width and 7 to 40 feet
in height. The site consists of two mostly flat areas: one adjacent to
Westmont which is approximately one acre, and the other behind and
upslope from the first is approximately six acres.
Access to the site is provided by Westmont Drive, a four -lane improved
local road. Westmont extends from Western Avenue to Gaffey Street and
would be classified as a collector street.
The site is on the Rancho Palos Verdes /Los Angeles City boundary. The
adjacent development within Rancho Palos Verdes consists of Westmont
Plaza, a commercial center, to the west; and condominiums and single- family
residences to the south. The adjacent development within Los Angeles
City consists of condominiums to the east, and a commercial center and
condominiums to the north across Westmont Drive.
A few of the requested uses that have come to the City's attention since
annexation are:
1) Church facility, with the front (where the access shafts
located) used for parking and landscaping.
2) Senior citizen housing, lease hold lots with portable
manufactured houses.
* Source of information: Telephone interview with Mr. Davidson
of Los Angeles County Sanitation District, May 24, 1983
Page Twenty Two EXHIBIT "A" Resolution No. 84 -48
#600X -A29
1
i
t
1 �
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Page Twen
i
publicly owned land
vacant or potentially
redevelopa le)
figure 5a- housing
OSanitation site
i
FUV`� 1
.a g
RIMM 4 -48
3) Driving Range, with landscaping and a portable office*
4) Christmas Tree Farm, with seasonal sales.
5) Passive and /or active open space recreation, City park.
In terms of compatible and appropriate potential developments it .
seems that both intense commercial and industrial uses should not
be considered. The site should provide a buffer between the existing
residential (single and multi - family) and commercial developments.
A review of the requested uses in terms of compatibility follows.
The church would require a large parking area and would attract large
groups of members at regularly scheduled times. While a church may not
be incompatible with the surrounding land use, it could impact traffic,
noise, and parking in the area. The Senior Citizen Housing would be
compatible with the neighboring residential uses. The use could provide
a buffer, but could itself be highly impacted by the adjoining commercial
use unless the project is adequated buffered. The driving range would
be considered a commercial use (commercial recreational). It has the
potential to impact the surrounding neighborhood by reasons of noise,
lighting, traffic, and parking. Most of the impacts could be minimized
through the C.U.P. process. The Christmas Tree Farm would be considered
an agricultural use. Seasonal sales would require a C.U.P and could be
conditioned to minimize the impact of the use.
One use that would provide an effective buffer is open space recreation.
This use would conceivably provide the lease impact on adjoining resi-
dential areas, and if sufficiently landscaped the site could provide a
quiet open space area. A potential problem associated with open space
use is the possibility of attracting vandals or vagrants.
SPECIAL HOUSING NEED POPULATIONS
° Elderly
The age distribution for Eastview is very similar to the remainder
of Rancho Palos Verdes. In Eastview 6.3% of the population are age 65
or older. This compares to 4.6% for the remainder of Rancho Palos
Verdes.
Palos Verdes Villa at 29661 Western Avenue is a retirement home that
houses 103 elderly residents.
Page Twenty Four
#600X -A30
EXHIBIT "A"
Resolution No. 84 -48
° Single Parent
The ratio of housholds with female head of households for Eastview
is very similar to the ratio in the remainder of Rancho Palos
Verdes, 12.9% and 12.6% respectively. The number of male head of
households is approximately one -half the number of female head of
households. The percentage for male head of households is 6.4%
for Eastview and 7.2% for the remainder of Rancho Palos Verdes.
° Large Families
The percentage of large families in Eastview is slightly higher
than in the remainder of Rancho Palos Verdes, 16.8% and 15.1%
respectively.
The average number of rooms per unit is 6.1 for Eastview and 6.6
for the remainder of Rancho Palos Verdes.
° Employees
Eastview has approximately 90 commercial establishments and provides
no employee housing. None of the institutional facilities provide
employee housing either.
Page Twenty Five EXHIBIT "A" Resolution No. 84 -48
#600X -B27
IDENTIFICATION OF NEED
The following table provides the total number of households in need for
the entire City including Eastview. The criteria for need based on available
census data is: Households with income of $209000 or less which spend more
than 25% of its income on housing.
TABLE 36a
HOUSEHOLDS IN NEED
HOUSEHOLD TYPE HOUSEHOLDS CITYWIDE
Page Twenty Six
#600 -B1
Owner 635
Renter 683
TOTAL 1318
EXHIBIT "A"
Resolution No. 84 -48
GOALS AND POLICIES
° Goal III Policies
° Strengthen Code enforcement programs so that scattered housing
problems including graffiti are solved rapidly to prevent
neighborhood deterioration.
° Encourage individual pride and participation in home maintenance
and improvement through neighborhood incentive programs.
° Quantified Objectives
° The following table establishes the quantified objectives City -wide
including Eastview based on the households in need. The annual
objective equates to 5% of the total need.
TABLE 37a
QUANTIFIED OBJECTIVES
TARGET GROUP ANNUAL FIVE YEAR
Owner Household 32 159
Renter Household 34 171
TOTAL HOUSEHOLD 66 330
Page Twenty Seven EXHIBIT "A" Resolution No. 84 -48
#600 -B2
Commercial Activity
The commercial development along Western Avenue consists of approximately
360,000 square feet of retail and office space on approximately 36 acres.
For the most part, the only vacant space is newly developed space that has
not yet been occupied. The highest concentration of vacant space is
located at 29000 Western where a new 4,000 square foot building is ready
for leasing.
The development began in the late 1950's with Western Plaza, the Tasman
Sea, a few service stations, and a few other individual businesses.
Development continued at a slow pace through the 1960's and early 1970's
with numerous individual businesses, and the Harbor Heights Shopping
Center being built. Beginning in the mid- 1970's, the development began
to be more organized into centers with the development of Westmont
Plaza, Fidelity Federal, the Center at 28171 -28731 Western, and Palos
Verdes Plaza.
The Western Avenue commercial area is a commercial strip that spans the
boundary between Rancho Palos Verdes and San Pedro (Los Angeles City)
and yet des not serve as the "downtown" or central business district for
either community. San Pedro's central business district is centered
around Beacon Street. The Peninsula Center, while located primarily in
Rolling Hills Estates, serves as the central business district for the
four Peninsula cities.
In addition to Peninsula Center, three neighborhood centers exist in
Rancho Palos Verdes. The Western Avenue commercial area does not
conform to the concept of a neighborhood center. The development is
more intense than that found in a neighborhood center; however, many of
the businesses would be considered neighborhood businesses if located
within smaller isolated centers. It is the proliferation of businesses
and centers that defines the commercial character of the area.
While the Western Avenue area has a heavy concentration of small retail
stores it does seem to be an economically viable commercial area. The
sales and use tax estimate for 1980 -81 for the businesses in Eastview
was $274,000. For the same time period, the sales and use tax generated
in the remainder of Rancho Palos Verdes was approximately 50% of the
Eastview estimate. The recent and continuing development of the adjacent
San Pedro area with medium density residential units increases the
market area population base for the commercial area.
There are over twenty (20) individual offices in Eastview, with a con-
centration located at 29000 Western Avenue and others scattered throughout
the various centers on both sides of Western.
A new 40,000 square foot commercial condominium building has been con-
structed adjacent to 29000 Western along with the conversion of the
18050 square foot existing Fidelity Federal Building at 29000 Western to
condominiums. As such, there is the potential for many more businesses
to locate within the buildings at 29000 Western.
Page Twenty Eight
#600 -B3
EXHIBIT "A" Resolution No. 84 -48
Page Tv
#-0 -- -
commercial activity
figure 16a
,/ retail and office
space
a a
ResO1UL.JO 10.
There are five (5) service stations in Eastview. All are located
on the west side of Western Avenue. Three (3) of the stations are
clustered at or near the corner of Crestwood and Western.
° Policies
8- require adequate screening or buffering techniques for all new
and existing commercial activities in order to minimize odors and
noise pollution.
° Industrial Activity
Industrial activities are nonexistent within Eastview.
° Institutional Activity
The Eastview area is served by Los Angeles County Fire Department,
Miraleste and Lomita stations.
The Postal Service recently opened an Annex in the Palos Verdes Plaza
Shopping Center. Eastview is now recognized as Rancho Palos Verdes by
the Postal Service although Eastview still has two zip codes and neither
is the same as the remainder of the Peninsula. Mail to Rancho Palos
Verdes is processed by the distribution center located in Inglewood,
while mail to Eastview is processed through the Long Beach Center.
° Libraries
There is no existing library within the area. Palos Verdes Library
District has issued temporary non - resident cards for use by area
residents. The district hopes to officially extend its boundary shortly.
Currently, residents use the Los Angeles Library, San Pedro branch, at
931 South Gaffey Street*
° Religious Activities
There are two churches in Eastview. Christ Lutheran is located on
Western Avenue and 1st Christian is on Summerland Street.
° Policies
8- encourage the unification of the Eastview students into the
Palos Verdes Peninsula Unified School District.
° Recreational Activity
Various area sports leagues, including AYSO, utilize the sports facilities
at Dodson Jr. High School. In addition to the sports leagues, Los Angeles
City sponsors an extensive afterschool playground program at the school.
Page Thirty EXHIBIT "A" Resolution No. 84 -48
#600 -B4
There are no existing parks within the area. Nearby parks are
Peck, operated by the City of Los Angeles, and Friendship, which is
operated by Los Angeles County. It is thought that the Ladera
Linda recreation center will probably serve the residents as an
active recreation center.
The residents envision the Sanitation District site on Westmont
Drive as a potential location for a passive recreational area.
INFRASTRUCTURE
° Transportation Systems
There are 15.13 miles of public roadway not including Western
Avenue (1.4 miles). The only private roads are within condo
developments.
The only arterial is Western Avenue which is a designated State
highway maintained by Caltrans.
Western serves as the major transportation route for the area.
Western is not oriented toward pedestrian or non - vehicular circula-
tion. It lacks sufficient landscaping and separation of pedestrian
and vehicular traffic. Landscaping is limited to the median and
sidewalk areas in newer developments. The sidewalk is located
immediately adjacent to the roadway, there is no parkway buffer
strip. There is also an absence of pedestrian amenities, the only
street furniture is the occasional bus stop benches.
Most of the single - family residential areas were developed as large
subdivision developments with access to Western Avenue via one
collector street. The circulation consists of local streets that
branch out from the collector and connect with other streets that
loop back to the collector or that end in cul -de -sacs. The meander-
ing, non -grip patterned, streets are typical of development patterns
on sloping terrain.
Collectors include Redondela Drive, Avenida Apprenda, Toscanini
Drive, Caddington Drive, Trudie Drive, and Crestwood Drive.
Potentially hazardous conditions that have been brought to the
attention of the City's Public Works Department are: 1) the
excessive speed on Bayend in the vicinity of Crestwood Elementary
School, and 2) the use of General as a through road connecting
Via Colinita and Western Avenue.
There are no through roads directly connecting Eastview and the
remainder of Rancho Palos Verdes. There is an existing future
right -of -way at the cul -de -sac of Trudie Drive that cound link
Trudie with Lorraine Road, but the grade differential between the
two existing road surfaces is severe. There is an existing switch-
back walkway connecting Gaucho Drive in Eastview with Gaucho Drive
in Rolling Hills Estates.
Page Thirty One EXHIBIT "A" Resolution No. 84 -48
#600 -B8
Existing street trees in the older residential areas are causing
damage to some streets and sidewalks. Said problems have been
incorporated into the City's tree removal and sidewalk repair
program schedule.
° Public Transportation
Only one local RTD line operates along Western Avenue in Eastview.
RTD Line 205 runs north to Harbor College and Harbor General
Hospital and south to the Harbor area. In addition to the RTD
service, the City has its own public transit program. Rancho Palos
Verdes Transit is a curb -to -curb bus service for residents and
visitors in the City. The buses travel anywhere within the City
limits and to designated stops at locations outside the City limits
including Palos Verdes Peninsula Unified School District and the
Peninsula Center Library.
Transportation Systems Policies
19- investigate current and future parking characteristics and
develop appropriate ordinances which regulate overnight street
parking, parking on narrow residential streets, parking of recrea-
tional vehicles, etc.
Page Thirty Two EXHIBIT "A" Resolution No. 84 -48
#600 -B9
Ii
iii
Page Thir
#600-B9
public transit
figure 19a
****R,,T.D. Line 205
84 -48
SAFETY
° Water Storage Facility Failure
The Palos Verdes Reservoir, owned by the Metropolitan Water District,
located at the southwest corner of Palos Verdes Drive North and
Palos Verdes Drive East was the subject of a 1976 -77 Study by Earth
Science Associates. The Study was conducted in response to a
request for updated information by the California Division of
Safety and Dams (DOSO) as a part of its continuing review of dam
seismic safety. The conclusion of the report is that the Reservoir,
including its dam and other associated structures, will meet modern
earthquake- resistant standards and remains in sound operation
condition.
° Safety Programs
The Sheriff's Department now provides
the area. Prior to incorporation the
between the Sheriff's Department (for
California Highway Patrol ( for traffic
complete police service for
policing function was divided
criminal offenses) and the
violations including accidents).
Page Thirty Four EXHIBIT "A" Resolution No. 84 -48
#600 -B11
SENSORY ENVIRONMENT
° Noise
The major sources of noise are associated with traffic along
Western Avenue, commercial activity, and public schools.
While the City does not have actual noise measurement for Western
Avenue, general calculations can be made by knowing the ADT (average
daily traffic counts). According to the tables published by the Los
Angeles County Road Department, the noise level is as shown in the
following table.
Distance From dB& Which is Exceeded 10% dB& - Non -
Edge of Pavement of Time at Intersections Intersections
Of 81 -86 77 -82
100' 70 -76 67 -73
1000' 54 -60 51 -57
The table assumes no barriers between the roadway and the distance
point. With barriers (structures, vegetation, slope) the noise level
would be lower.
Along most of Western, the commercial developments serve to buffer
the roadway noise from residential uses. While the commercial area
acts as a buffer between Western Avenue and residential areas, it is
itself a noise source.
Some of the condominium developments are immediately adjacent to
Western and are only buffered by low walls and light vegetation.
Also the single - family homes north of Toscanini are only buffered
by slope and /or vegetation. To be effective, a noise barrier must
block the line of sight between the highest point of the noise
source and the highest part of the receiver.
° Policies
13- require the minimization of noise emissions from commercial
activities by screening and buffering techniques.
Visual Aspects of the Plan
° Policies
11 -Work with adjoining jurisdictions to preserve and restore the
view corridors from major thoroughfares.
Page Thirty Five EXHIBIT "A" Resolution No. 84 -48
#600 -B12
U_�
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till
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116-
visual aspects
- figure -41 a
it
Ow►Views
))Vistas
]EHLand areas impacting views
/ / /hand areas impacting visual charactf
'�� Canyons. and ridges
� c Enframements
ED Structural focal point
••••••Land areas to be restored
Vehicular corridors
4
EXHIBIT "A" Resolut n
LAND USE PLAN V
DESCRIPTION
° Natural Environment /Hazard Areas
This area which is limited to canyons includes 15 acres of land to
be maintained.
° Urban Land Areas
Urban activity area in Eastview encompasses an even higher ratio of
the total area than in the remainder of Rancho Palos Verdes due to
the limited environmental constraints. 98% of the acreage in
Eastview is urban land area, while 84% of the acreage in the
remainder of Rancho Palos Verdes is urban land area. 709 acres of
urban land area exists in Eastview.
The percentage of residential land in Eastview is very similar to
the percentage in the remainder of the City. 498 acres, 69% of the
total area in Eastview is used or designated for residential
use.
Existing commercial activities in Eastview comprise 5.5% of the
area with the addition of Eastview the total City -wide designated
commercial area increases to 2.2y0
The existing church and school sites are designated for institutional
use. No other areas are designated institutional.
The cemetery is designated for cemetery use.
SPECIFIC PLAN DISTRICT
The vacant Westmont Drive site is designated as a specific plan
district (SPD) with underlying designation of open space recreation
(OR). This district is established to:
allow further discussion with the Sanitation
District regarding the City leasing the site for open space
recreational use; and
allow for additional study to determine the
appropriate open space recreational land use.
° Policies
1. Initiate a Specific Plan study of the vacant Westmont Drive
site.
Page Thirty Seven EXHIBIT "A" Resolution No. 84 -48
#600X -B13
TABLE 14a
CAPACITY RESIDENTIAL DWELLING BY TYPE
EASTVIEW ONLY
EXISTING EXISTING PROPOSED PROPOSED TOTAL TOTAL
d . u . PERCENT d . u . * PERCENT d . u PERCENT
Single- family 2201
Multi - family 398
TOTAL 2599
* at top of range
NATURAL ENVIRONMENT/
HAZARD ACRES
Urban Land Areas
Residential
Commercial
Institutional
Recreational
Cemetery
Specific Plan District
DENSITY RANGE
2 -4 d.u. /acre
6 -12 d.u. /acre
Page Thirty Eight
#600 -B14
85%
TABLE 13a
100%
2203
85%
CAPACITY RESIDENTIAL ACREAGE
BY DENSITY
-0-
398
EASTVIEW ONLY
100%
2
100%
DEVELOPED PROPOSED
TOTAL
% TOTAL
DENSITY RANGE
ACREAGE ACREAGE
ACREAGE
RESIDENTIAL
2 -4 d.u. /acre
470 1
471
95%
6 -12 d.u. /acre
27 0
27
5%
TOTAL
497 1
498
100%
TABLE 14a
CAPACITY RESIDENTIAL DWELLING BY TYPE
EASTVIEW ONLY
EXISTING EXISTING PROPOSED PROPOSED TOTAL TOTAL
d . u . PERCENT d . u . * PERCENT d . u PERCENT
Single- family 2201
Multi - family 398
TOTAL 2599
* at top of range
NATURAL ENVIRONMENT/
HAZARD ACRES
Urban Land Areas
Residential
Commercial
Institutional
Recreational
Cemetery
Specific Plan District
DENSITY RANGE
2 -4 d.u. /acre
6 -12 d.u. /acre
Page Thirty Eight
#600 -B14
85%
2
100%
2203
85%
15%
-0-
-0-
398
15%
100%
2
100%
2601
100%
TABLE 15a
LAND USE ACREAGE
EASTVIEW ONLY
DEVELOPED UNDEVELOPED
ACREAGE ACREAGE
497
42
35
0
1
1
10
TABLE 16a
PROJECTED NEW RESIDENTIAL UNITS
EASTVIEW ONLY
UNDEVELOPED UNITS GENERATED
ACREAGE AT TOP OF RANGE
1 2
0 0
EXHIBIT "A"
TOTAL
ACREAGE
15
498
43
35
123
10
Resolution No. 84 -48
Page Thirty
#600 -B14
BIBLIOGRAPHY
American Aerial Maps
Crestwood Elementary School Principal Brown
Mr. Davidson, L. A. County Sanitation District
Dodson Jr. High School Superintendent McCormick
Eastview Goals Report
Mr. Horowitz, Metro Water District
L. A. City Planning
L.A. County Flood Control maps
L. A. County Regional Planning: tracts, cups, plans
L. A. County Road Department
L. A. Unified School District Richard Wales
P.V.P. Library District
P. V. P. U. S. D.
R. P. V. Public Works Department
R.T.D. verbal information & brochures
REDI Index, assessor roles
San Pedro Community Plan
U. S. Census, 1980
U. S. G. S. maps
R. P. V. Community Services Department Tom Bandy
Page Forty EXHIBIT "A" Resolution No. 84 -48
#600 -B15