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CC MINS 19750417 ADJ M I N U T E S RANCHO PALOS VERDES CITY COUNCIL Adjourned Regular Meeting April 17, 1975 The meeting was called to order at 7:45 p.m. at the City Offices, 30940 Hawthorne Boulevard, notice having been given with affidavit thereto on file. Roll call was answered as follows: PRESENT: Councilmen Gunther Buerk, Ken Dyda, Robert E. Ryan, Francis Ruth, and Mayor Marilyn Ryan ABSENT: None Also present were City Manager Leonard G. Wood, Planning Director Sharon W. High- tower, and Associate Planner Larry D. Davis. GENERAL PLAN Mr. Mike Kochan, Assistant General Manager of Palos Verdes Properties, introduced Ed Contini of Gruen and Associates, who developed and would present the development proposals for land owned by Palos Verdes Properties. Mr. Contini indicated the Goals Report had been taken into consideration when preparing the recommendations; however, the study was not limited to the requirements expressed in the report. The development study was conducted without any pre-conceived density ranges; how- ever, the gross density for all the properties is 2 d.u./acre, as stated in the Goals Report. The parcels were numbered and were evaluated on the basis of physi- cal characteristics of the land, its relationship to the neighboring development, its relationship to special types of development that may be adjacent to it, etc. Out of approximately 30 parcels, several were recommended to be left as permanent open space, either under contractual terms with the City, or as common space be- longing to neighboring homeowners. In addition, it was his opinion that a commer- cial development might be appropriate in the eastern portion of the City, off of Palos Verdes Drive South, and that a small commercial stable facility in the eastern portion of the City, and a low-rise hotel complex in the eastern end of the Portu- guese Bend development might also be appropriate. Of the 1,200 acres owned by Palos Verdes Properties, over 75% is proposed to remain in open space (some neces- sitated by slide conditions, etc.) . The concept of keeping as much of the land open and ungraded as possible emphasizes a shift from single family development to a concept of two-story townhouses, which minimizes the roads and grading required. In a few instances, where additional height would not interfere with views and the slope of the terrain would justify a higher degree of terracing, the proposal suggests three-story units, with two ownerships. Mr. Contini presented maps to illustrate the concepts expressed for some of the parcels, along with the following proposals for some of the Palos Verdes Properties land. It was stressed that not all of the parcels had been studied in detail. Parcel #1: Overlooking the Peninsula Center. Conventional two-story town- houses, with three-story units behind them. Slopes would be left in the natural condition. Total: 35 acres, 227 units, gross density 6.3 d.u./ac. Parcel #3: Crest Road and Crenshaw Blvd. Low density, two-story townhouse cluster. Total: 14 acres, 95 units, gross density 6.8 d.u./ac. Parcel #4S: Three lots behind Tarragon Road. To be developed with single family residences. Parcel #4N: Access obtained by extending Barkentine Road. 19 lots to be of 1 acre or more, with remaining land in open space. Site has good potential for community benefit, e.g. , hiking or horse trails, camping, etc. Total: 97 acres, 19 single family dwelling units. Parcel #5: Located in the bend of Hawthorne Blvd. above the golf course and park. Proximity to golf course could justify higher density. In sensitivity to the vista from Hawthorne Blvd. , there would be no development in the upper region Council 303 April 17, 1975 which would diminish this vista. To be developed as two-level townhouse clus- ter, with one point of access. Total: 28 acres, 188 units, gross density 6.7 d.u./ac. Parcel #8: Lower region of Hawthorne Blvd. , north of Hawthorne. Upper area to be developed in single family residences, at approximately 3 d.u./ac. Lower area to be a terraced cluster development, justified by the proximity to the commercial center. Total: 45 acres, 20 single family residences on upper parcel, and 74 cluster units on the lower parcel. Parcel #10: North of slide area. Crenshaw would be improved and extended to a turn-around and public view point. Lower portion of parcel would have access from Narcissa Road. Eastern portion of parcel to be single family de- velopment with very large lots, approximately 1/2 - 3/4 acre. Southern por- tion of parcel also single family residences. The ridge and slopes overlooking these developments to be cluster development of two- and three-story town- houses, which would not interfere with existing residential development, as it is about 200 feet above. Total: 241 acres, 133 single family residences, 400 cluster units. The canyon running through this area should be maintained in its natural state. In response to question from Council, Mr. Contini indi- cated he had not addressed the problem of Narcissa Road being a private road. Parcel #9E and 9W: Small parcel on Palos Verdes Drive South near exist- ing apartments. Since parcel is surrounded by high density structures, pro- pose high density on this parcel. West portion of parcel (adjacent to school site) is recommended for no development, in order to provide vista from Palos Verdes Drive South to the ocean. Total: 15 acres, 280 units, gross density 20 d.u./ac. Parcel #12: Located to the east of the slide area. Large portions should be left in natural state, due to steepness of terrain. Remainder to be single family residences, with very large lots and excellent views. Recommend com- mercial stable in this area, which would have the use of horse trails through the open lands. Total: 160 acres, 47 units. Parcel #16: South of Palos Verdes Drive South, between Schooner and Paseo del Mar. Single family residences of approximately 4 d.u./acre. De- velopment should not have access from Palos Verdes Drive South, but from an extension of the frontage road in the adjacent development. Total: 9.5 acres, 33 units, gross density 3.5 d.u./ac. Parcels #17 and 18: South of Palos Verdes Drive South, near eastern boundary of City. Suggest small commercial area on this parcel, of no more than 35-40,000 square feet (4-5 acres) . Remainder of land in two- and three- story cluster townhouses. Total: 190 acres, slightly over 600 units, average gross density 3.3 d.u./ac. (Note: With slight regrading, there could be a full view from Palos Verdes Drive South.) Parcel #20: Off Crest Road East adjacent to Rolling Hills boundary. Portion of land to be open space, with remainder to be 2-story townhouses. Total: 61 acres, gross density 3.8 d.u./ac. Only the above parcels were studied in detail. Of the 1,200 acres, only 300 acres are proposed to be developed. 900 acres would be open and, for the most part, ungraded, including Aqua Armaga Canyon and their part of Malaga Canyon. There would be a total of 2,400 units, an average density of 2 d.0/acre. In response to questions from Council, Mr. McAtee indicated that this develop- ment proposal has the endorsement of Palos Verdes Properties; Mr. Contini indi- cated that the net density (density on buildable land) is about 6 d.u./acre; no consideration was given to making Parcel 9E anything other than high den- sity residential (it is not desirable to have commercial development fronting on a major highway, and the parcel is unsuitable for single family residences) ; of the 1,200 acres, 146 of them are in the slide area (this study did not address itself to the problem of what to do with the slide area): Crenshaw Blvd. has been graded to the turn-around point; in most cases, there are bar- riers between the townhouses and the single family residential developments. Mr. Contini indicated the Council would receive copies of the maps and the in- formation detailed in the presentation. Council 304 April 17, 1975 Mr. Mel Skoro, representing the B. R. Morris Development Co. indicated that Mr. Morris was ill, and requested that his presentation be postponed to a later date, when Mr. Morris could meet with the Council. Mr. Skoro briefly outlined the properties owned by Mr. Morris as being a 55 acre site on the coast near Hawthorne Blvd. and Palos Verdes Drive West; a 20 acre site adjacent to this coastal parcel, owned jointly by B. R. Morris and Zuckerman; 46 acres near Montemalaga Drive (Montemalaga Canyon) ; and 5 acres off of Hawthorne Blvd. east of Rolling Hills High School (Elkmont Canyon) . Mr. Morris is particularly an- xious to discuss ways of solving the problems of canyon properties. With re- gard to the coastal parcel, Mr. Skoro indicated 5 tract maps have been recorded on this property, 1.5 million dollars worth of outstanding bonds have been posted, and extensive grading had been done. It is felt that some sort of development for the property can be arrived at which will maximize open space, have a maxi- mum height of two stories, protect public vistas, and, whenever possible, will have access to the shoreline and will provide protection of the bluffs. It was Mr. Morris' suggestion that, at this time, the Council place a flexible zone on this coastal parcel which would allow some kind of cluster housing with a maximum density of 6 d.u./ac, with the final number of units to be built determined after full input and discussions. It is Mr. Morris' hope to be able to start with the existing grading. In response to questions from Council, Mr. Skoro indicated that, in one to two weeks, they would not have much more detailed plans to present, but at that time Mr. Morris would be available for discussions. It was the consensus of the Council that a meeting with Mr. Morris be arranged by the City Manager. Steve and Ken Zuckerman outlined the prop- erties they own within the City, and their development proposals for these parcels, as follows: 27.8 acre "Cove" site, west of Palos Verdes Drive West. Had submitted sub- division plan with the County for this parcel to be divided into 38 lots (with one lot to be owned tenancy in common) . This property should be designated in the same manner as the properties surrounding it. Steve Zuckerman indicated they would probably agree to the property being zoned single family. 54 acre parcel contiguous to the B. R. Morris parcel west of Palos Verdes Drive West. A conditional use permit had been granted for a cluster development of 8.3 d.u./acre, on which basis over $1 million had been invested in improvements on the property. The property was graded with two main terraces, and major erosion control measures have since been undertaken, including asphalt paving and the in- stallation of drain pipe. Phase 1 of development proposed to include 56 units with subterranean parking. The units would be large, residential-type units (the largest would be 2700 square feet) . All units would be two-stories, but would have flat roofs. In response to Council questions, Steve Zuckerman indicated the bluff area has a significant slope, and that, within 1-2 weeks, he could probably be prepared to give more thorough study of this property. Lot 53, a 1.89 acre site, at the corner of Via Rivera and Hawthorne. Proposed to subdivide this lot into 7 residential lots, with single family homes on each lot. The lots would be very shallow, so short driveways would be necessary. To alleviate the problem of excessive on-street parking, each home would have a 3-car garage. Homes would be 2 stories, terraced up the hillside. No view impairement would occur. Six lots on Montemalaga Drive adjacent to Highland School Site. Proposed for single family residences. Had discussed with the Palos Verdes Peninsula Unified School District the possibility of trading the six lots for some land of equal value at the end of Ironwood -- Zuckerman would still be willing to do this. These lots are all currently for sale, as is the lot on Via Rivera. 150 acre parcel in the South Shores area, south of Forrestal Drive. Propose 1225 units, a 200 room hotel, a tennis club, 9-hole golf course, and an 11-acre commercial shopping center with 200,000 square feet of commercial space. It was Ken Zuckerman's opinion that the South Shores area warrants a more substantial shopping area than that proposed by Palos Verdes Properties, particularly if there is to be development of multiple units in the area. Paseo del Mar is fully improved along this property. Traffic and circulation and geological studies have been completed for the property, and a draft EIR for the project completed. The project Council 305 April 17, 1975 would be 69% open space. The west portion of the property would have two- story structures, and, since the east side is below Palos Verdes Drive South, a height limitation of 60 feet is proposed. New structures would be 40 feet from the nearest existing homes. Access to the shoreline is provided for. In conclusion, the Zuckermans indicated they would be willing to discuss any variation of these proposals which might be acceptable to the City Council. Bill Schworer of the Great American Land and Development Co. and Paul Thoryk, his architect, presented the following proposal for an 8.5 acre site at the northeast corner of Crest Road and Crenshaw Blvd. , requesting that their proposal be incorporated into the General Plan. The property is owned by American Savings and Loan, but Great American is developing it for them as a joint venture. Entrance to the project would be off Crest Road; the streets in the project would be narrow, to maximize green space and vegetation. As much as possible, trees and grown shrubbery currently on the site will be pre- served. Dwelling units (at 5.88 du/ac density) would be two-story, and would be staggered on the terraced land, in order to maximize view. Since there is 60 feet of fall from one end of the property to the other, there would be uphill- and downhill-oriented units. Attractive roofing materials would be used. In addition to the tennis courts in the project, each unit could have its own patio and swimming pool. Buildings would cover 20% of the project site, 64% would be open space, leaving 16% as paving. Each unit would have two covered parking spaces, and the entire project would have 43 guest parking spaces. Units are proposed to sell for approximately $125,000. ADJOURNMENT At 10:05 p.m. , it was moved, seconded, and carried that the meeting be ad- journed to Saturday, April 26, at 8:00 a.m. in the City Offices. 4:. " Mayor LEONARD G. WOOD, CITY CLERK AND EX OFFICIO CLERK OF THE COUNCIL /7.zrce j:_tv By Deputy Council 305A April 17, 1975