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PC MINS 19861125I M I N U T E S PLANNING COMMISSION November 25, 1986 The meeting was called to order at 7:50 PM by Chairman Von Hagen at 29301 Hawthorne Boulevard. PRESENT: CONNOLLY, MC NULTY, ORTOLANO, VON HAGEN, WIKE ABSENT: NONE Also present were Director of Environmental Services Robert Benard, Assistant Director of Public Works Kevin Smith, Associate Planner Greg Fuz, Associate Planner Steve Rubin, and Assistant Planner Carolynn Wilker-Roesch. COMMUNICATIONS Chairman Von Hagen related the following communications: (1) letters of support for the establishment of an onsite museum on the Wallace Ranch from (a) the Southern California DX Club, (b) the Mt. Wilson Radio Association, (c) Mr. John Swancara, and (d) Mr. James Bowlin; (2) a request from Mr. Robert DeLossa requesting continuation of Reso- lution P.C. No. 86- conditionally approving GR No. 954 along with photos of the project and a petition from a number of neighbors sup- porting the request; (3) a memo from the Director of Environmental Services regarding the Four Cities' Planning Group; and (4) Summaries of Specific Plan No. II and III. Director of Environmental Services Robert Benard summarized the mini - mart workshop preceding the meeting. CONSENT CALENDAR Minutes of October 28, 1986 Work Session and Meeting Page 2, Paragraph 4 was amended to read, "discussed that..." Mrs. Ortolano moved to remove Item V.D from the Consent Calendar for purposes of continuation; seconded by Mr. McNulty and passed unani- mously. Mr. McNulty moved approval of the Consent Calendar as amended; second- ed by Mrs. Ortolano and passed by majority with Mr. Connolly abstain- ing on Item V.A. 601CP/MIN2.1 11 Minutes November 25, 1986 Page 2 PUBLIC HEARINGS Draft EIR No. 25 TTM No. 44514 GR No. 901 - Continued • Associate Planner Steve Rubin pre- sented the staff report. The Commission discussed that a vest pocket park is recommended on the northwest corner of the property, that a landscape plan would include perimeter and retaining walls at a maximum height of 61 along the east, west and south property lines (to be approved by staff), and the City has never considered selling the 101 strip of land along High - ridge to the developer. The Commission discussed the idea of houses being oriented toward Ar - maga Spring with "All Street access. Staff noted there would be a 42" maximum wall height for homes oriented toward Armaga Spring. The Commission discussed whether two access points would help mitigate the traffic on Armaga Spring . Mr. Benard discussed that the applicant's original proposal included two access points off of Armaga Spring. The City felt one access was too close to the Armaga Spring/Highridge intersection. He said the applicant eventually revised the request to include the proposed sin- gle access point. He noted a two access point alternative would be one entrance in line with I'D" Street and a second access point in the location of Lot 3 opposite Quailhill. He said staff could support this idea because the access points would be approximately 4001 from the Armaga Spring/Highridge intersection and approximately 4001 from one another. He discussed that this type of arrangement would reduce the number of lots fronting on Armaga Spring, would allow the appli- cant to bring a wall around the corners to provide privacy and securi- ty, and would eliminate some problems with backyards facing front - yards. He noted that the City would still prefer that the houses be- tween the two access points be oriented toward Armaga Spring so that the tract would take on the nature of being open to the community. The Commission discussed previous public testimony which indicated opposition to the applicant's traffic counts. Assistant Director of Public Works Kevin Smith noted that the appli- cant's traffic counts are very close to those previously done by the City. He said that new counts could easily be done at the Commis- sion's request. Mr. Smith stated that, if two access points are de- termined appropriate, they should be located an adequate distance from one another to avoid any conflicts. Chairman Von Hagen opened the public hearing. 601CP/MIN2.1-11 Minutes November 25, 1986 Page 3 Mr. Ron Florance, 1025 Via Mirabel, PVE, 90274, Wallace Ranch Assoc., stated general concurrence to staff's recommendations. He clarified various points included in Exhibit A. He said that condition no. 33 of Exhibit A should read, " ... prior to approval of the building per- mits." Mr. Florance noted that Cal Coast, the new owner of the school site, does not seem very excited about another street going through its property. He suggested a breakaway wall with automatic openers for emergency access to the property. Mr. Benard discussed that a secondary access would be desirable not only for emergency access but also for public use. He said Cal Coast's reluctance may be related to the fact that it only recently purchased the school site. Mr. Mike Nichols, 1010 Crenshaw, Torrance, 90501, Lanco Engineering, discussed opposition to providing access through Lot 57. He suggested a similar condition through the westerly cul de sac. He stated that an additional area could be created with Lots 16 and 17 so that the cul de sac would be concentric. He voiced opposition to condition no. 25 and emphasized that Crestridge improvements should be the respon- sibility of the developer of the school site. He requested that con- dition no. 44 be revised to include that all slopes be no greater than 2:1. Mr. Benard noted that the intent of condition no. 25 was to require the applicant to provide access through Lot 57 to the property line and to connect to an extension of Crestridge. He said staff would strongly object to the westerly cul de sac orientation suggested by Mr. Nichols because it would provide for a passage directly through the development. He stated it is not realistic to think that a con- nection could be made with a street in the RHE development at that lo- cation, as it will probably be a gated community. Mr. Benard discuss- ed that, with the worst case situation, the developer would lose six lots. He said a realistic expectation would be a loss of four lots. If a preference is indicated for setting aside 1.16 acres as a park site, five lots would be lost; and, if a second access was required, six lots would be lost. Other interested parties were: Mr. John Browning Mr. Ken Dyda Mr. Cliff Evans, Jr. Mr. Dudley Gray Mr. Vaughan Lewis Mr. Joe Locascio Mr. Clint Mason Mr. Doug Pell 601CP/MIN2.1-11 6202 Lochvale 5715 Capeswood 6217 Lochvale 28630 Quailhill 29703 Whitley Collins 28873 Blythewood 28314 Meadowmist Historical Society Traffic Engineer PV Amateur Radio Club Stoneridge HA Minutes November 25, 1986 Page 4 Mr. Jan Perkins 28503 Highridge Sunshine 6 Limetree PVPHA Mr. John Vanderlip 99 Vanderlip Dr. Mr. George Wittenberg 28866 King Arthur Ct. Interested parties discussed: a single entrance bringing about the least number of conflicts; the wide entrance being appropriate because it would allow some additional room for emergency access; the Histori- cal Society receiving verbal commitments in support of providing some operating costs for the use of a facility; the development including a farming demonstration; a pedestrian oriented park at Highridge/Armaga Spring being appropriate; the Commission taking into account the poss- ibility of view impairment to 28630 Quailhill; the Horsemens' Associa- tion maintaining trails; a bond being held for improvement of Lot 57 as right-of-way; the possibility of holding a bond on the Times Mirror property; an easement being established for the future connection of the horse trails; an agreement between RHE and RPV to cooperate in the planning of the land; the City doing whatever it can to provide a his- torical site; a Crestridge single access being the most appropriate; opposition to the proposal for a no cost vacation of r -o -w to the de- veloper which would allow him to maximize the number of lots; prefer- ence for two access points on Armaga Spring with an eventual third ac- cess point in RHE; preference for a four way stop at Quailhill; con- currence with the curb cuts on Armaga Spring; the only pedestrian traffic in the area occurring at 2:30 PM; traffic not being a major concern; opposition to additional stops in the area; preference for a 1.16 acre historical site located on the southeast corner; concern over grading and drainage; homes behind 28866 King Arthur being set down and forward to minimize the amount of obstruction to 28866 King Arthur; the W6AM call sign not being available for a museum on the property; the tract layout being inverted; the establishment of a "U" for easy in and out of the tract for children walking to school; and the PV Amateur Radio Club supporting the City in any arrangements for planning and maintaining a museum. Mr. Benard discussed that the alternative to a no cost vacation of r -o -w to the developer would be a development that was not as compati- ble with the Cresta neighborhood (because of the steepness of the slope). He clarified that the sheriff supported a single access point as opposed to the original dual entry points because the dual access was too close to the existing intersection and too close together. Mr Benard responded to Mr. Wittenberg's concerns and stated that the City policy is not to artificially grade a development for consistency with adjacent parcels, that the Code allows for dwellings 161 in height and that the height may go to 30' if an established primary view is not blocked, that the developer would probably be able to construct a two story home behind 28866 King Arthur but that any proposal to do so would require a view analysis and be subject to the height variation 601CP/MIN2.1-11 Minutes November 25, 1986 Page 5 procedure, and that Public Works and Engineering would review the drainage to insure that water would not drain onto adjacent proper- ties. Mr. McNulty moved to close the public hearing. The Commission discussed difficulties related to making a recommen- dation to Council in light of testimony regarding two access points, an easement on Lot 57, and a horse trail easement. The Commission discussed whether it would be appropriate to close or continue the public hearing. Mr. Benard suggested that the Commission make a recommendation to Council. He said that, if a recommendation could not be formulated, the public hearing should be continued. The motion was seconded by Mrs. Wike and passed by majority with Mr. Connolly abstaining (on the advice of Counsel since he has not been privy to all of the information related to the previous meetings on the application). The Commission discussed problems with involving RHE in the access through Lot 57. The Commission discussed the idea of two access points on Armaga Spring. The Commission discussed two access points on Armaga Spring with an easement on Lot 57 reserving the right to take access there and that, in the event Lot 57 was not picked up as an access point and utilized as such within five years, it would become part of the park consisting of Lots 58-60. Mr. Benard said that the idea of two access points on Armaga Spring with an easement reserving the right to take access on Lot 57 would be reasonable if the park site was less than 1.16 acres. He stated staff could support the idea of two access points on Armaga Spring if the Commission felt it would be appropriate. He noted that two access points on Armaga Spring would reduce the number of homes oriented to- ward Armaga Spring between the two access points from 9 to 6. The Commission discussed that the proposed development would include curbs and sidewalks. Mr. Benard stated that condition no. 27 of Exhibit A spells out that curbs and sidewalks would be included. The Commission discussed the idea of holding a bond on the Times Mir- ror property. Mr. Benard related that Times Mirror was contacted but no discussion took place as to any proposal they might want to pursue. 601CP/MIN2.1-11 Minutes November 25, 1986 Page 6 A Commissioner emphasized difficulty in supporting a museum from a cost/maintenance standpoint, discussed that the 40 year old Wallace building should not remain in an area with new homes, and stressed that Mr. Wallace certainly had the financial ability to endow a park and preserve the radio equipment if he so desired. A Commissioner em- phasized the historical significance of the site and said that, if the venture were a money making one, a partnership between the City and a private sector of the City would be appropriate. A Commissioner sug- gested that the land for a historical site be set aside and that re- lated funding be a future concern. The Commission agreed to setting aside a minimum of 1.16 acres at Lots 57/58-60 as a park site. The Commissioners agreed to modifying Condition No. 33 of Exhibit "All to read, "...prior to approval of building permits." The Commission discussed that a trail easement would be appropriate and suggested the city standards be researched to determine whether the easement would be 7.51 or 101 wide. The Commission requested that staff obtain the City Attorney's opinion regarding the maintenance costs of the existing building until such time as it is relocated to the future park site. The Commission re- quested that staff obtain the City Attorney's opinion regarding the relocation costs of the existing building. The Commission requested that staff determine whether it would be appropriate to grade the po- tential park site and the potential Lot 57 easement along with the re- mainder of the project. Staff said that the Conditions of Approval would be modified and re- turned to the Commission at the December 9 meeting. Mrs. Wike moved to accept staff's recommendation including changes to the Conditions of Approval and pending approval of the language staff brings to the Commission on December 9. The motion was second by Mr. McNulty and passed by majority with Mr. Connolly abstaining. Mrs. Ortolano noted her approval as being subject to information obtained from the City Attorney. Staff noted that the actual adoption of the resolution will be Decem- ber 9. Staff stated intent to try to present the item to Council December 16. Appeal rights were noted. Variance No. 142 Assistant Planner Carolynn Wilker- Continued Roesch presented the staff report. Johnson Minutes November 25, 1986 Page 7 The Commission discussed that the intent of the Development Code is to preserve the natural terrain. The Commission noted that the deck was built 12 years ago before the City was incorporated. Staff stated that no permits were taken out for the structure. Chairman Von Hagen opened the public hearing. Mr. David Brier, 10850 Wilshire, Los Angeles, discussed that there are special circumstances unique to the property which would substantiate a variance. He said the deck stablizes the slope because of the foot- ings and that the topography was not altered. Mr. Bernard Adams, discussed his opinion that the deck has assisted in the preservation of the slope. He proposed that more footings be add- ed to the structure and that footings be installed at the bottom of the proposed wind screen. Mr. McNulty moved to close the public hearing; seconded by Mrs. Orto- lano and passed unanimously. Mr. McNulty moved to approve the project; seconded by Mrs. Ortolano. The Commission discussed that the applicant's lot is unusually short and is in an unusual location. The Commission discussed that, had a permit originally been applied for with the County, it would have been granted. The Commission emphasized that today a request to construct a structure similar to the applicant's would be denied because of the extreme slope. The Commission noted that the approval of the applica- tion would not set a precedent since the structure was built before the City was incorporated and since the structure is not visible to surrounding properties. The Commission said that the applicant creat- ed a self-imposed hardship by developing 90% of the lot. The motion was passed unanimously. Appeal rights were noted. CUP No. 110 EA No. 493 Arkenberg Mr. McNulty moved to waive the read- ing of the staff report; seconded by Mrs. Ortolano and passed unanimous- ly. Mr. McNulty moved to open the public hearing and to continue the item until January 13, 1987; seconded by Mrs. Wike and passed unanimously. 601CP/MIN2.1-11 Minutes November 25, 1986 Page 8 CUP No. 112 Mrs. Ortolano moved to waive the GR No. 955 reading of the staff report; second - GTE ed by Mrs. Ortolano and passed unan- imously. Staff discussed that the noise level ratings should be 65 dB and not 12 dB for the emergency generator. Staff said that compliance with condition no. 7 of Exhibit A would mitigate any problems which might arise from the increased noise rating. The Commission discussed that compliance with condition no. 7 would require a 45 dB maximum noise level at the northeast property line. The Commission discussed that the applicant proposed an asphalt drive- way similar to those existing in the neighborhood. Chairman Von Hagen opened the public hearing. Mr. George Crane, One GTE Place, Thousand Oaks, 91362-3811, architect for GTE, discussed that GTE would make every effort to achieve the de- sired 45 dB maximum noise level. Mr. Harry Gibb, 4005 Dauntless Drive, voiced concern over the noise level of the proposed switching station. The Commission discussed that Mr. Gibb's property is located on the northeast/attenuated side of the proposed building. Mr. McNulty moved to close the public hearing; seconded by Mrs. Wike and passed unanimously. Staff suggested condition no. 7 of Exhibit A be modified to include wording to the effect that, "The noise level shall be verified by a field test prior to issuance of certificates of occupancy." The Com- mission agreed to the modification. Staff noted that the operation of the emergency generator occurs only twice each month for 15/20 minute intervals to recharge the battery. Staff said that the emergency standby engine is designed to operate when there is a power outage and that it automatically shuts down when power .is restored. Mr. McNulty moved to accept staff's recommendation; seconded by Mr. Von Hagen and passed unanimously. Appeal rights were noted. 601CP/MIN2.1-11 Minutes November 25, 1986 Page 9 CONTINUED BUSINESS CUP NO. 23 Assistant Planner Carolynn Wilker- Revision M Roesch presented the staff report. GR No. 962 A Commissioner discussed that the applicant should be directed to work with staff to revise the facade setbacks and rooflines. Mrs. Wike moved to approve staff's recommendation to direct the appli- cant to redesign the facade setbacks and rooflines. The motion died for lack of a second. Mr. Connolly moved the application be approved; seconded by Mrs. Ortolano. Mr. Benard discussed staff's preference for applicant's redesign of the project to address the facade setbacks and rooflines. He noted that, if the formal garden is considered lot coverage, the proposed dwelling would exceed 75% lot coverage. A Commissioner stated that, with the proposed "winged" ends of the buildings, the structure would not have a boxy appearance. The motion was passed by majority with Mrs. Wike dissenting. Appeal rights were noted. CUP No. 106 Director of Environmental Services Sign Permit No. 305 Robert Benard presented the staff Final Negative Dec- report. laration for EA No. 489 The Commission discussed that the applicant made a great effort to comply with Commission direction for a total of 15 spaces. The Com- mission agreed to grant approval of the application since the appli- cant has a total of 15 spaces. The Commission modified Condition No. 1 of Exhibit A to read, "...for a total of 15 spaces including (seven on site)." The Commission further discussed that the pole sign should be amortiz- ed under the existing amortization program for the center, but that the wall sign should be reduced to meet code. Mrs. Wike moved to grant the approval for CUP No. 106 with the Condi- tions of Exhibit A; seconded by Mr. McNulty and passed unanimously. Appeal rights were noted. 601CP/MIN2.1-11 Minutes November 25, 1986 Page 10 NEW BUSINESS GR No. 944 - Appeal Tielens - 5556 Graylog • Assistant Planner Carolynn Wilker- Roesch presented the staff report. Mr. & Mrs. Robert Stearns, 5556 Graylog, landowners, discussed that they have greatly improved the property since purchasing it three years ago. They said that they removed a bootleg addition and that the previous property owner cut the slope the entire width of the yard. They said that the proposed 5' retaining wall was recommended by a professional engineer. Mr. & Mrs. Stearns discussed that the re- taining wall would beautify the property, reinforce the bank and pre- vent rain water from running against their house, increase the open space, and make a usable area for children to play. They discussed a Los Angeles County geologist's opinion that the soil is solid and a retaining wall would present no problems. They noted surrounding pro- perty owners are in favor of the project. A Commissioner stated that the 5' height of the proposed retaining wall could indicate plans to back fill it. Mr. McNulty moved approval of the application; seconded by Mr. Von Hagen. A Commissioner discussed that many other applications for extension of a level pad with a retaining wall have been denied. Mr. Benard discussed that, if the existing cut were used, 2 1/2'-3' of retention would result in a retaining wall of no greater than 3' in height. He said that conditioning the approval to that effect would be consistent with what has already been done to the slope and would be within Code Amendment No. 20. The motion was defeated by 2-3 vote with Mr. Connolly, Mrs. Ortolano and Mrs. Wike dissenting. Mr. McNulty moved approval of the project with a limited setback for the retaining wall not to exceed the present vertical cut and not to exceed a 3'-4' retaining wall to hold the existing cut on the entire width of the property; seconded by Mrs. Wike and passed unanimously. Appeal rights were noted. QUESTIONS FROM THE AUDIENCE None. 601CP/MIN2 Minutes November 25, 1986 Page 11 REPORTS Staff Mr. Benard discussed: (1) the holi- day party, Friday December 12, Hesse park, $9.00 per person; (2) the SWAPC luncheon, Friday December 12, 11:30 A.M., in Carson; and (3) City Council's vote to support partici- pation in the Four Cities' Planning Group. Mr. Benard requested Chairman Von Hagen appoint no more than two Commissioners to serve as representatives for a period of one year. Mr. Benard noted the Group's first meeting date of Saturday, December 6 at Hesse Park. Chairman Von Hagen appointed Mr. McNulty and Mrs. Wike as the Commis- sion's representatives to the Four Cities' Planning Group. Commission Mrs. Wike noted that the City of Rolling Hills Estate is proposing a community center in place of the Peacock Alley restaurant. ADJOURNMENT Upon motion of Mrs. Ortolano and seconded by Mrs. Wike, the meeting was adjourned at 12:55 P.M. 601CP/MIN2.1-11 M I N U T E S PLANNING COMMISSION November 25, 1986 Regular Ad3ourned Meeting Work Session - Code Amendment No. 23 The meeting was called to order at 6:30 PM by Chairman Von Hagen at 29301 Hawthorne Boulevard. PRESENT: CONNOLLY, MC NULTY, ORTOLANO, VON HAGEN, WIKE ABSENT: NONE Also present were Director of Environmental Services Robert Benard, Associate Planner Greg Fuz, and Assistant Planner Carolynn Wilker-Roesch. Associate Planner Greg Fuz requested Commission direction regarding minimart use in terms of the Development Code, the definition of a minimart and how specific it should be; and in what zones (if any) the minimarts should be allowed. Mr. Fuz suggested a final policy be established by February 1987. He stated that the minimart moratorium expires mid March 1987 and noted that City Council could extend the moratorium for one year. The Commission discussed problems related to alcohol sales in combination with gas sales. The Commission discussed the idea of considering applications on an individual basis according to those selling hard liquor, those selling only wine and beer, and those not selling alcohol. Mr. Fuz noted that the ABC does a good job of regulating alcohol sales. The Commission discussed the idea of prohibiting arcade type games. Correlating the number of arcade type games to the store square footage was discussed. The Commission discussed that the hours of operation might be a standard for consideration. The Commission agreed that the establishment of minimarts in various commercial zones would be reasonable. The Commission reviewed the idea of limiting the number of minimarts by establishing a maximum number to be allowed in a certain radius of miles. Mr. Fuz discussed that the hours of operation, square footage, type of products sold, and proximity to residential areas are all factors which can determine a minimart. Minutes November 25, 1986 Page 2 The Commission discussed the CUP process and the forumlation of guidelines as the appropriate means by which the minimart issue should be handled. The Commission noted the possibility of legal problems related to any preconceived limitations and stated that the City Attorney's opinion on the issue should be obtained. Mr. McNulty moved that the Commission recommend to Council that minimarts be a CUP process limited to commercial uses, that a minimart definition and criteria of operations should be established and approved by Council and returned to the Commission for public hearings. The motion was seconded by Mrs. Wike and passed unanimously. M I N U T E S PLANNING COMMISSION November 25, 1986 Regular Adjourned Meeting Work Session - Mini Marts The meeting was called to order at 6:30 P.M. by Chairman Von Hagen at 29301 Hawthorne Boulevard. PRESENT: CONNOLLY, MC NULTY, ORTOLANO, VON HAGEN, WIKE ABSENT: NONE Also present were Director of Environmental Service Robert Benard, Associate Planner Greg Fuz, and Assistant Planner Carolynn Wilker- Roesch. Associate Planner Greg Fuz requested Commission direction regarding minimart use in terms of the Development Code, the definition of a minimart and how specific it should be and in what zones (if any) the minimarts should be allowed. He stated that the minimart moratorium expires mid-March 1987 and noted that City Council could extend the moratorium for one year. The Commission discussed problems related to alcohol sales in combina- tion with gas sales. The Commission discussed the idea of considering applications on an individual basis according to those selling hard liquor, those selling only wine and beer, and those not selling alco- hol. Mr. Fuz noted that the ABC regulates alcohol sales. The Commission discussed the idea of prohibiting arcade type games. Correlating the number of arcade type games to the store square foot- age was discussed. The Commission discussed that the hours of operation might be a stan- dard for consideration. The Commission agreed that the establishment of minimarts in various commercial zones would be reasonable. The Commission reviewed the idea of limiting the number of minimarts by establishing a maximum number to be allowed in a certain radius. Mr. Fuz discussed that the hours of operation, square footage, type of products sold, and proximity to residential areas are all factors which can determine the definition of a minimart. The Commission discussed the CUP process and the formulation of guide- lines as the appropriate means by which the minimart issue should be handled. The Commission noted the possibility of legal problems re- lated to any preconceived limitations and stated that the City Attor- ney's opinion on the issue should be obtained. Mr. McNulty moved that the Commission recommend to Council that mini - marts be a conditional use, that a minimart definition and criteria for operations should be established and approved by Council, and re- turned to the Commission for public hearings. The motion was seconded by Mrs. Wike and passed unanimously. 601CP/MIN1.1