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PC MINS 19881122MINUTES PLANNING COMMISSION MEETING / NOVEMBER 22, 1988 The meeting was called to order at 6:32 p.m. by Chairman Connolly at Hesse Park community Building, 29301 Hawthorne Boulevard. PRESENT: Von Hagen, Connolly, McNulty, Wike ABSENT: Ortolano Also present were Director of Environmental Services Benard, Associate Planner Carolynn Petru, Associate Planner Marcia Smith, and Assistant Planner Laurie Brigham. COMMUNICATIONS Chairman Connolly reported that he had received a communication regarding Environmental Assessment No. 552, which would be addressed at the time this agenda item was heard. CONSENT CALENDAR Minutes of October 25 1988 Amend Paragraph Seven on Page One to read: ft. . . Chairman Connolly and Commissioner Wike acre personally acquainted with ,john Bennett at 3 Eastfield." Amend the Motion on Page Three to read ". . . Commissioner Wike dissented." Conditional Use Permit Motion was made by Commissioner No. 132 Extension Wike and seconded by Commissioner 6245 Via Canada Von Hagen to remove this item from the Consent Calendar and hear it after the New Business items were heard. Motion unanimously passed. Motion was made by Commissioner McNulty and seconded by Commissioner Von Hagen to adopt the Consent Calendar as amended. Motion unanimously passed. NEW BUSINESS Conditional Use Permit Associate Planner Carolynn Petru No. 59. Rev. "A" presented the staff Report and Site Plan Review No. 4708 reported that the applicant pro - Tract 37818 poses to construct a 225 square foot addition in an area that is currently part of the rear yard Minutes -10 6 November 22, 1988 Page Two terrace. The addition would reduce the available private open space by 280, and would also increase the living area of the house. Ms. Petru said that although the proposed addition respects the minimum five foot setback from the rear property line and would not be visible from the street, Staff feels that a further reduction in the private outdoor living space would have a negative cumulative impact on the entire development. If other properties apply to enclose portions of their available private open space, there are no other areas available on the lots to develop new outdoor living areas,; and there is no area available in the common lot to develop recreation amenities to counterbalance the loss of private outdoor open space. Peter Shen, 3422 Glennwood Circle, Torrance, the applicant, noted that the back patio of the project is already ;encircled with wa11s and not covered, that the architectural plans were approved two years ago, and that the enclosure would fully satisfy the intent of the law. --` Director of Environmental Services Benard clarified the Development Code section relative to the designation of open mace. and_�aid that the units in the tract were built to a reduced standard for open space without proper review and approval from the City. Mr. Benard requested that the Commission provide Staff' with a minimum threshold of acceptability for enclosing private open spaces if the Commission was inclined to approve the request. Chairman Connolly said he was in favor of establishing a threshold of 225 square feet of open space for any future structures in this tract. Motion was made by Commissioner Wike to deny the project. Motion failed for lack of a second. Motion was made by Commissioner McNulty and seconded by Commissioner Von Hagen to approve the project, but prohibit any further reduction in the private outdoor open space on the lot. Motion passed 3 to 1. Commissioner Wike dissented. Appeal rights were noted. Site Plan Review No. Director of Environmental Services 4758 Benard reported that the applicant 28428 Cedarbluff has been requested to but has not submitted a complete application for the existing satellite dish antenna on the subject property. E Minutes November 22, 1988 Page Three Motion was made by commissioner McNult Commissioner Von Hagen to continue the 13, 1988. Motion unanimously passed. 6 and seconded by application to December Site Plan Review No. Assistant Planner Laurie Brigham 4734 distributed a letter of complaint 5014 Silver Arrow from a neighbor at 27031 Diamond Head Lane regarding view obstruction- caused by the satellite dish antenna and presented the Staff Report. Ms Brigham reported that the property owner is requesting approval of an existing satellite dish antenna on the property. The dish is ten feet in diameter, is ground mounted and attached to the side of the house for added support, and is approximately 19 feet above the grade level of the building pad. Ms. Brigham also reported that Staff's primary concern was the extreme visibility of the satellite dish from.-- public streets and sidewalks and adjacent private properties on Silver Arrow and Diamond Head. She said it maybe possible to relocate or lower the dishsoi—twfl:]�-15-e­screened while—allowingthe applicant to receive reasonable reception. Ms. Brigham added that the applicant's evidence presented at this time does not substantiate allowingthe "19—foot satellite ciisri —antenna --o—n-t-he —property. R.D. Wolf, 5014 silver Arrow, the applicant, indicated that the satellite antenna dish did not represent a view obstruction from the public right of way. Motion was made by Commissioner McNulty and seconded by Commissioner Wike to continue this app,ication to December 13, 1988, directing the property owner to obtain a detailed analysis from a satellite antenna technician determining if any alternative locations or heights exist in the rear yard or the middle rear roof. motion unanimously passed. CONSENT CALENDAR The Staff report was waived. Conditional Use Permit Sherry Unmack, 4004 Miraleste No. 131. Extension Drive, reported that she has 6245 via Canada contacted the School District on numerous occasions regarding the appearance and condition of the Miraleste Elementary School. She said that this location is,hettvily used by the neighborhood, and requested the establishment of a regular maintenance schedule. Minutes November 22, 1988 Page Four Wendy Harper, 2719 Coral Ridge Road, noted the i location to the children in the community, that in_ the _area, and said it is an embarrassment_ and a neighborhood because 61 £�la6 of—masntenance. rtance of this is the only park disgrace to the Cheryl Caughlin, 6412 Via Canada, representing the Miraleste Homes Association, also complained about the appearance of the school, and reported on her efforts to elicit action from the school Board. She also addressed the bus that was parked on the property, and concluded that the community does not benefit from the school. Commissioner Wike requested that Staff investigate the situation, and not approve this item under the circumstances that have been outlined. She also requested that Staff obtain an opinion from the City Attorney as to whether a certain amount of the funds obtained from the property has to be set aside to complete the maintenance repairs. Chairman Connolly requested that the School District be allowed to respond to the issues raised, and requested that the City Council be informed of the comments of the speakers. David Capelouto, Assistant Superintendent/Business with the Palos Verdes Peninsula Unified School District, conceded that the Mireleste Elementary school site is in need of considerable repair, and said that a marginal amount of funds are raised from rent of the facilities. Mr. Capelouto discussed the maintenance problems the School District has experienced with the site, and said that if a decision is made not to extend the Conditional Use Permit, the tenants at the location will be so advised. Motion was made by Commissioner Von Hagen and seconded by Commissioner McNulty to approve the extension of the Conditional Use Permit for a six month period with the understanding that the property will be maintained to the satisfaction of the Director of Environmental Services. The 48 passenger bus is to be stored in a proper location. The Staff will police the property to see that the appropriate conditions are met. Motion unanimously passed. PUBLIC HEARINGS Conditional Use Permit No. 131 Tentative Parcel Map No. 19363 Environmental Assessment NO. 11 Associate Planner Carolynn Petru presented the Staff Report and reported that this item was last considered at the November 9, 1988 Commission meeting and the public hearing was continued to November C] Minutes November 22, 1988 Page Five Marriott Corporation Crestridge/Crenshaw 0 22, 1988. The landowner has withdrawn Tentative Parcel Map No. 19363 for a three lot subdivision on the property, leaving the C.U.P., Variance and Grading applications for the retirement facility on the entire 34 acre parcel. The project applications were deemed to be complete on December 10, 1987, therefore, the final action date for the Commission would have been November 22, 1988, however, the applicant has granted the City a 52 day extension to January 31, 1989. Ms. Petru said the City Attorney has reviewed the Final Environmental Impact Report, Volumes I and III, and has determined that this document must be revised. The document will not be substantially changed, but will be rearranged and/or expanded and a supplemental index added to the table of contents. She reviewed the suggested project schedule, and explained that the extension granted by the applicant cannot be further extended. Ms. Petru also reviewed a list of primary issues that have been identified from the public hearings on the project, and requested that the Commission detail those aspects of the project they would like to see modified with regard to height, mass and siting, grading, trails and density. Chairman Connolly opened the public hearing. Michael J. RiCCio, 29356 Quailwood, presented issues he disagreed with that were contained in the EIR and the Staff Report. Edward Novak, Marriott Corporation, one Marriott Drive, Washington D.C., reported that the extension will allow the Marriott time to evaluate possible design alternatives without increasing the amount of excavation required. The design alternatives will be reviewed with Staff and with the Homeowners Association during the month of December. Mr. Novak also said that the Marriott will diligently pursue all the recommendations made by the commission, and will be responsive to the impacts that exist. Minutes November 22, 1988 Page Six Daniel Blatt, 29255 Stonecrest Road, noted that the community's concerns and guidelines have not been responded to by the Marriott and by the EIR, and requested that the Marriott provide reasonable evidence of economic viability. Mr. Blatt reiterated that the staff erred in calculating the land swell factor and resulting hazards. sunshine, 6 Limetree Lane, clarified her remarks made to the City council regarding Staff's support of the equestrian trail, and reminded the Commission that if the equestrian traffic that terminates on Crestridge is not accommodated, it will continue on the sidewalks. Anthony Segreto, 5677 Mistridge Drive, complimented Commissioner McNulty for his direction to staff at the November 9 Commission meeting, and concluded that staff has not addressed many of the issues that have been raised. With regard to giving direction to staff, Commissioner McNulty advised the Staff to use diligence to ensure that the building height is kept within the 16 foot height envelope. Commissioner Wike was in favor of more open space between the buildings, and favored mitigation in order to protect views. Commissioner Von Hagen said he did not approve exposing the residents to the outside elements, and requested keeping the building height within the 16 foot level. Regarding mass and siting, commissioner McNulty was in favor of varying the roof line and roof pitch so it would be broken with perpendicular lines. Chairman Connolly favored usage of clear, t_ranspare_nt materials for building linkages if possible. The Commission was in accord that the structure should not be a single tower development. "With respect to grading, Director of Environmental Services Benard explained that the possibility may exist to use undeveloped portions of the site as a potential deposit areas to reduce the export of excavated material. The Commission favored additional grading in order to reduce building heights and preservation of views. Minutes November 22, 1988 Page Seven Regarding trails, Director of Environmental Services Benard said the City Council will shortly discuss the:_concept_of trail -connections through the city of Rancho Palos Verdes. Commissioner Von Hagen noted that equestrian traffic on the streets of Rancho Palos Verdes as legal and that -linkage is requested by the City of Rolling Halls Estates because a bridle trail on the streets is considered to be important. He suggested that the Staff consider recommending an equestrian crossing at the eastern end of the pro)ect�and,ra-trail down the middle of Crest'ridge or along the'south side of the street. ' Commissioner Wike did not agree with bringing horses into this area. Commissioner McNulty agreed that the equestrian trail would be an important aspect if the City Council deems at necessary. Commissioner McNulty also stated he would have no problem with the density of the project if the applicant could rearrange the design. Commissioner Wike noted her request -.-that the EIR be revised to address the impact if the projected occupancy level is not attained. Mr. Novak of the Marriott Corporation responded to Commissioner Wike's inquiry on the results of the market survey, and noted that 3000 households were surveyed but much of the information obtained is proprietary. Motion was made by Commissioner McNulty and seconded by Commissioner Von Hagen to continue this item to January 10, 1989 and proceed with the project schedule relative to recirculating the Draft Environmental Impact Report. Motion unanimously passed. Variance No. 217 Grading No. 1192 6343 Villa Rosa Assistant Planner Marcia Smith presented the Staff Report and reported that the applicant is requesting approval of the following proposals; a reduction an the front setback to allow a second story addition to an existing single story residence currently encroaching 7 feet 6 inches in the front yard setback; a six foot high grapestake fence an the front setback; an existing fence exceeding the 42 inch high Minutes November 22, 1988 Page Eight maximum height limitation along the north and south property_: lines extendinq into the front setback area; a garage addition encroaching four feet into an extreme slope; and a five foot retaining wall on an extreme slope within three feet of the east and south property lines. Ms. Smith said that the property is unique and is shaped with the majority of the usable yard space between the house and the front property line. The shape of the lot, together with the orientation- of the house and the existence of extreme slopes at the rear of the property, make it difficult for the applicant to comply with the City's development regulations without suffering a loss of use of the site in comparison with the use allowed to surrounding property owners. In addition, the existing chain link fence is placed on the property while replacing sewer lines. The applicant has stated that the fence is temporary and will removed upon completion of the construction. Chairman Connolly opened the public hearing. Ellen Osborne, 6343 villa Rosa, noted that she has tried to work within the City codes, and the purpose of the project is to maximize space and minimize expense while remaining in aesthetica) conformance. Ms. Osborne also addressed placement of the fence on the west slope, and stated that views would be lost if the fence were placed as recommended by Staff. She said that construction on the extreme slope was requested to allow for additional square footage. She summarized that space is the primary concern, and if the Staff recommendation is adopted, over 1000 square feet of usable space would be lost. Chairman Connolly closed the public hearing. Director of Environmental Services Benard summarized the Staff's concerns with regard to the property, e.g., placement of a five foot wall which would represent an unreasonable and unnecessary disruption to the slope, not necessary to provide access to the garage., Motion was made by Commissioner McNulty and seconded by Commissioner von Hagen to continue this item to December 13, 1988 and direct staff and the applicant to make an attempt to accommodate the expanded rear yard area. Motion unanimously passed. Minutes November 22, 1988 Page Nine Tentative Tract Map No. 19847 Grading No. 1180 Environmental Assessment No. 560 4105 Palos Verdes Drive East Motion was made by Commissioner McNulty and seconded by Com=missioner Von Hagen to continue this item to December 13, 1988. Motion unanimously passed. Conditional Use Permit The Staff Report on this item was No. 140 waived. E.A. No. 557 Variance No. 212 Encroachment Permit No. 13 550 Silver spur Chairman Connolly opened the public hearing. Ron Florance, 1025 Via Mirabel, representing Intermark, reported that he was disappointed in the Staff Report because Staff does not approve of the loggia abutting silver spur and believes it would visually overwhelm the street-scape. Robert Earl, 8500 Melrose Avenue, Los Angeles, architect, noted that the project's mediterranean theme conforms to the community, and discussed the building's placement and design. He explained that the projection of the loggia could be limited to less than as shown on the plans, and requested that the Commission give serious consideration to this aspect of the building facade. Chairman Connolly closed the public hearing. Director of Environmental Services Benard explained that the Building Code limits the useable portion of the encroachment to four feet. Commissioner Von Hagen noted that the loggia represents an interesting concept, and he would not rule it out if the applicant were willing to apply for the Encroachment Permit and the necessary indemnification could be obtained. Commissioner Wike did not support the project as it currently stands, particularly because of the 56 foot towers and the Mediterranean theme and the loggia in the public right-of-way. Minutes November 22, 1988 Page Ten Commissioner McNulty recommended that parking be restricted so as not to allow cars to park in the front of the building. He was in favor of approving the building design, but with restrictions. Chairman Connolly said he was in favor of adoption of the Negative Declaration, denial of the Encroachment Permit and continuance of the Conditional Use Permit to allow the applicant to redesign the front facade. Motion was made by Commissioner McNulty and seconded by Commissioner Von Hagen to continue this item to December 13, 1988. Conditional Use Permit Chairman Connolly reported that No. 138 Mr. Zell has submitted a request Variance No. 205 to continue this item to January E.A. No. 552 24, 1988. 31270 Palos Verdes Dr. So. Motion was made by Commissioner McNulty and seconded by Commissioner Von Hagen to continue this item to January 24, 1988. Motion unanimously passed. QUESTIONS FROM THE AUDIENCE (regarding non -agenda items) There were no questions from the audience. STAFF REPORTS Director of Environmental Services Benard announced that a SWAPO luncheon will be held on December 2, 1988. ADJOURNMENT The meeting was duly adjourned at 11:13 p.m. to 7:30 p.m., November 30, 1988 at Hesse Park Fireside Room.