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PC MINS 19890822MINUTES PLANNING COMMISSION MEETING AUGUST 22, 1989 The meeting was called to order at 7:_36pm by Chairperson Wike at Hesse Community Park, 29301 Hawthorne Boulevard. PRESENT: Hotchkiss, Von Hagen, Wike, McNulty, Brooks ABSENT: None Also present were Director of Environmental Services Robert Benard, Planning Administrator Curtis Williams, Associate Planner Carolynn Petru and Assistant Planner Bonnie Olson. Chairperson Wike welcomed new Planning Commission Members Charles Hotchkiss and Susan Brooks. COMMUNICATIONS Chairperson Wike read from a letter received from the Audubon Society regarding the Forrestal Project and calling for a full review of the EIR in this tract revision. CONSENT CALENDAR A. Minutes of July 25, 1989 Motion was made by Commissioner Von Hagen and seconded by Commissioner McNulty to approve the minutes with two changes. Motion passed 3-0 with Hotchkiss and Brooks abstaining. B. Minutes of August 8, 1989 Chairperson Wike requested that some detailed insertions be made and that the minutes contain specific dialog between the Commissioners. Environmental Services Director Robert Benard noted that his staff has not had an opportunity to review these detailed insertions. Motion to hold approval of the minutes to the next meeting was made by Commissioner McNulty, seconded by Commissioner Von Hagen, and unanimously passed. C. SITE PLAN REVIEW No. 4934 To allow an existing 24 ft 27809 Longhill satellite dish antenna to remain. Staff has verified that the antenna has been relocated and installed in accordance with the Development Code. Building permits for the new satellite dish antenna have been finalized, PLANNING COMMISSO MINUTES August 22, 1989 and the original application has been withdrawn. Commissioner McNulty moved to accept and file the withdrawn application. Motion was seconded by Commissioner Von Hagen and passed without objection. D. P.C. RESOLUTION No. 89 For a retaining wall, solid Grading Permit No. 1192 wood fence and garden window Variance No. 217 encroachments on front and 6343 Villa Rosa Drive side yard setbacks. Motion to adopt P.C. Resolution No. 89 was made by Commissioner Von Hagen and seconded by Commissioner McNulty. Unanimously passed. E. P.C. RESOLUTION No. 89 Modifying a request to Conditional Use Permit reduce required minimum No. 23 "HH" open space at existing Grading No. 1252 single family residence. 32525 Seacliff Drive Motion was made by Commissioner McNulty and seconded by Commissioner Von Hagen to adopt this resolution. Unanimously passed. F. CONDITIONAL USE PERMIT No. 23 "II", GRADING No. 1253, 3407 Palo Vista To approve a revision to the original footprint specified in C.U.P No. 23 for a new single family residence. Chairperson Wike asked Assistant Planner Bonnie Olson to summarize the staff recommendations. Ms. Olson said that the applicant has revised the original plans to more closely conform to the Seacliff Hills Development Guidelines. The staff recommendation is that the applicant's revised application be approved with specific conditions including a City Landscape Covenant. Commissioner Von Hagen moved to adopt Staff Recommendation #1. Commissioner McNulty seconded the motion and it passed unanimously. PUBLIC HEARINGS A. TENTATIVE PARCEL MAP No.20475 Staff recommends that this ENVIRONMENTAL ASSESSMENT item be continued to the No. 567, VARIANCE No. 240, October 10 meeting in order COASTAL PERMIT No. 67 to fully evaluate the Southeast Corner of potential view impact. PVDS and Seawolf Dr. Motion was made by Commissioner Von Hagen to continue the item. Commissioner McNulty seconded the motion and it was passed unanimously. Page 2 PLANNING COMMISS19 MINUTES August 22, 1989 B. CONDITIONAL USE PERMIT No. 23, REV."GG", GRADING No. 1195 EXTREME SLOPE No. 14 3239 PVDS Commissioners Von Hagen and Brooks was hard to pinpoint and asked that devised. Mr. Benard noted that lot being discussed. • Commissioner Von Hagen moved to waive the staff report, and Commissioner McNulty seconded. commented that the actual lot a better marking system be marking methods are currently Chairperson Wike opened the Public Hearing. Roy Bayer, Architect, 1455 Crenshaw Blvd., Torrance, expressed concern that redesigning to provide the required roof access would create an unattractive "henhouse" structure which would_ also exceed height requirements. Mr. Benard stated that height requirements do not apply to the "henhouse" structures, which fall under a penthouse classification. The public hearing was closed. Commissioner McNulty stated that he had examined the plans for the deck in question and had to "look hard" to find it. He feels the "henhouse" would be much less attractive. Commissioner McNulty moved to approve the deck design and extreme slope permit with a 3'6" passageway as proposed. Commissioner Von Hagen seconded and the motion passed 3-0 with Commissioners Hotchkiss and Brooks abstaining. C. CONDITIONAL USE PERMIT Commissioner Von Hagen moved No. 132 --EXTENSION to waive the staff report and PVPUSD Commissioner McNulty seconded. 6245 Via Canada Commissioner Von Hagen asked if the two new Commissioners had to abstain from voting on this issue and Mr. Benard said they did not, if the minutes had been reviewed. Mr. Benard stated that the School District had requested a two- year extension but staff recommends only six months. They feel this is adequate time for negotiations to either be completed or be underway to transfer the property to the City for use as a park. Chairperson Wike declared the public hearing open. David Capelouto, Assistant Superintendent, PVPUSD, declared that the District is interested in the transfer. He also noted that the State School Board is meeting In two weeks to discuss possible Page 3 PLANNING COMMISS4 MINUTES August 22, 1989 �J establishment of a new district on the east side in which case the property would belong to the East Peninsula School District. He also assured the Commissioners that if the negotiations with the City did not go through, he will recommend that the property be painted immediately with funds available from Prop. 98. Mary Thomas, Director of RPV Dept. of Recreation and Parks, said there is a good chance the City will be given the property, and also that a shorter CUP extension would be acceptable if further extensions would be provided if necessary. She noted the possibility that the School District may legally have to turn the property over to the Miraleste Homes Association rather than the City, and that the Homes Association would then lease it to the City. She declined to discuss this further in public as the negotiations are continuing. She noted that if the City does take it over, a $250,000 improvement program is recommended, but there has been no determination as to where the money would come from. Cheryl Caughlin, 6412 Via Canada, president of the Homes Association, declared her organization does not object to the tenants but to the disrepair at the site. Mr. Benard stated that the City Attorney is still investigating filing nuisance abatement action against the District, but that the Commission cannot force them to paint. Commissioner Brooks also noted that a sign at Picardie and the tennis courts has been down for two months, and that Public Works should be notified. Manuel Louis, 6416 Via Canada, asked for denial of the extension. Dr. Cordell Fisher, 30067 Grandpoint Lane, spoke as a representative of tenant Harbor Foundation for the Retarded, and asked that the tenants be given ample notice if the leases are to be terminated. Mr. Benard said that the Foundation has been aware of the situation for some time. Dawn Henry, 6525 Via Colinita, claimed the District is earning $24,000 per year from the tenant leases and suggested they use some of this income to paint the property. She asked the Commission to deny the extension unless the District paints before negotiations are finalized. Steve Andrus, 2011 Mac Arthur, a representative of tenant Bayview Baptist, said his group has just signed another year's lease and that they painted their building at their own expense. He asked that the site use remain the same but be repaired. Commissioner Von Hagen asked Mr. Benard about the viability of tenant leases if the CUP was denied. Mr. Benard said the legal ramifications are unclear at this time. Page 4 PLANNING COMMISS0 MINUTES August 22, 1989 Allen Salvage, 566 W. 7th Street, San Pedro, also of Bayview Baptist, supports extension of the CUP so his group can continue to lease the site. Gail Douglas, 6445 Via de Anzar, noted that the condition of the site adversely affects property values in the area. The public hearing was closed. Mr. Benard noted that one of the conditions of the original CUP was that the facility be maintained, but this has not been the case. Commissioner Hotchkiss said he did not perceive any benefits would result from an extension. Commissioner Von Hagen said he is convinced that since negotiations are current, a 90 -day extension would be sufficient. Mr. Benard noted that the CUP has actually already expired but is being continued because an appeal was filed. He also declared that the School District has the ability to exempt itself from City Regulations and that they don't even need a CUP to operate. He said the staff's position is that in denying the extension, it forces action by the School District that the City would have no control over. Chairperson Wike said she agrees with the staff recommendation to give the Board negotiating room, but suggests a 90 -day extention with the stipulation that there be no further extension unless the site is painted within that time period. Commissioner McNulty moved that the extension be granted for 90 days with the stipulation that the property be painted in that time, and that by November 28, 1989, the District must have transferred the property to the City, be in the process of transferring it, or present sufficient evidence to that end, or the CUP will terminate on that date. The motion was seconded by Commissioner Von Hagen and passed unanimously. D. TENTATIVE TRACT MAP No. 37885 -REV, CONDITIONAL USE PERMIT No. 79 -REV Forrestal Drive NW of Pirate Drive Associate Planner Carolynn Petru presented the staff report. Staff's recommendation is to continue the public hearing to Sept. 12 to allow the City Attorney and Director of Public Works to comment on these proposed conditions. Ms. Petru also called attention to certain revisions in the Tentative Tract Map, Conditions of Approval and CUP Resolution due to a review by the City Attorney. She also noted the inclusion of a letter from the Audubon Society. Commissioner Hotchkiss wanted it known that he had lunched with the applicant two weeks earlier, but that this project was not Page 5 PLANNING COMMISSO MINUTES August 22, 1989 discussed. Ms. Petru also noted that Lot 42 at the end of Coolheights Drive is separate from the main development and would not be a member of the Homes Association. Mr. Benard said that this structure should match the Coolheights development and petition for admission into that Homes Association. Commissioner Hotchkiss asked Ms. Petru about the whale skeleton found on the site. Ms. Petru said it may have already been excavated, but if not, it must be retrieved. Chairperson Wike opened the public hearing. Barbara Kennard, 3402 Deluna Drive, objected to the "jungle" of house styles, sizes and closeness. Sunshine, 6 Limetree Lane, representing the Trails Committee, asked the Commission for a clarification of current trail dedications in the area and conditions of the permit. She also noted that the remaining open space is the responsibility of the Homes Association unless the developer wants to donate part of it to the Land Conservancy. Max Thomas, 3849 Pirate Drive, expressed concern about large amounts of earth filling the old quarry bowl and causing a landslide. Ms. Petru noted that a separate grading permit will have to be obtained and will require its own environmental assessment. Jan Smit, 3855 Pirate Drive, presented a letter from Pirate Drive residents, and also voiced concern about possible land movement. Helen Danache, 7085 Via del Mar, expressed support for the project because she believes the quality homes will attract people to the area. Dan Gerken, 3501 Jamboree Road, Newport Beach, spoke as a representative for developer J.M. Peters Company. He cited the improved tract plan, said that trail easements would be granted, and presented detailed drawings diagramming views of the project from all adjacent neighborhoods. Mr. Gerken also asked the Commission for an extension of the lot lines so as to adhere to the staff guidelines on lot coverage. Mr. Benard noted that the issue is more the maximum living area than the size of the lot or the coverage. Commissioner Hotchkiss mentioned the heavy use of the nearby area for parking in the summer soccer season, and asked Mr. Gerken to look into landscaping as a partial solution. J.J.D. McLaren, 3923 PVDS, asked if the City Geologist would address the geology of the tract. Page 6 PLANNING COMMISSI MINUTES August 22, 1989 Dr. Perry Ehlig, City Geologist, gave a brief history of the geological studies done when the tract was originally proposed in 1982. He notes) that further studies have indicated the Flying Triangle does not extend into this development and that stability is not a problem here. He made a suggestion that the drainage ponds in the quarry could potentially cause instability, and that they be drained and cisterns installed to support the wildlife that currently lives there. He also noted that when the quarry was originally mined, large numbers of rock layers were undercut causing some landslides continuing upslope. He suggested that less fill go in than was originally removed from the site to help correct adverse geologic conditions. Commissioner Mc Nulty asked why, since the problem exists in the size of the homes, the lot lines could not be changed. Mr. Benard stated that the developer could satisfy the original conditions and start construction immediately, or the Commission could also supercede the Development Code, tailor-make a new set of standards, and the applicant could either accept them or move forward with the original approval. Chairperson Wake compared the applicant's setback requests to the staff recommendations and felt they would be large homes on small lots. She also objected to the setbacks requested by the applicant. Commissioner Von Hagen noted that the Commission was being difficult by demanding a redesign in the "llth hour," and in not taking into account the developer's cooperation in increasing the open space in the tract. Mr. Benard noted that under the proposed lot line extension, only five of the 42 lots would be under 10,000 sq.ft., and the City has previously approved lots smaller than 8,000 sq.ft. Commissioner Von Hagen moved to conceptually approve staff recommendations and give staff an opportunity to finalize conditions of approval for revisions to the Tentative Tract Map and Revision based on feedback from the Public Works Dept; and to direct the applicant to redraw the tentative map showing the proposed new lot lines. The motion also included staff recommendations on setbacks as contained in the Resolution unless modification is desired. The motion was seconded by Commissioner McNulty and passed 3-2 with Commissioner Brooks and Chairperson Wike dissenting. A five-minute recess was called at 11:07pm. Commissioner Von Hagen left the meeting at this time. Page 7 PLANNING COMMISSIN MINUTES August 22, 1989 CONTINUED BUSINESS A. HEIGHT VARIATION No. 589 -APPEAL 2315 Sunnyside Ridge Road i Mr. Benard presented the staff report detailing the view analysis from the appellant's master bedroom. Mr. Benard stated that staff did not feel the view from this area to be the primary viewing area, or even that it is impaired, especially since the proposed roof ridge line had been lowered. Mr. Robert E. Lewis, 3435 Wilshire Blvd., Ste. 2000, Los Angeles, spoke as attorney for the appellant, claiming that the view from the master bedroom is a primary view. He presented an artists conception of the impacted view, and requested that the Height Variation approval be overturned. Mr. John C. Absmeier, 85 Rockinghorse Road, Architect, spoke in support of the Variation but did not feel the proposed roof ridge line could be lowered any further due to air conditioning ducts and appearance compared to the rest of the roof. Mr. Andy Kotowski, 2315 Sunnyside Ridge Road, applicant, spoke in support of the Variation. Mrs. Clarinda Kotowski, 2315 Sunnyside Ridge Road, applicant, also spoke in support of the Variation. Commissioner Hotchkiss moved to dismiss the appeal, thereby upholding staff's approval of the Height Variation. Commissioner McNulty seconded, and the motion failed 2-2 with Commissioner Brooks and Chairperson Wike dissenting. Commissioner Brooks asked Mr. Benard for a clarification, and he reiterated staff's conclusion that there is no significant view impairment if the ridge line is lowered to 24 feet. Commissioner Hotchkiss moved again to dismiss the appeal, thereby upholding staff's approval of the Height Variation. Commissioner McNulty seconded, and the motion passed 3-1 with Commissioner Brooks dissenting. B. CONDITIONAL USE PERMIT Mr. Benard presented the staff No. 23 "JJ", GRADING report on the applicant's No. 1216 request for a revision to the 3507 Palo Vista original footprint for a new single family residence. Staff recommends reduction of the garage size and modification of adjacent retaining and planter walls. Page 8 PLANNING COMMISSO MINUTES • August 22, 1989 Mr. John Vilicich, 1622 S. Gaffey, San Pedro, architect, asked that the fourth garage be allowed to remain and said he would reduce the height of the wall in question. Mr. Dale Hinkle, 31031 Augusta, Laguna Niguel, soil engineer, stated that it might be possible to adjust the slope thereby reducing the height of the retaining wall in question. Darlene Felando, 1533 5th Street, San Pedro, applicant, spoke in favor of the requested revision. Commissioner McNulty moved to direct the staff to work with the applicants to minimize the retaining wall height to as close to 51 as possible, and bring the issue back on the consent calendar. The motion was seconded by Commissioner Hotchkiss and passed unanimously. NEW BUSINESS New business was carried over to the next meeting. QUESTIONS FROM THE AUDIENCE There were no questions from the audience. REPORTS There were no reports. ADJOURNMENT The meeting was duly adjourned at 12:30am.