PC MINS 19910204MINUTES
PLANNING COMMISSION SPECIAL MEETING
FEBRUARY 4, 1991 Z° !
The meeting was called to order at 7:40pm by Chairman Von Hagen at
Ladera Linda Community Center, 32201 Forrestal.
PRESENT Von Hagen, McNulty, Hotchkiss, Katherman
ABSENT Brooks
Also present were Director of Environmental Services Robert
Benard, Planning Administrator Curtis Williams, and Senior Planner
Carolynn Petru.
COMMUNICATIONS
Chairman Von Hagen acknowledged a letter from June Lipshuts
concerning the Long Point project, as well as a communication from
the City Manager of Palos Verdes Estates requesting they be kept
apprised of the status of the same project.
CONSENT CALENDAR
A. P.C. Resolution No. 91-_ (Height Variation No. 695)
B. P.C. Resolution No. 91-_ (Minor Exception Permit No. 407)
Commissioner McNulty moved, seconded by Commissioner Hotchkiss and
carried without objection, to approve the Consent Calendar.
PUBLIC HEARINGS
A. CONDITIONAL USE PERMIT Senior Planner Carolynn Petru
NO. 136, COASTAL PERMIT presented the comprehensive
NO. 52, GRADING NO. 1246, staff report regarding the
LOT LINE ADJUSTMENT Monaghan Company's request to
NO. 38, ENVIRONMENTAL approve a 495 -room hotel,
ASSESSMENT NO. 540 conference/community center,
Long Point spa/fitness center, two
freestanding restaurants and a
nine -hole golf course. Staff's recommendation is to open the
publi,c hearing on the project applications, accept public
testimony and consider the merits of the project. Staff also
requested direction from the Commission on various aspects of the
project. Chairman Von Hagen complimented Planner Petru on the
outstanding job she had done on the staff report. Commissioner
Hotchkiss asked for clarification from staff regarding the traffic
statistics in the EIR. The public hearing was opened.
Joan Hanley, 3037 Deluna Drive, Director of Public Affairs for the
Monaghan Company, introduced Robert Spence, a new partner in the
SPECIAL PLANNINGWOMMISSION MEETING
February 4, 1991 0
company, and presented a five-minute video with computer graphics
of the proposed project.
Ron Wortman, HNTB, Phoenix, Arizona, representing the Monaghan
Company, outlined the unique aspects of the project, stressing
that public access was a major feature, and also promising
restoration planting of native shrubs to promote water
conservation, which would also `include using "gray water" to fill
the golf course lake. Mr. Wortman also asked for height
restriction limitations on identifying features of the hotel
structure, such as a rotunda or tower. He also pointed out that
the City would receive tax benefits of $2 million or more per year
from the operation, and said that they would also be taking
traffic mitigation measures such as ride -sharing for the
employees. Mr. Wortman explained that the hotel was being labeled
as a "world class luxury hotel" based on the level of service and
types of amenities. In response to queries from the
Commissioners, he explained that the project had been divided into
three parcels for more financial flexibility, and also that the
Baja Swim Through Aquarium would probably be torn down.
Bob Spence, International Asset Group, Los Angeles, also
representing the Monaghan Company, stated that they would not seek
an operator for the hotel until the project was approved, and that
he felt the shorter golf course would not affect their ability to
get a top-quality operator in. Chairman Von Hagen asked him to
find out if there are any other world class luxury hotels with 9 -
hole golf courses.
Elin Vanderlip, 100 Vanderlip, outlined the history of Palos
Verdes development, including the original concept to make the
Peninsula more recreationally oriented, and asked the Commission
to support the project.
David Rubenstein, 15290 Sherman Way, Van Nuys, representing the
owners of neighboring Porto Verde apartments, stated the owners
were in favor of this project for its recreational benefits.
Stan Wilson, 32700 Coastsite Drive, #207, representing the Palos
Verdes Bay Club, spoke in support of the project because it would
give the Peninsula an exclusive destination reputation.
Eric Allan, 2324 Via Anacapa, PVE, President of the Palos Verdes
Chamber of Commerce, endorsed the project, stating it would bring
many positive benefits to local businessmen and residents, and
that the bed tax would be a valuable asset.
Susan McNeill, 6636 Channelview Court, stated she was in favor of
the project because Marineland was currently an unsightly nuisance
that attracted vandals. She also stated that the City needs the
revenue from the bed tax, and she did not feel the helicopters
would create a noise problem.
SPECIAL PLANNINAMMISSION MEETING
February 4, 1991
Nicholas Lam, 6606 Channelview Court, president of the Seabluff
Homeowners Association, stated he personally endorsed the project
since he felt the developer was demonstrating sensitivity to the
local residents' needs.
Ron Stankey, 6940 Starstone Drive, spoke in support of the project
because he felt it would give the underserviced Peninsula more
accessible amenities. Mr. Stankey also said he felt that the fact
an operator had not been selected for the project was not a
problem as long as the positive aspects promised by the developer
were part of the conditions of approval, but he also admitted he
was disappointed that the golf course would only be 9 holes.
Ken McNeill, 6636 Channelview Court, spoke in favor of the
project, stating the property as it stood now was subject to
vandalism. Mr. McNeill also pointed out that much of the
projected traffic would probably be mitigated by the fact that the
hotel guests, especially the convention ones, would be arriving in
vans or buses, and would use hotel vans for local trips.
Cisco Frances David Ruth, 40 Cinnamon Lane, also expressed support
for the project, stating that the City needs the revenue and that
traffic had never been a problem with Marineland, even in its
heyday.
Sandra Stager, 32703 Via Palacio, spoke in favor of the project,
noting that local clubs and groups were forced to leave the
Peninsula to find large enough facilities for their meetings, and
that a resort of this caliber would be beneficial to all residents
and create fobs for young people.
Erica Stuart, 80 Narcxssa, spoke in favor of the project, and said
she believed the Monaghan Company would honor their promises to
the community.
Jack Downhill, 20 Vanderlip, stated he felt this was one of the
most significant projects ever, socially, economically and
culturally, for the area, and said it would put RPV on the map.
Jim Summerlin, 32502 Seahill Drive, also expressed approval of the
project, stating it would be a great asset to the neighborhood,
especially the cliff paths, the amenities and the financial gain
to the City.
RECESS AND RECONVENE A ten-minute break was called at
9:30pm.
John Vanderlip, 99 Vanderlip, spoke in favor of the project,
agreeing with all the previous speakers, and stating that this was
in the best tradition of Palos Verdes development and would create
a positive community spirit.
Steve Kuykendall, 6544 Locklenna Lane, expressed support of the
project, and asked the Commission to address the added fire
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February 4, 1991
protection needs that would be created. Mr. Kuykenall also stated
he thought that since the coastline would be developed in one way
or another, that this project with its large amounts of open space
and public access would be a good solution.
Bob Lusian, 32735 Seagate Drive #G, agreed with all the previous
speakers, and asked that the traffic statistics be more carefully
compared with those of Marineland. Mr. Lusian also noted the need
for local dining facilities, and felt the project would give much
needed employment to local youth and the surrounding communities.
Sunshine, 6 Limetree Lane, spoke in support of the project as it
stands if specifically conditioned. She also said she felt that
the four years the project has been in the works has not been
wasted as it is a much better project now. Sunshine also pointed
out that the trails plan was incomplete with regards to the
entrance area, and asked that this be addressed more completely
though the Trails Network Plan.
Vic Bennett, 30515 Rue De La Pierre, expressed support of the
project, citing fiscal benefits to City.
Jacki McGuire, 4935 Rolling Meadows Rd., RHE, RHE Councilwoman,
expressed concerns about the potential cumulative traffic impact
through RHE with the hotel and other projects currently in the
works. Ms. McGuire said she had noted that the EIR called for a
widening of the Hawthorne/PVDN intersection, and she stated that
she had no intention personally of ever allowing that change to be
made. Director Benard noted that the project would either be
approved or not by RPV, and that if the project impacted another
area, the developer would have to seek mitigation from that city,
which would then be able to make their own decisions on only the
level of mitigation. Chairman Von Hagen noted that Hawthorne had
originally been designed to handle a per acre density of 22-25
units along the bluffs, and since there is only a density of 1
unit per acre currently, the boulevard was only handling 10% of
its designed capability. Commissioner McNulty pointed out that
RHE has some traffic problems of their own they might want to
mitigate first, such as a widening of PVDN.
June Lipshuts, 3756 Hightide, objected to the project on grounds
of potential traffic pollution and because of the need for water
conservation.
Muriel Titaler, 3 Ginger Root Lane, spoke in favor of the project
if the developer fulfilled their water reclamation promises and
used native plants.
Gar Goodson, 1709 Via Zurita, representing Save Our Coastline
2000, presented a written statement and spoke against the project,
stating that in his opinion, it was contrary to the General Plan,
and would not conserve water. Mr. Goodson also asked that the
Baja Reef building be preserved and used.
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February 4, 1991
Lois Larue, 3136 Barkentine Rd., objected to the project, stating
she felt it would not be geologically sound. Director Benard
noted that extensive geological studies are always required.
Chris Manning, 14 Crest Rd. W., RH, representing the Peninsula
Preservation Society, agreed that the amenities offered were
attractive to the majority of Peninsula residents, but that he
felt the project was too big, more of a convention center than a
luxury hotel, and should be sized down.
Richard Bara, 1 Peppertree, asked for clarification on the trails
location, potential coastal erosion, the three -parcel aspect of
the project, and the cost of additional protection services.
Director Benard stated that the coastal setback line is being
addressed.
J. J. McLaren, 3923 PVDS, asked if an economic report on the
developer was required, and Director Benard replied that it was
not.
Ilse Oeticker, 6504 Via Baron, objected to the proposed heliport
and outdoor dining facilities because of potential noise.
Director Benard presented to the Commission revised traffic
figures. Chairman Von Hagen stated he felt these statistics were
the weak link in the analysis and asked Mr. Benard to re -clarify
them for the next meeting.
Commissioner Hotchkiss moved to close the public hearing on the
EIR. Commissioner McNulty seconded, and the motion passed without
objection.
Staff noted that the first public hearing on the Conditional Use
Permit and related planning applications would be scheduled for
February 26, 1991. This hearing will receive full public notice.
Commissioner Katherman made the following comments and suggestions
to staff:
* That there is a need to make the legal findings as to the
consistency of the plans with the Coastal Specific Plan;
* That maintenance of the facilities and trails be conditioned in
the CUP;
* That public access be limited at the tidepools and wildlife
areas, and that cliff safety be examined;
* To look into how the lot split would affect facilities
maintenance;
* To obtain a guarantee on the
* To examine water and energy
especially the lake;
* To look into downsizing the
* To suggest that the hotel be
transportation;
* To examine low-cost housing
open space;
conservation of the project,
number of rooms, perhaps to 350;
marketed to encourage mass
for some employees;
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February 4, 1991
* That perhaps the long ridge line of the hotel as proposed was
too stark and bulky;
* Whether or not the facilities would be private or public pay -
by -the -day.
Commissioner McNulty expressed the following concerns and comments
to staff:
* That the designation of the hotel type must be pinned down;
* An objection to the lot split without some sort of consistent
plan for all three;
* A request to verify the traffic statistics in the EIR;
* That the project size is OK if the operator is capable.
That a top operator will mostly likely want to have some say in
the design of the hotel, and that there should be some time limit
imposed on finding the operator, since this is a mayor concern.
Commissioner Hotchkiss make the following comments:
* That the increased need for protection services (ie., fire,
police) should be carefully examined;
* That he doesn't like the idea of low-income housing in the
project, and that it would not mitigate the traffic problems;
* That he is uncomfortable with the actual fulfillment of all of
the developer's promises, especially with regards to
identification of the hotel operator.
Director Benard noted that the purpose of the low-income housing
is to fulfill state requirements.
Chairman Von Hagen stated his concerns as follows:
* That the traffic statistics be verified in the EIR,
and to see if van transportation is taken into account;
* To make sure that a hotel could be labeled as "world class"
with only a 9 -hole golf course;
* To look into the public housing element;
* To make sure that fire and police protection is adequate for
the hotel and all amenities;
* That he like's the architecture and aesthetics of the project.
Chairman Von Hagen also reminded the audience that no permits are
ever issued in RPV without extensive geological studies.
QUESTIONS FROM THE AUDIENCE
There were no questions from the audience.
STAFF REPORTS
Director Benard stated that a meeting schedule will be
distributed, and also that there is a Planning Commissioners
Institute Meeting on February 20-22.
SPECIAL PLANNIN*OMMISSION MEETING
February 4, 1991
ADJOURNMENT
The meeting was adjourned at 11:57pm.
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