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PC MINS 199102264 MINUTES PLANNING COMMISSION MEETING FEBRUARY 26, 1991 The meeting was called to order at 7:32pm by Chairman Von Hagen at Hesse Community Park, 29301 Hawthorne Boulevard. PRESENT Von Hagen, McNulty, Hotchkiss ABSENT Brooks (excused), Katherman Also present were Director of Environmental Services Robert Benard, Planning Administrator Curtis Williams, Senior Planner Carolynn Petru, Associate Planner Terry Silverman and Assistant Planners Fabio de Freitas and Donna Jerex. COMMUNICATIONS Chairman Von Hagen acknowledged a letter from Mrs. McCoy regarding Height Variation No. 700, and a staff memo about the California gnat catcher. CONSENT CALENDAR A. Minutes of February 4, 1991. B. GRADING PERMIT NO 1514 -- Director Benard stated that the applicant had accepted the conditions of approval. Commissioner McNulty moved, seconded by Commissioner Hotchkiss and carried, to approve the Consent Calendar. PUBLIC HEARINGS A. HEIGHT VARIATION NO. Associate Planner Terry 700 -- MINOR EXCEPTION Silverman presented the staff PERMIT NO. 403 - APPEAL report regarding the 4364 Admirable appellant's request to overturn staff denial of a second story addition to an existing single story residence, thereby approving the project. Staff's recommendation is to deny the appeal. Greg Olton, 4364 Admirable, appellant, noted the total support of his project by the neighbors, stated he would remove some trees to help restore views, and said that he felt the project would enhance the neighborhood. Russ Barto, 3 Malaga Cove, PVE, project architect, explained that the project could not be done on a single level due to setback requirements and geologic hazards. PLANNING COMMISSION OETING February 26, 1991 Greg Montgomery, 4378 Admirable, neighbor, expressed his support of the proposed project, and stated he did not believe there would be a negative cumulative impact. J. J. McLaren, 3923 PVDS, inquired about setback requirements. The public hearing was closed. Commissioner McNulty noted the overwhelming support of the project by the neighbors even in the face of possible cumulative impact, and also stated he perceived no significant view impact. On these grounds, he moved to approve the project as submitted, overturning staff denial, and adding a condition that the appellant remove or trim view impairing trees on his property. In response to Mr. McNulty's query regarding the bay window, Director Benard noted that it requires a variance which staff will expedite. Mr. McNulty restated his support for the project as submitted including the bay window. Chairman Von Hagen seconded the motion on the floor. Commissioner Hotchkiss said he agreed with the motion but didn't like the idea of removing the pines, and Director Benard suggested that the motion could include a requirement that the applicant file a covenant to trim or remove appropriate trees upon receipt of a complaint. Commissioner McNulty amended his motion to include a requirement that the appellant lace the trees in conformance with staff direction and keep them at the maximum height dictated by Proposition "M". Chairman Von Hagen restated his second to the amended motion, which then passed unanimously. B. CONDITIONAL USE PERMIT Senior Planner Carolynn Petru NO. 136 presented the staff report Long Point regarding the applicant's request to approve a 495 -room hotel, conference/community center, spa/fitness center, two freestanding restaurants, and a nine -hole golf course. Staff's recommendation is to accept additional public testimony on the project applicant and consider the merits of the proposed project. Chairman Von Hagen said he would like staff to examine other hotel ratings sources if available for further comparative information. In response to a query from Mr. Von Hagen, Director Benard stated that the applicant's claim of sufficient low-income housing in nearby areas was irrelevant since the City has a very specific obligation to provide such housing within the City itself over the next five years. The public hearing was opened. Ron Wortman, 642 W. Port Au Prince, Phoenix, AZ, representing the Monaghan Company, mentioned that the view of the hotel Page 2 PLANNING COMMISSION INETING February 26, 1991 from PVDS would be screened and landscaped to reduce the massive appearance, and that they are still researching other 9 -hole courses at comparable hotels. Bob Spence, 811 W. 7th Street, LA, also representing the applicant, explained that the need for parcelization of the project was to allow for flexibility in financing. He also stated that they had developed a plan to fully mitigate all traffic effects set forth in the EIR, and that they were willing to discuss methods of helping the City fulfill low- income housing requirements with on-site units or a rent - subsidy program. Mr. Spence also set forth a tentative schedule for the entire project, stating that after City approval, it would take 2-3 months to finalize the operators, then 18 months before commencement of construction, and 24 months to complete the project. He also said that they had narrowed the field of potential hotel operators to three majors, and read portions of letters from these companies, all urging that the project have at least 400 rooms to be viable, and stated that he would be willing to make the names of these operators available to the Commission on a confidential basis. Mr. Spence also mentioned that the American Golf Corporation was interested in operating the golf course, and that during the pre -construction period, the possibility of expanding the course into adjacent areas could be examined. Regarding the golf course, Commissioner McNulty suggested that the applicant draw up a detailed proposal incorporating drought concerns and possible mitigation measures such as a link course interspersed with natural vegetation, desalinization, and/or use of "grey water" to answer the public concerns about this issue. In response to a query from Commissioner Hotchkiss, Director Benard stated that the applicant could not transit to the Commission or the Department information without making that information public. He speculated that possibly material could be presented to the City Manager. Full disclosure was necessary if any information is presented directly to the Commissioners. Ken McNeill, 6636 Channelview Ct., representing the Palos Verdes Chamber of Commerce, expressed his support of the project on behalf of the Chamber, and stated he preferred a good 9 -hole course to a mediocre 18 -hole one. Susan McNeill, 6636 Channelview Ct., also endorsed the project and mentioned current vandalism problems at the site. Jack Downhill, 20 Vanderlip Drive, also spoke in favor of the project, stating that he had conducted his own informal traffic study and did not feel traffic would be a problem. Page 3 PLANNING COMMISSION QETING February 26, 1991 10 Nagy Jacob, 6510 Via Baron, spoke in support of the project, but asked the Commission to limit the number of allowed helicopter flights, and stated he was against parcelzzation. Mr. Jacob also asked that there be time limits imposed on the building permits and public access to all amenities, as well as a signal at the entrance of the hotel, and conditional beautification of PVDS as part of the CUP. RECESS AND RECONVENE A ten-minute break was called at 9:40pm. Chris Manning, 29438 Quailwood Drive, explained he had a hotel financing background, and felt that a smaller hotel could be viable as well. Dr. Manning also stated he felt traffic in RPV would not be a problem, but would be in RHE, which had to be passed through, and he also objected to not knowing the hotel operator in advance. Lois Larue, 3136 Barkentine, representing Save Our Coastline, threatened to carry the project to the Coastal Commission, and asked that a total moratorium be declared in RPV because of the drought and traffic. Richard Wempe, 29328 Golden Meadow Drive, also requested a moratorium on large developments because of the drought. Ilse Oetiker, 6504 Via Baron, objected to the project on the grounds of view impairment and noise from outdoor cafes and the heliport. Elizabeth Kelly, 6611 Vallon, objected to the project on the grounds of helicopter noise and size of the project. Doris Lasky, 31012 Hawksmoor Dr., stated she would support a moratorium because of the drought conditions, and that she was not opposed to a hotel on the site, but felt this project was too big and that the operator needed to be identified. Director Benard noted that Commissioners Brooks and Katherman would be reviewing the tapes of this meeting so they would be fully apprised of all developments. Mr. Benard also stated he would bring back an initial Resolution outline within two meetings. Commissioner Hotchkiss made the following comments regarding the project: * That he felt it was important to know the hotel operator since they would have a large .input into the final result; * That the level of projected traffic seemed too high, but that actual traffic would probably be less than Marineland since it would be spread out over more hours; * That he had no objection to parcelization; * That the method of low-income housing incorporation in the Page 4 PLANNING COMMISSION OETING February 26, 1991 v project be outlined; * That the size of the project was not a concern, but it seemed more of a convention center than a luxury hotel; * That further comparisons are needed between hotels with 9 - hole and 18 -hole courses.- * ourses;* That all amenities be open to the public. Commissioner McNulty made the following comments: * That the operator question was moot because he had not been able to find a law that gave the City the right to compel disclosure of this information by the applicant; * That there is a need for stringent time limitations on all stages of the project; * That he recognized the need for parcelization even though he did not like it, but felt there would have to be controls put on this aspect as well; * That the traffic projections probably did not take into account "displaced trips" and other factors, and therefore were severely flawed, although the applicant has already accepted mitigation measures for these figures; * That he was glad the developer was including low-income housing; * That the City needs the project for income, and there is no need for a moratorium; * That the size of the project was dictated by the scope of the project; * That the golf course can be worked on once it is approved in concept, and that an 18 -hole municipal golf course would be the most attractive to the City; * That the amenities the hotel would offer are very much needed by residents since they cannot be developed by the City; * That he was ready to instruct the staff to prepare appropriate Conditions of Approval. Chairman Von Hagen made the following observations: * That he agreed with all of Commissioner McNulty's points, especially that the traffic figures were incorrect; * That parcelization was necessary to get financing, and conditions could be imposed to allay all concerns; * That the low-income housing aspect was important; * That water conservation measures be made a part of all aspects of the project. Commissioner McNulty moved to close the public hearing and continue the item to March 26, 1991; Commissioner Hotchkiss seconded, and the motion passed without objection. RECESS AND RECONVENE A 15 -minute break was called at 11:05pm. (The following item was heard out of order due to the late Page 5 PLANNING COMMISSION OETING February 26, 1991 hour.} NEW BUSINESS A. GRADING PERMIT NO. 1505 Assistant Planner Donna Jerex -- APPEAL presented the staff report 3259 Deluna Drive regarding the appellant's request to approve a grading application to lower the garage and to add a bedroom suite on top of the garage. Staff's recommendation is to deny the application. Robert Wund, 3259 Deluna, appellant, presented renderings of the proposed project as well as a petition in support of the application. Mr. Wund also stated that the project would not affect any views, was compatible with the neighborhood, and that it could not be built anywhere else on the lot. In response to the Commissioner's queries, he replied that he would use rollup doors on the garage and that there were several other direct access garages on the street. Chairman Von Hagen and Commissioner McNulty acknowledged they had received a communication from Barbara Kennard stating she had no objection to the project. Rick Chavez, 3332 Deluna, neighbor, spoke in favor of the project and presented photos showing similar additions on the street. Commissioner Hotchkiss noted for the record that Dr. Chavez was his personal physician. Robert Walshaw, 3246 Deluna, spoke in support of the project, stating he also had a direct access garage and that this project would increase the home values. Alan Greenberg, 3348 Corinna, also spoke in favor of the application, stating it would be a benefit to the neighborhood. Commissioner McNulty stated he felt this was the best way to expand this home, and supported the project with a landscaping plan and a replacement of the existing concrete. Mr. McNulty moved to approve the application with a rollup garage door and landscaping plan. Commissioner Hotchkiss seconded the motion, which passed without objection. CONTINUED BUSINESS A. ENCROACHMENT PERMIT The staff report was waived, NO. 18 -- REVISION and Commissioner Hotchkiss 6400 Corsini Place moved to adopt staff recommendation to continue the applicant's encroachment permit request to allow for an outcome of the applicant's vacation request. Commissioner McNulty seconded, and the motion passed without objection. PLANNING COMMISSIONRETING February 26, 1991 AUDIENCE QUESTIONS STAFF REPORTS 0 - There were no questions. 1. Commission Meeting Schedule -- As had been previously announced, Director Benard noted a March 18 meeting at Ladera Linda on Kajima at 7:30pm, and another Long Point discussion at the March 26 meeting at 7:30pm, with regular business commencing at 6:30pm. 2. Appointment to Development Code Subcommittee -- chairman Von Hagen appointed Commissioners McNulty and Hotchkiss to the subcommittee, with himself as an alternate. 3. Grading No. 1483 Clarification (27995 PUDE? -- Associate Planner Silverman gave a brief report on this application, and applicant Steven Taylor presented a drawing of the revised wall configuration, stating the revision was due to financial considerations. Commissioner McNulty stated he did not feel the revision violated the intent of the previous approval, and Director Benard noted that staff had checked the similarity in the total cubic yards of grading, and would supervise to verify compliance. Chairman Von Hagen and Commissioner Hotchkiss agreed that the revision fell within the original approval. ri-I-M611) I IV i:4 z The meeting was adjourned at 12:10am. Page 7