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PC MINS 19910318• MINUTES SPECIAL PLANNING COMMISSION MEETING MARCH 18, 1991 The meeting was called to order at 7:30pm by Chairman Von Hagen at Ladera Linda Community Center, 32201 Forrestal Drive. PRESENT Von Hagen, Hotchkiss, Brooks, Katherman ABSENT McNulty Also present were Director of Environmental Services Robert Benard, Senior Planner Carolynn Petru and Associate Planner Terry Silverman. COMMUNICATIONS Chairman Von Hagen acknowledged a letter from Carole Black regarding the Kajima project, and a copy of a memo from the Trails Committee addressing the project EIR. PUBLIC HEARING A. CONDITIONAL USE PERMIT Associate Planner Terry NO. 151; TENTATIVE Silverman presented the staff TRACT MAP NO. 46651; report regarding the GRADING NO. 1389, applicant's request to approve CrestlHi.ghridge Rds. the Tentative Tract Map to allow construction of a 76 -unit Residential Planned Development on 32 acres of a 59 -acre parcel with public trails and improved streets with the remaining undeveloped portion designated as common open space. Staff's recommendation is to open the public hearing on the project applications, accept public testimony and consider the merits of the proposed project. Staff also recommended that certain lots be removed from development for various reasons such as potential impairment, trail access and to increase the size of the remaining lots. Chairman Von Hagen complimented Planner Silverman on her outstanding staff report. Chairman Von Hagen asked if the main entrance could be realigned to meet that of the potential Northrop development, but Ms. Silverman pointed out that there was no way to know where that entrance might be placed, and she also noted that the main entrance of the proposed Kajima project was designed to be off of Crest because the Highri.dge end of the property was too narrow and too close to the Crest intersection. SPECIAL PLANNING C016SSION MEETING • March 18, 1991 Commissioner Hotchkiss commented on the potential "visual monotony" and asked if the proposed footprints could be conditioned in the CUP to avoid any problems if the developer were to decide to sell the lots individually. Staff stated they would investigate how that control could be instigated. Mary Nastronero, PSOMAS and Associates, 3420 Ocean Park Blvd., Santa Monica, applicant representative, stated there was actually a 20' setback from the back of the sidewalk, not 16' as stated in the staff report. She also asked why RS -1 standards were being imposed on an RS -2 area, and noted that the single -loaded street was designed to improve the view and value of the lots and that it did not affect the amount of grading proposed. Ms. Nastronero stated the developer did not want to give up any lots, or build split-level houses, and asked that the City present clearer criteria rather than design suggestions. In response to questions regarding a potential tunnel crossing under Crest Road, Ms. Nastronero questioned the viability of that idea, stating that a tunnel would be a monumental undertaking due to the location of existing utilities and infrastructure as well as the large easement that would be requested. Bruce Hilton, 2364 Teasley St., La Crescenta, applicant's geotechnical consultant, stated there were no unusual expansive soils, active faults or shallow ground water in or near the project. Mr. Hilton did admit there was a possible extension of the Portuguese Bend landslide on the site, and that drilling would be necessary under Lots 3 and 6 to verify the location of the anticlinal structure and assess its resistance to potential failure. Mr. Hilton suggested the work be done before the Tentative Map was approved, although Ms. Nastronero stated she still would like some sort of approval beforehand on the EIR or CUP which could be conditioned on the possible outcome of the geotechnical findings. Barbara Dye, 7035 Hartcrest Drive, representing the Trails Committee, stated that she would like to see the trails in the project built and dedicated as proposed with an equestrian easement held for the tunnel to connect to the trails in RHE at Country Meadows Road. Chairman Von Hagen noted that RHE had developed the trails without provisions for connecting them to the rest of the system. Linda Miller, 2283 Carriage Drive, RHE, representing the PV Horseman's Association, stated her support of the equestrian crossing at Country Meadow rather than at Highridge. Tom Alley, 6304 Sattes Drive, stated he felt the proposed lot sizes were too small, that excessive grading was proposed, and that the streets were too narrow compared with neighboring developments. Chairman Von Hagen explained that the lots were allowed to be smaller because the developer was Page 2 SPECIAL PLANNING COI&SSION MEETING March 18, 1991 creating public open space. • Michael Zappas, 6057 Ocean Terrace, stated he felt the streets should be narrow to slow down traffic, and thought that sidewalks on one side of the street would be sufficient as they are in the Seacrest tract. He also stated that the existing trail behind Ocean Terrace did not get much equestrian use. Sunshine, 6 Limetree Lane, distributed copies of the original trails plan for the area, and stated that RHE had developed the Country Meadows trails along original paths. She also stated she had investigated tunnel construction, and that the County of Los Angeles had recently completed a similar structure for $250,000 under a grant system. Warren Sterling, 5863 Ocean Terrace, stated he felt it was not necessary for the project to have more than the one entrance on Crest Road, and that the Highridge entrance would create safety problems. Mr. Sterling also said he would like to see a park area constructed in the project for local residents, because he felt the proposed open space would be mostly unusable. RECESS AND RECONVENE A 15 -minute break was called at 9:30pm. Mike Tesar, 10 Misty Acres Rd., objected to the proposed heights of the houses along Crest Road on grounds of view impairment, and suggested that sidewalks be eliminated to enlarge the lot sizes. Mr. Tesar also suggested that rubberized equestrian crossings be installed across Crest for safety reasons, and stated he felt a tunnel would not be a feasible solution. Dianne Alexander, 49 Country Meadow Rd., RHE, representing The Ranch Homeowners Association and herself, stated her support for the elimination of lots at the main entrance, and said she would like to see temporary frame silhouettes of the proposed houses along Crest Road to evaluate view impairment. Ms. Alexander also stated she felt a signalized, equestrian -demand only crossing at Country Meadow would be more feasible than at Highridge, but noted that only 3 out of 139 homeowners in the Ranch own horses. Cindy Hagelstein, 21 Misty Acres Rd., RHE, stated she agreed with the previous two speakers. Carole Black, 5964 Ocean Terrace, mentioned the letter she had submitted to the Commission, and said she felt the Highridge access was unsafe, and that the lot sizes were too small. Page 3 SPECIAL PLANNING CO&SIGN MEETING • March 18, 1991 Lydia Hao, 30041 Highridge Rd., agreed that the Highridge access was not safe, and expressed fears that her view would be impaired by the project. Bonnie Gammon, 7 Misty Acres, RHE, expressed traffic concerns regarding heavy fogs in the area, and supported the tunnel idea. She also said she felt the lot sizes were too small, and that the houses should only be one story. Commissioner Brooks moved to continue the public hearing to April 23, and Commissioner Hotchkiss seconded the motion. Mary Nastronero, applicant's representative, stated that there would not be room for both drainage and tunnel easements in the same area. She noted that the proposed open space area was not designed to be a park, but rather consisted of natural landforms and view sheds with a high value of preservation. She also pointed out that the RHE side of Crest stood at a higher elevation, and since the project would be graded down, there would be no view impairment from these homes, especially since the homes in the view corridors would be one-story. Ms. Nastronero also stated in response to a query from Commissioner Katherman that they did not know whether or not they would be initiating a lot sales program. The motion on the floor to continue the public hearing to April 23 passed without objection. Chairman Von Hagen asked if a view analysis had been done from the homes on Highridge south of Crest, and staff said it had not been done. Mr. Von Hagen also questioned if it was appropriate to require the developer to give an easement for the tunnel, and Mr. Benard stated that staff did not recommend that solution to the crossing problem, since it was complicated and problematic. Staff also clarified that the secondary access had been recommended at Highridge because Highridge was a collector street, whereas Sattes was a local street that handled through traffic and would be more impacted. Commissioner Katherman expressed concerns about view impairment from Crest and homes in The Ranch, and stated he wanted to see a more realistic representation of the roof lines along Crest. He also said he agreed with the staff's recommendations on lot deletions with the exceptions of Lots 57 and 70, and thought one but not both should be deleted. Commissioner Brooks stated her major concern was the small sideyard setbacks, and proposed that the split-level and two story homes have larger required sideyard setbacks than the one-story homes. Page 4 SPECIAL PLANNING COOSSION MEETING March 18, 1991 Commissioner Hotchkiss agreed that the lots should be wider, and stated he felt that Rue du Vouvray should remain so that the homes would face the view. Mr. Hotchkiss also thought the sidewalks on both sides of the street were a good idea to keep children from playing on the street. Chairman Von Hagen agreed that the frontage road had merit to avoid backyards abutting Crest Road, and that Lots 57 and 70 should be eliminated if it would mean wider lots and improved trail access at those points. He also agreed that sidewalks on both sides of the streets were beneficial, except on the single -loaded streets, and suggested that they be well - lighted. Mr. Von Hagen also opposed deletion of Lots 14, 15, 18 and 19 without significant evidence of view impairment, but he supported elimination of Lots 16 and 17 at the entrance, and Director Benard gave possible open space dimensions and lot widths that would result from such eliminations. Commissioner Brooks expressed concern about Country Meadows being the main entrance to the tract, and suggested that the Highridge entrance be designated instead, especially since the most likely intersection to be signalized would be Crest/Highridge. Chairman Von Hagen and Commissioner Katherman stated they preferred Country Meadows as the main entrance, and thought it had a chance to get signalized because the traffic coming out of Highridge was minimal at this point. Mr. Katherman also pointed out that should Country Meadows be signalized, it would solve a lot of problems such as the trails crossing, and suggested that staff discuss the possibility with the Traffic Committee. Commissioner Hotchkiss also asked that staff further investigate the tunnel idea before discarding it. The Commission also expressed concerns regarding the size of the homes and setbacks, and Director Benard pointed out that the Council's position on RPD's was that RS -1 standards should be applied, although it was agreed that there should be some flexibility for the concessions the developer was making. AUDIENCE QUESTIONS Karen Carswell, 43 Country Meadows Road, RHE, expressed her support for the staff recommendations regarding the Kajima pro3ect. STAFF REPORTS Director Benard requested that the Commission provide their comments on the Kajima project by April 5 so they could be incorporated by the EIR consultant before the next meeting. Page 5 SPECIAL PLANNING CO1OSSION MEETING is March 18, 1991 ADJOURNMENT The meeting was adjourned at 12:27 am. Page 6