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PC MINS 19910506• MINUTES SPECIAL PLANNING COMMISSION MEETING MAY 6, 1991 The meeting was called to order at 7:36pm by Chairman Von Hagen at Hesse Community Park, 29341 Hawthorne Boulevard. PRESENT Von Hagen, McNulty, Hotchkiss, Brooks, Katherman ABSENT None Also present were Director of Environmental Services Robert Benard, Senior Planner Carolynn Petru, Associate Planner Terry Silverman, and Assistant Planner Paul Espe. COMMUNICATIONS Chairman Von Hagen acknowledged receipt of several communications from Kajima, as well as an invitation to an open house from a resident appealing a staff decision. Director Benard stated that since the staff report would be delivered before the open house, if Commissioners visited the property, their communications should be limited with the appellant. CONSENT CALENDAR A. Minutes of April 9, 1991 -- Chairman Von Hagen suggested a correction on CUP 161 to clarify that Commissioner Katherman had excused himself from not only voting, but also from discussion and the dais on this issue. There was also a clarification made on Variance No. 281 regarding Commissioner Katherman's motion. B. P.C. Resolution No. 91--, Variance No. 283 A retroactive correction was also made to the minutes of 3/18/91 regarding comments from Chairman Von Hagen on view impairment and signalization at Hi.ghridge on the Kajima project. Commissioner Katherman moved to approve the consent calendar as amended and Commissioner Hotchkiss seconded the motion, which passed unanimously, with an abstention from Commissioner Brooks on Item "B". Director Benard introduced new Assistant Planner Paul Espe to the Commission. SPECIAL PLANNING C SSION MEETING MAY 6, 2991 PUBLIC HEARINGS A. TENTATIVE TRACT NO. 46651, CONDITIONAL USE PERMIT NO. 151, GRADING NO. 1389, Crest/Bighridge recommendation is to review conditions of approval. -Associate Planner Terry Silverman Presented the staff report regarding the applicant's request to approve a 76 -lot single family residential development with common open space. Staff's and comment on the draft Director Benard also commented that research had revealed that the City right-of-way extends 10 feet north of the northerly curb of Crest Road, so that there was an opportunity to use the space as a connector trail between Highridge and Country Meadow Roads. In response to a query from Commissioner Katherman, Senior Planner Carolynn Petru confirmed that Barbara Dye of the Trails Committee had reviewed the pertinent recommended conditions in the CUP and agreed as an individual, not representing the entire Committee, that the northside trail would be appropriate, but that she still felt there should be an easement for a tunnel, without the bonding, and that the Kajima Trail should be dedicated for pedestrian use now with an irrevocable offer for dedication as an equestrian trail as well if the tunnel is ever built. The public hearing was opened. Timi Hallem, 355 S. Grand, LA, representing the applicant, referred to their response letter, and their concern that the CUP had to be amended if there was to be an individual lot sales program. Ms. Hallem also felt that the development standards proposed by staff were too restrictive, especially with regards to lot coverage, considering the amount of open space the developer was willing to provide. Mary Nastronero, 3420 Ocean Park Blvd., Santa Monica, representing the -applicant, presented a new layout in response to the Commission's input from the last meeting, stating they had dealt with the issues through reconfiguration and not lot removal. Ms. Nastronero also asked that the sidewalks and uncovered walkways not be counted towards the lot coverage, and that the open space requirement be 50% for all lots, one-story or otherwise. Commissioner Katherman asked Ms. Nastronero for a new view analysis incorporating the lot reconfigurations, and also if they would be willing to reduce the development standards to RS -1 in exchange for height limits on certain lots. She replied they were willing to examine that idea. Planner Silverman explained that the reason the sidewalks had been included in the lot coverage was because the developer had requested that the sidewalks be part of the property as an easement, rather than outside the property, as is the standard arrangement. Page 2 SPECIAL PLANNING CONISSION MEETING MAY 6, 1991 Dianne Alexander, 49 Country Meadow, representing The Ranch Homeowners Association, stated that there was an agreement between RHE and RPV regarding the north side of Crest Road, and that they would examine it to see if RPV could use .it. Ms. Alexander also requested that there be some sort of control on roof colorizations to prevent a massive appearance, and that her association would like to see Lots 15 and 16 eliminated and the Crest Road exit made right turn only to force the traffic out at Highridge. She still expressed concerns regarding view impairment, and asked that the homes along Crest be one-story only. Sunshine, 6 Limetree, stated that Barbara Dye had not spoken for the Trails Committee when Ms. Dye indicated to staff that using the north sidewalk area of Crest would be a feasible solution for a trail connection because Sunshine felt it was too narrow and too close to the road, and would present a funding problem to construct. Sunshine stated the tunnel option was still the best solution to the problem, and that this had been the original opinion of the Trails Committee. She also pointed out that in the draft conditions of approval, the trails were addressed under "Fencing" rather than "Landscaping", and that fencing would not be required along the trails in the project. Elizabeth Kelly, 6611 Vallon, expressed concerns regarding traffic, water supply and the density of homes, and agreed that the cul-de-sac on Sattes should not go through. Lois Larue, 3136 Barkentine, presented a copy of a periodical to the Commission, and expressed concerns about the project regarding hydrology and maintenance of the detention basins, and called for a moratorium on development in the City. Director Benard noted that since the developer had indicated that a lot sales program would most likely be instituted, he recommended incorporation of the most restrictive development standards as a method of control. Commissioner McNulty agreed that more stringent guidelines would have to be developed under a lot sales situation. Commissioner Brooks stated she supported the staff recommendation, but would like to see even less density. Director Benard suggested that the Commission specifically address the issue of open space limitations, so that the applicant would then know the number of lots they would be able to develop based on those figures. The Commission also expressed concerns regarding time limitations and possible phasing of the project. RECESS AND RECONVENE A 10 -minute break was called at 9:30pm, and Commissioner McNulty left for the evening. Page 3 SPECIAL PLANNING C SSION MEETING MAY 6, 1991 Chairman Von Hagen stated he felt the developer should get some flexibility in the lot coverage area for the open space allowance. Commissioner Katherman said he would be willing to allow 5-10% more lot coverage beyond the RS -2 restrictions for accessory structures if there were more one-story homes, and that he would also like to see some lots set aside for smaller, less expensive homes. Commissioner Hotchkiss stated he preferred larger lots through more stringent requirements that could be adjusted later, and that he preferred sidewalks on both sides of the street for safety and appearance reasons. Commissioners Brooks and Katherman stated their preference for single sidewalks. Chairman Von Hagen stated he could support the suggestion to allow a 104 flexibility in coverage, especially since the sidewalks were included, and also stated he agreed with staff's concerns regarding staggering of the streets in order to break up the massiveness of roofs and to enhance views. Chairman Von Hagen said he liked the frontage road, and Commissioner Hotchkiss stated he preferred the fewer intersections in the newer plan. Director Benard pointed out that phasing could be imposed through a condition that a certain amount of lots would have to sell in each phase before moving on. Chairman Von Hagen brought up the question of when the infrastructure would be built,and easements imposed. Mr. Benard also said that conditions could be imposed on lots designated for two-story structures with regards to overall ratio and placement, but that a view analysis needed to be done based on the revised grading plan before recommended heights could be provided. Director Benard then reviewed with the Commission the applicant's comments in regards to the draft conditions of approval, making adjustments, incorporating or rejecting suggestions, and soliciting input from the Commission as appropriate. The idea of a connector trail on the north side of Crest Road was also put forth as a workable, less expensive solution than the tunnel, but it was generally agreed that the cost of construction could not be imposed on the developer. Mr. Benard stated that Public Works had agreed that the tunnel was feasible from an engineering standpoint, but that it was not a practical solution at this time, and he suggested that . perhaps the trail connection was an issue that RHE would have to deal with. Chairman Von Hagen expressed concern that since the Crest Road right-of-way was in RPV, the City was responsible for safety problems. Commissioner Brooks moved to continue the public hearing to May 28 at 6:30pm, and Commissioner Hotchkiss seconded the motion. Page 4 SPECIAL PLANNING C SSION MEETING MAY 6, 1991 -0 Director Benard polled the Commission for their opinions on lot coverage, and Commissioner Katherman stated he could - support a 5% flexibility of RS -2 restrictions, with narrower streets. Commissioner Brooks said she supported the staff recommendation and would like to see narrower streets as well. Chairman Von Hagen and Commissioner Hotchkiss said they could support a 10% flexibility of the RS -2 restrictions, and to not include the sidewalks as lot coverage. The motion to continue the public hearing to 5/28 then passed without objection. STAFF REPORTS Director Benard stated that staff was coordinating registration and accommodations for the California Cities Conference. COMMISSION REPORTS Commissioner Brooks stated she had attended a workshop on the Brown Act and had collected information on different aspects of campaign contributions. Commissioner Hotchkiss objected to receiving correspondence from developers at his home, and Mr. Benard stated that the addresses were not given out through the City. Commissioner Katherman stated he felt that it was a hazard of being a public official. The meeting was adjourned at ll-.18pm. Page 5