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PC MINS 19910528MINUTES PLANNING COMMISSION MEETING MAY 28, 1991 The meeting was called to order at 6:40 p.m. by Chairman Von Hagen at Hesse Community Park, 29301 Hawthorne Boulevard. PRESENT Commissioners Brooks, Hotchkiss (arrived at 6:45 p.m.), Katherman, McNulty (arrived at 7:25 p.m.) Chairman Von Hagen ABSENT None Also present were Director of Environmental Services Robert Benard, Senior Planner Carolynn Petru, Associate Planners Mike Patterson, Joel Rojas and Terry Silverman, and Assistant Planner Fabio de Freitas. COMMUNICATIONS Chairman Von Hagen acknowledged receipt of a letter from Sonja Pedersen Hayes regarding the Pan Asian CUP, a memo from Robert Benard regarding an addendum to the staff report on Tract No. 46651, and letters from Timi Hallem and John Sharkey regarding the Kajima project. PUBLIC HEARINGS A. TENTATIVE TRACT NO. Associate Planner Terry Silverman 46651, CONDITIONAL presented the staff report USE PERMIT NO. 151, regarding the applicant's request GRADING NO. 1389, to approve a 76 lot single family Kajima, crest/ residential development with common Higi-ridge open space, adding clarifications and revisions contained in the staff addendum of May 28, 1991. The applicant has requested modification of Condition No. F.3 of the CUP to require only rough grading on each lot; staff recommends against this request to prevent future alterations to the land (including modified pad elevations) without consent of the Planning Commission, and to prevent removal of vegetation. Kajima has also requested a minimum street width of 28 ft.; the Director of Public Works recommends a minimum 34 ft. width. 1 PLANNING COMMISSION MEETING May 28, 1991 Ms. Silverman presented photographs from the podium showing the views at 16 ft. and at 26 ft. based on proposed pad elevations. Chairman Von Hagen then opened the public hearing. Timi Hallem, 355 S. Grand Ave., Los Angeles (attorney for Kajima) distributed the applicant's response to the most recent conditions from the City. She summarized the changes which have been made since May 6: elimination of five lots (by combining Lots 1 and 2 and eliminating Lots 15, 32, 33 and 61), increasing minimum lot size to 13,000 sq.ft., creation of a 25 ft. landscape buffer beside the entry road in addition to a buffer along Highridge, and reducing Rue du Vouvray to 28 ft. The major remaining concerns are the number of single story lots (staff recommends 19; Kajima requests 12), the requirement for four left -turn lanes, and the CUP requirement for final grading rather than rough grading. Commissioner Brooks asked how many acres in McCarrell Canyon were designated Open Space Hazard; Ms. Hallem replied there were 12 acres so designated. Commissioner Hotchkiss expressed concern regarding balanced grading. Commissioner Katherman questioned the applicant's desire to have two-story homes along Crest Road, and Ms. Hallem stated that views would be maximized by creation of view corridors between the two-story homes. Ms. Hallem indicated the applicant is in agreement with the requirements involving trail access, including the proposed dedication of the easement. She stated that a map with pad elevations would be provided. Mary Nastronero, PSOXAS and Associates, 3420 Ocean Park Blvd., Santa Monica, representing the applicant, noted that the pad elevations shown on the map are target elevations only, as it is not an engineered plan. Regarding wetlands on the site, their study of the jurisdictional limits of the U.S. Army Corps of Engineers as well as the California Department of Fish and Game show that there is a total of .33 acre in the two drainage courses and the small channel stabilization structures within both channels and the detention basin in Drainage A will impact approximately .1 acre of the two jurisdictions. Nationwide permits for impacts under 10 acres are routinely dealt with by the U.S. Army Corps of Engineers, and the Dept of Fish and Game has similar provisions. Rough grading procedures were explained, and Ms. Nastronero noted that from 21 to 51 within final elevations is rough grading of an area. Regarding the applicant's desire for one street to be only 281 wide, she stated that Rue du Vouvray is a single loaded 2 PLANNING COMMISSION MEETING May 28, 1991 street with cul-de-sacs on both ends. Because a buffer zone will be provided between Crest Road and Rue du Vouvray, homes in the tract will be no closer than 77 feet from Crest Road (281 buffer zone, 281 street, 241 front setback), and the reduced street width would be appropriate in this area. Commissioner Katherman said he would like to see variations in the setbacks of the homes along that street. Ms. Nastronero noted that most ridgelines will be below the street level. At this point, there is a 191 difference in grade level between Rue du Vouvray and Crest. A detailed grading study has not yet been done; a detailed, engineered plan will be provided when the number and location of lots has been determined. Diane Alexander, 49 Country Meadow Road, RHE, requested that as many homes as possible along Crest Road be single story to maintain view corridors. Tom Alley, 6304 Sattes Drive, expressed concern with the amount of grading (420,000 cubic yards). He requested that the developer complete final grading of the area during the initial grading, to facilitate inspection. He also asked that the City watch and regulate the maximum fill on the site. Director Benard pointed out that this project is not limited to 51 in the cut and fill operation. Lois Larue, 3136 Barkentine, stated her concern about what this project will do to the south slopes of the Peninsula. Despite no rain in recent weeks, she said there is water flowing and mosquitos are breeding there. She said the City has created the wetlands and is responsible for their maintenance. She requested that conditions be placed on the developer to prevent destruction of the natural beauty during grading. sunshine, 6 Limetree Lane, speaking as an individual, clarified that the grading to approach the tunnel could impact a distance of 700 ft.; however, the tunnel itself would be about 100 ft. She also expressed concern regarding grading in the canyons. Director Benard pointed out that the CUP prohibits grading on slopes of more than 35%. Barbara Dye, 7035 Hartcrest Drive, stated for the Trails Committee that their preferred trail alignment is a crossing at Country Meadow Road, but under the circumstances they feel the solution that has been worked out is the best possible one. She said the Trails Committee is pleased with the Conditions of Approval as they now stand. K, PLANNING COMMISSION MEETING May 28, 1991 Mary Nastronero added that the water in the area behind the Ocean Terrace homes is of great concern to the City Engineer. Kajima's plan for the detention basin will prevent the water from standing or percolating. She added that there are no traffic warrants or indications for a traffic signal at Highridge and Crest so the rationale for requiring left turn lanes is not clear. Chairman Von Hagen moved to continue the public hearing to June 25, commissioner Hotchkiss seconded and the motion passed without objection. Commissioner Katherman suggested staff look into the possibility of reusing the excess water in the area. Chairman Von Hagen called for consideration of the Consent Calendar before discussion of the amended draft Conditions of Approval for CUP No. 151 and Grading No. 1389. CONSENT CALENDAR A. Minutes of 5/6/91 B. Conditional Use Permit No. 23 - REV. "EE"; Mr. Kirby Larson, 3355 Palo Vista Drive. Requested Action: Revise the original Conditional Use Permit and Grading approvals to allow for additional grading for a level rear yard area. Recommendation: Approve the modified proposal with conditions. Commissioner Brooks moved approval of the Consent Calendar, Commissioner Katherman seconded and the motion carried unanimously. TENTATIVE TRACT NO. 46651, CUP NO. 151, GRADING NO. 1389; Kajima (Continued) Associate Planner Silverman requested guidance regarding heights as related to view impairment, reviewing the options in the staff report. Lots 9 through 18 were cited as of particular concern. Commissioner Katherman suggested clustering some of the two-story homes together where there would be view impairment even with one-story structures, in order to preserve views in other areas. He thought the applicant should provide information about where these areas are. He wanted the homes near the entrance to be single -story, and also houses that abut existing single -story homes to the south. He added that he would not want to see 4 PLANNING COMMISSION MEETING May 28, 1991 additional grading on this project. Chairman Von Hagen suggested that if additional grading resulted in a better view protection package, it could be a good tradeoff. It was agreed that a grading report and pad elevations are needed before final determinations can be made on the project. All information should be available so that a final decision may be made on June 25. Commissioners agreed that in general, the houses along Crest Road should be one-story, and two-story structures should be somewhat clustered to provide view corridors. The Catalina Island view was considered to be significant. The feeling was that if a 161 structure blocks the pastoral view of the canyon, it is not a protected view. The applicant was directed to show the Commission where view impairment will occur above 16 feet. The view corridors identified were both down the canyon and across the site towards Catalina Island from Crest Road, and from the three homes located along Highridge in the Presley Tract. Requesting clarification, Mary Nastronero emphasized that the views are dynamic and not all views can be protected at all times. Chairman Von Hagen explained that the Commission would like to see three or four view corridors established, and they want to protect the views currently enjoyed by the surrounding neighborhood homes. The subject of lot configuration was discussed. Commissioner Brooks stated she still feels there are too many homes in the subdivision, and would prefer an RS -2 designation. She favored the staff recommendation ef 7 ! let-,-. 4-n A-J��_ C) t-6, .A -�rA-� 0� (c(_ k -A -s. < In discussing the revised draft Conditions of Approval (as modified by the May 28 Addendum to Staff Report) as to whether the tract site plan should be approved by the Director or resubmitted to the Commission, it was agreed to revise Paragraph B.4 to include wording similar to that used in the Long Point application, so that if there are any significant changes the application will be brought back to the Planning Commission. Regarding Paragraph F.3, Kajima has requested modification to require only rough grading on each lot, while staff recommends finish grading to prevent individual landowners from attempting to modify pad elevations between rough and finish grading, and to require landscaping on the finished grade. Ms. Nastronero said the developer would like to do the finish grading in phases based on projected lot sales. This was discussed and the Commissioners agreed that phased grading would be acceptable. Paragraph F.1 is 5 PLANNING COMMISSION MEETING May 28, 1991 Commissioner Brooks moved to adopt the staff recommendations, Commissioner Ratherman seconded, and the motion passed without objection. C. VARIANCE NO. 260, Associate Planner Mike Patterson COASTAL PERMIT NO. 97 presented the staff report 6470 & 6450 Seacove regarding the applicants' request to approve after -the -fact masonry walls, iron gates and lighting in excess of 6 feet. Staff's recommendation is to deny the request. Mr. Patterson said the main problem is with the pilasters, which are from 6-1/2' to 7' high measured from outside the property. Chairman Von Hagen declared the public hearing open. Robert Hunt, 6470 Seacove Drive, testified that when the height problem was brought to his attention he relandscaped the yard, putting in more sod in an attempt to raise it so the wall would not be more than 6 feet tall from the ground. He also said the lights provide illumination at the entrance to the condominium complex and enhance public safety. Myra Chen, 6450 Seacove Drive, stated that because the property is sloped toward the ocean, the walls are stepped down and vary from 4 feet high to a little over 6 feet. The front portion of the wall is under 6 feet except for the light on top of the pilaster. She said she was told by staff that she could apply for a minor exception permit for the light. Ilse Oetiker, 6504 Via Baron, testified that the neighbors on both sides of the applicants have said if the variance is approved they will also apply for variances for higher walls. Her windows face onto Seacove and she doesn't care to look at solid walls. Chairman Von Hagen declared the public hearing closed. Commissioner Hotchkiss asked what the applicants would need to do to come into compliance, and Mr. Patterson replied that the pilasters for the side walls would have to be reduced to no more than 6 feet in height, that the lights be removed from the top of the 6 ft. fence on the Chen property and from the top of the fence on the front property line of the Hunt property. Various options were discussed and there was agreement that there was no negative impact on the community and the homes are aesthetically pleasing. Commissioner Hotchkiss moved adoption of staff Alternative No. 1, to deny the Variance and Coastal Permit. The motion died for lack of a second. 7 PLANNING COMMISSION MEETING May 28, 1991 to be revised to include finished grading phases before and detention basin... The second line of Paragraph F.2 will be revised to read: issued for any structure prior to finish grading of the site and until the Director... Senior Planner Petru suggested that Paragraph I, Traffic/ Circulation, be placed in the Tract Conditions rather than in the CUP Conditions, to be discussed with the Director of Public Works. This was agreed to by the Commission. Under Paragraph J, Grading, Ms. Silverman noted that the suggested change to J.8 contained in the Addendum to Staff Report should be revised to eliminate the words multi-purpose trails. Regarding street width, Ms. Silverman reported that the Director of Public Works recommended a minimum width of 34 feet. After discussion, Commissioners agreed to allow a width of 28 feet for Rue du Vouvray. It was suggested that the setbacks be staggered along Rue du Vouvray to avoid the look of row houses. Bonding for traffic improvements will be required, but not related to the tunnel. Regarding trail improvements, Ms. Petru reported the City is requiring a pedestrian trail along the entire length of Crest Road (including a hard surface and an adjacent soft footing), the Kajima Trail through the middle of the tract, an equestrian/ pedestrian trail along the southern edge of the tract, pedestrian links at each end of Rue du Sancerre, the easement for the tunnel and a link along Highridge Road. RECESS AND RECONVENE A 10 -minute break was called at 9:25 p.m. B. VARIANCE NO. 291, Commissioner Hotchkiss excused COASTAL PERMIT NO. 100 himself from participation in this 99 Spindrift application due to its proximity to his home. Reading of the staff report was waived regarding the applicant's request to allow reductions in the minimum required setbacks and to exceed the allowable additional area standard for a deck enclosure and second story addition. Staff's recommendation is to approve the requests with conditions. Assistant Planner de Freitas reported the applicant has agreed to all conditions. �-1 PLANNING COMMISSION MEETING May 28, 1991 Chairman Von Hagen moved adoption of Alternative No. 2, approving the Variance and Coastal Permit. The motion was seconded by Commissioner Brooks and passed 3-2, with Commissioners Hotchkiss and McNulty dissenting. D. VARIANCE NO. 287; Mr. Reading of the staff report was & Mrs. Dennis Bruns, waived regarding the applicant's 30332 Via Borica request to allow extension of an existing deck to encroach 71 over an extreme slope and 21 into the side yard setback. Staff's recommendation is to allow the request with conditions. The public hearing was opened. Mr. Dennis Bruns, 30332 Via Borica, stated he is in agreement with the conditions in the staff report. Commissioner McNulty moved to close the public hearing, Commissioner Katherman seconded and the motion passed without objection. Commissioner McNulty moved to approve the application, Commissioner Brooks seconded and the motion passed 5-0. CONTINUED BUSINESS A. CONDITIONAL USE PERMIT Senior Planner Petru presented the NO. 31 - REV.11C11; staff report regarding the Shapell Industries, applicant's request to allow the Tract No. 33206 commencement of construction for the remaining vacant lots within the tract to be phased over a two year period. Staff's recommendation is to approve the revision, subject to conditions of approval. Mention was made of previous testimony by an FAA representative disputing the contention made in an FAA letter that a health hazard exists from the microwave facility. The public hearing was opened by Chairman Von Hagen. Syd Dederick, 8383 Wilshire Blvd. (Construction Superintendent for Shapell Industries), stated he agrees with the revised Conditions of Approval. In reply to Chairman Von Hagen's advice that a salesman for the project was representing that it would be a gated community, Mr. Dederick said the development is advertised as a guarded community and he would speak to the sales staff about possible misrepresentation. Commissioner Brooks expressed the concern of some members of the community about the young man standing by the side of the road holding a "New Homes" sign. 8 PLANNING COMMISSION MEETING May 28, 1991 Commissioner Hotchkiss moved to close the public hearing, Commissioner Katherman seconded and the motion passed without objection. Commissioner Katherman moved to approve the staff recommendation, Commissioner McNulty seconded and the motion passed 5-0. NEW BUSINESS A. CONDITIONAL USE PERMIT Reading of the staff report was NO. 147, et al. - waived on the applicant's request EXTENSION; Pan Asian, to extend CUP No. 147, et al. for 31270 PV Drive West one year to April 17, 1992. Staff's recommendation is to approve the extension as requested subject to all previous conditions of approval. Chairman Von Hagen pointed out that this hearing is not to discuss the merits of the project, but only the extension. Sonja Pedersen Hayes, 64 via Capri, suggested the request should be denied because the current business climate is such that commercial space is overbuilt and standing empty. (She mentioned the building her husband's office is located in as an example of a vacant -looking building. Chairman Von Hagen stated for the record that he is the leasing agent for that building and it is 84% full.) Commissioner Katherman advised Mrs. Hayes that the Planning Commission is charged with looking at land use issues only, not the projected success of marketing for any project. Russell Tracy, 5 Via Veneta, speaking on behalf of the Villa Capri Homeowners Association, expressed their concern that the developer might begin the project and not have the financial resources to complete it. Stating that the Planning Commission has never turned down a first request for extension, Commissioner McNulty said the City Council has approved the project and the Commission has no reason to turn it down. Commissioner McNulty moved that the extension be granted, Commissioner Hotchkiss seconded and the motion passed 5-0. QUESTIONS FROM AUDIENCE None. 0 PLANNING COMMISSION MEETING May 28, 1991 REPORTS A. STAFF None B. COMMISSION Chairman Von Hagen and Commissioner Brooks reported on the Contract Cities Association meeting in Palm Springs. ADJOURNMENT The meeting was adjourned at 10:43 p.m. 10