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PC MINS 19910723MINUTES PLANNING COMMISSION MEETING JULY 23, 1991 The meeting was called to order at 6:45 p.m. by Chairman Von Hagen at Hesse Community Park, 29301 Hawthorne Boulevard. PRESENT Commissioners Brooks, Hotchkiss, Katherman, McNulty, 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 Planners Fabio de Freitas and Donna Jerex. COMMUNICATIONS Director Benard distributed packets of correspondence received to date on the draft EIR for Subregions 7 & 8, noting that the period for submission of comments closed July 22, 1991. Also distributed were copies of the two Resolutions on the Consent Calendar with minor corrections included, communications received from SOC 2000 and a staff report on Tract No. 45667. SPECIAL PRESENTATION BY STEPANOS POLYZOIDES Dr. Polyzoides presented his comments on Neo -traditional (or Reconstructive) Planning and answered questions from Planning Commissioners. He offered to return to another meeting to show his slides when the facilities are available. CONSENT CALENDAR Item D was removed from the Consent Calendar and inserted as item VIII.B under New Business. Commissioner Hotchkiss moved approval of items A, B and C of the Consent Calendar, Commissioner Katherman seconded and the motion passed on a 4-0-1 roll call vote, with Commissioner Brooks abstaining. PUBLIC HEARINGS Commissioner Hotchkiss excused himself from participation in Public Hearing items A and B due to his membership in the Portuguese Bend Club. 1 PLANNING COMMISSION MEETING July 23, 1991 A. VARIANCE NO. 302, COASTAL Assistant Planner Fabio de PERMIT NO. 105; Mr. and Freitas presented the Staff Mrs. Ludwig Zelt, 4100 Report regarding the Sea Horse Lane applicant's request to approve additions to an existing single family residence, portions of which will encroach into the required front and rear yard setbacks. Staff's recommendation is to approve the project to allow for the requested 140 s.f. master bedroom addition, a total encroachment of 3' into the rear yard setback for the family room addition and a total encroachment of 4' into the front yard setback for the living room addition. The public hearing was opened. Ludwig Zelt, 4100 Sea Horse Lane, said that the majority of the homes in the tract do encroach into the 20' setback so he felt they were not asking for anything special. His neighbors have no objections to the plans. The public hearing was closed. Commissioner McNulty moved approval of Staff Alternative No. 1 and Commissioner Ratherman seconded the motion. Modifications were suggested and discussed with regard to cutting back the additions to minimize the visual encroachment, moving the garage further back from the curb and straightening out the front addition. It was agreed that a roll -up garage door should be used rather than a swing -out door. Commissioner McNulty restated his motion, moving approval of the additions as requested except the increase in the front is to be limited to 10 feet. Commissioner Ratherman seconded and the motion passed 4-0-1 (Commissioner Hotchkiss abstaining). B. VARIANCE NO. 301, COASTAL The Staff Report was waived PERMIT NO. 104; Michael regarding the applicant's and Honeya Barth, 48 request to allow 468 square Seawall feet of livable area and 200 square feet of loft -storage area. Staff's recommendation is to approve the request with conditions. Asked by Chairman Von Hagen why approval was recommended when the requested remodeling would exceed the 250 s.f. limitations set forth by the Code, Assistant Planner Jerex replied that the planned removal of 516 s.f. of trellis work covering the side walkway and upper patio actually resulted in a reduction of lot 2 PLANNING COMMISSION MEETING July 23, 1991 coverage and an increase in open space. She clarified that although raising the roof to allow the mezzanine and storage areas would result in a 20 ft. roofline on the downsloping side of the lot, the new height would still fall within the Code's 161/301 height envelope for sloping lots. The public hearing was opened. Michael Barth, 48 Seawall Road, stated that removal of the trellis will add more light to the property as well as allow an increase in space for his growing family. He pointed out that the roofline facing Seawall will not be raised; rather, the ridgeline along the lower portion of the split level would be raised to a point that fell within the City's height restrictions. The public hearing was closed. Commissioner McNulty moved approval of Staff Recommendation 1, commissioner Brooks seconded and the motion passed 4-0-1 (commissioner Hotchkiss abstaining). C. VARIANCE NO. 288, GRADING Assistant Planner Fabio de NO. 1394, ENCROACHMENT Freitas presented the Staff PERMIT NO. 21; Don Report regarding the Sanders, 3807 Crest Road applicant's request to approve grading and construction of a new multi-level home located into an extreme slope which will exceed the maximum allowable downslope height and encroach into the front yard setback. Staff's recommendation is to deny the requests as submitted since more developable areas of the lot are available for the proposed structure. In reply to a query from commissioner Katherman, Mr. de Freitas stated that only if the applicant obtained a vacation of the right-of-way adjacent to Crest Road would the front yard setback issue be resolved with the existing design. The public hearing was opened. Dr. Don Sanders, 3445 Pacific Coast Highway, described the history of the request, indicating that placement of the house on the upper level of the lot was needed to avoid the sewer line, substantially more grading would be required if the house were moved, and the view is much improved by building the house on the higher part of the property. He pointed out that the structure would be 40 feet away from the curb. Dr. Sanders indicated he would be willing to look at modifying the library and stairs to keep that portion out of the extreme 3 111 411 PLANNING COMMISSION MEETING July 23, 1991 slope area. Regarding placement of the driveway, Dr. Sanders said the Public Works Department recommended the location shown in this request. Mr. de Freitas added that Staff concurs with the proposed garage location. Gary Wynn, 1852 Lomita Boulevard, Lomita (Grading Engineer with David Breiholz & Company, Inc. ) , testified that deeper fills would be required if the house were moved down the hill, creating more disturbance for the neighbors. Joe Osae-Addo, 101 S. Robertson, Los Angeles (Architect for the project) , said he had worked on the project for quite a while and building the house at the top of the lot was much easier and more beneficial than moving it, but he would be willing to work with Staff if changes were required. Director Benard advised that the Commission could continue the hearing to allow the applicant to work with staff on addressing the issues in the Staff Report, or to enable him to request a vacation of right-of-way from the Public Works Department. Cathy Reed, Public Works Director, said the vacation application would probably take three to four months to process. The applicant indicated his willingness to take whatever action was necessary to have the approval granted. Commissioner Brooks moved the public hearing be closed, Commissioner Katherman seconded and the motion passed 4-1, with Chairman Von Hagen dissenting. Commissioner Katherman expressed his concern about the amount of construction in the extreme slope area. Mr. de Freitas said that Staff would like to see the portion of the project that is in the extreme slope (library, stairs/elevator, living room adjacent to the garage) either eliminated or shifted out of the extreme slope. Commissioner Hotchkiss moved to approve the request, with the applicant to work with Staff to modify and minimize as much as possible the intrusion into the extreme slope. Commissioner Katherman seconded and the motion passed 4-1, with Chairman Von Hagen dissenting. RECESS AND RECONVENE A 20-minute break was taken at 9: 05 p.m. 4 PLANNING COMMISSION MEETING July 23, 1991 D. VESTING TENTATIVE TRACT Director Benard presented the MAP NOS. 50666 AND 50667, Staff Report regarding the TENTATIVE PARCEL MAP NOS. joint application to approve a 23004 AND 29070, 116 -lot single family CONDITIONAL USE PERMIT residential development with NOS. 162 AND 163, GRADING an 18 -hole public golf course, PERMIT NO. 1541, AND clubhouse and maintenance COASTAL PERMIT NO. 103; facility with common and PVLHC & Zuckerman, public open space. Staff's Subregion 7 & S/PVDS recommendation is to open the public hearing and take testimony on the subject applications and continue the public hearing to August 13, 1991. Mr. Benard added that the public comment period for the draft EIR has closed and all comments received have been forwarded to the City's environmental consultant for preparation of responses and a final EIR. Draft responses are expected to be available for Planning Commission review on August 13, 1991, along with a full view analysis. A final trails report from the Trails Committee was distributed to Commissioners before the meeting. Commissioner Katherman inquired about the compatibility of the proposed golf course with the Coastal Specific Plan and Director Benard explained that the Coastal Specific Plan sets forth the requirements for development of the site, which is zoned RS -1 RPD. The Coastal Specific Plan suggests that visitor serving uses are appropriate, as are recreational uses. CUP's can allow for such uses as golf courses, driving ranges and other public recreational uses. Staff feels that the proposed development, which is accessible by numerous trails, is compatible with the Coastal Specific Plan, the intent of the Coastal Act and the Development Code. The public hearing was opened. As there were 20 requests to address the Planning Commission it was decided to allow one hour for each side and limit the testimony to three minutes per speaker. The applicant was given 15 minutes for his initial presentation and another 15 minutes at the end of the public testimony to respond to comments and questions. Mike Mohler, Palos Verdes Land Holdings Company, 25200 La Paz, Laguna Hills (also representing the Zuckerman family entities), presented renderings showing the original application and how the plans have changed in response to input from the public. Commenting on the Staff Report, Mr. Mohler: (a) disagreed that Lots 25-28 and 43-45 should be reconfigured or deleted (page 9); (b) suggested that a view analysis will show that there will not be a view interruption from the lots adjacent to Paseo Del Mar 5 I - PLANNING COMMISSION MEETING July 23, 1991 and the building pad elevations and pad differentials should not be changed (page 10); (c) favored restricting public parking on Paseo Del Mar and requiring that public parking be placed on the coastal bluff road so that those roads could be closed at night to alleviate security problems; (d) indicated he would be working with the City on view analysis over the next few weeks to make sure that existing views are preserved (page 12); (e) submitted a research paper containing energy and water saving measures which could be included in the conditions of approval. Director Benard advised that an official revised site plan will be presented at the August 13 meeting. Questions regarding the parking plans were asked and Mr. Benard said Staff will be working with the applicant on those details. In reply to a request from a member of the audience, Mr. Mohler indicated on the site plan where the coastal bluff road runs relative to the location of the homes. Barbara Dye, 7035 Harterest Drive, speaking for the RPV Trails Committee, reviewed the findings in the final Trails Committee Report and compared this proposal to the Conceptual Trails Plan. She described the three major loop trails, noted that the Committee favors Class II bikeways with separate parallel pedestrian trails, recommended that the golf course staff maintain any trails immediately adjacent to the golf course, and suggested at least four vista points at the bluff edge, control of public access to tide pools, and retention of a naturalist on the golf course staff. Commissioner Hotchkiss expressed a concern for public safety with trails going through the golf course, and Ms. Dye replied that it is up to the developer to design the course in a way to minimize safety problems. Angelika Brinkmann-BUSi, 1354 Stonewood Court, San Pedro, representing the California Native Plant Society, asserted that the proposed plan does not adequately integrate the coastal bluff area, which is important for plant and wild life. She maintained that the bluff tops are supposed to serve as buffer zones to ecological areas and a botanic survey is needed to determine what width is needed for the buffer zone. She expressed concern that trails are directly on top of the bluffs and pointed out that golf courses have negative impacts due to changed hydrology, water runoff and use of pesticides, herbicides, fertilizers, etc. Jeane Burke, 2821 Via Segovia, PVE, formerly Bikeways Committee, testified that recreation largest participant sport in the U.S. and 820 L-1 Chairman of the PVP biking is the of Peninsula PLANNING COMMISSION MEETING July 23, 1991 residents indicated in a survey that they favored offstreet bicycle paths. She said Palos Verdes Drive is much too busy with high speed traffic to accommodate bikers and there is a definite need for an offstreet bicycle path on PV Drive and Paseo Del Mar as well as a paved path along the cliff from Portuguese Bend Club to the endangered species area of the Peninsula. She said that striping for bikeways is needed where the lanes are wide enough, for fast riders. Jerry Gaines, 2101 West 37th Street, San Pedro, spoke as President of the San Pedro & Peninsula Homeowners Coalition, representing 23 homeowners associations. He did not take a position for or against the project but raised concerns regarding (a) PV Shoreline Park and the-nu)-b-ile home park adjacent to it, (b) traffic mitigation, and (c) security concerns. He said his group is interested in the project and would like to participate in the dialogue concerning it during the next few weeks. Robert Traver, 3200 La Rotanda Drive, representing the Ocean Terrace Homeowners Association, stressed that his condominium development is an island in the middle of the proposed project and is therefore very interested in assuring that it will be a quality project. Concerns were expressed regarding trails, parking, security, vandalism and crime, construction problems and golf course design (including buffer zones). Bill Ailor, 1052 Via Palestra, PVE and Peter Gustafson, 602 So. Cochran Avenue, L.A. spoke on behalf of the Palos Verdes Peninsula Land Conservancy, stating their group is interested in Shoreline Park. They presented plans indicating vital habitats for a number of endangered species and rare birds, and said they would like to replant certain areas in native grass and to have informational stations for visitors to the park. They expressed concerns regarding pesticide and herbicide runoff from the golf course and said their plan would require only minor replanting and minimal water use with no drainage problems. They urged that the City show its interest in preserving the area as open space by providing water and seedlings for replanting Shoreline Park. They favored parking for visitors in the golf clubhouse area. Harry L. Green, M.D., 3200 La Rotonda (Ocean Terrace), expressed his concern about the proximity of the #3 golf course hole to the Ocean Terrace swimming pool and asked the Commissioners to consider safety hazards on the course. Raymond D. Green, 3200 La Rotonda, representing two homeowners at Ocean Terrace, questioned the appropriateness of the public hearing at this stage of the development. He indicated concerns 7 PLANNING COMMISSION MEETING July 23, 1991 with infrastructure, specifically mentioning public parking, golf course functions including nighttime use of the facility, trash pickup, club house placement, service yard location, public golf course fees, and increased security needed because of increased traffic. John Beringer, 3412 Seaglen Drive, speaking as President of the RPV Council of Homeowners Associations, urged that Shoreline Park remain a passive recreational site and recommended that Los Angeles County deed the land to the Palos Verdes Land Conservancy to ensure that the park remains in perpetuity as open space natural preserve. He agreed with the Staff Report regarding the coastal bluff road (page 7). Ray Bara, 1 Peppertree Drive, speaking for Save Our Coastline 2000, supported the land use for residential homes rather than a hotel but opposed the golf course. She said that herbicides and pesticides would drain into the ocean and pollute the water, I stating that cancer incidence is significantly higher for individuals living near golf courses. Commissioner Hotchkiss requested that Ms. Bara supply sources for the cancer statistics. She also objected to the water use required by the golf course. Sharon Solari, 4145 Palos Verdes Drive South, spoke on behalf of the Seaview Homeowners Association. She expressed concerns concerning maintenance of the ocean view, traffic flow and safety, redesign of the streets entering into PV Drive South, and the constant land movement in the area. She said her group looks forward to working with the Hon/Zuckerman people. Andrew Sargent, 1 Peppertree Drive, questioned whether this project is a valid RPD and cited a lack of open space commonly *t, owned or dedicated to the City. He also questioned the water use X figures and called for a moratorium on heavy water use projects. Other comments were covered in his written testimony. Director Benard advised that common area open space may be private or public open space. \ Lois Larue, 3136 Barkentine Road, speaking for SOC 2000, read from the Coastal Specific Plan and the General Plan and asserted the project does not comply with their requirements, especially with regard to the golf course. Bill Griffin, 5 Ginger Root Lane, stated his concern that the -project is being "fast -tracked" too fast. He feels that the draft EIR does not adequately address the landslide problem and further geotechnical studies should be performed to establish its stability before permits are issued. 8 PLANNING COMMISSION MEETING July 23, 1991 I William Wong, 4003 Palos Verdes Drive South, was concerned about traffic, the construction schedule, and loss of his views. It was suggested he attend the August 13 meeting to hear the view analysis report. John Sharkey, 30320 Avenida do Calma, stated the golf course is illegal, the project is squeezed onto too small an area, and the geology has not been fully evaluated. Concerns were expressed regarding the realignment of PVD South, view impairment, large houses on small lots, filling in of natural watercourses and destruction of natural habitat for flora and fauna. Uday Patil, 4011 Palos Verdes Drive South, testified that he is a registered civil engineer and geotechnical engineer and has concerns regarding traffic, stability and aesthetics as related to the Seaview tract. He said the largest existing slide on the site is located immediately to the south of residential area no. 1 and to the south of Seaview. It covers 23 acres, goes 600 feet inland from the coastline and is 200 feet deep. He claimed that the plan calls for almost a million yards of soil from the east side to be placed above the landslide area, which could have serious implications. He disagreed with statements in the Staff Report concerning view impairment and noted the lack of reference to the landslide. Mr. Patil was requested to provide his comments in writing. Sunshine, 6 Limetree, said she would send her comments on the trails proposal in writing. She questioned the application of a public golf course in RPV. She felt the proposed coastal road, with no homes off it, would lead to security problems and should be discussed further by the Planning Commission. Robert Grahamer, 32427 Searaven Drive, mentioned zoning concerns and felt the proposed lot coverage would not be aesthetically pleasing. Chairman Von Hagen explained that this is an RPD and therefore has a tradeoff of dedicated common area open space for lot coverage. Commissioner Katherman commented that the City intends to establish rigid design controls on the houses. Richard Bara, 1 Peppertree Drive, objected to the "threat" of 198 houses instead of a golf course. He felt that would be better as it would allow one acre per house, and the coastal setback zone would provide almost one-third of the area as open space. Mike Mohler (PVLHC) offered comments, clarifications and responses to the speakers: (a) golf course maintenance of nearby trails could probably be accomplished; (b) the developer's 0 PLANNING COMMISSION MEETING July 23, 1991 biologist will be in touch with the California Native Plant Society to address their concerns; (c) the CUP for grading is not the grading plan and will require intensive review before permits are pulled; (d) parking for Shoreline Park is consistent with the coastal plan; (e) a presentation to Ocean Terrace residents will be made on July 31 and their concerns regarding location of the maintenance facilities, golf course hole #3, etc. will be addressed; (f) the bluff road is away from the residential streets to minimize the impact on residents of public use of the trails and park; (g) 15% of Peninsula residents are expected to use the golf course; (h) a meeting with Seaview residents will be held before the next meeting; (i) more work on the RPD compliance will be done with the City staff; (j) the developerfs geologist will meet with those concerned with geological questions and City staff; (k) construction hours will be the same as for other developers and private homeowners; (1) citizen input is welcome and more changes will be made before the next meeting. Mr. Mohler emphasized that he is proud of the project. Additional comments will be presented at the August 13 meeting, including view concerns. Commissioner Katherman requested that at the next hearing Mr. Mohler advise, based on soils, hydrology and geological reports, what is a reasonable number of homes that could be built on the site in an all -residential development. Regarding the PVPUSD property, Mr. Mohler stated the developer does not intend to add housing if they obtain that site. He did not wish to speculate on its buildability or worth. He said a long-term lease could generate income for the school district. Commissioner Brooks expressed concerns about the intersection of PVD South and PVD East, lot size and lot coverage, and water consumption. Commissioner Hotchkiss moved August 13, 1991, Commissioner passed without objection. CONTINUED BUSINESS - None. the public hearing be continued to Brooks seconded and the motion NEW BUSINESS - Continued to the August 13, 1991 meeting. QUESTIONS FROM AUDIENCE - None. 10 PLANNING COMMISSION MEETING July 23, 1991 REPORTS A. STAFF 1. Tract No. 45667, grading and accessory structures on 3:1 downsloping lots. Director Benard presented the Staff Report, advising that Staff feels the administrative guidelines are consistent with the intent of the approval of the tract, and follows the Code with respect to downsloping lots. Commissioner Hotchkiss moved acceptance of the proposed guidelines, Commissioner McNulty seconded and the motion passed without exception. 2. Long -Range Dates Due to the number of matters needing attention, it was decided that additional hearings would be scheduled for July 30 and August 19. It was noted that Chairman Von Hagen may -be late for the July 30 meeting and Commissioners Hotchkiss and Katherman will not be available on August 19. 3. Conference Deadline Director Benard reminded Commissioners that the deadline for notifying him of desired attendance at the League of California Cities annual conference in San Francisco October 13- 16 is August 13. Chairman Von Hagen indicated he wished to attend. 4. Length of Meetings It was decided to limit large numbers of speakers on the same project to three minutes each (except for the applicant, who will be granted more time) and to hold questions from Commissioners until the end. B. COMMISSION - None. ADJOURNMENT The meeting was adjourned at 12:50 a.m. to July 30, 1991 at 7:30 p.m. 11