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PC MINS 19920114MINUTES Violcl-a-, PLANNING COMMISSION MEETING The meeting was called to order at 7:12pm by Chairman Katherman at Hesse Community Park, 29301 Hawthorne Boulevard. PRESENT Katherman, Byrd, Clark, Mowlds, Hayes and Alternates Lorenzen and Alberio ABSENT None Also present were Acting Director of Environmental Services Carolynn Petru, Assistant Planners Fabio de Freitas, Donna Jerex, Paul Espe and Kim Klopfenstein, and Contract Planner Nancy Hutar. REPORTS AND COMMUNICATIONS Chairman Katherman noted the 1992 Planners Institute meeting in April and urged all the new Commissioners to attend. NOMINATION Nominations were opened, and Commissioner Clark nominated Commissioner Byrd as Vice Chairman. The nomination was seconded by Commissioner Mowids and passed without objection. AGENDA It was moved, seconded and carried to continue Continued Business Item "A", Rules of Procedure, to the February 25 meeting. It was mo ved, seconded and carried to mo ved Ne w Business Items "A " (Sign Permit No. 564) and "C" (Conditional Use Permit No. 23, Rev. 'UU) to the 1 i Consent Calendar, and to continue the New Business Item "B" (Sign Permit No. 567) to the January 28 meeting. It was moved, seconded and carried to move Consent Calendar Item "C", (HMDI) to Public Hearings, in front of Item "A". CONSENT CALENDAR A. Minutes of November 12, 1991. B. Minutes of December 10, 1991. C. SIGN PERMIT NO. 564 -- 28350 Western Ave. (Formerly New Business Item "A") D. CONDITIONAL USE PERMIT NO. 23 -- REV. "UU", GRADING PERMIT NO. 1565 -- 3304 Palo Vista (Formerly New Business Item "C") Commissioner Hayes cited a correction to the minutes of November 12, noting that Commissioner Hotchkiss had withdrawn from voting on Coastal Permit No. 77 (Portugese Bend Club.) Commissioner Mowlds moved, seconded by Commissioner Byrd and carried, to approve Items "A " and "B" with the noted amendment. Commissioner Clark moved, seconded by Commissioner Byrd and carried without objection, to approve Item "C". Commissioner Mo wlds mo ved, seconded b y Commissioner Ha yes and carried unanimously, to approve Item "D". PUBLIC HEARINGS A. VESTING TENTATIVE TRACT MAP NO. 46628, CONDITIONAL USE PERMIT NO. 158, COASTAL PERMIT NO. 94, GRADING NO. 1439 AND ENVIRONMENTAL IMPACT REPORT NO. 35 H.M.D.I., INC./Southwest Corner of PVDW and Hawthorne Boulevard 2 Commissioner Hayes excused herself from participating on this item due to the proximity of her residence to the project. Acting Director Petru acknowledged and distributed additional correspondence received on the project. PLANNING COMMISSION MEETING January 14, 1992 Mrs Petru also reminded the audience that the public hearing on the item, with the exception of the subdivision conditions of approval, had been closed at the last meeting, so testimony would only be appropriate if addressed specifically to those conditions. Bill Gilmore, 340 E. 2nd Street, Los Angeles, representing H.M D.I., presented a brief history of the project and modifications made in response to staff recommendations and public testimony, and asked the Commission to vote to send the project on to the City Council. Commissioner Clark expressed concerns regarding the potential use of the open space as a golf course, and Chairman Katherman agreed, but pointed out that there was no application for such a use before the Commission at this time, and suggested that perhaps recommendations could be passed along to the City Council regarding this issue. Commissioner Mowlds asked the applicant if they would agree to add a condition disallowing fencing between the fronts of the houses and the road, and to require that solid fencing between the properties be of masonry type construction. The applicant agreed to both suggestions. Lillian Light, 2807 Pine Ave., Manhattan Beach, president of the PV/South Bay Audubon Society, asked that the Commission delay approval of the project so that the newly formed Community Conservation Coalition could review the project, claiming that the open spaces could be potentially fragmented, adversely affecting movement of wildlife in the area. Angelika Brinkmann-Susi, 1354 Stonewood Court, San Pedro, representing the California Native Plant Society, acknowledged the developer's efforts to address environmental issues, but expressed concerns about the impact on coastal bluff plants, width of the setback between the bluff top and the bluff road, and potential use of the open space for a golf course Marsha Olson, 824 Camino Real, #101, Redondo Beach, representing the Sierra Club, encouraged the Commission to implement Ms. Busi's recommendations, especially with regard to increasing the bluff top setback width 3 PLANNING COMMISSION MEETING January 14, 1992 Lois Larue 3136 Barkentine Road, expressed concerns that the hydrology, geology and wetlands area on the site were being inadequately addressed, and distributed photos supporting her contention. Gar Goodson 1709 Via Zurita PVE, representing SOC 2000, referred to his correspondence to the Commission, and stated he was pleased with the developer's concessions to environmental concerns, but asked for more time to examine possible impacts on the gnatcatcher habitats. John P. Sharkey, 30320 Avendia de Calma, presented a letter from the Department of Parks and Recreation objecting to the idea of a municipal golf course, and expressed fears that the gnatcatchers would not survive the construction phase of the project. Acting Director Petru pointed out that this project was providing the City with 71 acres of open space, and that if the City Council decided to pursue the idea of a municipal golf course in the area, it would require special applications and a separate environmental review, and all issues would be reexamined in a public forum at that time. Mrs. Petru also stated that the Natural Community Conservation Program (NCCP) was cooperative, not mandatory, legislation between the Department of Fish and Game and any agencies that wanted to cooperate, and that the developer had worked very closely with Fish and Game to provide an on-site habitat for the gnatcatcher. She also pointed out that the habitat areas were already quite fragmented, and that it would be physically difficult to connect all the habitats and comply with all the requirements of the Coastal Specific Plan at the same time. Mrs. Petru also noted that the wetlands on the site was the man-made result of unfinished drainage facilities creating an eroding gorge that would need to be reworked, but basically preserved. Mrs. Petru then presented some alternate language regarding architectural controls on building articulation and to address the issue of split level home facades. Commissioner Clark suggested that the public hearing be extended for one month. Commissioner Byrd suggested a two-week extension with a possible further two weeks after that. Commissioner Mowlds suggested two weeks. Mr. Gilmore reminded the Commission that over the past 3-1/2 years of public hearings on the project, he had met with all of the groups that had expressed concerns at this 4 PLANNING COMMISSION MEETING January 14, 1992 hearing, and said he would need more than two weeks to set up further meetings. In response to a Commission query, he then stated he would be willing to appeal the item tonight to bring all applications to the City Council at one time. Acting Director Petru pointed out that the public hearing had effectively been closed at the November 26 meeting, and that if the Commission was inclined to continue it to another date, it would be necessary to re -notice to February 11 or a special meeting, and that the City had only 90 days remaining to take final action on the project. Commissioner Mowlds suggested passing the issue on to the City Council with any recommendations, along with the stipulation that various concerned groups meet with the developer. On behalf of the staff, Mrs. Petru expressed concerns that there was new information being presented tonight that should be accepted under publicly noticed hearings, and an overriding concern that the public comments were suggesting a redesign of the project. Commissioner Mowlds moved to approve the application with the addition of the architectural considerations recommended by staff and the rear yard fence conditions, and to direct the developer to meet with the Coastal Conservation Coalition prior to the hearing before the City Council. Commissioner Clark seconded the motion, which then failed 1-3, with Commissioners Byrd and Katherman dissenting, and Commissioner Clark changing his vote to a "no" as well, stating he was concerned that the Commission would be criticized for not -l-ak�n� 'tn'ko gCcount' �v 11 eulsl+c. '�+n�sv}, Commissioner Byrd then moved, seconded by Commissioner Clark and carried, to continue the public hearing to an adjourned meeting on Wednesday, February 5 at the City Hall Community Room. RECESS AND RECONVENE A 15 -minute break was called at 9:20pm. PUBLIC HEARINGS (continued) (Note: The following item [formerly Public Hearing Item "B", now Public Hearing Item "C"I was taken out of order to allow Dr. Perry Ehlig to address the Planning Commission. k PLANNING COMMISSION MEETING January 14, 1992 C. VESTING TENTATIVE TRACT NOS. 50666 AND 50667, TENTA- TIVE PARCEL MAP NOS. 23004 AND 29070, CONDITIONAL USE PERMIT NOS 162 AND 163, GRADING PERMIT NO. 1541 AND COASTAL PERMIT NO. 103, PVLHC/Zuckerman Subregion 7 & 8/PVDS • Acting Director Carolynn Petru presented the staff report regarding the applicant's request to approve an 80 -lot single family residential development with an 18 -hole public golf course, clubhouse and passive open space Staff's recommendation is to have the Commission provide direction to Staff regarding the modified proposal Dr. Perry Ehlig, 1560 Via del Rey, Pasadena, City Geologist, addressed questions posed by the Seaview Homeowners Association and members of the audience regarding building setback lines, an area identified as containing bentonite layers, bluff top erosion, the stability of PVDS, and a suggested groundwater monitoring plan. Dr. Ehlig also stated that any reasonable grading plan would not adversely influence the safety factor of the area. RECESS AND RECONVENE A 10 -minute break was called at 10.20pm. PUBLIC HEARINGS (continued) B. (Formerly Public Hearings Item "A") VESTING TENTATIVE TRACT MAP NO 49067, ENVIRONMENTAL ASSESSMENT NO. 600, CONDITIONAL USE PERMIT NO. 154, COASTAL PERMIT NO. 95, GRADING NO. 1420, VARIANCE NO. 297, MINOR EXCEPTION PERMIT NO 414 Transamerica/PVDS & Schooner 6 Assistant Planner Fabio de Freitas presented the staff report regarding the applicant's request to approve a 15 -lot single family residential subdivision on vacant land located within the Portugese Bend Club. Staff's recommendation is to provide direction to staff regarding the conditions of approval, and to continue the public hearing. • PLANNING COMMISSION MEETING January 14, 1992 • Chairman Katherman noted that a noticed special meeting had been held on Saturday, January 11 to visit the subject property, as well as Subregion 1 and Subregions 7 & 8 Lyman K. Lokken, 1150 S. Olive St., Los Angeles, representing Transamerica, distributed copies of an attachment with several suggested changes to the staff recommendations regarding square footage restrictions, and a suggestion to relocate Yacht Harbor Drive further seaward to get the houses further from PVDS. He also asked for clarification on the Housing Element, and noted that because the Forrestal project storm drain terminates on the project property, the developer will engineer a solution to the problem In response to a query from Commissioner Mowlds, Mr Lokken stated that the sales agreement would enforce the conditions of approval after lot sales. Angelika Brinkmann-Busi, 1354 Stonewood Court, San Pedro, representing the California Native Plant Society, urged the Commission to require restoration of open lots with native vegetation, and noted that some native plants would be endangered by the repair of the storm drain Jack Jones, 4225 PVDS, expressed concern about his near view being affected by the ridge lines of the proposed homes, and asked the Commission to limit the size of the second story Wendy Yen, 3931 PVDS, asked that the ridge lines of the homes be lowered to the level of PVDS Sharon Solari, 4145 PVDS, president of the Seaview Homeowners Association, also asked that the ridge lines be lowered, and that a sewer system be required for the project rather than cesspools. Ms Solari also requested that PVDS be resurfaced and the median landscaped after the construction, and asked what contribution the developer was making to the City to accommodate the impact of new residents on the public parks Lenee Bilski, 4255 PVDS, objected to the potential view obstruction, and stated that she felt the houses would be too big. 7 PLANNING COMMISSION MEETING January 14, 1992 Andrew Sargent, 1 Pel2l2ertree, suggested that the roof lines be lowered below PVDS, and inquired as to public coastal access and dedicated parks in the project. John Sharkey, 30320 Avenida de Calma, referred to his letter to the Commission containing concerns about lack of an EIR, coastal access, and potential opening of the PBC gates. Lois Larue 3136 Barkentine, stated she agreed with the previous speaker. Lyman Lokken pointed out that the Coastal Specific Plan supports private beach access, and that this area is not a protected view corridor. Mr. Lokken also noted that only the residents in the lower portion of the PBC and their Association could address the matter of sewers vs cesspools, and that $60,000 had been dedicated to the City for median landscaping as a condition of map recordation. The applicant also stated that no public park was part of the project, but that there would be a visual park created by the wide easement next to PVDS. Ron Kendricks 616 W Commerce Fullerton, project architect, outlined the proposed movement of Yacht Harbor Drive. In response to a query from Commissioner Clark, Acting Director Petru stated that this project is not in violation of the local Coastal Plan regarding coastal access. Planner de Freitas stated also that an Environmental Assessment had been done with a mitigated Negative Declaration determining that after imposing mitigation measures and conditions of approval, the project would create no adverse effects. Chairman Katherman stated that he would like to see the amount of grading decreased and the number of single story or split level residences increased, instead of two-story homes. Commissioner Mowids stated he felt the homes could and should be lowered, although Planner de Freitas pointed out that the amount of grading was already significant. Commissioner Mowids moved to recommend that the ridge heights of the homes be lowered to be no higher than PVDS directly perpendicular from their property. Commissioner Byrd seconded the motion, which passed 3-1-1, with Commissioner Clark dissenting and Commissioner Hayes abstaining. A second motion to 93 0- 0 PLANNING COMMISSION MEETING January 14, 1992 continue the public hearing to February 11 as per the staff recommendation passed unanimously. Commissioner Clark qualified his "no" vote by stating he would like to see more flexibility in the Conditions of Approval. D. EXTREME SLOPE PERMIT NO. 29 The staff report was waived (Formerly Public Hearings Item "C") and the public hearing was 3141 Deluna opened regarding this application. to allow the construction of a cantilivered wood deck to extend no more than 6' over the top of the extreme slope. Staff's recommendation is to approve the application as submitted. The applicant stated he was in agreement with the Conditions of Approval. Commissioner Hayes moved to adopt the staff recommendation to approve the application as submitted, Commissioner Mowlds seconded, and the motion passed unanimously. C. SUBREGION 7 & 8 Commissioner Byrd noted that he (See previous testimony) would not be abstaining on voting on this issue because his property was over 2000' from the site, he was unable to see the project from his residence, and it would not affect his views. The public hearing was opened. Mike Mohler, 25200 La Paz, Laguna Hills , representing the developer, gave a slide presentation showing that the clubhouse pad would be 50' below the level of PVDS, to allow unobstructed views along the entire length of the street. Mr. Mohler also explained that native plant materials would be used throughout the golf course, and discussed the wildlife habitat management program that followed the intent of the state conservation program. Bob Grahamer, 32427 Searaven, said he felt that the clubhouse and parking facilities were incompatible with the residential neighborhood to the north, with potential noise, vehicular pollution and congestion. Jess Morton San Pedro, representing the PV Audubon Society and the Coastal Conservation Coalition, stated that there were many different plant and animal F1 PLANNING COMMISSION MEETING January 14, 1992 habitats on the site, and that the current project plan was superior to many in helping to preserve them, but could be further improved. Roger Mills, 3603 Vigilance, suggested that the clubhouse be relocated to the east or be screened from view for the nearby residents Angelika Brinkmann-Busi, 1354 Stonewood Court, San Pedro, representing the California Native Plant Society, stated she felt that the project's potential impact on several rare species had not yet been mitigated, and that the drainage outlets would negatively impact several natural resource areas Jan Sawyer 26641 Westvale, PVP, representing the PV Horsemens Association, expressed support for the trails plan in the project, stating that the a pedestrian/equestrian designation along the bluff top would create wider, safer trails. Linda Miller, 2283 Carriage Drive, RHE, representing the Coastal Conservation Commission, encouraged the City to participate in the State Natural Community Conservation Program (NCCP) John Sharkey, 30320 Avenida de Calma, read from a letter he distributed to the Commission, objecting to the proposed project Gar Goodson, 1709 Via Zurita, PVE, representing SOC 2000, objected to the aspects of the Coastal Specific Plan that supported commercial development. Lois Larue, 3136 Barkentine Road, spoke against the project, representing Dick Wimpe of the Animal Protection Institute and Vincent Yen. J. McLaren, 3923 PVDS, objected to the removal of the bluff road, stating he felt ` it provided good circulation in the area Chairman Katherman suggested a review of alternative sites for the clubhouse, and asked staff to determine if commercial uses are allowed off PVDS in the area. Developer Zuckerman pointed out that the entire area had once been farmed in soybeans, and that the buffer recommended by the California Native Plant society was extreme beyond what was needed to protect the recently renewed resources 10 PLANNING COMMISSION MEETING January 14, 1992 in the area. Commissioner Mowlds suggested that the bluff top road remain on Lots 19-26, and Mr. Mohler stated the idea was viable, but that the removal was dependent on the "straw vote" of the prior Commission. Commissioner Byrd suggested that the Trails Committee re -review the project, and staff pointed out that the Trails Committee had approved the most recent plan at their December meeting. Chairman Katherman said he felt the scope of the project had changed enough to require that a Supplemental EIR be required. Director Petru stated that an addendum draft was currently being prepared. She also stated that they would review the Coastal Specific Plan and General Plan to verify that a golf course was a viable use on the site, and review alternate locations for the clubhouse. The item was then continued to the February 28 meeting without objection. E. HOUSING ELEMENT AMENDMENT CONTINUED BUSINESS A. RULES OF PROCEDURE -- PLANNING COMMISSION ADJOURNMENT 11 This item was continued to the March 10 meeting without objection., as per the staff recommendation. This item was received and continued to February 25, 1992. The meeting was adjourned at 2:43am.