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PC MINS 19920205M I N U T E S PLANNING COMMISSION ADJOURNED REGULAR MEETING FEBRUARY 5, 1992 I. CALL TO ORDER The meeting was called to order at 7:10 PM at the City Hall Community Room, 30940 Hawthorne Boulevard, by Chairman Katherman. II. ROLL CALL PRESENT: COMMISSIONERS BYRD, CLARK, HAYES, MOWLDS AND CHAIRMAN KATHERMAN. ABSENT: NONE. ALSO PRESENT: ACTING DIRECTOR OF ENVIRONMENTAL SERVICES CAROLYNN PETRU. III. REPORTS AND COMMUNICATIONS A. STAFF None. B. COMMISSION The Commission and staff agreed to the date of Saturday, February 22, 1992, for a field trip to Pelican Pointe Golf Course in Corona Del Mar to examine habitat preservation and com- patibility of public trails with the golf course. IV. CONSENT CALENDAR A. P.C. RESOLUTION NO. 92-3 UPHOLDING THE APPEAL OF HEIGHT VARIATION NO. 712 AND APPROVING VARIANCE NO. 296 AND GRADING PERMIT NO. 1493 AT 5888 MOSSBANK Chairman Katherman excused himself from consideration of the project, since he did not attend the meeting when this item was first considered. 1 i Commissioner Hayes advised those present of her continued opposition to the project because of its large, incompatible size and the encroachment into the rear yard setback. With regard to Condition 1 of clarified the intent to maintain a the west side and not to reduce the tion 1 was, therefore, modified to modify the proposed plans to reflect setback on the west side. The new pl Department of Environmental Services Exhibit "A", the Commission 15 foot side yard setback on size of the garage. Condi- read, "The applicant shall a minimum 15 foot side yard ans shall be submitted to the for approval." MOTION: Commissioner Mowlds moved for the adoption of P.C. Resolution No. 92-3 upholding the appeal of Height Variation No. 712 and approving Variance No. 296 and Grading Permit No. 1493 at 5888 Mossbank. The motion was seconded by Commis- sioner Clark and passed by a 3-1 majority roll call vote, with Commissioner Hayes dissenting and Chairman Katherman abstaining. V. PUBLIC HEARINGS A. VESTING TENTATIVE TRACT MAP NO. 46628, CONDITIONAL USE PERMIT NO. 158, COASTAL PERMIT NO. 94 AND GRADING PERMIT NO. 1439 HERMES DEVELOPMENT INTERNATIONAL, INC. (H.M.D.I.), NORTHWEST CORNER OF PVDW AND HAWTHORNE BOULEVARD Because she resides within 300 feet of the subject property, Commissioner Hayes abstained from consideration of the project. Acting Director of Environmental Services Petru presented the staff report. She highlighted the Coastal Conservation Coalition's request for: the bluff road and off-street parking area; a wildlife corridor between Lots 26 and 27; subterranean sewer pump stations; open space adjacent to the northern property line; the second tract entrance and .its relation to the protec- tion of the wetlands; public parking; the bluff top trail; and deed restriction of open space. Revisions to the Conditions of Approval for Conditional Use Permit No. 158 were reviewed. It was noted that any discussion should pertain to specific conditions. At this time, Chairman Katherman recognized Planning Commissioners -elect Alberio and Lorenzen who were present in the audience. He advised that they would be eligible to participate in future public hearings Q --,tee beginning on February 11, 1992. 4 Representing the applicant was Mr. Bill Gilmore of H.M.D.I., 340 E. 2nd Street, Los Angeles. He addressed: the placement of the wildlife corridor between Lots 26 and 27; the wetlands area; the gnat catcher habitat; and continued efforts to preserve the natural condition of the property. Mr. Andrew Sargent, 1 Peppertree, of the Palos Verdes Penin- sula Homeowners' Association, explained the purpose and impor- tance of a wildlife corridor. He related his opinions that: all open space should be considered mitigation land; the bluff top trail should be pedestrian/equestrian; the coastal bluff road should be fully paved and go all the way through; and public parking should be added in the center of the project. Mr. Gar Goodson, 1709 Via Zurita, Palos Verdes Estates, sug- gested that: the proposed bluff road be moved landward to in- crease the setback from the bluff edge as much as possible; the 50 foot pedestrian access remain between Lots 19 and 20 and the size of the wildlife corridor be increased; the sewer pump sta- tion be placed along the side of the street; there be additional open space along the northern boundary (near Lunada Pointe); and the second access to Palos Verdes Drive West be eliminated. Mr. Goodson requested that he be given the right to submit additional written comments as required. Director of Environmental Services Petru related staff's preference that pedestrian access remain as proposed. She ex- plained various ways in which the pedestrian and wildlife cor- ridors could be configured in order to retain minimum lot sizes. The Commission commented on potential traffic difficulties, should the second access road be eliminated. Mr. John Sharkey, 30320 Avenida de Calma, commented on: his opposition to the idea of a golf course in the subject area; his opinion that no recreational uses (including passive) should be allowed in Open Space Hazard zones; the need for adequate park- ing throughout the project; and Coastal Commission requirements, particularly the paving of the bluff top road. Acting Director of Environmental Services Petru explained pertinent Coastal Commission and City Code requirements, regard- ing the bluff road and development within Open Space Hazard zones. Ms. Elizabeth Kelly, 6611 Vallon Drive, related her feelings about: the inadequate public noticing of the project and the im- portance of architectural controls. Commenting on potential im- pact on traffic, she suggested that critical intersection ratings be done for all current projects proposed in the City. 3 The Commission and staff advised Ms. Kelly of the public notice given for the project. Environmental Impact Report find- ings and General Plan requirements pertaining to the issue of traffic were noted. Acting Director of Environmental Services Petru explained proposed mitigation measures for the intersection of Palos Verdes Drive West and Hawthorne Boulevard and Condi- tional Use Permit requirements for architectural controls. Mr. John Schoenfeld, of the Lunada Pointe Homeowners' As- sociation, 93 Laurel Drive, requested that Lot 3 be limited to a one-story home with a ridge height of no more than 16 feet; dust, debris and noise during construction be controlled; the Lunada. Pointe Homeowners' Association be given the opportunity to review the architectural guidelines in the CC&Rs, the project be physically separated from Lunada Pointe, construction vehicles be restricted .From parking on Lunada Pointe property, and there be public parking in the center of the project, an equestrian bluff top trail and a second access road. He related his feeling that his coastline view was not taken into consideration. Acting Director of Environmental Services Petru provided in- put as to staff's position with regard to view impairment, should a two-story home be constructed on Lot 3. Ms. Lois Knight LaRue, 3136 Barkentine Road, related her concern over the placement of three major projects on a recent Planning Commission agenda. She discussed: her objection to the late time at which the staff report was ready for public review; her understanding of the Coastal Development and Design Guidelines with regard to parking, golf courses, open space, Residential Planned Developments and parking; and her opinion that the homes should front along the bluff top road. Mr. Gilmore came forward once again to address concerns voiced during the meeting about parking, open space, and poten- tial view impairment resulting from Lot 3. He stated his agree- ment with revised Conditions of Approval. At 9:10 PM there was a recess until 9.30 PM when discussion continued on Vesting Tentative Tract Map No. 46628, Conditional Use Permit No. 158, Coastal Permit No. 94 and Grading No. 1439 - Hermes Development International, Inc. (H.M.D.I.). 4 After the recess, discussion continued with Acting Director of Environmental Services Petru supplying information on: the location of the bluff road according to the 1981 Coastal Develop- ment and Design Guidelines, possible problems with grade change between Palos Verdes Drive West and "C" Street, should the most northerly bluff road access be moved to create a habitat corridor between the wetlands and the 150 foot wide area between Palos Verdes Drive West and the bluff top; the open space analysis for the project (as included in the October 22, 1991 staff report - copies of which were distributed to the Commission); and staff's opinion that the proposed development is consistent with the Coastal Specific Development Guidelines and the Code. The Commission and staff discussed the Mitigation Monitoring Program, the Statement of Overriding Considerations and the En- vironmental Impact Report. Project Biologist Allison Collins, of Impact Sciences, 267 W. Hillcrest Drive, Thousand Oaks, provided information about the wildlife habitat corridor. She called attention to the impor- tance of protecting it from pedestrian access. After extensive discussion, the Commission agreed to the following. General Discussion The bluff road shall be paved; - The bluff road shall be 26 feet wide; The location of the bluff road at the north end shall remain as shown on the map; - Additional parking shall be provided at the south end of the project, with approximately six spaces at grade between Lots 18 and 21 on the landward side of the street and approximately six spaces at grade between Lots 25 and 27 on the landward side of the street; one space in each parking area shall be reserved for handicapped use. An 80 foot corridor shall be divided between a pedestrian access between Lots 19 and 20 and a wildlife habitat corridor between Lots 26 and 27. The type of barrier necessary to prote�t the wildlife corridor (either planted or manmade) shall be determined by the Project Biologist, 1 Lots 80, 81 and 82 shall remain as they currently are without any deed restrictions and that these areas shall be the subject of future environmental assessment if a golf course is proposed by the City. Sewer pump stations shall be subterranean. Electrical equipment above ground shall be adequately screened; The open space along the northern boundary shall remain as proposed. It shall be planted with native vegetation; The bluff top trail shall remain as proposed, The equestrian trail shall remain as proposed, and The bluff top fencing shall be suitable, commensurate with public liability, as deemed necessary by staff. Conditions of Approval for Vesting Tract Map No. 46628 - Two additional off-street public parking areas shall be added on the landward side of "A" Street. They shall contain six spaces each, one in each lot to be handicapped. Handicapped parking spaces to be according to State Code, "A" Street shall be 26 feet wide. On -street parking on "A" Street shall be prohibited, except along the northern boundary adjacent to the drainage course. - "A" Street adjacent to Neptune Cove shall be as close as possible to the eastern edge of the right-of-way. Parking shall be prohibited after dusk, and The curb types (rolled or vertical) shall be at the discretion of the Director of Public Works. [. Conditions of Approval for Conditional Use Permit No. 158 No accessory structures, with the exception of pools or minor equipment, shall be placed within required rear yard setbacks. The Commission emphasized the importance of preserving views. Staff indicated that a view protection requirement per- taining to vegetation will be included in the Conditions of Ap- proval. Chairman Katherman asked that a single-family residential standards handout distributed by Commissioner Mowlds be included for discussion at an upcoming Planning Commission/City Council joint work session. MOTION: Commissioner Clark moved to recommend approval of P.C. Resolution No. 92-6, recommending certification of the En- vironmental Impact Report for Vesting Tentative Tract Map No. 46628, Hermes Development International, Inc. (H.M.D.I), to City Council. The motion was seconded by Commissioner Byrd and passed by unanimous roll call vote, with Commissioner Hayes abstaining. MOTION: Commissioner Byrd moved to adopt P.C. Resolution No. 92-7, recommending approval of Vesting Tentative Tract Map No. 46628 and P.C. Resolution No. 92-8, approving Conditional Use Permit No. 158, Coastal Permit No. 94 and Grading No. 1439, as conditioned. The motion was seconded by Commissioner Clark and passed by unanimous roll call vote, with Commissioner Hayes abstaining. Chairman Katherman noted that the H.M.D.I. project has provided the City with a great example of how a city and developer can work together to accomplish an excellent design which benefits the community. The Commission discussed the need to examine the com- patibility of future open space uses with the bluff top trail, as well as the idea of a future recommendation to City Council regarding the establishment of a trust fund for the maintenance of coastal open space in the City - with contributions from developers and adjoining land owners. Emphasizing the need for a more formalized review process to examine consistency in ar- chitectural standards, the Commission recommended that City Coun- cil consider some type of architectural review process other than the City Attorney or Environmental Services Department. 7 VI. QUESTIONS FROM THE AUDIENCE Ms. Lois LaRue, 3136 Barkentine Road, expressed her deep concern about the preservation of the view corridor along Palos Verdes Drive West. VII. ADJOURNMENT At 12:05 AM on Thursday, February 6, 1992, the meeting was formally adjourned to February 11, 1992, 6:00 PM, at the Fred Hesse Park Community Center. E-11