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PC MINS 19920211Lk-a.8a_4\ M I N U T E S (T) PLANNING COMMISSION REGULAR MEETING FEBRUARY 11, 1992 I. CALL TO ORDER The meeting was called to order at 7:00 PM by Chairman Katherman at the City Hall Community Room, 30940 Hawthorne Boulevard. The Pledge of Allegiance followed. II. ROLL CALL PRESENT: COMMISSIONERS ALBERIO, BYRD, CLARK, HAYES, LORENZEN, MOWLDS AND CHAIRMAN KATHERMAN. ABSENT: NONE. ALSO PRESENT: ACTING DIRECTOR OF ENVIRONMENTAL SERVICES CAROLYNN PETRU; ASSOCIATE PLANNER JOEL ROJAS; ASSISTANT PLANNER FABIO DE FREITAS; ASSISTANT PLANNER DONNA JEREX; AND ASSISTANT PLANNER MIKE PATTERSON. The Commission welcomed new Planning Commissioners Alberio and Lorenzen. III. REPORTS AND COMMUNICATIONS A. STAFF Acting Director of Environmental Services Petru dis- tributed the League of California Cities' Planning Commissioner Handbooks and the Local Government Commission's "Livable Places Update" to the Commission. She announced that the California Cities' Planners' Institute is scheduled for April 9 - 11, 1992 in the City of Anaheim and the Planning Commission field trip to Pelican Pointe Golf Course is scheduled for Saturday, February 22, 1992. 1 B. COMMISSION Chairman Katherman noted the joint Planning Commission/City Council Workshop scheduled for 7;00 PM on Monday, February 24, 1992, at Hesse Park. V. PUBLIC HEARINGS A. TENTATIVE PARCEL NO. 18397, ENVIRONMENTAL ASSESSMENT NO. 620; RICHARD POCAPALIA, 10 ROCKINGHORSE Because he resides within 300 feet of the subject property, Chairman Katherman abstained from consideration of the project. Vice -Chairman Byrd conducted the public hearing. Assistant Planner Donna Jerex presented the staff report with staff's recommendation for approval of the project with con- ditions. Vice -Chairman Byrd opened the public hearing. Applicant Rich Pocapalia, 10 Rockinghorse Road, stated his agreement with the recommended conditions. Commissioner Mowlds moved, seconded by Commissioner Hayes, to close the public hearing. There being no objection, it was so ordered. Commissioner Hayes moved for the approval of Tentative Par- cel No. 18397 and Environmental Assessment No. 620, including Conditions of Approval recommended by staff. The motion was seconded by Commissioner Clark and, there being no objection, it was so ordered (with Chairman Katherman abstaining). Appeal rights were noted. B. TENTATIVE PARCEL NO. 19929, ENVIRONMENTAL ASSESSMENT NO. 618; MR. AND MRS. LELAND VOELTZ, 29085 PALOS VERDES DRIVE EAST Assistant Planner Mike Patterson presented the staff report with staff's recommendation for approval of the project with con- ditions. He confirmed that the property is serviced by a private road and that the Fire Department is satisfied with the design of the project. Chairman Katherman opened the public hearing. 2/11/92 Property Owner Leland Voeltz, 29085 Palos Verdes Drive East, described the proposed access; confirmed that the existing trees at the edge of the turning circle would be retained; and stated his agreement with the recommended conditions. Chairman Katherman suggested that the mature Pine trees at the northeasterly corner of the site be retained and that the access easement be improved to 20 feet in width to the point of the driveway or the driveway access be taken from the cul-de-sac. Assistant Planner Patterson mentioned staff's understanding of the applicant's intent to remove a tree to improve the harbor view. Chairman Katherman expressed his feeling that the ap- pplicant should not be required to remove trees to provide a large turning circle. Commissioner Byrd moved, seconded by Commissioner Alberio, to close the public hearing. There being no objection, it was so ordered. Commissioner Clark moved for the approval of Tentative Par- cel No. 19929 and Environmental Assessment No. 618, including Conditions of Approval recommended by staff, adding the following condition: o That the driveway access shall be widened to 20 feet in width to the point of the driveway or the driveway access shall be taken from the cul-de-sac. The motion was seconded by Commissioner Hayes and passed by un- animous roll call vote. Appeal rights were noted. C. HEIGHT VARIATION NO. 704 - REVISION APPEAL; MR. AND MRS. PHIL PETERSON (APPLICANT), MR. AND MRS. NORMAN GEIS (APPELLANT), 3103 DIANORA Chairman Alberio abstained from consideration of the project because of his acquaintance with the applicants' family. Associate Planner Joel Rojas presented the staff report with staff's recommendation for denial of the appeal, thereby uphold- ing the Director's approval of the project. He explained that the City is not empowered to enforce CC&Rs, the maximum square footage for a one-story house on the subject property would be 5,456 square feet and that the footprint would not be changed with the construction of the project as proposed. 3 2/11/92 Chairman Katherman opened the public hearing. Residents speaking in favor of the appeal began with Appel- lant Norman Geis, 3351 Deluna Drive, who asked that Commissioner Clark excuse himself from the proceedings because he resides in the same neighborhood as the subject property. Commissioner Clark explained that he resides within 1,200 feet of the property. However, he has had no personal involve- ment with the project or the property owners. Referring to written material he distributed to the Commis- sion, Mr. Geis stressed his opinion that alternatives not requir- ing a Height Variation are available to the applicant. He em- phasized his concern over• the setting of a precedent for two- story additions, bulk/mass; neighborhood compatibility; and potential loss of privacy, light and air, views and property values. Mr. Geis asked that the CC&Rs be enforced and confirmed that the project would be the first two-story home in the neigh- borhood. Chairman Katherman advised Mr. Geis that it is not within the Commission's purview to take property values into account or to enforce CC&Rs and that, according to the Code, any view from a structure that required or would have required a Height Variation is not protected. Other residents relating their support of the appeal in- cluded the following: Mr. Maurice Keller 3139 Dianora Drive Mr. Edward Johnson 3320 Deluna Drive Mr. Neal Patterson 3130 Dianora Drive Ms. Ava Shepherd 3117 Dianora Drive Ms. Diane Geis 3351 Deluna Drive Other residents speaking in favor of the appeal related their concern over: the setting of a precedent for two-story additions; potential loss of light and air, privacy, property values and the open feeling of the community, as well as poten- tial loss of views from 3320 Deluna Drive (Johnson residence) and 3117 Dianora Drive (Shepherd residence). They asked that the CC&Rs be enforced. Residents speaking in favor of the project included the following• 4 2/11/92 Ms. Lynne Tabah 3348 Corinna Drive Ms. Myra Walz 3302 Corinna Drive Ms. Barbara Kennard 3402 Deluna Drive Mr. Robert Roza 3102 Corinna Drive Mr. Robert Morton 30820 Casilina Drive Residents speaking in favor of the project disputed resident concerns over potential loss of privacy and property values. Applicant Phil Peterson, 3103 Dianora Drive, noted that the property owners at 3109 Dianora Drive support the project. He called attention to efforts to achieve neighborhood compatibility and comply with City Code requirements. Project Architect Jerome Keller, 2141 General Street, provided an extensive review of revised plans, copies of which he distributed to the Commission. The Commission emphasized the importance of receiving revised plans to review them prior to Planning Commission meet- ings. Staff noted that the revised plans distributed to the Com- mission by Project Architect Keller were not anticipatd and were not presented to staff until this meeting. Mr. Geis asked that the project be deferred or denied in that the Commission did not have an opportunity to review the revised plans. After reviewing the revised plans, Acting Director of En- vironmental Services Petru clarified that they reflect an in- creased articulation of the first and second stories, creating the benefit of an increased single -story roofline in front; ex- plained how potential view impairment is also evaluated on a cumulative impact basis; and confirmed that another Height Varia- tions in the neighborhood was approved but never built. Addressing resident concerns over the setting of a precedent for two-story additions, the Commission advised that each project is considered on a case-by-case basis. Ms. Phyllis Weitzman (no address given) pointed out that many residents in the neighborhood have not voiced an opinion on the project. Commissioner Clark stated his opinion that a determination should not be delayed in that the revisions are not significant and the changes proposed would be beneficial. 5 2/11/92 Commissioner Mowlds moved, seconded by Commissioner Loren- zen, to close the public hearing. The motion was passed by a 4-2 majority roll call vote with Commissioner Byrd and Chairman Katherman dissenting and Commissioner Alberio abstaining. Discussion continued with the majority of the Commissioners stating their support of staff's recommendation for denial of the appeal. The Commission discussed that: potential view impair- ment is considered on a case-by-case basis; residents living in close proximity to the property support the project; the property is set back from the street, located on the edge of the neighbor- hood and will not have a massive appearance; significant views would not be impaired; and the project would meet the findings necessary to grant approval. Commissioner Lorenzen related his support of the appeal. Referring to the Code, Associate Planner Rojas provided in- formation about neighborhood compatibility. Chairman Katherman suggested that in -fill development design guidelines be analyzed so that, in the future, the rules regard- ing neighborhood compatibility will be clear to applicants and appellants. There being no further discussion, the following motion was offered. Commissioner Hayes moved to deny the appeal of Height Varia- tion No. 704 - Revision, thereby upholding the Director's ap- proval of Height Variation No. 704 - Revision. The motion was seconded by Commissioner Mowlds and passed by a 5-1 roll call vote with Commissioner Lorenzen dissenting and Commissioner Al- berio abstaining. The Commission clarified that the approval included the revised plans submitted at the meeting. Staff provided input with regard to restrictions against second -dwelling units. At 9:30 PM there was a recess until 9:45 PM when the meeting reconvened in regular agenda order. 6 2/11/92 D. TENTATIVE TRACT NO. 49067, CONDITIONAL USE PERMIT NO. 154, GRADING NO. 1420, ENVIRONMENTAL ASSESSMENT NO. 600, AND COASTAL PERMIT NO. 95, TRANSAMERICA, PALOS VERDES DRIVE SOUTH/YACHT HARBOR DRIVE Assistant Planner Fabio de Freitas presented the staff report with the recommendation that the Commission review the revised proposal (Plan C) and provide staff with direction on the draft Conditions of Approval. He read a letter of support from Ms. Cathy French. The Commission commended Assistant Planner de Freitas on his thorough staff report. Representing Transamerica Realty, was Mr. Lyman Lokken, 1150 South Olive Street, Los Angeles. He supplied input concerning: Transamerica's agreement with a 2,500 square foot maximum second - story floor area for the eight middle lots; a detailed comparison of Plan C to Plans A and B; proposed home sizes; Transamerica's understanding that the project would be within City requirements; efforts to break up mass/bulk, the placement of garages at the back of the lots with driveways between the properties; and the opportunity for the Portuguese Bend Homeowners' Association to provide input on the project. The Commission discussed: the idea of flat glass skylights; hydrology; side yard setbacks; the massive appearance of the project, and concern over garages facing Yacht Harbor Drive. Acting Director of Environmental Services Petru advised that the City Engineer and the County Flood Control District make recommendations with regard to hydrology. Project Landscape Architect Lee Ann Kirby supplied input on efforts to create open space. She explained that the average side yard setback would be 22 feet and that, to minimize hardscape, property owners would be encouraged to construct side - loaded garages at the back or on the side of the lots and to use turf pavers. Mr. Lokken explained that: property owners would be en- couraged to place garages at the rear of the lots; the Native Plant Society's recommendations would be included in the CC&Rs; the project has been discussed with the Sea View Homeowners' Association; and the applicant would provide a sanitary sewer hook up for future use by the lower Portuguese Bend area. 7 2/11/92 Because of time constraints, Commission discussion turned toward New Business. VII. NEW BUSINESS A. GRADING NO. 854 - APPEAL MR. LARRY ANDERSON, 1941 UPLAND At this time, the Commission agreed to continue New Business Item A, Grading No. 854 - Appeal, Mr. Larry Anderson, 1941 Upland. Commissioner Alberio moved, seconded by Commissioner Clark, to continue Grading No. 854 - Appeal. There being no objection, it was so ordered. Acting Director of Environmental Services Petru advised that this item will be returned to the Commission on March 10, 1992. Discussion of Tentative Tract No. 49067, Conditional Use Permit No. 154, Grading No. 1420, Environmental Assessment No. 600 and Coastal Permit No. 95, Transamerica, Palos Verdes Drive South/Yacht Harbor Drive, continued. Mr. Jack Jones, 4225 Palos Verdes Drive South, discussed his appreciation of the applicant's efforts to mitigate potential view impairment and his wife's concern over the large size of the homes, particularly on Lots 1 and 10. He asked that the project be conditioned to include a requirement that the ap- plicant improve the median strip along Palos Verdes Drive South. Assistant Planner de Freitas explained that improvement of the median strip along Palos Verdes Drive south is not a Condi- tion of Approval at this time. Mr. John McCarthy, 105 Spindrift Drive, Portuguese Bend Homeowners' Association, expressed his disagreement with recom- mendations made in a letter written by Mr. John Sharkey regarding the Environmental Impact Report and public access. He suggested that: construction hours be restricted on weekends; vehicles ac- cessing the property use the construction gate; garages be placed away from the front of the lots; Lot 14 be utilized as common open space dedicated to the Portuguese Bend Club; and that the Portuguese Bend Club remain private. Mr. McCarthy stated his agreement with rolled curbs and the realignment of Yacht Harbor Drive. 8 2/11/92 Ms. Sharon Solari, 4145 Palos Verdes Drive South, Seaview Homeowners' Association, asked that: Lot 14 be utilized as common open space dedicated to the Portuguese Bend Club; a sanitary sewer hook-up be provided for the lower Portuguese Bend area; and that hydrology be worked out prior to the Tract Map approval. She voiced her concern over the ridge height of the home on Lot 1. Mr. Joseph Lindorfer, 4207 Palos Verdes Drive South, asked that the large size of the homes be reduced and stated his con- cern over lot coverage. Reading aloud from a letter he distributed to the Commis- sion, Mr. John Sharkey, 30320 Avenida de Calma, voiced his opinion that the large size of the homes would be incompatible with the neighborhood and that the project would be in violation of the General Plan, the Coastal Specific Plan, the California Environmental Quality Act, the California Coastal Act and recently passed legislation in A.B. 2172. Assistant Planner de Freitas explained that the applicant has submitted a Variance request for encroachment into the build- ing setback from the Coastal Setback Zone for Lots 1, 2, 3 and 10. Ms. Lois LaRue, 3136 Barkentine Road, commented on: her im- pression that the applicant gave the City a large amount of money; her understanding that the project would be in violation of the Coastal Specific Plan; her feeling that the project would be incompatible with the neighborhood because of the large size of the homes; her concern over land stability; and the need for an archaeologist and a paleontologist to be on the site during construction. Distributing written material to the Commission, Mr. Gar Goodson, 1709 Via Zurita, Palos Verdes Estates, Coastal Conservation Coalition and Save Our Coastline 2000, stressed the need for an Environmental Impact Report on the project. Mr. J. J. D. McLaren, 3923 Palos Verdes Drive South, requested clarification with regard to ridge heights. He stated his opinion that the project would be incompatible with the neighborhood and voiced his concern over geologic stability. Assistant Planner de Freitas explained that ridge heights would be established through the Conditional Use Permit process and that modifications thereto would require a major revision to the Conditional Use Permit. 9 2/11/92 Mr. Lokken came forward again to comment on: construction hours; Transamerica's position with regard to Lot 14; architec- tural guidelines; Transamerica's agreement to lower the ridge height of Lot 1 approximately two feet; geology; and bond money placed with the City for Klondike Canyon improvements. At 12:05 AM there was a recess until 12:15 AM when discus- sion continued with regard to Tentative Tract No. 49067, Condi- tional Use Permit No. 154, Grading No. 1420, Environmental Assessment No. 600 and Coastal Permit No. 95, Transamerica, Palos Verdes Drive South/Yacht Harbor Drive. After the break, Project Architect Bruce Arita provided in- put about: lot coverage; architectural guidelines; efforts to reduce impact; and the maximum size of the homes which could be placed on Lots 8 and 9. He explained that, through the CC&Rs, property owners would be encouraged to construct side -loaded garages. The Commission discussed: the need for footprints and renderings to better envision the project; increasing side yard setbacks to a minimum of twenty-two feet; whether Lot 14 should be open space or restricted use; geology; hydrology; whether an Environmental Impact Report should be required; that the property is excluded from public access, per the Coastal Specific Plan; a maximum dwelling size of 5,000 - 6,000 square feet, including garages; and whether the size of Lot 10 should be reduced. Commissioner Mowlds stated his opposition to uniform side yard setbacks. Assistant Planner de Freitas explained that the proposed side yard setbacks were varied in order to create a viewing cor- ridor and to encourage property owners to place driveways on the wider portions of the lots. He advised that grading would be reduced with the placement of Lots 9 and 10 as proposed in Plan C. Landscape Architect Kirby stated her understanding that there would be an average of sixty percent open space per lot and that impact would be mitigated with the articulation of the first and second floors. Addressing the issue of whether an Environmental Impact Report should be required, Chairman Katherman pointed out that staff and the City Attorney have agreed that all impacts have been mitigated. 10 2/11/92 Commissioner Hayes voiced her preference for an Environmen- tal Impact Report. Acting Director of Environmental Services Petru related staff's opinion that the project would not significantly affect the environment. She supplied clarification with regard to the formulation and circulation of Mitigative Negative Declarations. Assistant Planner de Freitas stated staff's understanding that the project is feasible from a geological/geotechnical standpoint. Project Geologist Jack Egan of Moore & Taber, 1290 N. Han- cock, Anaheim, discussed: Dr. Perry Ehlig's 1988 letter pertain- ing to geology; his opinion that, from a geologic and geotechni- cal standpoint, the site is suitable for building; and that the project would include ground water monitoring wells and pumps. Mr. Lokken clarified that the cost of maintaining ground water monitoring wells would be borne by the Homeowners' Associa- tion. Assistant Planner de Freitas and Acting Director of Environ- mental Services Petru reviewed pertinent Resource Management Dis- trict factors. There being no further discussion, the following motion was offered. Chairman Katherman moved, seconded by Commissioner Alberio, to recommend certification of the Mitigative Negative Declaration for VTTM 49067. The motion was passed by unanimous roll call vote. The Commission agreed to delay further consideration of the project until footprints and renderings are prepared and presented to the Commission, Commissioner Mowlds moved, seconded by Commissioner Hayes, to close the public hearing. Commissioner Clark expressed his support for a continuance of the public hearing to a date certain. Commissioner Mowlds withdrew his motion to close the public hearing. With the consensus of the Commission, the public hearing for VTTM 49067, EA No. 600, CUP 154, CP 95, GR 1420, VAR 297 and MEP 414 was continued to Wednesday, March 4, 1992, 7:00 PM, City Hall Community Room. 11 2/11/92 The Commission encouraged the applicant to look into the possibility of deleting the encroachment into the setback from the Coastal Setback Zone. VIII.QUESTIONS FROM THE AUDIENCE None. IX. ADJOURNMENT At 2:00 AM the meeting was duly adjourned to Tuesday, February 25, 1992, 7:00 PM. 12 2/11/92