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PC MINS 19920714MINUTES PLANNING COMMISSION MEETING JULY 14, 1992 The meeting was called to order by Chairman Katherman at 7:10 p.m. at Hesse Community Park, 29301 Hawthorne Boulevard. The Pledge of Allegiance followed. PRESENT Commissioners Alberio, Byrd, Clark, Hayes, Lorenzen, Mowlds, Chairman Katherman ABSENT None Also present were Director of Environmental Services Dudley Onderdonk, Planning Administrator Carolynn Petru, Associate Planners Terry Silverman and Joel Rojas, and Assistant Planners Fabio de Freitas, Paul Espe and Kim Klopfenstein. REPORTS AND COMMUNICATIONS A. Staff Planning Administrator Petru distributed to Commissioners letters and reports related to agenda items, and a new road map of the Palos Verdes Peninsula provided by the Chamber of Commerce. Director Onderdonk reminded Commissioners that the Peninsula is the best place in Southern California to be during periods of seismic activity. B. commission Commissioner Alberio advised that the date of the retreat for Commissioners and Staff has been changed to August 29, 1992. Commissioner Byrd reported that the City Council had just heard an appeal of a case which the Planning Commission had approved with stringent conditions, but they had not been provided with minutes approved by the Planning commission. He said he wanted the Council to understand why the Commission took the action they did, asked that the Council be made aware that the minutes were not approved, and requested that Commissioners be notified of scheduled appeals and that the Chairman and Vice Chairman be provided with copies of the Council packets. There was general agreement that the rationale for decisions made by the Planning Commission should be made clear to City Council members in the minutes and the staff reports prepared for Council. 1 PLANNING COMMISSION MEETING July 14, 1992 MOTION: Commissioner Hayes moved, seconded by Commissioner Mowlds, that the City Council be requested not to hear an appeal unless they have been provided with minutes approved by the Planning commission. There being no objection, it was so ordered by Chairman Katherman. Staff was requested to prepare a policy statement reflecting the motion and bring it back to the Planning Commission for approval on the Consent Calendar. Chairman Katherman reported he had received a copy of the San Marino design review ordinance. He also advised that he had discussed with the Mayor his wish to have Planning Commission meetings begin at 7:30 instead of 7:00 p.m., and the Mayor said it would be fine if Staff concurred. Staff indicated they had no objections, but the change would take four to six weeks to implement. MOTION: Chairman Katherman moved, seconded by Commissioner Byrd, that the starting time of Planning Commission meetings be changed to 7:30 p.m. unless a special agenda item required moving the time to 7:00 p.m. There being no objection, it was so ordered by Chairman Katherman. CONSENT CALENDAR A. Minutes of April 28, 1992 Commissioner Hayes requested an addition to paragraph 7 of page 6 (regarding Variance No. 325, Dr. Gary Rinzler, 28105 Golden Meadow Drive), to read: Commissioners objecting to the project discussed: the change would have created a 10 -ft. long double driveway, which is against the current development code; the proposed third curb cut to allow for three vehicles to be parked in the front of the residence; their concern over aesthetics; possible alternative play yard locations; and their feelings that the request resulted from the many previous modifications to the subject property. Commissioner Byrd requested a change to paragraph VIII.b. on page 12 to reflect that he resides near the subject property, not within 300 feet of it, as stated in the draft minutes. B. Minutes of June 9, 1992 Commissioner Byrd requested the following change to paragraph 7 of page 2: q PLANNING COMMISSION MEETING July 14, 1992 Commissioner Byrd suggested one meeting in the month of August or September be omitted to allow staff to get caught up. Commissioner Clark noted that the next paragraph should be changed to reflect that he was the one who felt the Council appointed seven commissioners instead of five in case of absences. Minor typographical errors were also noted. C. P.C. Resolution No. 92-44; adopting a Negative Declaration for Environmental Assessment No. 635 and approving Conditional Use Permit No. 168, Variance No. 329, and Grading Permit No. 1627 located at 26231 Silver Spur Road Commissioner Hayes noted that Section 2 on page 1 of the Resolution should read 11 ... the building setbacks for the new construction will not exceed Development Code Standards ... 11 Commissioner Mowlds asked that the last sentence of paragraph 4 of the Conditions of Approval (page 5) read, "The individual components of the cross shall not exceed three inches in width." He pointed out that the word "diameter" is not appropriate since it has not been determined that the components will be round, and that the painting and construction of the cross is to be chosen by the Church. MOTION: Commissioner Byrd moved, seconded by Commissioner Hayes, that the Consent Calendar be approved as amended. There being no objection, it was so ordered by Chairman Katherman. NEW BUSINESS A. CONDITIONAL USE PERMIT NO. 23 - REVISION 'WW', GRADING PERMIT NO. 1638; Josephine Lee, 32519 Seacliff Drive. MOTION: Commissioner Mowlds moved, seconded by Commissioner Lorenzen, to accept the request of the applicant to withdraw the requested Conditional Use Permit. There being no objection, it was so ordered by Chairman Katherman. CONTINUED BUSINESS A. HEIGHT VARIATION NO. 737 - APPEAL; Mahesh A. Sejpal, 5724 Scotwood. Reauested Action: overturn the Director's denial of Height Variation No. 737 for a proposed second story addition. 9-1 0 PLANNING COMMISSION MEETING July 14, 1992 Recommendation: Uphold the proposed modified 879 square to conditions of approval. • appeal thereby approving the foot second story addition subject Assistant Planner Espe presented the Staff Report on this appeal, pointing out that these plans are the fourth submittal for the proposed project. The style and materials to be used are compatible with neighboring residences; however, the majority of the proposed addition is 26 feet in height. Staff has suggested a one -foot height reduction be made on the west elevation near the proposed master bedroom. The architect has said he will consider this request, but has not yet agreed to it. The 26' height is the maximum allowed by the Code. Kamlesh Parikh, the project architect, stated that he is requesting the 26' height in case it is needed, but will attempt to keep it under 26' as much as possible. Commissioners discussed requiring that the windows on the west elevation be opaque to preserve privacy, as the neighboring residence on that side is only five feet away. Since there is a much greater distance to the east side neighbor, there was general agreement that the windows on the east elevation did not need to be opaque. MOTION: Commissioner Mowlds moved, seconded by Commissioner Hayes, approval of the appeal of Height Variation No. 737, not to exceed 26 feet, with the added requirement that both windows in the master suite on the west elevation be opaque because of the proximity of the neighboring property on that side. The motion passed 6-1, with Commissioner Alberio dissenting based on his opinion that the windows should be opaque on both sides of the house or on neither. Chairman Katherman directed that appropriate changes be made to the Conditions of Approval. PUBLIC HEARINGS A. CONDITIONAL USE PERMIT NO. 169 ENVIRONMENTAL ASSESSMENT NO. 636; Montessori School, 28915 Northbay Road. Requested Action: Allow Peninsula Montessori School No. 3 to provide supervision and education for a maximum of 350 pre- school and elementary school students. Recommendation: Adopt the Negative Declaration and approve the Conditional Use Permit with conditions, thereby approving the request. H PLANNING COMMISSION MEETING July 14, 1992 The Staff Report was presented by Assistant Planner de Freitas, who pointed out that the enrollment at Ridgecrest School at one time had a high of 1200 students, whereas the proposed Montessori School enrollment will be capped at 350. Commissioner Clark suggested that the City verify that this number is not exceeded by requiring submission of an enrollment list at the beginning of each school year, similar to the system utilized for Marymount School. Mr. J. J. D. McLaren, 3923 Palos Verdes Drive South, urged denial of the request. He cited a need for special education classes and stated his opinion that public school property should be used to provide additional help for those students in the Palos Verdes Unified School District who have not learned to read well enough to keep up with their classroom studies. Mr. David Hostetler, 29221 Whitley Collins, testified that he lives across the street from the school property and feels that use of the property by the Montessori School will generate much more traffic than the streets are designed for. He suggested that a car pooling or busing system be required, and mentioned his concern about parking during evening use of the facilities. In reply to Commissioner Alberio's observation that the site was in use as a school when Mr. Hostetler moved into the area, Mr. Hostetler stated that he would not object if it were to be used as a public school but did object to private school use of the property. Representing Peninsula Montessori School No. 3, Ms. Claudia Krikorian, 990 Paseo la Cresta, PVE, said that she has distributed a questionnaire to parents asking about their interest in car pooling but has not yet received replies. Regarding evening parking, she stated that each year there would be one evening open house for the parents, with occasional small parent meetings at other times. The present enrollment for the school year beginning this fall is 210, and many of them are siblings, so she does not think the traffic will be burdensome. Ms. Krikorian has been operating Montessori Schools for 14 years. She stated that she has signed a five-year lease with the School District which has two additional five-year options. She said she has no objections to the Conditions of Approval. Mr. John White, District Administrator for the Palos Verdes Unified School District, was present to answer questions from Commissioners. MOTION: Commissioner Hayes, seconded by Commissioner Alberio, moved to close the public hearing. motion passed without objection. The difference between the two-year term for the Conditional Use Permit and the five-year term of the lease was discussed, with 5 ON 0 PLANNING COMMISSION MEETING July 14, 1992 Commissioners Mowlds and Alberio suggesting a five-year CUP to correspond with the District lease. Assistant Planner de Freitas explained that it has been the practice of the Planning Commission to approve CUP's for two-year periods with extension allowances, but the Development Code grants Commissioners discretion to decide the length of operation. Mr. White advised that there was no escape clause in the lease but it contains a stipulation that should the public school population increase to the point where the District needs the site, the tenant may be required to vacate the premises upon 18 months notification. Other points of discussion were the fee connected with renewing the CUP ($100) and the maintenance of the property. Mr. White explained that the District is responsible for mowing the lawns, maintaining the athletic fields, and general outside maintenance, while the tenant is responsible for maintaining the interior of the buildings they occupy. MOTION: Commissioner Mowlds moved, seconded by Commissioner Lorenzen, adoption of the Negative Declaration and approval of the Conditional Use Permit, with the Conditions of Approval changed to specify a five-year permit period. Commissioner Clark suggested an additional condition specifying a student enrollment cap of 350, to be validated by the submission of enrollment lists at the beginning of each academic year. other suggested revisions to the motion included a stipulation that a parking management plan and traffic circulation plan be submitted to the Director of Environmental Services, and that extension requests for the CUP be publicly noticed. Commissioner Mowlds revised the motion to add to the Conditions of Approval a student enrollment cap of 350, the submission of parking and traffic circulation plans, and the requirement that extension requests be publicly noticed. commissioner Lorenzen seconded the revised motion, which passed 4-3. Votes against the motion were made by Commissioners Byrd and Clark and Chairman Katherman, who wanted review of the CUP in two years instead of five. B. CONDITIONAL USE PERMIT NO. 170, ENVIRONMENTAL ASSESSMENT NO. 637; Korean Church, 28915 Northbay Road. Requested Action: Allow the use of several modules on a former school site for the purposes of conducting church services (60- 70 parishioners), Sunday School, and Bible study classes (25 children). �-1 PLANNING COMMISSION MEETING July 14, 1992 Recommendation: Adopt the Negative Declaration and approve the Conditional Use Permit with conditions, thereby approving the request. In presenting the Staff Report, Assistant Planner de Freitas noted that the proposed worship services on Sunday mornings and Bible study classes on Tuesday and Wednesday mornings would not conflict with use of the same site by the Montessori School. Chairman Katherman opened the public hearing. Reverend Kim, the Pastor of the Palos Verdes Korean Church, was not present to testify but Mr. de Freitas stated that he had agreed to the Conditions of Approval. Mr. John White, speaking for the Palos Verdes Unified School District, said their agreement with the church is for a one- year period. Commissioner Hayes moved, seconded by Commissioner Lorenzen, to close the public hearing. motion passed without objection. MOTION: Chairman Katherman moved, seconded by Commissioner Hayes, acceptance of the Staff recommendation to approve the request. There being no obiection, it was so ordered. RECESS AND RECONVENE - The meeting recessed for a break at 9:00 p.m. and reconvened at 9:15 p.m. D. COASTAL PERMIT NO. I - REVISION; Lunada Point Homeowners Association (Bruce Burrell), Tract No. 40640 (Marguerite Drive at Palos Verdes Drive South). Requested Action: Revise Coastal Permit No. 1 in association with a related request for modification to conditions of approval for Tract No. 40640 requiring public access to the coastline from the terminus of Marguerite Drive. Recommendation: Deny the request. Due to the time, and the expectation that the public hearing and discussion of Item VI.0 (Salvation Army) would extend past midnight, it was suggested that Item VI.D be continued. MOTION: Commissioner Alberio moved, seconded by Commissioner Lorenzen, to continue the public hearing on Coastal Permit No. 1, Revision, to the meeting of July 28, 1992, and to place it on the agenda as the first public hearing for that meeting. As there was no objection, chairman Katherman so ordered. 7 PLANNING COMMISSION MEETING July 14, 1992 C. CONDITIONAL USE PERMIT NO. 92 - REVISION D, VARIANCE NO. 270, GRADING PERMIT NO. 1485, ENVIRONMENTAL ASSESSMENT NO. 616; Salvation Army, 30840 Hawthorne Boulevard. Requested Action: Allow a 15 year master plan buildout of the Salvation Army Western Territorial Headquarters. Allow a 72,000 square foot Education/Conference Center with 62 temporary building units, 2,400 square feet of conference/meeting room space and a dining facility for 150 people; a 22,500 square foot cadet housing structure containing 114 residential units; three additional single family residences; two office buildings totaling 13,800 square feet; and a 28,700 square foot athletic facility. Recommendation: open the public hearing, review the proposed Master Plan, provide staff with direction, and continue the item to July 28, 1992. In presenting the Staff Report, Associate Planner Rojas emphasized that the required certification of the EIR would not mean approval of the 15 -year master plan. He said that Staff is not recommending action at this meeting, but would like to be provided with overall direction by the Commissioners as to how they would like the project to proceed. He noted that the applicant has modified the guest facility in response to concerns expressed as to the size and bulk of the structure as seen from Palos Verdes Drive South. (Ziciris% Expressing their opinion that the term covered by the master plan is too long to approve, Commissioners Byrd, Mowlds,�PanrYHayes pointed out that the water situation, air quality, traffic and other conditions are impossible to predict for more than a few years. Chairman Katherman explained that it is required that the EIR identify the entire project, but through the Conditional Use Permit process any or all parts of the project may be approved or denied by the Commission. Each time a new phase of the project comes up the EIR can be supplemented and brought up to date. Associate Planner Rojas suggested that the Commission might like to limit their approval to the CUP for the Education/Conference Center (ECC) at this time. He said the 15 -year master plan had been requested by the City Council, and the,EIR is acceptable to Staff. T)r-ace-11C Director Onderdonk reiterated that the EIR is an informational document, and its certification does not mean approval of the project. He said Staff is requesting conceptual direction in order to come back with a decision package at the next meeting. Chairman Katherman opened the public hearing. 8 PLANNING COMMISSION MEETING July 14, 1992 Mr. Tom Holm, Environmental Director of The Keith Companies, costa Mesa, replied to questions concerning the EIR. Major Kenneth Gibson, Salvation Army, testified that when the project was begun two years ago the City wanted a 15 -year master plan and EIR, which were a major expense. They are now seeking guidance and approval of the project, which he feels will be of benefit to the City. He pointed out that the Salvation Army pays property taxes, sales taxes, general and special assessments, and they are one of the largest employers on the Peninsula. They are law-abiding, have not been a burden to the city, and provide a disaster center in cases of fire, earthquake or other emergencies. He added that the public would be invited to use the new facilities when they are not in use by the Salvation Army. Mr. Thomas Hause, HRC Consultants, described the latest efforts to reduce the size of the ECC. He presented photographs showing how the building would appear from PV Drive South, with overlays demonstrating the effects of landscaping in screening the project. He displayed a model of the proposed ECC the way it looked prior to being redesigned. Mr. Sam Horwood, 38703 Blythewood Drive, spoke as a concerned citizen of Rancho Palos Verdes as well as a member of the Salvation Army Board of Directors. He urged Commissioners to take into account the greater good of the organization and its service to the public, and approve the project. Mr. Richard Cooney, 5911 Birchmont Drive, expressed his view that what the Salvation Army is doing enhances the quality of life not only in Palos Verdes but in the 13 Western states it serves. Noting that all the activities in the Conference Center will help people with needs, he encouraged approval of the project. Mr. James Hartman, 32859 Seagate Drive, stated he volunteers for the Salvation Army and the facility contributes much to the County of Los Angeles. He feels that as the 15 -year plan was requested by the City and the project is modest, it should receive a good faith review by the Commission. Ms. Jeannette G. Mucha, 5538 Littlebow Road, representing the RPV Council of Homeowners, requested a reduction in the size of the facility to no more than 30 feet in height. As the Council of Homeowners had not seen the latest plans, Chairman Katherman suggested that the architect meet with the Council to show them the revised project plans. Mr. Russell Schweiger, 30828 Via La Cresta, spoke for the La Cresta 9 PLANNING COMMISSION MEETING July 14, 1992 Homeowners Association in observing that although the Salvation Army is a good neighbor, they have some concerns regarding visual impact, noise and traffic. He stated the EIR did not adequately address the concerns of the neighbors to the north of the property, who will be seriously impacted by the construction noise. He also felt that the project will be very visible from that area and should not be allowed to exceed 30 feet in height. Additionally, he advised that traffic at the intersection of Vallon and Hawthorne is at a dangerous level now, and requested consideration of a stoplight at that corner when conditions warrant. Ms. Elizabeth Kelley, 6611 Vallon Drive, agreed with Mr. Schweiger that the proposed building is much too high. She pointed out that there is no accurate figure on the increase in vehicle trips per day when all projects are built out, and urged caution in approving this project. Commissioner Clark and Chairman Katherman suggested that a special meeting be held for discussion of this project only, because of its size and complexity. Ms. Ann Richardson, 30823 Cartier Drive, objected to the loss of the Racquet Club in the year 2000. Mr. Martin Melnick, 30845 Via La Cresta, asserted that inadequate notification was given to concerned residents and he thought a separate meeting to discuss this project would be beneficial. He did not understand why such a massive structure was needed, and wondered what the facility was really to be used for. He expressed his concern about additional traffic on Hawthorne Boulevard. Mr. Robert King, 30764 Via La Cresta, voiced his concerns about the size of the structure, its intrusion into his view, noise, and the possibility of slope modifications adding to already existing geological problems. Ms. Loretta Westlund, 6756 Vallon Drive, spoke as President of the La Cresta Homeowners Association, expressing their concerns about visual impact and traffic. She suggested closing the Hawthorne exit from the facility, and invited Commissioners to visit her area and see how close they are to the project. Replying to Chairman Katherman's wish to set up an additional public hearing, Associate Planner Rojas advised that since the application is accompanied by an EIR, CEQA allows as many reasonable extensions as it takes to certify the report. The applicant may grant the City additional time extensions, if needed, after September 30, 1992. Lug • PLANNING COMMISSION MEETING July 14, 1992 MOTION: Commissioner Clark that conceptual approval for granted at this meeting. Mo Alberio dissenting. 11 moved, seconded by commissioner mowlds, a 15 -year master plan of the site not be tion passed 6-1, with Commissioner MOTION: Commissioner Byrd moved, seconded by Commissioner Hayes, that the Education/Conference Center be considered first. Notion passed 6-1, with Commissioner Alberio dissenting. There was a discussion of Commissioner Hayes, suggestion that the traffic problems be presented to the Traffic Committee. Associate Planner Rojas noted that although the Traffic Committee members are not traffic engineers, they can provide additional input and comments on the issues raised. It was decided to request Traffic Committee consideration of signalization, stop signs, traffic at the corner of Vallon and Hawthorne, and possibly closing the entry off Hawthorne to the Salvation Army facility. In discussing the height, bulk and mass of the building, it was felt that a view impact study is needed from the Via La Cresta area, including a photographic study. Various alternatives were enumerated and discussed regarding deleting the top floor, designing a longer and lower building, limiting the height of the structure to 30 feet as measured from the finished grade adjacent to the perimeter foundation of the building, or limiting it to 30 feet from the existing grade with the possibility of grading down and setting the building in the graded bowl, or building two separate two-story buildings. The Planning Commission agreed that requiring one parking space per every two conference attendees (based on maximum occupancy) would be an appropriate parking standard to use for the proposed ECC. MOTION: Commissioner Mowlds moved, seconded by Commissioner Hayes, to continue the public hearing to a special meeting at 7:00 p.m. on August 20, 1992 at Hesse Park. There being no objection, it was so ordered by Chairman Katherman. Staff was requested to notify neighbors, homeowners associations and the RPV Council of Homeowners Associations. QUESTIONS FROM AUDIENCE None. The meeting was adjourned at 12:37 a.m. to 7:00 p.m., July 28, 1992. 11