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PC MINS 19920820. MINUTES • PLANNING COMMISSION ADJOURNED MEETING AUGUST 20, 1992 The meeting was called to order at 7:40 p.m. by Chairman Katherman at Hesse Park Community Center, 29301 Hawthorne Boulevard, Rancho Palos Verdes, CA. PRESENT Commissioners Alberio, Clark, Hayes, Mowlds, Vice Chairman Byrd and Chairman Katherman. ABSENT Commissioner Lorenzen Also present were Director of Environmental Services, Dudley Onderdonk, Planning Administrator Carolynn Petru, Associate Planner Joel Rojas and Assistant Planner Kim Klopfenstein. The Pledge of Allegiance followed. REPORTS AND COMMUNICATIONS A. STAFF Planning Director Onderdonk announced the following: 1. Ten staff members and spouses are expected to attend the Planning Commission/Staff Retreat and tour of the Los Angeles Harbor on August 29, 1992. 2. Save Our Coastline 2000 has filed an appeal of Coastal Permit No. 1 - Revision which is tentatively scheduled to be heard by City Council in late September. Staff will provide the Commission with a copy of the appeal in the August 25, 1992 Planning Commission agenda packet. B. COMMISSION Commissioner Mowlds discussed the proposed greenwaste ordinance being considered by City Council which will require homeowners to have larger trash cans and how some homeowners may wish to build trash enclosures into an extreme slope in order to accommodate the larger trash cans. MOTION: Commissioner Mowlds moved, seconded by Commissioner Hayes, to direct Staff to schedule an item for the September 8, 1992 Planning Commission agenda to consider an amendment to the Development Code allowing staff to administratively approve certain permits for construction within extreme slope areas. Motion passed 6-0. Vice Chairman Byrd announced that coffee will continue to be available at the Planning Commission meetings, courtesy of the Planning Commissioners. However, donations to the coffee kitty would be greatly appreciated. .1 'VI. PUBLIC HEARI 11 A. CONDITIONAL USE PERMIT NO. 92 - REVISION D, VARIANCE NO. 270, GRADING PERMIT NO. 1485, ENVIRONMENTAL ASSESSMENT NO. 616; Salvation Army, 30840 Hawthorne Boulevard. Associate Planner Rojas presented the staff report which, as requested by the Planning Commission at the July 14, 1992 hearing, contained further analysis of the proposed Educational Conference Center (ECC) and addressed the issues of building height, visual impacts and traffic impacts. Staff's recommendation was to review the redesigns of the ECC guest facility, conceptually approve the ECC with conditions, and address the issue of certification of the Final EIR. In response to questions from the Commissioners, Associate Planner Rojas stated that the applicant had given the City an extension to September 30, 1992 to approve the EIR or any portion thereof. If the EIR is not certified, it cannot be used as a basis for making a decision in the future. If only a portion is certified, the other portions of the EIR are invalidated and can't be used as the basis of a decision in the future, but they can be used as a resource by Staff for future environmental assessments. Commissioner Hayes, Clark, Byrd, and Mowlds said they had little confidence in an EIR that projected 15 years into the future. They were concerned that if they approved the entire EIR now, the only thing that would come before the commission or the public would be Negative Declarations as the Salvation Army developed the other projects in their 15 -year Master Plan. Associate Planner Rojas confirmed that if the entire EIR was certified, it could be possible that future environmental assessments would not again be reviewed by the Commission. However, they could stipulate conditions in the Conditional Use Permit that the Salvation Army has to come back to the Planning Commission for each project proposed in the future regardless of the environmental evaluation.. The Commissioners also thought that the geology section of the EIR, as it related to the ECC, was incomplete. Thomas Holm, The Keith Companies, 2995 Red Hill, Costa Mesa, acting as the City's EIR consultant, informed the Commission that when a Program EIR accompanies a project, it does not give the City carte blanch to approve every project in the project master plan. It is incumbent upon Staff to review future projects for their conformance with the Program EIR to verify that future phases of the project are consistent with the Program EIR. If it is not consistent, Staff would have to request a mitigated negative declaration if additional mitigation measures were required or request a supplemental EIR. He confirmed that Staff is considering two scenarios for certifying the current Program EIR. 1. Certify Entire 15 -Year Master Plan EIR: All the subsequent development applications that come before 2 .1 •PLANNING COMMISSIWEETING AUGUST 20, 1992 11 the City on this project would be reviewed against the information contained in the EIR. If the Staff felt that the information was adequate, they could use this document as the environmental basis for approval of subsequent phases. 2. Through Resolution findings, certify the EIR only for the first phase (the ECC or one of the other additions): That would become the only project certified as being adequate and Staff would still have to conduct environmental analyses and make supplemental findings for subsequent phases of the project. Mr. Holm stated that the EIR could be an information source whether it is certified or not. Chairman Katherman asked if CEQA requires the Commission to include the 15 -year Master Plan buildout as part of the cumulative analysis in EIRs, or is it optional. Tom Holm advised that it is optional. Chairman Katherman asked if Mr. Holm felt that the geological impact analysis section of the EIR did an adequate job in addressing the potential impacts of the Conference Center. Mr. Holm responded that the mitigation measures in the EIR indicated that complete geology reports would be provided by the applicant to the satisfaction of the City Engineer. He believed the EIR geotechnical analysis is adequate since a preliminary analysis did not reveal any significant impacts that could not be remedied by pursuing specific mitigation measures in the EIR. With respect to the two scenarios for certifying the EIR, Commissioner Alberio asked if there was any advantage to doing one or the other. Mr. Holm replied that certifying the entire document would allow the Staff to incorporate it by reference when analyzing future phases of the project. To not certify the entire document puts an added burden on the Staff. Commissioner Hayes stated that a decision on the proposed ECC could be expedited with a separate EIR which analyses only this portion of the Master Plan, and that the geology report could be added. Chairman Katherman said that he thought the information in the EIR was adequate, except for the geology section and called for a straw vote. commissioners Byrd, Clark, Hayes, and Mowlds wanted to have a separate EIR for the ECC, while Commissioner Alberio and Chairman Katherman indicated they were inclined to certify the complete 15 -year program EIR. Associate Planner Rojas asked if there was a way the raw data of the 15 -year EIR analysis could be kept as an appendix of the new fl PLANNING COMMISSIO MEETING AUGUST 20, 1992 EIR, so that the information would not be lost and would not have to be recalculated for future phases of the project. Mr. Holm advised that if the Commission did not certify the entire 15 -year master plan EIR, then it is basically a clean slate for each future phase of the master plan and Staff could not cite this EIR in adopting a Negative Declaration for subsequent phases. He also stated that he had worked with Staff on the EIR to devise a format that would separate the analysis of the ECC from the other master plan analysis, and that through resolution findings only the portion of the EIR which addresses the ECC could be certified without a need to physically alter the EIR. Kevin Smith, Assistant Director of Public Works, City of Rancho Palos Verdes, presented the traffic section of the staff report. After receiving input from the public and the applicant, the City's Traffic Committee determined that this project would not have a significant impact on traffic in RPV. The primary concern is the long term problems of cumulative traffic from all the proposed developments. In response to their inquiries, Mr. Smith informed the Commission that traffic patterns have changed substantially since 1984 in that there is a much higher flow during peak hours. He sees a rerouting of traffic with considerably more traffic on Palos Verdes Drive South. He stated that the traffic count being used for this project was done before the consolidation of the high schools, but he felt that there has not been a significant increase in traffic since the consolidation. In addition, the same traffic counts can be used for different projects, as long as it is not more than a year old when the project is started. Mr. Smith explained that the intersection of Vallon and Hawthorne had not been identified in the EIR because the traffic numbers were too small. RECESS AND RECONVENE The meeting was recessed at 9:00 p.m. and reconvened at 9:20 p.m. Tom Hause, HRC Consultants (Architect/Engineer for Applicant), 161 N. Oak, stated that if only the ECC portion of the EIR is certified, the applicant would like to withdraw the Master Plan proposal and deal with the ECC only at this time. Mr. Hause advised that two years ago a complete geology report was done for the proposal master plan which he will make available to Staff and to the Keith companies. Mr. Hause presented revised plans for the ECC and made the following points: 1. The Salvation Army has no problem at this time with the Traffic Committee's recommendations for the proposed entrance to the project, but some retaining walls would have to be built to place the road behind the existing gate on 4 PLANNING COMMISSII&MEETING • AUGUST 20, 1992 Crestmont Road, which would be visible from the public right-of-way. 2. The Salvation Army requests that there be no access to the ECC from Hawthorne Boulevard for their people or any other group, and that the only entrance to the ECC be on Palos Verdes Drive South. 3. The guest facility was changed to a T-shaped building. It is 30 feet above existing grade and 900 of the building is less than 30 feet as measured from finished grade. The building is stepped up and sideways so that the bulk is more broken up than before. 4. As it is viewed from the street, the guest facility is not more than three stories in height. A portion of the structure is below grade and the lower level is not seen from Palos Verdes Drive South because it is set back from the property line. From both adjacent finished and natural grade, the building for the most part does not exceed 30 feet in height. In response to the commissioners, questions, Mr. Hause advised that the applicant would submit the request to withdraw the Master Plan in writing, that he did not know yet how high or how long the retaining walls would have to be to accommodate the additional access road, and that the applicant's geology report had been prepared by a California certified geologist and had not been submitted to the City or the City's EIR consultant. He also said that they would consider landscaping the roofs instead of painting them green. Commissioner Mowlds commented that it looked like a four story building and Chairman Katherman asked what the total height of the proposed guest facility was, as measured by the residential standards of the Development Code, and had any grading earth calculations been done. Mr. Hause answered that the total height of the ECC was 41 feet as measured from the base of the foundation to the ridge. He stated that grading was a balanced site, with no net import or export of earth. Vice Chairman Byrd asked if the building could be split into two buildings and placed elsewhere on the site. Major Gibson, of The Salvation Army, 30840 Hawthorne Boulevard, responded that splitting the building would be too costly. Vice Chairman Byrd and commissioner Hayes stated that the U-turn on Palos Verdes Drive south at Crestmont was too dangerous. Mr. Smith said that the only thing that could be done to make it safer would be to signalize the intersection and that won't be done for approximately three years because the traffic is not yet high enough there. 5 PLANNING COMMISSI10MEETING is AUGUST 20, 1992 done for approximately three years because the traffic is not yet high enough there. The Commission and Mr. Hause discussed possible design scenarios for an additional access road connecting the ECC and Crestmont Lane. The Commission did not like the idea of a frontage road. It was agreed that the applicant would explore design alternatives and incorporate some type of access road into the design of the ECC. Bernard F. Nelson, 30856 Via La Cresta; Elizabeth Kelly, 6611 Vallon Drive; Mrs. Kazarian, 30515 Via La Cresta; and Lois Larue, 3136 Barkentine Road, spoke against the proposed development of the Salvation Army site. They stated that approving this project with the four-story building would set a precedent; painting the roofs would be very unattractive; there will be problems with air quality and the draft EIR mentioned significant solid waste problems; there has been no Citywide, up-to-date traffic study of all the developments on the Peninsula at build -out and a 1991 traffic study showed many intersections at critical levels of service; traffic is a problem during the entire day in this area, not only at two peak traffic times as Mr. Smith stated; and lastly, they had moved to Rancho Palos Verdes because the General Plan said it was a residential city and they do not think the proposed Salvation Army facilities are compatible with the General Plan. The commissioners stated that this is a residential community and they did not want to see massive, institutional like structures. They suggested screening the building with some kind of raised berm and landscaping or breaking up the mass into a series of pods. Mr. Hause responded that said if the whole lay -out is to be changed, the only way to reduce the height is to expand the footprint closer to the road because of an existing sewer line on the site. r, Chairman Katherman requested that the architect consider two options: Keep the plans they have and see if they can screen it so that no more than 30 feet of exposed building is visible from Palos Verdes Drive South, or break up the mass of the building into a series of pods so none of the buildings are more than 30 feet in height as measured from base of foundation to building ridge. Chairman Katherman asked if all the cars going past the intersection of Vallon Drive and past the Hawthorne Avenue entrance to the Salvation Army have been accounted for in the Traffic Study in the EIR. Mr. Smith responded that yes, they have. Also, in response to a previous inquiry from Vice Chairman Byrd, Mr. Smith informed the Commission that the Traffic Report used site specific calculations for the trip counts and not an "ITT" analysis. Chairman Katherman advised that the Commission is not disagreeing with Staff's recommendation to step the building. 11 PLANNING COMMISSII$MEETING AUGUST 20, 1992 Commissioner Mowlds recommended taking off the one floor of the guest facility or creating a berm to screen it. As a point of clarification to Associate Planner Rojas, the Commission is looking for the Salvation Army to provide full access in and out of the ECC Crestmont Lane; and as an option, that they run ECC traffic through the residential area as a temporary measure until signalization of the Crestmont/Palos Verdes Drive south intersection. In order to reduce some of the grading, the Salvation Army may also has an option of providing only one-way access through Crestmont Lane and maintaining two entrances/exits to the ECC. In response to inquiries by the Commission, Associate Planner Rojas advised that once the commission is set on a conceptual approval of an ECC design, the Salvation Army can come back with plans that will show topography, finished grade, and drainage. Commissioner Mowlds requested that the Commission see finished elevations before they approve the project. Mr. Hause pointed out that the original submittal package contained a slope analysis with full grading plans and when final lay -out is approved, there will be a complete grading plan and a hydrology plan. After discussion, it was the consensus of the Commission to: 1. Separate out the EIR analysis for the ECC and certify that portion only as a separate and new EIR. 2. Include the existing Program EIR information as an addendum. 3. The guest facility should not be higher than 30 feet as stated earlier. 4. The applicant should either screen the guest facility or break it up into smaller buildings to reduce the massive look of it. 5. Applicant is to come up with a feasible route to make the Crestmont/Palos Verdes Drive intersection work. Commission advised that any retaining walls proposed are to be kept at an absolute minimum. Another option at this intersection is to route the traffic through the single family residential neighborhood which exists on the Salvation Army site. 6. Applicant is requested to submit a landscape plan for the roof. 7. Include applicant's newly disclosed geology report in the new EIR. Associate Planner Rojas clarified with Tom Holm that his staff geologist would review the information in the geology report to ensure that it is sufficient. 7 °PLANNING COMMISSAMEETING AUGUST 20, 1992 El generated by the Conference Center site and a map exists indicating generally where that would flow. The consensus of the Commission was that the hydrology analysis was adequate for now. Associate Planner Rojas asked for clarification on the access road tying into the Crestmont intersection, and would that be in lieu of the ingress/egress that they have now or in addition. Commission replied that it would be in addition. MOTION: Commissioner Clark moved, seconded by commissioner Alberio, to close the public hearing. Motion was withdrawn by Commissioners Clark and Alberio. Chairman Katherman asked how this project conforms to the trails plan. Associate Planner Rojas responded that the conceptual trails plan shows a segment of the City's loop trail crossing the Salvation Army property to the A & H tract development. In his discussions with the applicant, he has made it clear to them that the Parks and Recreation Department is insisting that, as a condition of approval, they give the City an easement for the trail across their property. The Salvation Army has already verbally consented to doing that to facilitate a trails plan. Chairman Katherman suggested Staff report on the trails required on the Salvation Army property in more detail at the next Planning Commission meeting. MOTION: commissioner Alberio moved, seconded by commissioner Clark, to continue the public hearing to the Planning Commission meeting of October 27, 1992. Motion passed 6-0. Associate Planner Rojas advised that the current extension to take action on the EIR expires on September 30, 1992. Major Gibson said he will give the City an extension in writing. ADJOURNMENT MOTION: commissioner Alberio moved, seconded by commissioner Clark, to adjourn the meeting. Motion passed 6-0. Meeting was duly adjourned at 11:47 p.m. 0