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PC MINS 19950425CITY OF RANCHO PALOS VERDES PLANNING COMMISSION REGULAR MEETING April 25, 1995 APPROVED 5/9/95• The meeting was called to order at 7:02 P.M. by Chairman Mowlds at the Hesse Park Community Building, 29301 Hawthorne Boulevard. The Pledge of Allegiance followed, led by Commissioner Wang. PRESENT: Commissioners Alberio, Ferraro, Vannorsdall, Wang, Vice Chair Hayes, and Chairman Mowlds. ABSENT: Commissioner Whiteneck (excused) Also present were Planning Administrator Petru, Associate Planner Jerex, Assistant Planners de Freitas and Klopfenstein, and Recording Secretary Drasco. APPROVAL OF AGENDA Chairman Mowlds requested that Item Three be heard at the end of the agenda, after Item Six. Approved, as re -ordered, (6-0). COMMUNICATIONS Staff: Planning Administrator Petru noted that a chart of lot sizes for Item Three was distributed to the Commissioners just before the meeting began. Commission: NONE APPROVAL OF CONSENT CALENDAR 1. MINUTES OF APRIL 11, 1995. Commissioner Vannorsdall pointed out that on Page 2, on the first line of the fourth paragraph, "Chair Hayes" should be "Vice Chair Hayes". Commissioner Vannorsdall moved to adopt the Minutes, as amended, seconded by Commissioner Wang. Approved, (5-0-1), with Commissioner Ferraro abstaining as she was not present at the April 11, 1995 meeting. 11 CONTINUED BUSINESS 2. PROPOSED AMENDMENTS TO TITLE 16 & 17 OF THE CITY'S MUNICIPAL CODE (DEVELOPMENT CODE REVISIONS); City of Rancho Palos Verdes, Citywide. (JR) Commissioner Vannorsdall moved to continue this item per the Staff's recommendation to May 23, 1995, seconded by Commissioner Ferraro. Approved, (6-0). PUBLIC HEARINGS 4. VARIANCE NO. 391; Mr. and Mrs. Mulliner, 102 Spindrift Drive. (FF) Chairman Mowlds explained that a larger project had been previously approved on this lot by the Planning Commission. It was Chairman Mowld's understanding that the project was reduced in size due to economic considerations. The City Council had already approved the Moratorium Exception Permit -Revision and the required permits were now before the Planning Commission. Commissioner Alberio moved to waive reading of the Staff Report, seconded by Commissioner Ferraro. Approved, (6-0). Vice Chair Hayes moved to open the public hearing, seconded by Commissioner Vannorsdall. Approved, (6-0). There being no speakers, Chairman Mowlds asked Staff if the applicant agreed to the proposed conditions of approval. Assistant Planner de Freitas replied that the applicant had agreed to the proposed conditions of approval. Commissioner Alberio moved to close the public hearing, seconded by Commissioner Ferraro. Approved, (6-0). vice Chair Hayes moved to accept Staff's recommendation and adopt P.C. Resolution No. 95-13, with conditions of approval, seconded by Commissioner Wang. Approved, (6-0). Chairman Mowlds noted that there was a 15 -day appeal period. NEW BUSINESS: 5. GRADING PERMIT NO. 1797; Mr. Justin Stull, 6600 Via Colinita. (DJ) Associate Planner Jerex presented the Staff Report and stated that Staff felt the proposed design was sensitive to the slope PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 2 conditions on the property and minimized grading. Therefore, Staff recommended approval with standard conditions of approval. Vice Chair Hayes confirmed that the site was a legal lot. Mr. Roy Bayer (applicant's architect), 570 Alaska, Suite B, Torrance, CA. Mr. Bayer said that he had no comments, but was available for questions. Mr. Justin Stull (applicant), 5292 Vallecito, Westminster, CA. Mr. Stull said that he also was available for questions. Commissioner Vannorsdall expressed his concern about traffic safety due to the sharp curve in the road and the location of the driveway. He asked if the City could investigate this issue. Mr. Dean Allison, Associate Engineer with the City's Public Works Department, came forward and said that he was not familiar with the project, but would work with the applicant, the Planning Department and the Traffic Committee to address the traffic sight line issue before grading began on the project. Commissioner Alberio moved to accept the Staff's recommendation to approve the project. Chairman Mowlds suggested that a mirror could be required at the driveway entrance to address Commissioner Vannorsdall's concern. Planning Administrator Petru pointed out that the City's Public Works Department would have to issue a permit before a curb cut could be made for the driveway, and the issue of traffic safety could be addressed at that time. Chairman Mowlds requested that a condition be added to require review of the traffic safety issues by the Public Works Department prior to the issuance of building permits. With the concurrence of commissioner Alberio, the maker of the motion, Planning Administrator Petru said that this condition would be added. Commissioner Ferraro seconded the motion, which passed (6-0). 6. STREET VACATION; Porto Verde Apartments, 6600 Beachview Drive. (KK) Commissioner Alberio moved to waive reading of the Staff Report, seconded by Commissioner Vannorsdall. Approved, (6-0). PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 3 Commissioner Alberio wanted to Department was satisfied with emergency access. E make sure that the County Fire the street vacation in regard to Planning Administrator Petru asked Associate Engineer Allison from the Public Works Department to comment. Mr. Allison explained that, even though installation of entrance gates was not being proposed at this time, installing gates would require review by the Sheriff's Department, Fire Department, and the utility companies. Planning Administrator Petru added that, as mentioned in the Staff Report, installation of gates, depending on the location, might need a Site Plan Review or a Variance. Ms. Petru noted that this would be a separate action which would require emergency access provisions designed to the satisfaction of the Fire Department, such as a breakaway gate or access code, etc. Commissioner Vannorsdall asked if one side of the alleyways was not already blocked off. Planning Administrator Petru replied that the alleyway to Seacove Drive was undeveloped and currently landscaped. Commissioner Vannorsdall asked about adding a condition to ensure adequate street maintenance as part of the CC&Rls, should the apartments be converted into condominiums. Planning Administrator Petru explained that the street vacation would make the owner of the apartments responsible for street maintenance. However, if the apartments were converted to condominiums, the City would require the creation of a Homeowners Association, and maintenance of the private streets would be stipulated in the Association's CC&Rls. Vice Chair Hayes indicated that when she visited the site, she was able to exit through an underground garage onto Seacove Drive. Planning Administrator Petru explained that the subterranean garage could be secured with a gate. Commissioner Alberio moved to accept the Staff's Recommendation, seconded by Commissioner Ferraro, forwarding a finding to the City Council that the street vacation was consistent with the goals and policies of the General Plan. Approved, (6-0). PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 4 CONTINUED BUSINESS (continued) 3. TENTATIVE PARCEL MAP 23912, ENVIRONMENTAL ASSESSMENT NO. 661, GRADING PERMIT NO. 1727, AND GRADING PERMIT NO. 1743; Mr. Ducharme, 6324 Via Colinita. (KK) Assistant Planner Klopfenstein presented the Staff Report and gave a history of the project, noting that, even with revisions, Staff still did not feel that the property was physically suitable for division into two parcels. Commissioner Alberio speculated that future development on the two lots would be complicated because of the small buildable area. Assistant Planner Klopfenstein explained that, if the subdivision was approved, Staff could not force the future landowners to build in accordance with any of the six conceptual footprints submitted by the applicant. Commissioner Alberio asked why the geology of this very steep property was not being discussed. Planning Administrator Petru stated that, as the Commission might recall, the Commission was proposing to require geology for sub- division proposals as part of the Revisions to the Development Code. However, at this time, the Commission could request this information but could not require the landowner to submit it. Commissioner Alberio stated that he believed from his observations when visiting the site, that this lot could be sub- divided like the adjacent lots and mentioned the possibility of splitting the property so that the entrances to the two lots would be from two separate streets, Via Colinita and Palos Verdes Drive East. Assistant Planner Klopfenstein replied that Staff met with the Public Works Department Traffic Engineer and it was determined that if the lot were split in this way, a Code Amendment would be required because there would not be 3,000 feet of contiguous buildable area for the upper lot, due to the extremely steep (600 or more) topography on this portion of the property. Planning Administrator Petru agreed that access from Palos Verdes East was not the issue, but rather the requirement for a minimum buildable area for each new lot. PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 5 C Chairman Mowlds noted that Item Colinita was approved that same with a slope of greater than 35% existing lot. C Five for the new house on Via evening for building on a lot because it was a legal, pre - Commissioner Alberio asked if the Commission could approve the lot configuration he had mentioned with a Variance. Planning Administrator Petru replied that approval could be granted only with a Code Amendment because a Variance could only be approved for standards contained in Title 17 of the Development Code. The requirement for the minimum buildable area is contained in Title 16 of the Code. Therefore, a Code Amendment to Title 16 would be required to eliminate this standard. Mr. Jim Marquez (landowner's representative), 1860 South Elena Avenue, Redondo Beach, CA 90277. Mr. Marquez thanked the Staff for reviewing all of the revised plans that had been submitted to date, acknowledged that the site was very constrained topographically and said that he appreciated and understood the Staff's concern. However, he believed that it was possible to subdivide the property in accordance with the City's requirements. Mr. Marquez stated that they had proposed 1,200 square foot homes, which were smaller than the 2,500 to 3,000 square foot homes that were normally built in the area. As a result, he had prepared for the Commission an exhibit that they had not seen before. He asked for a continuance of two weeks in order to give the Commission and the Staff time to study the new concepts. Commissioner Alberio asked Staff if continuing the item for two weeks would cause a problem with any deadlines regarding the application. Planning Administrator Petru said the continuance would not cause a problem in this regard. Commissioner Alberio questioned whether future landowners would want to build such small houses and believed that they or a subsequent owner would want to enlarge the homes. He also questioned why the plans showed a detached garage, which was not the most efficient use of the available buildable area on each lot. Mr. Marquez responded that the size of home was merely conceptual and it was not his intention to imply that only a small house could be built on each lot. He felt that it was possible to build homes of approximately 3,500 to 3,700 square feet in size, as shown by the new plans to be furnished to the Commission for PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 6 their review. He also indicated that the newest concept showed the actual topography, as detailed by the civil engineer, which indicated that the buildable area was considerably larger than indicated on the map previously submitted to the City. He believed that it was possible to include an attached or detached garage and that the new scheme showed the garage tucked into the building, stepping the building back to meet the Code's maximum height requirements. Commissioner Alberio believed that Mr. Marquez was proposing smaller homes in an attempt to minimize grading on each lot. Mr. Marquez said that this was true, but even larger homes would require only a little over 700 cubic yards of grading, which was still under the 1,000 cubic yards threshold contained in the Development Code. A discussion ensued between the Commissioners and Mr. Marquez regarding the details of the new concepts for larger homes, including the possibility of geological studies in relation to building on an extreme slope and the possibility of two story homes. In response to Vice Chair Hayes' query, Mr. Marquez did feel that a 3,000 square foot home with an attached garage could be built on these lots without a Variance. Chairman Mowlds asked Mr. Marquez what he believed the lots would sell for if the buyer realized that approval had been given for only a 1,200 to 1,500 square foot home. Mr. Marquez said that he estimated that the lots would sell for about $300,000 each. Chairman Mowlds asked if this information would be disclosed to the buyer. Mr. Marquez said that he would prefer not to be required to disclose such a requirement to a potential buyer. Chairman Mowlds agreed that this would be a negative selling point. Chairman Mowlds declared that he had expartel conversation regarding this project with Rob Katherman (a former Planning Commissioner and current representative for the landowner) wherein he had asked Mr. Katherman if he believed the lots would be salable for $250,000 to $300,000 if each lot was limited to a 1,500 square foot residence. Commissioner Vannorsdall asked how much the property would sell for if there were no lot split. PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 7 • • Mr. Marquez guessed that the property would sell for about $350,000 to $400,000. Chairman Mowlds asked if Mr. Marquez had investigated that possibility, noting that then it might be possible to build on the slope over 35%, due to the legal, non -conforming status of the property in its current configuration. Mr. Marquez said that he had been working with Jenkins Realty since July 1994 and that there had been no interest in the purchase of the land as a single lot. Chairman Mowlds asked if any of the Commissioners were opposed to a continuance for two weeks. The Commission had no objection, but Planning Administrator Petru noted that it would be difficult for Staff to review the new concepts and prepare a Report that quickly. Chairman Mowlds suggested a continuance of four weeks. Vice Chair Hayes asked about the status of the Palos Verdes Art Jury review of the proposed project. Mr. Marquez replied that, although the Art Jury was scheduled to review the previous plans on May 1, 1995, review of the newest plans would not be possible until the first meeting in June 1995. Planning Administrator Petru asked if the new plans involved a change in lot configuration or simply different building concepts. Mr. Marquez confirmed that the changes were to the conceptual footprints and that the lot line configuration was unchanged. Commissioner Alberio moved to continue the item to the regular Planning commission meeting of May 23, 1995, seconded by Commissioner Vannorsdall. Chairman Mowlds asked Mr. Marquez if the proposed continuance would be acceptable to the landowner and also asked about the schedule for Art Jury review. Mr. Marquez answered that a continuance to the May 23, 1995 meeting would be acceptable to the landowner. However, he stated that it would not be possible to have the Art Jury review the new schemes before that meeting, but that he would prefer to have the Planning Commission's decision on the project first. The motion was Approved, (6-0). PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 8 Commissioner Alberio suggested that Associate Engineer Allison, who was present for another item, comment on the access requirements for the project. Planning Administrator Petru replied that Mr. Allison was not familiar with the project, but that the Public Works Department would have to review the project from a traffic safety standpoint before approving any the curb cuts for access to the property. ITEMS TO BE PLACED ON FUTURE AGENDAS: Staf f : 7. Pre -Agenda for the regular Planning Commission meeting of Tuesday, May 9, 1995. Commission• 8. Commissioner Alberio reported that he was arranging an Los Angeles Harbor Tour/Retreat for the City Council and the Planning Commission. The tour itself would be from about 9:00 to 11:00 A.M., with a continental breakfast on board and lunch in the Harbor'Building after docking. He added that the Angelina could accommodate 40 passengers, therefore, friends and family were welcome. After a discussion of the Commissioner's schedules, a tentative date of June 17, 1995 was set for the retreat, with more details to be furnished later. COMMENTS FROM AUDIENCE (regarding non -agenda items): None ADJOURNMENT: Commissioner Ferraro moved to adjourn, seconded by Vice Chair Hayes. The motion carried and the meeting was duly adjourned at 7:55 P.M. The next regular meeting of the Planning Commission would be on May 9, 1995. (A JDMIN#9 - MIN4 25) PLANNING COMMISSION MINUTES APRIL 25, 1995 PAGE 9