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PC MINS 19980714CITY OF RANCHO PALOS VERDES PLANNING COMMISSION REGULAR MEETING JULY 14, 1998 CALL TO ORDER Approved 07/28/98 The meeting was called to order at 7 07 P M by Chairman Clark at the Hesse Park Community Building, 29310 Hawthorne Boulevard FLAG SALUTE The Pledge of Allegiance was led by Director/Secretary Rojas ROLL CALL Present Commissioners Alberio, Lyon, Pans, Slayden, Vannorsdall, Vice Chairman Cartwright, and Chairman Clark Absent None Also present were Director/Secretary Rojas, Principal Planner Snow, Assistant City Manager Petru, Assistant Planners Louie and Schonborn, and Recording Secretary Atuatast APPROVAL OF AGENDA Chairman Clark moved to consider the Agenda Items in the following order: 1, 4, 2, 3, 5, and 6. The motion was seconded by Commissioner Vannorsdall and passed, (7-0). COMMUNICATIONS Staff Principal Planner Snow informed the Commission of four items of late correspondence received after the noon deadline date. Mr. Snow updated the Commission on the mileage reimbursement to be received each month after the first Council meeting and then informed the Commission that the Joint Workshop for the Commission and City Council was scheduled for Monday, August 31, 1998 at 7:00 P.M. at Hesse Park in the Multi -Purpose Room. r Commission The Commission acknowledged the correspondence included in their packets from concerned residents regarding Agenda Item No. 2 (Revision to the Ocean Trails Project). CONSENT CALENDAR 1. Minutes of June 23 1998 Chairman Clark requested that on page 11, paragraph 4, line 2 be modified to read as, '...City Manager Petru replied that it was not required' Commissioner Alberio moved to approve the Minutes of June 23, 1998 as amended. The motion was seconded by Commissioner Vannorsdall and passed, (6-0-1), with Commissioner Slayden abstaining since he was not present at that meeting. At this time, Agenda Item No 4 was considered. PUBLIC HEARINGS 4. Height Variation No. 861: Ernest Hopkins, 6710 EI Rodeo Road. Before the presentation of this item, Chairman Clark complimented Assistant Planner Schonborn for a very thorough and comprehensive Staff Report. Assistant Planner Schonborn described the project and location briefly. He stated that the subject property was located at 6710 EI Rodeo Road and that the applicant requested a 296 square foot addition to the existing second floor at a maximum height of 21'-1 ". Mr Schonborn stated that the addition would cover more than 60% of the existing garage footprint, and encroach 2'-6" into the 25 -foot front setback applicable to structures over 16' in height. Assistant Planner Schonborn stated that all nine findings for the Height Variation could be made to allow the 296 square foot expansion to the second floor as discussed in the Staff Report. He stated that the expansion would not impair any view and was compatible with the surrounding neighborhood Staff therefore recommended approval of this item, subject to conditions of approval Chairman Clark asked the Commission if they had questions for Staff Planning Commission Minutes July 14,1998 Page 2 Commissioner Alberio stated that he visited the subject property and was informed by the neighbor located east of the subject property that he was not notified of the applicant's request Mr Alberto asked Staff if there was neighborhood consultation and Assistant Planner Schonborn replied that'Early Neighborhood Consultation' was completed as required and that he believed that the said neighbor signed the documentation involved for this process which is required as one of the nine findings for the Height Variation Commissioner Alberio asked if the neighbor had any protected views if the applicant were to construct a second -story addition and Assistant Planner Schonborn replied that there were no views at the said neighbor's residence Vice Chairman Cartwright asked if there were any late correspondence or telephone calls in opposition of the proposed project and Assistant Planner Schonborn replied that there were none throughout the 30 -day notice period. Commissioner Vannorsdall moved to open the Public Hearing. The motion was seconded by Commissioner Slayden, and passed. Mr. Ernest Hopkins. (applicant) 5710 EI Rodeo Road, stated that the neighbor who claimed that he was not informed of his proposed project had discussed the plans with him on several occasions. Further, Mr Hopkins stated that the neighbor had expressed no objections with the proposed project during those conversations Chairman Clark asked the applicant if he agreed with the recommendations set by Staff for his proposed project and Mr. Hopkins agreed with all conditions Mr. Richard Warner, (applicant's architect) 719 Avenue'C', Redondo Beach, CA stated that he was present to answer questions for the Commission. Chairman Clark asked the Commission if they had questions for the architect and there were none. Commissioner Alberto moved to close the Public Hearing. The motion was seconded by Commissioner Vannorsdall and passed. Chairman Clark asked for Commission discussion and comments on this item and there were none Planning Commission Minutes July 14,1998 Page 3 Commissioner Vannorsdall moved to accept Staffs recommendation to adopt P.C. Resolution No. 98-25; thereby approving Height Variation No. 861, subject to conditions in Exhibit 'A'. The motion was seconded by Commissioner Lyon and passed by a unanimous roll -call vote, (7-0). Chairman Clark noted the 15 -day appeal period CONTINUED BUSINESS 2. Revision "G" to the Ocean Trails Project, Ocean Trails LP, 3850 Paseo Del Mar. Assistant City Manager Petru presented the Staff Report by outlining the proposed changes to the golf course clubhouse and maintenance facility Staff also reviewed the information contained in the supplemental Staff Report regarding the difference between natural grade and the finished grade of the building pads for the clubhouse Staff also clarified the maximum height of the clubhouse building as compared to the approval granted in 1994 Staff noted that the number of chimneys had been recently increased from four to six, and that the height of the chimneys exceeded the maximum height of the 1994 approval by several feet. Staff found that the proposed changes to the clubhouse and maintenance facility were acceptable and recommended approval for both, with the exception of the location of the restroom associated with the clubhouse to be relocated to the east side of the building for easy visibility and convenience to the public and limiting the maximum height of the chimneys to the 1994 approval Assistant City Manager Petru displayed a photoboard of the Ocean Terrace and Seaview Tracts for view analysis from these residences projecting towards the proposed height of the clubhouse, and informed the Commission of several items of correspondence received on this item Since the Public Hearing of the item remained opened from the meeting of June 28, 1998, Chairman Clark asked the developer to approach the podium first. Mr. Ken Zuckerman. (developer) 3850 Paseo Del Mar, stated that he was formally withdrawing his request for the change to the Conditional Use Permit in regards to the increase in the height of the clubhouse He agreed instead to abide by the clubhouse height previously approved in 1994 Chairman Clark asked Mr Zuckerman to explain the reason for his decision regarding the proposed height of the clubhouse Mr Zuckerman replied that the proposed project was one of compromise from the beginning and strongly felt that it Planning Commission Minutes July 14, 1998 Page 4 was time to move forward with the proposed project Mr Zuckerman stated that he disagreed with Staff's recommendation for the relocation of the proposed public restrooms, and believed that the present location was sufficient Vice Chairman Cartwright asked if the mounds of soil currently on the site were in compliance with the approved grading and Mr. Zuckerman replied that they were temporary stockpiles and would be eventually removed Chairman Clark asked why there was an increase in the number of chimneys. Mr Zuckerman replied that the fireplaces inside the proposed clubhouse were nice features and that it would create additional interior public spaces for gatherings Commissioner Paris asked why the restrooms were located so as not to be readily accessible to the public Mr Zuckerman replied that he believed the proposed plans for the public restrooms were not inconvenient for the pubic and stated that the access up to the clubhouse from the park was lead to a stairway which lead to the upper landing of the restroom Mr Zuckerman replied that they were trying to avoid too many uses at the southeast corner section where the public is entering and exiting the golf cart area, lounge, snack bar, pro -shop, and putting area Mr. David Pallinger. (project manager) 3850 Paseo Del Mar, explained the modifications for the proposed project and pointed -out on the plans the locations of the proposed maintenance building at Palos Verdes Drive South and Paseo Del Mar, and the of the proposed clubhouse above Halfway Point Park Mr Pallinger pointed -out on the renderings that the parking lot was in front of the maintenance building and the relocated building would be at tucked into the slope, which was not visible from Palos Verdes Drive South Mr Pallinger stated that the architectural design of both building remained in the mediterranean style Chairman Clark asked why was there a need for a larger maintenance facility Mr Pallinger replied that this was at the request of their golf course management company and that the larger facility enabled them to store all their equipment inside away from the outside elements, and allowed the rest of the site completely free for parking Mr Pallinger continued his explanation of the clubhouse site and pointed -out that it would remain in the same area with no expansion of the footprint, and stated that the increased square footage would spread between the three floors The third floor consists of executive office spaces, the lower level area consists of cart storage areas, snack bar, and small locker room facilities, and the main floor consisted of the banquet room (same capacity as before), dining room, kitchen facilities, lobby, and pro -shop. Mr. Pallinger stated that reason for additional Planning Commission Minutes July 14,1998 Page 5 t square footage was to enhance the level of service such as, larger kitchen and service areas, gracious entrance and allow more seating for the lobby area, and allow space for larger sized furniture to move about. Mr Pallinger explained that the reason for the reduction in the size of the proposed snack bar was that the kitchen designer found an alternate design that is more efficient than that of the original plans The increased space for the golf cart storage was to allow more golf carts to be stored inside and to provide an area to service carts as well Chairman Clark asked why there was a reduction in locker room size by 385 square feet. Mr Pallinger replied that the lockers took up square footage, and the golf course management company requested fewer lockers, based on their past experience Commissioner Paris felt that the relocation of the proposed restrooms would discourage public use and that the decreased locker room size was inadequate and would result in a crowded area when in use Mr Pallinger stated they had designed the restrooms and locker room in accordance with the requirement of the their golf course management company who had successfully operated other similar facilities In addition, Mr Pallinger stated that there was a set of restrooms for users of the Half Way Point Park which he felt was accessible to the public, another set adjacent the locker room facility, 2 sets on the second level, and another set located by the banquet facility In regards to the height of the clubhouse building, Mr Pallinger pointed out on the rendering the partial third story and the two clerestory areas which enclosed the mechanical equipment. He stated that in order to stay within the conditions of approval, the ridge of the third story would be lowered to 30' from finished grade, one of the equipment enclosures would be lowered to match the 30' height, and the other mechanical equipment would be relocated at ground level The chimneys will be within the height limit as approved of the originally approved building In maintaining the rear elevation to a maximum height of 38', they would recess the lower floor partially below grade Mr Pallinger stated that the reasons for returning to the previous configuration include allowing the building to be approved by the Commission and be able to proceed with construction of the building more quickly The following individually testified in opposition to the proposed project: Ms. Jill Carlton, 4265 Palos Verdes Drive South, Mr. Chip Zelt} 4100 Seahorse Lane, Mr. Abbas Ghorob, 3905 Palos Verdes Drive South, Ms. Louise Shipman, 3948 Admirable Drive, Mr. Jeffrey Sax, -4022 Admirable Drive, Planning Commission Minutes July 14,1998 Page 6 0 0 Mrs Elizabeth Sax 4022 Admirable Drive, Ms. Sharon Solari. 4035 Palos Verdes Drive South, Mr. Mike Beauvais 4121 Dauntless Drive, Mr. Uday Patil, 4011 Palos Verdes Drive South; Mr John Hamilton, 32214 Schooner Drive; Ms. Lynn Robev, 4031 Palos Verdes Drive South, Mr Vincent Yen 3931 Palos Verdes Drive South; and, Their concerns focused mainly on the building pads of the proposed homes (Vesting Tentative Tract Map No 50666) between Palos Verdes Drive South and the golf course clubhouse and how the amount of fill and the height of the proposed homes would impair their view of the coastline, ocean, and Catalina Island Many of the speakers presented exhibits regarding obstruction of views by the already approved residential portion of the project and asked that this issue, although not the topic at hand, be re -opened and addressed by the City as they felt they had been misled by previous sources regarding view impact. Several speakers requested that a more substantial silhouette of the clubhouse be constructed. RECESS AND RECONVENE Chairman Clark called for a recess at 10.06 P.M. The meeting reconvened at 10.29 P.M. Upon continuation of discussion for the Ocean Trails project, Director/Secretary Rojas reminded the Commission that they had one more Public Hearing Item (Agenda Item No 3) to consider that evening. Mr. Rojas suggested to the Commission that, due to the late hour, they consider continuing the Public Hearing for Agenda Item No 3 to the next regular meeting since sixteen people had submitted speaker request forms for this item Chairman Clark apologized to those who were present for Public Hearing Agenda Item No 3 He stated that continuation of this item would be appropriate due to the late hour and number of interested parties present that evening Chairman Clark informed interested parties that at the July 28, 1998 meeting the Public Hearing for this item would be considered at an early hour. PUBLIC HEARINGS 3. Height Variation No. 859 and Site Plan Review No. 798 'Revision'; Al and Kathy Edgerton, 59 Oceanaire Drive. Planning Commission Minutes July 14,1998 Page 7 It was the consensus of the Commission to continue Public Hearing Agenda Item No. 3 (Height Variation No. 859 and Site Plan Review No. 7988) to the meeting of July 28, 1998. The motion was moved by Commissioner Alberio and seconded by Commissioner Vannorsdall. Without further objection, it was so ordered by Chairman Clark, (7-0). The Commission then returned to the discussion of the Ocean Trails Project and continued with the public testimony Mr. Jabe Kahnkew 4003 Palos Verdes Drive South, spoke in opposition based on view impairment issues He also felt that the hearing had not been properly noticed since it had been continued from June 23rd He disagreed with the description of the clubhouse architecture stating the design was 'monumental' rather than clean and contemporary due to its size. Mr. Ron Maricich} 4125 Maritime Road, favored the overall project for the clubhouse and maintenance facility being considered that evening Although the pad heights of the proposed homes were not being considered, Mr. Maricich voiced his concern regarding the building pads for the proposed homes. Lastly, he stated that the developer should expand the size of the locker room area, thereby treating men and women equally Mr. JX Newville. (developer's civil engineer) 980 Via Rincon, Palos Verdes Estates, was present to answer questions for the Commission Chairman Clark asked Mr. Zuckerman to approach the podium for rebuttal Mr Zuckerman stated that he had very diligently provided information regarding the proposed project to the public from the beginning He believed that the property values surrounding the proposed project would increase and that the project would enhance the community as well Commissioner Alberio moved to close the Public Hearing. The motion was seconded by Commissioner Vannorsdall and passed. Chairman Clark asked the Commission for discussion and comments on this item Commissioner Alberio summarized that the neighbors were concerned with what had been approved in 1994 and that the issue regarding the building pads of the proposed homes was not being considered that evening Mr Albeno agreed with the final designs of both the clubhouse and maintenance facility and the relocation of the maintenance facility Planning Commission Minutes July 14, 1998 Page 8 Commissioner Slayden stated only clubhouse and maintenance building plans were being discussed that evening He noticed that there were no property owners from the Ocean Terrace Condominiums present at the meeting that evening to give testimony on the proposed project He felt that the proposed project would benefit the community. Commissioner Lyon was sensitive to the rights of an owner to protect his view. However, the residential component was not the issue at hand. Mr. Lyon felt that the information presented about the potential view impacts should be addressed if possible However, he supported the proposed maintenance facility and clubhouse Commissioner Paris stated that he had not heard anything conclusive to require reconsideration or modification to the final design of the clubhouse and maintenance facility He had no problem in supporting the proposed plans The only concern he had was the decrease in the size of the locker room He felt that it should be enlarged and that the issue of the chimney height should be worked out between Staff and the developer Commissioner Vannorsdall agreed with the Staff recommendation regarding the entire proposed project, except for the restroom relocation recommendation, and stated that in the long run the public would be pleased with the completion of the project Vice Chairman Cartwright stated that the Commission was sympathetic to the concerns of the neighbors, but reaerated that the issue for consideration that evening was focused on the final design of the clubhouse and maintenance facility. Mr. Cartwright believed that the public would be pleased with the protect to the end and that it would be a good addition to the community Chairman Clark led Commission discussion which resulted in consensus on the following. 1) accepting the location of the public restroom as proposed by the developer, 2) concurring that the size of the locker room facility be left to the discretion of the developer and the operator, 3) limiting the height of the chimneys to the 1994 approval, but directing Staff to work with the developer to lower the final height of the chimneys as much as possible Planning Commission Minutes July 14, 1998 Page 9 Commissioner Alberio moved to approve the final design of the golf course clubhouse by minute order. The motion was seconded by Commissioner Paris and passed by a roll -call vote, (7-0). Assistant City Manager Petru outlined recommended changes to Conditional Use Permit No 163 - Revision'G' resolutions based on the modifications presented by the developer at the meeting Commissioner Alberio moved to accept Staffs recommendation to adopt P.C. Resolution No. 98-26 as revised; thereby recommending approval of Addendum No. 6 to the Environmental impact Report No. 36 in connection with the Revision 'G' to the City Council. The motion was seconded by Commissioner Slayden and passed by a roll -call vote, (7-0). Commissioner Vannorsdall moved to accept Staff's recommendation to adopt P.C. Resolution No. 98-27 as revised; thereby recommending approval of Conditional Use Permit No. 163 - Revision 'G' for the final design of the golf course maintenance facility to the City Council. The motion was seconded by Commissioner Slayden and passed by a roll -call vote (7-0). Chairman Clark noted the 15 -day appeal period for the final clubhouse design The final review of the maintenance facility would be made by the City Council 5. CODE AMENDMENT NO. 41; City of Rancho Palos Verdes Citywide. Commissioner Slayden moved to continue this item to the meeting of July 28, 1998. The motion was seconded by Vice Chairman Cartwright and failed, (3- 4) with Commissioners Alberio, Lyon, Paris, and Vannorsdall dissenting. Director/Secretary Rojas briefly summarized the proposed amendments to the Municipal Code At the July 7, 1998 City Council Meeting the Council discussed issues in regards to 1) 'Neighborhood Compatibility' The Council agreed that a neighborhood compatibility analysis should be required for all new single family residences being proposed Staff therefore, modified the existing language from this section of the code to read as, ' anytime a new residence is proposed, a finding of neighborhood compatibility will be made with the appropriate application' Director/Secretary Rojas informed the Commission that this analysis would also apply to remodels where over 50% of the interior and exterior walls are replaced, and, Planning Commission Minutes July 14,1998 Page 10 2) `Roof Decks'. At that same meeting, Council discussed some concerns with roof decks and directed Staff to draft language that would prohibit roof decks in residential zones. Therefore, Staff proposed modified language to the code grandfathering existing roof decks and prohibiting future roof decks Director/Secretary Rojas explained that a few weeks earlier the Planning Commission had revealed and conceptually approved code language that would establish a neighborhood compatibility finding for new single family residences permitted through a grading permit It was intended to be a similar finding as is currently required for second -story additions. The current proposed language would apply the neighborhood compatibility finding equally to all new single family residences regardless of the review/approval process Commissioner Paris felt that the Commission should vote on the two issues discussed separately and the Commission concurred. Commissioner Alberio moved to accept the proposed amendments and then withdrew his motion since the Commission agreed to vote on the two issues separately. Commissioner Paris moved to vote on the proposed amendments separately. The motion was seconded by Vice Chairman Cartwright and passed. Chairman Clark called for a roll -call vote on the `Neighborhood Compatibility Requirement' for all new single family residences. The motion passed unanimously, (7-0). Commissioner Vannorsdall moved to prohibit roof decks for future proposed single family residences as proposed by Staff, seconded by Commissioner Alberio. A roll -call vote was taken among the Commission and passed, (4-3) with Commissioner Slayden, Vice Chairman Cartwright, and Chairman Clark dissenting. NEW BUSINESS None. ITEMS TO BE PLACED ON FUTURE AGENDAS Staff 6. PRE -AGENDA FOR THE PLANNING COMMISSION MEETING OF J U LY 28, 1998. Commission None. COMMENTS FROM AUDIENCE (regarding non -agenda items) Planning Commission Minutes July 14, 1998 Page 11 0 ADJOURNMENT At 12:02 A.M. the meeting was duly adjourned. The motion was made by Commissioner Lyon, seconded by Commissioner Slayden and passed (7-0). With no objection, it was so ordered by Chairman Clark. NAGROU"LANNINGIPCMINNINOI 14.88 Planning Commission Minutes July 14,1998 Page 12