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PC MINS 19880622MINUTES PLANNING COMMISSION WORKSHOP .TUNE 22, 1988 The meeting was called to order at 7:35 p.m. by Chairman Connolly at Hesse Park Community Building, 29301 Hawthorne Boulevard. PRESENT: Connolly, Ortolano, McNulty, Wike (Commissioner von Hagen arrived at 8:20 p.m.) Also present were Director of Environmental Services Robert Benard, Associate Planner Greg Fuz. COMMUNICATIONS CONSENT CALENDAR Minutes of May 31, 1988 Planning Commission Workshop Director of Environmental Services Benard reported that a communication dated June 21, 1988, which staff had - not yet had an opportunity to review, was received from the Palos Verdes Land Holding Company. Commissioner Ortolano recommended continuing review of the May 31st minutes to the next meeting after written changes have been submitted. The Commission had no objections to Commissioner Ortolano's proposal. Commissioner Ortolano was excused from the Workshop on the advice of the City Attorney because of her affiliation with Pacific Bell and Pacific Bell's ownership of acreage in the subject Coastal Regions. CONTINUED BUSINESS None. PUBLIC HEARINGS Associate Planner Greg Fuz explained that the purpose of holding workshops is to obtain comments from citizens and policy makers regarding issues and concerns evoked by the multi- use development concept proposed for Coastal Subregions 7-8 and the Palos Verdes Drive East Switch- backs by the Palos Verdes Land Holding Company (PVLH). The comments obtained would serve as a guide to staff in the preparation and analysis of a draft specific plan for the area. Mr. Fuz also discussed a tentative review schedule for the project, along with the format of the workshop, and briefly reviewed certain issues related Minutes June 22, 1988 Page Two 0, • 19 to the project, including residential density allowance; types of residential units; residential design; amount of open space for the residential area; the increased traffic the proposal would cause; public parking proposals; and the various landscaping concepts. He then highlighted the types of commercial uses that are being proposed across from the hotel, and summarized the Trails Committee's recommendations. Director of Environmental Services Benard indicated that the public could also submit suggestions/concerns directly to the department, and summarized some of the issues that have been identified. Chairman Connolly invited Barry Hon, President of PVLH, to review the issues involved in order to provide the audience a full measure of participation. Mr. Hon reviewed the land use plan covering the proposal, which includes a world class hotel; 18 - 27 hole golf course; approximately 120 residential lots; various minor commercial and accessory uses; a network of public trails; public parking; beach access, and parks. Mr. Hon proposed a compromise to either cluster the residences, or forego the golf course in favor of increased lot sizes; however, he maintained that the golf course is proposed as a public amenity. The Commission expressed concern about a land use plan that could be imposed on property that transcends various ownership lines, and requested a reduction in the number of residences in favor of larger lots. Commissioner Von Hagen arrived at 8:20 p.m. and explained that the start of the meeting was in conflict with his daughter's graduation exercises at Rolling Hills High School. Mr. Herman of PVLH noted that the proposal's open space percentages exceed the city's requirement, and commented on the Trails Committee's statement that the location of the golf course poses a risk to pedestrian traffic. Mr. Herman also briefly reviewed the site plan as it currently exists, and noted that the concept proposes to maxi- mize view preservation with a minimum of earth disruption. Mr. Herman conceded that parking and public access facilities are controversial issues in the proposal, but these items are under- going further review. He commented that the landscape plan empha- sizes a type of vegetation that is presently visible on the site. A recess was taken from 9:00 p.m. to 9:10 p.m. Chairman Connolly urged the audience to review the renderings of the plan during the recess. Minutes June 22, 1988 Page Three The following statements/questions were obtained from the audience: Neal Rakov, 30763 Tarapaca Road Asked whether the golf course will be open to the public, and if so, will the green fees be comparable to those of other courses in the area. For the record, Mr. Rakov would like to see the area left undeveloped. Director of Environmental Services Benard responded that there are a number of reasons which require the golf course to be open to the public, since it falls under the California Coastal Specific Plan. Fees have not yet been discussed. Lyle Quatrochi, 4002 Exultant Drive On behalf of the Seaview Homeowners Association, presented a list of suggested conditions for Planned Coastal Resort Development (PCRD) - Palos Verdes Land Holding Company. Mr. Quatrochi also wanted to know how many of the total acres are usable; how many rooms are allowed per acre for a 450 room hotel; about giving credit for the number of acres required for the hotel based on total rooms if the balance would be able to be the amount of homes (one per acre) based on remaining acres. Director of Environmental Services Benard explained zoning within Subregions 7-8 and the Switchback, and noted that there are no standards regarding rooms per acre. Barbara Dye 7035 Hartcrest Drive Andrew Bonacich (No address given) Larry Burke 1231 5th Street Is a member of the RPV Trails Committee, and requested the possi- bility of additt3 addsa bluff top trail into the design standards of the golf course. Ms. Dye also recom- mended adding a nature center at one end of the linear park. Also representing the Trails Committee, stated his opposition to any type of development on the immediate coastline. Noted that he owns property in RPV and proposed a lower density and more open space in the develop- ment under the same restrictions he is subjected to as a private landowner. Minutes June 22, 1988 Page Four Alfred Sattler 2235 W. 25th Street a Recommended the addition of a bluff top trail as part of the developer's trails network. Mr. Sattler was also concerned about traffic on 25th Street; public access to the golf course, and the preservation of natural areas. Mr. Fuz responded to the traffic issue by stating that a draft EIR will be provided and comments will be solicited. Warren Sweetham 7 Top Rall Lane Nancy Katlhoff 3200 La Rotunda Drive Brad Veek 30523 Santa Luna Drive Applauded the Trails Committee's recommendation and reinforced their commitment for a bluff top trail. Did not want the public overlook currently planned West of Ocean Terrace. Strongly supported the trade-off of "open space" (golf course, etc.) for the zoning density of home sites, and allowance of R-2 or R-3 if the golf course and parks are included. He questioned whether the residential area is intended to be gated (no public access); can Paseo del Mar be continued through to San Pedro; Why not have a bluff top trail protected by a semi -cage with bougainvilla or other landscaping to hide it. He also asked what public restrictions must there be on beach access under the bluffs. Director of Environmental Services Benard responded that there are no obstacles to gain access to any of the improvements that have been proposed. Dave Ruth Recommended that consideration 40 Cinnamon Lane be given to having two Hotels share one golf course approximately half way between the two hotels. Dennis McGrew 4113 Palos Verdes Drive So. Asked what guarantee does the City and Mr. Han give to the present landowners in the area if the land slides. Will the landowners be properly compensated for the loss of property values? He also proposed setting the area aside as a wildlife refuge. Minutes June 22, 1988 Page Five Both Mr. Benard and Mr. Fuz permitted any development in unsafe. Richard Bara 1 Peppertree Drive emphasized that the City would not have an area that is considered geologically I Inquired: under the present zoning, how many lots could be built on the present buildable land; how did the city acquire the switchback; and is 14* now dedicated "open space". Chairman Connolly pointed out that the land was deeded to the City by the developers of Seacliff Hills. Scott Reis Psomas Represented Pacific Bell, and noted 3420 Ocean Park Bl. that the existing plan as presently drawn precludes development of Pacific Bell's property. He noted that it is felt that this is tanta- mount to downsizing the use of the property so as to amount to inverse condemnation. He added that Pacific Bell's desire is to get the maximum amount of use out of the property. Jennifer Lambelet Requested a written response to 416-W. 40th Street the following questions: 1. Question of trade-offs -_current commercial zone size vs. Ritz Carlton, is that not a trade- off for the golf course? 2. Total number of parking spaces for hotel guests and employees? 3. Do not feel 30 homesites equal 450 bed hotel, in terms of degradation to community and environment. 4. Prefer no development, if not, then estate lot concept and coastal zone setback. Steve and Ken Zuckerman Called attention to the fact that 12424 Wilshire Boulevard the Zuckermans own substantially more property in the subject Sub- regions than PVLH, and expressed the sentiment that PVLH was in- appropriately dominating the land. They were opposed to the golf course and to the traffic proposals, and were concerned that they had not had any contact with Mr. Hon in approximately four months. They also stressed equity among the property owners. Minutes June 22, 1988 Page Six Marlis Wachli 30915 Oceangrove Drive. The Zuckezmans proposed that a certain number of hotel rooms be allocated to each property owner involved, and recommended that consideration be given to an alternate plan should the hotel plan never materialize. Submitted signatures from approximately 200 homeowners who opposed the residential development, and asked for preservation of the bluff top trail. Commissioner Wike asked if PVLH would consider reducing the number of proposed residences in order to accomodate both small and large lots, with designated amenities on the larger lots and deed restric- tions on the smaller lots. Commissioner Wike also requested the inclusion of the bluff top trail, a loop tragi that would connect with the bluff top trail, and substitution of the No. 7 hole for a pub4ic park. Commissioner McNulty commended Mr. Hon on providing a plan for the area, and asked whether there was a method for dividing the responsibility between the landowners. Commissioner McNulty did not agree that all trails should have bluff top access, and requested a concept that would benefit all concerned. _ Commissioner Von Hagen commented that he was in agreement with the concept of the grading plan and a planned unit development. He was concerned, however, about the potential increase in traffic, and noted that mitigating measures may take the form of adequate park sites and beach access. Chairman Connolly questioned the possibility of downsizing the hotel and substitution of a 9 hole golf course. He expressed a desire to have a bluff trail as a continuum throughout the entire area. Mr. Hon expressed his sensitivity to the needs and input of all the property owners, and delineated the conversations he has held with the Zuckermans over the past 18 months. Mr. Hon reviewed the offer that was made to Pacific Bell, and expressed the hope that the purchase can be consummated. J.J.D., McLaren 3923 PalosVerdes Drive South STAFF REPORT Requested permission to speak at this point and expressed vehement disagreement with the proposal. Director of Environmental Services Benard noted the numerous mis- representations in Mr. McLaren`s statements, and discussed the date for the July workshop, including a visit to the Ritz Carlton Hotel • Minutes June 22, 1988 Page Seven in Laguna Niguel to review the exterior of the hotel and the relation- ship of the trails. Mr. Benard assured the audience that this project is controlled by City staff under the direction of the City Counsil. COMMISSION REPORTS ADJOURNMENT I I] Chairman Connolly reported that he and Commissioner Wike attended the SWAPC meeting at which there was a speaker from the Coastal Commission. The meeting was duly adjourned at 12:20 a:.m. to June 28, 1988, 7:30 p.m. at Hesse Park Community Building.