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TO: HONORABLE MAYOR AND COUNCILMEMBERS
FROM: DIRECTOR OF PLANNING, BUILDING & CODE ENFORCEMENT
DATE: JULY 6, 2004
SUBJECT: BORDER ISSUES STATUS REPORT
Staff Coordinator: Kit Fox, AICP, Senior Planner
Review the current status of border issues and provide direction to Staff, as appropriate.
This month’s report includes:
The following is the regular monthly report to the City Council on various "border issues" potentially affecting the residents of Rancho Palos Verdes. The complete text of the current status report is available for review on the City’s website at:
Current Border Issues
Rolling Hills Covenant Church Expansion, Rolling Hills Estates
As expected, the Rolling Hills Estates City Council adopted a resolution memorializing its denial of the Rolling Hills Covenant Church expansion project on June 8, 2004. According to reports in the local media, the church is currently weighing its options with respect to litigation against the City of Rolling Hills Estates under the Religious Land Uses and Institutionalized Persons Act of 2000 (RLUIPA). Staff intends to remove this item from the regular Border Issues Status Report unless otherwise directed by the City Council.
South Coast County Golf Course, County of Los Angeles/Rolling Hills Estates
The Mayor forwarded recent e-mails from Joan Davidson regarding several recent incidents at the former landfill site, including a possible gas release in April, the collapse of pipes in the gas recovery system on May 6, 2004, and a fire on the site near the equestrian center on June 1, 2004. Copies of these e-mails are attached to tonight’s report.
San Pedro Facility Restoration Advisory Board, US Navy/Los Angeles (San Pedro)
As reported last month, Marymount College now owns an 11.3-acre portion of the former Navy housing site on Palos Verdes Drive North. Staff understands that the Navy has been pre-qualifying bidders for the auction of the San Pedro portion of the housing site. One of the potential bidders is The Westgate Group, who is proposing to construct a 140-unit condominium project on adjacent property in the City of Los Angeles (see discussion below). The auction is scheduled for later this summer.
PVPUSD’s "Costume Closet," Rolling Hills
The appeal period for the Rolling Hills Planning Commission’s approval of the "Costume Closet" project ended on June 18, 2004, with no appeal filed during the 30-day appeal period. The decision is now final, and Staff intends to remove this item from the regular Border Issues Status Report unless otherwise directed by the City Council.
LAUSD’s New School Construction Program, Eastview Area of the City
The Los Angeles Unified School District Board of Education conducted a public meeting to certify the Final Program EIR for the District’s New School Construction Program on June 8, 2004. Staff intends to remove this item from the regular Border Issues Status Report unless otherwise directed by the City Council. However, Staff will continue to monitor the two LAUSD campuses in the Eastview area for future new construction and/or expansion projects.
Senior Condominiums at 901 Deep Valley Drive, Rolling Hills Estates
The Rolling Hills Estates Planning Commission took final action approving the project on June 14, 2004. The Rolling Hills Estates City Council is tentatively scheduled to consider the application on July 13, 2004. Staff intends to follow the progress of this application and report back to the City Council in the August 3, 2004 Border Issues report.
Condominiums at 28000 South Western Avenue, Los Angeles (San Pedro)
On June 8, 2004, representatives of the developer of the proposed project, The Westgate Group, made a presentation to the Rolling Hills Riviera HOA. The proposal is for a 140-unit market-rate condominium project with four levels of 1- and 2-bedroom units over two levels of subterranean parking. The project site is flanked by two existing condominium projects that were built in 1984 and 1990. As currently envisioned, all three projects would take access from Western Avenue via Fitness Drive, a private street. However, the developer has expressed interest in taking access from the signalized intersection at Western Avenue and Avenida Aprenda. This would require obtaining an easement across a portion of the Navy housing property. The project site is currently zoned C-2 (Commercial) and its use is restricted to assisted living facilities (based upon previous entitlements granted by the City of Los Angeles in 2001). As such, the property would need to be rezoned, probably to R-3 (Multi-family Residential).
The major concern expressed by members of the HOA related to traffic impacts, particularly related to turning movements in and out of Fitness Drive. There were also concerns about where children living in the complex would attend school, reflecting the HOA’s on-going concerns about increasing enrollment at Dodson Middle School. The developer expects to submit applications for the project to the City of Los Angeles this summer, with one year to complete the land use entitlements (Summer 2005) and another 12 to 18 months for construction (Fall 2006/Winter 2007). Staff will continue to follow this project in future reports.
New Border Issues
Mixed-Use Condominiums at 981 Silver Spur Road, Rolling Hills Estates
On June 14, 2004, the City received a Notice of Intent to adopt a Mitigated Negative Declaration (MND) for a proposed 18-unit mixed-use condominium project on the site of the former McDonald’s at 981 Silver Spur Road in Rolling Hills Estates. This is the second new mixed-use project in Rolling Hills Estates’ "downtown" district since the announcement of the preparation of the City’s Downtown Master Plan. The structure to be built next to the post office will include fifteen "traditional" units and three "live/work" units that will provide opportunities for ground-floor retail space along Silver Spur Road. The MND identified potentially significant environmental effects requiring mitigation in the areas of air quality, geology and soils, and noise. The Rolling Hills Estates Planning Commission conceptually approved the project on June 21, 2004, and Staff intends to forward comments on the MND to the City of Rolling Hills Estates prior to the end of the public comment period on June 30, 2004. The Rolling Hills Estates Planning Commission is expected to take final action on the project on July 6, 2004. Staff intends to follow the progress of this application and report back to the City Council in the August 3, 2004 Border Issues report.
Office/Retail Building at 5883 Crest Road, Rolling Hills Estates
On June 18, 2004, the City received a Notice of Intent to adopt a Mitigated Negative Declaration (MND) for a proposed 5,760-square-foot office/retail building on the northeast corner of Crest Road and Highridge Road at 5883 Crest Road in Rolling Hills Estates. Silhouettes for this project have been erected on the property on and off for the past couple of years. The project site is zoned for the proposed use, but the developer has asked for variances from the maximum lot coverage and minimum parking lot landscaping requirements of the City of Rolling Hills Estates. The MND identified potentially significant environmental effects requiring mitigation in the areas of air quality, cultural resources, geology and soils, and noise. The Rolling Hills Estates Planning Commission is scheduled to consider this proposal at its meeting on July 6, 2004. Staff intends to forward comments on the MND to the City of Rolling Hills Estates prior to the end of the public comment period on July 6, 2004.
Joel Rojas, AICP, Director of Planning, Building and Code Enforcement
Les Evans, City Manager
E-mails regarding the former Palos Verdes Landfill site