OCTOBER 4, 2005 GENERAL PLAN AMENDMENT INITIATION REQUEST and zonE CHANGE INITIATION REQUEST (case no. ZON2005-00359), FOR PROPERTY LOCATED AT 32639 NANTASKET. OCTOBER 4, 2005 GENERAL PLAN AMENDMENT INITIATION REQUEST and zonE CHANGE INITIATION REQUEST (case no. ZON2005-00359), FOR PROPERTY LOCATED AT 32639 NANTASKET. OCTOBER 4, 2005 GENERAL PLAN AMENDMENT INITIATION REQUEST and zonE CHANGE INITIATION REQUEST (case no. ZON2005-00359), FOR PROPERTY LOCATED AT 32639 NANTASKET.

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL

FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT

DATE: OCTOBER 4, 2005

SUBJECT: GENERAL PLAN AMENDMENT INITIATION REQUEST and zonE CHANGE INITIATION REQUEST (case no. ZON2005-00359), FOR PROPERTY LOCATED AT 32639 NANTASKET. (Applicant/Property Owner: Dana Ireland)

Staff Coordinator: Dave Blumenthal, Associate Planner

RECOMMENDATION

Provide feedback to the applicant regarding the proposed change in General Plan Land Use and Coastal Specific Plan Land Use Designations for the subject site from Commercial Recreational to Residential (2 to 4 dwelling units per acre) and a proposed Zone Change for the subject site from Commercial Recreational (CR) to Single Family Residential (RS-4).

EXECUTIVE SUMMARY

This General Plan Amendment Initiation Request and Zone Change Initiation Request is being brought before the City Council pursuant to Council Policy No. 33. The applicant is requesting Council feedback on the proposal to change the General Plan and Coastal Specific Plan Land Use designations and zoning of a 1.42-acre site from Commercial Recreational to Residential to accommodate a residential subdivision. This feedback will assist the applicant in determining whether or not to submit formal applications for the General Plan Amendment, Coastal Specific Plan Amendment, and Zone Change. At tonight’s meeting, the Council is not required to approve or deny anything, but merely provide feedback to the applicant on his request to amend the General Plan and Zoning on the subject property. After this meeting, the applicant has the option of either continuing with the process by submitting formal applications or opting to not process the project at all.

BACKGROUND

On June 26, 1975, the City Council adopted Resolution No. 75-43, thereby adopting the General Plan of the City of Rancho Palos Verdes. With the adoption of the General Plan, a land use designation of Commercial Recreational was applied to the subject property. Subsequently, the property was zoned Commercial Recreational (CR).

On December 19, 1978, the City Council adopted Resolution No. 78-81, which adopted the Coastal Specific Plan, thereby setting forth a land use designation of Commercial Recreational for the subject property.

On April 3, 1979, the City Council adopted Ordinance No. 117, thereby rezoning the subject property to Agriculture (A).

On July 22, 1980, the Planning Commission approved Tentative Parcel Map No. 12715, thus subdividing an 8.77-acre parcel into the subject 1.42-acre parcel and the adjoining 7.35-acre parcel. Additionally, pursuant to the development standards of the Agriculture zone, the Planning Commission approved Conditional Use Permit No 62, allowing the subject parcel to deviate from the 5-acre minimum lot size and allowing the site to be used as a parking lot for the apartment complex across the street. The Final Parcel Map was approved by the City Council on September 16, 1980 and recorded on September 17, 1980.

On April 20, 1982, the City Council adopted Ordinance No. 149, thereby rezoning the subject property to Commercial Recreational (CR).

On July 11, 2005, the property owner submitted an application for a General Plan Amendment Initiation Request (GPAIR) to change the General Plan and Coastal Specific Plan Land Use Designations and a Zone Change Initiation to change the zoning for the subject property. The application was deemed complete on August 10, 2005.

Pursuant to Council Policy No. 33 (see attached), notice of the GPAIR was sent to all the property owners and Homeowners Associations within 500 feet of the subject site on September 15, 2005. Additionally, notice was published in the Palos Verdes Peninsula News on September 17, 2005.

SITE DESCRIPTION

The subject site is a 1.42-acre vacant lot, which is located on the west side of Nantasket Drive between Beachview Drive and Seacove Drive (see attached aerial photos). The parcel is rectangular in shape and generally measures 91’ deep by 675’ wide. The lot gently slopes up from the south to the north with the street of access (Nantasket).

Inasmuch as the parcel is seaward of Palos Verdes Drive South, it is located within the City’s Coastal Specific Plan. Furthermore, the site is located between the coastline and the first public street, thus making it an appealable area of the Coastal Specific Plan.

Other land uses in the vicinity of the project site are as follows:

West/South: Long Point Resort Hotel project

North: Long Point Resort Hotel project and single-family residential (Channelview)

East: Multiple-family residential

ENVIRONMENTAL ASSESSMENT

Staff has reviewed the proposed General Plan Amendment and Zone Change Initiation Request application for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is statutorily exempt from CEQA, pursuant to Guideline Section No. 15262 (Feasibility and Planning Studies) as this request is only a planning study for possible future actions which the City has not yet acted upon.

It should be noted, that if the applicant decides to formally apply for a General Plan Amendment and Zone Change an Environmental Assessment would be required, which would most likely lead to the preparation of a Mitigated Negative Declaration for the project

DISCUSSION

General Plan Amendment Initiation Request

Council Policy No. 33 establishes the process for General Plan Amendment Initiation Requests. This policy makes the GPAIR an option that applicants can pursue prior to the submittal of a formal application of a General Plan Amendment. This process serves as a benefit to applicants since it allows the applicant to gauge the City Council’s outlook on a proposal.

As shown on the attached aerial photos, the surrounding General Plan and Coastal Land Use Designations include Commercial Recreational (CR) for the adjoining Long Point Resort Hotel Project, Residential (6 to 12 dwelling units per acre) for the apartments on Nantasket and Beachview, Residential (1 to 2 dwelling units per acre) for the residential properties on the south side of Seacove, and Residential (4 to 6 dwelling units per acre) for the remainder of the residential properties in the area.

The applicant is requesting to change the General Plan and Coastal Specific Plan Land Use designation of the site from Commercial Recreational to Residential (2 to 4 dwelling units per acre). This would allow the applicant to pursue a related Zone Change application to change the zoning from commercial to residential, which in turn would allow a subject subdivision application to be submitted. If a General Plan Amendment is formally submitted, the Planning Commission will consider the request in light of the applicable General Plan goals and policies and compatibility with adjoining land use designations. In analyzing this proposal, the most important issue that will be considered is whether the site should remain a visitor serving use or a residential use. If a residential use is desirable, then it will be important to consider the desired density of the site.

Zone Change Initiation Request

The property is currently zoned Commercial Recreational (CR), whereas the applicant is requesting to modify the zoning of the property to Single Family Residential (RS-4). Surrounding Zoning Districts are Commercial Recreational (CR) for the Long Point Resort Hotel Project, Single Family Residential (RS-1) for the properties south of Seacove Drive, and Single Family Residential (RS-4) for the remainder properties in the area.

A comparison of the development standards for the CR and RS-4 zones is as follows:

CR Zone

Development Site Area

Lot Size

Width

Depth

Frontage

Lot Coverage

20-acres

250’

400’

200’

30%


Building Setbacks

Abutting Street

Abutting Non Residential Property

Abutting Residential Property

Abutting Street Serving as Residential District Boundary

Setback

Landscaping

Setback

Setback

Landscaping

Setback

Landscaping

40’

20’

(nearest to street)

20’

100’

All

50’

30’

(nearest to street)