GENERAL PLAN UPDATE - CHANGES TO OPEN SPACE
CrTYOF
4
o RANCHO PALOS VERDES
MEMORANDUM TO: FROM: DATE: SUBJECT:
CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION JOEL ROJAS, AICP, C
Y DEVELOPMENT DIRECTOR
APRIL 23,2013 GENERAL PLAN UPDATE HILLSIDE (HAZARD) AREAS
Staff Coordinators:
CHANGES TO OPEN SPACE
Gregory Pfost, Deputy Community Development Abigail Harwell, Assistant Planner
Direct9r~
V'
RECOMMENDATION Staff recommends that the Planning Commission approve adjusting all of the Open Space Hillside boundaries presented within this report, as recommended by the City Geologist. BACKGROUND At their February 26, 2013 meeting, the Commission considered all the reports and testimony (Minutes) from that meeting and past meetings pertaining to changing the boundaries of the Hazard Land Use Designation as recommended by the City Geologist. th On February 26 , the Commission provided direction (5-1; Commissioner Gerstner dissenting) to Staff on how to proceed with the remainder of Hazard areas within the City. Specifically, the Commission directed Staff to proceed with Staff identified Option 3A as follows: •
OPTION 3A: Move forward with adjusting the Hazard boundary lines as recommended by the City Geologist for only those properties where the Hazard land use area decreases. Additionally, change the name of the zoning designation for hillside areas to "Open-Space Hillside" instead of its current "Hazard" designation. By doing so, the landslide moratorium area and other known landslide areas in the City would retain the "Open-Space Hazard" designation. A subsequent Zone Change and Zoning Code Amendment would be required to establish a new Zoning District of "Open-Space Hillside".
Per this direction, at their April 9, 2013 meeting, the Commission considered and approved a change in the Hazard boundary and a change in the land use designation name from "Hazard" to "Open-Space Hillside" for 79 properties in the City.
1
General Plan Update - Open Space Hillside (Hazard) Land Use Revisions April 23, 2013
DISCUSSION th
Based upon the Commission's February 26 direction to proceed with Option 3A, Staff has prepared this report proposing changes to 254 properties where the City Geologist has recommended a reduction in the amount of the Open Space Hillside land use. Attached are graphics representing the proposed changes to various areas within the City. Each graphic provides an aerial view of the properties that are affected, their addresses, and the location of the existing General Plan's "Hazard" land use designation to be removed. These are the same graphics that were provided with a public hearing notice that was mailed and published on April 4, 2013. While not evident in the graphics due to a lack of topographic information provided, tonight's proposed changes occur mainly in canyon and steeped slope areas in the City. In no case does the new boundary affect an existing structure, which is clearly a benefit to those where the existing boundary was over their existing structures. At tonight's meeting, Staff will provide more detailed graphics that will include topographic contours so that the Commission and public can better understand why the new boundaries are located where they are. ADDITIONAL INFORMATION Public Correspondence: On April 4, 2013, a public hearing notice was mailed and published in the Peninsula News. At the time this report was prepared, Staff had received one letter of correspondence (attached), which is in support of the requested action tonight. If additional letters are received then they will be forwarded to the Commission at tonight's meeting. What are the next steps? Tonight's meeting is the final meeting necessary to address those properties in the City that would see a reduction in the amount of Open Space Hillside (Hazard) land use on their property as recommended by the City Geologist. Following tonight's meeting, one additional meeting (tentatively scheduled for May 28,2013) will be necessary to change the name of all remaining "Hazard" properties, with exception to those properties subject to landslide and coastal bluffs, to the new land use designation of "Open Space Hillside". The Planning Commission's determination on all changes to the land use map would still be Draft. The next step is to take all Commission approved Land Use Map changes along with the Commission approved Updated General Plan text to the City Council in a public hearing wherein the City Council would be responsible for making the final decision on the Commission recommended updates to the General Plan and Land Use Map. After the City Council approves the General Plan Update, any necessary Zoning Map Change or Zone Text Amendments would commence. For example, related to tonight's
2
2
General Plan Update - Open Space Hillside (Hazard) Land Use Revisions April 23, 2013
item, a new "Open Space Hillside" Zoning District needs to be incorporated into the Zoning Code as a text amendment. Additionally, for all the properties that end up approved with a name change from "Hazard" to "Open Space Hillside" and/or whose boundaries are readjusted to reduce the amount of "Open Space Hillside", a corresponding Zoning Map change to ensure consistency with the General Plan is necessary. The Zoning Map Changes and Zone Text Amendments would require review by the Commission and final approval by the City Council through public hearings. CONCLUSION
Based upon the discussion above, Staff is recommending that the Planning Commission approve adjusting all of the Open Space Hillside boundaries presented within this report, as recommended by the City Geologist ATTACHMENTS:
•
Exhibits/Graphics Showing the Proposed Areas
3
3
Carroll and Bob Fisher 30545 Rhone Drive Rancho Palos Verdes California 90275 6 April 2013 Rancho Palos Verdes Community Development Department 30940 Hawthorne Boulevard Rancho Palos Verdes California 90275
RECEIVED
APR 08 2013 COMMl:JNITY DEVELOPMENT DEPARTMENT
Attention: Abigail Harwell Re: Please Adopt the Proposed Changes to the Revised General Plan Land Use Map at the Planning Commission Meeting 23 April 2013 Dear RPV Planning Commission, Samantha and Eugene Revolon were a young couple who came to Palos Verdes in 1962. They found the lot upon which they decided to build their dream home at the end of Rhone Drive. Sam and Gene invited their friends to see the lot they were buying. Their friends said: "the view is great, but there is no place to build a house." Sam and Gene and their Architect designed the home of their dreams. The magnitude and the cost of the excavation that was necessary to build our house was greater than Sam and Gene and the architect imagined. The excavation cost as much as the rest of the construction of the house. The . Revolons persevered and moved a lot of dirt and turned the hillside into a secure residential lot. The house is built on bedrock. When Sam and Gene decided to retire to a smaller home, we were privileged to buy our dream home from them. We raised our children in the house and we are enjoying the home and the incomparable view every day. Now the City of Rancho Palos Verdes is considering adopting changes to the General Plan Land Use Map that acknowledge the improvements and the excavations and the grading for which Sam and Gene and all the people like them who worked and sacrificed to bring us our homes in Rancho Palos Verdes. It is important to today's homeowners to have a map that recognizes that our homes are on lots which are properly zoned residential. It is also appropriate to
recognize that those who went before us turned the hillsides into home sites. Please adopt the Revised General Plan Land Use Map and by adopting the changes acknowledge the contributions of Sam and Gene and the others who made the wonderful residential community we enjoy today. Sincerely,
4
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: 61 & 62 Oceanaire Drive
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
5
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ambersky Drive (11, 15, 17, 19); 35 Oceanaire Drive
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
6
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Burrell Lane (1, 2, 4)
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
•
Existing Recreational - Passive Land Use
•
Planning Commission Approved "Open-Space Preserve" Land Use
7
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Valley View Road (5206, 5220, 5234, 5248, 5306,5318,5326,5340,5354,5366,5380,5392,5408); APN 7581-031-032
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
8
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: San Clemente Drive (24, 25, 26, 27, 28, 29, 30, 31,32, 34); 15 Santa Catalina Drive; APN 7581-033-118
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
9
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Santa Catalina Drive (24, 26, 28)
LEGEND
m •
o •
Proposed new "Open-Space Hillside" Land Use area Existing "Hazard" Land Use area to be removed Existing Residential Land Uses Planning Commission Approved "Open-Space Preserve" Land Use
10
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ocean Terrace Drive (5822, 5832, 5842, 5850, 5858, 5866); APN 7581-030-011
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
11
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ocean Terrace Drive (6002, 6010); Pacifica Drive (32024, 32032, 32040, 32050, 32058, 32064)
LEGEND •
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
12
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ocean Terrace Drive (6224, 6236, 6246, 6258, 6264, 6270)
LEGEND •
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
13
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Cartier Drive (30930, 30936, 30937, 30940); Lebec Drive (6501, 6502, 6507, 6510); 31018 Marne Drive; APN 7581-018-036
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
EXisting "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
14
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Marne Drive (31407, 31415, 31423)
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
15
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: 39 & 43 Nuvola Court
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
16
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Albero Court (11, 19,23,29,51,54,55) APN 7573-019-040 & APN 7573-019-042
-----....
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o •
Existing Residential Land Use Existing Institutional Land Use
17
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Via Del Mar (7040, 7050, 7055, 7060, 7065, 7070, 7075, 7080, 7085, 7095, 7105); APN 7588-024-039
R
4
o RANCHO PALOS VERDES
MEMORANDUM TO: FROM: DATE: SUBJECT:
CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION JOEL ROJAS, AICP, C
Y DEVELOPMENT DIRECTOR
APRIL 23,2013 GENERAL PLAN UPDATE HILLSIDE (HAZARD) AREAS
Staff Coordinators:
CHANGES TO OPEN SPACE
Gregory Pfost, Deputy Community Development Abigail Harwell, Assistant Planner
Direct9r~
V'
RECOMMENDATION Staff recommends that the Planning Commission approve adjusting all of the Open Space Hillside boundaries presented within this report, as recommended by the City Geologist. BACKGROUND At their February 26, 2013 meeting, the Commission considered all the reports and testimony (Minutes) from that meeting and past meetings pertaining to changing the boundaries of the Hazard Land Use Designation as recommended by the City Geologist. th On February 26 , the Commission provided direction (5-1; Commissioner Gerstner dissenting) to Staff on how to proceed with the remainder of Hazard areas within the City. Specifically, the Commission directed Staff to proceed with Staff identified Option 3A as follows: •
OPTION 3A: Move forward with adjusting the Hazard boundary lines as recommended by the City Geologist for only those properties where the Hazard land use area decreases. Additionally, change the name of the zoning designation for hillside areas to "Open-Space Hillside" instead of its current "Hazard" designation. By doing so, the landslide moratorium area and other known landslide areas in the City would retain the "Open-Space Hazard" designation. A subsequent Zone Change and Zoning Code Amendment would be required to establish a new Zoning District of "Open-Space Hillside".
Per this direction, at their April 9, 2013 meeting, the Commission considered and approved a change in the Hazard boundary and a change in the land use designation name from "Hazard" to "Open-Space Hillside" for 79 properties in the City.
1
General Plan Update - Open Space Hillside (Hazard) Land Use Revisions April 23, 2013
DISCUSSION th
Based upon the Commission's February 26 direction to proceed with Option 3A, Staff has prepared this report proposing changes to 254 properties where the City Geologist has recommended a reduction in the amount of the Open Space Hillside land use. Attached are graphics representing the proposed changes to various areas within the City. Each graphic provides an aerial view of the properties that are affected, their addresses, and the location of the existing General Plan's "Hazard" land use designation to be removed. These are the same graphics that were provided with a public hearing notice that was mailed and published on April 4, 2013. While not evident in the graphics due to a lack of topographic information provided, tonight's proposed changes occur mainly in canyon and steeped slope areas in the City. In no case does the new boundary affect an existing structure, which is clearly a benefit to those where the existing boundary was over their existing structures. At tonight's meeting, Staff will provide more detailed graphics that will include topographic contours so that the Commission and public can better understand why the new boundaries are located where they are. ADDITIONAL INFORMATION Public Correspondence: On April 4, 2013, a public hearing notice was mailed and published in the Peninsula News. At the time this report was prepared, Staff had received one letter of correspondence (attached), which is in support of the requested action tonight. If additional letters are received then they will be forwarded to the Commission at tonight's meeting. What are the next steps? Tonight's meeting is the final meeting necessary to address those properties in the City that would see a reduction in the amount of Open Space Hillside (Hazard) land use on their property as recommended by the City Geologist. Following tonight's meeting, one additional meeting (tentatively scheduled for May 28,2013) will be necessary to change the name of all remaining "Hazard" properties, with exception to those properties subject to landslide and coastal bluffs, to the new land use designation of "Open Space Hillside". The Planning Commission's determination on all changes to the land use map would still be Draft. The next step is to take all Commission approved Land Use Map changes along with the Commission approved Updated General Plan text to the City Council in a public hearing wherein the City Council would be responsible for making the final decision on the Commission recommended updates to the General Plan and Land Use Map. After the City Council approves the General Plan Update, any necessary Zoning Map Change or Zone Text Amendments would commence. For example, related to tonight's
2
2
General Plan Update - Open Space Hillside (Hazard) Land Use Revisions April 23, 2013
item, a new "Open Space Hillside" Zoning District needs to be incorporated into the Zoning Code as a text amendment. Additionally, for all the properties that end up approved with a name change from "Hazard" to "Open Space Hillside" and/or whose boundaries are readjusted to reduce the amount of "Open Space Hillside", a corresponding Zoning Map change to ensure consistency with the General Plan is necessary. The Zoning Map Changes and Zone Text Amendments would require review by the Commission and final approval by the City Council through public hearings. CONCLUSION
Based upon the discussion above, Staff is recommending that the Planning Commission approve adjusting all of the Open Space Hillside boundaries presented within this report, as recommended by the City Geologist ATTACHMENTS:
•
Exhibits/Graphics Showing the Proposed Areas
3
3
Carroll and Bob Fisher 30545 Rhone Drive Rancho Palos Verdes California 90275 6 April 2013 Rancho Palos Verdes Community Development Department 30940 Hawthorne Boulevard Rancho Palos Verdes California 90275
RECEIVED
APR 08 2013 COMMl:JNITY DEVELOPMENT DEPARTMENT
Attention: Abigail Harwell Re: Please Adopt the Proposed Changes to the Revised General Plan Land Use Map at the Planning Commission Meeting 23 April 2013 Dear RPV Planning Commission, Samantha and Eugene Revolon were a young couple who came to Palos Verdes in 1962. They found the lot upon which they decided to build their dream home at the end of Rhone Drive. Sam and Gene invited their friends to see the lot they were buying. Their friends said: "the view is great, but there is no place to build a house." Sam and Gene and their Architect designed the home of their dreams. The magnitude and the cost of the excavation that was necessary to build our house was greater than Sam and Gene and the architect imagined. The excavation cost as much as the rest of the construction of the house. The . Revolons persevered and moved a lot of dirt and turned the hillside into a secure residential lot. The house is built on bedrock. When Sam and Gene decided to retire to a smaller home, we were privileged to buy our dream home from them. We raised our children in the house and we are enjoying the home and the incomparable view every day. Now the City of Rancho Palos Verdes is considering adopting changes to the General Plan Land Use Map that acknowledge the improvements and the excavations and the grading for which Sam and Gene and all the people like them who worked and sacrificed to bring us our homes in Rancho Palos Verdes. It is important to today's homeowners to have a map that recognizes that our homes are on lots which are properly zoned residential. It is also appropriate to
recognize that those who went before us turned the hillsides into home sites. Please adopt the Revised General Plan Land Use Map and by adopting the changes acknowledge the contributions of Sam and Gene and the others who made the wonderful residential community we enjoy today. Sincerely,
4
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: 61 & 62 Oceanaire Drive
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
5
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ambersky Drive (11, 15, 17, 19); 35 Oceanaire Drive
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
6
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Burrell Lane (1, 2, 4)
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
•
Existing Recreational - Passive Land Use
•
Planning Commission Approved "Open-Space Preserve" Land Use
7
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Valley View Road (5206, 5220, 5234, 5248, 5306,5318,5326,5340,5354,5366,5380,5392,5408); APN 7581-031-032
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
8
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: San Clemente Drive (24, 25, 26, 27, 28, 29, 30, 31,32, 34); 15 Santa Catalina Drive; APN 7581-033-118
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
9
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Santa Catalina Drive (24, 26, 28)
LEGEND
m •
o •
Proposed new "Open-Space Hillside" Land Use area Existing "Hazard" Land Use area to be removed Existing Residential Land Uses Planning Commission Approved "Open-Space Preserve" Land Use
10
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ocean Terrace Drive (5822, 5832, 5842, 5850, 5858, 5866); APN 7581-030-011
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
11
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ocean Terrace Drive (6002, 6010); Pacifica Drive (32024, 32032, 32040, 32050, 32058, 32064)
LEGEND •
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
12
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Ocean Terrace Drive (6224, 6236, 6246, 6258, 6264, 6270)
LEGEND •
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
•
Planning Commission Approved "Open-Space Preserve" Land Use
13
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Cartier Drive (30930, 30936, 30937, 30940); Lebec Drive (6501, 6502, 6507, 6510); 31018 Marne Drive; APN 7581-018-036
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
EXisting "Hazard" Land Use area to be removed
o
Existing Residential Land Uses
14
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Marne Drive (31407, 31415, 31423)
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
15
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: 39 & 43 Nuvola Court
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
D
Existing Residential Land Uses
16
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Albero Court (11, 19,23,29,51,54,55) APN 7573-019-040 & APN 7573-019-042
-----....
LEGEND
m
Proposed new "Open-Space Hillside" Land Use area
•
Existing "Hazard" Land Use area to be removed
o •
Existing Residential Land Use Existing Institutional Land Use
17
Proposed changes to the DRAFT General Plan Land Use Map Properties Affected: Via Del Mar (7040, 7050, 7055, 7060, 7065, 7070, 7075, 7080, 7085, 7095, 7105); APN 7588-024-039
R
