The initial stage for completing an environmental impact report, or EIR, for a controversial Big Rock residential project began last month with the issuance of a Notice of Preparation, or NOP, to neighbors and other interested parties.
A scoping session took place last week to gather information on what should be contained in the EIR for a project that calls for a 10,517-square-foot bluff-top home and an access road. It also makes room for the possibility of additional residential development.
The Seaboard Road project, which is proposed by the Breitman Residence Trust, was approved by the Planning Commission in 2008. Two appeals were soon filed. One came from Big Rock resident Al Broussard, who wanted an EIR completed. The other appeal was from Lynn Heacox, the private planning consultant hired by Breitman for this project. He argued against the Planning Commission’s basement size reduction. Both the applicant’s proposed larger basement and the smaller-sized one approved by the Planning Commission will be analyzed in the EIR, Principal Planner Stefanie Edmonson said.
The appeals went to the city council in August, and the council voted 4-0 (then-Councilmember Sharon Barovsky was absent) for an EIR. Several project opponents spoke during the lengthy session with varying degrees of criticism, ranging from a request for an EIR to absolute opposition to the development. Among the concerns raised were the impacts of large trucks travelling the narrow road for construction and the impact on Big Rock’s storm water drainage. Among those who spoke in opposition was Councilmember Lou La Monte, who at the time was a leader in the Big Rock Homeowners Association
The proposed project calls for the large home along with a pool and tennis courts as well as other amenities. It requires 3,240 cubic yards of non exempt grading. A variance is required for more than 1,000 cubic yards of non exempt grading.
The home would be accessed through Seaboard Road, a public street that branches off Big Rock Drive and turns into a paved private road (on which Breitman has access rights) and later an unpaved private road. The proposed home would be located at the end of the unpaved section. The applicant wants to improve the 2,590-foot section of the unpaved road and expand its width to 20 feet, putting it in compliance with Los Angeles County Fire Department standards. A retaining wall would be installed to widen the road.
A lot line adjustment is also proposed involving the site for the proposed home and three additional Breitman-owned parcels. According to the NOP, “Plans have yet to be prepared for any development on the remaining three lots.” The maximum sizes for the potential homes are 5,100 square feet, 7,900 square feet and 9,700 square feet. The effect of their potential existence on the current proposal will be analyzed in the EIR.
Completion of the road portion of the project would allow for the development of three surrounding lots that have ownership also with Seaboard access rights. The sizes of the lots are 1.02 acres, 4.4 acres and 32 acres. There is no active application for development on any of the three lots, but the potential development on them will also be analyzed in the EIR.
Six years ago, the council approved an application by Marvin Smith for a municipal permit to construct a 9,300-square-foot home on the 32-acre lot. This too was a controversial project, with the Planning Commission taking three meetings to review the application. Development of an access road was among the objections raised about the project. At the time, the council was a few weeks short of beginning to issue coastal development permits. The CDP process for the home was supposed to take place shortly after the municipal permit was granted, but the process was never completed. Edmonson said the municipal approval for the project has been withdrawn due to inactivity.