Palos Verdes Peninsula News

RPV — A group of concerned residents witnessed night turn into morning as the Rancho Palos Verdes Planning Commission took on the main event of Tuesday night’s issue-heavy agenda — the proposal to turn a Valero gas station into a 10,880-square-foot CVS pharmacy/convenience store.

Much of the contention stems from the applicant’s request for a zoning change from RS-4, or single-family residential, with an automotive service station overlay to commercial limited, and a modification to the land-use designation.

More than 40 concerned residents intended to share their views at the standing-room-only meeting, and 32 stuck around to speak as the commission began discussing the project after midnight.

By the time the clock struck 3:15 a.m., the commission rendered its decision to deny the zone change with a 6-1 vote (Commissioner Edward Ruttenberg dissented).

Early into the discussion, Ruttenberg said he was “struggling” with the issue at hand.

“When I first spoke, I said that I was undecided. I still didn’t know what I was going to do, even after everyone had testified and we were discussing it,” Ruttenberg said on Wednesday. “Because there were strong arguments on both sides, when I saw that the vote was going the way it was, I didn’t want to send it to the council with a 7-0 vote that might indicate it wasn’t as close a decision as several commissioners expressed it was.”

However, Chair Stephen Perestam said too much was at stake to grant the applicant’s wish.

“There’s too much uncertainty with the economic case that was being made, and it was a bit of a leap to go and change the zoning when nobody as of yet had explored residential alternatives,” Perestam said on Wednesday.

The project also entailed a general plan amendment, conditional use, sign and grading permits, a variance and an environmental assessment.

Michael Gonzalez, the attorney representing Valero station owners Dr. Pantea Sharifi-Hannauer and her parents, Masoud and Shahla Sharifi of RPV, said his clients intend to appeal.

“Good planning is based on adequate information and data … It’s not based on emotional opposition,” Gonzalez said at the meeting. “This property has been in commercial use for almost 40 years … We’re simply requesting the same treatment that was granted to the property owner on the other side of the street 20 years ago — nothing different. No more, no less.”

Sharifi-Hannauer did not wish to comment on Wednesday.

Community members remain opposed to the proposal because they say the project isn’t compatible with the neighborhood, and will increase traffic and reduce property values. Residents also saw the zone change as a major sticking point.

“This property should remain the way the city intended … unless we can show some kind of compelling necessity that would require the city to make this change, and I don’t see that,” said RPV resident Stuart Friedland.

Michael Majid, who lives near the Valero station, was “vehemently opposed” to what he said would be a “monstrosity” and a “commercial eyesore.”

“The community clearly does not need another convenience store. The idea that CVS is needed in the area for local residents also is invalid. We have five pharmacies on the Hill,” Majid said. “Is all forgotten about the … Gelsons, Safeway and Saks Fifth Avenue jumping ship in this community … and then leaving a big box shell? Knowing this, why would we want to change zoning?”

While the majority of public speakers at the meeting were against the proposed CVS project, a few residents expressed their support.

“We’re an older and aging population that needs health care … The proposal [creates] less traffic, a cleaner environment, less fuel impacts and improves the site safety … The city’s fabric has changed. This is merely a reflection of that,” said former RPV Mayor Steve Kuykendall.

The Sharifis purchased the property, located at the corner of Hawthorne Boulevard and Granvia Altamira, in October 2005. After seeing a steady decline in their gas sales, they filed an application with the city in September 2007 to build the CVS pharmacy.

According to the Sharifis, Valero requires sales of 137,000 gallons of gas monthly — a criterion they haven’t been able to meet.

“Our gasoline sale volume has dropped to less than 80,000 gallons per month, due to [the] opening of [the 7-Eleven] gas stations nearby, and also [the] reduction of gasoline consumption by customers, due to high gas prices and more fuel-efficient vehicles,” Shahla Sharifi wrote in a Sept. 16 letter to the South Coast Air Quality Management District, which required the owners to upgrade Enhanced Vapor Recovery Systems by April 2009.

Tuesday night’s hearing picked up where it left off during the Aug. 26 Planning Commission meeting, when it was announced that CVS Caremark Corp. would acquire the Longs drugstore chain.

The Longs Drugs on Silver Spur Road in Rolling Hills Estates will be converted into a CVS store.

“Not knowing the ramifications of this buy-out upon the proposed project, the applicant requested a continuance to allow time for CVS to conduct their due diligence,” Senior Planner Eduardo Schonborn wrote in a staff report.

“Regardless of what happens, CVS is committed to proceeding with development,” said Chad Hagle, a representative of Tricor Southwest, the would-be pharmacy builders representing CVS.

Joel Rojas, director of planning, building and code enforcement, said city staff is working on setting a date for the City Council to hear the matter.

“Any interested party may appeal this decision in writing to the City Council within 15 calendar days of the Planning Commission’s decision (by Oct. 29),” Schonborn wrote in a city-issued notice on Wednesday. “A $1,344 appeal fee must accompany said appeal. Assuming no appeal is filed, planning approval is final.”

aratcliff@pvnews.com

Reader Comments

The following are comments from the readers. In no way do they represent the view of pvnews.com.

PV Citizen wrote on Nov 3, 2008 10:50 PM:

" I would frequent the Valero station more often, but they never stock the gas pumps with receipt paper nor paper towels. I've asked the attendant to replace this, and from what I understand, the attendants are instructed not to replace them... It seems that the owners don't want to improve on their own station to try to increase business, and were probably seeking to rezone this property from the start.

(To boot, they consistently overprice their gas.) "

Ruby Graupner wrote on Nov 17, 2008 8:11 PM:

" This is soooooo---late; I'm sorry. I had no idea that there was such a controversy about having a mega-convenience store in the beautiful community we so love. I was aware that the proposal was in the works, but I had no idea that so many, like me, did not like the idea. I'm sorry I wasn't around to support those who were opposed to it.

I send a sincere wish of success to those who are in opposition to the project. We don't need more visual pollution in a community as beautiful as ours. "

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