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PC RES 2008-008 P.C. RESOLUTION NO. 2008-0 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHOL VERDES APPROVINGE NO.Z 2 07 00(FOR CONDITIONAL E PERMIT, GRADING PERMIT AND ENVIRONMENTAL A SES NT),ALLOWING 1,380 CUBIC YARDS F REMEDIAL I TO FACILITATE THE CONSTRUCTION OF AN ADDITION THE EXISTING ITORY BUILDING MEASURING THREE-STORIES ( '-8") IN HEIGHT TO MATCH THE HEIGHT OF THE EXISTING IT Y BUILDING AND A TOTAL , 27 SQUARE FEET, AT THE SALVATION Y' CRESTMONT COLLEGE FOR OFFICER TRAINING LOCATED T 30840 HAWTHORNE WHEREAS, on February 27, 2007, the Salvation Army submitted Case No. ZON2007-00100, applications for an Environmental Assessment and Conditional Use Permit for the Salvation Army Crestmont College for the Offer Training, located at 30840 Hawthorne Boulevard; and, WHEREAS, on March 21, 2007, the project was deemed incomplete by Staff pending the submittal of additional information; and, WHEREAS, on December 14, 2007, upon submittal of all required information and plans, including a Grading Permit application, the project was deemed complete by Staff; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulation, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f)(Hazardous Waste and Substances Statement),the City of Rancho Palos Verdes prepared an Initial Study and determined that there is no substantial evidence that the approval of Case No. ZON2007-00100 would result in a significant adverse effect upon the environment and, therefore, a Negative Declaration has been prepared and notice of same was given in the manner required by law; and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on February 12, 2008, at which time all interested parties were given an opportunity to be heard and present evidence. NOW,THEREFORE,THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: The site is adequate in size and shape to accommodate the intended uses because the site measures 42-acres in area and a college has operated at the site since P.C. Resolution No. 2008-08 Page 1 construction of the campus by Marymount College in 1958. The dormitory addition will make up for the reduction in the number of overall units that resulted from the remodel of the existing building. The addition will be located with sufficient setbacks within the campus in an area that exceeds the minimum setbacks of the Institutional Zoning District. Further, due to the topography of the site, the addition will not be visible to the public from along Hawthorne Boulevard. Lastly, the subject property will continue to exceed the minimum landscaping requirements, and contains existing fencing and walls along the perimeter of the subject property. Section 2: The site for the proposed use relates to streets and highways properly designed to carry the type and quantity of traffic generated by the subject use as evidenced by a traffic impact study that was reviewed and approved by the City's Traffic Engineer. The existing parking capacity is adequate for the proposed addition and the current facility can handle the traffic and parking demand of the proposed project. Further, it is not anticipated that the proposed project would degrade future traffic conditions beyond acceptable levels since the cadets enrolled at the college live onsite and there are no students that attend the college that commute to the school for classes and training. As such, based on the existing traffic volumes and the anticipated additional volume,there will not be an adverse impact upon the level of service (LOS) at the project driveways and at the adjacent intersections. action 3® There will be no significant adverse effect on adjacent property or the permitted use because the addition does not introduce a new use to the site, and the location, height, design and appearance of the addition will integrate with the campus. The addition does not create an incompatible land use since the use already exists, and it will improve the overall quality of life for the students by providing living conditions that are more suitable for families that attend the college. Furthermore, since the subject site is 100-feet below the elevation of the adjacent Hawthorne Boulevard roadway and 170-feet below the residences across Hawthorne Boulevard, the project will not be visible from the roadway or the residences and will not encroach into any view frame. Section 4: The proposed project is consistent with the General Plan's Institutional-Educational land use designation of the site, and with the types of land uses permitted within the Development Code's Institutional Zoning District. Further, it is consistent with General Plan Policy No. 6, page 93, as the project location and site design have been reviewed to ensure their compatibility with adjacent sites. Further,the addition integrates with the existing campus by incorporating the same architectural design and exterior fagade treatments. Lastly, the addition is in a location that does not encroach into any view frame from residences or from the street. Section 5: Conditions have been imposed to protect the health, safety and general welfare,which includes setback and buffers,fencing,landscaping, maintenance of structures, and other conditions, as identified in Exhibit "A", attached hereto. P.C. Resolution No. 2008-08 Page 2 Section 6: The remedial grading has been designed in a manner in accordance with the geotechnical reports compiled for this project and approved by the City Geologist, which will enhance soil stability and reduce the effects of the expansive soils conditions. Section 7: The remedial grading is designed to improve surface drainage and to ensure no ponding or surface runoff. Further, as part of the Building and Safety Division's "plan check" process, drainage plans will be required to be submitted, reviewed and approved prior to the issuance of a building permit. The drainage plans will ensure that runoff and drainage of the site is adequate. Furthermore, the project complies with the National Pollutant Discharge Elimination System (NPDES) requirements since a "Storm Water Planning Program Priority Project Checklist"and associated plans were approved by the City's NPDES consultant. The plans develop and implement a program to incorporate storm water pollution issues in the development planning phase of projects in order to effectively prohibit non-stormwater discharges and reduce the discharge of pollutants from stormwater conveyance systems to the maximum extent practicable Section 8: The grading will not adversely affect the existing topography of the site, as it will be concentrated to the area under the building footprint and no contours will be impacted. The dormitory expansion will occur at the northern portion of the property, in an area that is currently flat and used as an expansive lawn area between existing parking lots and the existing dormitory building, and the grading will not be done to expand the flat area and the slope will not be modified to accommodate the proposed addition. Section 9: There will be no scarring of the natural landscape and vegetation since the area maintains a flat pad area where the proposed addition will be constructed. action 10A The project is in compliance with the Affordable Housing Ordinance of the Development Code since the Crestmont College will restrict the units to low income students/cadets. Section 11® Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. Pursuant to Chapter 17.80 of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing and with the appropriate appeal fee, no later than fifteen (15) days following the date of the Planning Commission's final action. Section 12, For the foregoing reasons and based on information and findings contained in the Staff Reports, minutes, and records of the proceedings, the Planning Commission hereby approves Case No. ZON2007-001 00 for a Conditional Use Permit and Grading Permit, subject to the conditions of approval contained in the attached Exhibit"A", attached hereto and made a part hereof, which are necessary to protect the public health, safety, and welfare. P.C. Resolution No. 2008-08 Page 3 PASSED, APPROVED, and ADOPTED this 12th day of February 2008 by the following roll call vote: AYES: Gerstner, Knight, Perestam, Ruttenberg, Tetreault NOES: Lewis ABSTENTIONS: None ABSENT: Tomblin RECUSALS: None Bill Gerstner Chairman Joel0 AICP Dire Planning, and Cod vori fsf oIrcement; and, Secretary to the Planning Commission P.C. Resolution No. 2008-08 Page 4 Exhibit "A" Conditions of Approval Case No. 2007® 01 (Conditional Use Permit & Grading Permit) GENERAL I Prior to the submittal of plans into Building and Safety plan check, the applicant and/or property owner shall submit to the City a statement, in writing,that they have read, understand and agree to all conditions of approval contained in this approval. Failure to provide said written statement within ninety(90)days following the date of this approval shall render this approval null and void. 2. The approval shall become null and void after one year from the date of approval, unless approved plans are submitted to the Building and Safety Division to initiate the "plan check" review process. 3. The proposed project, including site layout, the building heights and appearances, shall be constructed and maintained in substantial compliance with the plans reviewed and approved by the Planning Commission on February 12, 2008. 4. Approval of Case No. ZON2007-00100 (Conditional Use Permit and Grading Permit) allows for an addition to the existing dormitory building at the Salvation Army's Crestmont College for Officer Training located at 30840 Hawthorne Boulevard. Specifically, the approved addition measures three-stories (33'-8") in height and will match the height of the existing dormitory building. The total square footage allowed by this approval for the addition measures 28,627 square feet. Lastly, a total of 1,380 cubic yards of remedial grading is allowed, which includes 690 cubic yards of cut and 690 cubic yards of fill. 5. The Director of Planning, Building and Code Enforcement is authorized to approve minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions. Otherwise, all other modifications shall be subject to review and approval by the Planning Commission. 6. In the event that a Planning requirement and a Building &Safety requirement are in conflict with one another, the stricter standard shall apply. 7. The hours of construction shall be limited to 7:00 a.m.to 7:00 p.m., Monday through Saturday. No construction shall be permitted on Sundays or on legal holidays. Further,trucks shall not park, queue and/or idle at the project site or in the adjoining public rights-of-way before 7:00 AM, Monday through Saturday, in accordance with the permitted hours of construction stated above. P.C. Resolution No. 2008-08 Page 5 8. The construction site shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but is not limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete, asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. CONDITIONAL USE PERMIT 9. The style, color and exterior materials of the dormitory addition shall be consistent with the architectural style, color and exterior materials illustrated on the plans approved by the Planning Commission on February 12, 2008. 10. The maximum height of the addition shall be limited to 33'-8",as measured from the top of the parapet to the adjacent grade. In no case, however, shall the addition be higher then the existing dormitory building. 11. The addition is limited to a maximum of three stories. 12. The addition is limited to maximum of 28,627 square feet of floor area. '13. To remain in compliance with the provision of the Chapter 17.11, the Affordable Housing Ordinance, all units in the dormitory building shall be for the exclusive use of, and occupied only by students/cadets enrolled at the Crestmont College and their families, as defined by the College. 14. The applicant shall execute and record an enforceable restriction in a form acceptable to the Director of Planning, Building and Code Enforcement and the City Attorney agreeing that the occupancy of the 20 new units shall be limited to low- income students/cadets. Said restriction shall be recorded prior to building permit final. GRADING PERMIT 15. A total of 1,380 cubic yards of grading is allowed by the permit. Specifically, the grading shall be limited to the footprint of the addition, shall be a balanced operation whereby no import or export is allowed, and shall be conducted for the purpose of removal and recompation in accordance with the recommendations of the geotechnical and soils reports. MISCELLANEOUS 16. All existing utility lines to the building shall be under-grounded. Further, any new utility lines shall be placed underground. 17. All mechanical equipment shall be located to the rear of the building, and shall be adequately screened from adjacent private properties and the public and private P.C. Resolution No. 2008-08 Page 6 rights-of-way to the satisfaction of the Director of Planning, Building and Code Enforcement. 18. No mechanical equipment is allowed on the roof of the addition, and no new mechanical equipment is allowed on the existing dormitory building. 19. All mechanical equipment and the operation of machinery shall not exceed noise levels in excess of sixty-five (65 dBA) decibels, as measured from the closest property line adjacent to the mechanical equipment. 20. Any new trash enclosure(s) shall be fully enclosed and visually screened from the public's view. 21. in the event that any of these conditions conflict with the recommendations and/or requirements of another permitted agency or City Department, the stricter shall apply. 22. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project by the Planning Commission after conducting a public hearing. 23. The owner and applicant shall abide by all Municipal Code requirements pertaining to the subject property. P.C. Resolution No. 2008-08 Page 7