PC RES 2011-030 P.C. RESOLUTION NO. 2011-30
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES CONDITIONALLY APPROVING A
CONDITIONAL USE PERMIT REVISION (ZON2011-00152) TO ALLOW
504FT2 SECOND STORY ADDITIONS TO SEVEN SEPARATE TWO-
STORY, SINGLE-FAMILY RESIDENTIAL STRUCTURES ON THE
SALVATION ARMY PROPERTY LOCATED AT 30840 HAWTHORNE
BLVD.
WHEREAS, in 1958, Marymount Palos Verdes College was constructed on the subject
property and occupied the site through the mid-1970s. Since about 1975 through the mid-
1990s, the Salvation Army's Western Territorial Headquarters were located at the subject
property. Although the territorial headquarters has relocated, the Crestmont College has
continued to operate at the subject property. The College is a two-year training program where
cadets become officers in the Salvation Army, becoming ordained Christian ministers; and,
WHEREAS, in 1978, the Planning Commission approved Conditional Use Permit (CUP)
no. 20, allowing the construction of seven separate single-family and two separate multi-family
structures for the officer training Staff and their families at the southern portion of the subject
property; and,
WHEREAS, in 2007, Staff approved the conversion of 60- dormitory-style units into 36
apartment style units to accommodate the student/cadet population which is primarily comprised
of married couples that enter the program, some of which also have children; and,
WHEREAS, in 2008, the Planning Commission approved an addition to the existing
dormitory building to provide for 20 new apartment-style units for the students at the College;
and,
WHEREAS, on June 15, 2011, the Salvation Army submitted a CUP revision, requesting
to construct a 504ft2 second-story addition to seven separate existing 2,276ft2, two-story, single-
family residential structures; and,
WHEREAS, on August 15, 2011, the project was deemed complete after subsequent
reviews; 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 Regulations, 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 Planning Commission found no evidence that the Conditional Use Permit
revision will have a significant effect on the environment and, therefore, the proposed project
has been found to be categorically exempt under Class 1 (Section 15301); and,
WHEREAS, after notice issued on August 15, 2011, pursuant to the requirements of the
Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public
hearing on September 27, 2011, at which time all interested parties were given an opportunity to
be heard and present evidence.
P.C. Resolution No. 2011-30
Page 1 of 5
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The proposed project is a request to construct a 504ft2 second story
addition to each of the seven detached two-story, single-family structures located at the
southern portion of the site. All seven of the residential structures have the same blueprint,
consisting of living areas (living, dining and kitchen), one bedroom and a two-car garage on the
first floor with three additional bedrooms on the second floor. The existing second floor is
located at the center of the first story footprint. The proposed 504ft2 second story addition will
be located immediately above the garage for an additional bedroom. As a result of the
proposal, the bedroom count for each dwelling will increase from four to five. The height (22'-1"}
and material of the proposed second story addition will match the existing residence.
Section 2: Approval of a Conditional Use Permit revision is warranted because:
A. The site is adequate in size and shape to accommodate the proposed use and for all
of the yards, setbacks, walls, fences, landscaping and other features required by this
title (Title 17 — Zoning) or by conditions imposed under this section (RPVMC
17.60.050) to integrate said use with those on adjacent land and within the
neighborhood. More specifically, since the new second story additions will be
located immediately above the garage of existing structures, no additional space is
required and therefore, the subject site is adequate in size and shape to
accommodate the proposal. Additionally, the proposed second floor will match the
existing structure in terms of building material and height. Furthermore, there is no
change or an addition to the existing use. Therefore, no additional conditions are
necessary to further integrate the new additions with those on adjacent lands and
within the neighborhood.
B. The site for the proposed use relates to streets and highways sufficient to carry the
type and quantity of traffic generated by the subject use. More specifically, no
changes are proposed to the two existing access points (Hawthorne Blvd. and Palos
Verdes Drive South) and the proposed bedroom additions to existing structures do
not significantly change the trip generation rate for the subject site.
C. In approving the subject use at the specific location, there will be no significant
adverse effect on adjacent property or the permitted use thereof due to the
topographic nature of the subject site. More specifically, the existing residential
structures are located approximately 180' below the street elevation of Hawthorne
Boulevard and approximately 50' above the street elevation of Palos Verdes Drive
South (PVDS). Due to the significant topographic difference, the proposed project
will not be visible from any properties along Hawthorne Blvd. Additionally, due to the
existing layout, only two of the seven residential structures are visible from Palos
Verdes Drive South. However, due to the 50' elevation difference and a distance of
approximately 105' to the PVDS, the proposed additions appear minimal.
D. The proposed use is not contrary to the General Plan because as proposed and
conditioned, the project implements goals and policies of the General Plan by
integrating the proposed additions with the existing campus by incorporating the
same architectural design, color, building materials and height of the existing
structures. Additionally, the proposed additions are not located in a view corridor,
identified in the General Plan.
P.C. Resolution No. 2011-30
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E. The site of the proposed use is not within any of the overlay control districts
established by Chapter 17.40 (Overlay Control Districts) of the Development Code.
F. Conditions regarding any of the requirements listed in this paragraph, which the
Planning Commission finds to be necessary to protect the health, safety and general
welfare, have been imposed (including but not limited to): setbacks and buffers;
fences or walls; lighting; vehicular ingress or egress; noise, vibration, odors and
similar emissions; landscaping; maintenance of structures, grounds or signs; service
roads or alleys; and such other conditions as will make possible development of the
City in an orderly and efficient manner and in conformity with the intent and purposes
set forth in this title (Title 17 — Zoning), as described in the conditions of approval of
the attached Exhibit 'A.'
Section 3: Any interested person aggrieved by this decision or any portion of this
decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and
any specific action being requested by the appellant. Any appeal letter must be filed within
fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, October
12, 2010. A $2,275.00 appeal fee must accompany any appeal letter. If no appeal is filed
timely, the Planning Commission's decision will be final at 5:30 PM on October 12, 2010.
Section 4: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby conditionally approves a Conditional
Use Permit revision for a 504ft2 second story addition to seven separate single-story residential
structures located at 30840 Hawthorne Blvd (Case No. ZON2011-00152).
PASSED, APPROVED AND ADOPTED this 27th day of September 2011, by the following vote:
AYES: Commissioners Lewis, Knight, Vice Chairman Tetreault, Chairman Tomblin
NOES: Commissioner Leon
ABSTENTIONS: Commissioner Gerstner
RECUSALS: Commissioner Emenhiser
ABSENT: None
David L. Tomblin,
Chairman
r
Joel Ronit
AICP
Com DevelopaDirector; and,
Secref the Planning Commission
P.C. Resolution No. 2011-30
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EXHIBIT'A'
CONDITIONS OF APPROVAL FOR
CASE NO. ZON2011-00152
30840 HAWTHORNE BLVD. (SALVATION ARMY)
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the
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 Resolution. Failure
to provide said written statement within ninety (90) days following the date of this
approval shall render this approval null and void.
2. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters,
temporary improvements and/or permanent improvements, the applicant shall obtain an
encroachment permit from the Director of Public Works.
3. Approval of this permit shall not be construed as a waiver of applicable and appropriate
zoning regulations, or any Federal, State, County and/or City laws and regulations.
Unless otherwise expressly specified, all other requirements of the City of Rancho Palos
Verdes Municipal Code shall apply.
4. The Community Development Director is authorized to make minor modifications to the
approved plans and any of the conditions of approval if such modifications will achieve
substantially the same results as would strict compliance with the approved plans and
conditions. Otherwise, any substantive change to the project shall require approval of a
revision by the final body that approved the original project, which may require new and
separate environmental review.
5. The project development on the site shall conform to the specific standards contained in
these conditions of approval or, if not addressed herein, shall conform to the residential
development standards of the City's Municipal Code, including but not limited to height,
setback and lot coverage standards.
6. Failure to comply with and adhere to all of these conditions of approval may be cause to
revoke the approval of the project pursuant to the revocation procedures contained in
Section 17.86.060 of the City's Municipal Code.
7. If the applicant has not submitted an application for a building permit for the approved
project or not commenced the approved project as described in Section 17.86.070 of the
City's Municipal Code within one year of the final effective date of this Resolution,
approval of the project shall expire and be of no further effect unless, prior to expiration,
a written request for extension is filed with the Community Development Department and
approved by the Director.
8. In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stricter standard shall
apply.
9. Unless otherwise designated in these conditions, all construction shall be completed in
substantial conformance with the plans stamped APPROVED by the City with the effective
date of this Resolution.
P.C. Resolution No. 2011-30
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10. This approval is only for the items described within these conditions and identified on the
stamped APPROVED plans and is not an approval of any existing illegal or legal non-
conforming structures on the property, unless the approval of such illegal or legal non-
conforming structure is specifically identified within these conditions or on the stamped
APPROVED plans.
11. The construction site and adjacent public and private properties and streets 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 not be 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.
12. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday
through Saturday, with no construction activity permitted on Sundays or on the legal
holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code.
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 in this condition.
13. All grading, landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
14. All construction sites shall be maintained in a secure, safe, neat and orderly manner.
Temporary portable bathrooms shall be provided on a construction site if required by the
City's Building Official. Said portable bathrooms shall be subject to the approval of the
City's Building Official and shall be placed in a location that will minimize disturbance to
the surrounding property owners.
Project Specific Conditions:
15. This approval is for a 504ft2 second story addition, immediately above the garage of
seven separate two-story, single-family structures.
16. The maximum height shall not exceed the existing 22'-l", as measured from the point
where the lowest foundation or slab meets finished grade to the ridgeline.
P.C. Resolution No. 2011-30
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