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PC RES 2013-002 i P.C. RESOLUTION NO. 2013-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING A MITIGATED NEGATIVE DECLARATION MAKING CERTAIN ENVIRONMENTAL FINDINGS IN ASSOCIATION WITH AN ENVIRONMENTAL ASSESSMENT, FOR CASE NO.ZON2010-00087 FOR THE PROPOSED POINT VIEWMASTER PLAN (A CONDITIONAL USE PERMIT AND SITE PLAN REVIEW) COMPRISED OF 25 ACRES OF AGRICULTURAL USE; AN EXECUTIVE GOLF COURSE; GENERAL IMPROVEMENTS ON THE PROPERTY; ALLOWANCE OF UP TO 30 PUBLIC OR PRIVATE EVENTS PER YEAR IN THE EVENT GARDEN AREA; AND, THE PROVISION OF A PAVED INTERNAL DRIVEWAY THROUGH THE PROPERTY TO CONNECT THE COOK SHACK AREA WITH PALOS VERDES DRIVE SOUTH; LOCATED ON PROPERTY AT 6001 PALOS VERDES DRIVE SOUTH (COMMONLY KNOWN AS THE POINT VIEW PROPERTY). WHEREAS, on February 20, 2009, the property owner submitted a Conditional Use Permit application to use a 5-acre portion of his Point View property (known as the Cook Shack area) for an "Event Garden" to conduct private parties, receptions, charity events and the like; and, WHEREAS, after review of the application and associated information, Staff determined that the application could not be accepted and/or processed, since the subject property is within a Residential zoning district and the proposed use is not a use allowed by right or by conditional use permit in said residential zoning district. Thus, on March 13, 2009, Staff returned the submitted conditional use permit application to the applicant; and, WHEREAS, as a result of Staffs determination, and since the City's Development Code allows for an Interpretation Procedure to further define or enumerate the uses permitted in the various zoning districts, the property owner submitted a request for a formal interpretation (Case No. ZON2009-00146) for the proposed Point View "Event Garden" on April 21, 2009; and, WHEREAS, on May 21, 2009, within the prescribed 30 days of initiating a request for an Interpretation, the Director of Planning, Building and Code Enforcement issued a formal Interpretation establishing that within a Residential zoning district a Conditional Use Permit application cannot be accepted for the types of commercial uses that are proposed to be conducted in the"Event Garden"; and that a Special Use Permit should be submitted for each non-commercial use that is proposed to be conducted at the"Event Garden"; and, WHEREAS, on June 1, 2009 Gary Weber, representing the property owner, submitted a request for a Planning Commission hearing on the Director's Interpretation; and, WHEREAS, on June 23, 2009, the Planning Commission continued the hearing to August 11, 2009; and, WHEREAS, on August 11, 2009,the Planning Commission held a hearing on Case No. ZON2009-00146, a Director's Interpretation, at which time all interested parties were given an opportunity to be heard and present evidence. At the hearing, the Planning Commission voted 3-2 in favor of the appellant and directed Staff to prepare a resolution for approval at the next Planning Commission meeting; and, WHEREAS, on August 25, 2009, the Planning Commission did not adopt a Resolution and instead agreed to re-notice the item to allow additional public testimony; and, WHEREAS, on September 3, 2009, a notice of the hearing was published in the Palos Verdes Peninsula News, and notices were mailed to the 72 interested parties that submitted a letter and/or signed a petition in reference to the appellant's request. Further, the public was notified via an electronic mail message to those registered on the City's fistserve for the "Point View "Development project proposed for the same property as the proposed "Event Garden"; and, WHEREAS, on September 22, 2009, the Planning Commission held a hearing on Case No. ZON2009-00146, a Director's Interpretation, at which time all interested parties were given an opportunity to be heard and present evidence; WHEREAS on September 22, 2009, the Planning Commission adopted P.C. Resolution No. 2009-41, upholding the Director's Interpretation establishing that a Conditional Use Permit application cannot be accepted for use of the Point View property or other Residentially Zoned property to conduct a commercial enterprise whereby Residentially zoned property is rented for use by a person or organization that is not the property owner for the purpose of conducting events, meetings, parties or other similar commercial activities on an on-going basis; rather, a Special Use Permit can be submitted for certain of the proposed "Event Garden" noncommercial uses as they occur; WHEREAS, on February 28, 2010, the property owner submitted Conditional Use Permit and Site Plan Review applications (hereinafter referred to as ZON2010-00087) to the Community Development Department for processing requesting approval for25-acres of agricultural uses, a golf course use, an ancillary Events Garden use to allow up to 30 public and private events per year, and other miscellaneous improvements on the property. The entire project is described as follows: Agricultural Use — The project includes an organic avocado orchard on the northern portion of the site, measuring 11.5-acres in area-, a secondary organic avocado orchard on the eastern side of the site measuring 6-acres in area; a separate citrus/non-organic avocado orchard on the eastern side of the site measuring 1.5-acres in area; and two vineyard areas in the middle and western side of the site, measuring 5.5-acres and 3-acres in area, P.C. Resolution No. 2013-02 respectively. Section 17.02.025 of the Municipal Code establishes that the growing of crops and/or fruits on more than one acre or for commercial purposes is a conditionally permitted use in this single-family residential zone. The total acreage of agricultural use is proposed to be approximately 25.5-acres. Golf Course Use — The project also includes a uniquely designed golf use that does not function like or resemble a traditional golf course. Unlike a traditional golf course, the 2,5-acre Point View Golf Course will consist of two greens, sand traps, and 9 holes facilitated from 5 tee locations. The proposed golf course will function similar to a 9-hole executive golf course. The golf course will be operated and maintained by the landowner, will not have designated employees, will not be open to the general public, will not have regular operating hours, will not have an enclosed clubhouse, and will not be operated as a separate commercial venture as no green fees will be collected. Instead, the golf course will be limited to guests of the landowner and to those who are at the site for an event; play will be limited to daylight hours only, and access to the golf course will be via the existing roads on the property. Section 17.02.025(G)of the Municipal Code establishes that a golf course is a conditionally permitted use in the single-family residential zoning district. Event Garden Use—The Event Garden is planned as an ancillary use to the golf course on the flat terrace located in the north-central portion of the 94- acre Point View property (referred to as the event garden area, or the "cook shack" area). With regards to this use, the Point View property has been used in the past for fundraising events by the Las Candalistas (Walk On The Wildside) and the U.S. Pony Club; for filming of motion pictures, television shows and commercials; and, for private parties hosted by the owner, As part of the current proposal, the property owner proposes to rent out the event garden area to private entities and organizations to conduct no more than 30 events per year, which include: • Fund raising and charity events • Private parties Public and community events • Weddings and wedding receptions • Corporate parties • Outdoor conferences • Educational events Attendance will be limited to 300 people per event(not including event staff, security/safety personnel, etc.), with an occasional special charity event that could generate up to 750 people. The applicant proposes the hours of operation be limited to 8-00 a.m. until 10:00 p.m., with the typical event lasting approximately five hours, The event garden area would be made P.C. Resolution No. 2013-02 available for such activities throughout the year on an ongoing basis. Visitors to the site would access the Point View property via the existing paved driveway approach from Palos Verdes Drive South, which currently transitions to an unpaved access road that traverses the site and leads to the Event Garden area and a flat open area that would accommodate parking for up to 140 vehicles. The parking area would be composed of an unimproved surface overlain with crushed rock to ensure an adequate parking lot surface. Miscellaneous — To improve on-site circulation and access, the approval includes legalizing an after-the-fact roadway segment that was paved to provide emerge ncy/back-u p access to the site from the Narcissa Drive gate to the Cook Shack area of the property. Further, a new paved roadway is approved to provide main access to the Cook Shack area via Palos Verdes Drive South. The after-the-fact roadway is a 700-foot segment constructed of impervious asphalt; while the new main roadway is currently an unpaved dirt road measuring 1,880-feet in length, and is proposed to be paved with impervious asphalt; and, WHEREAS, on March 25, 2010, Case No. ZON2010-00087 was deemed incomplete pending the submittal of additional information; and, WHEREAS, after submittal of additional information, the project was deemed to be complete for processing, on April 17, 2012; and, WHEREAS, pursuant to the provision of the California Environmental Quality Act, Public Resources Code Section 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 City of Rancho Palos Verdes prepared an Initial Study and determined that, by incorporating mitigation measures into the Negative Declaration, there is no substantial evidence that the approval of Case No. ZON2010-00087 for a Conditional Use Permit and Site Plan Review, otherwise known as the Point ViewMasterPlan,would result in a significant adverse effect on the environment. Accordingly, a Draft Mitigated Negative Declaration (MND)was prepared and notice of that fact was given in the manner required by law; and, WHEREAS, on April 17, 2012, the MND was circulated to the California State Clearing House for a posting and comment period of thirty days (as required by CEQA), and circulated to all appropriate public agencies for comment. Further, the City mailed notices to 114 property owners within a 500-foot radius from the subject property, and subsequently published the notice in the Peninsula News on April 19, 2012. Lastly, the notice was posted on the City's website, and emailed to the 157 email addresses that are registered on the listserve for this project; and, P.C. Resolution No. 2013-02 WHEREAS, in accordance with the requirements of the CEQA, a Mitigation Monitoring program has been prepared, and is attached to the Environmental Assessment and this Resolution as Exhibit "A"; and, WHEREAS, after issuing notices pursuant to the requirements of the Rancho Palos Verdes Development Code and the State CEQA Guidelines, the Planning Commission held a duly noticed public hearing on May 22, 2012, at which time all interested parties were given an opportunity to be heard and present evidence. At the hearing, the Planning Commission requested additional information and directed the applicant to look into reducing the noise levels associated with the proposed Event Garden portion of the Point View Master Plan project, and return to the Planning Commission at a future date; and, WHEREAS, the applicant revised the project to include an arbor wall feature in the design of the project, to be located at the northern side of the Event Garden area, east of the cook shack buildings; and, WHEREAS, on November 16, 2012, the MND was re-circulated to the California State Clearing House for a posting and comment period of thirty-three days, and circulated to all appropriate public agencies for comment. Further, the City mailed notices to 114 property owners within a 500-foot radius of the subject property, and subsequently published the notice in the Peninsula News on April 19, 2012. Lastly, the notice was posted on the City's website, and emailed to the 175 email addresses that are registered on the listserve for this project; and, WHEREAS, after issuing notices pursuant to the requirements of the Rancho Palos Verdes Development Code and the State CEQA Guidelines, the Planning Commission held a duly noticed public hearing on January 8, 2013, 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 Planning Commission has independently reviewed and considered the proposed Mitigated Negative Declaration,the public comments upon it, and other evidence before the Commission prior to taking action an the proposed project and finds that the Mitigated Negative Declaration was prepared in the manner required by law and that there is no substantial evidence that, with appropriate mitigation measures, the approval of Case No. ZON2010-00087 would result in a significant adverse effect upon the environment. Section 2: There are non-native grasslands on the subject property that would disturbed or altered as a result of the agricultural use of the Point View Master Plan, and therefore, the project will have adverse impacts upon resources, as defined in Section 711,2 of the State Fish and Game Code. Thus, appropriate mitigation measures have been incorporated into the Mitigation Monitoring program attached to the Environmental Assessment and this Resolution as Exhibit "A". P.C. Resolution No. 2013-02 Section 3: That with the appropriate mitigation measures that address impacts upon Aesthetics, Biological Resources, Cultural Resources, Geology and Soils, Hydrology and Water Quality, Noise, and Transportation and Circulation, the project will not have a significant impact. Section 4: For reasons discussed in the Initial Study and associated Mitigated Negative Declaration (dated November 2012), which is incorporated herein by reference, the proposed project will not have any potential to achieve short-term, to the disadvantage of long-term, environmental goals, nor would the project have impacts which are individually limited, but cumulatively considerable. Section 5: The Lead Agency has consulted the lists compiled pursuant to Section 65962.5 of the Government Code, and has certified that the development project and any alternatives proposed in this application are not included in these lists of known Hazardous Waste and Substances Sites as compiled by the California Environmental Protection Agency. Section 6: Based upon the foregoing findings, the adoption of the proposed Mitigated Negative Declaration is in the public interest. Section 7: Based upon the re-circulated MND and the record before the Planning Commission, the Planning Commission finds that the Project will not cause any significant environmental impacts after mitigation. Section 8: The mitigation measures set forth in the Mitigation Monitoring Program, Exhibit "A", attached hereto, are incorporated into the scope of the proposed project. These measures will reduce potential significant impacts identified in the Initial Study to a less than significant level. Section 9: For the foregoing reasons and based on the information, and findings included in the Staff Report, Environmental Assessment and other components of the legislative record, in the proposed re-circulated Mitigated Negative Declaration (dated November 2012), and in the public comments received by the Commission, the Planning Commission of the City of Rancho Palos Verdes hereby approves the Mitigated Negative Declaration that has been prepared in compliance with CEQA and adopts the attached Mitigation Monitoring Program (Exhibit"A")associated with Case No.ZON2010-00087,for the proposed Point View Master Plan, which includes the project specifics identified above. P.C. Resolution No. 2013-02 PASSED, APPROVED, AND ADOPTED this 8�h day of January 2013, by the following vote: AYES- Commissioner Nelson, Vice Chairman Emenhiser, Chairman Tetreault NOES: Commissioners Lewis, Tomblin ABSTENTIONS: None ABSENT.- Gerstner RECUSALS' Leon Pauffeteau' Planning Commission Chairman Joel0 j s, AICP Dir ctor f Plannin ilding and c Co eE orcement; nd, Secretary to the anning Commission P.C. Resolution No. 2013-02 EXHIBIT A - MITIGATION MONITORING AND REPORTING PROGRAM (P.C. RESOLUTION NO. 2013-02) ------------------------------- ............ ........... INTRODUCTION Section 21081.6 of the Public Resources Code requires a Lead Agency to adopt a "reporting or monitoring program for changes to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment." In addition, Section 15097(a) of the California Environmental Quality Act(CEQA) Guidelines requires that: [I]n order to ensure that the mitigation measures and project revisions identified in the EIR or negative declaration are implemented, the public agency shall adopt a program for monitoring or reporting on the revisions which it has required in the project and measures it has imposed to mitigate or avoid significant environmental effects. A public agency may delegate reporting or monitoring responsibilities to another public agency or to a private entity which accepts the delegation; however, until mitigation measures have been completed the lead agency remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with the program. The City of Rancho Palos Verdes (City) has been designated as the Lead Agency for the proposed project, and therefore is responsible for administering and implementing the Mitigation Monitoring and Reporting Program (MMRP), The primary purpose of the MMRP is to ensure that the mitigation measures identified in the Mitigated negative Declaration are implemented thereby minimizing identified environmental effects, This MMRP is provided in Table 1,Mitigation Monitoring and Reporting Program,below. The MMRP for the proposed project will be in place through all phases of the project, including design (preconstruction), construction, and operation. The project applicant will have the responsibility for implementing the measures, and the various City of Rancho Palos Verdes departments will have the primary responsibility for monitoring and reporting the implementation of the mitigation measures. 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