PC RES 2008-053 P.C. RESOLUTION NO. 2 8-53
RESOLUTION F THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALPALOS VERDES APPROVINGCASE NO. ZON2008-00530,
CONDITIONAL E IT AND GRADINGPERMIT FOR A NEW
ENTRANCEY FOR THE BUILDING, 1,720 SQUARE FEET OF
STORAGEAREA TO THE ST ART GALLERY BUILDING, A 1
SQUARE FOOT ADDITION TO THE GIFT SHOP, A 69 SQUARET"
PANTRY EXPANSION TO THE KITCHEN, A NEW TRASH ENCLOSURE,
AND A TOTAL F 209 CUBIC YARDS IN T THE PALOS
VERDES ART CENTER ITE LOCATED T 5504 CRESTRIDGE ROAD.
WHEREAS, on October 1, 2008, the property owner, Palos Verdes Art Center,
submitted Case No. ZON2008-00530, conditional use permit and grading permit
applications for proposed additions and improvements to the Palos Verdes Art Center
building; and,
WHEREAS, on October 27, 2008,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), Staff found no evidence that Case No. ZON2008-00530 would have a
significant effect on the environment and, therefore, the proposed project has been found
to be categorically exempt under Class 1 (Existing Facilities) since the project involves an
addition to an existing building; 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 December 11, 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 HERESY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The approved project consists of a remodel of the existing Palos
Verdes Art Center, which includes relocating the entrance to the facility from the current
north side of the building (towards Crestridge Road) to the eastern side of the building
(towards Crenshaw Boulevard), and constructing a new entrance canopy; 1,720 square
feet of new storage area to the existing Stewart Gallery building located at the southeast
corner of the property,which is comprised of an expansion on the north side of the Stewart
Gallery building with a basement area underneath that will not be visible from the street
since it will be fully subterranean; a 16 square foot addition to the gift shop; a 69 square
P.C. Resolution No. 2008-53
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foot expansion to the kitchen; a new trash enclosure area; and, a total of 209 cubic yards
of grading to accommodate the proposed improvements.
Section 2: The site is adequate in size and shape to accommodate the proposed
additions without interfering with the parking configuration or traffic circulation patterns on
the site since the additions will maintain setbacks that greatly exceed the minimum
requirements,the existing landscaping provides for sufficient visual transition between the
structures on the site and the adjacent hillside, and the existing 68 parking spaces
available on-site exceeds the 64 spaces required for the PV Art Center facility.
Section3. 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 since
Crestridge Road currently carries the type and quantity of traffic associated with a street
developed with institutional uses. Further, no additional traffic is expected to result from
the additional storage areas and remodel.
action 4a There will be no significant adverse effect on adjacent property or the
permitted use since the project does not include new uses to the Art Centersite or changes
to the existing operations, and continues to be a compatible land use. Specifically,the new
indoor storage areas will replace a temporary storage container and outdoor storage space
that has been used for certain art projects, the location of the additions will be located
within the interior of the site, and the additions will exceed the minimum required setbacks
standards. Lastly, due to the location and height of the additions, and the topography of
the area, the additions will not project into view corridors of the Los Angeles basin for the
residences to the south since these residences are over 1 00-feet higher in elevation than
the Art Center.
Section5. The proposed project is consistent with the General Plan's Institutional
land use designation of the site and with Institutional Policy No. 6,which states that "...the
City review the location and site design of future institutional uses very carefully to ensure
their compatibility with adjacent sites"(page 93). The design of the proposed additions to
the Palos Verdes Art Center will continue the existing architectural design and will be
internally compatible with the site, and will not affect the compatibility of the use with the
adjacent uses.
Section 6: Conditions which the Planning Commission finds to be necessary to
protect the health, safety and general welfare, have been imposed.Although Staff believes
that the project is a minor improvement, conditions have been incorporated that limit the
height and size of the proposed additions, and limit the use of such new floor area so that
the proposed project does not create a significant impact.
action 7n The total grading is necessary for the permitted primary use of the lot,
and construction of the proposed improvements will be consistent with the intent of the
Institutional Zoning district because the grading will accommodate additional indoor storage
that is conducive to the types of projects conducted at the facility. Further, by allowing the
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grading, additional storage space will be available to the Center to house art, collectibles
and student projects in areas that will not be apparent, thus avoiding a multi-story building
built above grade. Lastly, the grading will improve handicap accessibility for the site to
ensure compliance with ADA requirements
Section 8: The grading will not adversely impact any views from surrounding
properties since the requested earth movement will not be used to raise the grade of the
site. Further,the neighboring properties to the south are at a significantly higher elevation,
such that the existing or proposed structures do not encroach into any view corridor,
whereas the residences to the east do not have views in the direction of the PVArt Center
site.
Section 9: The subject property was graded when the Art Centerwas originally
constructed in 1974, which voided the site of any natural slopes and contours.
Section 10: The grading is consistent with the grading criteria, with the exception
that the depth of cut will exceed 5-feet for construction of the subterranean storage area,
which is proposed at 10.3' cut. However, there are circumstances that make such grading
reasonable and necessary. Specifically, Development Code Section 17.76.040 states, "the
purpose of the chapter is to provide reasonable development ofland, ensure the maximum
preservation of the scenic character of the area, ensure that the development of properties
occurs in a manner harmonious to adjoining properties, and that the project complies with
the goals and polices of the General Plan." The proposed 10.3' cut is necessary since it
will accommodate additional storage space for the PVArt Centerto house art, collectibles,
and projects, which is consistent with the existing and continuous use of the property; the
grading does not impair views; and the excavation will not significantly affect the current
appearance from the public rights-of-way or from other residences since the grading will
not visually alter the topography of the site.
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 January 7, 2009.
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. ZON2008-00530 for a conditional use permit and
a grading permit, subject to the conditions of approval contained in Exhibit "A", attached
hereto and made a part hereof, which are necessary to protect the public health, safety,
and welfare.
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PASSED, APPROVED, and ADOPTED this 11 th day of December 2008 by the
following roll call vote:
AYES: Knight, Perestam, Ruttenberg, Tetreault, Tomblin
NOES: None
ABSTENTIONS: None
ABSENT: Gerstner Lewis
RECUSALS: None
Step en Perestarn
Chairman
Joe of s, AICP
'
Dire for N-
of Plannin , Building and
Cod forcement; and, Secretary
to the Planning Commission
P.C. Resolution No. 2008-53
Page—4
EXHIBIT "A"
Conditions of Approval
Case No. N2 -0053 ( )
GENERAL
1. 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,
and signage throughout the site, shall be constructed and maintained in substantial
compliance with the plans reviewed and approved by the Planning Commission on
December 11, 2008, as submitted by the owner.
4. The Approval of Case No. ZON2008-00530 (Conditional Use Permit and Grading
Permit) allows a remodel of the existing Palos Verdes ,ort Center, which includes
relocating the entrance to the facility from the current north side of the building
(towards Crestridge Road) to the eastern side of the building (towards Crenshaw
Boulevard), and constructing a new entrance canopy; 1,720 square feet of new
storage area to the existing Stewart Gallery building located at the southeast corner
of the property,which is comprised of an expansion on the north side of the Stewart
Gallery building with a basement area underneath that will not be visible from the
street since it will be fully subterranean; a 16 square foot addition to the gift shop; a
69 square foot expansion to the kitchen; a new trash enclosure area; and, a total of
209 cubic yards of grading to accommodate the proposed improvements.
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., Mondaythrough
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.
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8. The construction site shall be kept free of all loose materials resembling trash and
debris in excess of that all
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 neve entry canopy shall not exceed an overall height of 21'-8", as shown on the
plans approved by the Planning Commission on December 11, 2008.
10. The storage additions to the Stewart Gallery building shall be limited to 1,720
square feet in area,where 860 square feet is at the first floor and 860 square feet is
at the basement, as illustrated on the plans approved by the Planning Commission
on December 11, 2008.
11. The height of the storage room additions are limited to the height of the existing flat
roof height of the PV Art Center building, as illustrated on the plans approved by the
Planning Commission on December 11, 2008.
12. The storage additions to the Stewart Gallery building shall be used for storage only.
Said areas are not approved to be used for additional classroom area or gallery
space.
13. A minimum of 64 parking spaces shall continue to be made available to the public,
visitors and individuals taking classes at the PV Art Center facility.
14. No new exterior lighting is approved by the permit.
15. No new mechanical equipment shall not be located on the roof of the building.
16. The trash enclosure shall be enclosed and visually screened such that the trash
receptacle is not visible from the public's view.
GRADING
17. A total of 209 cubic yards of grading is allowed as part of this project to
accommodate a subterranean (underground) portion of the proposed storage room
additions to the Stewart Gallery building at the southeast portion of the site. The
addition will include an expansion on the north side of the building, and will include
grading for the basement storage area underneath. Further, grading is allowed
along the perimeter of the building to provide for pedestrian accessibility that is also
ADA compliant.
18. The grading allows for a 10.3-foot depth of cut, 150 cubic yards of cut and 59 cubic
yards of fill, and 91 cubic yards of export from the site.
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