PC RES 2008-055 P.C. RESOLUTION NO. 20 -5
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES CERTIFYINGMITIGATED TI
DECLARATION PURSUANT TTHE CALIFORNIA ENVIRONMENTAL
QUALITY ACT FOR CASE NO. Z 2 8-00541 (CONDITIONAL E
PERMIT, VARIANCE, I E IT, AND ENVIRONMENTAL
ASSESSMENT), PROPERTY T 31100—31176 HAWTHORNE BLVD.,
AND 3121 — 31246 PV DRIVE WEST (COMMONLY KNOWN AS THE
GOLDENVE CENTER).
WHEREAS, on October 12, 1999, the Planning Commission adopted P.C.
Resolution No. 99-33 making certain environmental findings associated with Mitigated
Negative Declaration/Environmental Assessment No. 711, and adopted P.C. Resolution No
99-40 conditionally approving Conditional Use Permit No. 206, Grading Permit No. 2135,
and Variance No. 446 for the construction of a 12,600 square foot addition to an existing
77,500 square foot shopping center, for exterior fagade improvements, and for 1,220 cubic
yards of associated grading and a Joint Use Parking Program; and,
WHEREAS, on April 24, 2001, the Planning Commission adopted P.C. Resolution
No. 2001-08 conditionally approving Conditional Use Permit No. 206 Revision "A"to allow
the operation of the Peninsula Montessori School at the Golden Cove Shopping Center;
and,
WHEREAS, on May 27, 2008, the Planning Commission considered Case No.
ZON2007-00182 for improvements at the Golden Cove shopping center. The project
under consideration at that time was to demolish the existing restaurant building (Golden
Lotus) and construct a new Trader Joe's grocery store building with a gross floor area of
16,474 square feet of gross floor area; construction of a new subterranean parking
structure under the new market building and re-striping of the existing parking lot to
increase the overall number of parking spaces in the shopping center from 275 spaces to
356 spaces; and the construction of additional courtyards and upgrades to the center.
Lastly, part of the proposal was to allow a pedestrian access gap in the wall between the
shopping center and the adjacent vacant property to the south; and,
WHEREAS, on November 12, 2008, the Mitigated Negative Declaration was
circulated to the County Recorder for a posting and comment period of at least twenty days
(as required by CEQA), and circulated to all appropriate public agencies for comment.
Further, the City mailed notices to 108 property owners within a 500-foot radius from the
subject property, and subsequently published a notice of the Mitigated Negative
Declaration and the pending public hearing in the Peninsula News on November 15,2008;
and,
WHEREAS, after hearing public testimony and discussing the merits of the project,
the Planning Commission echoed Staff's concerns with the view impairment resulting from
the height of the proposed building, and raised additional concerns with the project and the
project's proposed parking, and continued Case No. ZON2007-00182 to June 24, 2008 to
allow the applicant time to address the issues discussed by the Planning Commission;and,
WHEREAS, on June 24, 2008, the Planning Commission continued the public
hearing to August 12, 2008, at the applicant's request; and,
WHEREAS, on July 30, 2008, the applicant withdrew Case No. ZON2007-00182;
and,
WHEREAS, on October 8, 2008, the property owner submitted new Variance,
Conditional Use Permit, Grading Permit and Environmental Assessment applications for
processing (hereinafter referred to as Case No. ZON2008-00541)with a modified project
and design; and,
WHEREAS, after review of the project applications, plans and traffic/parking studies,
and construction of the temporary silhouette, the project was deemed generally complete
for processing on November 12, 2008; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQX), 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
with appropriate mitigation,there is no substantial evidence that the approval of ZON2008-
00541 would result in a significant adverse effect upon the environment and, therefore, a
Mitigated 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 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 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 on 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. ZON2008-00541, Conditional Use Permit, Variance, and Grading
Permit, would result in a significant adverse effect upon the environment.
P.C. Resolution No. 2008-55
Page 2
Section 2: Case No. ZON2008-00541, proposes the demolition of an existing
restaurant building (formerly knows as the "Golden Lotus") and construction of a new
Trader Joe's grocery store building measuring 12,200 square feet in total gross floor area
(11,000 square feet of retail area and 1,200 square feet of mezzanine storage area) at a
maximum height of 26'-3";the sale of beer and wine for off-site consumption; restriping and
reconfiguring the existing parking lot and an increase in the overall number of parking
spaces in the shopping center from 275 spaces to 296 spaces; a courtyard area along the
front of the existing two-story building; closure of the enter-only driveway along Palos
Verdes Drive West to provide additional common space to the area adjacent to Starbuck's
Coffee; relocation of the existing trash enclosure; and a new pedestrian entry feature
leading to the restaurants, are consistent with the Rancho Palos Verdes General Plan and
with the underlying Commercial land use designations, which will not be changed as a
result of the approval of the project.
Section 3: There are no sensitive natural habitat areas on the subject site. Thus,
no site disturbance or alteration will result from the approval of Case No.ZON2008-00541,
and therefore, the project will have no individual or cumulative adverse impacts upon
resources, as defined in Section 711.2 of the State Fish and Game Code.
Section 4: That with the appropriate mitigation measures that address impacts
upon Aesthetics, Geology and Soils, Hydrology and Water Quality, Noise, and
Transportation/Traffic, the project will not have a significant impact.
Section 5: Based upon the foregoing findings, the adoption of the proposed
Mitigated Negative Declaration is in the public interest.
Section 6: 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 Mitigated Negative Declaration, and in the public
comments received by the Commission, the Planning Commission of the City of Rancho
Palos Verdes hereby certifies that the Mitigated Negative Declaration has been prepared in
compliance with CEQA and adopts the attached Mitigation Monitoring Program (Exhibit"A")
associated with Case No. ZON2008-00541, thereby allowing the construction of a new
Trader Joe's grocery store building and other improvements to the Golden Cove Center
located at 31100 —31176 Hawthorne Boulevard and 31212 —31246 Palos Verdes Drive
West.
P.C. Resolution No. 2008-55
Page 3
PASSED, APPROVED, AND ADOPTED this 11 th day of December 2008, by the following
vote:
AYES: Knight, Perestam, Ruttenberg, Tomblin, Tetreault
NOES: None
ABSTENTIONS: None
ABSENT: Gerstner, Lewis
RECUSALS: None
Step en Perestarn
Chairman
Joel R AICP
Direct 0ja
r 0 Plannin ,Uwilding and
Code n rcement; and, Secretary
to the Planning Commission
P.C. Resolution No. 2008-55
Page 4
Exhibit A
Mitigation Monitoring Program
Project, Case No. ZON2008-00541 (Environmental Assessment, Conditional Use
Permit, Variance and Grading Permit)
Location, 31100—31176 Hawthorne Blvd. & 31212—31246 PV Dr. West (Golden
Cove Center)
Rancho Palos Verdes, CA 90275
Applicant: Hannibal Petrosi, Petrossi &ASSOC., 3700 Campus Dr., Suite 202 Newport
Beach, CA 92660
Landowner: Plaza Mayor, 11c, Attn: Paris Zarrabian, PO Box 4742, Thousand Oaks, CA
91359
TABLE OF CONTENTS
I. Introduction.................................................................................................2
Purpose.........................................................................................................2
Environmental Procedures.............................................................................2
Mitigation Monitoring Program Requirements.....................................................2
II. Management of the Mitigation Monitoring Program..............................................3
Roles and Responsibilities..............................................................................3
Mitigation and Monitoring Program Procedures...................................................3
Mitigation Monitoring Operations......................................................................4
Ill. Mitigation Monitoring Program Checklist............................................................5
IV. Mitigation Monitoring Summary Table................................................................6
Page 1 Mitigation Monitoring Program
Resolution No. 2008-55
I. INTRODUCTION
PURPOSE
This Mitigation Monitoring Program (MMP) is to allow the following project at 31100 — 31176
Hawthorne Blvd. &31212—31 246 PV Dr.West, known as the Golden Cove Center and located
near the northwest southeast corner of Hawthorne Boulevard and Palos Verdes Drive West, in
the City of Rancho Palos Verdes:
Demolish an existing restaurant building (formerly knows as the"Golden Lotus")
measuring 6,815 square feet, and constructing a new Trader Joe's grocery store
building. The new grocery store building will measure 12,200 square feet in total
gross floor area (11,000 square feet of retail area and 1,200 square feet of
mezzanine storage area), and maintain an overall height of 26'-3" as measured
from lowest adjacent grade to highest ridgeline. Other components of the
approved project include the sale of beer and wine for off-site consumption;
restriping and reconfiguring the existing parking lot and additional parking
spaces, resulting in a total of 296 spaces; a courtyard area along the front of the
existing two-story building;closure of the enter-only driveway along Palos Verdes
Drive West to provide additional common space to the patio area adjacent to
Starbuck's Coffee; relocation of the existing trash enclosure; and a new
pedestrian entry feature leading to the restaurants along the western portion of
the site.
The MMP responds to Section 21081.6 of the Public Resources Code,which requires a lead or
responsible agency that approves or carries out a project where a Mitigated Negative
Declaration has identified significant environmental effects, to adopt a "reporting or monitoring
program for adopted or required changes to mitigate or avoid significant environmental effects."
The City of Rancho Palos Verdes is acting as lead agency for the project.
An Initial Study/Mitigated Negative Declaration was prepared to address the potential
environmental impacts of the project. Where appropriate, this environmental document
recommended mitigation measures to mitigate or avoid impacts identified. Consistent with
Section 21080(2)(c)of the Public Resources Code,a mitigation reporting or monitoring program
is required to ensure that the adopted mitigation measures under the jurisdiction of the City are
implemented. The City will adopt this MMP when adopting the Mitigated Negative Declaration.
ENVIRONMENTAL P
This MMP has been prepared in accordance with the California Environmental Quality Act of
1970 (CEQA), as amended (Public Resources Code Section 21000 et seq.) and the State
Guidelines for Implementation of CEQA (CEQA Guidelines), as amended (California
Administrative Code Section 15000 et seq.). This MMP complies with the rules,regulations,and
procedures adopted by the City of Rancho Palos Verdes for implementation of CEQA.
MITIGATION MONITORING PROGRAM REQUIREMENTS
Section 21081.6 of the Public Resources Code states: "When making the findings required by
subdivision (a)of Section 21081 or when adopting a negative declaration pursuant to paragraph
Page 2 Mitigation Monitoring Program
Resolution No. 2008-55
(2) of subdivision (c) of Section 21081, the public agency shall adopt a reporting or monitoring
program for the changes to the project which it has adopted or made a condition of project
approval in order to mitigate or avoid significant effects on the environment. The reporting or
monitoring program shall be designed to ensure compliance during project implementation. For
those changes which have been required or incorporated into the project at the request of an
agency having jurisdiction by law over natural resources affected by the project, that agency
shall, if so requested by the lead or responsible agency, prepare and submit a proposed
reporting or monitoring program."
Ila MANAGEMENT OF THE MITIGATION MONITORINGPROGRAM
ROLES AND RESPONSIBILITIES
The MMP for the project will be in place through all phases of the project including final design,
pre-grading, construction, and operation. The City will have the primary enforcement role for the
mitigation measures.
MITIGATION IT I PROGRAM PROCEDURES
The mitigation monitoring procedures for this MMP consists of, filing requirements, and
compliance verification. The Mitigation Monitoring Checklist and procedures for its use are
outlined below.
Mitigation Monitoring Program Checklist
The MMP Checklist provides a comprehensive list of the required mitigation measures. In
addition, the Mitigation Monitoring Checklist includes: the implementing action when the
mitigation measure will occur;the method of verification of compliance;the timing of verification;
the department or agency responsible for implementing the mitigation measures; and
compliance verification. Section III provides the MMP Checklist.
itiaation Monitorina Prouram Files
Files shall be established to document and retain the records of this MMP. The files shall be
established, organized, and retained by the City of Rancho Palos Verdes department of
Planning, Building, and Code Enforcement.
Compliance Verification
The MMP Checklist shall be signed when compliance of the mitigation measure is met
according to the City of Rancho Palos Verdes Director of Planning, Building, and Code
Enforcement. The compliance verification section of the MMP Checklist shall be signed, for
mitigation measures requiring ongoing monitoring, and when the monitoring of a mitigation
measure is completed.
Page 3 Mitigation Monitoring Program
Resolution No. 2008-55
MITIGATION IT ING OPERATIONS
The following steps shall be followed for implementation, monitoring, and verification of each
mitigation measure:
1, The City of Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement
shall designate a party responsible for monitoring of the mitigation measures.
2. The City of Rancho Palos Verdes, Director of Planning,'Building, and Code Enforcement
shall provide to the party responsible for the monitoring of a given mitigation measure, a
copy of the MMP Checklist indicating the mitigation measures for which the person is
responsible and other pertinent information.
3. The party responsible for monitoring shall then verify compliance and sign the
Compliance Verification column of the MMP Checklist for the appropriate mitigation
measures.
Mitigation measures shall be implemented as specified by the MMP Checklist. During any
project phase, unanticipated circumstances may arise requiring the refinement-or addition of
mitigation measures. The City of Rancho Palos Verdes, Director of Planning, Building, and
Code Enforcement with advice from Staff or another City department, is responsible for
recommending changes to the mitigation measures, if needed. If mitigation measures are
refined,the Director of Planning, Building, and Code Enforcement would document the change
and shall notify the appropriate design, construction, or operations personnel about refined
requirements.
Page 4 Mitigation Monitoring Program
Resolution No. 2008-55
IIL MITIGATION MONITORINGCHECKLIST
INTRODUCTION
This section provides the MMP Checklist for the project as approved by the Planning
Commission of the City of Rancho Palos Verdes on December 11,2008. Mitigation measures
are listed in the order in which they appear in the Initial Study.
Types of measures are project design, construction, operational, or cumulative.
Time of Implementation indicates when the measure is to be implemented.
Responsible Entity indicates who is responsible for implementation.
Compliance Verification provides space for future reference and notation that
compliance has been monitored,verified, and is consistent with these mitigation
measures.
Page 5 Mitigation Monitoring Program
Resolution No. 2008-55
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