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PC RES 2009-039 P.C. RESOLUTION NO. 2 9- RESOLUTION THE PLANNINGCOMMISSION OF THE CITY OF RANCHOAL VERDES, CONDITIONALLY APPROVING A CONDITIONAL USE PERMIT, GRADING PERMIT, VARIANCE AND SIGN PROGRAM (PLANNING CAS ® Z N200 -00505) AND CONDITIONAL USE PERMIT REVISION (PLANNING CASE NO. Z 2009® 15 ), IN CONJUNCTION IT THE ADOPTION OF A MITIGATEDNEGATIVE DECLARATION, T LL THE V L P F NEW VETERINARY PIT L ON A VACANT LOT AND MODIFICATIONS TO THE OFF-STREET P 1 RE- QUIREMENTS FOR ST. PAUL'S LUTHERAN CHURCH, LOCATED T 31270 AND 31290 P L S VERDES DRIVE WEST, RESPECTIVELY WHEREAS, on September 22, 2008, applications for a Conditional Use Permit, Grading Permit, Variance, Sign Program and Environmental Assessment (Planning Case No. ZON2008-00505) were submitted to the Planning Department by the applicant, Dr. Cassie Jones, to allow the development of a 1-story veterinary hospital on a 1.06-acre site on the inland side of Palos Verdes Drive West between the Admiral Risty restaurant and St. Paul's Lutheran Church; and, WHEREAS, on April 28, 2009, an application for a Conditional Use Permit Revision (Planning Case No. ZON2009-00158) was submitted to the Planning Department by the co-applicant, St. Paul's Lutheran Church, to allow the modification of its off-street parking requirements in conjunction with the development of the adjacent veterinary hospital; and, WHEREAS, on July 24, 2009, the applications for Planning Case Nos. ZON2008- 00505 and ZON2009-00158 were deemed complete by Staff; and, WHEREAS, pursuant to the provision of the California Environmental Quality Act, Public Resources Code Section 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, by incorporating mitigation measures into the Negative Declaration, there is no substantial evidence that the approval of Planning Case Nos. ZON2008- 00505 and ZON2009-00158 would result in a significant adverse effect on the environment. Accordingly, a Draft Litigated Negative Declaration was prepared and circulated for public review for twenty (20) days between August 31, 2009, and September 21, 2009, and notice of that fact was given in the manner required by law; 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 September 22, 2009, at which time all interested parties were given the opportunity to be heard and present evidence; and, WHEREAS, at its September 22, 2009, meeting, after hearing public testimony, the Planning Commission adopted P.C. Resolution No. 2009-38 making certain findings related to the requirements of the California Environmental Quality Act (CEQA) and recommended that the City Council adopt a Mitigation Monitoring Program and Mitigated Negative Declaration for the proposed project. 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 makes the following findings of fact with respect to the application for a Conditional Use Permit to develop a veterinary hospital with boarding on the vacant property at 31270 Palos Verdes Drive West: 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 Title 17 (Zoning) or by conditions imposed under Section 17.60.050 to integrate said use with those on adjacent land and within the neighborhood. The proposed project is consistent with nearly all of the CN district development standards, with the exception of the encroachment of three (3) parking spaces in the 50-foot rear setback and the proposed 54.9-percent lot coverage. The project otherwise meets or exceeds the minimum setbacks from abutting property, provides the necessary landscape buffer along Palos Verdes Drive West, and provides nine (9) surplus off-street parking spaces. 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. The project will take direct access from Palos Verdes Drive West, utilizing the existing driveway that is shared with St. Paul's Lutheran Church. The project plans and parking and traffic study have been reviewed by the City's traffic engineer. Based upon the current trip generation standards, the project would generate twenty-seven (27) AM peak-hour trips and thirty-one (31) PM peak-hour trips. These trips would not result in significant impacts warranting the preparation of a traffic impact analysis, which the City typically requires for projects generating more than fifty (50) peak- hour trips. The applicant will be required to make some modifications to the configuration of the existing shared driveway, based upon comments from the Director of Public Works. In addition, during construction 5,150 cubic yards of soil would be removed from the site, which equates to roughly five hundred P.C. Resolution No. 2009-39 Page 2 of 25 fifteen (515) truck trips. These truck trips have the potential to create adverse impacts along the route on and off the Peninsula (i.e., Hawthorne Boulevard). To address these issues, conditions regarding the design of the driveway/curb cut and the approval of a haul route plan are recommended. Further, there will be no significant adverse impact upon parking as evidenced by a traffic and parking study for the project that accounted for the animal hospital and church parking demands, which concluded that the total amount of parking provided by and for the two properties and uses is sufficient for the parking demand. 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. In early discussions with the applicant before this project was formally submitted, Staff identified potential view impacts from private property as the most likely adverse impacts on adjacent properties. For this reason, the applicant designed the building to comply with the 16-foot height limit and placed it as far north on the site as possible so as to minimize encroachment into the views from the five (5) Villa Capri residences most directly overlooking the project site. The applicant also constructed a certified silhouette of the proposed project and presented the project plans to the Villa Capri homeowners' association early in the application process. Based upon the project plans and silhouette, the Planning Commission finds that the applicant has successfully avoided any significant adverse view impacts upon these residences. Conditions of approval limiting the height of foliage to be planted and maintained on the site so as not to impair these private views are also recommended. D. The proposed use is not contrary to the General Plan. The use of the property for a veterinary hospital with boarding is consistent with the Commercial-Retail land use designation for the site. The proposed project is also consistent with the Urban Environment Element goal calling upon the City to "discourage industrial and major commercial activities due to the terrain and environmental characteristics of the City [and requiring commercial] development [to] be carefully and strictly controlled, and limited to consideration of convenience or neighborhood service facilities"; and the Commercial Activity policies calling upon the City to "[place] commercial activities under the same building orientation controls as residential activities in regard to topographic and climatic design factors"; "[make] special efforts to ensure safe conditions on ingress and egress routes to commercial areas for both pedestrians and vehicles"; "[require] that scenic view disruption by commercial activities be taken into account not only in the physical design of structures and signs, but also in night lighting of exterior grounds"; "[require] commercial sites to limit the exposure of parking and exterior service areas from the view of adjoining sites and circulation routes"; and "[require] adequate provisions be incorporated into commercial site design to reduce negative impacts on adjoining residential areas." P.C. Resolution No. 2009-39 Page 3 of 25 E. The required finding that, if the site of the proposed use is within any of the overlay control districts established by Chapter 17.40 (Overlay Control Districts) of Title 17 (Zoning), the proposed use complies with all applicable requirements of that chapter, is not applicable to this project because the subject property is not located within an overlay control district. F. Conditions, which the Planning Commission finds to be necessary to protect the health, safety and general welfare, have been imposed upon this project. These conditions include all mitigation measures identified in the Mitigated Negative Declaration for the project. Examples include (but are not limited to) limitations on the heights of the building and site landscaping; conditions regarding the placement, type and hours of use for exterior light fixtures; requirements to address construction-related air-quality and noise impacts; conditions related to the control of odors from animal waste and trash; conditions to protect any cultural resources that may be unearthed during construction; requirements for final approvals from the City's Building Official and geotechnical and NPDES consultants prior to building permit issuance; conditions regarding the handling and storage of hazardous materials; limitations on days and hours of construction, operation, deliveries and property maintenance so as to minimize noise impacts upon nearby residences; and, requirements for water-conserving landscaping and irrigation in the landscaped areas. Section 2® The Planning Commission makes the following findings of fact with respect to the application for a Grading Permit for 6,850 cubic yards of grading related to the development of the proposed veterinary hospital: A. The grading does not exceed that which is necessary for the permitted primary use of the lot, as defined in Section 17.96.2210 of the Development Code. The proposed project encompasses 6,850 cubic yards of earth movement. Most of this material (i.e., 5,150 cubic yards) would be exported from the site. Most of the proposed cut would occur outside of the building footprint for the removal of the existing berm of fill on the site, which was apparently placed there during the construction of the Villa Capri community in the late 1980s. The balance of the grading occurs primarily within the area of the proposed building and parking lot. The excavation of the site and export of material allows the building to be set lower on the site than could be allowed without the proposed grading. Also, based upon the geological investigations conducted by the applicant, it is clear that much of the existing fill material on the site must be removed in order to make the site suitable for development. B. The grading and/or related construction does not significantly adversely affect the visual relationships with, nor the views from, neighboring properties. In cases where grading is proposed for a new residence or an addition to an existing P.C. Resolution No. 2009-39 Page 4 of 25 residence, this finding shall be satisfied when the proposed grading results in a lower finished grade under the building footprint such that the height of the proposed structure, as measured pursuant to Section 17.02.040(B) of this Title, is lower than a structure that could have been built in the same location on the lot if measured from preconstruction (existing) grade. The proposed grading results in a lower structure than would be permitted without the proposed grading. Furthermore, the proposed project complies with the 16-foot height limit and does not significantly impair views from residences in the Villa Capri community. C. The nature of the grading minimizes disturbance to the natural contours, and finished contours are reasonably natural. The site is generally flat, with ascending slopes at the north and east sides of the property and a 15- to 20-foot- tall man-made berm of fill near the center-rear of the property. The proposed grading would generally lower the grade of the property overall while maintaining the north and east slopes. The artificial berm of fill would be removed, generally restoring the site topography that existed prior to the construction of the Villa Capri community. D. The required finding that the grading takes into account the preservation of natural topographic features and appearances by means of land sculpting so as to blend any man-made or manufactured slope into the natural topography, is not applicable because there are no natural topographic features on the subject property. E. The required finding that, for new single-family residences, the grading and/or related construction is compatible with the immediate neighborhood character, as defined in Section 17.02.040(A)(6) of the Development Code, is not applicable because the proposed project is not a new single-family residence. F. The required finding that, in new residential tracts, the grading includes provisions for the preservation and introduction of plant materials so as to protect slopes from soil erosion and slippage, and minimize visual effects of grading and construction on hillside areas, is not applicable because the proposed project is not a new residential tract. G. The required finding that the grading utilizes street designs and improvements which serve to minimize grading alternatives and harmonize with the natural contours and character of the hillside is not applicable because the proposed project does not involve the construction of new streets. H. The required finding that the grading would not cause excessive and unnecessary disturbance of natural landscape or wildlife habitat through removal P.C. Resolution No. 2009-39 Page 5 of 25 of vegetation is not applicable because there is no evidence of any natural landscape or wildlife habitat on the subject property. I. The grading conforms with the minimum standards for the steepness of new slopes; grading on slopes over 50-percent steepness; numbers and heights of downslope retaining walls; and maximum driveway slope, established under Section 17.76.040(E)(8) of the Development Code. J. Pursuant to Section 17.76.040(E)(9)(a) of the Rancho Palos Verdes Development Code, the proposed grading that would occur on areas of extreme slope is allowed because this lot was created prior to the City's incorporation, and may be approved upon a finding that it will not threaten public health, safety and welfare. This grading has been reviewed and conceptually approved by the City's geotechnical consultant, so the Planning Commission finds that the proposed grading on areas of extreme slope is warranted. K. Pursuant to Section 17.76.040(E)(9)(c) of the Rancho Palos Verdes Development Code, the proposed 18-foot depth of cut and 9-foot depth of fill is reasonable and necessary. The depths of proposed cut are fill are directly related to previous grading on this site and adjacent sites (i.e., the Golden Cove shopping center and the Villa Capri community) that created the existing man- made contours of the project site. The Planning Commission finds that these circumstances warrant approval of the increased depth of cut and fill. L. The proposed grading deviates from City standards regarding the number of upslope retaining walls. This deviation may be granted based upon the following additional findings: 1. The criteria of subsections (E)(1) through (E)(8) of Section 17.76.040(E) are satisfied. As discussed above in the Grading Permit findings, all of the criteria (E)(1) through (E)(8) are satisfied by the proposed project. 2. The approval is consistent with the purposes set forth in subsection A of Section 17.76.040. Among the stated purposes of the City's grading regulations are to "[permit] reasonable development of land..."; to "[ensure] that the development of each parcel of land...occurs in a manner harmonious with adjacent lands..."; and to "[ensure] that each project complies with the goals and polices of the General Plan...." The Planning Commission finds that the proposed grading is consistent with these purposes because it will allow for the reasonable development of a legal lot in an established commercial area. This will be consistent with the Commercial-Retail land use designation for the area. P.C. Resolution No. 2009-39 Page 6 of 25 3. Departure from the standards in subsection (E)(9) of Section 17.76.040(E) will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity. The portions of the proposed grading that deviate from City standards are related to the proposed outdoor animal exercise area at the rear of the lot. The applicant proposes to terrace the existing rear slope to create this exercise area. Given the topography of the immediate neighborhood, it is not unusual to find retaining walls along slope areas between properties, such as at the Golden Cove shopping center and within the Villa Capri community. Neither of the two (2) upslope retaining walls proposed would exceed the 8-foot height standard established for such walls. Since they would be below the elevation of the abutting homes, they will only be readily visible from the project parking lot. The proposed site landscaping will help to soften the appearance of these two (2) walls, which would be spaced nearly thirty-five feet (35'-0") apart. As such, the Planning Commission finds that the approval of the proposed project would not constitute a special privilege that is inconsistent with the limitations imposed upon other similarly-situated properties in the vicinity. 4. Departure from the standards of subsection (E)(9) of Section 17.76.040(E) will not be detrimental to the public safety nor to other property. The applicant would be required to obtain a building permit for the proposed retaining walls and grading, subject to the review of the City's Building Official and geotechnical consultant. The City's geotechnical consultant has already reviewed and conceptually approved a geotechnical report for the proposed project. 5. Notice of such decision shall be given to the applicant and to all owners of property adjacent to the subject property. Notice of denial shall be given to only the applicant. Any interested person may appeal the Director's decision to the Planning Commission and the Planning Commission decision to the City Council pursuant to Chapter 17.80 (Hearing Notice and Appeal Procedures) of Title 17 (Zoning). Public notification of all adjacent property owners is required for Planning Commission-level approval of a major grading application whenever it is necessary to make the exception findings under RPVDC Section 17.76.040(E)(10). Therefore, public notification would be provided to the applicant, the property owners, the owners of adjacent properties, and any other interested parties. Section 3: The Planning Commission makes the following findings of fact with respect to the application for a Variance to allow the encroachment of three (3) off-street P.C. Resolution No. 2009-39 Page 7 of 25 parking spaces for the veterinary hospital to encroach upon the 50-foot rear setback area: A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, which do not apply generally to other property in the same zoning district. Based upon the size of the proposed building and its use as a veterinary hospital, the City's off-street parking standards only require the provision of twenty-three (23) parking spaces. The applicant is proposing to provide thirty-two (32) off-street parking spaces as a part of this project. This is because a private parking easement and the conditions of approval for St. Paul's Lutheran Church require the subject property to provide additional off-site parking spaces for the church's use. Were it not for this easement and these existing conditions of approval, the applicant could provide fewer parking spaces on the project site and could re-design the parking lot to avoid encroaching into the 50-foot rear setback. The Planning Commission finds that the parking easement and off-site parking conditions imposed upon the subject property are an exceptional or extraordinary circumstance or condition that does not generally apply to other similarly-zoned properties in the City. B Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same zoning district. The subject property is zoned for commercial use, so a basic right of the applicant exists to develop the property for that purpose. However, that right is to some extent constrained by the private parking easement and the conditions of approval for St. Paul's Lutheran Church that require the subject property to provide off-site parking spaces for the church's use in numbers far in excess of the minimum number of parking spaces needed for the proposed veterinary hospital. In order to develop the property in a reasonable and efficient manner and to accommodate the requirement to provide additional off-site parking for the church, three (3) of the thirty-two (32) parking spaces provide encroach upon the 50-foot rear setback. The Planning Commission finds that allowing this encroachment is necessary in order for the property owner to preserve and enjoy the right to development the property in a reasonable manner, consistent with the treatment of similarly-zoned properties elsewhere in the City. C. Granting the variance will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located. The proposed encroachment involves the entirety of two (2) parking spaces (i.e., Nos. 31 and 32) and only a small portion of a third parking space (i.e., No. 30) into the 50-foot rear setback. At the closest point, Space No. 32— the nearest to the rear property line—is still thirty feet (30'-0") from the rear property line. There is already a portion of the existing emergency egress P.C. Resolution No. 2009-39 Page 8 of 25 driveway in this area of the site, and the closest portion of Space No. 32 would still be fifty feet (50'-0") from the nearest residence in the Villa Capri community. The area adjacent to Space Nos. 30, 31, and 32—along with the remainder of the rear setback area—will be fully landscaped to provide a visual buffer between the proposed project and the Villa Capri community. Given these facts, the Planning Commission finds that the proposed encroachment will not be materially detrimental to the public welfare or injurious to property and improvements in the area. D. Granting the variance will not be contrary to the objectives of the General Plan or the policies and requirements of the Coastal Specific Plan. The General Plan land use designation for the subject property is Commercial-Retail. The development and improvement of a commercial building and off-street parking facilities—such as the proposed project—are among the primary permitted uses within this land use designation. This is also reflected in Commercial Activity Policy Nos. 5 and 7 of the General Plan, which calls upon the City to "[require] commercial sites to limit the exposure of parking and exterior service areas from the view of adjoining sites and circulation routes" and "[require] adequate provisions be incorporated into commercial site design to reduce negative impacts on adjoining residential areas," respectively. The Planning Commission finds that the proposed project implements these policies because the parking area will be landscaped in accordance with City Code requirements and set back at least fifty feet (50'-0") from the nearest residence. The property is not located within the City's coastal zone. Section 4: The Planning Commission makes the following findings of fact with respect to the application for a Variance to allow the development of the veterinary hospital increase the 40-percent lot coverage limitation of the CN zoning district to 54.9%: A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, which do not apply generally to other property in the same zoning district. Based upon the size of the proposed building and its use as a veterinary hospital, the City's off-street parking standards only require the provision of twenty-three (23) parking spaces. The applicant is proposing to provide thirty-two (32) off-street parking spaces as a part of this project. This is because a private parking easement and the conditions of approval for St. Paul's Lutheran Church require the subject property to provide off-site parking spaces for the church's use. Were it not for this easement and these existing conditions of approval, the applicant could provide fewer parking spaces on the project site and could re-design the parking lot to take up less of the total area of the lot. The elimination of the nine (9) surplus parking spaces and associated drive aisles would reduce the project's lot P.C. Resolution No. 2009-39 Page 9 of 25 coverage by roughly five percent (5%) or more. Although this would still exceed the 40-percent lot coverage limitation by roughly ten percent (10%), the Planning Commission finds that the parking easement and off-site parking conditions imposed upon the subject property are an exceptional or extraordinary circumstance or condition that does not generally apply to other similarly-zoned properties in the City. Further, the size of the subject property is a disadvantage since the 1.06-acre subject property is significantly smaller than the 2-acre minimum lot size required for CN-zoned properties. Lastly, other CN-zoned properties have been developed, albeit prior to incorporation, with lot coverages that are significantly more than the 40-percent maximum. S. Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same zoning district. The subject property is zoned for commercial use, so a basic right of the applicant exists to develop the property for that purpose. However, that right is to some extent constrained by the private parking easement and the conditions of approval for St. Paul's Lutheran Church that require the subject property to provide additional off-site parking spaces for the church's use in numbers far in excess of the minimum number of parking spaces needed for the proposed veterinary hospital. In order to develop the property in a reasonable and efficient manner and to accommodate the requirement to provide additional off-site parking for the church, additional lot coverage in the form of parking spaces and drive aisles is required. The Planning Commission finds that allowing this additional lot coverage is necessary in order for the property owner to preserve and enjoy the right to development the property in a reasonable manner, consistent with the treatment of similarly-zoned properties elsewhere in the City. C. Granting the variance will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located. The proposed 54.9-percent lot coverage requested exceeds the CN zoning district standard by 14.9%. The majority of the proposed lot coverage (42.6%) is attributable to the parking lot and other hardscape rather than to the building itself (12.3%). However, the parking lot area will include landscaped areas throughout that will tend to soften the appearance of this hardscape and provide a visual buffer between the proposed project and the Villa Capri community. Given these facts, the Planning Commission finds that the proposed increase in lot coverage will not be materially detrimental to the public welfare or injurious to property and improvements in the area. D. Granting the variance will not be contrary to the objectives of the General Plan or the policies and requirements of the Coastal Specific Plan. The General Plan land use designation for the subject property is Commercial-Retail. The P.C. Resolution No. 2009-39 Page 10 of 25 development and improvement of a commercial building and off-street parking facilities—such as the proposed project—are among the primary permitted uses within this land use designation. This is also reflected in Commercial Activity Policy Nos. 5 and 7 of the General Plan, which calls upon the City to "[require] commercial sites to limit the exposure of parking and exterior service areas from the view of adjoining sites and circulation routes" and "[require] adequate provisions be incorporated into commercial site design to reduce negative impacts on adjoining residential areas," respectively. The Planning Commission finds that the proposed project implements these policies because the parking area will be landscaped in accordance with City Code requirements and set back at least fifty feet (50'-0") from the nearest residence. The property is not located within the City's coastal zone. Section 5: The Planning Commission makes the following findings of fact with respect to the application for a Sign Program for one (1) attached sign and one (1) freestanding sign in conjunction with development of the proposed veterinary hospital: A. The signs are necessary for the applicant's enjoyment of substantial trade and property rights, and the signs do not constitute needless repetition, redundancy or proliferation of signage. The proposed signs constitute less sign area than the maximum sign area permitted "by right" under the City's sign regulations. S. The signs are consistent with the intent and purposes of RPVDC Section 17.76.050 (Sign Permit), as set forth in subsection A of this Section. The proposed signs are consistent with City standards for attached and freestanding signs in commercial zones. C. The signs do not constitute a detriment to public health, safety and welfare. The attached signs will not project from the building facades. The freestanding sign will not interfere with sight distance from the entry driveway at Palos Verdes Drive West. D. The size, shape, color and placement of the signs shall be considered in order to determine if the signs are compatible with, and bears a harmonious relationship to, the building and site which they identify. The Planning Commission finds that proposed signs are harmonious with the building and site. E. The location of the proposed signs and the design of their visual elements, including their lettering, colors, decorative motifs, spacing and proportions, shall be considered in order to determine whether the signs are legible under normal viewing conditions prevailing where the signs are to be installed. The Planning Commission finds that proposed signs will be legible to motorists and pedestrians. P.C. Resolution No. 2009-39 Page 11 of 25 F. The location and design of the proposed signs shall be considered in order to determine that the signs will not obscure from view or unduly detract from existing adjacent signs. There are no nearby signs on other properties that will be blocked from view or obscured by the proposed signs. C. The location and design of the proposed signs, their size, shape and color shall be considered in light of the visual characteristics of the surrounding area to determine that the signs will not detract from or cause depreciation of the value of adjacent developed properties. The Planning Commission finds that the design of the signs is compatible with the exterior finishes and materials of the proposed building and that of other nearby commercial buildings. H. The location and design of proposed signs in commercial districts in close proximity to any residential district shall be considered in order to determine that the signs will have no adverse effect on the value and character of the adjacent residential district. The Planning Commission finds that the location and design of the proposed signs will not detract from adjacent residences. Section 6m The Planning Commission makes the following findings of fact with respect to the application for a Conditional Use Permit Revision to reduce the number of off-site parking spaces for St. Paul's Lutheran Church at 31290 Palos Verdes Drive West to be provided on the veterinary hospital site from fifty (50) spaces to thirty-two (32) spaces: 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 Title 17 (Zoning) or by conditions imposed under Section 17.60.050 to integrate said use with those on adjacent land and within the neighborhood. St. Paul's Lutheran Church currently has twenty-nine (29) on-site parking spaces and the right to fifty (50) off-site parking spaces on the adjoining site of the proposed veterinary hospital. The determination in 1988 that the church needed seventy-nine (79) parking spaces was based upon the City's off-street parking requirements and the various uses and activities on the church site at that time. The applicant's parking study demonstrates that the combined total of sixty-one (61) off-street parking spaces is now sufficient to meet the needs of both the veterinary hospital and the church, based upon their days and hours of operation and differing peak demand periods. Peak demand for the church occurs on Sunday mornings; the veterinary hospital will not be open on Sundays. The church reports that attendance at Sunday services has decreased substantially since 1988 was approved, an assertion that was borne out by the parking study conducted by the applicant. P.C. Resolution No. 2009-39 Page 12 of 25 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. St. Paul's Lutheran Church will continue to take direct access from Palos Verdes Drive West, utilizing the existing shared driveway. The applicant for the veterinary hospital project will be required to make some modifications to the configuration of the existing shared driveway, based upon comments from the Director of Public Works. Otherwise, the revised parking requirements for St. Paul's Lutheran Church will have no effect on the site's relationship to streets and highways. 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. The traffic and parking study conducted by the applicant for the veterinary hospital project demonstrates that providing thirty-two (32) off-site parking spaces—rather than the fifty (50) spaces required in 1988—will meet the needs of St. Paul's Lutheran Church. With the exception of special events such as holidays, weddings and memorial services, weekday and Saturday activities at the church that are conducted during the regular business hours of the veterinary hospital will be limited in size and attendance so as not to require the use of more than thirty- eight (38) off-street parking spaces, consisting of the church's twenty-nine (29) on-site spaces and the nine (9) surplus spaces in the veterinary hospital parking lot. Overflow parking on weekdays, Saturdays and Sundays will continue to be accommodated on street along Palos Verdes Drive West (where permitted) and on the unnamed cul-de-sac on the south side of the church, as is the current practice. D. The proposed use is not contrary to the General Plan. The continued use of the property for church is consistent with the Institutional-Religious land use designation for the site. The proposed project is also consistent with the Urban Environment Element goal calling upon the City to "encourage the development of institutional facilities to serve the political, social, and cultural needs of its citizens"; and the Institutional Activity policy calling upon the City to "[review] the location and site design of future institutional uses very carefully to ensure their compatibility with adjacent sites." E. The required finding that, if the site of the proposed use is within any of the overlay control districts established by Chapter 17.40 (Overlay Control Districts) of Title 17 (Zoning), the proposed use complies with all applicable requirements of that chapter, is not applicable to this project because the subject property is not located within an overlay control district. F. Conditions, which the Planning Commission finds to be necessary to protect the health, safety and general welfare, have been imposed upon this project. These conditions include all mitigation measures identified in the Mitigated Negative P.C. Resolution No. 2009-39 Page 13 of 25 Declaration for the project. Examples include (but are not limited to) restrictions on the days and hours of operation for activities at St. Paul's Lutheran Church and on the adjacent veterinary hospital site so as to ensure that adequate, shared off-street parking for both uses is available at all times. Section 7: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. Pursuant to Sections 17.60.060, 17.64.060, 17.76.040(H) and 17.76.050(F)(6) 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 September 22, 2009, the date of the Planning Commission's final action. Section 8: 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, Grading Permit, Variance and Sign Program (Planning Case No. ZON2008-00505) and a Conditional Use Permit Revision (Planning Case No. ZON2009-00158), in conjunction with the adoption of a Mitigated Negative Declaration, to allow the development of a new veterinary hospital on a vacant lot and modifications to the off-street parking requirements for St. Paul's Lutheran Church, located at 31270 and 31290 Palos Verdes Drive West, respectively, subject to the recommended conditions of approval in the attached Exhibit `A'. P.C. Resolution No. 2009-39 Page 14 of 25 PASSED, APPROVED, AND ADOPTED this 2T d day of September 2009, by the following vote: AYES: Commissioners Knight, Perestam, Ruttenberg, Tetreault and Tomblin, Vice Chairman Gerstner and Chairman Lewis NOES: None ABSTENTIONS: None ABSENT: None RECUSALS: None 4 ZJe y Chair Joel R ' a A 'CP Di e ,or of �Iann (nwilding and CodeEnfor ement; and, Secreta y to theOing Commission P.C. Resolution No. 2009- 39 Page 15 of 25 6 dR 9 y ® I ' CONDITIONS P L FOR CONDITIONAL R IT, GRADING PERMIT, VARIANCE lPROGRAM (Jones, 31270 Palos Verdes Drive est); AND CONDITIONAL USE PERMIT REVISION ( t® aril's, 31290 Palos Verdes Drive est) General 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 date of this approval shall render this approval null and void. 2. 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. 3. This approval is for a new, 5,759-square-foot 1-story veterinary hospital with boarding; a 32-space off-street parking lot; attached and freestanding on-site signage; and 6,850 cubic yards of related grading on a vacant lot. The approval also includes the reduction in the number of off-street parking spaces required for St. Paul's Lutheran Church from seventy-nine (79) spaces to sixty-one (61) spaces, which includes the thirty-two (32) spaces approved for the veterinary hospital. The Director of Planning, Building and Code Enforcement 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 to the Conditional Use Permit, Grading Permit, Variance, Sign Program and/or Conditional Use Permit Revision by the Planning Commission and shall require new and separate environmental review. 4. All project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, in the CIV and I district development standards of the City's municipal Code. P.C. Resolution No. 2009-39 Page 16 of 25 5. 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 on the matter. 6. If the project has not been established (i.e., building permits obtained) within one year of the final effective date of this Resolution, or if construction has not commenced within one hundred eighty (180) days of the issuance of building permits, 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 Department of Planning, Building and Code Enforcement and approved by the Director. Otherwise, a Conditional Use Permit, Grading Permit, Variance, Sign Program and/or Conditional Use Permit Revision revision must be approved prior to further development. 7. 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. 8. 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. 9. 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. 10. 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. [Mitigation Measure NOI-1] Trucks and other construction vehicles 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. [Mitigation Measure AIR-4] Conditional Use Permit Conditions: 11. This approval is for a 5,759-square-foot 1-story office building with surface parking. BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to building permit final. P.C. Resolution No. 2009-39 Page 17 of 25 12. The height of the proposed building shall not exceed sixteen feet (16'), as depicted on the approved plans and by the temporary silhouette. [Mitigation Measure AES-1] The maximum ridgeline (parapet) elevation of the approved project is 260.50'. BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to roof sheathing inspection. 13. The approved structure shall maintain setbacks of 31.9' front, 60.0' rear, 25.0, north side and 125.0' south side. BUILDING SETBACK CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to foundation forms inspection. 14. The approved project shall maintain a maximum of 54.9% lot coverage. LOT COVERAGE CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to building permit final. 15. Thirty-two (32) off-street parking spaces shall be provided, with each required parking space being individually accessible and maintaining minimum unobstructed dimensions of 9' in width and 20' in depth. Notwithstanding the approved plans, Space Nos. 29 though 32 on the site plan shall utilize turf block or a similar permeable paving material. All 2-way drive aisles shall maintain a minimum width of 25'. 16. Permitted use of the building shall be limited to a veterinary hospital with boarding. 17. Prior to grading permit issuance, the applicant shall submit detailed plans of the access driveway and curb cut for the review of the City's Public Works Department. Said plans shall address all previous comments and requirements of the Public Works Department, as articulated in the memoranda dated November 18, 2008, and November 24, 2008. An Encroachment Permit shall be obtained for all work within the public right-of-way of Palos Verdes Drive West. 18. Prior to grading permit issuance, the applicant shall provide evidence of the Fire Department's approval of the proposed driveways and parking areas, to the satisfaction of the Building Official. 19. Framing of structures shall not begin until after the Los Angeles County Fire Department has determined that there is adequate firefighting water and access available to said structure. P.C. Resolution No. 2009-39 Page 18 of 25 20. The proposed project shall be designed to incorporate all fire protection requirements of the City's most recently adopted Building Code, to the satisfaction of the Building Official. [Mitigation Measure HAZ-3] 21. All utilities to and on the property shall be provided underground, including cable television, telephone, electrical, gas and water. All necessary permits shall be obtained for their installation. 22. The applicant shall not use the parking lot of the adjacent Golden Cove shopping center for parking or staging of equipment or storage of materials. 23. Prior to building permit issuance, the applicant shall provide evidence of confirmation from California Water Service Company that current water supplies are adequate to serve the proposed project. [Mitigation Measure UTL-1] 24. Prior to building permit issuance, the applicant shall ensure that construction plans and specifications for the project include the following interior water- conservation measures for the following plumbing devices and appliances: * Reduce water pressure to 50 pounds per square inch or less by means of a pressure-reducing valve; * Install water-conserving faucets in public and private restrooms; and, * Install one-and-one-half gallon, ultra-low flush toilets. [Mitigation Measure UTL-2] 25. Prior to building permit issuance, the applicant shall submit landscape and irrigation plans for the landscape areas for the review and approval of the Director of Planning, Building and Code Enforcement. Said plans shall incorporate, at a minimum, the following water-conservation measures: * Extensive use of native plant materials. * Low water-demand plants. * Minimum use of lawn or, when used, installation of warm season grasses. * Grouped plants of similar water demand to reduce over-irrigation of low water demand plants. * Extensive use of mulch in all landscaped areas to improve the soil's water- holding capacity. * Drip irrigation, soil moisture sensors, and automatic irrigation systems. Use of reclaimed wastewater, stored rainwater or grey water for irrigation. [Mitigation Measure UTL-3] 26. Prior to building permit issuance, the applicant shall submit a final site landscape plan for the review and approval of the Director of Planning, Building and Code Enforcement. Site landscaping shall be installed and maintained so as not to result in significant view impairment from the viewing area of another property, as P.C. Resolution No. 2009-39 Page 19 of 25 defined in Section 17.02.040 of the Rancho Palos Verdes Municipal Code. [Mitigation Measure AES-2] 27. The approved landscape plan shall include a pesticide management plan to control the introduction of pesticides into site runoff. 28. Roof-mounted mechanical equipment shall not exceed the height of the parapet wall so as to be screened from view from abutting residences. [Mitigation Measure AES-3] 29. Exterior illumination for the approved project shall be subject to the provisions of Section 17.56.040 (Outdoor Lighting for Nonresidential Uses) of the Rancho Palos Verdes Municipal Code and in conformance with the approved site lighting plan. [Mitigation Measure AES-4] All exterior lighting fixtures shall be installed in conformance to the approved site lighting plan and photometric study. 30. Exterior parking-lot lighting shall be extinguished by 10:00 PM. [Mitigation Measure AES-5] 31. The applicant shall be responsible for regular clearing of the outdoor animal exercise area of animal waste, at least once per day, so as not to create objectionable odors for nearby residents. [Mitigation Measure AIR-5] 32. The applicant shall be responsible for contracting for commercial waste-hauling service on a regular basis, at least once per week, so as not to create objectionable odors for nearby residents. [Mitigation Measure AIR-6] 33. The applicant shall be responsible for contracting for medical/hazardous waste removal service on a regular, as-needed basis, so as to reduce the potential exposure of the public to hazardous materials. Hazardous materials shall not be disposed of with the commercial waste-hauling service. [Mitigation Measure HAZ-1] 34. The applicant shall be responsible for ensuring that pharmaceuticals, 02 tanks and other medical supplies and equipment are properly secured from public access at all times. [Mitigation Measures HAZ-2] 35. Deliveries, landscape maintenance and other site maintenance such as parking- lot sweeping shall be permitted only during regular business hours. In no case shall these activities occur before 7:00 AM or after 7:00 PM, Mondays through Saturdays, or at all on Sundays. [Mitigation Measure NOI-5] P.C. Resolution No. 2009-39 Page 20 of 25 36. Exterior mechanical equipment shall not generate noise in excess of 65 dBA at the nearest residential property line. [Mitigation Measure NOI-6] 37. To the greatest extent practicable, the rear door of the building shall be kept closed so as to contain the sound of animals inside of the building. There shall be no operable windows on the east (rear) facade of the building, except for those that may be required for emergency egress purposes by the City's Building Official. [Mitigation Measure NOI-7] 38. The proposed days and hours of operation for the veterinary hospital shall be 7:00 AM to 9:00 PM, Monday through Saturday, and on an emergency/urgent care basis on Sundays. The veterinary hospital shall not be open to the public on Sundays, but employees may be present to care for kenneled animals between 7:00 AM and 9:00 AM and between 3:30 PM and 5:30 PM on Sundays so as not to conflict with the hours of Sunday services at the church. [Mitigation Measure TRA-2] Grading Permit Conditions: 39. This approval is for six thousand eight hundred fifty cubic yards (6,850 CY) of grading, composed of six thousand cubic yards (6,000 CY) of cut and eight hundred fifty cubic yards (850 CY) of fill, for a net export of five thousand one hundred fifty cubic yards (5,150 CY). The maximum depth of cut shall be eighteen feet (18'-0") and the maximum depth of fill shall be nine feet (9'-0"). 40. The maximum driveway slopes shall not exceed twenty percent (20%). 41. The maximum height of the two (2) upslope retaining walls abutting the outdoor animal exercise area shall be 6.0' for the lower wall and 7.8' for the upper wall. 42. Prior to the issuance of a building permit by the City's Building Official, the applicant shall obtain final approval of the grading and construction plans from the City's geotechnical consultant. The applicant shall be responsible for the preparation and submittal of all soil engineering and/or geology reports required by the City's geotechnical consultant in order to grant such final approval. The project applicant shall implement all of the recommendations of the project's approved geotechnical report. [Mitigation Measure GEO-1] 43. All other necessary permits and approvals required pursuant to the Rancho Palos Verdes Municipal Code or any other applicable statute, law or ordinance shall be obtained. [Mitigation Measure GEO-2] P.C. Resolution No. 2009-39 Page 21 of 25 44. Prior to building permit issuance, the applicant shall prepare an erosion control plan for the review and approval of the Building Official. The applicant shall be responsible for continuous and effective implementation of the erosion control plan during project construction. [Mitigation Measure GEO-3] 45. Prior to grading or building permit issuance, the applicant shall obtain final approval of the project's Conceptual Urban Stormwater Mitigation Plan by the City's NPDES consultant. [Mitigation Measure HYD-1] The project proponent shall submit a stormwater management plan which shows the on-site and off-site stormwater conveyance system that will be constructed by the project proponent for the purpose of safely conveying stormwater off of the project site. These drainage structures shall be designed in accordance with the most current standards and criteria of the Director of Public Works and Los Angeles County Department of Public Works to ensure that default drainage capacity is maintained. The plan shall also show whether existing stormwater facilities off the site are adequate to convey storm flows. 46. All drainage swales and any other on-grade drainage facilities, including gunite, shall be of an earth tone color and shall be reviewed and approved by the Director of Planning, Building and Code Enforcement. 47. Site surface drainage measures included in the project's geology and soils report shall be implemented by the project developer during project construction. 48. In accordance with the Clean Water Act, coordinate with the Regional Water Quality Control Board (RWQCB) regarding the required National Pollutant Discharge Elimination System (NPDES) permit for the project. The developer shall obtain this permit and provide the City with proof of the permit before construction activities begin on the project site. 49. In accordance with the Clean Water Act, the project proponent shall coordinate with the Regional Water Quality Control Board (RWQCB) on the preparation of a Stormwater Pollution Prevention Plan (SWPPP) for the proposed project. 50. Appropriate Best Management Practices (BMPs), including sandbags, shall be used to help control runoff from the project site during project construction activities. 51. The stockpiling, rough cutting and preparation of raw stone for the exterior veneer of the structure shall not be permitted on the subject property. The storage and cutting of finished stone shall be permitted on site only for the final fitting and installation of the stone veneer. The use of a minimal number of stonecutting saws shall be permitted, provided that such saws are located P.C. Resolution No. 2009-39 Page 22 of 25 immediately adjacent to the areas where the stone veneer is being applied, and as far as possible from nearby residences. 52. Prior to the commencement of grading, a bond, cash deposit, or combination thereof, shall be posted to cover the costs of grading in an amount to be determined by the City Engineer. 53. Prior to issuance of a grading permit by Building and Safety, the applicant shall submit to the City a Certificate of Insurance demonstrating that the applicant has obtained a general liability insurance policy in an amount not less than 5 million dollars per occurrence and in the aggregate to cover awards for any death, injury, loss or damage, arising out of the grading or construction of this project by the applicant. Said insurance policy must be issued by an insurer admitted to do business in the State of California with a minimum rating of A-VII by Best's Insurance Guide. Said insurance shall not be canceled or reduced during the grading or construction work and shall be maintained in effect for a minimum period of one (1) year following the final inspection and approval of said work by the City, and without providing at least thirty (30) days prior written notice to the City. 54. A construction plan shall be submitted to the Director of Planning, Building and Code Enforcement prior to issuance of grading permits. Said plan shall include but not be limited to: limits of grading, estimated length of time for rough grading and improvements, location of construction trailer, location and type of temporary utilities. The use of rock crushers shall be prohibited. 55. Grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining Walls", and Chapter 70, "Excavation and Grading of the Uniform Building Code". 56. Prior to the issuance of grading permits, the applicant shall demonstrate to the Director of Planning, Building and Code Enforcement that dust generated by grading activities shall comply with the South Coast Air Quality Management District Rule 403 and the City Municipal Code requirements that require regular watering for the control of dust. [Mitigation Measure AIR-1] 57. During construction, all grading activities shall cease during periods of high winds (i.e., greater than 30 mph). To assure compliance with this measure, grading activities are subject to periodic inspections by City staff. [Mitigation Measure AI R-2] 58. Construction equipment shall be kept in proper operating condition, including proper engine tuning and exhaust control systems. [Mitigation Measure AIR-3] P.C. Resolution No. 2009-39 Page 23 of 25 59. The project shall utilize construction equipment equipped with standard noise insulating features during construction to reduce source noise levels. [Mitigation Measure NOI-2] 60. All project construction equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts is generated. [Mitigation Measure NOI-3] 61. Haul routes used to transport soil exported from the project site shall be approved by the Director of Public Works to minimize exposure of sensitive receptors to potential adverse noise levels from hauling operations. [Mitigation Measure NOI-4] 62. Prior to grading permit issuance, the applicant shall obtain approval of a haul route from the Director of Public Works. The applicant shall ensure that loaded trucks are appropriately covered to prevent soil from spilling on the roadway along the haul route. [Mitigation Measure TRA-1] 63. Prior to the issuance of a grading permit, the applicant shall consult with the South Central Coastal Information Center (SCCIC) regarding any known archaeological sites on or within a half-mile radius of the subject property. [Mitigation Measure CUL-1] 64. Prior to the issuance of a grading permit, the applicant shall conduct a Phase I archaeological survey of the property. The survey results shall be provided to the Director of Planning, Building and Code Enforcement for review prior to grading permit issuance. [Mitigation Measure CUL-2] 65. Prior to the commencement of grading, the applicant shall retain a qualified paleontologist and archeologist to monitor grading and excavation. In the event undetected buried cultural resources are encountered during grading and excavation, work shall be halted or diverted from the resource area and the archeologist and/or paleontologist shall evaluate the remains and propose appropriate mitigation measures. [Mitigation Measure CUL-3] Variance Conditions: 66. The applicants shall obtain the approval of a Variance to allow three (3) parking spaces for the veterinary hospital to encroach upon the 50-foot rear setback and to increase the 40-percent lot coverage limitation to 54.9%; and a Conditional Use Permit Revision for St. Paul's Lutheran Church to allow the number of off- site parking spaces provided by the veterinary hospital to be reduced from fifty (50) to thirty-two (32). [Mitigation Measure LUP-1] P.C. Resolution No. 2009-39 Page 24 of 25 Sign Program Conditions: 67. On-site signage shall be limited to one (1) 44-square-foot attached entry canopy sign and one (1) 32-square-foot 1-sided freestanding sign, as depicted on the approved plans. The attached signs shall be mounted below the parapet elevation of the building and the freestanding sign shall not exceed a height of six feet (6-0"). Additional minor window signage and temporary signs shall be allowed in accordance with the provisions of the City's Development Code. 68. The applicant shall obtain a Sign Permit for each permanent sign identified in this Sign Program. 69. No internally-illuminated signage may be used on the project site. [Mitigation Measure AES-6] Conditional Use Permit Revision Conditions: 70. The church may hold Sunday services between 8:30 AM and 3:00 PM, during which time all sixty-one (61) off-street parking spaces shall be made available for its members' use. With the exception of special events such as holidays, weddings and memorial services, weekday and Saturday activities at the church that are conducted during the regular business hours of the veterinary hospital shall be limited in size and attendance so as not to require the use of more than thirty-eight (38) off-street parking spaces, consisting of the church's twenty-nine (29) on-site spaces and the nine (9) surplus spaces in the veterinary hospital parking lot. Overflow parking on weekdays and Saturdays shall be accommodated on street along Palos Verdes Drive West (where permitted) and on the unnamed cul-de-sac. [Mitigation Measure TRA-3] 71. The veterinary hospital site shall provide thirty-two (32) off-street parking spaces and the church shall provide twenty-nine (29) off-street parking spaces, for a combined total of sixty-one (61) off-street parking spaces. [Mitigation Measure TRA-4] 72. Within six (6) months of the issuance of a certificate of occupancy for the veterinary hospital, the Planning Commission shall review the efficacy of the shared parking plan with the church. The Planning Commission made add, delete or modify conditions of approval based upon the outcome of this 6-month review. [Mitigation Measure TRA-5] M:\Projects\ZON2008-00505(Jones,31270 Palos Verdes Dr W)\20090922 Reso PC(CUP).doe M:\Projects\ZON2009-00158(St.Paul's,31290 Palos Verdes DrW)\20090�22_ Reso_ PC(CUP).doc P.C. Resolution No. 2009-39 Page 25 of 25