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PC RES 2012-022 P.C. RESOLUTION NO. 2012-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDE S RECOMMENDING THAT THE CITY COUNCIL CERTIFY AN ENVIRONMENTAL IMPACT REPORT; MAKING CERTAIN ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; ADOPTING A STATEMENT OF OVERRIDING CONSI'DERATI'ONS; AND, A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CRESTRIDGE SENIOR CONDOMINIUM HOUSING PROJECT (CASE NOS. ZON2012-00067 & SUB2012-00001) LOCATED AT 5601 CRESTRID+GE ROAD (APN 7589- 013-009). WHEREAS, on February 22, 2012, applications for an Environmental Assessment, Conditional Use Permit, Grading Permit (ZON2012-00067) and Tentative Tract Map (SUB2012-00001)were submitted to the Community Development Department for 147,000 cubic yards of grading to accommodate a 60-unit senior (age restricted to 55 years and above) condominium housing project on a vacant 9.76-acre parcel located at 5601 Crestridge Road (APN 7589-013-009); and, WHEREAS, after the submittal of additional information, Staff deemed the project applications complete on April 20, 2012, pursuant to the State Permit Streamlining Act (PSA), Government Code Section 65920 et seq.; 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), the City of Rancho Palos Verdes prepared an Environmental Impact Report (State Clearinghouse Number 2012051079) (the "EIR"), and, WHEREAS, the City prepared an Initial Environmental Study (the"Initial Study")for the Project pursuant to Section 15063 of the CEQA Guidelines, and on May 29, 2012, the Initial Study (IS) and Notice of Preparation (NOP) was released to the public and public agencies for a comment period of 31 days (through June 29, 2012). Further, a Public Notice was mailed on May 29, 2012 to the 57 property owners that are within a 500-foot radius from the subject property. Subsequently, the Notice was published in the Peninsula News on May 31, 2012. Furthermore, the notice was posted on the City's website, and emailed to the 587 email addresses that are registered on the tistserve for this project. Lastly, a copy of the Initial Study was made available at the public counter at City Hall, Hesse Park, the local libraries, and made available on the City's website for the public to download and review; and, WHEREAS, on June 26, 2012, the Planning Commission conducted a public scoping meeting to provide a forum for agencies and members of the community to provide verbal comments on the IS/NOP, at which time the Planning Commission extended the comment period through July 12, 2012; and, WHEREAS, after the NOP comment period ended, the Draft EIR was prepared taking various comments into account. After completing the Draft EIR, the documentwas made available to the public on August 21, 2012 for a 48-day public comment period that concluded on October 8, 2012-1 and, WHEREAS, on September 26, 2012 the Planning Commission Iheld a public comment session to provide the public with an opportunity to submit verbal comments, in addition to the typical written comments, on the Draft EIR; and, WHEREAS, On October 25, 2012,, the Final EIR was completed and Notice was provided via mail and publication in the PV Peninsula News that a public hearing was scheduled with the Planning Commission on November 13, 2012 to review the Final EIR and the entitlement applications for the proposed project. Subsequently, a notice was emailed to the 611 people registered on the City's listserve for this project; and, WHEREAS, after notice was issued pursuant to the requirements of the Rancho Palos Verdes Development Code and CEQA,the Planning Commission held a duly noticed public hearing on November 13, 2012, at which time all interested parties were given an opportunity to be heard and further present evidence regarding the entitlements associated with the Project, the Final EIR and the responses to the comments received regarding the Draft EIR,- and, WHEREAS, at the November 13, 2012 Planning Commission meeting, the Planning Commission directed Staff to include conditions to address lighting, landscaping, trail use, and tower height, and return to the Planning Commission on December 11, 2012 with Resolutions for consideration. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section l: Pursuant to CEQA Guidelines Sections 15064 and 15081, and based upon information contained in the Initial Study, the City ordered the preparation of an Environmental Impact Report ("EIR")forthe Project. The City contracted with independent consultants for the preparation of the technical studies for the EIR and on May 29, 2012, prepared and sent a Notice of Preparation of the EIR to responsible, trustee, and other interested agencies and persons in accordance with Guidelines Section 15082(a). Comments on the Notice of Preparation were accepted during an extended 45-day comment period ending on Jluly 12, 2012. During the scoping period, the City held an advertised public meeting on June 26, 2012, to facilitate public input regarding the scope of the EIR. Section 2: The City completed the Draft EIR, together with those certain technical appendices (the"Appendices"), on August 22, 2012. The City circulated the Draft EIR and the Appendices to the public and other interested parties from August 22, 2012 through October 8, 2012, for a 48-day comment period. In addition to receiving written comments P.C. Resolution No. 2012-22 submitted during this time, public comments were received at the September 25, 2012, regularly scheduled Planning Commission meeting. Section 3: During the Draft EIR public comment period, including at the September 25, 2012 Planning Commission meeting, the City received numerous letters and comments. Responses to each of the individual comments, including a number of master responses, were prepared and made available on October 25, 2012. The comments and responses are found from pages 8-1 through 8-83 of the Final EIR, and are incorporated herein by reference. The written responses to comments were made available for public review in the Community Development Department, at the Rancho Palos Verdes Public Library and on the City's website. After reviewing the responses to comments, the revisions to the Draft EIR, and the Final EIR, the Planning Commission concludes that the information and issues raised by the comments and the responses thereto do not constitute new information requiring recirculation of the Draft EIR. Section 4: The Final EIR is comprised of the Draft EIR, including Appendices, and the Comments and Response to Comments on the Draft EIR, dated October 2012; and the Mitigation Monitoring and Reporting Program. Section 5. The Planning Commission has independently reviewed and considered the content of the Final EIR, the public comments upon it, and other evidence before the Commission prior to making a recommendation to the City Council on the proposed project. The Planning Commission hereby finds that the Final EIR reflects the independent judgment of the City as to the Project. The Planning Commission further finds that the additional information provided in the staff reports, in the Final EIR and the evidence presented in written and oral testimony at the Planning Commission Hearings, does not constitute new information requiring further recirculation of the EIR under CEQA. None of the information presented to the Planning Commission has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the Project or a feasible mitigation measure or alternative that the City has declined to implement. Section 6: The Planning Commission finds that the comments regarding the Draft EIR and the responses to those comments were received by the Commission; that the Planning Commission received documents and public testimony regarding the adequacy of the EIR- and that the Planning Commission has reviewed and considered all such documents and testimony and the Final EIR prior to making its recommendation to the City Council on the Project. In accordance with Guidelines Section 15090, the Planning Commission hereby certifies the Final EIR has been completed in compliance with CEQA, as to the Final Project. Section 7: Based upon the Final EIR and the record before the Planning Commission, the Planning Commission finds that the Project will not cause any significant environmental impacts after mitigation except in the area of aesthetic (Visual Character and Quality of the Site). Explanations for why the impacts other than the foregoing were P.C. Resolution No. 2012-22 found to be less than significant are contained in the Environmental Findings set forth in Exhibit A to this Resolution and more fully described in the Final EIR. Section 8: Based upon the Final EIR and record before the Planning Commission, the Planning Commission finds that the Project will create a significant unavoidable impact to aesthetics (Visual Character and Quality of the Site). This significant impact is further described in the attached Exhibit"A", titled "Facts, Findings and Statement of Overriding Considerations regarding the Environmental Effects for the Crestridge Senior Housing Project", which is attached hereto and incorporated herein by this reference, and in the Final EIR, The findings in Exhibit A explain that all feasible mitigation, including project revisions, have been incorporated to reduce the level of impact, but that even after mitigation certain impacts remain significant. Section 9: The EIR describes, and the Planning Commission has fully considered, a reasonable range of alternatives to the Project. With respect to each of the alternatives analyzed in the EIR, the City Council hereby makes the findings, set forth in Exhibit "A" which is attached hereto and incorporated by reference. On the whole, the Project is environmentally superior to other feasible alternatives. As such, the Planning Commission finds all other alternatives and variations infeasible or not environmentally preferable for the reasons set forth in Exhibit "A". Section 10: For the significant and unavoidable impact, consisting of aesthetics (Visual character and Quality of the site) as identified in the Final EIR as "significant and unavoidable," the Planning Commission hereby adopts the "Statement of Overriding Considerations" as set forth in Exhibit"A",which is attached hereto and incorporated herein by reference, The City Council finds that each of the overriding benefits, by itself, would justify proceeding with the Project despite any significant unavoidable impacts identified in the Final EIR or alleged to be significant in the record of proceedings. Section 11: The Planning Commission hereby recommends adoption of the Mitigation Monitoring and Reporting Program, attached hereto as Exhibit "B" and incorporated herein by this reference, and imposes each mitigation measure as a condition of the Project's approval. City staff shall be responsible for enforcement and monitoring the mitigation measures as described in Exhibit "B". Section 12: 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 Final EIR, in the attached Exhibit "A", titled "Facts, Findings and Statement of Overriding Considerations regarding the Environmental Effects for the Crestridge Senior Housing Project", which is attached hereto and incorporated herein by this reference, and in the public comments received by the Commission, the Planning Commission of the City of Rancho Palos Verdes hereby recommends thatthe City Council certify the Final EIR and adopt the attached Mitigation Monitoring Program (Exhibit "B") associated with Case Nos. SUB2012-00001 and ZON2012-00067, thereby allowing 147,000 cubic yards of grading to accommodate a 60-unit senior (age restricted to 55 P.C. Resolution No. 2012-22 years and above) condominium housing project on a vacant 9.76-acre parcel located at 5601 Crestridge Road (APN 7589-013-009), PASSED, APPROVED, AND ADOPTED this 11th day of December 2012, by the following vote: .YES: Commissioners Gerstner, Leon, Vice-Chairman Emenhiser, Chairman Tetreault NOES: None ABSTENTIONS' None ABSENT- Commissioners Lewis, Nelson, Tomblin RECUSALS: None Paul Tetr6a u It Planning Commission Chairman Joel s �4s R'O) Comm pnit� I Cep - t t velopm 4)Dorector; and, Secret ry t the Plann mmission P.C. Resolution No. 2012- 22 CITY OF RANCHO PALOS VERDES CITY COUNCIL RESOLD HON NO. EXHIBIT "A" to PC Resolution No. 2012-22 FACTS, FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS REGARDING THE ENVIRONMENTAL EFFECTS FOR THE CRESTRIDGE SENIOR HOUSING PROJECT SC H # 2012051079 Lead Agency: City of Rancho Palos Verdes 30940 Hawthorne Boulevard Rancho Palos Verdes, California 90275 Contact: Mr. Eduardo Schonborn, AICP, Senior Planner (310) 544-5228 December 11, 2012 Crestridge Senior Housing Project BR Facts, Findings and Statement of Overriding Considerations TABLE OF CONTENTS IIntroduction............................................................... ........... ................................................l U Description of Project Proposed for Approval.... ......... ...................................................2 UU Effects I]etero-tinedIoBeLess Than Significant bothe Initial Notice Of Prcnuzutiuo ...................—.......................................................... .............................. ......5 D/ Effects Determined JoBeLess Than Significant......................................................... ...12 \7 Effects Determined TnBcLess Than Significant With Mitigation and Findings.......18 VI Environmental Effects Which Remain Significant and Unavoidable After Mitigationand Findings................................. ........................................... ...................2B VII Alternatives tothe Proposed Project............— ................................................................S0 VIII STATEMENT OF OVERRIDING CONSIDERATIONS.................................................34 AIntroduction ...................................................................................................................54 B Significant Unavoidable Adverse Impacts................................................... ...... ....34 COverriding Considerations.......................................... ...............................................34 STATEMENT OF FACTS AND FINDINGS I INTRODUCTION The California Environmental QLU.Ility Act (CEQA) requires that a Lead Agency issue two sets of findings prior to approving a project that will generate a significant impact on the environment. The Statement of 1uacts and Findings is the firsts;et of findings where the Lead Agency identifies the significant impacts,presents facts supporting [lie conclusions reached in they analysis, makes one or more of three findings for each i-tripact, and explains the reasoning behind the agency's findings. The following statement of facts and findings has been prepared in accordance with the California Environmental Qualit'y Act (t~:1 QA) and Public Resources Code Section 21.081. CEQA Guidelines Section'15091 (a) provides that: No public agency shall approve or cartij out as project for ulhich an EER has been, certified ivlzich identifies one or niore sigriificfint environinental effects o f I-lie, project unless the public agency rnakcs one or inore zoritten filldings.for each of those significant effects, accontpanied by a brief explanation of the rationalefi)r enchfinding. There are three possible finding categories available for the Statement of Facts and Findings pursuant to Section 1509 1, (a) of the CEQA Guidelines. (1) Changes or alterations havebeen required in, or incorporated into, the project zvhich avoid or substantially lessen the significant environniental effect as iden.tified in thefinal EIR. (2) Such changes or alterations are iviflint the responsibilital andjufisdiction of another public agency and not the qenqf inaking dace finding, Such changes! have been adopted by such other agency or can and should lie adopted 1rtf sur h other agenci (3) Specific econonuc, legal, social, technological, or other conshkrations, including provision of eniployinent opportu nities for highly trained7vorkers, inake infi. asible the initigation nicasures or project alternatives identified in the final EIR, "rhese finicffiigs relevant to the project are presented in Sections V and V1. The Statement of Overriding Considerations is the second set of findings. Where a project will cause unavoidable significant impacts, the Lead Agency may still approve the project where its benefits outweigh the adverse impacts. Further, as provided in the Statement of Overriding Considerations, the Lead Agency sets forth specific reasoning by which benefits are balanced against effects, and approves the project. City of Rancho Palos Verdes r The City of Rancho Palos Verdes, the CEQA Lead Agency, finds and declares that the proposed Crestridge Senior Housing Project Environmental Impact Report(EIR) has been completed in compliance with CEQA and the CEQA Guidelines. The City of Rancho Palos Verdes finds and certifies that the EIR was reviewed and information contained in the EIR was considered prior to approving the proposed Crestridge Senior Housing Project, herein referred to as the "project." Based upon its review of the EIR, the Lead Agency finds that the EIR is an adequate assessment of the potentially significant environmental impacts of the proposed project, represents the independent judgment of the Lead Agency, and sets forth an adequate range of alternatives,to this project. On December 11, 2012, the Rancho Palos Verdes Planning Conu-nission adopted PC Resolution No. 2012-22, recommending that the City Council Certify the EIR. Subsequently, the Rancho Palos Verdes City Council certified the FIR at its hearing of-, 2013. The Final EIR is comprised of the following elements: • The Final Crestridge Senior Housing EIR, including the responses to comments on the Draft EIR and changes made to the EIR based on the comments received, November 2012;);and o Mitigation monitoring and reporting program. The remainder of this document is organized as follows: II. Description of project proposed for approval; 111. Effects determined to be less than significant in the Initial Study/Notice of Preparation; IV. Effects determined to be less than significant; V. Effects determined to be less than significant with mitigation and findings; VI. Environmental effects that remain significant and unavoidable after mitigation and findings; VII. Alternatives to the proposed project; and VIII. Statement of Overriding Considerations. 11 DESCRIPTION OF PROJECT PROPOSED FOR APPROVAL The proposed Crestridge Senior Housing project would involve the development of a senior- restricted (55+years of age or older) for-sale residential community. The proposed project would include 60 attached residential units at an overall density of 6.13 units per acre. Of the 60 units,three units would be dedicated affordable units available to very-low-income households, in accordance with the City's inclusionary housing requirements. City of Rancho Palos Verdes r 2 The proposed townhome-style and single-level living stacked flat residences would have two bedrooms and two bathrooms in six different floor plans, ranging from approximately 1,700 square feet to 2,100 square feet.The units would be two stories in height with up to five residences per structure. The Thain architectural style of the residences and other onsite structures would be Spanish Colonial. Elements of this style include the use of arches, 'tile roofs, window grilles, wrought iron, corbels, tile or stone decorative elements.low-pitched, exterior courtyards, tiled parapets and stucco walls. Other complimentary architectural styles would. also be incorporated in the residential building designs. Proposed landscaping;includes a mix of native and non-native plants and trees. Maximum building heights would be approximately 27 feet from finished grade. Several proposed buildings would exceed 16 feet in height above existing grade, and thus the project requires approval of a Conditional Use permit pursuant to Municipal Code Section 17.26.040.B. A General Plan Amendment and Zoning Ordinance Amendment would be required to allow the proposed mix of uses and density. To accomplish the project, the existing slope would be excavated to accommodate flat budding pads stepping gradually downward from.west to east. Much of the ridge itself would be removed and graded generally flat. The maximum depth of excavation would be approximately 40 feet at the western portion of the site. Site preparation would involve excavation of approximately 145,000 cubic yards of material (soil and rock) and placement of approximately 2,000 cubic yards of fill material. The project grading and construction would occur over approximately 13 months and be would be completed in 2014. Construction access would be from Crestridge Road. The project would include a number of community amenities. A private community trail system would be provided in open space areas in the northern portion of the site adjacent to the Vista del.Norte preserve. A portion of the on-site trails including a pedestrian connection from Crestridge Road to the preserve would be open to the public,which would serve to connect the of City trails on the neighboring Preserve with Crestridge road through the proposed development.The community trails would also access the proposed 13,000-square-foot outdoor community recreation area located at the northeastern corner of the site. The amenities proposed for this area would include a patio and trellis, a community conversation and gathering stage,a sundeck and outdoor living room.,barbeque facilities,bocce ball courts, and picnic tables. An approximately 2,400 square-foot Community Service Center building and sundeck would provide a second,centralized community amenity for the residents. The proposed project would have a gated vehicular access off of Crestridge Road. The vehicular entry gate would have a key pad and call box with sufficient stacking distance at the entrance to allow multiple cars to enter without impeding traffic on Crestridge Road. Remote and keypad entry would be two options for residents accessing the site through the gate.Visitors would be able to use the call boxes to call residents to open the gates. A turnaround would be provided should visitors not be able to reach a resident to be allowed inside the community. Pedestrian entry would also be provided adjacent to the driveway;however,it would be an un-gated pedestrian walkway with an entry feature. Once inside the community, internal private streets would be designed to be a minimum of 26 feet wide. No parallel parking would be allowed on the streets. Guest parking would be City of Rancho Pales Verdes provided by 31 perpendicular parking spaces distributed throughout the site to supplement the two-car garages available to each resident. Public pedestrian access would be provided through the community. A sidewalk and trail SyStel-11 Would be provided that connects visitors and residents from Crestridge Road through the site to view points and to the City's property to the north. As specified above, the pedestrian access would not be gated; this would facilitate and ensure public access through the community to the trails in the Vista del Norte Reserve to the north The table below provides a summary of proposed development. Lot Size 9.76 acres Senior ResidentW Units 60 Density 6.15 dwelling units/acre Maximum Building Height Approximately 27 feet from finished grade 142,342 sf(units and garages) Project Square Footage 2,400 sf(community room) 144,742 sf(total) Building Footprints 90,527 sf(21%of site) Streets/Parking/Driveways 62,798 sf(15%of site) Private Yards 16,404 sf(4%of site) Open Space/Landscaping 255,394 sf(60% of site) 120 garage spaces (2 per unit) Parking 31 uncovered spaces (0.52 per unit) 151 spaces (2.52 spaces/unit) 0 Community Trails 0 13,000-sf outdoor community recreation area • patio and trellis • conversation and gathering stage • sundeck and outdoor living room • barbeque facilities • bocce ball courts • picnic tables 0 2,400 sf Community Service Center Community Amenities 0 recreation and lounge area • kitchen • computer center/business room • office • fitness room • indoor and outdoor fireplaces • outdoor living area • spa • barbeque • seating area 0 Community garden and orchard sf=square feet Source: Trumark Companies, 2012 City of Rancho Palos Verdes 4 III EFFECTS DETERMINED TO BE LESS THAN SIGNIFICANT IN THE INITIAL STUDY,/NOTICE OF PREPARATION The City of Rancho Palos Verdes conducted an Initial Study to determine significant effects of the project. In the course of this evaluation, certain impacts of the project were found to be less than significant due to the inability of a project of this scope to create such impacts or the absence of project characteristics producing effects of this type. The effects determined not to be significant are not included in primary analysis sections of the Final EIR (refer to Appendix A, Initial Study and Notice of Preparation, in the Draft EIR). AESTHETICS Will the project: Substantially damage scenicresources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic Nglamy? No Impact. There are no scenic resources such as trees, rock outcroppings,or historic buildings on the site, and there are no designated scenic highways in the vicinity of the site. Therefore, development of the project would not affect any scenic resources within a state scenic highway. AGRICULTURAL RESOURCES Will the.Project Convert Printe Forrnland, Unique Farmland, or Farmland of Statewide,Iniportance (Farmland), as slzozera on tlae maps prepared pursuant to the Farinland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural rase? No Impact. The project area is not located in an area designated as Prime or Unique Farmland,or within Farmland of Statewide Importance. Conflict with existing zoning for agricultural use or a f✓Villiranison Actcontract, conflict v?itlz existing zoning or cause rezoning of forest land, or result in a loss of forest land? No Impact. The subject property is not zoned or otherwise designated for agricultural uses,nor is the site subject to a.Williamson Act conk act. The project site is not located adjacent to agricultural operations,and currently contains no significant agricultural operations. As such,no conflicts with a Williamson.Act contract or existing zoning for agricultural use would occur. The project would not involve conversion of forest land to non-forest uses. Involve outer changes in the existing environinent zolucla due to their location or nature, could result in conversion of Farinland, to non-agricultural use? No Impact. The project site is located in an urbanized area in the City of Rancho Palos Verdes. As such, project development will not have the potential to result in the loss or conversion of farmland to non-agricultural use. City of rancho Palos Verdes 5 AIR QUALITY Will the Project: Create objectionable odors affecting a substantial number of people? Less Than Significant.Inmpac . The project will involve adding 60 residential units for seniors in the City of Rancho Palos Verdes. The residential use of the property will not generate objectionable odors during normal operations. Therefore, the project will not generate objectionable odors that would affect a substantial number of people. BIOLOGICAL RESOURCES Will the Project: Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of file Clean Water Act (including, but not Iiinited to, marsh, vernal pool, coastal, etc.) through direct reinoval,filling, hydrological interruption, or other means? No Impact. The project site is located in a suburban area surrounded by development. There are no watercourses or wetlands on or adjacent to the project site. The project does not involve development in federally protected wetland and does not involve improvements that would impair or interrupt hydrological flow into a wetland. CULTURAL RESOURCES Will the Project: Cause a substantial adverse change in the significance of historical resource as defined in §15064,5? Less than Significant Impact. The proposed project would involve construction of new structures on a vacant site. There are no historic structures located on the adjacent properties; therefore, the project will not affect historic resources. Disturb any human renwins, including those interred outside of formal centeteries? No impact. No known burial sites have been identified within the project area or in the vicinity and given the previous disturbance at the site the likelihood of finding human remains is low. In the unlikely event that human remains were discovered at the site, California Health and Safety Code Section 7050.5 requires that all construction or excavation must be stopped in the event of an accidental discovery of any human remains until the County coroner or medical examiner can determine whether the remains are those of a Native American. GEOLOGY AND SOILS Will the Project: City of Rancho Palos Verdes r Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: rupture of a known earthquakefin.dt, as delineated on the Alquist-riolo Enythqualce Fault Zoning Map or based on other substantial evidence of knozon Jault;or seismic-related ground failure, including liquefaction? Less than si�n,-iificant. There are no Alquist-Priolo Earthquake Fault Zones within the City. The project site is located approximately 0.8 miles northwest of the inactive Cabrillo Fault and approximately 2.5 miles southwest of the Palos Verdes Fault. Therefore, the potential for surface rupture at the project area is considered low. The project site is located within an area that has low to no potential for liquefaction. Further, project construction would be required to conform to the California Building Code as adopted by the City in Section 15.04.010 of the Municipal Code, which further reduce any impacts caused by unstable soils. Be located on a geologic unit or soil that is unstable as a result of the project, and potentially result in on- or off-site landslide, lateral sprcadingsubsidenee, liquefaction, or collapse? Less than significant. According to the California Department of Conservation Seismic Hazard Zones Map, the site is not located in an area that is subject to settlement due to seismic shaking, liquefaction, or lateral spreading. Have soils incapable of adequately supporting the use of septic tanks or alternative zuaste zuater disposal systems TMere sewers are not available for the disposal of waste water? Less than Sigxvficant. The proposed development would be connected to the City sewer system and would not use on-site septic systems for wastewater treatment. HAZARDS AND HAZARDOUS MATERIALS Will the project: Create a significant hazard to the public or environment through the routine transport, use or disposal of hazardous materials? Less than significant.The project would involve construction of 60 residential units on vacant land. By their nature,the proposed residential uses would not involve the transport, use, or disposal of substantial quantities of hazardous materials and would not introduce any unusual hazardous materials to the area. Create a significant luizard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or Waste ivithin 1/4 mile of an existing or proposed school? Be located on a site which is included on a list of hazardous material sites compiled pursuant to Government Code Section 659623 and, as a result, u)ould it create a significant hazard to the public or tlx,environment? Less than significant. The project will not be located in an area with known soil or groundwater contamination, will not emit hazardous emissions or involve City of Rancho Palos Verdes r 7 liandling of hazardous materials, and was not determined to be at risk for any hazards in a Phase I prepared for an adjacent property. Therefore, the potential for they proposed project t(.,) release hazardous materials would be extremely low. For as project located It'itilin all airport land, list?plaii or, a7here such a plan lins not been adol-ited, lidtflill tzw 111iles of apliblic airport or piddic use airport, (wifld file project resalt in asq/0y liazardfbi-people rosiding or?i�orking in the project area? FOr a project within the vicinity of a prizute airstrip, aaotdd the 11n.)jet.-I residt in a safty liazartlfbi,people residing or wor-king in the project area? No 1pIfLact. The project site is located over three miles from the nearest airport/airstrip, the Torrance Municipal Airport. No impacts are anticipated. lVould the project impair impleinentation t)forplzysI0llly interfere zt4tlt all adopted enivrgency response plan or entergency evacuation plan? No Ina pact. The proposed project would not change the alignment of or access through streets serving the project site or surrounding area, and thus would not impair irnplementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Would the project expose people or,structures to as significant risk of loss, injury or deatli involving a4ldlandfires, including viltere toildlands are adjacent to urbanized areas or TNiere residences are blterinia,ed,toitli. wildlands? Cess than significant. The City of Rancho Palos Verdes,including the project site,is identified as a High Fire I-Jazard, Area. However,Rancho Palos Verdes Municipal Code Section 8.08.010 adopts the Los Angeles County Fire Code, Title 32, as the Fire Code of the City of Rancho Palos Verdes. The County inaintairls fire safety requirements, development standards and reg,ulationse , and standard fees, for new development. Building standards for fire hazards, including roof coverings,construction materials, structural components, and clearing of brush and vegetative growth, are administered by the LACFD and the City's Building and Safety Division. The new residential buildings would be required to be constructed to the City's most recently adopted Building Code. HYDROLOGY AND WATER ( UALIT-Y Will flie project: Pla,ce liotising?iWIfin a 100-yearflood hazard area as inapped on afederal Flood Flazard Botlndal7l or Floo:d Insurance RateMap or otimrflood hazard delineation map?Place witlrin a 100-yearfloc d hazard area strixtures ailtich would inipede or redirectflood,flo?Vs. No I JLijpg�c , According to the Federal Emergency Management Agency the project site is located outside the 100-year flood zone).Therefore, no significant flood impacts are anticipated. Expose people or structia-es to a signiftcant risk of loss, injunj, or death itwolvittgfloodin g, including flooding as a result of the failure of as levec or drams? ............ ——------------------ City of Rancho Palos Verdes r 8 No Impac . No dams or levees are located in the vicinity of the project site. In addition, the project area does not lay within any known dam inundation zones. Thus, the potential for flooding due to dam failure is low Expose people,or structures to a significant risk of loss, injuty, or death from inundation by sciche, tsunanli or nilldflo-tty? Less than significant. The project site is approximately two miles from the Pacific Ocean at an elevation of approximately 1,167 feet above sea level. In addition, the project area is located outside a tsunami inundation area. LAND USE AND PLANNING Would the Project: Physically divide an established corninunihj? No Impact. The project would involve construction of 60 residential units on a single parcel of land that is surrounded by residential, open space, and institutional uses. The project would not physically divide an established community. No impacts would result. C011fliCt With any applicable land use plan,policy, or regulation of an agency uYith jurisdiction over the project adopted for the purpose of initigating an enviromnental effect? Less than significant. With approval of a Conditional Use Permit,the project would be consistent with the land use and zoning designations for the site. Also, the project would be generally consistent with the intent of the City of Rancho Palos Verdes Conceptual Trails Plan due to the provision of pedestrian pathways through the site that link Crestridge Road with the Vista Del Norte Ecological Preserve. MINERAL RESOURCES Would the Project: Result in the loss Of availability of a knovin mineral resource that zvould be of value to Hue, region and the residents of the state?Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. The Rancho Palos Verdes General Plan states that there are no mineral resources present within the community that would be economically feasible for extraction. Construction of 60 residential units on a vacant site would not result in the loss of the availability of a known mineral resource that would be of value locally,regionally, or to the State. NOISE For a project located u4thin art airport land use plan or, zvlzere such a plan has not been adopted, a7ithin tzw miles of a public airport or public use airport, zvould the project expose people residing or working in City of Rancho Palos Verdes r 9 the project area to excessive noise levels? For a project within the vicinity of ra private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No hnpac:t. The project area is not included within an airport Iand use plan, and is approximately :1.3 miles from the Los Angeles and Long Beach airports,and approximately three miles from.Torrance Municipal Airport. The project is also not within the vicinity of a private airstrip. Significant impacts relating to aircraft noise are not anticipated. POPULATION ANIS HOUSING Will the project: Induce substantial population grozvth in an area, either directly or indirectly? Less than significant. The current estimated population of the City is 41,897. With implementation of the proposed project,the population in the City would total 42,057. The population projections for Rancho Palos Verdes anticipate a population of 48,215 in 2020. Therefore, the increase in residents would not exceed planned growth forecasts in the City. Displace substantial numbers of existing housing, necessitating the construction of replacement]Sousing elsewhere.? Displace substantial numbers of people, necessitating the construction of replacement housing elsezvlaere? No lmpact. Implementation of the proposed project would not displace any housing or people, as the site is currently vacant. PUBLIC SER'V'ICES Would the project; Result in substantial adverse physical impacts associated zoith the provision of nezv or physically altered governmental facilities, need for nezv or physically altered governmental facilities, the construction of Which could cause significant environmental impacts, in order to maintain acceptable seroice ratios, response times or other performance objectives for other public services? Less Than Si ngEificant lmpact. The proposed project is not expected to adversely affect any services.. RECREATION Will the .Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse effect on the environment? Less than significant. The project could incrementally increase the use of recreational facilities in the project vicinity,but would not cause substantial physical deterioration of recreational facilities. The project area contains existing City of Rancho Palos Verdes 10 residential uses and is adequately served by recreational facilities. In addition, the project applicant would berequired to pay fees pursuant to City Municipal Code Section 16.20.1.00. Recreational amenities are included in the project; impacts of the construction of these facilities have been addressed as part of the project's potential effects as a whole. TRANSPORTATION[rRAFFIC Will the Project: Result in change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? No Impac . The project would not result in any change in air traffic patterns. UTILITIES AND SERVICE SYSTEMS Will the Project: Exceed wastewater treahnent requirements of the applicable Regional Water Quality Control Board? Require or result in the construction of new zvater or wastezvater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?Result in a deterinination by the ityasteivater treatnient provider which serves or inny serve the project that it has adequate capacity to serve the project's projected deinand in addition to the provider's existing conintitinents? Less than significant. There is currently available capacity at the Joint Water Pollution Control Plant (JWPCP),which will treat wastewater from the site. Therefore, the JWPCP will have capacity to treat the additional flow of wastewater from the project and no improvements in the wastewater treatment system will be required. Have sufficient zvater supplies available to serve the projectfrontexisting entitlements and resources, or are ne7v expended entitlements needed? Less than significant. The project will generate demand for approximately 11,700 gpd or 13.1 acre-feet per year of water. Based on current and projected water supplies and demand for the West Basin Municipal Water District, sufficient water will be available to meet demand associated with the project. Be served by a landfill with sufficient permitted capacity to acconunodate the project's solid waste disposal needs? Comply zvith federal, state,and local statutes and regulations related to solid zvaste? Less than significant. Puente Hills Landfill is the primary landfill used by the City and has approximately 4,200 tons per day of available capacity. Although the project would incrementally increase solid waste generation, the daily solid waste generation by the project will be within the available capacity at the Puente Hills Landfill. City of Rancho Palos Verdes IV EFFECTS DETERMINED TO BE LESS THAN SIGNIFICANT IN THE EIR The City of rancho Palos Verdes found that the project would have a less than significant impact with respect to a number of environmental topics discussed in the EIR,without the need for mitigation. A less than significant environmental impact determination was made for each topic area listed below. AESTHETICS Scenic Views or Vistas. The proposed project is located in an area with rolling topography allowing views of developed and undeveloped hillsides in several directions from public and private viewpoints. The proposed project would alter the view of the project site from several of these viewpoints,but would not block or otherwise have a substantial adverse effect on a scenic view or vista,including those identified in the General Plan. This is a Class Ill, adverse,but less than significant impact. Note that the following mitigation:treasure is nonetheless recommended to further reduce impacts on impacts from viewpoints in the surrounding;area. Recornintended Mitigation Merlsure: AES-1 Tree Maintenance. All landscaping throughout the development (in both the common areas and in private yard and balcony areas) shall be maintained so not exceed the height of the line depicted on the photographs taken from 5623, 5649, and 5575 Mistridge Drive, and 5525 Seaside Heights Drive (Exhibit B, to PC Resolution No. 2012- 23). 112-23). Prior to issuance of building permits, the applicant shall prepare and submit for City review and approval a landscape plan for the project site. The plan shall demonstrate that: m Foliage/trees are of a type of species than can be maintained so as not to exceed the height of the line illustrated and depicted on the photos in Exhibit B, to Resolution No. 2012 which are the highest visible roof ridgelines of the development. Light and Glare. The proposed project would result in new sources of light and glare on and around the project site due to introduction of new buildings, hardscape and associated lighting. Some of the new light and glare would be visible from public and private viewpoints. However,with required adherence to the lighting restrictions in City's zoning ordinance,impacts related to light and glare would be Class III, less than significant. AIR QUALITY Operation of the Project. Operation of the proposed project would generate criteria air pollutant emissions. however,regional emissions would not exceed SCAQMD operational significance thresholds.Therefore,operational impacts to regional air quality would be Class III,less than significant. City of Rancho Palos Verdes 12 Consistency with Regional Plans. The proposed project would generate population growth,but such growth is within the population projections upon which the Air Quality Management Clan (AQMP) is based. Therefore,proposed project would be consistent with the AQMP and impacts would be Class Iii, less than significant. Carbon Monoxide Concentrations from Increased Traffic. Vehicle traffic associated with the proposed project could incrementally increase localized carbon monoxide (CO) levels. However, CO levels would not exceed.SCAQMD thresholds for further CO hotspot analysis and would not be expected to exceed federal or state ambient air quality standards. Impacts would be Class II1, less than significant. BIOLOGICAL RESOURCES Candidate, Sensitive or Special status Species.The proposed project would not have a substantial adverse effect, either directly or through habitat modifications, can any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. Impacts would be Class 111, less than significant. Riparian Habitat. The proposed project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,or regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. Impacts would.be Class III, less than significant. GEOLOGY Seismically-Induced Ground Shaking.Seismically induced ground shaking could destroy or damage structures and infrastructure, resulting in loss of property or risk to human safety. However,mandatory compliance with applicable City of Rancho Palos Verdes and California Building Code requirements would reduce impacts to a Class III,less than significant, level. GREENHOUSE GAS EMISSIONS Generation of Greenhouse Gas Emissions. The proposed project would generate additional GHG emissions beyond existing conditions. However,GHG emissions generated by the project would not exceed the applicable significance thresholds. Impacts would be Class III,less than significant. Consistency with Adopted Plans,Policies or Regulations. Development facilitated by the proposed project would result in an incremental increase in GHG emissions. However, the proposed project would be consistent with the GHG reduction strategies set forth by the 2006 Climate Action Team Report as City of Rancho Palos Verdes 13 well as the 2008 Attorney General's Greenhouse Gas Reduction Measures, Impacts would be Class 111,less than significant. HYDROLOGY AND WATER QUALITY Construction Discharge and Surface Water Quality. During grading for and construction of the proposed project, the soil surface would be subject to erosion and the downstream watershed, including the Pacific Ocean, could be subject to temporary sedimentation and discharges of various pollutants. However,with implementation of NPDES requirements, impacts related to the potential for discharge of various pollutants,including sediment, would be Class 111,less than significant. Operational Discharge and Site Drainage. Development of the proposed project would increase the amount of impermeable surfaces on the project site,and would also generate various urban pollutants such as oil,herbicides and pesticides,which could adversely affect surface water quality. Increased impermeable surfaces on the site could also increase the flow rate of stormwater off the site compared to existing conditions resulting in increased erosion in downstream drainage channels. However, with implementation of NPDES requirements and the proposed onsite stormwater detention facilities,impacts related to surface water quality would be Class 111, less than significant. NOISE Construction Noise. Project construction would intermittently generate high noise levels on and adjacent to the site. However,the project would be required to comply with the City's regulations pertaining to the allowable timing of construction activities, and construction noise would not be expected to exceed typical levels associated with grading and construction. Therefore,impacts would be Class III,less than significant. Note that the following mitigation measure is nonetheless recommended to further reduce temporary noise levels associated with project construction. Reconnnended Mitigatim Measures: N-1(a) Noise Mitigation and Monitoring Program. The applicant shall provide, to the satisfaction of the Community Development Director, a Noise Mitigation and Monitoring Program that requires all of the following: • Construction contracts that specify that all construction equipment,fixed or mobile, shall be equipped with properly operating and maintained mufflers and other state required noise attenuation devices. • That property owners and occupants located within 0.25 miles of the project site shall be sent a notice, at least 15 days prior to commencement of construction of each phase, regarding the construction schedule of the project. All notices shall be reviewed and approved by the Community Development City of Rancho Palos Verdes 14 Director prior to the retailing or posting and shall indicate the dates and duration of construction activities, as well as provide a contact name and telephone number where residents can inquire about the construction process and register complaints. • That prior to issuance of any Grading or Building Permit, the Applicant shall demonstrate to the satisfaction of the City's Building Official how construction noise reduction methods such as shutting off idling equipment and vehicles, installing temporary acoustic barriers around stationary construction noise sources, maximizing the distance between construction equipment staging and parking areas and occupied residential areas, and electric air compressors and similar power tools, rather than diesel equipment, shall be used where feasible. • That during construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. N-1(b) Construction Vehicle Idling. During demolition,construction and/or grading operations,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. N-1(c) Staging Area. The construction contractor shall provide staging areas onsite to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between activity and sensitive receptors (neighboring residences and institutional uses). This would reduce noise levels associated with most types of idling construction equipment. N 1(d) Diesel Equipment Mufflers. All diesel equipment shall be operated with closed engine doors and shall be equipped with factory recommended mufflers. N 1(e) Electrically-Powered Tools and Facilities. Electrical power shall be used to run air compressors and similar power tools and to power any temporary structures, such as construction trailers or caretaker facilities. N-1(f) Restrictions on Excavation and Foundation/Conditioning. Excavation, and conditioning activities shall be restricted to between the hours of 8:15 AM and 4:15 PM,Monday through Friday and located to maximize the distance between activity and sensitive receptors (neighboring residences and institutional uses). N-1(g) Additional Noise Attenuation Techniques. For all noise- generating construction activity on the project site, additional noise attenuation techniques shall be employed to reduce noise City of Rancho Palos Verdes 15 levels to the maximum extent feasible. Such techniques may include, but are not limited to, the use of sound blankets on noise generating equipment and the construction of temporary sound barriers between construction sites and nearby sensitive receptors. Construction Vibration. Project construction activities could generate intermittent levels of groundborne vibration affecting residences and buildings adjacent to the project site. However, these impacts are temporary in nature and would not exceed existing thresholds. Therefore,impacts would be Class 111,less than significant. Traffic ic Noise. Project-generated traffic would incrementally increase noise levels on area roadways. However, the increase in noise would not exceed significance thresholds and would therefore be Class 111, less than significant. Operational Noise. Operation of the proposed project would generate noise levels that may periodically be audible to existing uses near the project site. Onsite noise sources would include parking lot noise, deliveries and other service vehicles, visitors, and onsite machinery. However, noise from these sources would be below the thresholds used for this analysis and consistent with City Codes. Therefore, impacts would be Class 111,less than significant. TRAFFIC AND CIRCULATION Intersections. Project-generated traffic would increase traffic volumes and incrementally reduce levels of service at each of the five study intersections. However, the level of service impact would not exceed City thresholds at any intersection. Therefore, impacts to study area intersections would be Class 111, less than significant. Roadway Segments. Project-generated traffic would not exceed LOS standards for Crestridge Road. Therefore,impacts to street segments would be Class III, less than significant. Storage Capacity. Project-generated traffic would not affect vehicle storage capacity at the intersection of Crenshaw Boulevard/Crestridge Road. Storage capacity for the westbound left-turn lane at the intersection of Highridge Road/Hawthorne Boulevard is currently inadequate and would remain inadequate in the Year 2015 scenario. However,project generated traffic would not exacerbate issues with storage capacity. Therefore,impacts to intersection queuing would be Class III,less than significant. Site Access and Internal Circulation. Vehicles exiting and entering the site would experience delays equivalent to LOS B during the AM and PM peak period for Year 2015 traffic conditions. In addition,review of the current site plan indicates that the proposed project driveway would provide an adequate storage reservoir to accommodate vehicles entering the site. The internal circulation system is also deemed to be adequate. Therefore, impacts related to site access and internal circulation would be Class 111,less than significant. Note City of Rancho Palos Verdes r 16 that the fallowing mitigation measure is nonetheless recommended to further to further improve site circulation and access. ecorrztrzented Mitigation Measure: T-4 Site Access. Install a stop sign and stop bar at the proposed project driveway on Crestridge Road. This feature shall be shown on all project plans submitted for building permit review. Further, landscaping at or near the proposed driveway shall not obstruct a driver's clear line of site to the satisfaction of the City's Public Works Department. CMP Arterial Monitoring Intersections. Project-generated trips at identified Congestion Management Program (CMP) locations would be below CMP thresholds for arterial monitoring intersection locations. Also,there are no CMP freeway monitoring locations in the vicinity of the proposed project. In addition, the existing transit service in the project area would adequately accommodate the increase of project generated transit trips. Impacts would therefore be Class Ill, less than significant. Construction Traffic.. Access to Crestridge Road and the project site during project grading and construction would be provided via Highrid,ge Road and Crenshaw Boulevard. Although there would be an increase of traffic during grading and construction, construction traffic would not result in any significant impacts to key study intersections. Therefore, impacts relating to construction traffic would be Class 111,less than significant. City of Rancho Palos Verdes 17 V EFFECTS DETERMINED TO BE LESS THAN SIGNIFICANT WITH MITIGATION, AND FINDINGS '['he City of Rancho Palos Verdes, having reviewed and considered the information contained in the Final EIR, the Technical Appendices and the administrative record, finds, pursuant to California Public Resources Code 21081 (a)(1) and CEQA Guidelines 15091 (a)(1) that changes or alterations have been required in, or incorporated into, the proposed project which would avoid or substantially lessen to below a level of significance the following potentially significant environmental effects identified in the Final EIR in the following categories: Air Quality, Biological Resources, Geology, Traffic and Circulation. The potentially significant adverse environmental impacts that can be mitigated are listed below. The City of Rancho Palos Verdes City Council finds that these potentially significant adverse impacts can be mitigated to a less than significant level after implementation of initigation measures identified in the Final EIR. The Draft EIR is incorporated by reference. AIR QUALITY The projecCs potential impacts with regard to air quality that can be mitigated or are otherwise less than significant are discussed in Section 4.2,Air Quality, of the Draft EIR. L.,ESS THAN SIGNIFICANTIMPACT WITH MITIGATION INCORPORA TED. Construction-Related Air Emissions. Construction activity would generate on and off site air pollutant en*sions that would exceed South Coast Air Quality Management District (SCAQMD) construction thresholds for nitrogen oxides (NOx) and particulates less than 10 microns in diameter (PMo). On-site construction-related emissions would also exceed SCAQMD Localized Significance Thresholds (LSTs) for PM10 and particulates less than 2.5 microns in diameter (PM2.5) Finding Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. Facts in Support of Finding The potential impacts to air quality from construction activities have been eliminated or substantially lessened to a less than significant level by virtue of mitigation measures identified in the Draft EIR. Mitigation Measures: AQ-1(a) Construction Equipment Controls.The following shall be implemented during construction to minimize emissions of NO, associated with diesel-fuelled construction equipment. 1. All diesel construction equiptnent shall ineet Inter iin Tier 4 EPA emission standards. City of Rancho Palos Verdes 18 2. Construction contractors shall nuninfize equipriwit idling time throughout construction. Engines shall be turned off if idling zoould be for niorc than five minutes. 3. Equipment engines shall be inaintained in good condition and in proper tune as per manufacturers'specifications. 4. The number of pieces of equipinent operating slinultaNeously shall be inininiLed. 5. Construction contractors shall use alternatively fueled construction equipinen t (such as conipressed natural gas, liquefied natural gas, or electric), ?Nten feasible. 6. The etigine size of construction equipment shall be the ininilnuin practical size. 7. Heavy-duty diesel-poywred construction equipment nianufactured after 1996 (7Nth federally mandated clean diesel engines) shall be utilized Whereverftasible, 8. During the siii(,)g season (May through October), the construction period should be lengthened so as to ininiinize the number of vehicles and equipment operating at the same time. AQ-1(b) Fugitive Dust Control Measures. The following shall be implemented during construction to minimize fugitive dust emissions: 1. All exposed, disturbed,and graded areas onsite shall be Watered three times (3x) daily until contpletion of project construction to minimize the entrainment of exposed soil. 2. Pre-grading/excavation activities shall include it7atering the area to be graded or excavated before continencenient of grading or excavating activities. Application of zoater (preferably reclaimed, if available) should penetrate sufficiently to ininintizeJugitive dust during grading activities, 3. Fugitive dust produced during grading, excavation, and construction activities shall be controlled by thefolloviing activities: • Trucks transporting material on and off the site nuist be Carped from the point of origin or inustniaintain at least one feet of freeboard. • All graded and excavated niaterial, exposed soil areas, anti active portions of the construction site, including unpaved on-site roadzvays, shall be treated to prevent fugitive dust. Treatinent shall include, but not necessarily be limited to, periodic Watering, application of environmentally-safe soil stabilization materials, and/or roll-compaction as appropriate. Watering sliall be done as Often as necessary and reclaimed zoater shall be used?ohenever possible. 4. Ground cover must be replaced in disturbed areas as quickly as possible. 5. luring periods of high winds (i.e., zoind speed sufficient to cause fugitive dust to affect adjacent properties), all clearing,grading, earth inoving, and excavation operations shall be curtailed to the degree necessary to prevent fugitive dustfroin being an annoyance or hazard, either off-site or on-site. City of Rancho Palos Verdes rr 19 6, Die contractor rnust provide adequate loadinglunloading areas that limit track-out onto adjacent roada)ays flirougli ffiv utilization of iviieel uyasliing, rumble plates, or another)netliod acizieving tile salne intent. 7. Adjacent streets and roads shall be swept at least once per day,preferably at the end of the clay, if visible soil material is carried over to adjacent streets and roads, & Personnel involved in grading operations, including contractors and subcontractors, shall uear respiratory protection in accordance ivitli California Division of Occupational Safehl and'Health regulations. J. All residential units located zcitliin 500 feet of the construction site must be sent a notice regarding the construction schedule of tile proposed project. A sign legible at a distance of 50 feet inust also be posted in a prominent and visible location at the construction site,and niust be maintained t1irougliout the construction process. All notices and the signs must indicate the dates and duration of construction activities,as Well as provide a telephone number zolu-,re residents:can inquire about the construction process and register complaints. 10. Visible dust beyond tite properhj line emanating from the project must be prevented to the tnaxiinuin extent feasible. 11. Signs sl7all be posted on-site limiting construction traffic to 15 miles per hour or less. 12. Dust control requirements shall be slioa)n on all grading plans. 13. These control techniques must be indicated in project specifications. Compliance tvitli the measure sltall be subject to periodic site inspections by the City. BIOLOGICAL RESOURCES The projects potential impacts with regard to biological resources that can be mitigated of are otherwise less than significant are discussed in Section 4.3, Biological Resources, of the Draft EIR. LESS THAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED. Wildlife Movement and Corridors. The proposed project would not be expected to interfere substantially with the movement of native resident or migratory wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. However, native bird species commonly encountered in urban areas could nest in the dispersed toyon shrubs and Brazilian peppertrees found at the project site. Finding • Changes or alterations liave been required in, or incorporated into, the project ivhich avoid or substantially lessen the significant environniental effect as identified in tile Draft ETR Facts in Support of Finding The potential impacts to wildlife movement associated with the proposed project have been eliminated or substantially lessened to a less than significant level by virtue of the mitigation measure identified in the Draft BIR. City of Rancho Palos Verdes r 20 Mitigation Measures: BIO-3 Nesting Bird Surveys and Avoidance. Site disturbance shall be prohibited during the general avian nesting season (February J - August 30),if feasible. If breeding season avoidance is not feasible, a qualified biologist shall conduct preconstruction nesting bird survey to determine the presence/absence, location, and status of any active nests on or adjacent to the project site. The surveys shall be conducted by a qualified biologist approved by the Community Development Department. The extent of the survey buffer area surrounding the site shall be established by the qualified biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds protected by MBTA and the Fish and Game Code of California, nesting bird surveys shall be performed twice per week during the three weeks prior to the scheduled vegetation clearance. In the event that active nests are discovered, a suitable buffer (e.g. 30- 50 feet for passerines) should be established around such active nests and no construction within the buffer allowed until a qualified biologist has determined that the nest is no longer active (e.g. the nestlings have fledged and are no longer reliant on the nest). No ground disturbing activities shall occur within this buffer until the City-approved biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. Nesting birds ,surveys are not required for construction activities occurring between August 16 and February 1. Consistency with Natural Conservation Community Plan. The proposed project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance. In addition, the project site is not within an adopted Habitat Conservation Plan area. However, potential introduction of non-native plant species associated with on-site landscaping could conflict with the adopted Natural Conservation Community Plan (NCCP). Finding Cliangcs or alterations have been required in, or incorporated into, t1w project which avoid or substantially lessen t1w significant environinental effect as identified in the Draft EIR. Facts in Support of Finding The potential impacts resulting from conflicts with the NCCP associated with the proposed project have been eliminated or substantially lessened to a less than significant level by virtue of the mitigation measures identified in the Draft EIR. BIO-4(a) Construction Best Management Practices. The following measures shall be employed as part of construction monitoring for the site: City of Rancho Palos Verdes r 21 • Contractors shall be educated regarding the off-site Reserve and the raced to keep equipment and personnel within the project site prior to the initiation of construction. a Temporary construction fencing shall be placed at the planned limits of disturbance adjacent to the Reserve. BIO-4(b) Provisions for Invasive Species and Native Habitat Elements in the Landscaping Plan. No species listed in the Cal--IPC Invasive Plant Inventory (2006) or identified as potentially invasive ornamental species in the rancho Palos Verdes NCCP Subarea Plan (2004) will be utilized in the landscaping plan for the site. Species listed in the Subarea Plan include everblooming acacia (Acacia longifolia),Sydney ,golden wattle (Acacia cyclops), Peruvian pepper tree (Schinus naolle), Brazilian pepper tree (Schinus terehenthifolia),black locust (Robinia pseudo-acacia), rnyoporum (Myoporunt laetaarn), gum tree (Eucalyptus spp.),and pines (Pinus spp.). In addition, to the extent feasible the proposed project shall incorporate native habitat elements into the landscaping plan for the 1.67-acre passive park with trails, scenic overlooks, and community gardens in the northern portion of the Crestridge Senior Housing development project. Native habitat elements include using locally sourced native shrubs such as toyon,. California sagebrush,coastal bluff buckwheat,native grasses, and native perennial fortis as part of the planting palette. BIO-4(c) Construction Staging and Stockpiling Areas. Grading and building plans submitted for the proposed project for City review and approval shall identify areas for construction staging, fueling and stockpiling. These areas shall be located as far as practical from the Vista del Norte Preserve, and not closer than 70 feet from the Preserve boundary. CULTURAL RESOURCES The project`s potential impacts with regard to cultural resources that can be mitigated or are otherwise less than significant are discussed in the Initial Study,Appendix A to the Draft EIR. LESS THAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED. Will the Project: Cause a substantial adverse change in the significance of an archaeological resource as defined in §15064.5? Directly or indirectly destroy as unique paleontological resource or site or unique geologic feature? Potential to Disturb Undiscovered Archaeological or Paleontological Resources. Previous archaeological studies in the project area and at the site itself have not identified any archaeological resources. In addition, the site and surrounding areas have been extensively disturbed over the years. Therefore, the potential for archeological resources, unique paleontological resources or City of Rancho Palati 'Verdes 22 unique geologic features to be found onsite is low. However, construction. activity for the residential units would involve earthwork such as grading and trenching.., which has the potential to unearth yet-to-be discovered archaeological and paleontological resources. However, potential impacts to previously unknown resources are likely rnitigable with standard mitigation measures and procedures to be followed if resources or remains are discovered during grading and site preparation. Finding • Changes or alterations haze been rcquired in, or incorporated into, tlu?project icaliich avoid or snbstantiall y lessen the significant environmental effect as identified in the Draft EJR Facts in Support of Finding 'rhe potential impacts resulting from conflicts with the NCCP associated with the proposed project have been eliminated or substantially lessened to a less than significant level by virtue of the mitigation measures identified in the Draft FIR. CR-1 Discovery Procedure. If cultural resources are encountered during construction, the construction manager shall ensure that all ground disturbance activities are stopped, and shall notify the City Building and Safety Department inunediately to arrange for a qualified archaeologist to assess the nature, extent,and potential significance of any cultural resources. If such resources are determined to be significant, appropriate actions to mitigate impacts to the resources must be identified in consultation with a qualified archaeologist. Depending upon the nature of the find, such mitigation may include avoidance, documentation, or other appropriate actions to be determined by a qualified archaeologist. The archeologist shall complete a report of excavations and findings, and shall the report to the South Central Coastal.Information Center. After the find is appropriately mitigated,work in the area may resume.. CR-2 Paleontological Monitoring. Prior to the commencement of grading,the applicant shall retain a qualified paleontologist approved by the City to monitor grading and excavation. Monitoring onsite shall occur whenever grading activities are occurring. Additional monitors in addition to one full-time monitor may be required to provide adequate coverage if earth- moving activities are occurring simultaneously. Any cultural resources discovered by construction personnel or subcontractors shall be reported immediately to the paleontologist. In the event undetected buried resources are encountered during grading and excavation,work shall be halted or diverted from the area and the paleontologist shall evaluate the resource and propose appropriate mitigation measures. Measures may include testing, data recovery,reburial, archival review and/or transfer to the appropriate museum or educational institution. All testing,data recovery,reburial, archival review or transfer to to research institutions related to monitoring discoveries shall be City of Rancho Palos Verdes 23 determined by the qualified paleontologist and shall be reported to the City. GEOLOGY The project's potential impacts with regard to geology that can be mitigated of are otherwise less than significant are discussed in Section 4.4, Geology, of the Draft EIR. LESS THAN SIGNIFICANTIMPACT VVITH M177GATION INCORPORATED. Slope Stability. The slope stability analysis prepared for the project site concluded that the on- site existing and proposed slopes could be subject to landslides. Finding Changes or alterations haze been required in, or incorporated into, the project which az)oid or substantially lessen the significant enz)ironinental effect as identified in the Draft EIR. Facts in Support of Finding 'The potential impacts from slope instability as a result of the proposed project have been eliminated or substantially lessened to a Less than significant level by virtue of a mitigation measures identified in the Draft EIR. Mitigation Measure: GEO-2(a) Compliance with the recommendations included in the previous geotechnical studies undertaken at the site shall be required. These recommendations include maintenance of a uniform, near optimum moisture content in the slope soils,and avoidance of over-drying or excess irrigation,which will reduce the potential for softening and strength loss. In addition,slope maintenance shall include the immediate planting of the slope with approved, deep rooted, lightweight, drought resistant vegetation, as well as proper care of erosion and drainage control devices, and a continuous rodent control program. Brow ditches and terraces shall be cleaned each fall,before the rainy season, and shall be frequently inspected and cleaned, as necessary, after each rainstorm. Access to the slopes, including foot traffic outside of designated pedestrian footpaths, should be minimized to avoid local disturbance to surficial soils. The City of Ranch Palos Verdes Public Works Department shall review and approve all final plans for slope maintenance prior to issuance of a grading permit. GEO-2(b) The proposed retaining wall at the top of the existing cut slope at the eastern boundary of the site shall be designed as a buried retaining wall to support the project and underlying adverse geologic structure. The system requires a design and depth of embedment that would safeguard onsite improvements in the event the offsite slope failed. City of Rancho Palos Verdes 24 GEO-2(c) An as-graded geotechnical report shall be prepared by the project geotechnical consultant following completion of grading.The report shall include the results of in-grading density tests, and a snap clearly depicting buttress fill keyway locations and depths, removal area locations and depths, sub-drainage system locations and depths and geological conditions exposed during grading. GEO-2(d) If required by the final geotechnical report, as reviewed and approved by the City Geologist, the applicant shall install permanent inclinometer stations at the site to allow the northern slope to be monitored.for possible movement following implementation of the project. The number and location of the inclinometer stations shall be determined by the City Geologist. The applicant shall submit a record of inclinometer readings along with any recommendations from a geotechnical engineer to the City every six months during the lifetime of the project or until the City Geologist agrees that semi-annual readings are no longer necessary. In addition,readings and geotechnical recommendations shall be submitted to the City following a heavy rainfall event (>2 times average monthly rainfall) or following a magnitude 5.0 or greater seismic event within 20 miles of the project site. If the geotechnical engineer determines that sufficient movement has taken place that warrants further corrective or preventative action, the project applicant shall be responsible for all expenses associated with the costs of implementing any remediation recommended by the geotechnical engineer to ensure that the slope remains stable. Further monitoring by inclinometers may be required,if recommended by the geotechnical engineer or required by the City. Expansive Soils. The proposed project is located in an area underlain by expansive soils. Expansive soils swell or heave with increases in moisture content and shrink with decreases in moisture content. The shrinking and swelling of soil beneath structures can potentially result in cracking of foundations and other structural damage. Finding +� Changes or alterations lxave been required in, or incorporated into, the project Oticla avoid or substantially lessen the significant environmental effect as identified in the Draft FIR. Facts in. Support of Finding The potential impacts from expansive soils as a result of the proposed project have been eliminated or substantially lessened to a less than significant level by virtue of mitigation measures identified in the Draft EIR. City of Rancho Palos 'Verdes 25 Mitigation Measures: GEO-3(a) Geotechnical Recommendations. Prig to issuance of any Grading Permit or Building Permit, the project applicant shall comply with all recommendations contained within the Geology and Geotechnical Investigation prepared by Group Delta Consultants (2003) including: Following grading,the expansion potential of the exposed subgrade shall be tested. The design of foundations and slabs shall consider the high expansion potential. Following completion of grading and until slabs and footings are poured, the exposed soil and bedrock materials shall be periodically wetted to prevent them from drying out. Pre- saturation is also recommended. GEO-3(b) Expansive Soil Removal and/or Treatment. Suitable measures to reduce impacts from expansive soils could include one or more of the following techniques, as determined by a qualified geotechnical engineer and approved by the City of Rancho halos Verdes Public Warks Department: • Excavation of existing soils and importation of non-expansive soils. All. imported fill shall be tested and certified by a registered Geotechnical Engineer and certified for use as a suitable fill material;and • Cin-site foundations shall be designed to accommodate certain amounts of differential expansion in accordance with Chapter 1.8, Division III of the UBC. TRAFFIC AND CIRCULATION The project's potential impacts with regard to traffic and circulation that can be mitigated or are otherwise less than significant are discussed in Section 4.8, Traffic and Circulation,of the Draft EIR. LESS THAN SIGNIFICANT IMPACT MTH MITIGATION INCORPORATED. Sight Distance. Adequate vertical sight distance would be provided from the proposed project driveway to the crest on Crestridge Road. However, a motorist's sight distance could be obstructed by future project landscaping and,/or hardscape along the project frontage. Finding • Citranges or alterations Itaave been required in, or incorporated into, the proiect 06clx avoid or substantially lessen the significant environinentill effect as identified in the Draft EIR. Facts in Support of Finding The potential impacts related to sight distance have been eliminated or substantially lessened to a less than significant level by virtue of the mitigation measure identified in the Draft EIR. City of Rancho Palos Verdes 26 Allitigation Mcasiire.- T-5 Maintain Sight Distance. Final project plans shall show that landscaping and/or hardscape at or near the proposed project driveway is designed such that a driver's clear line of sight is not obstructed. In addition, curbside parking shall be prohibited along the property frontage within the identified sight visibility lines shown on Figure 4.8-5 of the EIR. City of Rancho Palos Verdes 27 VI ENVIRONMENTAL EFFECTS WHICH REMAIN SIGNIFICANT AND UNAVOIDABLE AFTER MITIGATION AND FINDINGS The EIR for the Crestridge Senior Housing Project identifies potentially significant environmental impacts within one issue area which cannot be fully mitigated and is therefore considered significant and unavoidable ("Class I"). That impact is related to Aesthetics. The City of Rancho Palos Verdes,having reviewed and considered the information contained in the Final FIR,Technical Appendices and the administrative record,finds,pursuant to California Public Resources Code 21081 (a)(3) and CEQA Guidelines 15091 (a)(3), that to the extent this impact remains significant and unavoidable, such impact is acceptable when weighed against the overriding social,economic,legal,technical, and other considerations set forth in the Statement of Overriding Considerations,included as Section VIII of these Findings. The Class I impact identified in the FEIR document is discussed below, along with the appropriate findings per CEQA Guidelines Section 15091. AESTHETICS SIGNIFICANTAND LINA VOTDAKE IMPACTAFTER MITIGATION. Visual Character and Quality of the Site. The proposed project would introduce structural development, new landscaping, and hardscape to an open and undeveloped site, and project grading would substantially alter the site's slope and ridgeline topography. In addition,the site is identified on the Rancho Palos Verdes General Plan Visual Aspects Map as a"canyon and ridge" feature and as "Undeveloped Lands Impacting Visual Character;" grading for and construction of the proposed project would eliminate both of these attributes. Findings Specific economic, legal, social, teclinological, or otherconsiderations, including considerations discussed in the Statement of Overriding Considerations, out-twigh the unavoidable adverse environniental effects; therefore the adverse environmental effects are considered acceptable. Facts in Support of Findings The existing visual character of the project site is defined by both its undeveloped,open condition and its topography,which consists of a moderate to steep slope and a ridgeline. The General Plan's Visual Aspects Map (General Plan Figure 41) identifies the project site, together with the adjacent Vista del Norte Preserve, as "Canyons and Ridges" and as "Undeveloped Lands Impacting Visual Character." The proposed project would substantially alter the visual character of the site related to its topography by grading the existing slopes into stepped,relatively flat pad areas,and by removing the site's natural ridgeline. The existing open,undeveloped visual character,which is accentuated and made more visible to the public by the site's sloping topography,would be completely altered to a fully developed condition. The substantial alteration of the visual character of the project site and proposed removal of the visual aspects as identified in the General Plan would result in a significant adverse impact related to the visual character and quality of the site. Mitigation measures are not available to reduce the impact of the proposed project to the visual character of the site. City of Rancho Palos Verdes r 28 The overriding social, economic and other considerations set forth in the Statement of Overriding Considerations provide additional facts in support of these findings. Any remaining, unavoidable significant effects are acceptable when balanced against the facts set forth therein. City of Rancho Palos Verdes 29 VII ALTERNATIVES TO THE PROPOSED! PROJECT The Draft EIR, in Section 6.0 Alternatives (incorporated by reference), discusses the environmental effects of alternatives to the proposed project. A description of these alternatives, a comparison of their environmental impacts to the proposed project, and the City's findings are listed below. These alternatives are compared against the project relative to the identified project impacts, summarized in sections V and VI, above, and to the project objectives, as stated in Section 2.0 Project Description of the Draft EIR. In making the following alternatives findings, the City of Rancho Palos Verdes certifies that it has independently reviewed and considered the information on alternatives provided in the Draft EIR,including the information provided in the comments on the Draft EIR and the responses thereto. A NO PROJECT ALTERNATIVE This alternative assumes that development of the proposed project would not occur and that the site would remain an undeveloped hillside. The site would remain in its current condition and no improvements (including trails) would occur. Finding • Specific economic, legal, social, technological, or other considerations, including considerations for the provision of senior housing in proxinritay to services, consistency u4th the existing Institutional Zoning at the site and conapaatibilitay zoith existing development in the area, as discussed in the Statentent of 0zaea riding Considerations, render this alternative infeasible. Facts in Support of Finding The No Project alternative would avoid the proposed project's significant and unavoidable aesthetics impact as it would not change the visual character of the site. The proposed project's potentially significant but mitigable aesthetic impacts, such as light and glare, impacts to biological resources related to nesting birds and non-native plant species,geology impacts related to slope stability and expansive soils,traffic impacts related to sight distance at the project entrance, and construction impacts related to air quality,would also be avoided. However,the No Project alternative would not provide new senior housing opportunities in Rancho Palos Verdes or the pedestrian trails that would connect Crestridge Road to the Vista Del Norte Ecological Preserve. As such, this alternative would not meet the objectives of the proposed project or the Institutional Zoning in place at the site. Implementation of the No Project alternative would not preclude future development on the site. The findings for the proposed project set forth in this document and the overriding social, econonnic and other considerations set forth in the Statement of Overriding Considerations provide support for the proposed project and the elimination of this alternative from further consideration. B REDUCED PROJECT ALTERNATIVE This alternative assumes that 12 new senior-restricted (55+years of age or older) for-sale residential units would be developed on the project site. These units would be located along City of Rancho Palos Verdes 30 Crestridge Road and would correspond to units 1 to 12 as shown on the site plan for the proposed project (see Figure 2-4 of the Draft EIR). As with the proposed project, the height of several of these units would exceed 16 feet-above existing grade; therefore, a conditional use permit would be required. Access would be provided through the site to the City-owned lands (Vista Del Norte Preserve) to the north. The undeveloped portion of the property would be restored with native vegetation, with pedestrian trails connecting this area of the site to the adjacent preserve. Finding • Specific economic, legal, social, technological, or other con sidertatioits, inchtding con sideratioits for the provision of senior housing in proximity to services, and compatibility zoith form and scale of existing developinent in the area,as discussed in the Sttatenaent of Overriding ConsiAration.s, render this alternative infeasible. Facts in Support of Finding The intent of this alternative is to provide the public and City decision makers with a comparative analysis between the impacts of the proposed project and a reduced project which would reduce but not avoid the proposed project's significant and unavoidable visual character impacts. The Reduced Project Alternative would introduce structural development,new landscaping, and hardscape to an open and undeveloped site. While the intensity of grading required for this alternative would be substantially reduced when compared to the proposed project,alteration of the site's slope and ridgeline topography would likely still be required to accommodate development of this alternative at the project site. Due to the reduction in grading required, this alternative would also reduce impacts related to aesthetics, air quality,biological resources, geology, greenhouse gases,hydrology and water quality,noise and transportation and circulation;however,with the exception of air quality, these impacts are already less than significant with implementation of the proposed project. This alternative would not avoid the significant and unavoidable impact to aesthetics associated with the proposed project. This alternative would achieve some of the objectives of the proposed project,but not to the extent desired by the applicant. In addition, the reduced density of this alternative may not be economically feasible. The findings for the proposed project set forth in this document and the overriding social, economic and other considerations set forth in the Statement of Overriding Considerations provide support for the proposed project and the elimination of this alternative from further consideration. C OPEN SPACE PRESERVE ALTERNATIVE This alternative involves incorporation of the site into the adjacent Vista Del Norte Ecological Preserve and maintaining the site as open.space. Recreational amenities would be added to the site for use by the public,including trails connecting to the existing Vista Del Norte Ecological Preserve,which would replace the existing informal paths used by the public at present. Amenities such as an overlook area with seating would also be added. City of Rancho Palos Verdes 31 This salternative would require a chang ,e in the land rise designation and zoning for the site from Institutional to Open Space. As part of this alternative, the site could be designated as reserve open space under the Rancho Palos Verdes Natural Communities Conservation Planning (NCCP) Subarea Plan. Finding Specific econoinic, lqal, social, lechnological, or othei-consitierations, including considerah'01115 for flit!provision ca f scnior housipig bi,proxiniity to services,consistency a7ith Hie eXisting I if stitil tional Zoning fit the site, cfnnpatil)ilitxl o4th existing developinent in flit!area, cost of land tiquisition and existing enviromnental atid view character of they area, as discussed in the StWCtnent of Overriding Co)i side rations, render this alternative ilifeasil4e. Facts in Support of Finding this alternative would avoid the significant inapact to visual character that would result from inipleni.entation of the proposed project. However, it would not achieve any of the project objectives discussed in Section 2.0, Proiect Description, of the DEIR. For example, as noted in Section 2.01"roject Description, the proposed project provides market rate and affordable senior housing. In addition,the proposed project would provide a residential community that is of a scale and density that is consistent with the adjacent senior housing facilities® This alternative would not fulfill the intent of the existing Institutional Zoning at the site, and would recluire a change, in land use designation and zoning to accommodate formal open space at the site. Finally, this alternative would require the expenditure of funds to acquire the site; there are other properties that would be higher priorities for acquisition for these purposes based on superior aesthetic,recreational or biological resources. 'The findings for the proposed project set forth in this document and the overriding social, economic and other considerations set forth in the Statement of Overriding Considerations provide support for the proposed project and the elimination of this alternative from further consideration. D OTHER INSTITUTIONAL USE This alternative would involve development of an approximately 18,000 square foot, single- story (16 feet maximum height) building, or strip of buildings depenchrig on.the use or uses at the site, directly adjacent to Crestridge, Road that would be occupied uses allowed under the site's Institutional Zoning. The remainder of the site would be left in its current undeveloped state. Grading at the site would be limited to only what is required to accorrin-todate the building and the supporting infrastructure; retaining walls would be constructed at the rear of the structure to limit the amount of alteration required to the slopes north of Crestridge Road. No on-site parking would be provided as part of this alternative;therefore, all workers and visitors to the site would be required to use on.-street parking. "This alternative would not include provision for a pedestrian link to the adjacent Vista Del Norte Preserve. City of Rancho Palos Verdes r 32 Finding 0 S'1.7ecific econoinic, legal, social, techiiological, or other considerations, inchidbig considerations tht,In 'ovision of senior housing lit proxiiWhI to services, provision of"pedestriatt trails, coprilyatibility n7ith existing developirient in the area and existing eywinnuilental and vieu, character o0lie area,as disnassed in the Stateiaelit of Overriding Considerations, render this Facts in Support of Finding While this alternative would not achieve the project objectives stated in Section 2.0, Project Description,it would reduce the significant unavoidable impact related to the change in the visual character of the site to a less ffian signific&nt level, However, it would not continue the senior housing and services development of the area, and a project at the sisal:[ scale conternplated in the alternative might not be ecortomically feasible. 'I"he findings.for the proposed project set forth in this document and the overriding social, econon-ticand other considerations set forth in the Statement of Overriding Considerations provide Support for the proposed project and the efirnination of this alternative froin further consideration. City of Rancho Palos Verdes 33 VIII STATEMENT OF OVERRIDING CONSIDERATIONS A INTRODUCTION The California EnvirorL mental Quality Act (CEQA) and the CEQA Gniflelines provide in part the following: • CEQA requires that the decision maker balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. If the benefits of the proposed project outweigh the unavoidable adverse enviromnental effects, the adverse environmental effects may be considered "acceptable." • Where the decision of the public agency allows the occurrence of significant effects that are identified in the Environmental Impact Report (EIR) but are not avoided or substantially lessened, the agency must state in writing the reasons to support its action based on the FIR and/or other information in the record. This statement may be necessary if the agency also makes the finding under Section 15091 (a)(2) or (a)(3) of the CEQA Guidelines. • If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notice of Determination (Section 15093 of the CEQA Guidelines). The City of Rancho Palos Verdes,having reviewed and considered the information contained in the Environmental Impact Report (EIR) for the Crestridge Senior Housing Project (the project), Responses to Comments and the public record, adopts the following Statement of Overriding Considerations that have been balanced against the unavoidable adverse impact in reaching a decision on the project. B SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS Although mitigation measures have been included where feasible for potential project impacts as described in the preceding findings,there is no complete mitigation for the following project impact: 0 Aesthetics -Visual Character and Quality of the Site. Details of this significant unavoidable adverse impact are discussed in the Crestridge Sendor Housing Project EIR and are summarized in Section VI, Environinental Effects Wfich Remain Significant and Unavoidable After Mitigation, and Findings,in the Statement of Facts and Findings. C OVERRIDING CONSIDERATIONS The proposed action involves discretionary actions needed for approval of the Crestridge Senior Housing Project. Analysis in the EIR for this project has concluded that the proposed project would result in an impact to aesthetics that cannot be mitigated to a less than significant level. City of Rancho Palos Verdes 34 All other potential significant adverse project impacts can be mitigated to a less than significant level through mitigation measures in the Final EIR. The California Environmental Quality Act requires the lead agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Rancho Palos Verdes has determined that the significant unavoidable adverse project impacts, which would remain significant after mitigation, are acceptable and are outweighed by social, economic and other benefits of the project. Further, the alternatives that were identified in the Final EIR would not provide the project benefits, as sumnnarired below, to the same extent as the proposed project: 1. The City of Rancho Palos Verdes funds that all feasible mitigation measures have been imposed to lessen project impacts to less than significant levels, and furthermore, that alternatives to the project are infeasible because while they have similar or fewer/reduced environmental impacts,they do not provide all of the benefits of the project, or are otherwise socially or economically infeasible when compared to the project, as described in the Statement of Facts and Findings. 2. The project is consistent with the Cithj of Ranclio Palos Verdes General Plan land use designation and Institutional Zoning,with approval of the requested Conditional Use Permit. As such, development of the site with senior housing is consistent with the City's vision for the site and surrounding area as evidenced by the approved development pattern of senior housing to the west and east of the site; Belmont Village and Nlirandela. 3. The project is compatible in form and scale with the adjacent senior housing facilities and as such would complement the pattern of development in the area. Conversion of this site to designated open space would require a land use designation and zone change and potentially require a financial outlay by the City that could potentially be directed more beneficially elsewhere. 4. The City's Housing Element (2010) encourages and faciI:itates development of senior housing through density bonuses for new housing that provide at least 50% of all units for seniors. Further, the project will provide for additional affordable senior housing to qualified lower-income households, consistent with the City's inclusionary housing requirements and the City's certified Housing Element. 5. The project will enhance the pedestrian environment by providing public pedestrian pathways that link Crestridge Road to trails on the Vista del Norte Ecological Preserve to the north. Further, the inclusion of this pedestrian link between Crestridge Road and the trails on the Preserve will facilitate implementation of the Conceptual Trails Plan. Signage will help direct the public through the project site to the public trails and trailheads. 6. The determination that the proposed project will result in an unavoidable adverse impact on the visual character and quality of the site is based on the identification of the project site, together with the adjacent Vista del Norte Preserve, as "Canyons and City of Rancho Palos Verdes 35 Ridges" and as "Undeveloped Lands Impacting Visual Character in the Visual Aspects Map of the City's General Plan (General Plan Figure 41). These designations were placed on the site in 1975, at a time when the environmental and view character of the surrounding area were different from present. While at one time there may have been expansive views of the site and its associated ridgelines from Crenshaw Boulevard and beyond (as identified in on General Plan Figure 41) much of these views of the site have been blocked by development along Silver Spur Road since the General Plan was adopted. As such,while the existing designations necessitated an impact finding of significant and unavoidable, the conditions that prompted the inclusion of those designations in the 1975 General Plan exist to a lesser extent today. 7. The project will add new senior residential units,increasing the availability of this type of housing in the City of Rancho Palos Verdes to serve local seniors. The location of the project site will allow creation of a residential community in walking and bicycling distance to services to the north and thus has the potential to result in reduced per- capita greenhouse gas emissions. 8. Any development at the project site will require substantial grading activities to lower the site to maintain views from the upslope residential properties to the south. Reducing the number of residences or altering the type of development at the site would not be economically feasible given the amount of earthworks that would still be required to accommodate development. Therefore, the City of Rancho Palos Verdes,having reviewed and considered the information contained in the Final EIR, Technical Appendices and the public record,adopts the Statement of Overriding Considerations that has been balanced against the unavoidable adverse impacts in reaching a decision on this project. 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