PC RES 1990-043P.C. RESOLUTION NO. 90-43
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING CONDITIONAL
USE PERMIT NO. 155, VARIANCE NO. 262, GRADING
PERMIT NO. 1442, AND ISSUING A FINAL NEGATIVE
DECLARATION FOR ENVIRONMENTAL ASSESSMENT NO.
601 FOR THE DEVELOPMENT OF PORTIONS OF THE SITE
INCLUDING THE SETBACK REDUCTION FOR A PORTION
OF THE PACIFICA MAUSOLEUM AND A MASTER PLAN
FOR THE TOTAL SITE GRADING FOR GREEN HILLS
MEMORIAL PARK.
WHEREAS, Green Hills Memorial Park has requested approval of
Conditional Use Permit No. 155, Variance No. 262, Grading Permit
No. 1442, and Environmental Assessment No. 601 to allow a 100 year
Master Plan for the development of Green Hills Memorial Park
Cemetery at 27501 S. Western Avenue.
WHEREAS, after notice pursuant to the Development Code,
public hearings were held on May 22, June 26, and July 24, 1990 at
which time all interested parties were given the opportunity to
give testimony and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: That the Planning Commission does hereby declare
that a Negative Declaration was granted in compliance with City
and State CEQA Guidelines and that the Commission has reviewed and
considered the contents of the Initial Study in reaching its
decision. The Planning Commission further finds that the approval
of this project will not result in a significant impact upon the
environment due to the implementation of the mitigation measures
contained in the negative declaration for Environmental Assessment
No. 601, which have been incorporated into conditions of approval
in Exhibit "A", attached hereto and made a part hereof.
Section 2: That the granting of the Conditional Use Permit
will not be contrary to the objectives of the General Plan in that
the site development of the proposed Master Plan and the Master
grading plan for the entire site and related uses comply with the
General Plan and zoning land use designations.
Section 3: That the subject site is adequate in size and
shape to accommodate the intended use, subject to the conditions
of approval contained in Exhibit "A", attached hereto.
Section 4: That the site is serviced by Western Avenue whose
traffic capacity is adequate to serve the site and subject use
without suffering significant impacts to its level of service.
Section 5: That, the subject use will cause no significant
adverse effect on adjacent property or the permitted use thereof,
due to the conditions of approval contained in Exhibit "A",
attached hereto, which include modification of grades and
landscaping to control erosion and visual appearances, proper
equipment storage, placement of structures which minimizes view
impacts, limited hours of construction, landscaping and dust
control.
Section 6: That there are exceptional or extraordinary
circumstances or conditions applicable to the property and the use
of the property which do not apply generally to other properties
in the same zoning district in other southern California cities,
since the existing Pacifica Mausoleum encroaches into the 25 foot
setback from the western property line, abutting the church and
the addition matches the line of the existing mausoleum which
was originally approved and permitted under L.A. County
jurisdiction and regulations.
Section 7: That such Variance is necessary for the
preservation and enjoyment of a substantial property right of the
applicant, which right is possessed by other property owners under
like conditions in the same zoning district, since the setback for
above ground structures abutting non-residential districts is more
restrictive than the average setback in similar zoning districts
in other southern California cities and the expansion of the
Pacifica Mausoleum will only fill in a corner of the already
developed area.
Section 8: That the granting of the Variance will not be
materially detrimental to the public welfare or injurious to
property and improvements in the area in which the property is
located, since screening and buffering with landscaping in the
setbacks is required, the addition will not impact views and the
addition will match the existing architecture and square off the
existing building.
Section 9: That the granting of such Variance will not be
contrary to the objectives of the General Plan, since the proposed
use is consistent with the uses allowed in the zoning district and
the wide variety of conditions in Exhibit "A" will adequately
buffer the use.
Section 10: That the grading is not excessive beyond that
necessary for the primary permitted use of the lot since the
cemetery is over 110 acres in size and it is necessary for the use
to create a gently sloping site and roads with minimal percentage
grade, and the grading is balanced on site.
P.C. Resolution No. 90-0
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Section 11: That the grading and construction do not
adversely affect visual relationships with, nor the views from
neighboring sites since the finished grades complement the
topographic features of adjacent sites, the finished grade of
the northern side of the site will not exceed the grade as
existing in 1983 and above ground structures are located to
minimize view and visual impacts.
Section 12: That the nature of the grading minimizes
disturbance to the natural contours; finished contours are
reasonably natural, since the finished grade will not exceed a 3:1
slope and generally is much less steep and the proposed grades
will be consistent with and blend with the existing site
development.
Section 13: For the foregoing reasons, and based on
information and findings included in the staff report, minutes and
evidence presented at the public hearings, the Planning Commission
of the City of Rancho Palos Verdes hereby approves Conditional Use
Permit No. 155, Variance No. 262, and Grading Permit No. 1442; and
adopts the Final Negative Declaration for Environmental Assessment
No. 601 subject to the conditions contained in Exhibit "A",
attached hereto and made a part hereof, which are necessary to
preserve the public health, safety, and general welfare in the
area.
PASSED, APPROVED, and ADOPTED this
obeJft enar , Director of
Environmental Services and
Secretary to the Commission
P.C. Resolution No. 90-43
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EXHIBIT "A"
CONDITIONAL USE PERMIT NO. 155, ENVIRONMENTAL ASSESSMENT NO. 601,
GRADING PERMIT NO. 1442, AND VARIANCE NO. 262
CONDITIONAL USE PERMIT, GRADING PERMIT, AND VARIANCE CONDITIONS
SITE DEVELOPMENT
1. This approval is only for the new development of Inspiration
Slope, the northwest corner addition to the Pacifica
Mausoleum, Park View Terrace, two Administration Building
additions Vista del Monte, Valley View Lawn and Serenity Lawn.
Additionally, the master plan for the entire site grading is
also a part of this approval.
2. Final detailed building and site plans, for the development,
including but not limited to building sections and elevations,
detailed grading plans, landscaping, irrigation, walls, and
lighting shall be submitted to the Director of Planning for
approval to determine conformance with the preliminary plans.
The location and configuration of structures and roads shall
substantially conform to the concept plan approved by the
Planning Commission. The site plan shall clearly show all
finished grade and building ridgeline elevations, using actual
sea level elevations.
3. Future park development, in addition to the development
approved with Condition No. 1, including below ground burial
sites, "garden" burial sites, buildings and roads, require
submittal of a major Conditional Use Permit Revision. A
noticed public hearing and review and approval by the Planning
Commission shall be required.
CIRCULATION
4. A cul-de-sac turn around shall be constructed at the west end
of the new road north of Inspiration Slope. This cul-de-sac
may be removed when the future road loop is completed.
SIGNS
5. The applicant shall submit a complete sign program for review
by the Planning Commission by January 7, 1991. The program
shall address all existing major identification signage on the
entire property. Additionally, any new proposed signage in
the development areas outlined in Condition #1 shall be
included in the sign program.
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STORAGE
6. Outdoor storage of equipment and supplies in the maintenance
yard only is allowed. Supplies should be neatly stored and
stacked so they are not a safety hazard. No storage of wood,
broken fencing, landscape prunings, and other trash or debris
is allowed anywhere on the site. All trash and debris should
be properly disposed of off of the site.
7. The location of any temporary construction storage or trailers
must be approved by the Director of Environmental Services.
Any temporary construction storage or trailer shall be removed
from the site within 15 days after building final of the
associated structure. The exterior of any construction
storage or trailer shall be maintained clean and freshly
painted at all times.
HOURS OF CONSTRUCTION
B. a. Construction and grading activities including but not
limited to equipment warm up, geologic investigations,
interment excavation for placement of multiple vaults and
installation or removal of large landscape materials shall
be limited to daytime working hours (7:00 a.m. to 3:30
p.m.) on weekdays only.
b. Excavation for removal and replacement of vault tops for
funeral service preparation, individual placement of
vaults for funeral services and operation of landscape
maintenance equipment shall be allowed in any area of the
park 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00
a.m. to 5:00 p.m. on Saturday, Sunday, and National
Holidays.
C. No construction activities at all shall occur before 9:00
a.m. or after 3:30 p.m. within 120 feet of any property
line abutting a residential district. All equipment shall
be equipped with a muffler to reduce on-site grading and
construction noise levels.
GRADING AND DRAINAGE
9. Future detailed grading plans for the entire site shall be
submitted to the Director of Environmental Services for review
and approval to determine conformance with the approved Master
grading plan. A note shall be placed on the approved grading
plan that requires the Director of Environmental Services
approval of rough grading prior to final clearance. The
Director (or a designated staff member) shall inspect the
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graded site for accuracy of elevations and created slope
gradients. Further, the Director may require certification
of any grading related matter.
10. Grading for foundations shall conform to Chapter 29,
"Excavations, Foundations, and Retaining Walls", and Chapter
70-, "Excavation and Grading" or the appropriate current
chapters of the Uniform Building Code.
11. All new drainage swales shall have the cement colored to
earth tones.
12. The existing unsupported vertical cut on the north side of
the maintenance yard parking lot shall be reviewed by the
applicant's geotechnical and engineering consultants. Thur
recommendations must be submitted to the Building and Safety
Division within 30 days of the final approval of this
application. All requirements of the Building Official and
City Geotechnical consultant must be complied with within 90
days of their final approval.
13. The existing fill in the undeveloped area on the north side
of the property shall be removed within 180 days of final
approval of this application. The topography shall be
restored to the grades existing on the site in 1983 in
accordance with the 200 scale composite maps flown by
American Aerial Survey Inc. in April 1983 on file in the City
of Rancho Palos Verdes, Department of Environmental Services.
Certification of finished grades shall be submitted to the
Director of Environmental Services for review and approval.
The excavated material shall be relocated in accordance with
Condition Nos. 39 and 40. A temporary erosion control plan
for the area shall be approved by the Building Official if
any grading occurs between October 15 to April 15.
14. Buildings or grading proposed in slopes 35% or greater shall
require review through a variance prior to final approval.
LANDSCAPING
15. All existing and proposed landscaping on the site shall be
maintained so that it does not significantly impact any near
or far view as defined by Section 17.02.04 A-15 of the Rancho
Palos Verdes Development Code.
16. All existing and future landscaping shall be properly
maintained in a green, healthy, trimmed, and tidy manner at
all times.
17. The six large eucalyptus on the west side of the
Administration Building parking lot shall not be removed
while alive unless removal is required by the holder of the
easement on top of which the trees are located.
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18. Any new landscaping in all areas on the site which will
exceed 3 1/2 feet above finished grade at unmaintained mature
height and result in view impairment requires review and
approval by the Director of Environmental Services.
19. When Inspiration Slope is developed to the point where the
majority of the landscaping is completed, the existing hedge
which separates Crescent Lawn and Vista Del Pointe from this
area shall be removed.
20. Permanent, low maintenance, drought tolerant, erosion
controlling ground cover shall be planted in the restored
area on the north side of the park, referred to in Condition
No. 13 within 180 days after restoration of the grade. This
planting shall be irrigated as necessary to maintain the
growth of the vegetation. The Director of Environmental
Services shall approve the location and type of plant
material.
21. The existing hedge on the south property line adjacent to the
rear yards on Avenida Feliciano shall be pruned and
maintained so it does not exceed the height of the chain link
fence, which is 8 feet tall.
SEWERS AND WATER
22. Any new facilities must tie into local main line sewers. The
usage of the site may be limited by the size and type of
sewage system that can legally be installed.
23. The site shall be served by adequately sized water system
facilities which shall include fire hydrants of the size,
type, and location as determined by the L.A. County Fire
Department. The water mains shall be of sufficient size to
accommodate the total fire flow requirements and shall be
determined by the L.A. County Fire Department. All Fire
Department requirements shall be satisfied.
EASEMENTS
24. Any grading, construction, placement of structures, including
but not limited to walls, fences, and interments on any
easement, requires prior written permission from the easement
holder.
25. The owner shall submit a title report within 90 days of final
approval of this application. All easements shown on the
title report shall be clearly delineated on the 100 scale
Master preliminary grading plan. Exact location and width of
easements as well as the name of the easement holder shall be
shown on the plan.
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FENCING
26. The existing chain link and wrought iron fence which
surrounds the perimeter of site shall be maintained in its
existing condition except the barbed wire on top of the fence
shall be removed within 180 days of final approval of this
application.
HOURS OF OPERATION
27. The flower shop open to public hours of operation are limited
to 7:00 a.m. to 9:00 p.m., everyday. The Administration
Building open to public hours of operation are limited to
8:00 a.m. to 9:00 p.m. everyday. The Chapel may be open to
the public from 7:00 a.m. to 9:00 p.m. everyday. The
cemetery grounds may be open to the public from 7:00 a.m. to
9:00 p.m., everyday.
GENERAL
28. Development shall comply with all requirements of the various
Municipal utilities and agencies that provide public services
to the property.
29. The developed and undeveloped portions of the site including
but not limited to buildings, grounds, and roads shall be
maintained in a neat, clean, and well maintained manner at
all times.
30. The applicant shall provide within 60 days of final approval
of this application, a certified copy of the July 20, 1948,
"Certification and Declaration of Dedication of Cemetery
Property" recorded in Book 27781, pages 265 and 266 of the
Official Records, County of Los Angeles, California.
31. Should the applicant fail to comply with any of these
conditions of approval the City may initiate revocation
procedures for this permit.
32. Within thirty (30) days the applicant shall submit, in
writing a statement that he has read, understands, and
consents to all conditions of approval.
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MITIGATION MEASURES - ENVIRONMENTAL ASSESSMENT
BUILDING HEIGHT
33. Buildings in the approved development areas detailed in
Condition No. 1 shall conform to the submitted plans on file
in the Department of Environmental Services. Maximum heights
(actual sea level elevations) including forms, framing, and
ridge heights shall be certified at the applicants expense.
34. Family mausoleums on Inspiration Slope shall not exceed 10
feet in height above finished grade. The easternmost family
mausoleum shall be relocated to the south of its existing
proposed location to the point that it will not significantly
impact views from 1896, 1902, and 1906 Peninsula Verde. The
exact location of this structure shall be approved by the
Director of Environmental Services.
35. The Pacifica Mausoleum expansion shall match the height of
the existing adjacent structure. The expansion shall match
the line of the existing building on the north and west
sides.
T.T(,NTTN(_
36. A lighting plan for all new exterior lights shall be
submitted to the Director of Environmental Services for
approval and there shall be no direct off-site illumination
from any light source. Lighting must be shielded, ground
oriented and the minimum wattage, height, and quantity
necessary to provided safety. Lighting shall not be placed
on the side of buildings adjacent to residences. Any
building lights shall be placed below the building eave line,
and any lights on a pole or standard shall not exceed 10 feet
in overall height.
GRADING AND DRAINAGE
37. All grading for site development within 100 feet of a
residential area shall require review and approval by the
City Engineer and City Building Official. The owner shall
obtain a grading permit from the Building and Safety Division
for all grading operations, within 100 feet of a residential
area excluding interment excavation only. Drainage and
erosion control measures shall be included as conditions for
all grading permits. In all areas of the site, graded areas
which will be used to support structures shall require
review, and approval by the City Engineer and the City
P.C. Resolution No. 90-43
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Geotechnical Consultant. Additionally, Building and Safety
permits must be issued for all structures except small, one
story, "Storage" structures less than 120 square feet in area
and less than 12 feet in height with no plumbing or
electricity, such as family mausoleums.
38. Runoff from roofs, hardscape, other site drainage shall be
controlled and carried to the existing storm drain or other
approved drainage facilities. A permit from Los Angeles
County Department of Public Works will be required for any
new connections to the existing storm drain.
39. During all grading, construction, landscaping, interment
excavation, geologic investigations and similar activities,
dust shall be controlled by frequent watering and/or
screening of the area as necessary. Airborne dust shall not
be allowed to leave the property in visible quantities. If
any import or export of material is required, trucks used to
transport the materials shall be covered to prevent spillage
and street sweepings may be required as determined to be
necessary by the Director of Public Works.
40. Temporary long or short term storage of interment
excavations, excavation from the northern side of the site to
restore the area to the 1983 grades and excessive building
excavations shall be stored in the areas south of Lake View
Drive and the Garden of Reflection. No temporary storage of
soil is allowed on the north side of the property. All
storage shall be maintained a minimum of 100 feet away from
southern and western property lines.
41. Finished grades shall not exceed 3:1 slope.
LANDSCAPING
42. In all areas on slopes greater than 4 to 1 erosion
controlling plant material and other erosion control methods
such as jute netting shall be required.
43. Drought tolerant, low maintenance and erosion controlling
landscape is required in the western setback adjacent of the
Pacifica Mausoleum expansion. Landscaping and irrigation in
the setback requires review and approval by the Director of
Environmental Services. Irrigation systems shall be designed
to provide adequate coverage with no overspray, runoff, or
excessive quantities of water output. Use of drip irrigation
systems are required wherever possible. A low water use turf
such as "Kikuyu" or another similar variety as approved by
the Director of Public Works and Director of Environmental
Services shall be used in all new lawn areas.
P.C. Resolution No. 90-43
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111 411
CHEMICALS
44. The applicant shall provide within 60 days of final approval
of this application copies of permits from the South Coast
Air Quality Management District and Fire Prevention Bureau
for storage of fuel and permits from the Fire Department,
Hazardous Maintenance Division Section and Fire Prevention
Bureau for the chemicals stored in the embalming rooms in the
Administration Building. Permits from the South Coast Air
Quality Management District for the crematory must also be
submitted. Current copies of these permits must be kept on
file with the City of Rancho Palos Verdes at all times.
45. A consultation audit through Cal Osha including the
establishment of a training program on the proper handling
and safety requirements of equipment and material for
mortuary and crematory employees is required. Training
programs for new employees shall be conducted on a regular
basis in accordance with Cal Osha recommendations
GEOLOGY
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46. Prior to issuance of building permits, the developer shall
obtain clearance for construction from the City Geologist and
shall submit a geology and/or soils report of the expansive
properties of soils on all building sites. Such soils are
defined by Building Code Section 2904 (b) or the appropriate
current section.
PERMITS
47. The applicant shall provide within 60 days of final approval
of this application copies of permits or licenses from the
State Cemetery and Funeral Board. Current copies of these
permits must be kept on file with the City of Rancho Palos
Verdes at all times.
RB:LJ:pg
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