PC RES 1992-076 P.C. RESOLUTION NO. 92-76
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES DENYING CONDITIONAL USE PERMIT NO.
92-REVISION "D" , VARIANCE NO. 270, AND GRADING PERMIT
NO. 1485 FOR AN EDUCATION/CONFERENCE CENTER LOCATED AT
30840 HAWTHORNE BOULEVARD.
WHEREAS, the Salvation Army has requested approval of a
Conditional Use Permit, Variance, and Grading Permit to allow
construction of an Education/Conference Center (from hereon
referred to as the ECC) consisting of a 55-unit guest facility and
adjoining conference facility; and
WHEREAS, the Planning Commission has held a duly noticed
public hearing on the environmental review of the project
applications on March 24, 1992 and has held duly noticed public
hearings on the project on July 14, 1992, August 20, 1992, October
27, 1992 and November 10, 1992 at which time all interested parties
were given an opportunity to be heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: Pursuant to Section 17 . 56. 060 of the Development
Code, the Planning Commission, in denying the Conditional Use
Permit, finds as follows:
A. That in order for the proposed ECC to properly relate to
the adjoining streets and highways, construction of a two-way
roadway connection to existing Crestmont Lane, which would be
parallel to Palos Verdes Drive South, will require excessive
grading and construction which will create adverse visual impacts
from the Palos Verdes Drive South public right-of-way.
B. That the proposed ECC will create significant adverse
effects on the adjacent properties since the proposed guest
facility of the ECC will exceed the 30' height limit permitted in
the institutional zoning district as defined in Section 17 . 28. 020
of the Development Code. In addition, the roof top of the ECC
would be partially visible from properties upslope from the project
and the manufactured berm necessary to screen the ECC from the
Palos Verdes Drive South right-of-way will not be compatible with
the surrounding residential character of the community.
Section 2 : Pursuant to Section 17 . 60. 020 of the Development
Code, the Planning Commission, in denying the Variance request to
allow the guest facility portion of the ECC to exceed 30 feet in
height as described in Development Code Section 17 . 28 . 030 (B) , finds
as follows:
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A. That there are no exceptional or extraordinary
circumstances or conditions applicable to the subject property
involved, or to the intended use of the property, which apply
generally to other property in the same zoning district since no
portion of the proposed ECC will be located in a slope of thirty-
five percent (35%) or greater and there is ample buildable area on
the seven acre project site, with slopes which are less than 35%,
which would accommodate alternative designs of the ECC which would
reduce the impacts to the community.
B. That such a Variance is not 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 applicant has not
adequately considered design alternatives for the placement of a
portion of the ECC underground or the construction of several
smaller units, thereby reducing the overall height and mass of the
ECC.
C. That the granting of the Variance would be materially
detrimental to the public welfare or injurious to property and
improvements in the area in which the property is located since the
roof top of the proposed ECC would be partially visible from
upslope properties and a manufactured berm necessary to screen the
ECC from Palos Verdes Drive South would detract from the aesthetic
value of the property as viewed from Palos Verdes Drive South.
D. That the granting of such a Variance would be
contrary to the objectives of the General Plan since the height,
size, and bulk of the ECC would not be compatible with the
surrounding residential character of the community.
Section 3 : Pursuant to Section 17 . 50. 070 of the Development
Code, the Planning Commission in denying the Grading Permit
finds as follows:
A. That the proposed grading necessary for the project
access road, development of the proposed ECC and parking lot and
the manufactured berm necessary to mitigate the issue of view
impairment from Palos Verdes Drive South is excessive beyond that
necessary for the permitted primary institutional use.
B. That the grading and/or construction will
significantly adversely affect the visual relationships with, or
the views from, neighboring sites since the ECC will exceed the 30'
height limit for structures in an institutional zone and will
partially impair views from the adjoining City controlled property
which is an open space recreational area.
Resolution No. 92- 76
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C. The nature of the grading will disturb the natural
features of the undeveloped site since the 80, 000 cubic yards of
earthwork activity necessary for the development of the ECC, the
manufactured earthen berm and project access road would
significantly alter the existing contours of the site and appear as
unnatural features that would impact the visual relationship from
Palos Verdes Drive South.
Section 4: That the proposed project and its alternatives
involve significant, adverse, and unacceptable environmental
impacts and thus warrant findings that the proposal is inconsistent
with the City's General Plan and with the public health, safety and
general welfare. These impacts include :
A. Air Quality impacts, including construction vehicle
emissions and generation of dust which would be a nuisance to
adjacent property owners and significantly exceed relevant
thresholds of significance.
B. Aesthetic impacts, in that views of the site will be
substantially altered and a manufactured slope and tiered building
pads will be established to construct the building into the
hillside. In addition, the loss of open space is considered to be
a cumulative impact within the City.
C. Public services and utilities impacts, in that the
uncertainty of the future scenario with regard to Fire Department
Service revenues may impact long term service capabilities of the
County of Los Angeles Fire Department and are considered to be
significant.
D. Water impacts are considered to be significant based on
the current and potential drought conditions.
E. Solid waste impacts are considered to be significant given
that the shortage of available landfill sites and the high
environmental costs associated with expanding existing landfills or
constructing new ones. The estimated cumulative solid waste
generation is considered significant.
Section 5: For the foregoing reasons and based on
information and findings included in the Staff Reports, minutes,
records of proceedings, the certified Program EIR, and evidence
presented at the public hearings, the Planning Commission of the
City of Rancho Palos Verdes hereby denies Conditional Use Permit
No. 92-Revision "D" , Variance No. 270, and Grading Permit No. 1485
for an Education/Conference Center at 30840 Hawthorne Boulevard.
Resolution No. 92- 76
PASSED, APPROVED, and ADOPTED this 8th day of December, 992 .
Robert Katherman
Chairman
Or
Dudley Ond-rdonk, Director of
Environme tal Services and
Secretary to the Commission
Resolution No. 92- 76
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