Loading...
PC RES 1997-068A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE PERMIT NO. 186 FOR CONSTRUCTION OF A NEW 2,065 SQUARE FOOT ONE STORY VISITORS CENTER TO REPLACE A SIMILAR STRUCTURE THAT WAS DAMAGED BY LANDSLIDE ACTIVITY ON PROPERTY LOCATED AT 5755 PALOS VERDES DRIVE SOUTH, WITHIN THE BOUNDARIES OF THE LANDSLIDE MORATORIUM AREA WHEREAS, on September 20, 1994, the City Council of the City of Rancho Palos Verdes approved Landslide Moratorium Exception No 10 to allow the Wayfarers Chapel to proceed with the submittal of appropriate applications for construction of a new 2,400 square foot two-story Visitors Center to replace a similar structure which had been damaged by landslide activity on property located at 5755 Palos Verdes Drive South, which is located within the boundaries of the City's Landslide Moratorium Area, and, WHEREAS, on February 8, 1995, pursuant to the approval of Landslide Moratorium Exception No 10 by the City Council, the Wayfarers Chapel submitted applications for Conditional Use Permit No 185, Variance No 388, and Grading Permit No. 1793 to allow construction of a new 2,400 square foot two-story Visitors Center, improvements to an existing amphitheater area, and remedial grading on the subject property; and, WHEREAS, on October 17, 1996, the Wayfarer's Chapel submitted a revised plan that consisted of a 2,065 square foot one story structure, improvements to an existing amphitheater, and remedial grading for the structure; and, WHEREAS, the Institutional zoning district in which the subject property is located allows for the continued use of the subject property as a religious facility, as well as for the expansion of the facilities for related uses, and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq ("CEQA"), the State CEQA Guidelines, California Code of Regulations, Title 14, Sections 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65952 5(e) (Hazardous Waste and Substances Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined that, by incorporating mitigation measures into the Negative Declaration and project approval, there is no substantial evidence that the approval of Conditional Use Permit No 185, Variance No. 388, and Grading Permit No 1793 would result in a significant adverse effect on the environment Accordingly, a Draft Mitigated Negative Declaration has been prepared and notice of that fact was given in the manner required by law, and, Resolution No • •: Page of 9 WHEREAS, in accordance with the requirements of the California Environmental Quality Act, a Mitigation Monitoring Program has been prepared, and is attached hereto by reference, and, WHEREAS, after issuing nonce pursuant to the requirements of the City's Development Code and the State CEQA Guidelines, the Planning Commission of the City of Rancho Palos Verdes held a public hearing on July 11 and 25, 1995, August 2 and 8, 1995, September 12, 1995, December 12, 1995, January 23, 1996, February 3, 1996, March 12, 1996, April 23, 1996, June 11, 1996, September 10, 1996, October 22, 1996, November 12, 1996, August 26, 1997, September 9, 1997, and November 11 and 25, 1997 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 HEREBY FINDS, DETERMINES, AND RESOLVES AS FOLLOWS Section 1 That the subject site for the intended use, which is 151,589 square feet in area, is adequate in size and shape to accommodate said uses, since the proposed project involves the replacement of the Visitors Center building and the enhancement of the existing amphitheater, which were originally constructed in conjunction with the Chapel and existed on the property for over 30 years The site is currently landscaped with ornamental species and maintained to a very high level Therefore, no new landscaping would be necessary, with exception to small planter areas adjacent to the proposed Visitor Center, to screen the use from surrounding properties or improve the aesthetic appearance of the property Due to the location of the proposed Visitor's Center and the re -configuration of the circulation route and parking lot, the amount of parking spaces would be reduced from 106 to 100 However, pursuant to the Municipal Code, only 71 parking spaces would be required, even if all uses on the site where operated simultaneously Therefore, adequate parking facilities would be available on the site Finally, in order to lessen risks associated with landslide movement, minimize the number of on-site parking spaces lost due to construction, and provide adequate circulation around the facility, the applicant has submitted a concurrent application for Variance No. 388, conditions for which have been imposed through P C Resolution No. 97- 69, to adjust said use with those on abutting land and within the neighborhood Section 2 Access to the site is gained via Palos Verdes Drive South, which is a main arterial roadway designed to carry the type and quantity of traffic generated by the construction of the new Visitors Center and by the improvements to the existing amphitheater area. Additionally, since the proposed construction will provide visitor services on-site, it will no longer be necessary for the public to leave the site, and travel approximately 1/4 of a mile west to obtain information regarding use of the Wayfarers Chapel This will likely result in a decrease in traffic between the Chapel property and the off-site Visitor Center. Therefore, the site is adequately served by streets and highways which provide access to the property Section 3 The Initial Study prepared for this project indicated that there may be impacts related to Earth, Noise, Light and Glare, Transportation/Circulation, Aesthetics, and Cultural Resources resulting from the proposed construction However, imposition of certain Mitigation Measures as identified in the Initial Study should reduce these impacts to less than P C Resolution No 97-68 Page 2 of 9 significant levels In consideration of the fact that the subject property is located within the boundaries of the Landslide Moratorium Area, the applicant submitted geologic studies for the proposed construction prior to approval of the project, which provide evidence that the proposed project will not aggravate the existing geologic conditions, nor adversely impact adjacent properties. The geologic studies were reviewed and approved by the City's Geotechnical Staff on October 11, 1995 Conditions of Approval have been imposed which require landowners to comply with all recommendations and requirements of the City's Geotechnical Staff, as well as those of the Division of Building and Safety Additionally, all drainage deficiencies on the property which are contributing to the failure of a landslide scarp located towards the eastern side of the property shall be corrected, and the Chapel will be required to connect to the City's new sewer system, upon completion in the general area of the Chapel property View analyses have been conducted from surrounding properties, and the proposed construction will not significantly impact views Therefore, in approving the subject use at the specific location, there will be no significant adverse effect on adjacent property or the permitted use thereof. Section 4 That the proposed use is not contrary to the General Plan, since it is a Policy of the General Plan to "Require any development within the and old landslide area to perform at least one, and preferably two, independent engineering studies concerning the geotechnical, soils, and other stability factors (including seismic considerations) affecting the site" The applicant has prepared an extensive geotechnical study that has been reviewed and approved by the City's Geotechnical Consultant In addition, the General Plan designates the subject property for Institutional/Religious uses, and no change in land use is proposed Section 5. That, in requiring certain safeguards, the Planning Commission has imposed Conditions of Approval contained in the attached Exhibit "A" which have been deemed to be the minimum necessary to protect the health, safety, and general welfare Said conditions include, but are not limited to, requirements for special setbacks and buffers, fences and/or walls, lighting, regulation of points of vehicular ingress and egress, regulation of noise, vibration, odors, etc, requiring landscaping and maintenance thereof, requiring maintenance of the structures, grounds, and/or signs, and such other conditions as will make possible development of the City in an orderly and efficient manner and in conformity with the intent and purpose set forth in the Development Code Section 6• Any interested person aggrieved of this decision or by any portion of this decision may appeal to the City Council. Pursuant to Section 17 56 070 of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing and with the appropriate appeal fee, no later than fifteen (15) days following November 25, 1997, the date of the Planning Commission final action Section 7 For the foregoing reasons and based on information and findings contained in the Staff Reports, minutes, and records of the proceedings, the Planning Commission hereby approves Conditional Use Permit No 185 to allow construction of a new Visitors Center to replace a similar structure which was damaged by landslide activity, and improvements to an existing amphitheater area on the Wayfarers Chapel property located at P C Resolution No 97-68 Page 3 of 9 5755 Palos Verdes Drive South, subject to Conditions of Approval contained in the attached Exhibit "A", which are necessary to protect the public health, safety, and welfare PASSED, APPROVED, and ADOPTED this 25th day of November 1997 by the following roll call vote: AYES Cartwright, Slayden, Vannorsdall, Whiteneck, Clark NOES: Albeno ABSTENTIONS None ABSENT Ng Donald E Vannorsdall Chairman Carolynn Petr , AICP Director of Planning, Building, and Code Enforcement, and, Secretary to the Planning Commission P C. Resolution No 97-68 Page 4 of 9 0 EXHIBIT "A" CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO. 185 5755 PALOS VERDES DRIVE SOUTH WAYFARERS CHAPEL General Within thirty (30) days of this approval, landowner shall submit to the City a statement, in writing, that they have read, understand, and agree to all Conditions of Approval contained in this document. Failure to provide such statement shall render this approval null and void 2. The landowner shall comply with all Mitigation Measures and Conditions of Approval contained in P C Resolution Nos 97-67 and 97-69, granted in association with Environmental Assessment No 676 and Variance No. 388, and Exhibit "A" for Grading Permit No 1793, as well as with all Conditions of Approval of Landslide Moratorium Exception No. 10, as approved by the City Council on September 20, 1994 3 All construction shall be completed in substantial conformance to the plans approved by the Planning Commission on November 25, 1997. 4. The landowner shall comply with all recommendations and requirements of the Division of Building and Safety, and the City's Geotechnical Staff 5 This Conditional Use Permit and subject Conditions of Approval contained herein shall be reviewed and potentially modified, as deemed necessary and appropriate by the Planning Commission, six (6) months after the issuance of a Certificate of Occupancy for the Visitors Center Said review shall consider, but not be limited to, the hours of operation, secunty measures, and lighting 6 The hours of grading and construction shall be limited to 7 00 a.m. to 7 00 p.m , Monday through Saturday only No construction shall be permitted on Sundays or Legal Holidays, 7. Hours of operation for the Church, Visitor's Center and outdoor Amphitheater shall be as follows Church 8am to 9pm, Monday through Sunday Visitor's Center. 9am to 5pm, Monday through Sunday Amphitheater Monday through Sunday, between the hours of 10 00 a m and 6 00 p m during Pacific Standard Time, and between the hours of 10 00 a.m. and 8:00 p.m during Daylight Savings Time The amphitheater may be used for sunrise services to be conducted on Easter Sunday and Christmas Day On such holidays, P.C. Resolution No 97-68 Page 5 of 9 access to the site by the general public shall not be available prior to 5 00 a m 8 The protect is approved for 100 total parking spaces Prior to final on the building permit, the Director of Planning, Building and Code Enforcement shall verify the existence of 100 parking spaces. Allowable occupancy and required parking for the Church, Visitor's Center, and Amphitheater area is as follows Use Code Requirement Size/Occupancy Size/Occupancy Total Spaces Re 'd Chapel 1 Space/3 Fixed Seats 90 seats 30 spaces Amphitheater 1 Space/3 Fixed Seats 100 seats 33 spaces Visitor's Center 1 Space/250 sq ft 2,065 8 spaces Total Spaces Re 'd = 71 spaces Any changes to these occupancy levels shall be reviewed and approved by the Director of Planning, Building and Code Enforcement However, if the total Spaces Required exceeds 100 spaces as a result of any future increase in occupancy, then the protect shall be reviewed by the Planning Commission Visitors Center 9. The maximum height of the Visitors Center budding shall not exceed 14 feet on the upslope (northern) side, and 18 5 feet on the downslope (southern) side of the budding CRITICAL - HEIGHT CERTIFICATION REQUIRED. 10 The square footage of the floor area of the Visitors Center shall not exceed 2,065 square feet 11 The Visitors Center shall be used only for office, information, display, and gift shop purposes only The Visitors Center shall not be used to conduct weddings, religious services, or similar uses Amphitheater 12. The amphitheater shall have a maximum capacity of one hundred (100) permanent seats 13. Except as noted below, the amphitheater area may be used to conduct weddings, recitals, religious services, and similar activities as determined by the Director of Planning, Building and Code Enforcement 14 The use of amplified music and/or speakers may be permitted However, noise levels resulting from the use of amplifiers and/or speakers shall not exceed a maximum of P C Resolution No 97-68 Page 6of9 fifty decibels (50 dB) as measured from any adjacent property line In addition, the landowner shall comply with any Noise Ordinance adopted by the City In the event that these conditions conflict with any future Noise Ordinance, the stricter requirement shall apply 15 With exception to minor, low -voltage lighting to be installed along the walkway, subject to review and approval by the Director of Planning, Building, and Code Enforcement, the installation of exterior lighting in the amphitheater area shall be prohibited Exterior Lighting 16 Prior to issuance of Budding Permits, the landowner shall submit to the City a proposed exterior lighting plan for the site The exterior lighting plan shall be subject to review and approval by the Director of Planning, Budding, and Code Enforcement The installation of exterior lighting in the amphitheater area shall be prohibited 17 All exterior lighting shall be shielded and directed downwards to prevent direct illumination of or towards adjacent properties 18. All exterior lighting shall be turned off within 112 hour following the close of business or following a special evening event On-site Security 19 Prior to issuance of Final Building Permits, the landowner shall install a security gate, fence, or other barrier, to the satisfaction of the Director of Planning, Building, and Code Enforcement, at the driveway entrance to the property to prevent access to the site after hours 20. The landowner shall provide an on-site security guard from dusk to dawn on Friday, Saturday, and Sunday evenings, as well as on the eve prior to and during Legal Holidays (i.e., July 3 and 4), and on the eve of Halloween 21 Prior to issuance of a Budding Permit, the landowner shall submit a fencing plan for review and approval by the Director of Planning, Building and Code Enforcement The fencing plan shall be designed to provide additional security to neighboring homes and property. All fencing as approved on the fencing plan shall be installed prior to issuance of a certificate of use and occupancy for the Visitor's Center budding 22 The landowner shall install signage throughout the property, subject to review and approval by the Director of Planning, Building, and Code Enforcement, requesting all visitors to be respectful of the quiet and privacy of the neighbors. P C Resolution No 97-68 Page 7 of 9 Landscaping 23 The installation and/or removal of any landscaping on the subject property, except that related to minor maintenance activities (ie planting or removing small plants, trimming of trees and shrubs, etc) shall be subject to review and approval by the Director of Planning, Building, and Code Enforcement. In addition, the removal of any native or coastal sage scrub vegetation shall be consistent with the preparation and adoption of any Natural Communities Conservation Program (NCCP) adopted by the City 24 Vegetative screening along the western side of the building shall be provided, where appropriate, to filter reflective sunlight caused by the Visitors Center building Landslide Moratorium Exception No. 10 25 All lot drainage deficiencies identified by the Director of Public Works, if any, shall be corrected by the landowner prior to issuance of a Certificate of Occupancy 26 In lieu of improvements to the existing septic system, installation of a holding tank shall be required for all Visitors Center plumbing fixtures The capacity of the required holding tank system shall be subject to the review and approval of the City's Building Official 27 Roof runoff from all buildings and structures on the site shall be contained and directed to the streets or approved drainage course Due to the historic nature of the chapel building itself, an exception to this requirement may be applied in the event that installation of rain gutters or similar devices results in significant modifications to the architectural nature of the building However, the landowner shall use their best efforts to devise an appropriate system to control roof runoff from the chapel building 28 The landowner shall submit to the City for recordation a covenant agreeing to support and participate in existing or future sewer and/or storm drain assessment districts and any other geological and geotechnical hazard abatement measures required by the City Such covenant shall be submitted to the Director of Planning, Building, and Code Enforcement prior to issuance of either a Grading or a Building Permit. 29 Prior to issuance of a Grading or Building Permit, the landowner shall submit to the City a hold harmless agreement, satisfactory to the City Attorney, promising to defend, indemnify, and hold the City harmless from any claims or damages resulting from the approved project. 30 Prior to issuance of Grading or Building Permits, the landowner shall submit to the City for recordation a covenant agreeing to construct the project strictly in accordance with the approved plans, and agreeing to prohibit further projects on the subject site without first filing an application with the City pursuant to the terms of the Rancho Palos Verdes Municipal Code P C Resolution No 97-68 Page 8of9 9 0 31. All landscape irrigation plans shall be part of a water management system approved by the Director of Public Works Irrigation for landscaping shall be permitted only as necessary to maintain the yards and gardens. Other 32. The landowner shall install devices in and/or around the proposed Visitors Center, and in and/or around the remaining portions of the demolished building which monitor any land movement which may occur in and/or around these structures. Said equipment shall be subject to review and approval by the City's Division of Building and Safety and the City's Geotechnical Staff prior to its installation The landowner shall provide reports to the City documenting the measurements of any land movement Said reports shall be submitted to the City a minimum of every six (6) months beginning with the date of issuance of a Certificate of Occupancy, or more frequently in the event that land movement is detected. The City shall reserve the right to declare any of the buildings and/or structures on the property unsafe for occupancy in the event that significant land movement is detected P C. Resolution No 97-68 N \GROUP\PLANNING\RESOS\PC\RECUP185 PC3 Page 9 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL GRADING PERMIT NO. 1793 5755 PALOS VERDES DRIVE SOUTH WAYFARERS CHAPEL .General 1. Within thirty (30) days of this approval, landowner shall submit to the City a statement, in writing, that they have read, understand, and agree to all Conditions of Approval contained in this document. Failure to provide such statement shall render this approval null and void 2. The landowner shall comply with all Mitigation Measures and Conditions of Approval contained in P.C. Resolution Nos 97-67, 97-68, and 97-69, granted in association with Environmental Assessment No. 679, Conditional Use Permit No 185 and Variance No 388, respectively, as well as with all other Conditions of Approval of Landslide Moratorium Exception No 10, as approved by the City Council on September 20, 1994 3 All construction shall be completed in substantial conformance to the plans approved by the Planning Commission on November 25, 1997 4 The hours of grading and construction shall be limited to 7 00 a m. to 7:00 p m , Monday through Saturday only No construction shall be permitted on Sundays or Legal Holidays. i ! 5. The maximum height of the retaining wall located adjacent to and upslope from the Visitors Center shall be the minimum required by the Division of Building and Safety and by the City's Geotechnical Staff 6 The landowner shall comply with all recommendations and requirements, if any, of the Division of Building and Safety and of the City's Geotechnical Staff In the event that two conditions are in conflict with one another, the stricter shall apply Such conditions shall include, but not be limited to a All foundations shall be placed a minimum of eighteen (18) inches into terrace materials or slide breccia b All caissons or friction piles shall be embedded a minimum of ten (10) feet into terrace matenals or slide breccia c The proposed retaining walls, at the toe of the existing fill slope, shall be designed according to the geologic reports The 2 1 (horizontal to vertical) existing slope shall place an equivalent fluid pressure of 65 pcf on the wall d The structural wall shall be setback a minimum of fifteen (15) feet from the face of the retaining walls, pursuant to the current Building Code e All of the recommendations of the landowners consultant, except as modified herein, shall be incorporated into the design and construction All plans and specifications pertaining to grading, foundations, and other earthworks shall be reviewed and approved, by manual signature, by the landowner's consultant g Where any fills are to be placed, including retaining wall and trench backfills, an as -graded fill compaction report shall be prepared and submitted for review and approval by the City The report shall include all compaction test data with a map showing fill and compaction test locations The report shall be reviewed and approved by the City prior to issuance of any permits for structures founded in same fill or prior to issuing the final certificate of occupancy otherwise. h All foundation excavations shall be inspected and approved by the landowner's consultant prior to the placing of reinforcing steel, forms, or concrete The landowner's consultant shall approve the excavations, in writing, with a copy of said approval to be posted at the job site for the Building Inspector. The construction of pre -bored cast -in-place piles shall be periodically inspected and approved by the landowner's consultant prior to placing reinforcing steel and concrete A report of pile construction shall be prepared by the landowner's consultant and submitted to the City, with pertinent pile data and a statement that pile construction conforms to the recommendations of the landowner's consultant Said report shall contain a map showing pile locations, and indicate the total depth, depth of embedment into bearing strata, bearing strata material, and other geotechnical data impacting pile design such as a layer of creep prone materials Said report shall be subject to review and approval by the City prior to issuance of a Certificate of Occupancy j. Foundations and floor slabs cast on expansive sods shall be designed in accordance with the recommendations of the landowner's consultant, and shall conform to the minimum requirements of the Building Code k Foundations shall be setback from descending slopes in accordance with the requirements of the Building Code and shall be extended to such a depth and Grading Permit No 1793 Exhibit "A' Conditions of Approval Page 2 of 3 designed such as to be unaffected by surficial earth materials prone to downhill creep. Inspection of said foundations and written approval by the landowner's consultant shall be submitted to the Division of Building and Safety prior to issuance of a Certificate of Occupancy Structures shall be setback from ascending slopes in accordance with requirements of the Building Code Any recommended protective structures, such as debris or slough walls, shall be incorporated into the project plans m The design of the retaining wall and structure shall meet all of the Zone I Moratorium requirements of the City of Rancho Palos Verdes N'\GROUP\P4_ANNING\RESOS\PC\REGR1793 PC Grading Permit No 1793 Exhibit "A" Conditions of Approval Page 3 of 3