PC RES 1998-030 P.C. RESOLUTION NO. 98-30
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING
CONDITIONAL USE PERMIT NO. 200, COASTAL PERMIT NO.
143,AND GRADING PERMIT NO. 1993, FOR A 7,437 SQUARE
FOOT ADDITION TO THE POINT VICENTE INTERPRETIVE
CENTER INCLUDING OTHER SITE AMENITIES LOCATED AT
31501 PALOS VERDES DRIVE WEST
WHEREAS, on October 9, 1997, the City of Rancho Palos Verdes submitted an
application for Conditional Use Permit No. 200, Coastal Permit No. 143, and Grading Permit No.
1993, to allow the construction of a 7,437 square foot addition to the existing Point Vicente
Interpretive Center, an outdoor amphitheater, teaching terraces, walls and fences, 139 new
parking spaces, driveways, new landscaping, and other amenities to the Point Vicente
Interpretive Center Site located at 31501 Palos Verdes Drive West; 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), a
Mitigated Negative Declaration for the project has been submitted and adopted as found in P.C.
Resolution No. 98-29; and,
WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes
Development Code, the Planning Commission held a duly noticed public hearing on September
8, 1998, 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: That the site is adequate in size and shape to accommodate the proposed use
and for all of the yards, setbacks, walls, fences, landscaping and other features required by this
title or by conditions imposed under this section to integrate said use with those on adjacent land
and within the neighborhood because the total lot coverage, which includes the existing and
proposed portions of the interpretive center structures, terraces, and amphitheater area makes
up only 1.3% of the total site area, and is therefore consistent with the lot coverage requirements
of the Open Space Recreation district standards which require that the total lot coverage of all
buildings and structures not exceed 10% of the total lot area. Additionally, although the Open
Space Recreation district does not establish any required setbacks for buildings, the proposed
project will be located well away from other surrounding land uses and Palos Verdes Drive West.
Additionally, the owner is also proposing various aesthetic improvements to the site that will also
be compatible with the existing Interpretive Center.
Section 2: That the site for the proposed use relates to streets and highways sufficient
to carry the type and quantity of traffic generated by the subject use as the traffic study prepared
for the project concluded that although the project will generate some additional traffic to the area
roadway system, the amount of additional traffic will be insignificant and can be handled
adequately by the existing roadway system.
Section 3: That, in approving the subject use at the specific location, there will be no
significant adverse effect on adjacent property or the permitted use thereof because given the
central location of the proposed structure, large distance between the structure and adjacent
properties, and relatively quite use of the facility by visitors, the only potential issue effecting
adjacent properties would be the proposed request for an increase in budding height and how that
request may effect views from adjacent properties. However, since a majority of the proposed
structure would be constructed at a slightly lower height than the existing structure, only a small
portion would exceed the height of the existing structure, and the proposed addition will be
relatively insignificant as viewed from neighboring uses that are well over 500' away from the
proposed addition as their primary view is more directly west than towards the south over the site,
there will be no significant impairment to existing views.
Section 4: That the proposed use is not contrary to the general plan, as the proposed
interpretive center addition is consistent with the uses permitted within the Open Space
Recreational zoning district and is therefore consistent with the Zoning Code and the
Recreational/Passive land use designation of the General Plan.
Section 5: That, the proposed project is consistent with the applicable requirements of
the Natural, Socio/Cultural, and Urban Overlay Control Districts
Section 6: That conditions necessary to protect the health, safety and general welfare,
have been imposed as the proposed project has been designed and conditioned through this
Resolution and the mitigation measures defined within the Mitigated Negative Declaration so that
the proposed project will not cause an impact to the health, safety and general welfare of the site
nor surrounding area residents For example, the proposed project is setback a great distance
from the property lines, therefore reducing any impacts to neighboring lots, the attached Mitigation
Monitoring Program (MMP) requires that exterior lighting be low intensity and directed downward,
and potential noise and air quality impacts resulting from the construction activities have been
mitigated through the MMP
Section 7: That the proposed development is in conformance with the coastal specific
plan as the project site is located within Subregion 2 of the Coastal Specific Plan, and in reference
to Subregion 2, the Specific Plan indicates, 'This Subregion's character is that of an
attractorlgenerator to the vast majority of the populace which resides outside the Peninsula"
(Page S2-5). The proposed project is in conformance with this statement as the proposed project
will improve the existing "attractor/generator" use of the existing interpretive center and provide
a resource for those persons residing on and off of the peninsula Additionally, the project is
consistent with the Coastal Specific Plan policy to "Facilitate justifiable coastal -dependent
development in a manner that is compatible with he City and surroundings, while allowing a
positive utilization of coastal resources" (Page U-18), as the proposed project has been designed
to be compatible with the existing surroundings at the subject site, and consistent with the policy
that indicates, "Provide mitigating measures where possible to control surface runoff that might
P C Resolution No 98-30
Page 2 of 10
be degrading to the natural environment" (Page N-46), as the proposed project includes the
installation of a new drainage system that will focus the on-site drainage into one system instead
of allowing the drainage to flow freely over the bluff edge, where it currently erodes the bluff face
and causes damage to the marine environment as a result of the urban type pollutants associated
with the run-off
Section 8: That the proposed development, which is located between the sea and the
first public road, is in conformance with applicable public access and recreation policies of the
Coastal Act as the proposed project only involves the construction of an addition to an existing
structure and other site improvements and will not impede any existing trails or access points, but
instead will actually allow for greater public use and access of the site as additional parking
spaces are being constructed
Section 9: The grading does not exceed that which is necessary for the permitted
primary use of the lot, as defined in Section 17 96 of this title because given the large site,
focused grading areas, and purpose of the proposed project, the proposed project grading does
not exceed that which is necessary for the permitted primary use of the lot.
Section 10: The grading and/or related construction does not significantly adversely
affect the visual relationships with, nor the views from, neighboring properties because although
a small portion of the proposed structure will protrude into a very small portion of existing views
of the ocean, the impairment is so slight given the distance between the proposed structure and
neighboring uses that the proposed grading does not significantly adversely affect the visual
relationships with, nor the views from, neighboring properties
Section 11: The nature of the grading minimizes disturbance to the natural contours, and
finished contours are reasonably natural because the proposed contours will still maintain the
general configuration and sloping character of the natural contours between Palos Verdes Drive
West and the Bluff face.
Section 12: The grading takes into account the preservation of natural topographic
features and appearances by means of land sculpturing so as to blend any man-made or
manufactured slope into the natural topography because, although the proposed project will
change the existing natural contours to create a level building pad and parking lot, the proposed
man made slopes adjacent to the proposed addition, at the sides of the parking lot and within the
parking lot will blend into the natural topography which is in the form of small gently sloping hills
Section 13: The grading utilizes street designs and improvements which serve to
minimize grading alternatives and harmonize with the natural contours and character of the
hillside because although the proposed project does not include any new streets, it does include
a parking area and service driveway, both of which blend into the natural contours and character
of the existing site
Section 14: The grading would not cause excessive and unnecessary disturbance of
natural landscape or wildlife habitat through removal of vegetation because as identified in the
P C. Resolution No 98-30
Page 3 of 10
biological analysis, the subject construction sites do not contain any sensitive plant or wildlife
habitat.
Section IS: The Grading conforms to all of the standards within Development Code
Section 17 76 040E except for "8b No finished slopes greater than thirty-five percent shall be
created, except at the point of vehicular access adjacent to driveway, as per subsection (E)(8)(O
of this section", and "8c Except for the excavation of a basement or cellar, a fill or cut shall not
exceed a depth of five feet at any point except where the director or the Planning Commission
determines that unusual topography, soil conditions, previous grading or other circumstances
make such grading reasonable and necessary"
The proposed project deviates from standard (b) because there are some slopes that will be
created that are 2:1 or 50%, and deviates from standard (c) because the project will have areas
where the depth of a fill or cut exceeds five feet. However, these deviations are permitted
because a criteria of No's 1 through 7 have been met; and b The approval is consistent with
the purposes set forth in subsection A of this section (17 76 040), and c The departure from the
standards in criteria No 8 do not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity; and d. The departure from the standards of criteria
No 8 are not be detrimental to the public safety nor to other property
Section 16: Any interested person aggrieved by 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 September 8, 1998, the date of
the Planning Commission's final action
Section 17: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning Commission
of the City of Rancho Palos Verdes hereby approves Conditional Use Permit No 200, Coastal
Permit No 143, and Grading Permit No 1993, thereby approving the construction of a 7,437
square foot addition to the existing Point Vicente Interpretive Center, an outdoor amphitheater,
teaching terraces, walls and fences, 139 new parking spaces, driveways, new landscaping, and
other amenities to the Point Vicente Interpretive Center Site located at 31501 Palos Verdes Drive
West, subject to the conditions of approval contained in Exhibit "A", attached hereto and made
a part -thereof, which are necessary to protect the public health, safety and welfare
P C Resolution No 98-30
Page 4 of 10
PASSED, APPROVED, AND ADOPTED this 8th day of September 1998, by the following
vote:
AYES: Commissioners Paris, Vannorsdall, Vice Chairman Cartwright,
and Chairman Clark.
NOES: None.
ABSTENTIONS: None.
ABSENT: Commissioners Alberio, Lyon, and Slayden.
Lawrence E. Clark
Chairman
Joel ojas, AICP Apo
Dire• or of Plannin•, =uilding and
••e Enforcement; and, Secretary
to the Planning Commission
P.C. Resolution No. 98- 30
Page 5 of 10
EXHIBIT "A"
CONDITIONS OF APPROVAL
for
CONDITIONAL USE PERMIT NO. 200,
COASTAL PERMIT NO. 143,
GRADING PERMIT NO. 1993,
POINT VICENTE INTERPRETIVE CENTER
General
All construction shall be completed in substantial conformance to the plans approved by
the Planning Commission on September 8, 1998.
2. This approval is for the construction of a 7,437 square foot addition to the existing Point
Vicente Interpretive Center, an outdoor amphitheater, teaching terraces, walls and fences,
139 new parking spaces, driveways, new landscaping, and other amenities to the Point
Vicente Interpretive Center Site
3. These approvals shall expire one year from the date of this action unless application for
budding permits is made Extensions of up to one year may be granted by the Planning
Commission if requested prior to expiration.
Mitigation Measures
4 The development shall comply with all mitigation measures found in the Mitigated
Monitoring Program as adopted through P C Resolution No 98-29.
Conditional Use Permit No. 200
5. The budding setbacks shall not be less than 95' to the west property line, 512' to the east
property line, 560' to the northern property line, and 480' to the southern property line.
6. The maximum height of the proposed facility shall not exceed 30'-6" as measured from
the point where the lowest foundation or slab meets finished grade, and 22'-0" from the
highest elevation of existing grade to be covered by the structure Prior to installation of
roof sheathing, Ridge Height Certification shall be submitted by the developer
7 Parking and security lighting shall be kept to minimum safety standards and shall conform
to City requirements within the Development Code Fixtures shall be shielded so that only
the subject property is illuminated; there shall be no spillover onto neighboring properties.
P C Resolution No 98-30
Page 6 of 10
8 Subject to review and approval by the Director of Planning, Building and Code
Enforcement, all block wall fences shall be composed of a decorative material such as
slumpstone
9 During construction activity, the contractor shall protect the existing Botanical Garden as
much as possible A chain link fence will be installed around the construction area to
restrict equipment and employees to the immediate construction area Any plant species
destroyed in the Garden in conjunction with project construction will be replaced in
another location near the Center upon completion of the project. Although some existing
plants will have to be removed to allow for the expansion of the Center, those plants shall
be replaced with plants in-kind. The contractor shall work with the California Native Plant
Society to replace said plants removed during construction and to re-establish the Garden
in the immediate vicinity of the Center Subject to review and approval by the Director of
Public Works, the contractor shall minimize potential impacts to the soil by taking all
feasible precautions to prevent pollution by construction waste, and minimize soil
compaction and loss of suitable soil for re -planting areas
Grading Permit No. 1993
10 Grading activity shall be limited to a total of 10,679 cubic yards of cut, 389 cubic yards of
fill, and 10,260 cubic yards of export. The applicant may also clean and grub the site of
existing landscaping
11 An as -graded soils and geologic report, complete with geologic map, will be submitted and
reviewed prior to issuance of a building permit.
12 All grading shall be monitored by a licensed engineering geologist and/or soils engineer
in accordance with applicable provisions of the Municipal Code and the recommendations
of the Director of Public Works and/or City Engineer
13 Grading activity on the site shall occur in accordance with all applicable City safety
standards
14 Graded slopes shall be properly planted and maintained. Plants shall be selected that are
capable of developing deep root systems Watering shall be done on cycles that will
promote deep rooting Watering shall be diminished or stopped just prior to and during
the rainy season
15 All manufactured slopes shall be contour graded
16 The use of a rock crusher is not permitted on the site
17 All drainage swales and any other on -grade drainage facilities, including gunite, shall be
of an earth tone color, as deemed necessary by the Director of Planning, Building and
Code Enforcement.
P C Resolution No 98-30
Page 7 of 10
18 Prior to issuance of any Grading Permits, and subject to review and approval by the
Director of Public Works, a haul route permit shall be obtained by the contractor to move
earth material off of the site Additionally, the contractor shall be responsible for repairs
to any neighboring streets which may be damaged during development of the site,
including, but not limited to, the designated haul truck route Prior to issuance of grading
permits, the contractor shall post a bond, cash deposit or combination thereof, in an
amount sufficient to cover the costs to repair any damage to streets and appurtenant
structures as a result of this development In addition to providing a bond or cash deposit,
the developer shall pay for a pavement analysis of the streets to be used as the
designated haul truck route prior to the start of construction and at completion of
construction The developer shall provide compensation for any loss of pavement life
along the designated haul truck route as a result of this development
19 Prior to the issuance of grading permits, the developer shall submit an Storm Water
Pollution Prevention Plan The Storm Water Pollution Plan shall be reviewed and
approved by the Director of Public Works. The Storm Water Pollution Prevention
Plan shall incorporate by detail or reference appropriate post -construction Best
Management Practices (BMPs) to
a Implement, to the maximum extent practicable, requirements established by
appropriate governmental agencies under CEQA, Section 404 of the Clean Water
Act, local ordinances and other legal authorities intended to minimize impacts from
storm water runoff on the biological integrity of natural drainage systems and water
bodies,
b. Maximize to the maximum extent practicable, the percentage of permeable surfaces
to allow more percolation of storm water into the ground,
c Minimize, to the maximum extent practicable, the amount of storm water directed
to impermeable areas,
d. Minimize, to the maximum extent practicable, parking lot pollution through the use
of appropriate BMPs, such as retention, infiltration and good housekeeping
e Establish reasonable limits on the clearing of vegetation from the project site
including, but not limited to, regulation of the length of time during which soil may
be exposed and, in certain sensitive cases, the prohibition of bare soil, and,
Provide for appropriate permanent controls to reduce storm water pollutant load
produced by the development site to the maximum extent practicable.
Further, the Storm Water Pollution Prevention Plan shall contain requirements to
be adhered to during project construction. These practices should
P C. Resolution No. 98-30
Page 8 of 10
. . .
9 9
(a. Include erosion and sediment control practices;
(b Address multiple construction activity related pollutants,
(c Focus on BMPs such as source minimization, education, good housekeeping, good
waste management, and good site planning;
(d. Target construction areas and activities with the potential to generate significant
pollutant loads,
(e Require retention on the site, to the maximum extent practicable, of sediment,
construction waste, and other pollutants from construction activity,
(f Require, to the maximum extent practicable, management of excavated soil on site
to minimize the amount of sediment that escapes to streets, drainage facilities, or
adjoining properties,
(g Require, to the maximum extent practicable, use of structural drainage controls to
minimae the escape of sediment and other pollutants from the site,
(h. Require, to the maximum extent practicable, containment of runoff from equipment
and vehicle washing at t construction sites, unless treated to remove sediments and
pollutants.
20. The hours of operation for construction and grading activities shall be limited from
Monday to Saturday, 7:00 a.m. to 7:00 p m. No work on-site, equipment or vehicles
shall be permitted before or after the hours indicated No truck queuing or warming
up of equipment or vehicles shall occur before 7.00 a m , flagmen shall be used
during all construction activities as required by the Director of Public Works
21. Prior to the issuance of a grading permit, a final grading plan shall be approved by
the Director of Public Works and City Geologist This grading plan shall be based
on a detailed engineering, geology and/or soils engineering report and shall
specifically be approved by the geologist and/or soils engineer and show all
recommendations submitted by them
22. A note shall be placed on the approved grading plan that requires the Director of
Planning, Building and Code Enforcement approval of rough grading prior to final
clearance The Director (or a designated staff member) shall inspect the graded
sites for accuracy of pad elevations and created slope gradients The developer
or their designee shall provide certification for all grading related matters
P C Resolution No 98-30
Page 9 of 10
23 All of the recommendations made by the Director of Public Works and the City
Geologist during their on-going review of the project shall be incorporated into the
approved grading plans
24 Unless otherwise provided in these conditions of approval or permitted by the
Director of Planning, Building and Code Enforcement, the project shall comply with
all appropriate provisions of the City's grading ordinance (Chapter 17 50 Grading)
NAGROUP\PLANNING\RESOS\PC\RECP143.RES
P C Resolution No 98-30
Page 10 of 10