Loading...
PC RES 2001-009• P.C. RESOLUTION NO. 2001-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES ADOPTING A MITIGATED NEGATIVE DECLARATION AND MAKING CERTAIN ENVIRONMENTAL FINDINGS IN ASSOCIATION WITH ENVIRONMENTAL ASSESSMENT NO. 716 FOR CONDITIONAL USE PERMIT NO. 211, VARIANCE NO. 468 AND GRADING PERMIT NO. 2202 FOR A PROPOSED SELF -STORAGE FACILITY AT 28798 WESTERN AVENUE WHEREAS, on January 6, 2000, the applicant, Instorage, Inc., submitted applications for Conditional Use Permit No 211, Variance No. 468, Grading Permit No. 2202 and Environmental Assessment No 716 to allow the development of a 70,812 - square -foot, 3 -story self -storage facility on a 22,000 -square -foot lot on Western Avenue, and, WHEREAS, on March 2, 2001, the applications were revised to propose a 59,968 - square -foot, 2 -story self -storage facility, and the applications were deemed complete by Staff; 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 Regulations, 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 Initial Study and determined that there is no substantial evidence that the approval of Conditional Use Permit No. 211, Variance No 468 and Grading Permit No. 2202 as mitigated would result in a significant adverse effect upon the environment and, therefore, a Mitigated Negative Declaration has been prepared and notice of same was given in the manner required by law; and, WHEREAS, the Initial Study was prepared on March 28, 2001 and distributed for circulation and review from March 31, 2001 through April 30, 2001; and, WHEREAS, copies of the draft Mitigated Negative Declaration were distributed to the Planning Commission, and prior to taking action on the proposed of Conditional Use Permit No 211, Variance No. 468 and Grading Permit No 2202, the Planning Commission independently reviewed and considered the information and findings contained in the Mitigated Negative Declaration and determined that the document was prepared in compliance with the requirements of CEQA and local guidelines, with respect thereto, and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code and the State CEQA Guidelines, the Planning Commission held a duly noticed public hearing on May 8, 2001, at which time all interested parties were given an opportunity to be heard and present evidence. 0 • NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS. Section 1: This application would also permit the construction of a new 59,968 - square -foot self -storage building, 13,847 cubic yards of grading, 9 parking spaces, landscaping and other site amenities. Section 3: The subject property is currently zoned CG for general commercial purposes, and is also designated on the City's General Plan maps for Commercial -Retail purposes Since the site will continue to be used for this purpose the new structure will not significantly impact the existing Land Use. Section 4: Although the project involves a substantial quantity of grading, the project has received conceptual approval from the City's geotechnical consultant. The final project design will incorporate the recommendation so the project geotechnical report. As such, any potential geologic impacts of the project will be mitigated to less -than -significant levels Section 5: The development of the final project will require the preparation and approval of a site drainage plan. The project has already been reviewed for consistency with the requirements of the National Pollutant Discharge Elimination System (NPDES), and will incorporate the recommended conditions of approval and best management practices (BMP's). As such, any potential water -related impacts of the project will be mitigated to less -than -significant levels. Section 6: The construction of the proposed project may result in short-term air quality impacts to surrounding properties. All construction activities will be carried out in compliance with the applicable standards of the South Coast Air Quality Management District (SCAQMD). As such, any potential air quality impacts of the project will be mitigated to less -than -significant levels Section 7: The construction and operation of the proposed project may result in adverse traffic impacts along Western Avenue. The developer will be required to submit a haul route plan for the City's approval prior to the commencement of construction, and any work within the public right-of-way of Western Avenue will require an encroachment permit from CALTRANS In addition, the developer has agreed to restrict access to the site for moving vans and other vehicles over twenty-six feet (26'0") in length, and to include these restrictions in the leases of the individual storage spaces As such, any potential traffic impacts of the project will be mitigated to less -than -significant levels. Section 8: The construction of the proposed project may require the removal of existing mature foliage on the site and in the common area of the adjacent Strathmore townhomes. The developer has agreed to retain as much existing on-site foliage as P.C. Resolution No. 2001-09 Page 2 of 4 possible for re -use in the project landscaping, to minimize impacts to foliage on adjacent property and to mitigate any loss of foliage on adjacent properties No other impacts to biological resources are expected As such, any potential biological impacts of the project will be mitigated to less -than -significant levels Section 9: The construction of the proposed project may have short-term adverse noise impacts on surrounding properties Hours and days of construction will be limited and the developer will be required to comply with additional conditions to minimize construction noise As such, any potential noise impacts of the project will be mitigated to less -than -significant levels Section 10: The operation of the proposed project is not expected to generate any significant additional demand for public services, such as police protection Nevertheless, the approval of the project will require the developer to implement site security measures to protect the project site, surrounding residents and the general public Section 11: The operation of the proposed project may increase water consumption for the site The project will be required to implement water -conserving features, such as low -flush toilets and drought -tolerant landscaping As such, any potential public utility impacts of the project will be mitigated to less -than -significant levels Section 12: The reduction in the height, bulk and mass of the proposed project from three stories to two stories will minimize the aesthetic impacts of the project. The developer will also be required to submit an exterior lighting plan As such, any potential aesthetic impacts of the project will be mitigated to less -than -significant levels Section 13: As currently proposed, the project will have no impact or a less -than - significant impact upon population and housing demand, energy and mineral resources, cultural resources or recreation facilities and opportunities in the City or the surrounding area Section 14. For reasons discussed in the Initial Study, which is incorporated herein by reference, the project would not have any potential to achieve short-term, to the disadvantage of long-term, environmental goals, nor would the project have impacts which are individually limited, but cumulatively considerable Section 15: The applicant has consulted the lists prepared pursuant to Section 65962 5 of the Government Code and has submitted a signed statement indicating whether the project and any alternatives are located on a site which is included on any such list, and has specified any such list. The Lead Agency has consulted the lists compiled pursuant to Section 65962 5 of the Government Code, and has certified that the development project and any alternatives proposed in this application are not included in these lists of known P C Resolution No 2001-09 Page 3 of 4 Hazardous Waste and Substances Sites as compiled by the California Environmental Protection Agency Section 16: For the foregoing reasons and based on its independent review and evaluation of the information and findings contained in the Initial Study, Staff Reports, minutes, and records of the proceedings, the Planning Commission has determined that the project as conditioned and mitigated through the attached Mitigation Monitoring Program (Exhibit 'A') will not result in a significant adverse impact on the environment. Therefore, the Planning Commission hereby adopts the Mitigated Negative Declaration making certain environmental findings in association with Environmental Assessment No. 716 for Conditional Use Permit No. 211, Variance No 468 and Grading Permit No. 2202 for a proposed self -storage facility at 28798 Western Avenue. PASSED, APPROVED, AND ADOPTED this 8th day of May 2001, by the following vote: AYES Chairman Lyon, Vice Chairman Clark, Commissioners Cartwright, Long, Mueller, Paulson and Vannorsdall NOES none ABSTENTIONS none ABSENT. none Frank Lyo&7 Chairman 6Aijecr of Pia and Code Enforcement; and, Secretary to the Planning Commission M Trolects\CUP 21 1—VAR 468—GR 2202EA 716 (Instorage)\20010508—Reso—PC—MND doc P C Resolution No. 2001-09 Page 4 of 4 0 0 Exhibit 'A' Mitigation Monitoring Program Project: Environmental Assessment No. 716 for Conditional Use Permit 211, Variance No.468 and Grading Permit No. 2202 Location: 28798 Western Avenue, Rancho Palos Verdes, CA 90275 Applicant/ Landowner: Instorage Rancho Palos Verdes u..c TABLE OF CONTENTS I. Introduction 2 II. Management of the Mitigation Monitoring Program 3 Roles and Responsibilities 3 Mitigation and Monitoring Program Procedures 3 Mitigation Monitoring Operations 3 III. Mitigation Monitoring Program Checklist 5 IV. Mitigation Monitoring Summary Table 6 Mitigation Monitoring Program Exhibit A- Page 1 P.C. Resolution No. 2001-09 0 0 1. INTRODUCTION This Mitigation Monitoring Program (MMP), to allow the construction of a 59,968 -square -foot self -storage facility, 13,847 cubic yards of grading, new landscaping, 9 parking spaces and a 500 -square -foot loading zone, and other site amenities, located at 28798 Western Avenue 1n the City of Rancho Palos Verdes, responds to Section 21081.6 of the Public Resources Code Section 21081.6 requires a lead or responsible agency that approves or carries out a project where a Mitigated Negative Declaration has identified significant environmental effects, to adopt a "reporting or monitoring program for adopted or required changes to mitigate or avoid significant environmental effects " The City of Rancho Palos Verdes is acting as lead agency for the project An Initial Study/Mitigated Negative Declaration was prepared to address the potential environmental impacts of the project. Where appropriate, this environmental document recommended mitigation measures to mitigate or avoid impacts identified. Consistent with Section 21080 (2)(c) of the Public Resources Code, a mitigation reporting or monitoring program is required to ensure that the adopted mitigation measures under the jurisdiction of the City are implemented The City will adopt this MMP when adopting the Mitigated Negative Declaration ENVIRONMENTAL PROCEDURES This MMP has been prepared in accordance with the California Environmental Quality Act of 1970 (CEQA), as amended (Public Resources Code Section 21000 et seq ) and the State Guidelines for Implementation of CEQA (CEQA Guidelines), as amended (California Administrative Code Section 15000 et seq ) This MMP complies with the rules, regulations, and procedures adopted by the City of Rancho Palos Verdes for implementation of CEQA MITIGATION MONITORING PROGRAM REQUIREMENTS Section 21081.6 of the Public Resources Code states "When making the findings required by subdivision (a) of Section 21081 or when adopting a negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21081, the public agency shall adopt a reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of an agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program." Mitigation Monitoring Program Exhibit A -Page 2 P C Resolution No 2001-09 ROLES AND RESPONSIBILITIES The MMP for the project will be in place through all phases of the project including final design, pre -grading, construction, and operation. The City will have the primary enforcement role for the mitigation measures. MITIGATION MONITORING PROGRAM PROCEDURES The mitigation monitoring procedures for this MMP consists of filing requirements and compliance verification The Mitigation Monitoring Checklist and procedures for its use are outlined below Mitigation Monitoring Program Checklist The MMP Checklist provides a comprehensive list of the required mitigation measures. In addition, the Mitigation Monitoring Checklist includes: the implementing action when the mitigation measure will occur, the method of verification of compliance; the timing of verification, the department or agency responsible for implementing the mitigation measures, and compliance verification. Section III provides the MMP Checklist Files shall be established to document and retain the records of this MMP The files shall be established, organized, and retained by the City of Rancho Palos Verdes department of Planning, Building, and Code Enforcement. Compliance Verification The MMP Checklist shall be signed when compliance of the mitigation measure is met according to the City of Rancho Palos Verdes Director of Planning, Building, and Code Enforcement. The compliance verification section of the MMP Checklist shall be signed, for mitigation measures requiring ongoing monitoring, and when the monitoring of a mitigation measure is completed. MITIGATION MONITORING OPERATIONS The following steps shall be followed for implementation, monitoring, and verification of each mitigation measure. The City of Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement shall designate a party responsible for monitoring of the mitigation measures 2 The City of Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement shall provide to the party responsible for the monitoring of a given mitigation measure, a copy of the MMP Checklist indicating the mitigation measures for which the person is responsible and other pertinent information 3 The party responsible for monitoring shall then verify compliance and sign the Compliance Verification column of the MMP Checklist for the appropriate mitigation measures. Mitigation Monitoring Program 0 ! Mitigation measures shall be implemented as specified by the MMP Checklist. During any project phase, unanticipated circumstances may arise requiring the refinement or addition of mitigation measures. The City of Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement with advice from Staff or another City department, is responsible for recommending changes to the mitigation measures, if needed. If mitigation measures are refined, the Director of Planning, Building, and Code Enforcement would document the change and shall notify the appropriate design, construction, or operations personnel about refined requirements. Mitigations • • Program III. MATION MONITORING PROGRAM ACKLIST INTRODUCTION This section provides the MMP Checklist for the project as approved by the Planning Commission of the City of Rancho Palos Verdes on May 8, 2001 Mitigation measures are listed in the order in which they appear in the Initial Study Types of measures are project design, construction, operational, or cumulative Time of Implementation indicates when the measure is to be implemented Responsible Entity indicates who is responsible for implementation Compliance Verification provides space for future reference and notation that compliance has been monitored, verified, and is consistent with these mitigation measures MAProjects\CUP 211_VAR 468—GR 2202_EA 716 (instorage)\Mitigation Monitoring Program.doc Mitigation Monitoring Program Exhibit A - Page 5 P C Resolution No 2001-09 MITIGATION MEASURES TYPE TIME OF -T RESPONSIBLE COMPLIANCE IMPLEMENTATION ENTITY VERIFICATION LAND USE AND PLANNING 1 The project developer shall obtain the necessary CUP and variances from the City of Rancho Palos Cumulative Prior to plan check submittal Applicant/Developer Verdes to allow for the construction of the project before the project is issued a building permit. GEOLOGY 1 The City Geotechnical Engineer and Building Official shall review and approve the geotechnical Project Design Prior to grading/building permit Applicant/Developer report prepared for the project prior to issuance of issuance project grading or building permits 2. The project applicant will implement all of the Project Design Prior to grading/building permit Applicant/Developer recommendations in the project geotechnical re ort. issuance WATER 1 Subject to review and approval of the City Engineer and the City's Director of PBCE, the project developer shall submit a drainage plan prior to the issuance of grading permits which shows the on site and off site stormwater conveyance systems that will be constructed by the project proponent for the Prior to grading/building permit purpose of safely conveying stormwater off of the Project Design Applicant/Developer project site. These drainage structures shall be issuance designed in accordance with the most current standards and criteria of the City Engineer and Los Angeles County Department of Public Works (LACDPW) to ensure that adequate drainage capacity is maintained 2. In accordance with the Clean Water Act, the project proponent shall coordinate with the Regional Water Quality Control Board (RWQCB) regarding the Prior to grading/building permit requirements of the Clean Water Act and the project Cumulative Applicant/Developer proponent will obtain a National Pollutant Discharge issuance Elimination System (NPDES) permit, if such a permit is required by the RWQC Mitigation Monitoring Program Exhibit A - Page 6 P C Resolution No 2001-09 J 11 MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE IMPLEMENTATION ENTITY VERIFICATION 3 The project parking lot shall be swept on a regular basis In accordance with the City's Development Code, the parking lot shall only be swept between Operational Upon commencement of use Applicant/Developer 7 00 a.m and 7 p m on Monday through Saturday No parking lot sweeping shall occur on holidays or on Sundays AIR QUALITY 1 Prior to the issuance of grading permits, the applicant shall demonstrate to the Director of PBCE that dust generated by grading activities shall comply Construction Prior to grading/budding permit Applicant/Developer with the South Coast Air Quality Management District issuance Rule 403 and the City Municipal Code Requirements which require watering for the control of dust. 2. During construction, all grading activities shall cease during periods of high winds (i e , greater than 30 mph) To assure compliance with this measure, Construction During grading/construction Applicant/Developer grading activities are subject to periodic inspections by City staff 3 Construction equipment shall be kept in proper Construction During grading/construction Applicant/Developer operating conditions TRANSPORTATION/CIRCULATION 1 The project developer shall prepare a haul route plan for trucks hauling spoils from the project site to Prior to grading/budding permit where this material will be disposed The plan shall Construction Applicant/Developer be approved by the City's Director of PBCE before issuance the City issues the project a grading permit 2. The City, with the concurrence of Caltrans, shall place signs on the median at the intersection of Prior to grading/building permit Western Avenue and Caddington Avenue prohibiting Operational final Applicant/Developer a u -turn at this intersection for trucks 26 feet or longer Mitigation Monitoring Program Exhibit A - Page 7 P C Resolution No 2001-09 MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE IMPLEMENTATION ENTITY VERIFICATION 3. The project proponent shall place appropriate signage in the project parking lot which prohibits vehicles 26 feet or longer from parking on site. Prior to grading/building permit Written instructions would also be provided to project Operational final Applicant/Developer staff to prohibit the use of the parking lot by these vehicles, and would be included with the leases for all storage space BIOLOGICAL RESOURCES 1. The project developer's arborist shall consult with the Strathmore arborist on the trees that should be removed from the Strathmore greenbelt area and the best way to protect other existing trees in the Project Design Prior to grading/building permit Applicant/Developer greenbelt area The arbonsts shall meet and agree issuance on the trees to be replaced and devise a plan to protect the remaining trees before any construction activities begin on the project site 2 All tree removal on the project site shall take place under the supervision of the project arborist All tree removal on the Strathmore greenbelt area shall take place under the supervision of the Strathmore Arbonst, with the project developer to Construction During grading/construction Applicant/Developer pay for all time spent by the Strathmore arborist's involvement in the planning for and tree removal on the Strathmore greenbelt area 3 The project developer shall be responsible for removing the trees on the project site and in the Strathmore greenbelt area that are in the way of constructing the storage facility foundation and other project improvements The project developer shall Construction During grading/construction Applicant/Developer also be responsible for planting three 15 -gallon trees for every tree that is removed from the Strathmore greenbelt in a location approved by the Strathmore arborist The species of the trees to be planted shall be determined by the Strathmore arborist Mitigation Monitoring Program Exhibit A - Page 8 P C. Resolution No 2001-09 r 0 MITIGATION MEASURES -HYPE TIME OF RESPONSIBLE COMPLIANCE IMPLEMENTATION ENTITY VERIFICATION 4 The project developer shall transplant the three Queen Palms on the project site to the landscaped Construction During grading/construction Applicant/Developer area to be developed as part of the project or move the palms to another site location 5. The project arborist shall prepare a plan for pruning any tree limbs of tress that hang over the project site from trees growing in the Strathmore greenbelt. The plan shall be approved by the Prior to grading/building permit Strathmore arbonst The tree pruning plan shall be Project Design Applicant/Developer prepared and approved before the City issues the issuance project a Budding Permit All limb pruning shall be done under the supervision of the project and Strathmore arbonst. NOISE 1. The applicant shall comply with the City's of Rancho Palos Verdes noise guidelines Construction activities shall be limited to the hours of 7.00 a.m. Construction During grading/construction Applicant/Developer and 7:00 p m Monday through Saturday, with no construction activities allowed on Sunday and holidays 2 The project shall utilize construction equipment equipped with standard noise insulating features Construction During grading/construction Applicant/Developer during construction to reduce source noise levels 3 All project construction equipment shall be properly maintained to assure that no additional Construction During grading/construction Applicant/Developer noise, due to worn or improperly maintained parts is generated 4. A construction relations officer shall be appointed by the project applicant to act as a liaison with neighbors and residents and commercial tenants Construction During grading/construction Applicant/Developer within close proximity to the project site to address potential concerns related to project construction activities Mitigation Monitoring Program Exhibit A - Page 9 P.C. Resolution No 2001-09 MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE IMPLEMENTATION ENTITY VERIFICATION 5. Haul routes used to transport soil exported from the project site shall be approved by the City's Prior to grading/building permit Director of PBCE to minimize exposure of sensitive Construction Applicant/Developer receptors to potential adverse noise levels from issuance hauling operations PUBLIC SERVICES 1. The project CUP shall include conditions that require the use of security cameras and motion Operational Upon commencement of use Applicant/Developer detectors stems to help protect the storage facility. 2. The project plans shall include barrier walls meeting City standards between Western Avenue Prior to grading/budding permit and the north side of the storage facility and between Protect Design final Applicant/Developer the storage facility and Western Avenue along the Tollhouse greenbelt 3. The project CUP shall contain a condition that restricts access to the storage facility roof to the Operational Upon commencement of use Applicant/Developer facility manager and roof maintenance personnel UTILITIES AND SERVICE SYSTEMS 1. All new protect electrical lines shall be placed protect Design Prior to grading/budding permit Applicant/Developer underground final 2 Prior to project approval by the City, and subject to the review and approval of the City Director of PBCE, the project proponent shall show evidence project Design Prior to grading/budding permit Applicant/Developer that they have received confirmation from the issuance California Water Service Company that they have facilities to serve the proposed project 3 The City shall ensure that construction plans and specifications for the proposed storage facility project shall include the following interior water conservation measures for the following plumbing devices and appliances. Project Design Prior to grading/budding permit Applicant/Developer • Install one -and -one-half gallon, ultra-low flush issuance toilets • Reduce water pressure to 50 pounds per square inch or less by means of a pressure -reducing valve Mitigation Monitoring Program Exhibit A - Page 10 PC Resolution No. 2001-09 M 0 MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE IMPLEMENTATION ENTITY VERIFICATION 4 Landscaping and irrigation plans for open space areas shall be submitted by the project developer and approved by the City's Director of the PBCE, prior to the issuance of grading permits These plans shall incorporate, at a minimum, the following water conservation measures, • Extensive use of native plant materials • Low water -demand plants • Minimum use of lawn or, when used, installation of warm season grasses Project Design Prior to grading/building permit Applicant/Developer • Grouped plants of similar water demand to issuance reduce over -irrigation of low water demand plants • Extensive use of mulch in all landscaped areas to improve the sod's water -holding capacity • Drip irrigation, sod moisture sensors and automatic irrigation systems. Use of reclaimed wastewater, stored rainwater or gray water for irrigation in areas that are not playgrounds AESTHETICS 1. The project applicant shall submit final renderings of the project to the City's Director of PBCE for protect Design Prior to grading/building permit Applicant/Developer review and approval prior to issuance of the project issuance Building Permit 2 The project applicant shall submit a landscape plan for the project to the City's Director of PBCE for Prior to grading/building permit review and approval prior to issuance of the project Project Design Applicant/Developer Budding Permit The plan shall include fast growing issuance vines on the east wall of the storage facility 3 The project applicant shall submit a lighting plan Prior to grading/building permit for approval by the Director of PBCE prior to Project Design Applicant/Developer issuance of the project Building Permit issuance Mitigation Monitoring Program Exhibit A - Page 11 P.0 Resolution No. 2001-09 01 0 MITIGATION MEASURES TYPE TIME OF IMPLEMENTATION RESPONSIBLE ENTITY COMPLIANCE VERIFICATION 4. The project developer shall contact the President of the Strathmore Townhomes Homeowners Association to discuss the color of the proposed storage facility A letter shall be sent from the Prior to grading/budding permit Association's President to the City's Director of Project Design final Applicant/Developer PBCE stating that they agree with the proposed color of the storage facility, or suggest another color the facility could be painted The Director of PGCE shall determine what color the facility shall be painted Mitigation Monitoring Program Exhibit A - Page 12 P C Resolution No 2001-09 :7