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PC RES 2002-029P.C. RESOLUTION NO. 2002-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE PERMIT NO. 185, REVISION "C" (CASE NO. ZON2001-00346) ALLOWING MODIFICATIONS TO THE PERMITTED HOURS OF OPERATION FOR THE CHAPEL AND VISITORS CENTER, AND ALLOWING SEMINARS, WORKSHOPS, AND SIMILAR SMALL MEETINGS WITHIN THE VISITORS CENTER, FOR PROPERTY LOCATED AT 5755 PALOS VERDES DRIVE SOUTH. WHEREAS, on September 20, 1994, the City Council approved landslide Moratorium Exception Permit No. 10, allowing the Wayfarers Chapel to process land use entitlements for a 2,400 square foot two story Visitor's Center, and WHEREAS, On November 25, 1997, the Planning Commission adopted a Mitigated Negative Declaration and approved Conditional Use Permit No 185, Grading Permit No. 1793, and Variance No. 388, for the construction of a 2,065 square foot single story Visitors Center and for improvements to an existing Amphitheater area The new Visitors Center replaced a similar structure on the site that was damaged by landslide activity, and WHEREAS, upon appeal of the Planning Commission's approval and considering all written and oral testimony, on February 17, 1998, the City Council denied the appeal, thereby upholding the Planning Commission's approval of the Conditional Use Permit; and WHEREAS, on July 27, 1998, the Planning Commission approved Conditional Use Permit No. 185, Revision "A." This revision increased the allowable amplified sound emissions from the outdoor amphitheater; and WHEREAS, on July 27, 2000, the Director of Planning, Building, and Code Enforcement approved Conditional Use Permit No 185, Revision "B " The approval was for a Minor Modification to lower the finished floor of the Visitors Center by two feet; and WHEREAS, on July 11, 2002, the Wayfarers Chapel submitted an application for Conditional Use Permit No 185, Revision "C" (Case No ZON2002-00346). This application is a request to modify the hours of operation of the Chapel and Visitors Center, and to allow seminars, workshops, and other similar small meetings in the Visitors Center The application was deemed complete on August 30, 2002; 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), Staff found no evidence that the revision to the Conditional Use Permit would have a significant effect on the environment and, therefore, the proposed project has been found to be categorically exempt under Class 1 (Section 15301), and WHEREAS, after notice was issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held duly noticed public hearings on September 24, 2002 and November 12, 2002, at which time all interested parties were given opportunities to be heard and present evidence; and M -A 01MVIA '1 am NIQ 1:1 V :11 1-YA a I ilk I 1M 51:8 1:1 V In I 10, I:W-,l 0, IRS =31 102 OFIR-2 1010 Section 1: The modifications to the Conditional Use Permit are warranted since 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 the Development Code or by conditions imposed under this section to integrate said use with those on adjacent land and within the neighborhood. More specifically, the modifications to Conditional Use Permit No 185 do not alter the building sizes, landscaping, setbacks, walls and fences The site, which is a 36.7 -acre parcel, is sufficient in size and shape to accommodate all of the current uses. Furthermore, the parking requirements increase from 79 parking spaces to 99 spaces, whereas the site is currently improved with 100 parking spaces Section 2: The modifications to the Conditional Use Permit are warranted since the site for the proposed use relates to streets and highways sufficient to carry the type and quantity of traffic generated by the use. More specifically, the site is accessed from Palos Verdes Drive South, which is a main arterial roadway in the area According to the Long Point EIR, certified by the City Council on May 7, 2002, Palos Verdes Drive South currently has an average daily traffic volume between 10,400 and 11,400 vehicles per day. The modifications to the Conditional Use Permit will not generate a significant increase in the existing traffic volume on Palos Verdes Drive South. Furthermore, Palos verdes Drive South can accommodate any minimal increase of vehicle trips caused by the modifications to the Conditional Use Permit. Section 3: The modifications to the Conditional Use Permit are warranted since in approving the subject use at the specific location, there will be no significant adverse effect on adjacent property or the permitted use thereof. In particular, a concern raised during the public hearings for the Visitors Center was noise generated from the site. These concerns focused on noise impacts caused by using amplification in the amphitheater In order to minimize these impacts, the existing conditions of approval limit the hours and level of noise created by outdoor amplifiers on the site. Inasmuch as the modifications do not alter any of the limitations on amplified noise generated at the site, this does not create a significant adverse effect on neighboring properties. Additionally, concerns raised by the noise generated by opening and closing of car doors will not cause a significant adverse impact since the modification is for the hours of operation for both the Chapel and the Visitors Center, thereby allowing both to remain open until 10:00 p m., whereas the Chapel is currently permitted to operate until 9 00 p m. and the Visitors Center is allowed to operate until 5.00 p m Inasmuch as the Chapel and Visitors Center share a common P.C. Resolution No. 2002-29 Page 2 of 6 parking lot, there is only a one-hour difference that cars will arrive and leave the site. This one-hour difference does not create a significant adverse effect on the neighboring properties. Additionally, Condition No 3, of the conditions of approval requires a six-month review so as to address any potential noise impacts Section 4: The modifications to the Conditional Use Permit are warranted since that the proposed use is not contrary to the general plan. Specifically, the General Plan Land Use Designation for the subject site is Institutional Religious, which is implemented with the Institutional zone Inasmuch as the religious facility is a conditionally permitted use in the zone, the facility compiles with the General Plan Land Use Designation. Furthermore, it is a policy of the General Plan to "Encourage the building of meeting facilities by private and nonprofit groups. Existing and new businesses, churches, utilities, etc, should be encouraged to allow some use of their facilities by community groups." Inasmuch as the proposal includes creating an area for meetings, seminars, and workshops, the request is consistent with this policy, therefore is not contrary to the General Plan Section 5: The modifications to the Conditional Use Permit are warranted since the site of the proposed use is within an overlay control district, established by Chapter 17 40 (Overlay Control Districts) of the Municipal Code, and the use complies with all applicable requirements of that chapter. More specifically, the subject site is located within an Urban Overlay Control District The intent of this overlay district is to preserve and enhance visual aspects of the area, and to maintain existing views from surrounding properties and vistas. The modifications to the Conditional Use Permit do not alter the existing site or the buildings Therefore, this modification does not change the visional aspects or views in the area Section 6: The modifications to the Conditional Use Permit are warranted since Conditions regarding any of the requirements, which the Planning Commission finds to be necessary to protect the health, safety and general welfare, have been imposed. In particular, as part of the 1998 approval of the Visitors Center, the City Council adopted Resolutions No. 98-05, 98-06, and 98-07, which adopted the Mitigation Monitoring Program and Conditions of Approval for the project. All of these conditions and mitigation measures remain in effect and full force, except as modified by this and the two previous revisions to the Conditional Use Permit Furthermore, a new condition of approval requires that the Planning Commission at a duly noticed public hearing conduct a six (6) month review on the project This review will allow for any modifications to the conditions of approval, as deemed necessary, to mitigate any impacts that arise during the six months review period. Section 7: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of these proceedings, the Planning Commission of the City of Rancho Palos Verdes hereby approves Conditional Use Permit No. 185, Revision "C" (Case No ZON2001-00346), thereby approving the modifications to the hours of operation for the Chapel and Visitors Center, and allowing seminars, P.0 Resolution No 2002-29 Page 3 of 6 workshops, and other similar small meetings in the Visitors Center, subject to the conditions of approval, as modified and as contained in Exhibit "A", attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare Section 8: Any interested person aggrieved by this decision or any portion of this decision may appeal to the City Council Pursuant to Sections 17.60.060 and 17.80 070 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 October 9, 2002 PASSED, APPROVED AND ADOPTED this 12th day of November 2002, by the following vote AYES: cote, Duran Reed, Lyon, Mueller, Tomblin, Chairman Cartwright NOES: ABSTENTIONS. ABSENT: Long Joel Rojas, 4cp� 2" Dire for of P anni g, Building and Code Enforcement; and, ni ry Se retary to Velanning Commission S. Cartwright, firman P C Resolution No. 2002-__Lg Page 4 of 6 Exhibit "A" Conditions of Approval (Planning Commission Resolution No. 2002-29) Conditional Use Permit No. 185, Revision "C" (Case No. ZON2001-00346) 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. Unless modified herein, the landowner shall comply with all Mitigation Measures and Conditions of Approval contained in Resolution Nos 98-05, 98-06, and 98-07, granted in association with Conditional Use Permit No 185, Grading Permit No. 1793, Variance No. 388, and Environmental Assessment No 676 3 Conditional Use Permit No. 185 and all subject conditions of approval contained in herein shall be reviewed and potentially modified, as deemed necessary and appropriate by the Planning Commission, six (6) months after the approval of the emergency exiting plan by Building and Safety Said review shall consider, but not be limited to, the hours of operation, parking, security measures, noise and lighting 4 Hours of operation for the Church, Visitor's Center and outdoor Amphitheater shall be as follows: Church. 8.00 am to 10:00 pm, Mondg through Sunday; and for Midnight Mass on December 24t , of each year Visitor's Center: 9:00 am to 10.00 pm, 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, access to the site by the general public shall not be available prior to 5 00 a.m. 5 The project (the entire site with the additional use of the Visitors Center) is approved for and must provide 100 total parking spaces Allowable occupancy and required parking for each aspect of the Church, Visitor's Center, and Amphitheater area is as follows: P C Resolution No. 2002-29 Page 5 of 6 Use Code Requirement Size/Occupancy Total Spaces Req'd Chapel 1 space/3 Fixed Seats 108 seats 36 spaces Amphitheater 1 space/3 Fixed Seats 100 seats 34 -spaces Visitors Center Office Area 1space/250 sq ft 815 s.f. 4 spaces Assembly Area 1 space/50 s.f. 1,250 s.f. 25 spaces Total for Visitors Center 29 spaces Total Spaces Req'd by = 99 spaces Municipal Code Total Spaces = 100 spaces Provided 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 project shall be reviewed by the Planning Commission 6 In order to meet the Uniform Building Code Requirements for emergency egress, the applicant shall provide an emergency exiting plan for review and approval by the Building Official. Said plan shall be submitted 30 -days prior to conducting the first seminar, workshop, or similar meeting within the Visitors Center, but shall be submitted no later than 60 days from the date of approval of this Revision to Conditional Use Permit No. 185 7. The Visitors Center shall be used only for office, information, display, gift shop and small gatherings, not exceeding 50 persons. 8 All exterior lighting shall be turned off by 10 30 p.m or within 1/2 hour following a special evening event for which a permit has been obtained. 9 There shall be no amplified or live music for entertainment purposes within the Visitors Center. There shall be no outdoor amplification by the Visitors Center. 10. Noise emitted from the Visitors Center shall not exceed 65 decibels, as measured from the property lines. P.0 Resolution No 2002-29 Page 6 of 6