CC SR 20160315 P - Green Hills Memorial Park UpdateRANCHO PALOS VERDES CITY COUNCIL MEETING DATE: 03/15/2016
AGENDA REPORT AGENDA HEADING: Regular Business
AGENDA DESCRIPTION:
Consideration and possible action to receive and file an update on Green Hills Memorial
Park.
RECOMMENDED COUNCIL ACTION:
(1) Receive and file an update on Green Hills Memorial Park.
FISCAL IMPACT: None
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: So Kim, Senior Planners='R
REVIEWED BY: Terry Rodrigue, Community Development Director
APPROVED BY: Doug Willmore, City Manager,'
ATTACHED SUPPORTING DOCUMENTS:
A. Survey letter prepared by Bolton Engineering (page A-1)
B. Excerpt of Inspiration Slope Mausoleum Plans (page B-1)
C. Building height certifications for Inspiration Slope Mausoleum building
(page C-1)
D. Excerpt of Areas 5 and 6 topographic plans (page D-1)
BACKGROUND AND DISCUSSION:
During public comments on non -agenda items at the February 16, 2016, City Council
meeting, concerns were raised related to setbacks of the ground burial plots from the
north property line, Inspiration Slope Mausoleum building height, and grade elevation
changes to Areas 5 and 6 of the Green Hills Memorial Cemetery. Staff's responses to
these concerns are detailed individually below.
Setbacks of the around burial plots from the north Droaerty line
A member of the public raised a concern that it appears that one or more of the ground
burial plots along the north property line were located within the required 8 -foot setback.
In response, Green Hills submitted a survey, prepared by Bolton Engineering, verifying
that the existing lawn crypt plot plugs placed at the edges of the last row of burial plots
along the north property line are located at a minimum of eight feet (8') from the north
1
property line (Attachment A). Based upon Bolton Engineering's letter, the ground burial
plots are in compliance with the 8 -foot required setback from the north property line.
Inspiration Slope Mausoleum building height
A member of the public raised a concern that the Inspiration Slope Mausoleum appears
to be taller than what was depicted in the silhouette that was originally erected on the
site. Based upon Staff's research, Staff believes that the parapet level (highest level of
wall on top of the perimeter of roof) of the building is the same as the 2013 silhouette,
as described in the following sequence of events:
In September 2007, the Planning Division approved plans allowing for the
construction of Inspiration Slope Mausoleum building with an overall height of 195,
as measured from finished grade to the top of the building. The rooftop was
approved to be filled with earth up to a datum point (point of reference for a specific
location or level, such as sea level) of 321.75', which is shown to be lower than the
highest level/parapet of the building. A guardrail was allowed to be placed on top of
the parapet.
In January 2013, Green Hills submitted revised plans to the Planning Division to
increase the building height of the mausoleum. Two of the relevant conditions of
approval at that time (Nos. 37 and 38) read as follows:
Condition of ADDroval No. 37:
"The family mausoleum on Inspiration Slope shall be located as shown on the
Master Plan Revision so as to not to impair views from the Peninsula Verde
neighborhood. The Director of Planning, Building, and Code Enforcement shall
approve the exact location and height of this mausoleum building"
Condition of Approval No. 38:
"With the exception of the mausoleum building on Inspiration Slope, all mausoleum
buildings shall not exceed 20' in height..."
Based on these previous conditions of approval, Inspiration Slope Mausoleum
building did not have a set height limit, provided that it did not cause view
impairment, and that the Community Development Director approved the location
and height of the building. In light of these conditions, in March 2013, a silhouette
was installed depicting the proposed building envelope, including its height.
Furthermore, as per City requirements, a silhouette certification form was submitted,
certifying that the silhouette matched the submitted plans.
In April 2013, the Planning Division approved the building with an overall height of
22.5' (with a datum point of 322.5' at the top of the parapet, Attachment B). The
2007 plans approved a datum point of 321.75', as measured to the top of the fill on
the rooftop, with no datum point shown for the top of the parapet, which was taller
2
than the fill level (Attachment B). For the 2013 plans, Green Hills explained that they
would fill the rooftop area up to 6" (i.e., 05) lower than the top of the parapet level.
Applying the same 6" for the gap between the top of fill and top of parapet for the
2007 plans, it would result in a datum point of 322.25' (321.75' + 05) to the top of
the parapet. This results in a difference of 0.25' (i.e., 3") between the 2007 and
2013 plans for the overall building height.
In November 25, 2013, the Planning Division approved plans with the same building
height measurements shown in the April 2013 plans, with the only difference being
that the grading quantity was substantially reduced to match the 2007 approved
plans.
• In August and September 2015, building height certifications prepared by a licensed
surveyor were submitted by Green Hills certifying the parapet wall at a height of
322.5' (Attachment C). This matches the March 2013 silhouette and the April 2013
approved plans.
Based on the discussion above, Staff believes that the highest building/parapet level
might be 0.25' taller than the 2007 plans and the building fagade is now taller than the
19.5' approved in 2007 because the surrounding grade was lowered resulting in a
building height of 22.5'. In addressing the resident's question as to whether or not the
building is taller than the 2013 silhouette height, it is not taller than the silhouette was.
Grades in Areas 5 and 6
A member of the public raised a concern that the grades in the southwest portion of the
cemetery (Areas 5 and 6) were modified, and now appear to be higher by 6'. If this is
the case and if burial plots are allowed at the existing grades, it would result in adverse
privacy impacts to properties located to the south of the cemetery. Staff looked into this
matter and discovered the following:
In 1998, the Planning Division approved a Grading Plan for Areas 5/6 that shows
grades beginning at an elevation of 170' at the eastern edge and rising at an
elevation of 230' at the western edge, resulting in a gradual ascending slope from
east to west, which generally follows the elevation of the future road that would abut
the southerly boundary line (setback approximately 25' from the property line,
Attachment D). This Grading Plan was in -concept and it is unclear if the area was
graded in accordance with these plans or not. Therefore, said Grading Plan does
not necessarily represent the conditions that existed in 1998.
In 2011, the Planning Division approved a plan titled "existing conditions" with
topography that differed than the 1998 plans (Attachment D). The plans have a
hand written notation by Staff requiring the applicant to submit a certified
topographical survey. While the 1998 plan shows a gradual ascending slope that
follows the elevation of the future southerly road, the 2011 plan shows finished
contours that form a bell shaped mound with the center peak measuring
9
approximately 12' higher than what was approved in 1998. The lower part of the
mound to the west, however, appears to be lower than what was approved in 1998.
There is also a secondary peak, west of the highest center point, which appears to
be approximately 10' higher than the 1998 plans.
Staff believes that, when the neighbor purchased her property in 2011, the grades
observed at that time in the area immediately behind her property was likely consistent
with the 2011 plans that were titled "existing conditions". Staff also believes that since
2011, the grades may have been temporarily modified because said area (i.e., Areas 5
and 6) is approved for stockpiling or soil while other parts of the cemetery are
developed/improved over time.
It should be noted that the Master Plan shows future mausoleum buildings in Area 6,
which would be immediately adjacent to the neighbor's rear yard. For future
development applications for these mausoleum buildings, the "existing grades" will be
based on the 2011 plans and any changes to these grades will be subject to review. If
mausoleums are constructed consistent with the Master Plan, the neighbor's rear yard
will face building facades, not ground burials.
ADDITIONAL INFORMATION:
Similar to other Staff Reports, this report was posted on the City's webpage. In light of
public concerns and questions expressed at recent Council meetings, Staff will post this
discussion on the City's Green Hills Memorial Park webpage
(http://www.rpvca.gov/376/Green-Hills-Master-Plan) under a new "Frequently Asked
Questions" (FAQ) section. All future concerns raised by the public via phone calls,
emails, and at public hearings will also be posted on the FAQ section with Staff's
responses.
El
Bolton Engineering Corporation
25834 Narbonne Ave., Suite 210
Lomita, CA 90717
Tel. (310) 325-5580 Fax (310) 325-5581
January 28, 2016
Nick Resich
Green Hills Memorial Park
27501 Western Ave.
Rancho Palos Verdes, Ca 90275
Subject: North Property Line Setback
Bolton Engineering has surveyed the locations of the lawn crypt plot plugs for Emerald Terrace, Inspiration
View, and Morning Light Valley adjacent to the north property line of Green Hills Memorial Park on
January 27, 2016 and found the locations to be outside of the 8 foot setback. The plot plug locations are at
a minimum of 8 feet from the north property line. Please contact me if you have any questions.
Regards,
BOLTON ENGINEERING CORP.
!" �� 4- 9 FESS/aN
Ross N. Bolton
R.C.E. 26120 r y m
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ILA
Rancho Palos Verdes
Community Development Department
BUILDING LOCATION CERTIFICATION
To be filled out by licensed Land Surveyor or registered Civil Engineer.
IT MUST BEAR AN ORIGINAL WET STAMP AND SIGNATURE TO BE VALID.
A. ELEVATION CERTIFICATION
I have surveyed the foundation forms located at (Address
on Date _
and found the top form elevation to be
I have reviewed the plans on site bearinapproval stamp of the City of Rancho Palos
Verdes prepared by
found that fin
,_�ignature
and dated
r elevation will be accordance with the approved plans.
B. BUILDING LOCATION CERTIFICATION
LS/RCE
Date
I have measured the location of perimeter walls and/or other pertinent featur ed at
(Address) on Date
I have reviewed the plans on site bearing
Verdes prepared by
and
stamp of the City of Rancho Palos
and dated and
find that t1les#Fuciure is located in accordance with the setbacks shown on the approved plans.
nature
LS/RCE
Date
C. BUILDING HEIGHT CERTIFICATIONToP of MIZA�T roam Ato%/e, 5�Cy � ELY S►Dc or Bv����.s4 fSTAi2
I have measured/Surveyed the elevation of the e -of the structure at �s�U t
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(Address) V-S;W t,✓65i07t.v 4t,'r. on Date
and found the elevation of the highest ridge to be x,22. 5
. I have reviewed the plans on site bearing the approval stamp of the City of Rancho Palos
s prepared by CS/�Y and dated Z0i3 and
t the ' ge elevation is in accor ance with those plans.
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CaklWing and Safety\forms\PC and Permit Forms\Building Location Certification. doc
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ILA
Rancho Palos Verdes
Community Development Department
BUILDING LOCATION CERTIFICATION
To be filled out by licensed Land Surveyor or registered Civil Engineer.
IT MUST BEAR AN ORIGINAL WET STAMP AND SIGNATURE TO BE VALID.
A. ELEVATION CERTIFICATION
I have surveyed the foundation forms located at (Address)
on Date
and found the top form elevation to be
I have reviewed the plans on site bearing thea stamp of the City of Rancho Palos
Verdes prepared by and dated and
found that finish evation will be accordance with the approved plans.
S' re LS/RCE Date
B. BUILDING LOCATION CERTIFICATION
I have measured the location of perimeter walls and/or other pertinent features locat
(Address) on Date
I have reviewed the plans on site bearing the a amp of the City of Rancho Palos
Verdes prepared by and dated and
find that the a is located in accordance with the setbacks shown on the approved plans.
gnature LS/RCE Date
C. BUILDING HEIGHT CERTIFICATION
p
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I have measured/Surveyed the elevation of the hof the structure at
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(Address)2soy csTi�eM 4✓6roam
on Date 9- 2-/5
and found the elevation of the highest roto be 3P_ 2—S
. I have reviewed the plans on site bearing the approval stamp of the City of Rancho Palos
Verdes prepared by N1eLLeSsky and dated ,y- 13— 2a3 and
at the ridge elevation is in accordance with those plans.
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re -w, moi, O/&'WLS/RCE LS 8458
Date '?-2-/-5'
g and Safety\forms\PC and Permit Forms\Building Location Certification. doc
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LAh4
Rancho Palos Verdes
Community Development Department
BUILDING LOCATION CERTIFICATION
To be filled out by licensed Land Surveyor or registered Civil Engineer.
IT MUST BEAR AN ORIGINAL WET STAMP AND SIGNATURE TO BE VALID.
A. ELEVATION CERTIFICATION
I have surveyed the foundation forms located at (Address
on Date
and found the top form elevation to be
I have reviewed the plans on site bearing the pppAwnTstamp of the City of Rancho Palos
Verdes prepared by
found that finis
and dated
will be accordance with the approved plans.
LS/RCE
B. BUILDING LOCATION CERTIFICATION
Date
I have measured the location of perimeter walls and/or other pertinent features ed at
(Address
I have reviewed the plans on site bearing the a
Verdes prepared by
find that the
on Date
and
stamp of the City of Rancho Palos
and dated and
in accordance with the setbacks shown on the approved plans.
LS/RCE
Date
C. BUILDING HEIGHT CERTIFICATION
PARAPET Fo(tM5 ALorlE, A FbR>a RTS Nrvic E �Ly SIDE oFD Fl
I have measured/Surveyed the elevation of the r4js of the structure at M�����,4„�,�
Z'M6p/R.4,7wN StaP6 W"30L45v#W (sew "r PC N)
(Address) 27501 wEs-r9r^,, av1E.. &Wt l on Date 4a6, 2 $. 2 of S
P1A94111961 ft tw
and found the elevation of the highest ride to be 322 , 1�0
I have reviewed the plans on site bearing the approval stamp of the City of Rancho Palos
gs prepared by We(2Cat X and dated Ll — 8 ` 2013 and
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�t'-Q�PN" t the ridge elevation is in ac c rdance with those plans.
Ls 89fgn e / /% LS/RCE 1-5 8955 Date 2 7` / 5
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t 0�In% ing and Safety\forms\PC and Permit Forms\Building Location Certification.doc
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EXCERPT OF 1998 APPROVED GRADING PLAN
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EXCERPT OF 2011 EXISTING CONDITIONS PLAN
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