08_20140225_PC_SR_Annual_Review_Case_No_ZON2003-00086_Green_Hills_Master_PlanSTAFF
CITYOF
L4%**t
REPORT
RANCHO PALOS VERDES
COMMUNITY DEVELOPMENT DEARTMFNT
TO: CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: COMMUNITY DEV EL P T
DIRECTOR
DATE: FEBRUARY 25, 2014
SUBJECT: ANNUAL REVIEW OF CASE NO.
ZON2003-00086 (GREEN HILLS
CEMETERY MASTER PLAN)
PROJECT
ADDRESS: 27501 WESTERN AVENUE - GREEN
HILLS MEMORIAL PARK CEMETERY
(THOMAS GUIDE PAGE 793, H & J-7)
APPLICANT: GREEN HILLS MEMORIAL PARK
ATTN: JOHN RESICH, RAY FREW &
DENNIS LANE
27501 WESTERN AVENUE
RPV, CA 90275
LANDOWNER: SAME
STAFF COORDINATOR:EDUARDO SCHONBORN, AICP, SENIOR PLANNER,
REQUESTED ACTION: CONDUCT A REVIEW OF CASE NO. ZON2003-00056, A CONDITIONAL USE
PERMIT (CUP) FOR THE GREEN HILLS CEMETERY MASTER PLAN THAT
ADDRESSES BUILD -OUT OF THE CEMETERY SITE OVER THE NEXT 30- TO 50 -
YEARS.
RECOMMENDATION: REVIEW STAFF'S RECOMMENDED ADDITIONAL CONDITONS OF APPROVAL,
PROVIDE STAFF WITH DIRECTION ON ANY ADDITIONAL CONDITIONS, AND
DIRECT STAFF TO RETURN WITH A RESOLUTION FOR CONSIDERATION AT A
FUTURE MEETING.
REFERENCES:
ZONING:
LAND USE
CODE SECTIONS:
CEMETERY (GEM)
CEMETERY
17.60, 17.76.040
30940 HAWTHORNE BLVD. / RANCHO [ALOS VERDES, CA 90275-5391
PLANNING & C ODF ENFORCEMENT DIVISION (310) 544.5228 / FKALDING & SAFFTY DIVISION (iia) 265-7800 / DFFF a'g'ar qt 25, 2014
E-MAIL PLANNING*RPVG0N1/ WWWPALOSVERDESC-0M/RPV
Page 1
Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25 2014
GENE=RAL PLAN: COMMERCIAL
TRAILS PLAN:
NIA
SPECIFIC PLAN:
NIA
CEQA STATUS:
NIA
ACTION DEADLINE:
NIA
P.C. MEMBERS
WITHIN 500' RADIUS:
NONE
BACKGROUND
On April 24, 2007, the Planning Commission adopted P.C- Resolution No. 2007-33
(attached), approving Case No. ZON2003-00086 an update to the Green Hills Cemetery
Master Plan. The Master Plan, which was originally approved in 1991 as a more efficient
tool to allow a phased development of the cemetery site over an extended period of time,
segmented the cemetery site into different "Areas" where mausoleums and/or ground
interments were approved including an estimation of the total amount of grading necessary
to develop and improve each Area. The updated Master Plan approval in 2007 included a
condition requiring the Planning Commission to perform an operational review of the Green
Hills Memorial Park Master Plan on an annual basis.
On November 28, 2008, the Planning Commission conducted an annual review of the
cemetery operations, and found no outstanding issues or complaints with the operation of
the cemetery site. In addition to the review, the Planning Commission approved a revision
to the Green Hills Cemetery Master Plan Conditional Use Permit, which approved the
relocation of an abandoned church building from San Pedro onto the cemetery property
(P.C. Resolution No. 2008-47, attached). Over the years, Staff continued to monitor the
cemetery operations and as issues were raised, the cemetery addressed them. It is
important to note that although a formal review has not been conducted since 2008, Green
Hills has come before the City for requests to extend the SUP approval of the temporary
modular buildings that are being used by cemetery staff. Most recently, the cemetery
requested approval to convert the temporary modular buildings to permanent staff office
and meeting rooms. During these reviews, Staff assessed the operational activities of the
cemetery, but did not identify any issues to warrant a formal review before the Planning
Commission. Further, according to the City's Code Enforcement Department, there have
been no code enforcement complaints or cases opened on the property within the last ten
years.
In accordance with condition of approval no. AQ -1, provided that the property owner
complies with the Planning Commission approved Master Plan CUP, the owner may move
forward with obtaining permits and constructing the improvements identified in the Master
Plan without a public hearing. Since approval of the Green Hills Cemetery Master Plan in
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Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25, 2014
April 2007, the Community Development Department has issued approvals for construction
of different components of the approved Master Plan. The following is a chronology of the
approved projects since 2007:
• in May 2007, Planning Division approvalswere granted forthe preparation of Patriot
Gardens in Area 9 and Garden of Reflections in Area 3. The approvals allowed the
areas to be prepared for future ground burial sites. Subsequently, the Building and
Safety Division issued grading permits, and these projects have been completed.
• In September 2007, Planning Division approval was granted for construction of the
inspiration Slope mausoleum buildings located in Area 2 of the Master Plan. The
approved project included a 19,260 square foot mausoleum building measuring 19'-
6" in height, and a total of 15,154 cubic yards of grading. Although construction
plans were submitted to the Building and Safety Division for "plan check" review, the
cemetery opted not to pursue the project and allowed the plan check to expire.
• In February 2008, Planning Division approval was granted for the first phase of the
Memorial Terrace mausoleum building in Area 11. However, plans were not
submitted into the Building and Safety Division, and the approval expired.
• In May 2008, Planning Division approval was granted for the preparation of lawn
crypts in Area 1, located between the existing Pacifica Mausoleum and the
proposed mausoleum building in Area 11 at the northwest corner of the cemetery
site. This project was constructed and completed.
• In April 2009, Planning Division approval was granted for the preparation of lawn
crypts in Area 4, at the north side of the green Hills Cemetery site. This project was
constructed and completed.
• In October 2010, Planning Division approval was granted to construct the Valley of
Peace ground interments, columbarium and wall crypts, located across from the
duck pond at the intersection of Chapel, Lakeview and Arroyo Drives (inside the
cemetery, Area 8). Also included was a water pond/feature at the northeast corner
of the construction site, and a trellis at the southeast corner of the construction site.
This project was constructed and completed.
• 1n December 2010, Planning Division approval was granted to accommodate 361
double -depth lawn crypts; and relocation of a 1,100 square foot church building
from the San Pedro community in the City of Los Angeles to the cemetery site. This
project was constructed and completed.
• In October 2011, Planning Division approval was granted for the preparation of
Arroyo Vista (Area 9) located at the south-southeast area of the cemetery site to
accommodate future ground burials. Continuation of the perimeter road along a
portion of the south property line was also approved. This project was constructed
and completed.
• In November 2011, Planning Division approval was again granted for the first phase
of the Memorial Terrace mausoleum building in Area 11. A building permit was
issued in February 2012 and construction began in April 2012. The project was
constructed and completed in September 2013_
• In April 2013, Planning Division approval was again granted for construction of the
Inspiration Slope mausoleum buildings located in Area 2 of the Master Plan. Plans
February 25, 2014
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Staff Report. Case No. ZON2003-00086 (Operational Review)
February 25, 2014
were submitted to Building and Safety for plan check, and a building permit has
been issued; however, construction of this mausoleum has not commenced.
In each of the above mentioned projects, the City reviewed the proposed plans to ensure
consistency with the Planning Commission approved Master Plan.
As indicated in the list above, the Memorial Terrace mausoleum (in Area 11) was
constructed and obtained building permit final in September 2013. Asa result of the new
development, Staff has received numerous inquiries and complaints from residents in the
adjacent condominium complex regarding the mausoleum's visual and view impacts in
addition to the proximity of the burial preparation and ceremonial activities on the roof of
the mausoleum building. As this has been brought to the City's attention, Staff is now
bringing forward an operational review of the Green Hills Cemetery to address the
concerns with the Memorial Terrace Mausoleum building along with any other concerns
raised by the public with the Green Hills Master Plan.
In accordance with the conditions of approval of the Master Plan, the City mailed notices to
345 property owners within a 500 -foot radius from the subject property, including the
condominium owners to the north, located within the City of Lomita, of this operational
review hearing. Further, the notice was published in the Peninsula News on February 6,
2014. A number of comments (attached) were received in response to the notice. Staff
has also attached the comments received since construction of mausoleum building.
SITE DESCRIPTION
Green Hills Memorial Park cemetery is located off Western Avenue in the very northeast
corner of the City, bordering the City of Lomita, the City of Rolling Hills Estates, and an un-
incorporated area of the County of Los Angeles. The cemetery property measures
approximately 121 -acres in area, and is a privately owned and operated cemetery facility.
The cemetery operates Monday through Sunday, from sunrise to sunset, and it consists of
ground burials, mausoleum buildings, an office building, mortuary, chapel, flowershop, and
a maintenance yard and related buildings.
DISCUSSION
The purpose and intent of the operational review is to provide Staff an opportunity to review
the "real-life" operation of the project and to make any necessary adjustments to the
conditions of approval to address impacts that were not anticipated during the entitlement
process and subsequent build -out. Specifically, the applicable portion of condition of
approval no. AQ -14, states:
"The project shall be reviewed by the Planning Commission...to review the
applicant's compliance with all conditions of approval associated with the Master
Plan and Master Plan Revision. At that time, the Planning Commission may
add, delete, or modify the conditions of approval as deemed necessary and
February 25, 2014
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Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25, 2014
appropriate, as well as increase the time between review periods. Notice of said
review hearing shall be published and provided to owners of property within a
500' radius, to persons requesting notice, to all affected homeowners
associations..."
For the purpose of this review, Staff's analysis is based on the recently constructed
Memorial Terrace Mausoleum (in Area 11) and the impacts from the mausoleum as
conveyed by the neighbors to the north within the City of Lomita. As part of the review,
Staff observed the operation of the mausoleum during site visits to the neighboring
condominiums and considered input from neighboring property owners, as discussed
herein, to understand how the mausoleum and its operation impacts their property.
Topics OF CONCERN RAISED BY NEIGHBORS
As construction of the Memorial Terrace Mausoleum came to an end and after the
mausoleum building became operational, the property owners adjacent to and upslope of
Green Hills expressed concerns to the City that the mausoleum building was adversely
impacting their quality of life (see attached correspondence). The concerns came from
condominium owners to the north, in the Vista Verde condominium complex located in the
City of Lomita. The concerns expressed to the City relate to visual and privacy impacts,
noise impacts from outdoor group gatherings and sales.
Based on the concerns expressed by the neighbors and field observations by Staff
regarding the operation of the mausoleum building, Staff reached out to Green Hills to see
if they were open to taking measures to minimize and alleviate unforeseen impacts
occurring with the operation of the Memorial Terrace Mausoleum. Although no
commitment was given by Green Hills, they expressed their willingness to look into the
matter to see what could be done to alleviate certain impacts. Staff believes that additional
conditions can be included in the Master Plan, and/or that certain Conditions of Approval
can be amended to address these unforeseen impacts.
Pursuant to condition of approval AQ -14 noted earlier, the Planning Commission has the
ability to add, delete or modify any Conditions of Approval demonstrated by the information
presented herein and at the public hearing to address any impacts resulting from the
operation of the cemetery. As such, Staff recommends that the Commission, through this
review process, amend certain conditions of approval of the Green Hills Cemetery Master
Plan to address the observed visual, privacy and noise impacts, as described below.
Visual and Privacy Impacts
According to the Planning Commission approved MND and entitlement applications forthe
updated Green Hills Master Plan in 2007, the additional mausoleum area in the northwest
area, adjacent to the maintenance yard sloped down from the adjacent residences in the
City of Lomita and the mausoleum buildings would be built into the slopes. Without the
use of silhouettes, which were not required by the Code in 2007, Staff determined that
February 25, 2014
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Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25, 2014
there would be no issues with the additional mausoleum with regards to view impairment
since the adjacent residences overlooked the cemetery site and they are at a higher
elevation, affording the condominium owners views over the mausoleum.
After construction of the mausoleum building, in response to concerns brought to the City's
attention by the adjoining condominium owners, Staff conducted site visits to the adjacent
residences and the third story condominiums continue to maintain views of the harbor area
over the mausoleum building from the balcony area_ Staff believes that the second story
condominiums continue to maintain a small amount of view of the harbor from the balcony
area. However, views from the condominium complex's pool area have been severely
impacted. Additionally, the mausoleum building contains a roof that accommodates
ground burials. This creates an adverse impact as ground burials are being conducted at
"eye -level" with the condominiums on the second floor, and at a lower level from the
condominiums on the third floor. The proximity of the roof top ground burials creates
aesthetic and noise impacts to the condominiums since mourners, sales persons and
maintenance personnel are highly visible from the condominiums at a relatively close
distance.
When the mausoleum building was administratively approved in 2011, in addition to the
applicable conditions of the approved Master Plan, the following conditions were also
included:
• The entire length of the tractor ramp shall be left clear at all times. No vehicles,
landscaping equipment, construction equipment, storage containers, etc, are
allowed to be parked, stored and allowed to be left on the tractor ramp for more
than 12 hours.
• The Northern (rear) wall of the mausoleum building shall be screened by a type of
wall vine landscaping. Said landscaping shall be planted and allowed to grow on
the wall only to the satisfaction of the Director prior to building permit final.
• With the exception of ground cover, no vegetation shall be planted in Area 11 of the
Master Plan Revision approved April 24, 2007.
• The guardrail along the tractor ramp and along the top of the mausoleum building
along the north (rear) shall not be a solid wall and shall be maintained as a wrought
iron guardrail.
Per the conditions, Green Hills did install planting (creeping fig) along the northern wall at
the base of the building. The landscaping has grown slowly over time and will eventually
cover the northern wall. Staff believes that when the landscaping covers the wall, it will
provide a green appearance that will blend into the ground cover on the roof of the building,
which will minimize the aesthetic impact of the building from the condominiums to the north
since the light brown color of the building will be screened and will not be readily visible.
However, one idea raised by a condominium owner was to paint the northern wall of the
mausoleum green. If the Planning Commission agrees with this, Staff can add this as a
condition into the Master Plan's conditions of approval. Further, to memorialize the four
February 25, 2014
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Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25, 2014
conditions listed above, Staff proposes to include them into the Master Plan's conditions of
approval.
With regards to views, Staff believes that additional requirements should be imposed on
the Green Hills Master Pian to minimize future view impairment_ As indicated above, the
recently -constructed Memorial Terrace mausoleum is phase one of a multi -phase
construction that will extend the Memorial Terrace mausoleum further east of the existing
building, towards the maintenance yard. Green Hills has not submitted a request to extend
the mausoleum building. As such, in order to minimize further view impairment to the
condominium owners, and to minimize unintended view impairment as a result of the
mausoleum buildings throughout the Green Hills site, Staff believes that additional
requirements should be imposed on the Green Hills Master Plan to address the concerns
of further view impairment. Specifically, Staff recommends adding the following conditions:
Prior to approval of all future mausoleums or mausoleum extensions on the
cemetery site, the applicant shall construct and certify a temporary frame silhouette
that illustrates the location, height and outline of the proposed mausoleum building.
If, after silhouette construction, Staff determines that the mausoleum building will
cause a view or visual impact from the viewing area of any surrounding property or
from the outdoor recreational area of adjoining condominium developments, then
the height of the mausoleum building shall be reduced and/or redesigned so as not
to cause a view or visual impact from another property.
Privacy Impacts
Impacts to privacy have also been raised by the condominium owners due to the ground
interments on the roof of the building. The condominium owners feel that their privacy is
impacted by mourners, as well as by Green Hills sales personnel who give periodic tours of
the roof interments. Specifically, during funeral services, mourners congregate and have
the ability to look into the condominiums. This is an unintended consequence that Staff
observed during site visits to the condominium. While City Staff was present, sales
personnel were observed walking on the roof top interments and showing ---what appeared
to be—potential buyers the area. Although Staff does not believe that prohibiting sales of
this area is feasible, nor is it feasible to restrict the number of funeral services on the roof
top interments, Staff believes that additional requirements should be imposed on the Green
Hills Master Plan to address these concerns. Specifically, Staff recommends adding a
condition that restricts the days and hours that Green Hills sales personnel can show this
roof top interments. Specifically, Staff recommends adding the following condition:
Sales personnel shall be allowed to show the roof -top ground interments on the
Memorial Terrace Mausoleum building only between the hours of 11 am and 4pm
Monday through Sunday.
To also minimize the impacts of roof -top ground interments, Staff also recommends adding
a condition that prohibits roof -top ground interments on any future expansions of the
February 25, 2014
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Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25, 2014
Memorial Terrace mausoleum building. Specifically, Staff recommends adding the
following condition:
• No ground interments shall be allowed on the roof of the future additions/phases of
the Memorial Terrace mausoleum building in Area 11.
Noise Impacts
In addition to privacy impacts resulting from mourners and Green Hills sales personnel,
another unintended impact raised by the condominium owners includes noise impacts.
Specifically, the condominium owners have expressed noise impacts from equipment used
to prepare the sites for burials, from funeral services, and from maintenance equipment.
Staff believes that additional requirements should be imposed on the Green Hills Master
Plan to address these concerns. Specifically, Staff recommends adding the following
conditions, specifically addressing the Memorial Terrace Mausoleum -
Burial preparation of the roof top ground interments of the Memorial Terrace
Mausoleum building shall only be allowed between the hours of Ilam and 4pm,
Monday through Sunday.
Burials and associated services on the roof top ground interments of the Memorial
Terrace Mausoleum building shall only be allowed between the hours of 11 am and
4pm, Monday through Sunday.
In order to screen the visibility and buffer the noise from burials, sales tours and
landscaping work associated with the roof top ground interments of the Memorial
Terrace Mausoleum, a solid vinyl fence shall be erected along the northern edge of
the mausoleum building. The solid vinyl fence shall be a minimum of 5 -feet in
height.
(Staff believes that the height of the solid vinyl fence would provide some screening
with minimum additional view impacts.)
Landscape maintenance and grounds keeping on the roof top ground interments of
the Memorial Terrace Mausoleum building shall only be allowed between the hours
of Ilam and 4pm, Monday through Sunday.
ADDITIONAL INFORMATION
Staff notified Green Hills representatives of Staff recommendations prior to finalization of
the Staff Report with the invitation to meet with Green Hills representatives in advance of
the February 25«' meeting. Staff will report any modifications to Staff's recommendations
resulting from discussions with Green Hills at the February 25th meeting.
CONCLUSION
Based on the discussion above, Staff believes that additional conditions should be included
into the Green Hills Master Plan in order to minimize the impacts from the construction of
the Memorial Terrace mausoleum building to address issues raised by the condominium
February 25, 2014
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Staff Report: Case No. ZON2003-00086 (Operational Review)
February 25, 2014
owners. In addition, Staff believes that conditions should be imposed to prevent future
mausoleum buildings from creating additional impacts. Should the Planning Commission
agree with Staff, and/or wish to further modify the recommended conditions and/or include
additional conditions, Staff will return to the Planning Commission with a resolution that
memorializes these conditions of approval. Therefore, Staff recommends that the Planning
Commission review Staff's recommended conditions of approval, provide Staff with
direction on any additional conditions, and direct Staff to return with a Resolution for
consideration at a future meeting.
ALTERNATIVES
In addition to Staffs recommendation, the following alternative is available for
consideration by the Planning Commission:
Identify any issues of concern with the proposed project, provide Staff and/or the
applicant with direction in modifying the project, and continue the public hearing to a
date certain for discussion of these issues; or
ATTACHMENTS
• P.C. Resolution No. 2007-33
• P.C. Resolution No. 2008-47
• Public Comment Letters
• Site Plan of the Green Hills Master Plan
February 25, 2014
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