01_20141202_Lilley_Planning_Group_Memo_re_RPV_PC_Height_ConfirmationPLANNING GROUP
MEMORANDUM
Date: December 2, 2014
To: Acting City Manager
From: Lilley Planning Group
Subject: Third Party Peer Review — REVISED
Green Hills Memorial Park: Compliance Review for Conditional Use
Permit No: 155 — Green Hills Master Plan 1991-2007 — Present
Pursuant to direction received at the Planning Commission meeting on October 28,
2014, the following information regarding the height of the Mausoleum in Area 11
(Memorial Terrace aka Pacific Terrace) has been obtained: City of Rancho Palos
Verdes Construction plans signed by both the city planner and the building official dated
February 6, 2012 and Building Height Certification signed by a licensed land surveyor
dated January 18, 2013. This information has been provided to confirm compliance
with conditions of approval for building height, for Area 11 specifically.
36. The overall building heights for the mausoleums are limited to the heights depicted
in the Master Plan Revision booklet described in condition No. 1 above. The heights of
each mausoleum building shall be certified by a registered Civil Engineer and submitted
to the Planning, Building and Code Enforcement Department prior to building permit
final.
Former Response: No height certification records were in the material provided for
review. The condition is not in compliance.
Current Response: The construction plans and height certification do not match the
Area 11 Mausoleum depicted in the Master Plan Revision booklet. Sheet 11-D of the
Master Plan booklet shows a schematic site section for the west wing of the Memorial
Terrace / Pacific Terrace with a 25 foot maximum building height but appears to have a
40 -foot rear retaining wall. This condition is not in compliance.
38. With the exception of the mausoleum building on Inspiration Slope, all mausoleum
buildings shall not exceed 20 -feet in height as measured from the average elevation of
the finished grade at the front of the building to the highest point of the structure and 30 -
feet when measured from the lowest finished grade adjacent to the building to the
highest point of the structure.
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Former Response: Inspiration Slope is currently under construction and will be certified
for height once framing is completed. An additional compliance inspection is required.
Height certifications for other structures could not be located in the record provided. The
condition is not in compliance.
Current Response: In the "General Development Parameters," pages I and 11 of the
Narrative of the Master Plan booklet, it states "Building heights are calculated based on
building frontage being the elevation of the individual mausoleums that faces the
internal cemetery road system. Heights listed on the color elevations conform to the
requirements listed in Condition No. 35 in resolution No. 91-7. The dimensions are
shown for the overall height of each mausoleum as measured from the average
adjacent grade (not to exceed 20'0) and the overall height of each mausoleum as
measured from the lowest adjacent grade (not to exceed 25'-0"0).
The Condition in Resolution No. 91-7 reads as follows:
"35. Future buildings designated on the Land Use Plan shall not exceed 20 feet in
height as measured from the average elevation of finished grade at the front of the
building to the highest point of the structure and 25 feet when measured from the lowest
finished grade adjacent to the building, to the highest point of the structure."
On March 23, 1995, the Planning Commission approved Conditional Use Permit No.
155 Revision "A" to allow structures in the Green Hills Master Plan to have a maximum
downslope height of 30 feet.
Yet, Condition No. 38 in the 2007 Resolution adopting Revised Green Hills Master Plan
states — "With the exception of the mausoleum building on Inspiration Slope, all
mausoleum buildings shall not exceed 20 -feet in height as measured from the average
elevation of the finished grade at the front of the building to the highest point of the
structure and 30 -feet when measured from the lowest finished grade adjacent to the
building to the highest point of the structure." It appears the language regarding the 30 -
feet in height was carried over into the conditions, but not into the Master Plan Revision
Booklet. The result is inconsistencies in how height is calculated and whether or not the
maximum height was supposed to be 25 feet or 30 feet.
If 30 feet is the rule, the mausoleum still does not comply with the 30 -foot height limit*:
217.00' Top of guardrail
185.00' Finished grade
32.0'
*The certified height of the building was slightly under 217.00'.It appears the certification
was taken from finished floor not finished grade as required by the condition.
The structure also does not comply with the 20 -foot height limit:
217.00' Top of guardrail
189.50' Average grade at front of building
27.5'
DOCUMENTS FOR REVIEW:
a. Peer Review Description. City
b. Building Permit for Memorial Terrace Mausoleum dated, 02/06/12
c. Building Plans for the Memorial Terrace Mausoleum signed by the planner
and building official
d. Elevation Certificates signed and dated by a licensed surveyor
e. Planning Application — Green Hills Memorial Cemetery
f. 1991 Staff Report and Resolution for CUP No. 155 and VAR No. 262 —
Adoption of Green Hills Master Plan
g. 2007 Staff Report, Environmental Document and Resolutions for
Adopting Revised Green Hills Master Plan
h. All Planning documents for 27501 Western Avenue - Green
Hills Memorial Cemetery from the 1980s to present
i. 2007 Master Plan Revision booklet
According to City correspondence, these documents constitute the whole of the permit
record for this property.
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