RPVCCA_SR_2010_11_04_03_Border_Issues_Status_ReportCITY OF RANCHO PALOS VERDES
MEMORANDUM
UNCIL MEMBERS
DEVELOPMENT
TO:
FROM:
HONORABLE MAYOR &CI
JOEL ROJAS,AICP,CO'WII"'W.UI,'WL'II
DIRECTOR
DATE:NOVEMBER 4,2010
SUBJECT:BORDER ISSUES STATUS REPORT
REVIEWED:CAROLYN LEHR,CITY MANAGER
Project Manager:Kit Fox,AICP,Associate Planner(~)
RECOM MENDATION
Receive and file the current report on the status of Border Issues.
EXECUTIVE SUMMARY
This month's report includes:
•An update on the Butcher Ranch subdivision in Rolling Hills Estates;
•An update on the announcement of a scaled-back 1,135-unit proposal for the Ponte
Vista project in Los Angeles (San Pedro);
•An update on the Chandler Ranch/Rolling Hills Country Club project in Rolling Hills
Estates and Torrance;
• A report on community concerns regarding the AmeriGas butane storage facility at
Gaffey Street and Westmont Drive in Los Angeles (San Pedro);and,
•An update on Volunteers of America's renovation of seventy-six (76)units offormer
Navy housing on Palos Verdes Drive North in Los Angeles (Wilmington/Harbor City).
BACKGROUND
The following is the regular bi-monthly report to the City Council on various "Border Issues"
potentially affecting the residents of Rancho Palos Verdes.The complete text of the
current status report is available for review on the City's website at:
http.2!palosverdes.com/rpv!plann;nglborder !ssu~s!201 O!20J 0 11 04 Borderlssues StalusRpt.cfm
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MEMORANDUM: Border Issues Status Report
November 4, 2010
Page 2
DISCUSSION
Current Border Issues
Butcher Ranch Subdivision, Rolling Hills Estates
On April 19, 2010, the Rolling Hills Estates Planning Commission last considered the
revised, 11-home project at the northeast corner of Palos Verdes Drive East and Palos
Verdes Drive North. However, jurisdictional conflicts with the Department of Fish and
Game regarding the biological impacts of site grading and the placement of fill in the ravine
remained unresolved at that time. On September 16, 2010, the City received notice of the
revised, re-circulated Mitigated Negative Declaration (MND) for the project, including
notification that the Planning Commission would consider the project again on October 18,
2010. The revised MND included additional analysis of the drainage and biological impacts
of the project. It also included a response to our previous comments of March 8, 2010.
At its October 18, 2010 meeting, the Rolling Hills Estates Planning Commission considered
the revised project and directed its Staff to prepare a resolution of approval for adoption on
November 1, 2010. The project also requires final approval by the Rolling Hills Estates City
Council, which is scheduled for November 9, 2010. Staff will continue to monitor this
project in future Border Issues reports.
Ponte Vista Project at Former Navy Housing Site, Los Angeles (San Pedro)
On September 24, 2010, the Daily Breeze reported that iStar Financial, the latest owners of
the Ponte Vista project, were announcing that the revised project to be presented to the
City of Los Angeles would now encompass 1,135 units. Most recently, the previous project
owners had stated in June 2009 that the project would include 1,395 units, reduced from
previous proposals for 1,950 units in June 2007 and 2,300 units in July 2005. Reportedly,
Los Angeles City Councilwoman Janice Hahn received word of the reduced project
proposal favorably, stating that it was “much closer to what makes sense in this part of San
Pedro." The developer indicated that a new EIR will be prepared and circulated for this
revised proposal. However, only a few days after announcing the revised project, the Daily
Breeze and other media outlets reported that iStar Financial was considering a bankruptcy
filing.
On October 19, 2010, legal counsel for the new owners of the Ponte Vista project
contacted Staff about meeting with the Mayor to present the revised proposal to him and to
Planning Staff. Apparently, there is also a “scoping meeting” scheduled for the new project
EIR on November 10, 2010 at Peck Park in San Pedro. As of the date that this report was
completed, the City had received no formal notice of this upcoming meeting or any details
about the revised project. Staff will continue to monitor this project in future Border Issues
reports.
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MEMORANDUM: Border Issues Status Report
November 4, 2010
Page 3
Chandler Ranch/Rolling Hills Country Club Project, Rolling Hills Estates and Torrance
On October 4, 2010, the Rolling Hills Estates Planning Commission held its first public
hearing on the Chandler Ranch/Rolling Hills Country Club project, including the Final
Environmental Impact Report (FEIR). The FEIR included a response to our previous
comments of June 22, 2009. At the public hearing, major issues of concern to the Planning
Commission included the proposed removal of the Horse Overlay from most of the project
site; the adequacy of the analysis of the project’s impacts upon cultural resources; and the
treatment and handling of site runoff. The public hearing was continued to November 1,
2010. Staff will continue to monitor this project in future Border Issues reports.
New Border Issues
AmeriGas Butane Storage Facility, Los Angeles (San Pedro)
For many years, residents in San Pedro and the Eastview area of Rancho Palos Verdes
have been concerned about the existing AmeriGas butane storage facility at 2110 North
Gaffey Street. The AmeriGas facility is a 20-acre site located at the northeast corner of
Gaffey Street and Westmont Drive, across the street from Home Depot and roughly three-
quarters of a mile from the nearest homes in Rancho Palos Verdes. The site’s most
visually-prominent features are two (2) large refrigerated butane storage tanks with a
combined capacity of over twenty-five (25) million gallons. Nearby residents have actively
sought the relocation of the Amerigas facility to another site, most recently to Pier 400 in
the Port of Los Angeles (POLA).
The AmeriGas facility handles and stores butane—a by-product of petroleum refining—from
the nearby Valero and BP refineries in Wilmington and Carson, respectively. In the past,
the transportation of butane from the site utilized an underground pipeline to nearby
Berth 120 in Los Angeles Harbor. In 2004, POLA declined to renew AmeriGas’ lease for
Berth 120. Currently, butane is transported from the facility via rail car and tanker truck.
However, Staff understands that AmeriGas may be pursuing a new lease with POLA to
resume the use of the existing underground pipeline.
The explosion of an underground natural gas transmission line in a residential
neighborhood in San Bruno, CA, on September 9, 2010, has renewed concerns about the
AmeriGas facility among nearby residents. On September 15, 2010, the Daily Breeze
reported on a closed-door meeting held by the new owners of the AmeriGas facility, Plains
LPG. Another Daily Breeze article on October 18, 2010, reported that the City of Los
Angeles’ Northwest San Pedro Neighborhood Council (NWSPNC) had commissioned an
independent risk assessment of the AmeriGas facility (see attachments). The September
2010 Quantitative Risk Assessment (QRA) has identified a variety of possible accident
scenarios for the facility. These range from a relatively small, on-site mishap with impacts
mainly contained to the site, to a sudden, catastrophic failure of the butane storage tanks
with impacts extending within a 5- to 7-mile radius from the facility.
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MEMORANDUM: Border Issues Status Report
November 4, 2010
Page 4
The NWSPNC Planning and Land Use Committee was scheduled to meet to discuss the
AmeriGas facility and the QRA on October 28, 2010. Staff planned to attend this meeting,
and to continue to monitor this project in future Border Issues reports.
Former Border Issues
Re-Use of Former Navy Housing Facilities, Los Angeles (Wilmington/Harbor City)
In late 2009, Volunteers of America (VOA) submitted applications to the City of Los Angeles
related to its renovation of seventy-six (76) existing dwelling units at the former Navy
housing facility on Palos Verdes Drive North. The applications included a Zoning
Administrator’s Adjustment and a Private Street Map. These applications were required
because the transfer of the units from the Navy to VOA did not create lots with access to a
public right-of-way or that met the minimum property-line setbacks for the existing
structures. The proposed Private Street Map would create legal access, while the Zoning
Administrator’s Adjustment would legalize non-conforming property-line setbacks for the
existing structures. Staff did not comment upon the review and/or issuance of these
permits by the City of Los Angeles.
On August 27, 2010, Staff received a notice from the City of Los Angeles regarding the
Zoning Administrator’s Adjustment, indicating that the reduced property-line setbacks
requested had been approved. This notice also indicated that the requested Private Street
Map was still pending before the City’s Advisory Agency, which reviews subdivision
proposals. Staff subsequently received notice that the Advisory Agency would consider the
Private Street Map at a hearing on September 23, 2010.
AmeriGas Propane,LP,2110 N.Gaffey 51.,San Pedro,CA 90731
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MEMORANDUM: Border Issues Status Report
November 4, 2010
Page 5
Attachments:
• Notice of Availability for the recirculated Butcher Ranch MND (received 9/16/10)
• RHE PC agenda and Staff report for the Butcher Ranch project (dated 10/18/10)
• Daily Breeze article regarding the Butcher Ranch project (published 10/17/10)
• Daily Breeze and PV News articles regarding the Ponte Vista project (published
9/24/10, 9/29/10 & 10/7/10)
• Daily Breeze article regarding the Chandler Ranch/Rolling Hills Country Club EIR
(published 8/26/10)
• Response to RPV comments on the Chandler Ranch/Rolling Hills Country Club EIR
(received 10/1/10)
• Daily Breeze article regarding the Chandler Ranch/Rolling Hills Country Club project
(published 10/2/10)
• RHE PC agenda and Staff report for the Chandler Ranch/Rolling Hills Country Club
project (dated 10/4/10)
• Daily Breeze and PV News articles regarding the Chandler Ranch/Rolling Hills
Country Club project (published 10/6/10 & 10/7/10)
• Daily Breeze articles regarding AmeriGas butane storage facility (published 9/15/10
& 10/18/10)
• Qualitative Risk Assessment for AmeriGas butane storage facility
• Notice of Decision for VOA’s Zoning Administrator’s Adjustment (received 8/26/10)
• Public hearing notice for VOA’s Private Street Map (received 9/13/10)
• Staff report for VOA’s Private Street Map (received 9/17/10)
M:\Border Issues\Staff Reports\20101104_BorderIssues_StaffRpt.doc
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RECEIVED
SEP 16 'I"'"l..w.l~.:
PLANNING,BUILDING AND
CODE ENFORCEMENT
CITY OF ROLLING HILLS ESTATES
NOTICE OF INTENT TO ADOPT A
MITIGATED NEGATIVE DECLARATION
Project Title:
BUTCHER RANCH -TENTATIVE TRACT MAP NO.52214
Project Location:The 8.55-acre project site is located at the northeast corner of the Palos Verdes Drive North/Palos
Verdes Drive East intersection in the City of Rolling Hills Estates,Los Angeles County,CA.The site includes two
assessed parcels,7551-041-003 and 7551-041-002,and the existing Casaba Road right-of-way.
Project Description:The proposed project consists of a Tentative Tract Map to subdivide the 8.55-acre site into 14
lots (Lots 1-13 and Lot A)and the vacation of the Casaba Road right-of-way on the project site.Eleven (11)of the lots
(Lots 2-12)would be developed with single family residential units,with opportunities for private equestrian facilities
(I.e.,horse arenas).The residential lots would have a minimum lot size of 20,000 fe and the proposed residential units
would range in size from 3,500-4,700 fe.Lot 1 would be improved with an 11,187-fe mini-park for passive use to be
dedicated to the City.Lot 13 would comprise 25,526 fe along the north side of Casaba Road at Monticello Drive,would
remain vacant,and would be zoned for Commercial Recreation (C-R).Lot A would include the site's private access
drive (Casaba Road)and a landscape buffer (to be maintained by the homeowners association)that would separate
Casaba Road from PV Drive North.
The proposed project would require the following discretionary entitlements of the City of Rolling Hills Estates:
III Tentative Tract Map
III Vacation of the Casaba Road Right-of-Way
III Neighborhood Compatibility Determination
II Grading Application
Presence of the Site on Hazardous Waste-Related Lists:The project site is not included on any lists of hazardous
waste sites enumerated pursuant to Section 65962.5 of the California Government Code.
Environmental Determination:The Initial Study/Environmental Checklist that has been prepared for the project
recommends that the lead agency adopt a Mitigated Negative Declaration for the project.
Public Review Period:
September 16,2010 to October 18,2010
Date,Time,and Location of Public Hearing,if any:Public hearings to consider the project will be held by both the
Rolling Hills Estates Planning Commission and the Rolling Hills Estates City Council.The Planning Commission is
scheduled to hold a public hearing to consider the project on October 18,2010 at 7:30 p.m.at the Rolling Hills Estates
City Council Chambers,4045 Palos Verdes Drive North,Rolling Hills Estates,CA,90274.A pUblic hearing with the
City Council to consider the project has not been scheduled to date.
Address/location where the Initial StUdy and Proposed Mitigated Negative Declaration are available for review:
City of Rolling Hills Estates City Hall
4045 Palos Verdes Drive North,Rolling Hills Estates,CA 90274
Hours:Monday -Thursday:7:30 a.m.to 5:30 p.m.;Friday:7:30 a.m.to 4:30 p.m.
Peninsula Center Library
701 Silver Spur Road,Rolling Hills Estates,CA 90274
Hours:Monday -Thursday:10:00 a.m.to 9:00 p.m.;Friday:10:00 a.m.to 6:00 p.m.;Saturday:10:00 a.m.to 5:00 p.m.;
and Sunday:1:00 p.m.to 5:00 p.m.
City of Rolling Hills Estates Website
http://www.ci.rolling-hills-estates.ca.uslindex.aspx?page=209&recordid=36
(City of Rolling Hills Estates Website;4What's New tab;4Project Updates tab;4Butcher Ranch Subdivision tab)
Please send written comments to:Kelley Thom,Associate Planner,City of Rolling Hills Estates,4045 Palos Verdes
Drive North,Rolling Hills Estates,CA,90274,tel:310.377.1577 ext.106,fax:(310)377-4468,email:
kelle t ci.rollin -hills-estates.ca.us
Date
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CITY OF ROLLING HILLS ESTATES
4045 Palos Verdes Drive North
Rolling Hills Estates, CA 90274
Phone-(310) 377-1577 Fax-(310) 377-4468
www.RollingHillsEstatesCa.gov
PLANNING COMMISSION AGENDA
October 18, 2010, 7:30 pm Regular Meeting
Reports and documents relating to each agenda item are on file available for public inspection on our website.
1. CALL MEETING TO ORDER.
2. SALUTE TO THE FLAG.
3. ROLL CALL.
4. APPROVAL OF MINUTES (October 4, 2010).
5. AUDIENCE ITEMS.
6. CONSENT CALENDAR. The following routine matters will be approved in a single motion with the
unanimous consent of the Planning Commission. There will be no separate discussion of these items unless
good cause is shown by a member of the Commission or the public expressed under audience items prior to
the roll call vote. (Items removed will be considered under Business Items.)
A.
Waive reading in full of all resolutions that are presented for Planning Commission consideration on
tonight’s agenda and all such resolutions shall be read by title only.
B. PLANNING APPLICATION NO. 25-10; APPLICANT: The Bar Method; LOCATION: 2-E Peninsula
Center. A Precise Plan of Design to allow a logo on two business identification signs. (KT)
7. BUSINESS ITEMS.
None
8. PUBLIC HEARINGS.
A. PLANNING APPLICATION NO. 17-10;APPLICANT: City of Rolling Hills Estates; LOCATION: City-
wide; To amend the Municipal Code to clarify the type of vehicles that can be parked in a yard
contiguous to a street or highway, including but not limited to commercial vehicles and recreational
vehicles. (DW)
B. PLANNING APPLICATION NO. 33-04; APPLICANT: D&M Eight Limited Partnership; LOCATION:
N/W corner PVDN/PVDE; Request for a Tentative Tract Map No. 52214, Neighborhood Compatibility
Determination, Grading Plan and a Mitigated Negative Declaration to establish a residential subdivision.
(KT)
• Staff Report & Attachments 1-2
• Attachments 3-4
9. COMMISSION ITEMS.
10. DIRECTOR’S ITEMS.
11. MATTERS OF INFORMATION.
A. Park and Activities Minutes (October 5, 2010).
B.
City Council Actions (October 12, 2010).
C.
Equestrian Committee Minutes (September 27, 2010).
12. ADJOURNMENT.
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AGENDA
Staff Report OCT 182010
City of Rolling Hills Estate ITEM NO.
DATE:OCTOBER 18,2010
TO:PLANNING COMMISSION
FROM:KELLEY THOM,ASSOCIATE PLANNER
SUBJECT:PLANNING APPLICATION 33-04
APPLICANT:THE D&M LIMITED PARTNERSHIP
LOCATION:NORTHEAST CORNER OF PALOS VERDES DRIVE NORTH AND
PALOS VERDES DRIVE EAST
OVERVIEW
The subject request is for approval of a Tentative Tract Map No.52214,a Neighborhood
Compatibility Determination and a Grading Plan to establish a subdivision including 11 residential
lots,two landscape lots,and one Commercial Recreation (C-R)designated lot in the RA-20,000
and C-R Zones,and a Mitigated Negative Declaration under the California Environmental Quality
Act (CEQA),finding that the project,with mitigation measures,will not have a significant impact on
the environment.
BACKGROUND
Revised Application Filed:
Application Deemed Complete:
Re-circulated IS/MND
Public Notices Mailed:
Public Notices Posted:
Public Notices Published:
4.30.09
5.14.09
9.16.10
9.16.10
9.16.10
9.16.10
On April 19,2010,the Planning Commission opened the public hearing,took no public
testimony,and continued the application to a date uncertain.
Approval of a Tentative Tract Map is required under Section 66426 of the California
Government Code and Chapter 16.12 of the Municipal Code.
Approval of a Grading application is required under Section 15.04.040 of the Municipal Code for
any importation onto or exportation from any site in the City which exceeds 20 cubic yards of
earth or any vertical change in the grade of any site which is 3'or more.
Approval of a Mitigated Negative Declaration is required under the California Environmental
Quality Act (CEQA),finding that the project,with appropriate mitigation measures as stated in
the Initial Study,will not have a significant impact on the environment.
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The subject property is located on the northeast corner of Palos Verdes Drive North (PVDN)
and Palos Verdes Drive East (PVDE)and is zoned RA-20,000 and Commercial Recreation (C-
R).The General Plan Land Use designation for the site is Low Density Residential and
Commercial Recreation,and the property is located in General Plan Land Use Planning Area
Number 1.As discussed further below,the project site is subject to the Horse,Cultural
Resource,Scenic Corridor,and Ecological Resource Overlay designations in the General Plan.
The subject property is 8.55 acres in size and presently vacant except the southwesterly corner
which is developed with a small office building (formerly used by ReMax).The remaining
portion of the site includes a ravine with riparian woodland and disturbed/non-native woodland
areas.
The site is generally surrounded by residential,commercial recreation,and open space uses.
To the north is the Rolling Hills Country Club and Jack Kramer Tennis Club zoned C-R.To the
east,across Montecillo Drive,is the Montecillo residential community zoned RA-20,000 and a
portion of Rolling Hills Covenant Church zoned Institutional.To the south,across PVDN,is the
Palos Verdes Reservoir zoned Open Space/Recreation (OS-R)as well as a portion of Rolling
Hills Covenant Church zoned Institutional.To the west,across PVDE,is Dapplegray Park and
the Dapplegray residential community zoned RA-20,000.
DISCUSSION
Revised Plans
In response to the comments received on the previous Initial Study and Mitigated Negative
Declaration (IS/MND),and from the April 19th Planning Commission public hearing,additional
studies have been conducted.As a result,the IS/MND was re-circulated and the project has
been revised to include,as follows:
•As recommended by California Department of Fish and Game (CDFG),the applicant's
environmental consultant,ECORP Consulting Inc.(ECORP)conducted a jurisdictional
delineation of the project site.As a result,a "Notification of Lake or Streambed
Alteration"(NLSA)application was filed with the CDFG,and a "Conceptual Restoration
Plan"was prepared for the revised project (included separately).
•Additional biological assessments were conducted at the subject site during the
spring/summer of 2010,which are noted in the biological section of the re-circulated
IS/MND.
•An updated Tree Survey Report has been prepared which inventoried the trees as to
their species,health and aesthetic considerations (included separately).
• A revised hydrology study has been prepared and the project has been redesigned to
address the drainage issues on and off the proposed site,including enhancement and
restoration of the natural drainage course through the development with the creation of a
bioswale and detention basin,which is noted in the hydrology section of the re-circulated
IS/MND.
•To reduce the amount of visual and physical access between the proposed Equestrian
Trail and the Jack Kramer Tennis Club,the proposed trail has been relocated along the
property lines of Lots 11 and 12,as shown on the revised Tentative Map and Preliminary
Grading Plan (included separately).
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•The applicant has prepared a "Letter of Intent for the Public Record Concerning Offer of
Exchange of Properties"which addresses the land swap offer with the adjacent Jack
Kramer Tennis Club.As part of the offer,Lot 13 would become property of the Tennis
Club,to be developed with a surface parking lot for the Tennis Club,and the existing
undeveloped residential lot in the northwest corner of the PVDN/Montecillo Drive
intersection (labeled "Not a Part"on project plans)would become part of the Butcher
Ranch residential tract to be developed with a 1i h residential unit (attached).
Under the revised proposal,the site grading would consist of 23,868 cubic yards for cut,22,614
cubic yards for fill,and a net of 1,244 cubic yards for proposed mound extension (berm)on
PVDN.In response to the Commission's comments regarding drainage issues and material
impacts the project will have on the Montecillo neighborhood,overland flow and underground
systems have been incorporated to direct water off the proposed street and to the riparian area
located to the rear of the proposed lots.The riparian area will be used for both bioinfiltration
and infiltration,and a new storm drain outlet will be installed connecting to the existing catch
basin in the golf course,with the balance of the site to flow to Montecillo Drive.
As shown on the revised Tentative Map and Preliminary Grading Plan (included separately),a
bioswale and biodetention basin are incorporated to create a designated flow path for both on-
site runoff and off-site storm water flows that are currently directed into the site's existing ravine.
In addition,the proposed biodetention basin would provide the equivalent of the pre-
development storm water retention,with runoff for areas not captured by the biodetention basin
to be mitigated.In addition,three drainage areas are incorporated to reduce the volume of
storm water flowing from the site into the storm drain system at Montecillo.For further
information,please see the hydrology section of the re-circulated IS/MND (attached separately).
To accommodate the proposed building pads and street,large trees on-site are proposed to be
removed.Previously,staff recommended a condition of approval for the project requiring a tree
survey to determine whether some of the on-site trees can be preserved in place,or relocated
on site,in conjunction with the subject application.As a response to the Commission's
comments,the applicant has prepared an updated tree survey which inventories the trees as to
their species,health,and aesthetic considerations,and based on this report,98 trees would be
removed due to site developmenVgrading and replaced with 24"box trees.It should be noted that
per the Conceptual Restoration Plan (attached),approximately 61 trees in the jurisdictional area
(existing ravine)would be removed and replaced at 1:1 for a net removal of zero.
Zoning Applicability
C-R Zone
As discussed in previous staff reports,the Jack Kramer Tennis Club representatives have
expressed potential interest in purchasing Lot 13 (formerly known as Lot 14)for incorporation
into its facilities.Incorporation of the lot into this larger facility would result in an overall
development of over two acres for the entire Jack Kramer Tennis Club in conformance with
zoning requirements.It can also be noted that Butcher representatives expressed interest in
purchasing a property located at the southwest corner of Montecillo Drive and Casaba Road
(immediately adjacent to the subject subdivision)which is owned by the Jack Kramer Club and
zoned RA-20,OOO.
If the proposed project is approved,the applicant envisions a future land swap with the adjacent
Jack Kramer Tennis Club,and has prepared a "Letter of Intent for the Public Record Concerning
Offer of Exchange of Properties"which addresses the land swap offer (attached).In the land
swap scenario,Lot 13 would become property of the Tennis Club,to be developed with a
surface parking lot for the Tennis Club,and the existing undeveloped residential lot in the
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northeast corner of the PVDN/Montecillo Drive intersection (labeled "Not a Part"on project
plans)would become part of the Butcher Ranch residential tract to be developed with a 1i h
residential unit.
It also should be noted that this agreement would be contingent upon the approval of the
proposed subdivision by the City.However,the offer in the Letter of Intent will terminate on
December 1,2012,unless the Jack Kramer Tennis Club has accepted the offer and escrow has
closed on or before that date.For further information,please see the Project Description
section and Figures 4 and 5 in the re-circulated IS/MND (included separately).
Initial Study and Negative Declaration for the California Environmental Quality Act (CEQA)
The proposed development has been defined as a project under the California Environmental
Quality Act (CEQA),which requires completion of an Initial Study to determine if the project
would have significant impacts on the environment.As a result of comments received on the
previous Initial Study and Mitigated Negative Declaration (IS/MND),and from the April 19th
Planning Commission public hearing,additional studies have been conducted.As a result,the
IS/MND was re-circulated with a 30-day public comment period beginning on September 16,
2010 and ending on October 18,2010.The Notice of Intent to Adopt a Mitigated Negative
Declaration,and the Initial Study and Mitigated Negative Declaration,were routed to the State
Clearinghouse,adjacent cities,all property owners within 500'of the project site,and other
interested parties.The notice provides a brief description of the project,the Planning
Commission public hearing date/time/location,.how to obtain detailed information about the
project (including the Initial Study document),and the Planning Commission's intent to adopt the
Mitigated Negative Declaration.The Initial Study was posted on the City's website and provided
at the public counter for review.Copies of the IS/MND and Notice were also provided to the
adjacent Peninsula cities and the County of Los Angeles.
Mitigation Measures are included in the IS/MND for the categories of Land Use/Planning,
Aesthetics,including Neighborhood Compatibility Analysis,Transportation/Traffic,Air Quality,
including Greenhouse Gas (GHG)Emissions,Biological Resources,Cultural Resources,
Geology and Soils,Hydrology,and Utilities and Service Systems.
Response to Comments
Currently,two letters were received on the re-circulated IS/MND during the public review period.
The comment letters,which are accompanied by staff's response to the Response to
Comments document (attached),include discussion of the project's wastewater discharge and
project impacts on potential cultural resources.In addition,although no formal comments have
been received at this time from CDFG on the re-circulated IS/MND,the City's consultant is
currently in discussion with CDFG regarding the project's site maintenance issues,which may
result in the Streambed Alteration Agreement being revised.In addition,any comment letters
received after the date this report was written will be provided to the Commission on the dais at
the October 18th Public Hearing.
John Bellas of Willdan Associates,who prepared the Initial Study,will be at the public hearing to
answer any related questions.
RECOMMENDATION
Because the project involves review and approval of a Tentative Tract Map,as mentioned
previously,the Planning Commission acts only in an advisory role to the City Council for the
project.Thus,staff recommends that the Planning Commission:
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1.Take Public Testimony
2.Discuss the issues;
3.Continue the Public Hearing;and
4.Direct staff to prepare a Resolution recommending to the City Council approval of PA-33-04
as well as the adoption of the associated Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (MMRP)for the next Planning Commission meeting of
November 1,2010.
Exhibits
Attached
1.Response to Comments for the September 15,2010 Initial Study and Mitigated Negative
Declaration
2.Updated Response to Comments for the February 16,2010 Initial Study and Mitigated
Negative Declaration
3.Minutes and Staff Reports dated April 19,2010
4.Letter of Intent for the Public Record Concerning Offer of Exchange of Properties,dated July
8,2010
Separate
1.Revised Initial Study and Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program,dated September 16,2010
2.Notification of Lake or Streambed Alteration Agreement and Conceptual Restoration Plan,
dated July 21,2010
3.Updated Tree Report,dated June 21,2010
4.Architectural Drawings, dated October 4,2010
5.Revised Tentative Tract Map No.52214 and Preliminary Grading Plan,dated October 1,2010
PA-33-04 pm -10.18.10
5
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BUTCHER RANCH -TENTATIVE TRACT NO.52214
INITIAL STUDY AND
PROPOSED MITIGATED NEGATIVE DECLATATION
SEPTEMBER 15,2010 ITERATION
COMMENTS AND RESPONSES
PERSONS,ORGANIZATIONS,AND PUBLIC AGENCIES THAT
COMMENTED ON THE PROPOSED MITIGATED NEGATIVE
DECLARATION
The public review period for the Initial Study and Proposed Mitigated Negative Declaration for the
Butcher Ranch -Tentative Tract No.52214 Project commenced on September 16,2010 and ended
on October 18,2010.Table 1 lists the persons,organizations,and public agencies that provided
comments to the City of Rolling Hills Estates on the Proposed Mitigated Negative Declaration.
Table 1
Commenters on the Draft EIR
Agency,Organization,and/or Person Date Received Date of Letter
County Sanitation Districts of Los Angeles County 9/29/2010 9/28/2010
Raza,Adriana
Native American Heritage Commission 9/24/2010 9/22/2010
Singleton,Dave
COMMENTS AND RESPONSES
The comment letters received on the Proposed Mitigated Negative Declaration are presented below
along with the Lead Agency's responses to the environmental points that were raised.Each point
raised in these comment letters was assigned a number (e.g.XY-1).The Lead Agency's response to
each enumerated comment is provided after the respective comment letter.The comment letters
and corresponding responses appear in the same order as they are listed in Table 1.
52214
3-13
Comments
LETTER FROM:COUNTY SANITATION DISTRICTS OF Los ANGELES COUNTY,ADRIANA RAzA,
CUSTOMER SERVICE SPECIALIST
OS-OOJ)4-00
'j'he C'{}unty S;Ji[llt:1!Hon Dt§Lrkts ()f Los
the
PrcviUllS
{'Ilclm;cd~,
SO-b"
SO-b2
SD-h3
If SD-IJ4i
City oJRolling Hills Estates 2 Butcher Ramh -Tentative Track No.52214
3-14
Comments
RESPONSES
SD-bl:The commenter provides opening remarks.No response is required.
SD-b2:Responses to comments submitted by the County Sanitation Districts on March 4,2010 are
provided as part of the responses to comments on the February 16,2010 iteration of the Initial
Study.
SD-b3:The commenter clarifies that the Joint Water Pollution Control Plant OWPCP)currently
processes an average flow of 280.5 million gallons per day (mgd).The Initial Study assumed the
JWPCP processed an average flow of 319.6 mgd,compared to the facility's 385 mgd capacity.Thus,
the facility has more available capacity then what was considered in the Initial Study.Impacts remain
less than significant.
SD-b4:The commenter provides closing remarks.No response required.
City ofRolling Hills Estates 3 Butcher Ranch Tmtative Track No.52214
3-15
Comments
LETTER FROM:NATIVE AMERICAN HERITAGE COMMISSION,DAVE SINGLETON,PROGRAM
ANALYST
NiA.T~VE AMERICAN HEfUTAGE COMMISSION
M:!1L Thorn,Planner
CITY OF ROLLING,HliLLS EST'ATES
4045 Palos Verdes Orrv€l North
Hilils EStiatie5"CA 9(J2:14
Dear Ms,.Thorn:
NAHG-'I
NAHC-2
The Native AmerIcan ""II,l'o\\;f"t~,t:iIlf1Ll'o\\,
s,e,!;m:~h in the NAHC SilF I nIJ',I:il!In.t''''if'tj!
Resoun:::8'$CodEil§50~17.94(>a)<;IiI !~,ii,.J.l:£W~,"'JiU,l~II!EJ~~l!,~~\ii!!lYJ~,itLni'J~~!!1i!!~~J1iE~,OO
Identlfh:lld wft:nlnone-haJf mille rra,dius '~rea
cOrJsutta1iii:on ~'ith Na~:1veA.mer:ican trrtbes in y'our area the be:l!it
dk5C:overies once a is Enclosed are ~ihe names the affiiliated
trilb~~$and American that the HAHe recomrrl1eJlIds alS
'f'nn"",,"tiln,,,,,pal!1;ies,for this pUlrpose,lhat may have 'Of the and cUlIb.,mail
o!:!'ln,""ifl,I"',!U"If'O,of the historic proipertiesin the area A Native Amert,caJlii
olr rrlb8i1 Elder may I;H3l the source inlor:maHonaboula (;;lJjktural res,ourO/9 ..
fl"lso,the NAHC re,coll1:mend$that a AmerioQ!rt MOlflfilorolf Natb"oe Amer~etm "v....L ....'"""'y
00 whenE¥vera is ,p,rnlnl!!"lI~Arl
and in of the envlronmenta~prooes,ses
Fu,rth~rmor,e the NA,HO r~oQmmemi£)that
Res4)U:rce5 tnfarmationSystem of th~
arCl1a€~OiICI{:IiC;al data,(916)
oontact the Cailifomia Historic
of iHi:!i!tO'ric P'res,e:lVaUCH1 for ]NAI-tC-3
City ofRollitlg Hills Estates 4 Butcher Ranch -Tentative Track No,52214
3-16
Comments
N,A.HC-4
agE~nc;les should consider avo~danct!',aJ!;)defined in Seetiolfl 15370 ot
Act when c:u~urraJl r<BSOUifCes c~)u.d be
R~urces Code 5091_98 and Health &.
Drovi~~ion~for disca'\li8roo NAHG-5
mandate proces,lles be followed ,inlhe'event {)f an
ar'$·jCoverv of any hurr',ainremaiins in a loeatio4'li othertha:n a 'd,edic.ated
UI""I,il,ii.,,;;j,IVU of thesa2 should bi8 inchJd@d in your @nvimnmental documents,as,
The authority for the SLF reemd sl1$·arch otthe NAHC Sacred Lands Irwentory,
eslabli:shed the Caliifamia is Califortn:ia:Public,Resources Code
and iis from the Ci\Rect)rds Act Caili,fomia Goverrnnent
§5254.'10),.Th,a results of the SLF seliilrchare eOl'lfidl1$ntial.However,Native AmertiC,EU1:S on
the attached cOl1lta.ct list are not prohibited from and may wish to reveal the nature of
idenlJi(lied cldtm'al re50umesJhiistoriic of "h istowic of NAHC-G
and cultural si'gnificance:'the ufli:::Jer Section of the
or at the Se,c.f,eta~y of the ~f not for on the National
R ....t'lIt:Ii:.r of Histo<ric Places.The also be adviiSi~d b~'the Indian
freedom Act 42 ;131 dlecisiQIflI on whethetr e()!r not to
dllSl:::lmle litems of religimJ:s andiJor cultural idenld1ied lin or near the APE and
."""'~:"lliihl ...,thr,'ea'tel'\iE'~d by OIf¢),t)OlilJed
GIEQA Sectloilil the lead agency to,work 'with the Nativ'e
Amer1ic~lir1S ide!n~ifrje"d by this Commissbon rif the '.in:iHal
pr,esen(;!ij of Native Ameriican hU:r1f1,·an remains,wiithi n the CEQA Guide~irne5
a.>C'n"OO'rrlil!3lf1tSi with N:a~lv~American.idli!!lntified by thiEl'INIAHC,to assure the aOIPtrC)lp:niate
l"i1i,""...ifi~'1"1 tr€Nllment of'Native Aml1$dcan human remains 8i11d
AI:tlh.nm~,r1ih trjbailc:Qinriulb':litiofl1 'I.Iindef the Canfomia,1::"'•.....1"",.""",.<...,.",,1
Resource8 Code Section 21000 IS rather than the does NJ4..HG-7
reqluBst'lead to wor'k with tribes a.nd interested Native Amerhcan ilndiviidlJals a,s
·cor~$.ulti!!1g ,on the !!iat the NAr4C I:n ordE¥l!rthat .cultur:al [,f!llSOIUTOI3S will !be
moh~CI!,Mi However,the 2,006 starte enabilbng to the Federal
Act,of 2:005-,do,es for the corridors,..This
lSi in the tn mvisaon '15.,
rer::l'uire$oonsu illation 'With Camornia Native American and both t,f>rl.,.r'''~h.·
ifecoQr,l:izE~d and recognized on a list maintained the NAHC
Health and
of the California of N,A.HC-3
I~V¥;"i,l'Ul'U~'t!hat construction Ot'be stoppe~
any nu man remaiinsinaloc.ation other thana deld icat.E~d
City ofRolling Hills Estates 5 Butcher Ranch -Tentative Track No.522143-17
Comments
m~ji·c:al examinief can d€lterminl!wheith:e~'th;e r~;m·,arimj.<:'lire thif,):se ofa Nati:vliil AmlWlfiC~)H1.NQite N.AtHC-tI
that of the Health &Safeity CO.de !Eitaites that disturban'lce of Native American cemeteries
Oi
6 No.52214
3-18
Comments
Nath/e American Contacts.
Los C()(Jrlily
selpite:lrno.e:r 22.2010
Charnes Cooke
32835 Hoa.d
Acton ~CA~}3510
$U$cot{~1 vntox.nat
)133·181!2:"cell'
suscol:@intox.net
Chumash
Femandeno
Tataviam
Ki,1anEmilllJk.
POBox 6·9:3
San (~.a3Jblrlel :.CA9177S,
GlTTribaJcounc~t@a.ol.com
286,,'1632
286,,,1158 .•.Home
286,..1262 -FAX
Arnerlcan Indian Comm
6515E.Saasido tiC Gabrltetl rilo
Long Beach ,CA 90{~()~3
(71 4}5Q4~2468 Cecil
Nation
Gabriel/no
tattnlaw@gmail"com
31 O~,510-65H7
G81briel!ino
Sam
PO.Box 86908 Gabr~olfino
los,Angeles!CA
$.amdunlalP@e~H1hllnk,net
G8ibrll!:llhfloTongl"'i£!mdia;r~SOI Cetlif,prnii,:li TrEt}al Cr)um::rll
Robe·rt IF ..Dorarna/e,TtlbaJ Ct~~drlCultural
P.O.Box 490 GabrhE~llno
BeUflower ,CA 90107
gtol1gva@verlzo;n,.nel
5,(~2,,761 ·6417 voice
S62,,925~7989fax
Pk East ,#1500 Gabif'I~}Ur~(ll
U rTf"'<:>'<:'C,CA 90067
~II
NiBlional EifflV:il'<>nrYflent:8:IPOilicy Ad (NEPAl,i~:l(lr,Ilf!M
oral NAGiPRA,And;.316CFfl Part 600.
roo~lOn!,Ib'lI!!t~lllj:id:lErr,Ii(Iil!f<lllin ~tlon lU!5Illd$~·tbe M!I!ilIllh illnd'
RalilOu",l'.?eI.:>eOOil!'.Ah'IOi.
P'rll!·.r!\fat:lQf!1J,!\r;t.~th;;m 100 sMIt\t'l
City ojRollil1g Hills Estates 7 BHkher Ranch Tmtative Track No.52214
3-19
Comments and ReJponses
PO Box 393
C<;wina ,CA91723
~'626)9!26"·41"31
com
2'13)688-0181:-FAX
1875
lC)$
h:::'aJnd e:la ria 1 (r~galDri€lrin()r r~be.()rg
31 n~42B~5767-cell
(,31 0)587-2281
Gabrleleno
c)h&1tlliJUtlt.lwl "tl1I't1lirll 1I!111 000$nDt rell:lolU~,lIOrl...tllll1iopt111!&ill:l¥II!t)·illS ilIe1'ilnedi itl ~lkJrl!rOOO,i!)(It IhJl~H!lIllIllh ,Iline!
S:a:fely COde,lk'!¢:JlJ!l)rl '!j.(l$:i".~4i Rrll1lK1llllff'r/li'$,()C!dill<arid $iecllon 5091.98 01'tl!le PUbll'(tR(!I~)Ut<!;~$Cod~,Aliso,
f!eaeral NstlCliMIJ Ami (iNlfliPA1,t>!illi:onll:trll'Slo:rh::PiflllI:lllllfYi!!lfon J\;ct,Section 1'O!il&I'I£11oo
eral NA!QPFilA"
City ofRolling Hills Estates 8 Butcher Ranch Tentative Track No.52214
3-20
Comments
RESPONSES
NAHC-l:Introductory remarks are made and background information is provided.No response
is required.
NAHC-2:The negative results of the Sacred Lands File Inventory and the provided Native
American contacts are noted.
NAHC-3:A Phase I Cultural Survey was prepared for the project site by John Minch and
Associates,Inc.,dated October 22,1998.Research for this Phase I included a review of the South
Central Coastal Information Center's (SCCIC)archives,which was the most comprehensive and
appropriate database of archaeological resource information at the time of the survey.
NAHC-4:The project is not a federal action and does not require any federal approvals.
Therefore,the project is not subject to the requirements of the National Environmental Policy Act
(NEPA),Section 106 of the National Historic Preservation Act (NHPA),Section 4(t)of the
Department of Transportation Act,36 CFR Part 800.3,the guidance of President's Council on
Environmental Quality,or the Native American Graves Protection and Repatriation Act
(NAGPRA).Statements regarding the Secretary of the Interior's Standards for the Treatment of
Historic Properties are noted.
NAHC-5:Recommendations are noted.See Mitigation Measure CULT-1,which address CEQA
considerations and applicable Health &Safety Code sections.
NAHC-6:The confidentiality of the Sacred Lands Inventory information is noted.
NAHC-7:The NAHC's interpretations of CEQA Guidelines Section 15064.5(d)are noted.
Mitigation Measure CULT-1 is consistent with this section of the CEQA Guidelines and requires
consultation with affiliated Native Americans in the event that cultural materials are discovered
during construction/monitoring.
The project is an electric transmission corridor and,therefore,the Federal Energy Policy Act of
2005 does not apply.
NAHC-8:The requirements of Health and Safety Code Section 7050.5 and Public Resources Code
Section 5097.98,and the guidance provided by Section 15064.5(d)of the State CEQA Guidelines
are noted.
NAHC-9:Closing remarks are made.No response is required.
City oJRolling Hills Estates 9 Butcher Ranch -Tentative Track No.52214
3-21
BUTCHER RANCH -TENTATIVE TRACT NO.52214
INITIAL STUDY
FEBRUARY 16,2010 ITERATION
COMMENTS AND RESPONSES
PERSONS,ORGANIZATIONS,AND PUBLIC AGENCIES THAT
COMMENTED ON THE PROPOSED MITIGATED NEGATIVE
DECLARATION
An iteration of the Initial Study and Proposed Mitigated Negative Declaration for the Butcher Ranch-
Tentative Tract No.52214 Project was published on February 16,2010 for a 30-day public review
period,which ended on March 18,2010.Table 1 lists the persons,organizations,and public agencies
that provided comments to the City of Rolling Hills Estates during that review.
--
Table 1
Commenters on the Draft EIR
Agency,Organization,and/or Person Date Received Date of Letter
County Sanitation Districts of Los Angeles County 3/5/2010 3/4/2010
Raza,Adriana
City of Rancho Palos Verdes 3/8/2010 3/8/2010
Fox,Kit
California Department of Fish and Game 3/11/2010 3/11/2010
Pert,Edmund;Harris,Scott
California Native Plant Society,South Coast Chapter 3/17/2010 3/17/2010
Sattler,Barbara
COMMENTS AND RESPONSES
The comment letters received on the Proposed Mitigated Negative Declaration are presented below
along with the Lead Agency's responses to the environmental points that were raised.Each point
raised in these comment letters was assigned a number (e.g.XY-1).The Lead Agency's response to
each enumerated comment is provided after the respective comment letter.The comment letters
and corresponding responses appear in the same order as they are listed in Table 1.
City ofRollillg Hills Estates Btd{her Rallch -Telltative Track No.522143-22
Comments
LETTER FROM:COUNTY SANITATION DISTRICTS OF Los ANGELES COUNTY,ADRIANA RAzA,
CUSTOMER SERVICE SPECIALIST
COUNTY SA.NI'TATI:O:N DliSTRI
OF LOSANiGELE.S CDUNT'Y
WOI'knHillt,Mill 'f':r.Jo01 d:,.
A.ddnU\i:1";0',l~>l)'~
1;5<)'2)699-74111,
W",!''''',f<:Jc:l,d'.¢f'Q
March 4,
Deillf',Ms,.Tbom:
tIn OF ROLUNG HilLS tSlAUS
1.
2.
Slltlital:iOfl Dts:l:ticu>M Ln!:l,
l\'U1n~:3Lte(1 ~es:!.ati'\,e Decla.ra.tion for Ott
JIUf1001(~!JiQna.1 ool.lI:lI:imcr;(}f
'Ilw.c wame'"l/llltcr get1ler~,too
PlantZocntted ltl
an ~lvwage flow of
IVII,;>~I.l''''\i>J receFwd ,iii Notl<:<e ofmtentto
.....a,iI'l"".nl t8,2010.The prolPOfiiled
We the loliOWInil!
5D-1
SD-2
SD-3
3.
4.'l1u;:I>istricm arealltnorized
nn\JdilZ,j)'i',of Q01'm¢.~C'tit~g
Of W1lI;s;teW~lJ:f RtttJi'bUt:lible
11u$COflfi,eCUot'1
connection a
GOlrmc~~~~J;1 Pee S~"t.go to !!!1!']U!f.~~Q.'m~~;nf;t'1laiti(m
Oblain S~ve l..etl.er,~11!4 .(:;lic'k;,f)P;,~tiln...""",""n..i."
of SD-4 .
8D-5
l)1)j.:1l'ml~:i~.1
W
City ofRolling Hills Estates 2 Butcher Ranch -Tentative Track No.522143-23
Comments
..:2-
tC~~;~m~the c;oMcetlon feo fIp~"n'Cati()Jl prooedlJf'f and fees,
at e:lCtet)Il,~On 2721.
5.In ordt,"T for the Ols.tJ;cts to.c<)nlQrm to the req·~~.~!O'ts:theFedttal CIcanAk Act (Ct\I\).1h'~
design ()i€the Dim:nct,-;;'wa.$:tevtatcr trc:atm<mt l'aC111l.tlell:are based.mt tlile
forecast by the Southern {:aJtif()JYrna A~j:anM
mchadoo in dev:erop~nt of fue SCAO
,,<hi~h are p1f~~,by too ..UllL......L ....'..."'l
to improve air quaUty m.the·.South C~and
cv..,An~nsi~ofDistrit.ts!mcdiUtbe$mWictoo ""U/'""-l'••"".,....
,C;-4::m.4)..l!Stent with 'd111i'l seAO :t'¢$IOnAL growth fm'coast for
8emQrdml)tRi.versi1dJ!!,am Imperial..'fbe Si"l'luLlIhle
..,";rU1,tberef~,be t(>tcvel$assoeta.ted with
.A~this letter ~B not oO!lJstiu.ne 3 guarantee '\l'if9.8WIVBter
t1l:ait d:te D:i:Iib":i.el",in.tend to pro'Vlde tbisSeTVice up to the
cunretltlv e1dstingcapachty aOO any prc~(ed'e:xp:larwi~OO
SD-6
SD-7
City qfRolling Hills Estates 3 Btttcher Ranch Tentative Track No.522143-24
Comments
RESPONSES
SD-l:The commenter provides opening remarks.No response is required.
SD-2:The commenter provides information regarding the wastewater system in the project vicinity
and identifies the potential need for a "Trunk Sewer Connection Permit".The information is noted.
No response is required.
SD-3:The commenter identifies that project-generated wastewater would be treated at the Joint
Water Pollution Control Plant in Carson,CA,and identifies the capacity of that facility.The
information is noted.No response is required.
SD-4:The commenter identifies that the project is anticipated to generate 2,860 gallons per day of
wastewater,which is less than the amount of wastewater generation considered in the Initial Study
(3,380 gallons per day).As such,Initial Study Response XVI(a,e)has been revised accordingly.
Regardless,since the wastewater generation considered in the Initial Study is greater that the volume
of wastewater anticipated by the Sanitation District,the conclusions of the Initial Study remain
unchanged.
SD-5:The comments/information is noted.No response is required.
SD-6:The comments/information is noted.No response is required.
SD-7:The commenter provides closing remarks.No response required.
City ofRolling Hills Estates 4 Butcher Ranch -Tentative Track No.52214
3-25
Comments
LETTER FROM:CITY OF RANCHO PALOS VERDES,KIT Fox,ASSOCIATE PLANNER
SUEUECT:....Cil2:t"l!t"U"'I"C:,,;;)j to the N:otk:e of Intent to Adopt a Mitigated
for the Butcher Ranch Subdivision at2JU~3
Verdes Drive N ortn (PA No.
RPV-'~
City ofRolling Hills Estates 5 Butcher Ranch Tentative Track No.52214
3-26
Comments
RESPONSES
RPV-l:Mr.Fox states that the City of Rancho Palos Verdes has no comments on the project at
this time.Remarks are noted.No response is required.
City of Rolling Hills Estates 6 Butcher Ranch -Tentative Track No.52214
3-27
Comments and
LETTER FROM:CALIFORNIA DEPARTMENT OF FISH AND GAME,EDMUND PERT,REGIONAL
MANAGER,AND SCOTT HARRIS,ENVIRONMENTAL SCIENTIST
H~r 11 2D 0 2l14PM Ral in,ills Estates 3103774468
03/"/2010 19 21 '..18§8IBJ.21~IDFI Ae Soutbecll'1.9~Dn
~ale 2'
"CO!;01 T:
",Kelly Them
Cfty ,Of Roling Hilltl&:l!$tMes
404$P.lo$V.~D'lill$NOJ1h
Ro4lir1g Hnh&Calami.CA.9021~
~lic.~j.G_mdt
Jt:JHN~Nj<,~rIf
DFG-'l
DFG-2
Ciry ofRolling Hills Estates 7 Butther Ramh Tentative Tratk No.52214
3-28
M8r 11 20 02114PM Ro n;Hill.E.tate.31037744B8
o~l'l 1/2010 1~2!:i il.l(la5a4$7~~99 !OFQ R~$OfJ;ltlil:Qi!i~tRt!llgjon
&lis"Kelry 111"tonn
March 11,20130
~a;Q~2 Of'"
Comments and
pil!~e 3
1lI0fJ:U01
••Thell d~nat inclUde any ,of ~refertn.d rePQl1$$"1dl h:reIol'$-he o.pa~oann~
COMtJt WIth1h6'lIUrv.y m~_!.,d ecnOlusions In·the DMND r.,.rdln;the iPrnsm:eor
s\b;lfU'*«,and;IfWel of .~.,lmpetJ Ifgnifical.'liCe 1:0 IptClllstatlus Ipede&.'
b ..'n\•.$b.'PPNfs b.support .lJhabl~het>ltIt torlhClJ ",sm.,,,,,,,lfl&tI!Id ._aeN'•.vrnC3
(LIV).H~,'!'1e 1\$diCl not ~d~e~iCUI;m",_"fl·'Peeiel,Due lOJ LeV :reeovlfY
effOrts l 1h1$I~a ccnf~ltoGXJ).l(f Into Its historical.fanOl iincruding ·np8riln .....$
$U!fIOlJnGBdbtr li'BIIdem\$l!.'i.ro.pme~"'C"~naw"..l tMfezr U'lbaI/'ll:rriJInoff.The ~nmll':mt
nacommcmd.~A1Ntl{ti fer LB\f1 and h.JrU1.QOfl:8lJ~W..thll O.p'8li1rnent~!~
c.~fOtnjlEncUi"91r.d'_pee•.401 -d'le projad:war ..:sult Intaf{t·01 LBV,
(:"The.DfOJeCt Ii.n1By 5\.i·ppon'$UfItt9J~'hel*1 'or -llem spldefoot r~~efooC)•ca&ikIml.Sl*t.,of Spec..Conaam.TI'le.IS:,...·tNt WUstemtcad "",Padfic"~rogleJd'ton the,
s/1t&and 10 h '*'app_'"b)!iUPpcrtlatlndlr1gMtetttappfO/Priate tIn"ies Of N yaarfor m.
petl!dstence damp:hlbtan .*$edng amphibians ·and spend lI'Ii,*e:t
thI'.,...uncM,ground in bu i Itld ""'il1Ul.~ned bybu~9todeffla tgrtlUAl:f '
Iqui_.poCket ~ers,~..roo tIt.,J)OCkat miaI).*,),SpadGfoot ......liil'tW$tIOokad
1M'_:un.r~m ••llabklllnvemO,f'Y NCC_WCh ..tM Nalural [)Ivo'rtly Oata
BaH.The De,Plr1ment AKlOJnMenal ~rtt1.~lnfM MNDtcaddrtHlPadebnpreMnC8 CIt
"I,benQ8,cwoidence:.~r lmltigation ~.anl"Loal 01 OCCiJJplBd ~t iNl~tat 'M'.UlCl:beconard.,..,ign['lClllt i~atwndfUa;EQA {Oe~Gl,lideiSnuSecton":1163eo(d).1&OOG'(~I}),
Signlficamld\Jet18 impaall to I~pt~i requp the i~PI"I~,of an EiR un.a
approprf••,1li'O!danco .n<Uor mHi,atlotl me.sutel ....iMplemented.ApptQI>l11A8 mUiQIBftorl:
mQla$:Ul1I1 could ij~.9Y:11)_Ii'ft»an"onBlte~.1bn Oftppropltdt poof~ng amr upland
"•••~r off ."..8cquisit/Jon .,ct setY8lJan 'ot'.ultJbI,hlJ,billat·r.or"$:spa..,..
2..1M IS 118.'in Mllflab M_ure "10.4 that 6Pecl.statUi pin IiUnIIY$nn I:ialk~plIe*
prier to.,y Mrtll ,mov-.'Of'vegetitlOn IdisturblinQl'I,M_.tionMeMuRt 910-5 IUlbJ$that
l~_;.en.tw.plan.~,Will ~.tI'IDided vtHhln~:«:IeSlgnsled'greenbelt tI1atWiIf be
develapedmCO .._lianareM.Mdli~equulfilntrail.
•.tt,p.peal1:1nat only Mlected ~~C)fproPOH,d dl$Wrblnt1ll..-sJ .apJ)nn!lJy not ,lndudltlO
wiilldf'n abatflr:l1Mtarea,and the residlintiaJ irllt'·,w:!:lfl be·ILlbjectto 8Yotd."ce ,Of ....~:
IPl!dlllt1l:t.1l1pln aP8~a.TI1eD'PIi~m.nt ~men.·that IIQ..4_tluI"VlIY;$oe
conducttd In all ''''1 Olftll.,proJ-;1i1~'I~It)'~~1 ti'111S ,mly iprOIi"hablatfor
'"Cia'stMua _t~,AdVltW WOjed Impadt;to·_IflId fedtrllty 'Y,nN;tImJliG'andfor
IIndanlJ'f'd Ip4am$;~'$.M(i P'In't.II~I.'lA.j 1'9 and 2;under tie C,allfornil :Nadve Pfltrrt
Society 'In~Of R....:and E~~a'V.,wllt Pl8ntl orear-foml.81''''(Mlldered
Iigrifteamtl1dQr 050;\.(CSQA Gu~wrt88iS8ClOn$15383 (d).15065 (an Sigmffcant.dYWIe
impacts to RiMhtve plllnl communitiu W'Oul~~'lht PNtp4tltb.t'ofan EIR Uflr..,
~~tt aYCld~andlor mlflglidi.=-ClR:,~:·L mM:c.su."'.'."'4'_i,mP.~'"The Oep~ent
teO:'lmm6tldt1 1J\IO~.nc.cf ftnpsets af1CMW 'OMfte pr~lfOn or offIib;«oquiatUon andp~of hlbttat at~"or gIfU.,.~lD mhUg.8tefO'dilw:t,ilndlirect andaJiMl,dauve
impl*.to len8h~$pedelbe#ow a $I~lev'll under CEQI\.
b,The iDepanrnent tecommon<lil ,llfrbot+nIloal "Ne:y$ro'Row ttle Oepanmenfs
rQComm.ndlllon~found In .1Mt~.fOr SU,rwylng and'EVI!U4Jtfnt1.~to SpecJe'Statu,
N'~Phi,nt Popuillf.M8 ilf1dN,ljtuftJ~n&IGattaeMd11..
DFG-3
DFG-4
DFG-:'
DFG-7
]
City ofRolliltg Hills Estates 8 Btltcher Ram1J Telttative Track No.52214
3-29
Comments
M.r 1120 0 2:15PM ~ollinc Hill.Esc.C..3103774468
OS/"2010 Fa 98 FAK lQ5~4SJ4218 DF~RS tD~~hcl.sl Retlan
~b.,I($j"y ThQm
March 1 t,2O,~O
Pagil3 ""4
pa;e 4
1lI.CCt :uo·,
3.Im;EbIRNltJlyt6jtd;IR!!iu!..T~~·&uP.pons ntstine,habittt ..native birds1f'\t1w4~
H jj.mp~bythe'propo_project iTMIS NCOmmendJ biN 8U~tie'~ad
commen.cing FeWWlry 15.
I,CQimmeMd~'bJrdilNNeY8 0fI:Febf.ry tl'MalI'••n)l'lr'Iellinoraplrnlpetieli.•tMigretof¥
,n~gl,me [native ~!lPede$."p~cted by .ntemationl,I'~itYu.lldef 11111 'Fecler.wg~ry
BiniTrwty Aet(MiBTA)of 1918 (SOC.f.R.S8Qfon,1iC.1',3),Sec1k)M 3&031.31G3JS·lmf 351!,ol'
tht Caillfomr.Fl811 and'Gama Code prphlbht ,~.Of al,l)~rda .imd tl'Hilr .etj~."'$.mcluc4ng
naptoll'$8"d ottar m;grltory 110t"l3atn.'~nIll ("l/l$t«.I'un~rtheiF,dtNal,MlB;rA.)"
b..~~d project IdMU.':(lndu.':diswroences to r\lUYU:arKf no~\I8,~~on!
c8 mc liUOn of ItNoW"'llnd"~)8hQUrd"iplace OI.lItMdt of tne bAIed-bil,,",I~:
~generally NilS flOmMarch:1i"~Wlt31 (IS Ml'Iy.s FetxuSiP'Y'1 for ra~),to fiOid,teke
Ono,.udng;Gi$tum5nce,WNeh ~Id~.abandonmtMlh'~f .diy,;ne,U conttlnmg,'GO'.,ndJar
)'04JtlO),Tilite meanS to hUJ'lt.PUnw••~i,.~.or 1<411.or .-.mpt klh:unt.pulfBlJIi,cn::h'l
c.~,,or IdUlfllh liIndiGBmI Code ~Be).
(l,t'~.Of 1M ~i"IQ f)ird ••It!;not rus_,lM C8~tNO:)mmeMs t,tUft:
algiMing ~rt)l eta,.ptlor'to the dltlllA 'Q8 of aYitUt.n~hlbitlt.the project pmponent
$houbd'~8for wuldy bflld desed protected MUve bln:ll(llCC4Jrring in 'Ihe :hElbfta1
tin...to be nunoved and:any oMr ahebttat wllhln '300 fMt or the:conswClOn work ,area
(Mtf1I"SOOMt for nil.")II'.cu,..tJ,ldjacem 8Nlit.ao..h amra,BlhoukC b.
conducted:b,a QUIIIMildblO~wf~~CG tJ"l.conducting b~bl\rd·IUtV:fl!f"l.T'h&
su~YIIhouk1 contl:l'lYI onl we'!<b'b~...,rn.ta,t IUI'WIY "inl ccnQ~no IiI'1Ore thltl
ltTir.days.priof *o·1he ltiti·,t81cantitUdion 'WOrk.Ifl:~d MUVli bin:fi:$
found,IhB proJec:t prcp"Mnt ..'.~',twctiond"tu¢l~adlvlhs 'Wlthin
300 feet Of I~nuun"hIl*t~:n 500 _tfor SUb.ntpIOrneltlng Mibirat)IJ1til
A"9Jst31 ..AJtam8ti~)I ..Nquabd '0bgI$I could continue the ~~I in~rl'OlbCaMM)!'fl...If an actl.·n••.iS focaMd..,d a:m.~.wit'Iin!OD,.ofh ,JW,t (MWn
5QOfMK for rapt;or'nNt.}or liS de ::,tI,.~d ~C8trrKritar~,mvlt be ~
untit the ",.t as VElC8'IId Indjuwnile,.~."q_end Mwn ~il no wid.-.oe 01 I lecond
atfIImpt at nt-tint.Umlt80f eon~,to .v~..'Mit ~Id"'-Ita',,";'"1M ffe4d with
ftlgQinG IndltlkHor eonR'uc:tlotm fM"G l11IO"t1e protected INl300 ·feet (or &10 f$et)
·from '!hI'06•.Oon~bnparson.l"lfd~iId:be In~on "".Mntlivltyof the·.JeI.TM
pr~~ntlneuia.f'fIOO,d t.tesfJb CfhlracctMitUllded ~rotIdIw:,.,..,y!'e'5deaaib.d
abov.to aocuml!mlt ~~'wtth."fe.bI&StltlanCf F~1IrwI·""mining '1;0.the
pfCd8djon Of nalhl'e b.frQlll.
4',RallYlf'A SuQ:Wf;Ct'"Tha:OMND Ith.m.p~tl~ttlr~lpadan h~_jn_
tl\finlu:m,thtPmjed ~lk\liillftdtt.t "'In .i i I1lnNlneare.wal SUbject 10 a C.hmla
OePlrtm8Mt of IF\llh .....,Giaml!,~lttIt1ct'd,ecJllon (No.V..7&-4$0),'whICh:detefm:irled ·hit (1)that
thIt'wew tlet .cc!~I.am'the rf.Mni~ill"l~~II the'tuult of 81'1c.ld<lrain J;lipe oriQi_11y
hmn;••nd aM ,gra..1ipl~~)ft.'tf1em,Yint hll ben·prl.~.'~~brcQnltruet!on
Of lUll go';\f coural;lflId CWbhQtJill'.~rv th.-....i'~"trellm 011:1h11 !~,CiQ,.lrH'of
dtlJiNlOI _1:81";'fS)that ·.i$e.,.I,.iIiM PfiOPl'l'bf'vllue .,.r.$Ourceto,Wtfdlilf.,
mi~I,lInd 4)~'th,p~"itell I~~to DFGIll,.l1nt$dIdklrt,..DFGwa,ClOntRci$d in
2005.ilmddld 1"101 Jndf;eate ~I"Ieldto ett.-.ge,Che1979decr:skmi,'".!The l'eUg net prov;de any'detailed dpCl4meMdonreglrd~n.g CO"!.....t~tiOr1:with ·thti
Oept:f'Unill1t lind 10 1hI ~F1m&rlt'oaNl1otco~r\t&!itb stat'ill"l'Mll"t.ant1t:or Cl:II')dYliQftI it'l ttl.IS
,ot in,.J,:lfli.nC6Qt ""'nce Of tMpar1rlutntiu"J.d~ionl;lll ~iI'Il"~utcondueling •,;ftl!
DFCi-9
DFG-IO
City ofRollitlg Hills Estates 9 Butcher Ranch 'Tentative Track No.52214
3-30
Comments
HBr 11 20 D 2:16PH Rallins H
Q3:lli V2(lll~1:3:30,F"':-:fiH:~il:46142:U
page 5
ill!CJOIli/1)11
MtI.l<eIJy Thom
Me1\'d'l11,2010
P_.,.4of4 I
1IintP8(tiQn.l!'he~".1'\a1 b~:~Uti$diOlionOIlt8ll"c:hi~Jt1c1udlnl intQrmltent,
~:m_ancj:ar m,~:.d':dr~.Otain...,t8ewl'M that are Often owrbckadb,.initl~
bfO~.,.·101.'conwainrts an.I~",dene b~Mtltlet other rhanrtN Dap.ll'U!nent may in fac1.bI
jUdedietlONk I
t>.""Dtpartmn irGq"dll8l 'StA1.m~d Al~Ao~n(SAA).pur$v_1li>S.diontaco
f}f :IIq.of the F."I ItId Game Code,'~the .~prior 10:anti'dJr9d or indll'Gdlmpaa to II
hIke C)l'SltU.M ~.bsnk or t::hoiMe'or ...ted rlpal"ian fIIlClJl'Ce$.The DIF•••nf'
iSSLilllnCI of I ..SAA II ccnll'dlr«lfi prqjlK1;_nat i.S1UbJ_et toOeQA,.Tofaolbto oJ.lr IftWlrnQ81 .~
N aAA,...~~lISa "'~'ibI8 aaenc,liA"'r C!QA ,mtay COtltld.·tneloOfM
""tdk:t~onl.0Hd --ncr)~t Tomlr'Wna IddiUonli ..qu~remenu bY
the DepaJ1mertt ulMflr 'C5QA.the ..~Id IuI*yid.mfy'hepcktmJaII~to blake,
I_am or I1parliln dlGlol"*land an,ted,pe;,,",,and P!'OYid,.-qun :evOJdtl~1 m~.tlonl
rntHlitooog 8nGr9portirng COIIllImilmen'fgt 118UMce oflhe SM,.arty CGnSiUltltiltlOn il
l"e(:Cmmtil'llded:,Iih'OImc~tncatbn Of ~p~rrtoIy M ~.to avoldcr redv~
Imptcts to:ftIh'.atIJ wNllf8·~,urlharinfomatlon on Ibil Dtpanment'l :Utkllnd:
S.tre~AIW.tbnProglflm 1M in nI at Dep:umtnl ....m..iUrltdieUon deler:1mfn.Mil(m
1'1'I11 be found Ill'~;~Jca,QO¥t'fi~Nmt
t.rrt~r to ji4l$tffy fhi:notlci'lg of tcr tha prqe~b C~nit rtltQQmmlndl In.the
CEQA document IddrUl U.OIPI tmr.conQl:mfl;for the beMfSt'of wiklilfl .:f'!dsupponmg
NllflJral resources.
El1r~UW:I Ptrl
/..A.i"'~MI,..~rI,~i:.$(l'l.dhOoaat iR$Qion
Atta,ahl"l'Hmil:
cc:M$,iHolen Sil!U,LcIAlamll,ciI
Mi,Terri Ilk*....utllrl'll Niguel
Mf,1Q!I1¥$C11frIckrIIr'
iMfr',·SeaI "IIIm1:,Palac,J.,,,,e ,
Mr.11,.M~.ld,Oxnanl 'I'
:Stslll ClMtfl'lQhOWM ,I.~o .•
Slerte;CNb.~$AnI"Ch.~ef .I
~n~=L=n~~~=N'PIal:mSOOiellV
1710:North ,AJI~..,.DrJrve
P...iNeM.,oallfOmla,1>1·01·10..8 I
Yr.Gill'Butdl«I
The ,D&MEfQil'II Ud,PartnWlh4p I
2371'TorrIMIC.Ik!u~wail'l.'lt '
TQIffIACfi.CiA ~1 I
DFG-l0
DFG-1
City ofRollitlg Hills Estates 10 Butcher Ranch -Tentative Track No,522143-31
Comments
Mar 11 20
03/"/2Ql0 1!90 ,~.
f"aeJ;e 6
III OIf>~/d)·11
i
I
Protocols for S~rvey.n9 ana E\I1;Iluating jlmp~d$to
Sp$cial Status N,stlve p,ant Pop1ulatioos andNatlJra~Communitis,s
II Smt6 (If ~:fofnlm!t'AtJ~QlRi1N...1!..1 iNA1U.'.ftAl•.IltESOV.R.eEl,'AGC'NeVII~·tif iFltn n G&l'rl*'
1I,l000'Mber ~,:tOOII'
tN'f~II)lJCTfON ANI)PUR:PQ:I:e
"tn.-eomilwatiion miPeGlat ~.tlJi ~lI!1j'""~l~.:mOll)rkelr'.,.lt1J1 •""'If It natI.lil"~·l;QmnU#~M,is i~9l',.lIl0
milll11l;1inln;'~.i~li!lI~1ttI Tn.PIiJ~I.bt tl!1il1'1ll p~COlt ••,·tc ~n,..~lltJ,li.l\t end!.!llI!ll!III!flatlCl!P#)'Ii~h
Ito ~liUM:fJ!il!tld a.'tIm.~tI!f li,peQl;ill It nc.lwe JliIIil'ltllnd ntItll.*tal CtlI'mm.J"tdl,,,,tl)In.rlilfabJe 1~i!'MllIllot!'l IS
il)i1\l)ouad am'iIllo·~nb!·Q(IQ.Q~1ilI II statui plp1lflptKiiB OitMtlUr.comrnlJnilt¥'f-'""bl~I.,Thl¥gl~
alll\tlMIfl't.hoIo ~1Ot••reand ~·lIm"l dowmantl dlli~~I~l!"tleel.Ul\lerif l"l'_diK1,
hOW field stll!Vfll~III'N1Y btClC!'ld~ea.'"'It llo:n ~.ji'llCilJGe,In \I ,~y repOl't,lAd wml'QuallcatitJN to
e~ffr,fDrsW'!tI1D:I'5.1lI8!p~1'1!'1"\/iOid del_Ii ~(,lIWlletl ~_yli!t-.bl~lalIll.rl'lU#i~",..
pr~dYr4Ag ,ne etlM'lfI:),~m~rev_p IUJd •.tlUfo1.and,rll5px1slble revle\MneJ a9f#n~:l to Nl!ilc
.'"m1lormf)o 'dC!iCittOn re~k'l9 tn.dfNCt.lnd!~lIDd WlTILtIa1Wt .tr...of D ~~_d4Wl4gopmtml,.ctJVt!t:r.Of
IlKltlon,Qn~pCCl~!!M"-U,I""lfiWp:lt't1:t$..fldne ....'.(:0 M:mun 11'-:~MtC.Ikw,'t!l.EnvirOfllrrllnta'lQlUf.llly Act (C!/QAil
nIIIq",r~ntsfar ii1d.ul"cf~loIIlI'of ip04eitnl1l'I.:.na,QonMI!'V'iIJ·wbtic:~1I!t ~rcRi,
1
D£'Afn'Mbn'0'.rFtIH ~D ,MI nl)LIST:!E AND ~IIPOM$li"E AGENCY M~'80N
T.~e MI8....•.."10<1.'.O.'f.1ht.tl.·tI*l.'•.mtnl.•....:..ot F....ltd'l iiIn...'...11l .GafJI.....••...(OF...G),~.'~~..C.'.Iltemlrtl cAtvl.ta4!.....WIlI.lf.,l"ld i"Wld p.lam.•.,retoIJWf;O$,and tile bab.lla1l ~~they d""nd.,for'lMl~~ica4 \fWua and ferN,ilto Indenjor~b:Jl
th...·..ee p~Yble Of=Ghes jUN.'d~n.0\ief'.1Ni,.eon...'..•.lYllliOl'l,..PG.~'an.1.M~.mt'A wi.lil ,n~t malnt.liln _1~1l.".'·nOII ~lJation.(Fi~_Gq~Codt t1 ·.0
aa*"cc!t 11ilBrB,ilil"O¥ldlls ...lti··il'l.~\lIfi\'I\....ndl CCtl!'lme1'llrlG ·Of!i'~._1 dOc;lJme91.3Il\a
",..Protocol'ifiIgataif$'f!lct8ntff,al nl',ptlt;l l lelslQ 1hQUl'Ms~el;!nillll:l WI ~br_pOople OfC8IilfClmla,
Ca"lliI'lll)e~:I 1'''Ii1l d.8Inger QI,mnct.ClI1 lHIe Ui.UI LhfIkl1llbl!lBtlli hllllil"~'HVInlllrNlldI,i_II'lIl~.b
llflt.i&htrllil'd wf."lltMttudltm,.or .d~rlll!Mldl!fte ·101'1,,or HC'ililUi"i Of:6 ooml)lnlliOl't!af lheHIIld ~.rfl*"I"''T'he
caUfoMia EndliiI'\G.8t.Specln Ac4 (OESA)1'i'4 act<lIUOI'IiIJpl'O=,,*,Mfoli'IUcb .Ici.,itrdud'~lake
p~t101'\1 (Filih arid Chma,O~••:aaSO ft),A;Q '"POnl1d.-prierr DfG hu 1hGi'~tQ •.."P81'M~1i
wthe.e Of ~.IIMJd ~r ellA if NIB.·'"loCi'"to An ~1"_tIl~·DFGh.IiI~OffninN
I'tllt tJ1..~.arl1ittJlce;N\!.08$'"...Nit,.~:.ml.m....Mufti ~~lIrdlQ~!'I'
i~l)iltirlwdertislf!mCe'o'the $~$(fiti'i ~·COC»IP081),.a~!s am Of'leol.M ,Pflflmlllll".P'lodi.et
!1I'l:Ift.0'~iIl statYi pt.a~:1!lS or f\\111~:t:'l()li'1l'lrnUfltt~tria'\!""y be :lrnp.Kledi rlfG.'~by ill ~t
DilPINnfCu8
BiOllmlCai $U!l"Ye'I'_,pr'ovJdei*mlllonr lAV/.'d.:ta,_tiewmll'te tit po1Bn~.I.n\Mmm!Mt=ll.dIOf ~td ~jeets 011
.-J tpeeial It.tut.plJrts 1m!,11.11;1,...~munl_'Irt~"'fIld br iawtl,I,!0iQA..CftA.InCl fMl8tilill'6ndart,.Id'
S;peclM,~{PAJl Som."""11fm"il'l1hls d1tl1lTl11\l1t ."elilf itt bDlld"'Om for .J$IAlnce'~U~of'th!I dOOUfn.lIiM,
'.M.t.,lEI p.Urp.~'"llil drcer.mtenl,IIPtCW ~.•",*,nllll ind_a/1J ~fi.:PGIU :d1r8l ~m"I8 IDI'~of ~Ili,fllil~Gl'lillt'ill J :I
I
rllil~umtt'tl!''''P~',..CFCli _"1"M1I'lIl"1I~1 ~,i\asq"ft,;lJlic!l fi'J';",~'!1'!I'PJopaMd Fli~i af!lAI~,
ni~_1'iI!ilt fltI«!..fl:1I"iI .....1l'~.l'll"1M Nllt!llf.H:qmll1~""'l!'lJI!e5i
:t MIt1I<:i(~~,""~!of~r .i
~.I'lI~~fl91tl'hlJrr ......
ilt'i'.en~~§SlIl!"l$Crill'(;'....'$ill t
s,YI'\I'W P'1'Otcl:Olli
Pill~1 fIilT
City qfRolling Hills Estates 11 Butcher Ranch Tentative Track No.52214
3-32
Comments
Mar 11 2010 2:18PM Ra 1 nl
01/11/2Q10 '3 3D fAX l.t84t742SS
•Estates 3103774468
OPt AS BoutbtoaBI RellDn
pale-7
III a :t,Sl'~i 1
•U~••d ~l P'rQ,Q(l$eci 1m 'S.1!A9.1IU!''''K'aF~ned10r eAmiligeretJ 1J~$lr ESA Qt~n~te$fOJrfJe»1ble 'I1J'.we
~M;ing l:llmrlll'litr.-r'1'lIdotan*nglW60 I.1nalllr 1hf eSA (S;(j C:t'~f17,U~.
Urr..d*f$'~f1d1cJ~.for !f4l01l9 b~!th~.Stlte C/f C..I/(li~nll1 n tht~.~n"Of .ndlng~ee I,m~."CESA.(F~II"
.-,d!~6M1 C~.§t20SC;.t ,,.q).A '1~1f!Ci"".u41';P~I'Si,~r¥.I.t\(Q,1 pllln~1$lH1dling,rtrJ w~n U'1f1
IWQ.'P&~U tlJ ItS SQ'il'YlVlJi!;iJnd Ji1prtJQIJqt:ionm ti..wild are lrt I:mtrtaidilltt J"Plrdl)l'lrOlTli onto'mcNl ClliiJ.Sff&,
!l)cMil~,g IM~Q1 h(ll:I~.t,ChIlI'lOf.l.ln;~ltlti:Wt4""'i,IIP!Qi.~Joth.Pfldacl(ln.~twJlI:K'1,'d~Ilot'*,*i or',oM 1'1 er
f~e1ltlrtii (FtII'1If'Hf;Game iCod.§i2t:l62:);.A fllam i'~.ltllI.l$WhU'l1t il UItll!'!)i ~.bKOrnteetldflll'lt6tM ~thl
~"lib'i(l ~Lil*in \tI;e IIt1StttJlIt8 of'~Qi.::fil(l)'1.t;,~Elrld rMl~iHnBtltMfi.lJre5 (F*!h and OeilFle'Coete
§20fftl.
li~d R Uif'f IoIl'!dar Whot Callbltilkll Nllillf,i'ePlill'lt PTl:itlidlon.oi\et ('Fifi~,!lnd G'lil'nEiCooe ;1900.t HQ'J ]I,
p'lililil'iis r&Nl·wtI,n,li;1h>Q\Jgh M~f:lIt1i~n~y.tt1roetein~w~.(t11rl~liO)1,!tI ..tpt*'s.,'''ijbfl,p.l;it~.':)l'.'talitty i$'.
~nd ,l~.UQP'lI .~numb"",~hl'QlolQih~iAiUJI,rJlnlgl!tilt it mil~ib&~"tt"l'te If i1I enttil'Oli'ii'Tltr'i1 wo:rlel'l&
~P:iilib.rn:l1 GeIM!lll C,od&'Si;;Q;1:),
~.L'lt1f1i1'd"fl~"mraNi!:;If'IIiId'''dJ",'el·~
'Dl'IlfllritiOl\'i,o~rarl or '~I~ed:lihclliltde ·""""1lWt/'W1'..~"..n
Speei,.CO!"l$idt~;~·_
.~liIn~d ,n eillforni'·
ITIlBy IIfIIlTtn'I ClI1l4'f"dll'I1II1J0t1 on~'b'lltt ~r 1''lF¢lll 'lliil'llfIfMCliIl)tr't:tr1t ibt.ll>lOgj'{)I1
iinir'I)IIrt'IIlI~kx!1?
..Some:~cl'l iinclUded l:)r'J the C_ll'omlii !!'Ij,ltW"aIOl\o'.r.lty~P5 tCNOOB)$perNlj'PJart,fiS,
it)'Qphyt.a,'"11 LiOtl.ll',I\l6 t.Ult (Clllifol1l'lll :Jepi'lirtmllmt ofF"h ,aM Gaml ~ooept'.
COl'Imd,.-.d fir loUilly .tunlAunt 1p~....I'tt1;,I,a $~$l:h.t.Mot tft from .1"~.l>liIil1ipl~
b\;I.~ij$far.or'lJ~.1".,it..IocIl,j CO!Ml=:<t W~1'I a!.w"lhl~'C1.j)W'I..·.lr Of r.-,iOI'l(CEQA.It512c5 (c)}t:li!'it$:5.0
eiI.~MHI"lac.01'tetiol"lalpl'I'l',~~ei _Ordlrllll".(QI()A GuIdeDI'!!•.,AflplltldtJ((3).1:1:.",,,1.1
inQlU!d'lll,jM,r>!HIU tht O~.l'limit$~hs IUIM1'tl tlf!lIG!or I;iI·pl$iCld OOCH,Il!1tln9 oolllf'l une~!!Iolf.',.pI,
:spe!GUlfl'~.ni!rtUI.'CiO:l!'I'ltmunlifie.a:llf _mul"flt!.'thai'Br.;1 ~lm~'led dI51!'IbutlOJ'l*~Drwltl'lan ilClWnit)l'or
r'egmill'ld .recNln \l!.ilt,..ratll.I:clri\llmnm~I'II1 .....(t1'J,VO,J$Ct!..1"",i Cl:)mmu"IaJ...1II'l.~'or fflII~"iOto"II'I.!M
l\IIf.l'lCI'~BmNllpoeHH0If 1hIJtl"iilib••,.1M ih'll;ilt clo.tt:ttllltt,alon cf'n1t DeP~llInfl'.!lit ,of c.~s Tlmanal
NIJtJ;Jr$J ~I'il~'indiO.,••wnlC1'i na'W1\1I1 :CClTil\T1lJl'lltl_iiQII ot !.~t.Il81 iU"~~l'l 'the OiLl""enC 148lie Oflhe
Clilib~nll claSllir.~iOfi.
MotttfpeelJ'"'Md1li!Cla and!rlNri:a",(;:omml#"I~.11m,!eOn$fd~lPI!QialttlW$n~utll~miUfii.f,,~due 'lolheir
'mlDIJdi d!tt'iWI~ln Ca~lf'otnl.,TMM l'liN!~I~OOMl'l'tuldlm;ofttn CONlln5pe;iiil4M~~fiah 01 thiDte
desoobld ItHllAl.,1'1h~n ~l,m,(..i\)t i)sttl in QoojUft¢li(lltl W1Il~~ri_.~Orm1ij~by ~h.,eIHJ.1.'lor
tJ:'Ill'lp!e.tl'\o\'le l!ll~l)pd .~N U.S.Afl'fl~,qQ\.of el"lQII'I8t'tllltQ d.IJ!l.~JLl_~1I wtltltl"l(lllior by 1!'B U,S.
FithlAd W1~1 SeNiC:li to tUM'1"ttn thi!lPif8INtI(:$:(I'$iJ!!~1 ,~m pIel'lt'·
~.r ~wtl'''''~"1Ia ~lbdll,ti !ltl'....jlliIll'bIIiP!!II~!!llff!·~~**.fljjillll¥~.!lflfilj,
lrl ~ra!•.C~$~i .11~(p1~ablliut ~:I'Ilf/l"~molm'lBi\lfln 1$~aldlJitst 4 ~A',,*(p!an411:cl·f iiIrIft.etli dllJlr:b~~l milY
rim WAfl',I/I!lI:!qlIIJ.t.~t'1l1fl41'reIQ,*,,1_0>,1-'1II'Iar«••!!lIiilV iM ~If'lllji\R!lt!\IIItlli\1iP..1l1fl11l1M ',lIeb "LlII",..Oil_I.e'
:'tc'illl'l1,""~1~\l!QIlId!fit*!IlmJ1ti~'tiC&QA11:5.110.~~"MUl'iai~I>l!lfi!\PI)'M4I "'l!I\1fltI'~l'I~f.(ji\f~llftllltit'!1
1111om'!i!~.,~Jl!l~~..,...pqlllltlllll~.~••hll!"~11!/11.'ilC\llf\,"i#in ,lilt :."11'flU'll)'¥I.,da/ltllNid.r1If~~1l1 M'
,tl},nllJ!1ie(llItOilft ~'mlft,inlllltlt,11l!'111C~'I'Il'W"!*'I!l"c~tflI!lI.If1:4I*f1IllII"!U';ll~l ..!(;n If 1M~;.o"",.,~1 ~.~1m,1Il~:l$!It it r'1JI,W.I
~i.t!4'"~l!IIntli 811&'-11'l~~!,d It'I ~l!'''~llnj':~\lIrIIiJ!1 .CIliUllnMl,(ONDOO)·$p·rrtNi~,~l1lfd"",,"'!d i.J'II'h1'iIt&~ijt r.,IlltIfal'..IQlf1I1i<ClWflll."U..I!!._.rI.·IiIll.I.lIIbD,.'.·'fl"I1.·I1 •.I ~f1.b:..,rIO'!.if1!1l LDll3iilnd'III~rn:Uli'l\1<lJl(lI
itlllitotmlti'f;ll1 00 CNOt::$.$~~.Iid&If!dMlit".'.!1:IJIIijj
~_r 112 ~r~r!l Ml'IlIJINb<ft'6','l6:l ~lL$;IIillHI MI!lt~'tmw~l?I,g,lil:&jg~fI!a.
~:t!~J~i.l,.~.l'i~~I\'_!'l1Q!Ir .diJ1!1'~,'!f'I'l&,.1Il MiIlilrll :ornml.!!1:lfA'1I1 ,~e Q\fI!.F••,loli!oCl 00 1I!l15;U:lt
tllJ;!:(.~.'iI!il!!!anll!1CltI'!1l!fl1\l!ll/!;lpge.02i1.M~rl'l
l.j.iSF_dlllin.t#iVl,itlif*$.rv~!t."'!'WI)'GIi1IIti!tllI'liti.II.IlMIIIl1I£i~~~I~~
St...r'!l!l)
FJlf>ll
City ofRolling Hills Estates 12 Butcher Ranch -Tentative Track No.522143-33
Mar 112010 2;19PM Roll n;
01/11/20to 13.8'FA~laSS&aT4219
•E.tat..3103774468
(IrQ F:~SoutI1coa:;,1:R.{lH,h'1
Comments and
pa;,e 8
Q)CiClUOJl
\80TANfCAIi.elijR~
CQl1l.,~ct b.'~..,,i~.....!'UM~.prll)r.l.:C the."comrn~I!\t:e.1I!rI1.n11:lf~.n~1000MIX.'&$Ih.at 1M';~...,,~'IfIl!QIe,tIJIIOfl.,IlUch $&
t;l'.-Mg.m~rtg!.Ol'9!roo~re,ur!"QlIQf!VIt.i',It iii IPptapri!ll.to I;i~JdU~t II l:ttJ4anq!hlQ .~ey ~n:
\0 Natural (Of nlf}4Iral1l6d)...g>8tlIlQ"~fS oolho S,1te·...l:lt'lJd lIlt>Uf1Mlh\II!l if'$P,~liillJtl1Iitus.p.lant ~t,1iel or
rlllNral cDmmtl!'tll••KCLoIf or1;\hi Siljt"liIfld m rJ'f!Ulad hM,·'he pOtontilillOf <l:iret\(It Iln(jr.cn:~iI)t$0fI
'llItgrMluon;of
Speeill .ta~J;I$~.n1:1 I)t'niltunl CDl'l'l l.Jnl~ie$h,1,lII hi~,*ll",boVi jdflf"~'Clf\tII1tp'~l :lit!!:ur
I
"S~li IJlIi1it.il ,ll'llllntS.(lir na4Ji,1rl1ll ~m~unltl.$!l)ee:~on IItK'!Nith ,imllllr IlhY'8l1e;al iliAd bh:)IOfiliCilllI pro.p~ie'S·1lI
the:~c1 ~it*.I
!
!~1IJre~fiald!liYl!'ileyl 'fl.nII.Mer II\!tlkli'l 'raxl~$tne IbiMod'.c~~lnts_al liItIJtuIo fIl_tpel(:lelor
l_i~llitlMtr!.LJ~81 COmmlJnltlOt ttm .~prtMl"4t StJ~.houfd ce Raf\i&tte jll!J Mi'J,e,I'f'IIJc.,"'IftS!lh.1
Ifftryplant_on that IXJ;lDr&OF!!II.i...•~1Q ltI'l UlmMImKl ~neO;ftQtY'kl d.~fI1 ~.a'ily Mm.:i..r.ftI
ttlN,il&."FaCY'MOi 1U!V~I"_.~1W1I~~'h.l>btl kno'w4'l.1IQ lliIppot'l'~J!Jl.tu.IrpllCl6li OIl'.~<f'eltri::teal
eQllttl \1ffli"~PaQ!"ltIal ~.I'tt mi .~_!l~'f$di'lOiitUc:in,.~."c1 ..,ntll gftqU1llUr lie td'entlty ,Ill pliant
~IJl't IlhiICl.t'tlllJl."..1 MOIJ"IIV.to d~mlln.rert(y gn·1Ii ji4,lIfilg._Ye,tn~Ill,I1IIt··c1flalintiam I'\llflJram~nltlH iQ~tm tnt ,,",1<;1,.chlb*rtlOI~ImIYQGi~~.Mm-e_QnI·dtid ~.may beI'1~Hlrrtel'IMqwm~I~OIP'tU,.tlfle '1\0",&di\i'flr8llf'·f)f 11...41'\1 ind~l!l of'_~.."ee t_r:l'!IlitM U:lt.iJ
'''l1l/t<ll1 blll\l ,plfClIJ'rn COft.r.d.Mft'y,Ik:);1.1it&e SPllJ~llIt,CI ,;ommunltRlli:l,Illn 'tnt Illtl:it Ii"!J~1:0 .""Ihe
"U:ll!lIIi1btlce Mitt partil:luJ.lIr poplJt"ij~r1.I.
I
SURiiE!iY ~RATI0~
1etof't1leld!~~!'lift candlJd.edtcampl tIi~nt ,~Ioall iMI~'OII'l".~/'l8il""~.et..to·p~l_
•~tonllli l»flWlIiit fer tr.·jn".$iCtg_"..C ttt.,ONOOS""'"Il't,}Sll flo,MO\IYI't ~".nc"Of'8;letlilli
ft1us:~nlMd .urli COmm.tJIl!'lllie$il'\·~ct·lrelJ pnMt:I·~h~AlN.a.-mllly.~~V'etJ_iol't
.eI!.~at ~8;p~tilli cec:Ul'l1l'l91n !PtoJ.ctn*~0lIl,biomJfQIII 1M "..'Iofh ,~e
and!'iM'fN'ldtl"9'.'Ut1"Ii _If aSS8S:~8f1N1ll<~re,n..~I
lotItW'ptllll'!t$•......tltI!lt ID!oceur w thtM ~Qn't)iPtI,Thillll..qn.~JU I taol 101 tit!!
In\lU.tigldbrral1l'M tacH_be tt",un of~'..Of:dol;~,~.....pJant:s.onu mllht I!'ICIt be i11l'l!11md
tl'.J hllQIII mit ~I"',Ft!I••'SY~1lI7........1i8iAt.roP~mDiUfd bit l:(\If!I!'lPr.M,.••m:i"'~in·,I1DMlltf'ltJ
I'hl'!lf r~UriCt.,to or'fccuHa onIYCJrI tni ..,lfat,lAd_Itl *l1e IUr\Itt)'':epantt.lilt m'PO\~1l1,~i!Jt.IItw
s.;pecilllsalld.Jllltu't'lif oo.ml"l'llJtItiIiI*••ndthe 1.liI ·l,)fr_rwm;:e..UIllId tQ·oompllllhllOal:lklN>ull1d tlo:taltlca:
IlnJcllrmjl]cnlo,!ti1 :lrot·,'
IljJ!,RVEvenilN"
SU!'I,/ey.thOulC De QI)f1'J.,~n.1M<Q\l1l('it tmtlre S!h,"{;l\lldlrll af'N$t/'tIt~1l be·d'i~or fndi*tIr Ilfl~
.,tM fl!~.Adjoll'llngpf'l)perI~.en :10 bill Rt'YI'eG ~diUlc:t or IMIl1llct flIl\oject eh011.wen a.
b..,~,JtJ ,m.QQ1S(lQ~•c»U!dll~.iI."-JlG of&b,!P~d lS~1
"".tn<ttitilC:I!;nOW!lONDOB fliNpIIlIt .."may flot·~111 ~'IMI!'Uf~·Mill GOrnm~_
~Ul\\t."tll GO,I'lot ~~r:1i ~nt:11J'W'1 "".InJorrnt!im'l todmtilfmine ~_'II!'F1PI_.
i'1mJ)SUllW~...emoo !
Condum ~U~.,I.·'",,11'19 •.~,.•m d,tJ.••.•'I1r,tI~....•••...•.•...i!ll ,;~I'~.·.·.of N ...••."..Iti'ta .'rI$1.I tbD:'..r.'g.:ygn.cc¥.er.9I ~'potIl1Iial,ii~.1I1\'fl1M,"1fhe ~'Il Of ~;+qUlrld :PttOivtn IJllilll'ld hHllt ,II ""~n4:~Ole '41IIsoteftJOM
atlid ,bl;l!lilrrlilN dI~k)!aJriQ &1tlJl1tlral iCit)...~'"de'l.erm~".lht 81Incelt '~~,Pltnts~n.t.
~1lI1i1·'1Itf!~.Cgf1ldl.l~.l,I""".~fl··bf\l!t'..lkljn'O\il tMilltaMlll'e litt ..to I'r!I'l;rlllilt'Wlll"Ollln !~!I~.f10111\S l1li11 P;/(l;!'l1 t;~11
City of Rolling Hills Estates 13
5~'VflY ~J'atltil;;Q_
,.~.J af7
Butcher Ranch Tentative Track No.52214
3-34
Comments
M.r 11 2D C 2:2DPM
D~/11/2D1D 13 31 '1M
~DII n~Hills Est.t..3103774468
1~~5,a<l.G;7¢29a DrS R~S:i)lltht!}~~t F!@'!J:h:liri
par::e 9
'Ql ¢!oB/O Ii 1
pb$e~.TI!1I Jtille.d Q$~rt ~hould ,bee 5i....rtil·k)p.royideC:l)I!rl~rvf'le!\lliMI!!'telprot1ll"tIl·FOIl'.~t¢,l)n~
p"trs.on'h1tll..l(pere;,h~a~lIl$Pfll!'$Ljl\illl~'d,.IIl'lIMtiiltd for Ii o~reM"~'4.hli.~&LlllVI'fl'n Q~*'laMi \!.~~rl
l'l'IIOJUftll :dNers!ly ;mdmO<ll!l!rill~e1.f'dl!'l ~J,'ftI'!.r.&Jdcjj~iO:n:a1 tamlll illlQ<:ii'l.1Q:t!r$oe~es idlllllnt\leatiQn.
T~~NQIA"O "UMS'~,OF 'lhsrTS
Oandwt.11iJl"IoIt¥t lJ1t fiEli~!I~.ht:6rneQ~,et:t Wfli$1!'i ~~!l1 llU\1!![b·ath .~iQntlll\'ld i~rtttfjaiblli!1 USUil'U)'tlla.II
Q\lJf1ng fliOWtmgi 'CH Wi,lltlnsi eiPIl2W~ut lh.'gratll'lltl~la.I,O'n '1).11000i1tllfy (je,tt1l'\lnirne Ytkilt !"Jlilil'llii
rexist em BIte.1\tlA)'t~mtlJS Ihll ~~l\"\IIoi '.tlaito ttl'_me ~lte:("Lg.in '1IIl'jy,M,If't(lI~.•liiliiAQlnl'or
lIiOWflfli 111",1$)to ~wrtt ll'lO flOflitlelBilit'lt "''''''''''Y''to detlll1'1"lll'lil l~l.pec:....il.Afi;phillrrtli tl'fl
The trnifl!!j1 and filJMbtiro~""~~~r;gphk'1000lll::l'n.llhecnMkQ!CQfr;fi'1Unitie50
~tlltfit ¥ld .!'Ie welilher pd,4mi ofU'lti r($J ii!':!~I!::n tltl ~e.)t~lft'f)O~di.
REFERENC!SITES
'lI\t;~spedal sta\UI p18~IlIrIli ~,lo 9CCUf in 1rtie ~(.)cf ha'l:llW ~ient ~f1 tM projlClt 1I(t..,O~f
!'tftrOI"'.ll,a '~"'!l 'ritt·~i21t>l:;t\ilIAiit»eQCQlJ,rr!iJl!fleHf oI'lhe pllmll)~id_rm:IM 'NtlMh.r hll8 :il~Jes am
Oli11IUfiQbl,:iU l\"Ie!l ;lmt 0('!he'Wl'\li!l)'i!'Indll~OQUIIIA •v?:lllIlt iil\'lil'gtJ of tf'!;e ta,,_.;>IIl::lt;.,aN'O<lllt6di nabffal..,11'\11
lU,fl·QIllI.tCS !l'lfrwulII Q<>tnt'l'hll'ilty.
"iOf tIOr\'Ie $leH,~ll'Wt!Ml'ltl:llriM;i)t ~il~...."Ul·pili","'tl.ll"li'ays I'l'illll,l'*illd)"!JQiI,.,N:I!t\tltll)i'fJlij ~rq.1!lII!'n.t~tUIl
n~sSilif)'for Ins:b~1'\!J rear:iQIIl$;
SUIV"tflii '!i'~i'l01 CUhIi11S,:M'
..SlilN'''~11l ~~Mui!jt.d Jtlnfiti,lmi sytteml tl'll!l/i CQl'l'lm:'Jnl!f..I)lpeMIAOe )lNr 10 ye.rfj~r.i~I$ilj;f;I!'l.6$
peiriodiS of!ir~nl or '!loading {et,vetf\~pOOl tlilItIIt",or l':!\IIIrint 11~i!I};tIl'r
SU~lIIM l!'!i(>l ';:l)m~t'i$IV'i ~rt OIrtIJrc:or l'lrel'lllMofl,"flO u~,phri~tloM~c.m,of ~e stft,ClIt ellmltle
:Chdlli'!li'l.~,chal"'l,.d lila ".r••1lIl"'J~wa:s.~,ttJidna;or
Survoy;ftllteofldl.lr:le !1!'1 nawrll lIJVt$Jmill!wtlera ,~eal~ul*Uil:ll polfinl$irnt,y ,no"be tlIbl'lNiKl if ail'lIl.Mual
1Il:K>\i1lt Il'tIulld pI!"lElU is 'flJOIt '!Jlslble ~1,lJ ftoY$h<hOm •IltUI1Ill::Of
CIhItliJ"11'1~V"9.MCl~·or !tl!.1'JM dt't~I)1J~n ,mill'haw'l oocurrlO ,11'Il:'ItI.-tnt lijrllltiV WIlICOii1la..ICbld,we
10 itilacoLtm iIlt1lr~.f'ilUC!,lJtillft~l'I*.In ~$liitbundlJl1lellMtor IIIII'd btin~CIV·l'IIJl1I'lll'l.
NI CiliA rive 'U!i\VEYS
Jw'vt"',~ItI.on$r"i'It\'~\I'IU~Itlvoetlg\lllot);ff'om d_rl'l'lh1in~~'I'M.A"I)f,.~.ilI~_~LO$"rlliYintllJi ~
IP~in pollfl'llIil h_lt1It of IIrpt I~.OlIlllIllltl,ISfOI.l!!,1M,:l:I'Od~,or herb~11'1i'"preciij~thf
pr~or1JCI1I'ntH1Q,MJon rOt In fJf!Y II'tenyMl',·Ot_,.i$IJ!::,h,QOndltbr'l$ll1 It,tePOf!t.
The flIi;luifll ~lCflIJ'l'it Mown apecl.1l ill"pl:.'"OIllN.'il'eI'liCe"unn;orr.eft.tl.M~1'!i ~,,·tlQ!:~tct~C!
1!Wl(1~~t!_,~plfllM ~~M .~r.~.IP·_bii 1Q~lOfi.,iP.~~M.MI'I"Qa'l;;llIlt:1MtII:at.
P~M.FOjI~le,5ln••Qllte:fIlFlllllf~,t:A:~,$'"_~be M~.IPI ifltl&~.an a~.i••t
b'i¥~'S1 :~rs;iIlent.""fl9~tlved .~blink a~15tl~·~.·toIlMO!IIi'!ilt.~!\'!t_r.\l'I,I!;I to 1111t ti1:t ll"l m~
o/~~I.f!'Qtm I).:S,:f!'!rIh."~w;!!dI(~$trvl~",M ..~it.l~Blinlfll ~,¥.ilitif,f!l1
WIifW.~~lHeaMjl'flll.~~~IJWtLJI41~~.
I~I;J.$,f#li$n,ang;~~*"S'MlIllDSf"n"1 Ji,iuitlll'UI!I"~1",I;1&!i)li"iI1ll\P·~'f\IJ~,9l)~r~l1il:i11lf!l'l8fl100,liSJ~l~ilX:DIJ ..htm
i1!i!'f'bl!llltllt,1I.l!lll'l.llAi ~n"uR'"~r~.1Hf'l,:¥lllli.!lf <~~.th.~i~:lI'II,.'"!'1!1ttd '1lIll1lt~"I""c1ll**ll'il"':!iP~'/'lu,*,iI\I'Ili,klel1lJoi!llftt:
~rIPIlI1M11tl iIM!~r8(1"'•....,I~Ill4,lriJ.too ~~IVc!'l)~!IflfIr,1:biilllilliilrMl ~%CIl!IJ tor ~Udllllliillll(:l \lIDa..m~l ilr.I'Ol'ierliiad
ilI"JilIi,~t.,tl.I~.1 ~""'.II M!NItI~Il!Ir "'II:P,,!un~NfHlnl<!:OO!d~,gflll 'lItfQfU'I'\l!II.r.II,I1I!M~
~1Ii~~r..fOAl ConMlN'allQfl ~r :Sllflli~1V1 PI"'..hi",II''imlll!lIf HtMli1 ~e:vltWl!~ODN'IIiftd 0Illtl"l11mb.,
lJ1il!'l'utl!l;~¢'~!l~"'!....JJil.\II"i'~~l~fenJit'!Etj~I$.,iVlIL\l~,~~
'.US./lIj!$Jl anI:!'~'5R Sfll'iiiOl!!!.I;l'!;!IlI"GlJidJlIi'lIl&~\f,(l:l.l).,iii
~1~!rJ~~\l\l,~~~til'!!!ialma!1Ul!U"li!
SlJr¥~'"PrQlll)~
P.~.4·.~
City ofRolling Hills Estates 14 Butcher Ranch -Tentative Track No.522143-35
Mar 11 20lC 2:21PM Rollins Hill.Estat..3103774468
1);)1111'201")13'tH F~:<1.8~ti:4s:t4i2*gUFIl R~S:o,rtl1lco~~t ReIJ 1 0l1!
Comments and
pace 0
III CC:9ill)",1
~~')'aa,"II1CrMIUil the'litbtll~i at d~iim ·ot.,$Pt:~Itl~$lSttJl phtnt e~••ly I eO:1'\"dl~joIllSClNJn".,To
tu1Mer Rl;)'~!'ltl!1ftli rtega1Wo fmfllil:G tl)t aj!k~O~4li.1't"M.C81 gl/I_'~1iI"'I~r r~r'l!l'l~l1!U Q·l;ilI,~er-..r.t/!lG1l
h 'llifilr,.g ~.liW!I $~w'aIlIl!.PP'foprlato,
REP<.>Ml.NG AMI>DA,tA iC'Oli.l.EC'nOH
AMQII;Im l.n~aAlar,about IllP8tilal _1JlJ~pl.~1M l'IilbJrlil CO!Tlm lwnltie"tesMhnIlPf'Q$fi1 ...w~llu.bIC!l
alVil4iYfll"lig ./lfllbl:lf..tIll-.,:...Qrtd..\tiePl,Jb.1c to mtI.011''''1 11..''a.....POW.,.tttill:In'lf*C..tI ~.pliKUlJ 11I~lJ.plllntlClf ~1i;I"~
COO1ll'nUtlltl.1J ~'IIIriI,lit~idl$lM.\iI~ntiofmi:nllml\tatiOtn l!IM:I!!Uiti\ljll!!ltIDn :mea11lM'M"T~M)lj)IiIOllort,filcrlOM
I'u!!eecrllry jnfarm.~1oo 14>IMftI impao1l.Fl)l'.!~Pt(JIU,",I'I'i~,J)I'~~la.IilW~',whM'1'I0IP"'.8il~$8pe~i.
t:H n'~i!'IU eom~ea 'Mllft ro~hd,rtpOrtil'lg..~d_t*~rn~l1!tij~il_1ol"Ifl'twllti;ako\rl~Jn.
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City ojRolling Hills Estates 15 Butcher Ranch -Tentative Track No.522143-36
Comments
Mar 11 20 D Z~22PM
03/llnCllo 1:3 ::n FA>I
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il •E.t.t~.3103774468
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City of Rolling Hills Estates 16 Butcher Ratlch Tetltative Track No.522143-37
Mar 11,2010 2:22PM Roll nl
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City ojRolling Hills EstateJ 17 BNtcher Ranch Tentative Track No,52214
3-38
Comments
DFG-l:The commenter makes opening remarks.No response is required.
DFG-2:The commenter correctly identifies certain conclusions of the Initial Study.No response is
required.
DFG-3:The City provided copies of all of the project's biological resource related documents and
correspondence to Matt Chirdon,Environmental Scientist,of the Department of Fish and Game
(DFG)on May 28,2009.In response to the DFG's comment letter,the City resubmitted these
materials to Scott Harris,Environment Scientist,of the DFG on March 26,2010.
DFG-4:Based on this comment,the lead agency commissioned a protocol survey for the least
Bell's Vireo.The results of this survey are presented in the Initial Study and Proposed Mitigated
Negative Declaration that was circulated for public review on September 15,2010.
DFG-5:Based on this comment,the lead agency commissioned a focused survey for western
spadefoot.The results of this survey are presented in the Initial Study and Proposed Mitigated
Negative Declaration that was circulated for public review on September 15,2010.
DFG-6:The commenter accurately summarizes Mitigation Measure BIO-4.For clarification,
Mitigation Measure BIO-5 identifies specific restrictions on any vegetation removal in the designated
"Greenbelt"area identified on the proposed Tentative Tract map.
DFG-7:Mitigation Measure BIO-4 requires preconstruction surveys for rare plant for the entire
site.Mitigation Measure BIO-5 identifies additional restrictions on the removal of vegetation after
construction.
DFG-8:Recommendation is noted.
DFG-9:Comments noted.Mitigation Measure BIO-3 has been replaced with the following
measure,which is based on the DFG's recommendations:
Clearing,grubbing,removal of vegetation,and/or removal of structures and
substrates shall be conducted outside the bird-nesting season (i.e.,between
September l-February 28).Any such activities conducted during the bird nesting
season (i.e.,between March l-August 31)will require a nesting survey by a qualified
biologist beginning 30 days prior to the activity and weekly thereafter,with the last
survey conducted no more than 3 days prior to the initiation of clearance
construction work.If discovered,all active nests shall be avoided and provided with
a buffer zone of 300 feet (500 feet for all raptor nests)or a buffer zone that
otherwise meets the minimum requirements of the California Department of Fish
and Game.Once buffer zones are established,work shall not commence/resume
within the buffer until a qualified biologist confltms that all fledglings have left the
nest,which would likely not occur until the end of the nesting season,and that there
is no evidence of subsequent attempts at nesting.The project proponent shall
record the results of the avoidance/protection efforts undertaken to document
compliance with applicable State and Federal laws pertaining to the protection of
native birds.
City ojRolling Hills Estates 18 Butcher Ranch -Tentative Track No.52214
3-39
Comments and
DFG-I0:Based on this comment,the project applicant prepared and submitted a "Notification of
Lake or Streambed Alteration"(NLSA)application to the CDFG in accordance with Section 1602
of the Fish and Game Code.The results of the NLSA process are presented in the Initial Study and
Proposed Mitigated Negative Declaration that was circulated for public review on September 15,
2010.
DFG-ll:The commenter provides closing remarks.No response required.
Ciry ofRolling Hills Estates 19 Butcher Ranch -Tentative Track No.52214
3-40
Comments
LETTER FROM:CALIFORNIA NATIVE PLANT SOCIETY,SOUTH COAST CHAPTER BARBARA
SATTLER
c,fIlifp ynia .Nati7!~plant Socie~
C r
Thorn
,f'.5ljm;'li'llS IPlsnner
Hills EsiateF.
Palos Dri.....e North
RoI~ing Hills Es1ates,CIA,90274
Re:l3utc!ler 1~;zjl"lctJ Tentafve Tif8JC!
Notloe 01 It),tonl to .A.dopt QI Miitlg8it~~
lNo.522t4
D@d\:l;llratlol'1l
CNPS fil)ds 'he Initial
Ranch "ren1,ativi;J'Tf"let
determinations.VIf&J,H',,,,,r,'!'(11IA
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OUf ccm~rnll!llf!lts remain We have attached copies fOlf your reference.
bloilogi:cal studies as well as cOflllfrlunlcai.ions dirom 'lilfJ California o,f Fish and Galll\i3:
~slablisbl3'd ~hata vl3'glstallQil1 COltf1l"r'!unlty ElX~SIS,,on It 1$llcMoWledlJoo
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3-41
Comments
to dO'kvnpla'l the:(:I)!IlCeifflS of the:GalifQl1'nia O€,pi!illrtmelnl or Fi~tI lima
i}r~r?J C\ns~t{'l;tinat 'W'Q,jl(J restJlt fram this HOliM(1"Y@r,ai
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areas,
NPS-6
NPS-7
Ciry ofRollil1g Hills Estates 21 Butcher Ranch -Tentative Track No.52214
3-42
Comments
NPS-l:The commenter provides opening remarks and introduces alleged inadequacies of the
Initial Study and proposed Mitigated Negative Declaration.Such alleged inadequacies are detailed in
subsequent paragraphs of the California Native Plant Society's (CNPS's)letter.Corresponding
responses are provided below.
NPS-2:In contrast to the commenter's assertions,the Initial Study does recognize the impacts of
potential future activities on the proposed Greenbelt.Specifically,page 31 of the Initial Study states:
...While the vegetation in the greenbelt would not be removed for project grading or
construction,future homeowners onsite could choose to remove vegetation from
the greenbelt area for property improvements or maintenance purposes if not
otherwise restricted.Of note,the horse arena locations for lots 3 and 4 are within
the identified greenbelt,as is approximately 450 linear feet of the proposed 15-ft
equestrian trail easement.If these equestrian improvements are undertaken,an
additional ~8,350-10,150 ft 2 of the greenbelt would be cleared of vegetation
(depending on the size of the horse arenas).
Additionally,Mitigation Measure BIO-5 specifically identifies restrictions on the long-term removal
of vegetation from within the proposed Greenbelt.
NPS-3:Previously submitted comments are noted.See the City's previous responses to such
comments,which were included in an attachment to the project's Nov 1,2005 Planning
Commission staff report.
NPS-4:The project's impacts on riparian vegetation is fully disclosed and analyzed in section VII
(a-f)of the Initial Study.
NPS-5:See response to comment NPS-2,above.
NPS-6:Comments are noted.Section VII (a-f)of the Initial Study provides a comprehensive
analysis of the project's potential impacts on biological resources,and Mitigation Measures BIO-1
through BIO-5 identify measures to reduce such impacts to a less than significant level.The
suggestion that "a full EIR may be more appropriate"is unsubstantiated and is not supported by or
predicated upon fact.
NPS-7:Recommendations are noted.See responses to comments NPS-2, NPS-4,and NPS-6,
above.
Ciry ojRolling Hills Estates 22 Bt/tcher Ranch -Tentative Track No.52214
3-43
Butcher Ranch could
finally make the Rolling
Hills Estates cut
By Melissa Pamer Staff Writer
Posted: 10/16/2010 07:11:26 AM PDT
Updated: 10/17/2010 04:43:01 PM PDT
Plans for a small subdivision that have met
rejection in Rolling Hills Estates for more than
three decades may finally be on the road to
approval.
An 11-home project is going before the Planning
Commission on Monday. Known as Butcher
Ranch, it would occupy an 8.5-acre wooded area
and field at the northeast corner of Palos Verdes
Drive East and Palos Verdes Drive North.
It's a seemingly simple proposal that has met
with no resistance from other area residents.
Unlike controversial large-scale plans for a
luxury residential development at nearby Rolling
Hills Country Club and Chandler gravel pit, the
Butcher Ranch homes would include amenities
for horse owners.
But a variety of concerns over the decades have
thwarted plans brought by Dan Butcher, a local
developer and two-time City Council aspirant
who died within the past few years. His son, a
Rancho Palos Verdes resident also named Dan
Butcher, is pursuing the current incarnation of
the project.
Now most issues appear resolved, though
Butcher will still need to complete an agreement
to swap land with the neighboring Jack Kramer
Club, a private tennis and pool complex. Both
parties appear to be waiting for city approval,
city officials said.
"This is the closest in the 20 years I've been here
to having a chance for this project to be
approved," said Planning Director David Wahba.
Dan Butcher the elder first began submitting
plans for this property more than a decade
before he ran unsuccessfully for City Council in
1985, according to Daily Breeze archives. In
1987, Butcher ran for council again alongside his
son-in-law, Carl Robertson.
Butcher was a general contractor and developer
who once owned Butcher Hill, the 22-acre
Torrance property that became the now-halted
Sunrise Assisted Living project on Hawthorne
Boulevard.
His plans for the much smaller property in Rolling
Hills Estates have been scaled back in the wake
of other development proposals that failed in the
1970s and '80s.
In 1996, he won a judgment against Rolling Hills
Country Club because grading at the club's golf
course negatively affected drainage on the
Butcher property, Wahba said.
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3-44
Then, after acquiring a parcel at the corner of
Palos Verdes Drive East and North that housed a
former real estate office, the Butcher family
"went back to the drawing board" about a
decade ago, Wahba said.
"It's taken quite some time with the back and
forth with the city and the developer," he said.
Dan Butcher Jr. declined to comment on the
project.
Since it was last voted down by the commission
in 2006, the project has shrunk from 13 to 11
homes.
Following a commission meeting in April, the
Butchers have funded additional environmental
studies on the property. Those were needed in
part because of new concerns from the
California Department of Fish and Game about
impacts to 2.7 acres of streambed and riparian
habitat that collects runoff.
The biggest changes are plans for nearly an acre
of habitat restoration and a bioswale - a built-in
natural water filtration system - and other
measures to address water quality effects.
A ravine that's about 30 feet deep will be
partially filled. An area would be dedicated to
the city for a "mini-park," and a new equestrian
trail would be built behind the homes.
The homes, in architectural styles termed
Traditional, Craftsman and French Country,
would range from 3,500 to 4,700 square feet on
lots of at least 20,000 square feet. A new street
- Casaba Road - would be built off Montecillo
Drive to access the properties.
City staff is recommending the commission send
the project on to the City Council for final
approval - a meeting that Wahba said would
likely happen in January.
melissa.pamer@dailybreeze.com
Want to go?
What: Rolling Hills Estates Planning Commission
hearing on Butcher Ranch. Public comment is due
by Monday.
Where: 7:30 p.m. Monday
Where: 4045 Palos Verdes Drive North
More information: http://ci.rolling-hills-estates.
ca.us, under "What's New" and "Project Updates."
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3-45
Ponte Vista developers
offer new scaled-back
plan
By Donna Littlejohn Staff Writer
Posted: 09/23/2010 07:08:13 PM PDT
Updated: 09/23/2010 07:28:51 PM PDT
After months of silence, developers of San
Pedro's controversial Ponte Vista housing project
have announced another revision that further
reduces the number of homes proposed.
They also indicated an entire new round of
traffic and other studies will be conducted on the
new proposal for the site, which has been vacant
since 1997.
The latest incarnation - which already has a
received favorable reaction from Los Angeles
City Councilwoman Janice Hahn - calls for 1,135
homes to be built on the 62.5-acre former Navy
housing site on Western Avenue.
That's less than half the original number - 2,300
homes - proposed in 2005. But it's still higher
than than the 800 to 900 homes that many critics
had called for to keep the development within its
current zoning.
"My thoughts are it's higher than my particular
preference of 831, which is the equivalent of the
housing density of the Gardens (a nearby San
Pedro town house project)," said Mark Wells, a
long-standing and early critic of Ponte Vista.
But he added that the scaled-down numbers may
be enough to finally move the stalled project
forward.
"I am certainly encouraged by the new
management team's ability to work with the
community and to come up with better plans,"
Wells said.
John Stinson of the Coastal San Pedro
Neighborhood Council said the new housing
proposal is "a nice place to start negotiations
from" but that the issue "is still about protecting
our quality of
life here in San Pedro and on the Peninsula."
In a written statement, Hahn said she was
encouraged by a private meeting she'd had
recently with iStar Financial, the owner of the
Ponte Vista property.
"... This number is much closer to what makes
sense in this part of San Pedro," she said.
As part of the revised proposal, a new
environmental impact report - which will include
new traffic studies - will now be done. That will
take about a year.
Steve Magee, vice president of iStar Financial,
said in a written statement that developers were
"committed to working with the community to
ensure that the project reflects the unique
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3-46
character of the Harbor Area."
While no details or drawings have been released,
Magee said the project will be of "high quality"
with a mix of housing types, including "town
homes, condominiums and apartments" for a
range of income levels.
Stinson said whatever happens next, "it should
be an open, public and transparent" process.
Ponte Vista has been mired in controversy since
former developer Bob Bisno first rolled out the
plans five years ago.
Bisno Development, which had become a
lightening rod in the community during Ponte
Vista's first few years, was bumped from the
project in December 2008. Credit Suisse and DLJ
Real Estate Capital Partners took over the
project after that and, in April 2009, the Los
Angeles Planning Commission directed
developers to work more with the community to
bring the housing numbers down.
Five months ago, iStar took the reins and has
been reviewing alternatives since then.
Traffic and housing density have been the major
sticking points with critics who say Western
Avenue already is too congested.
But the project also has had its supporters in the
community who contend that more housing
stock, especially for seniors wishing to downsize,
is needed.
Meanwhile, the stretch of abandoned Navy
housing at 26900 S. Western Ave., across from
Green Hills Memorial Park and just south of
Palos Verdes Drive North, has become an
eyesore in the northwest part of town.
In a 2007 letter published in the Daily Breeze,
Wells called building 1,950 units on the property
"irresponsible, unreasonable, unrealistic and,
most importantly, disrespectful to the
community. ..."
Will a reduction to 1,135 homes be enough to
mollify critics?
Perhaps, he said, although it will depend on the
new studies that are yet to be done.
"I wonder if most of us on the board (of the
opposition organization) will simply kind of
travel into the sunset after we make our
comments," Wells said.
Others, like Stinson, aren't so sure.
When Hahn called him Thursday to advise him of
the new proposal, Stinson said, "I tried to curb
my enthusiasm. ... I was wondering when the
issue would rise again like a monster from the
deep."
donna.littlejohn@dailybreeze.com
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3-47
New Ponte Vista
development company is
considering bankruptcy
By Donna Littlejohn Staff Writer
Posted: 09/28/2010 06:15:27 PM PDT
Updated: 09/28/2010 06:26:57 PM PDT
Officials with iStar Financial Inc., the new
developers of Ponte Vista in San Pedro, said
Tuesday they remain "strongly committed" to the
housing development despite reports that the
company is considering bankruptcy.
"We have budgeted substantial resources, put
together a strong development team and are
pressing ahead through the city's entitlement
process, which will include many opportunities
for public input," said Steven Magee, senior vice
president and land portfolio manager for iStar.
"Since taking over this project, iStar has carefully
studied and weighed development alternatives
for Ponte Vista. We fully intend to develop the
site to be consistent with the unique character of
San Pedro and the Harbor Area."
Bloomberg Businessweek reported on Sept. 21
that the commercial real estate lender was
trying to restructure some of its $8.6 billion of
debt and may seek bankruptcy protection.
The company will negotiate terms of a
reorganization with its stakeholders before filing
for Chapter 11 protection. In that way, the
process can be completed in weeks or months as
opposed to years.
The company will meet with creditors in coming
weeks to discuss potential terms of a so-called
prepackaged bankruptcy, Bloomberg reported.
The bankruptcy wouldn't occur until sometime
next year, sources said.
The company last week announced that it had
pared proposed housing numbers down to 1,135
for the 62.5-acre former Navy housing
property on Western Avenue.
The original number was 2,300 homes, first
proposed in 2005 by Bisno Development.
Andrew G. Backman, iStar's senior vice president
of investor relations and marketing, said in a
statement that plans were proceeding.
"iStar continues to run its business as usual,"
Backman said. "We have ample near-term
liquidity and continue to assess all of our options
to realign our asset and liability maturities."
Magee said iStar "is strongly committed to the
new Ponte Vista project."
donna.littlejohn@dailybreeze.com
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3-48
Ponte Vista owner presents new plans
By Ashley Ratcliff, Peninsula News
Thursday, October 7, 2010 11:20 AM PDT
SAN PEDRO — A project that seeks to develop homes on a parcel land, vacant since 1997, has undergone
yet another transformation — units were reduced to less than half of the figure originally proposed.
In its first iteration, the proposed Ponte Vista project — located on the site of 245 former U.S. Navy houses
in San Pedro — included 2,300 for-sale residential units for an estimated 4,300 people. Its most recent
proposal, recently presented to Los Angeles City Councilwoman Janice Hahn, includes 1,135 homes on a
61.5-acre site that borders the city of Rancho Palos Verdes.
“For years, I have joined with the community to push for a smaller project at the Ponte Vista site, and I was
encouraged by my recent meeting with [developers] iStar [Financial Inc.],” Hahn said in a statement. “They
have been listening and it looks like the concerns of the community, and the recommendations of the
planning department, have finally been heard — as this number is much closer to what makes sense in this
part of San Pedro.”
“It’s a step in the right direction,” added Mark Wells, an eastern RPV resident. “I prefer no more than 831
units there, because that’s the dwelling density equivalent to The Gardens, which is the large condominium
development next to it.”
The L.A. Planning Department had previously recommended a density of 775 to 885 units on the property,
located at 26900 S. Western Ave., directly across the street from Green Hills Memorial Park in RPV, just
south of Palos Verdes Drive North.
Developers in L.A. are granted a “density bonus” if affordable housing is offered. With the bonus, the
Planning Department’s number would increase to 1,195 units, according to Hahn.
However, Hahn said she is working to ensure that a density bonus will be prohibited at the site, limiting the
total number of units to a maximum of 1,135.
Steve Magee, iStar Financial’s vice president, said the development will include a mix of housing types, such
as townhomes and condominiums, which will be “accessible to a variety of households and income levels.”
While the plan, previously under the direction of Bisno Development Co., specified that 575 units would be
reserved for senior housing for those ages 55 and older, the new proposal has eliminated that component
altogether.
“The idea that older San Pedrans would move from their larger homes into condos at Ponte Vista [has]
basically vanished,” Wells wrote in a blog post. “I don’t like that at all.”
RPV residents whose homes are adjacent to the proposed development are concerned about Ponte Vista
because Western Avenue would be the only major thoroughfare for the project.
RPV Mayor Steve Wolowicz attended a June 2008 public hearing to speak on behalf of his constituents, which
he called “the neighbor most affected by all of this.” He urged the developer to maintain RPV homeowners’
quality of life.
“This is not a NIMBY response on our part. It is not in our backyard — as a matter of fact, it is in our front
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3-49
yard,” then-Councilman Wolowicz said.
Wells said residents should be concerned about the Ponte Vista project for four reasons: traffic, the density
bonus, the stability of iStar Financial — which, according to Bloomberg News report, may be on the verge of
filing bankruptcy — and a general question of whether the new development will benefit or hurt the San
Pedro community economically.
According to Wells, the climate has changed dramatically from prior interactions with Bob Bisno of former
developer Bisno Development.
“I do appreciate very much how iStar Financial is trying to work with the community,” Wells said.
A new environmental impact report and traffic study currently are under way; however, the conceptual
drawings have not been released and there hasn’t been any word of a public meeting concerning the latest
project updates.
“We know the community shares our desire to improve this blighted piece of property with a development
that addresses San Pedro’s needs for high-quality and mixed-income housing, while employing local workers
to build the project,” Magee said in a statement. “As we finalize the site plans and begin the process of
getting Ponte Vista built, we look forward to ongoing conversations with our neighbors, Councilwoman Hahn,
and the community.”
aratcliff@pvnews.com
The proposed Ponte Vista housing project, located on Western Avenue in San Pedro, is situated on a 61.5-
acre site that formerly was used for Navy residences. Developers iStar Financial Inc. recently released a
scaled-back project with 1,135 units.
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3-50
Further archaeological study requested at golf course site
By Mary Scott, Peninsula News
Thursday, August 26, 2010 10:29 AM PDT
RHE — The Rolling Hills Country Club has filed its application with the city of Rolling Hills Estates requesting
zone changes and general plan amendments for its 228-acre project, which includes 114 new single-family
homes, a reconfigured 18-hole golf course designed by golf legend Arnold Palmer, and a new 61,000-
square-foot clubhouse.
The proposed project would use the club’s existing property, as well as that of Chandler’s Palos Verdes Sand
and Gravel facility and adjacent vacant land.
Because there are documented prehistoric sites within the project site, and in light of a recent discovery
nearby, the city of RHE, if it approves the project, will require that an archaeological monitor and a Native
American representative be present at the site during demolition and grading phases of construction, and
during any activity that will disturb the soil.
Monitors will use the standard archaeological method of trenching, which will provide up to a 3-percent
sample of the area tested.
This is a change from the original plan.
“In the re-circulated environmental impact report, the mitigation measure for cultural resources was
modified to require additional testing prior to construction,” RHE Principal Planner Niki Cutler said.
But some feel that these modified measures still are inadequate to cover the large, proposed project.
“The battle is to see how much we can study this site and rescue what’s down there before they start the
construction,” RHE resident Gary Johnson said.
It was Johnson who made the recent discovery of what is believed to be a 3,000-year-old occupation site.
The location, now named Thunderhawk Hill, is near the club’s proposed project site. Johnson told the News
that he believes the two areas are connected.
“We know there are human remains down there. It’s in the EIR; they know that remains were found there
50 years ago. … We are assuming, and it is an assumption, that there’s a lot more down there, because we
know they’re not separated little sites,” he continued. “That doesn’t make any sense. It is one part of a huge
occupation area.”
One point Johnson and Dr. Carl Lipo, an associate professor in California State University, Long Beach’s
anthropology department, make regarding the EIR is that the consultant, McKenna et al, an archaeological
company in Whittier, did not test deep enough below the surface during the review process in 2006. The
human remains discovered in 1960 by D.L. True were 8 to 15 feet below the surface. Subsurface testing of
this site by McKenna did not go to those depths.
In a letter to Cutler, Lipo wrote that with the historically documented buried material and the new find at
Thunderhawk Hill, there is a “significant chance of encountering cultural resources” at the site during work
on the project that could be negatively affected or destroyed.
“Given the importance of prehistoric remains to our understanding of the history of the region and rarity of
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3-51
intact archaeological deposits in the intensely developed Los Angeles basin, it is vital that all possible
precautions be taken before and during the project development process,” he wrote.
Lipo asked the city to use multiple experts to examine any samples during the pre-construction phase, and
to consider other excavation techniques at the site.
Lipo recommended small-hole coring, seismic sensing, magnetometry and ground penetrating radar, all of
which are nondestructive and would provide better testing at deeper depths and for a larger area.
“Future work should be conducted to best evaluate the area for buried deposits as informed by an accurate
reconstruction of the historic and prehistoric landscape and all appropriate techniques (not just trenching)
should be put into use to make this possible,” Lipo wrote.
Previous finds
One of the most significant finds of prehistoric artifacts in Southern California was that in the Malaga Cove
area in Palos Verdes Estates in the 1930s.
Edwin Walker and a group of Eagle Scouts uncovered artifacts at depths of 36 feet that were carbon-dated
up to 7,100 years old.
Many residents since have found pieces in their backyards.
In 1961, according to the News archives, PVE resident Larry Ames found remnants of a village in his
backyard during the construction of a tennis club just behind his home.
Dr. William Wallace, then a professor at Long Beach State University, conducted the excavation of the Ames’
property. The dig yielded several hundred pieces, including soapstone bowls, mortars and pestles, projectile
points, blades, scrappers and three human skeletal remains.
Ames became an avid amateur archaeologist after that and assisted Wallace in other areas.
Most finds, Ames told the News in 1964, are “family curios” and “are valueless.”
“Unless they are uncovered systematically, they tell nothing of the culture that existed there,” he said.
During Wallace’s time excavating the Peninsula, he determined that the area was heavily populated from
Lunada Bay in PVE to Point Vicente and Long Point in Rancho Palos Verdes prior to the arrival of the
Spaniards.
In 1971, concerned that these sites would be lost forever to development, Wallace told the Los Angeles
Times that “of the 70 known sites only about half-dozen to a dozen have been left untouched.”
Only a few of those sites, he said, were investigated before the land was developed.
“I think when they put the golf course down it will still be preserved underneath,” Johnson said. “But putting
foundations in for homes — it’s going to be a different story. … Once there are houses there, it’s lost
forever.”
RHCC’s application is on the RHE Planning Commission agenda for Tuesday, Sept. 7.
mscott@pvnews.com
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Rolling Hills Country Club’s 228-acre project includes Chandler’s Palos Verdes Sand and Gravel facility, as
well as adjacent vacant land. Because there are a minimum of eight documented archaeological sites, mostly
pertaining to the Tongva tribe who lived in the area prior to the arrival of the Spaniards, the city of Rolling
Hills Estates is requesting a monitoring team, which is to include a tribe member and an archaeologist,
during the preconstruction phase. Some residents believe there should be more testing prior to construction.
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September 30,2010
Kit Fox,AICP,Associate Planner
City of Rancho Palos Verdes
30940 Hawthorne Blvd.
Rancho Palos Verdes,CA 90275
RECEIVED
OCT 01 2010
PLANNING,BUILDINGCODEENFORC£ME~D
9xt-snding
your
reach
Subject:Chandler Ranch/Rolling Hills Country Club Project Environmental
Impact Report (SCH#2008011027)-Responses to Comments
Dear Mr.Fox:
Thank you for your comments on the Draft Environmental Impact Report (EIR)
for the Chandler Ranch/Rolling Hills Country Club Project in the City of Rolling
Hills Estates.Enclosed please find written responses to comments you or your
agency provided.
For questions,please contact Ms.Niki Cutler,AICP,Principal Planner,City of
Rolling Hills Estates at (310)377-1577,extension 115.
Respectfully,
WILLDAN
d~..(~
John M.Bellas,LEED AP
Deputy Director of Planning
Enclosure
Copy:Ms.Niki Cutler,AICP,Principal Planner,City of Rolling Hills Estates
EnglnGGrin[l I GeDlBchrucal I Environman:al I Susl'••ility I Financial I Hometand securl1y
562908,6200 I 800.499.4484 I fax:562.695.2120 I 13191 Crossroads Parkway North.Suite 405.Industry.CA 91746-3443 I www.willdan.com
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'CITY Cf j\0l:1~''3 i:l~LS ESTATES
LETTER FROM:CITY OF RANCHO PALOS VERDES,KIT Fox,AICP,ASSOCIATE PLANNER
CfTY OF ~Q-K)PALOS VERDES
PLANNING,BUILDING,&CODE ENFORCEMENT
22 June 2009
Niki Culler.Principal Planner
City of Rolling Hills Estates
4045 Palos Verdes Dr.N.
Roiling Hills Estates,CA 90274
SUBJECT:Comments In Response to the Notice of Completion/Notice of Availability
(NOClNOA)for the Draft Environmental Impact Report (DEIR)for the
Chandler RanchfRolllng Hills Country Club PrOject (PA-29007)
/fill-I
Dear~:
The City or Rancho Palos Verdes appreciates the opportunity to comment upon the Draft~
Environmental Impact Report (DEIR)for the above-mentioned project.We have reviewed the RPV-1
DEIR and offer1he following comments:'..
1.
2.
The discussion of LandUs6'and·Planning ,'impacts (section 3.08)notes that·the
proposed project conflicts withcurrBnt land use and zoning designations,whiCh result 1n
significant environmental Impacts.In particular.the 'project proposes to eliminate the
current Horse Overlay designation for nearly the entire project site,leaving only one ('1)
of the proposed ona hundred fourteen (114)residential lots available for private
equestrian use.As you will recall,several attendees at the scoping meeting expressed
concem about the loss of potential future horsekeeping properties with the removal of
the Horse Overlay.This is a concem that is shared by many residents within our own
Equestrian Overlay (Q)districts,one of which is located along Palos Verdes Drive East
to the south of the project site.The equestrian areas of the Palos Verdes Peninsula are
key components of the semi-rural lifestyle enjoyed by all Peninsula residents,and we RPV·2
are concerned that the degradation of equestrian areas within anyone city may have
·spillover"effects upon similar areas of the other cities on the Peninsula.We appreciate
that you have Identified the Imposition of a requirement to provide an equestrian trail as
8 part of this project-apparently over the developer's objections---as a mitigation
measure to reduce the inconsistency of the proposal with the City of Roiling Hills
Estates'General Plan and zoning regUlations.Nevertheless,we urge you to carefully
consider the intent of the framers of the Rolling Hills Estates General Plan-who clearly
envIsioned equestrian use and access on the Chandler Quarry site-before allowing
such potential future use to be lost forever as a result of the proposed project.
The discussion of Transportation and Circulation impacts (Section 3.14)'Identlfles~
significant environmemal·impacts related to this project.Ev~n'witho:utthe proposed.RPV-3
project,most of the dozen Intersections studied-WOUICl'be operating ,at-'unacceptaDIS'
levels of service (LOS)by 2025.The proposed project Is forecast to make significant
contributions to these unacceptable LOS conditions at eight (8)intersections,thereby
30940 HAlYllIQR,.,E BlvD.1 RANOiO PAlOS VERDES,CA 00275 5301
PLANNINcJCODE ENFORCE,VlENl (310)5«·52281 BUllDI'lG (310)265-1800 1 DEPT.FAX (310)544-5Z1l3 /E,MAll PLANNINC@RPV.COM
3-55
Nlkl Cutler
22 June 2009
Page 2
warranting the imposition of mitigation measures in the form of construction of or "fair
share"contributions to future right-ot-way improvements.Surprisingly (to the CJty of
Rancho Palos Verdes.at least),impacts at Palos Verdes Drive NorthlPalos Verdes
Drive East and Palos Verdes Drive NorthlWestern Avenue were not identified as
warranting mitigation.These are lnlersectlons through which much of the traffic on and
off the Peninsula passes in order to reach the Harbor (1-110)Freeway.Based upon the
current project design,all project traffic would access Palos Verdes Drive East at a
single point.Palos Verdes Drive East is a narrow and Winding major thoroughfare that
serves the Mira~sJg :;l1ll3 of the City of ~ncha Palos Verdes.Even small increases in
traffic on Palos VGrdos Drivo 6::u:(hava significant adverse impacts upon residents in
this area of the City,both In dally driving and In the event of an emt51yt:HJt;y.We
respectfully suggest that your consultant reconsider the need to mitigate the project's
traffic impacts at the intersections of Palos Verdes Drive North/Palos Verdes Drive East
and Palos Verdes Drive NorthM'estern Avenue.
RPV-3
(cent.)
3.The discussion of Alternatives (Section 4.0)Indentifies Alternative 2 as the
Environmentally Superior Alternative to the proposed project.This altemative achieves
consistency with the residential densIty envisioned under the existing land usa and
zoning for the project site;retaIns the Horse Overlay designation so as to preserve future
horsekeeping opportunities:provides an opportunity for affordable housing;provides for RPV·4
the modemlzatJon and expansion of the Rolling Hills Country Club facilities;eliminates
the negative environmental effects associated with the continued operation of the
Chandler Quarry landfill;and reduces traffic impacts (compared to the proposed project)
sInce fewer homes would be built.As such,the City of Rancho Palos Verdes supports
the consideration of Alternative 2 rather than the proposed project
Again,thank you for the opportunity to comment upon this important project If you have an~
questions or need additional Information,please feel free to contact me at (310)544·5228 or via RPV-5
e-mail atkJtf@rpv.com.
cc:Mayor Clark and City Council
Carolyn Lehr,City Manager
Joel Rojas.Director of Planning,BUilding and Code Enforcement
M:\Bocder Issuoo\Chandler Ran<:h~oIlng tills COUntry ClUb Proj&et\20000622_DEIRComments.doc
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RESPONSES
RPV-l:The commenter provides opening remarks.No response is required.
RPV-2:The commenter expresses the City of Rancho Palos Verdes'concerns for the removal of
land from Rolling Hills Estates'Horse Overlay.These concerns are duly noted.See also Topical
Response 1 in the Final Env1r011luental Impact Report (EIR).
RPV-3:It should be noted that the current uses on the project site contribute trips to the
surrounding intersections and that the project is anticipated to contribute a net total of 13 trips
during the Al\'I peak hour and 118 trips during the PM peak hour to the intersection of Palos Verdes
Drive North/Palos Verdes Drive East (see EIR Figure 3.14.13).These represent increases of 0.3%
and 2.5%during the AM and PM peak hours,respectively,for 2025 conditions.At the intersection
of Palos Verdes Drive North/Western Avenue,the increases are projected to be 0 net trips for a 0%
increase during the AM peak hour and 11 net trips for a 0.2%increase during the PM peak hour,
respectively,for 2025 conditions.
The determination of significant impacts requiring mitigation was based on appropriate City and
County standards and the project's impact would be well below the significant impact levels required
for mitigation.During the AM peak hour,the project would cause no change in the leU at the
intersection of Palos Verdes Drive North/Palos Verdes Drive East and would actually cause a
reduction in the ICU at the intersection of Palos Verdes Drive North/\X1estern Avenue.It should
also be noted that the project incorporates extensive improvements on Palos Verdes Drive East at
the project intersection to provide adequate queuing distance and stopping sight distance.The
project will also reduce the number of intersections on Palos Verdes Drive East by reducing the
number of project driveways from the current three to just one,thereby reducing the points of
conflict and lowering the accident potential.
RPV-4:The City of Rancho Palos Verdes'support for Alternative 2 is noted.
RPV-5:The commenter provides closing remarks.No response is required.
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RHE commission will
consider Chandler Ranch
plan
By Melissa Pamer Staff Writer
Posted: 10/02/2010 07:12:57 AM PDT
Updated: 10/02/2010 11:03:55 PM PDT
An ambitious plan to turn a former quarry and
neighboring private golf course into a luxury
residential development and new country club is
set for its first official hearing in Rolling Hills
Estates on Monday.
The city's Planning Commission will weigh an
environmental report and related planning
applications for a proposal from Rolling Hills
Country Club and Chandler's Palos Verdes Sand
and Gravel.
Together, the two neighboring facilities hope to
build 114 homes and an Arnold Palmer-designed
golf course on 228 acres in the northeast part of
the city.
The project - which has been discussed in
concept for decades and only gained speed in
the past two years - is dubbed Chandler Ranch.
It's expected to cost more than $350million.
The massive undertaking involves a land swap
with the city of Torrance, among other
complications.
Chandler Ranch's backers have earned the ire of
some in the city's well-established equestrian
community.
They are concerned in part about the
implications of the development's planned
removal from the city's "horse overlay" zone,
meaning homeowners could not keep horses.
Other critics worry that the project would disturb
American Indian remains they believe are buried
under the existing golf course.
Chandler Ranch backers say they will be
replacing an eyesore - the former quarry - and
source of regular truck traffic with a high-end
residential community. And the project
will ensure the future of the country club, which
leases about two-thirds of its land from the
Chandler's facility.
The City Council has final authority over the
project; the Planning Commission is set only to
make an advisory recommendation.
It promises to be a long meeting, city Principal
Planner Niki Cutler said.
"Bring a blanket and some hot cocoa," she joked.
Want to go?
What: Rolling Hills Estates Planning Commission
hearing on Chandler Ranch, a 114-home luxury
Page 1 of 2http://www.dailybreeze.com/news/ci_16235804
10/4/2010http://www.dailybreeze.com/fdcp?1286205469734
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development and golf course
When: 7:30 p.m. Monday
Where: 4045 Palos Verdes Drive North
melissa.pamer@dailybreeze.com
Page 2 of 2http://www.dailybreeze.com/news/ci_16235804
10/4/2010http://www.dailybreeze.com/fdcp?1286205469734
3-59
CITY OF ROLLING HILLS ESTATES
4045 Palos Verdes Drive North
Rolling Hills Estates, CA 90274
Phone-(310) 377-1577 Fax-(310) 377-4468
www.RollingHillsEstatesCa.gov
PLANNING COMMISSION AGENDA
October 4, 2010, 7:30 pm Regular Meeting
Reports and documents relating to each agenda item are on file available for public inspection on our website.
1. CALL MEETING TO ORDER.
2. SALUTE TO THE FLAG.
3. ROLL CALL.
4. APPROVAL OF MINUTES (September 20, 2010).
5. AUDIENCE ITEMS.
6. CONSENT CALENDAR.
None
7. BUSINESS ITEMS.
None
8. PUBLIC HEARINGS.
A. PLANNING APPLICATION NO. 29-07; APPLICANT: Michael Cope, Chandler Ranch
Properties, LLC; LOCATION: 26311 and 27000 Palos Verdes Drive East. A Vesting
Tentative Tract Map, General Plan Amendments, Zone Changes, Zone Text Amendment,
Grading Plan, Development Agreement, Conditional Use Permits, Neighborhood
Compatibility Determination, an Annexation/Deannexation, and an Environmental Impact
Report under the California Environmental Quality Act (CEQA) for the development of a 114
home single family subdivision, a reconfigured/relocated 18-hole golf course, and a new
clubhouse complex on the site of the existing Chandler Sand and Gravel and Rolling Hills
Country Club facilities. (NC)
• Staff Report
• Attachments 1-4
• Attachments 5-6
• Attachments 7-9
9. COMMISSION ITEMS.
10. DIRECTOR’S ITEMS.
11. MATTERS OF INFORMATION.
A. Park and Activities Minutes (September 21, 2010).
B. City Council Actions (September 28, 2010).
C. Equestrian Committee Minutes (August 23, 2010).
12. ADJOURNMENT.
3-60
Staff Repor
City of Rolling Hills Estat
AGENDA
OCT 4 -:--2010
slTEM NO.L{
DATE:OCTOBER 4,2010
TO:PLANNING COMMISSION
FROM:NIKI CUTLER,AICP,PRINCIPAL PLANNER
DAVID WAHBA,PLANNING DIRECTOR
SUBJECT:PLANNING APPLICATION NO.29-07
APPLICANT: MICHAEL COPE;
LOCATION:26311 AND 27000 PALOS VERDES DRIVE EAST
OVERVIEW
The subject request is for approval of a Vesting Tentative Tract Map,General Plan
Amendments,Zone Changes,Zone Text Amendment,Grading Plan,Development Agreement,
Conditional Use Permits,Neighborhood Compatibility Determination,an
Annexation/Deannexation,and an Environmental Impact Report under the California
Environmental Quality Act (CEQA)for the development of a 114 home single family subdivision,
a reconfigured/relocated 18-hole golf course,and a new clubhouse complex on the site of the
existing Chandler Sand and Gravel and Rolling Hills Country Club facilities.
BACKGROUND
7/15/08*Application Filed:
Public Notices
Mailed:
Posted:
Published:
9/20/10
9/23/10
9/23/10 (Peninsula News)
9/25/10 (Daily Breeze)
*Application was originally submitted on 1/4/07.The applicant temporarily suspended processing of the application
and resubmitted on 7/15/08.
Approval of a Tentative Tract Map is required under Section 66426 of the California
Government Code and Chapter 16.12 of the Municipal Code.
Approval of amendments to the Land Use Element of the General Plan are requested to remove
the entire project site (except Lot 114)from the Horse Overlay designation,to redesignate
portions of the project area from C-R (Commercial Recreation)to Low Density Residential,and
to redesignate portion of the project site from Very Low Density Residential to Low Density
Residential.It can be noted that,initially,approval of an amendment to the Housing Element of
the General Plan was required in conjunction with the project given that the former Housing
Element,approved in 1994,provided for a Chandler Reuse Program that included a provision
for affordable housing on the site.The City,however,adopted a new Housing Element,in June
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of 2009,which provides for affordable housing in the City's commercial district.Thus,an
amendment to the Housing Element is no longer required.
Approval of Zone Change and Zoning Text Amendments are requested to amend Sections
17.22.050(0)and 17.222.050(E)of the C-R district related to maximum building coverage and
maximum building height,to remove the Horse Overlay Designation from the entire project site
(except Lot 114)and to redesignate portions of the project site from:
• Q (Quarry)to C-R;
• A (Agricultural)to C-R;
•RA-20,000 to C-R;
• Q to RPD;and
• A to RPD.
Approval of a Grading application is required under Section 15.04.040 of the Municipal Code for
any importation onto or exportation from any site in the City which exceeds 20 cubic yards of
earth or any vertical change in the grade of any site which is 3'or more.
Approval of a Development Agreement is requested to further secure vested development
rights.
Approval of Conditional Use Permits are required pursuant to Sections 17.18.020(8)for a
Residential Planned Development (RPD)subdivision and for a golf course/clubhouse pursuant
to 17.22.020(1)(1).
Approval of a Neighborhood Compatibility Determination is required to review the natural
amenities,neighborhood character,style,privacy,and landscaping of the proposal.
Approval of an annexation/deannexation with the City of Torrance is required to allow for all
residential uses to be located within the City of Rolling Hills Estates and golf course and open
space use in the City of Torrance.
Certification of an Environmental Impact Report and approval of Statement of Overriding
Considerations are required under the California Environmental Quality Act (CEQA).
The project site is approximately 228 acres in size and used as the Chandler Sand and Gravel
landfill (26311 Palos Verdes Drive East)and Rolling Hills Country Club (27000 Palos Verdes
Drive East).The Chandler facility is located on the west side of Palos Verdes Drive East where
the City borders the cities of Torrance and Lomita.The Chandler facility includes an inert landfill
with a quarry pit at a depth of 45 to 165 ft above mean sea level (amsl),a material storage area
at roughly 200 to 205 amsl,and the Standard Concrete batch plant.The Rolling Hills Country
Club clubhouse,driving range and parking structure are located on the east side of Palos
Verdes Drive East,north of Palos Verdes Drive North.Additional golf holes and limited parking
are located on the west side of Palos Verdes Drive East.As discussed further below,the
project site is subject to the Horse,Cultural Resources,Parks Development,and Hazards
Management Overlay designations in the General Plan.
The Rolling Hills Country Club and Chandler facility sites are generally surrounded by
residential,commercial recreation,and open space uses.To the south of Rolling Hills Country
Club is the Jack Kramer Tennis Club zoned C-R,and the Country Club Estates and Dapplegray
neighborhoods zoned RA-20,000.The Strawberry Lane neighborhood,zoned RAE,is also
located to the south.The Montecillo residential community,zoned RA-20,000,is located to the
east and north of the facility.The Chandler facility is also located to the north of the westerly
portion of the golf course.
2
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North of the Chandler facility are residential uses in the cities of Torrance and Lomita as well as
the Cypress Street Reservoir.To the south is the westerly portion of the Rolling Hills Country
Club golf course.To the east,across Palos Verdes Drive East,is the Bridlewood Circle
residential neighborhood zoned RA-20,000.To the west are open space and residential uses in
the City of Torrance.
The following is a list of past discretionary permits for the subject property that are relevant to
the subject request:
Rolling Hills Country Club:
•A-106-58:Exception to the A-2 (Heavy Agriculture)zone in order to establish,operate
and maintain a private country club.
•CUP-104-66:Approved construction and operation of Rolling Hills Country Club golf
course.
•CUP-100-72:Approved remodeling and extension of Rolling Hills Country Club golf
course.
•CUP-101-75:Approved construction of four tennis courts.
•CUP-102-80:Approved construction of additions to Rolling Hills Country Club.
•CUP-101-87:Approved expansion of existing clubhouse for additional dining area and
expanded locker rooms.
•V-111-87:Approved expansion of clubhouse to exceed maximum permitted lot
coverage of 10,000 square feet by 5,516 square feet and to allow the clubhouse to
exceed the 20'height limit by a maximum of 12'.
Chandler Sand and Gravel:
The sand and gravel quarry began operation at the site in the 1930's,well before the City's
1957 incorporation.No related entitlement history is available.However,related entitlements
for its closure and reuse are:
•CUP-103-66:Approved operation of a refuse disposal facility by Chandler's Palos
Verdes Sand and Gravel Company.
•CUP-106-87:Approved compaction and engineering of landfill materials.
On July 13,1975,the City Council adopted Ordinance No.314 which amended the Q (Quarry)
zone to permit only Class III sanitary landfills materials to be deposited.Following this,in the
early 1980's,a Chandler Reuse Subcommittee was formed to address the future use of the
Chandler Quarry facility.Over the next several years,discussion ensued related to the
development of residential uses accompanied by golf course uses of the Rolling Hills Country
Club.In 1985,the City initiated a request for a Zone Change to the "Planned Community"
zoning for the property which was never effectuated.
In 2002,the Chandler Reuse Subcommittee was re-established to discuss plans for the reuse of
the Chandler Quarry/Rolling Hills Country Club properties under the current proposal.
Subcommittee members included representatives from the City Council,Planning Commission,
staff,and community from Torrance and Rolling Hills Estates (including representatives from the
Bridlewood Circle,Montecillo,Dapplegray,and Country Club Estates homeowner's
associations).The Subcommittee was disbanded in 2005 as project plans were finalized and
prepared for formal entitlement processing.
3
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It can also be noted that the project was reviewed at a joint meeting of tl1e City Council/Planning
Commission on September 7,2004 and again on June 26,2007.Minutes of these meetings
are included herein as Attachments 1 and 2.
Senate Bill (SB)18 requires,outside of the CEQA process,consultation with Native American
tribes during the preparation,updating or amendment of General/Specific Plans to identify and
preserve specified places,features,and objects located within the City's jurisdiction that have a
unique and significant meaning to California native Americans.In conformance with SB 18,
staff consulted \rvith the Native American Heritage Commission in December,2007 and January,
2008 who identified eight Native American tribes to be consulted regarding the subject project.
Staff received one response via email from Anthony Morales of the Gabrieleno/Tongva San
Gabriel Band of Mission Indians requesting that any proposed project in the subject area be
monitored during any tasks related to ground preparation for redevelopment (see Attachment 3).
It can be noted that Mr.Morales was involved in the cultural resource studies completed by
McKenna et al.in 2005-2006 at the subject project site.Additional discussion related to cultural
resources is provided later in this report.
Several letters were received during the public review period for this public hearing.The letters
are included herein as Attachment 4.
The purpose of this staff report is to provide an overview of the project description,discuss
major environmental issues and discuss project General Plan,zoning and entitlement
implications.As you know,an extensive project Draft Environmental Impact Report (DEIR)and
Recirculated portions of the DEIR were provided to the Planning Commission previously.The
DEIR fully describes the project and related environmental issues and includes exhibits that will
be referenced in this report.It can also be noted that full DEIR as well as the Recirculated
Portions of the DEIR can be accessed on the City's website.
Attached separately to this report is the Final Environmental Impact Report.Responses to
Comments received on the DEIR and Recirculated Portions of the DEIR are provided in
Chapters 9 and 10 of the Final EIR.
Also attached separately to this report are project plans for the Vesting Tentative Tract Map,
single family residences,and the Rolling Hills Country Club clubhouse complex.A materials
and color board for the clubhouse and paint samples for the homes will be available at the
meeting.
DISCUSSION
Project Overview
The applicant proposes construction of 114 single family homes known as the Chandler Ranch
Subdivision,the reconfiguration of the 18-hole Rolling Hills Country Club golf course,and a new
golf course clubhouse complex on the approximately 228-acre project site.In general,portions
of the existing golf course facility to the south and west of the existing Chandler facility would be
used for the residential development while the reconfigured golf course facility would be located
on the existing Chandler facility site.The purpose of this configuration is that the existing golf
course facility would provide for more compacted earth materials necessary for the construction
of residential uses while the golf course would be located on former quarry land.
Thirty-two acres of the project site are located in the jurisdictional boundaries of the City of
Torrance.In January of 2008,the City Councils of Rolling Hills Estates and Torrance entered
into a Boundary Modification Agreement to allow for the annexation/deannexation of land
between the two cities.Subsequent to approval by the City of Rolling Hills Estates,the project
4
3-64
would require approval of the City of Torrance and processing before the Local Agency
Formation Commission to effectuate the annexation/deannexation.
One hundred and thirteen of the 114 homes and the new clubhouse facility would be accessible
off of Palos Verdes Drive East by a new street ("A"Street)located south of the Bridlewood
Circle neighborhood westerly of Palos Verdes Drive East.One additional home site (Lot 114)
would be located north of Palos Verdes Drive North and west of (and accessible by)Palos
Verdes Drive East.Golf course holes 6 and 7 as well as a maintenance area would be located
east of Palos Verdes Drive East while all remaining golf course holes would be located west of
Palos Verdes Drive East.
The residential subdivision would consist of lots ranging from 8,601 to 34,914 sf with homes
ranging in size from 2,700 to 6,500 sf.The subdivision would also include two neighborhood
parks,three parkette/overlook lots,and a pedestrian trail.The neighborhood is not proposed to
be gated.Additional information about the homes can be found in the Neighborhood
Compatibility section of this report below.
The golf course clubhouse facility would consist of a 61,411 sf clubhouse (including offices,
lobby area,lockers,a restaurant/lounge,ball room,fitness center,meeting rooms,and a
library),four lighted tennis courts,a pool,a spa,golf cart maintenance storage area,and 303
parking spaces.The clubhouse facility would be located nearest tile entrance to "A"Street with
homesites located further west.
The existing clubhouse,located east of Palos Verdes Drive East,would be demolished as part
of this application.The existing parking structure would remain to be used for maintenance and
administrative purposes.
The proposed golf course would be an Arnold Palmer Course Design Company "Signature
Course",with 18 holes,a non-lighted practice range,two practice greens,and five new
lakes/water features.The course would be 1,038 feet longer than the existing golf course.The
course design provides that all existing golf-front homes would remain golf-front homes.
No lighting is proposed for the golf course,driving range,or internal residential streets.
Clubhouse facility lighting includes entry drive,parking area,and tennis courts lights.A
photometric plan is provided on Page 3.1-13 of the DEIR.A condition of approval will require
that a precise lighting plan for the clubhouse facility be reviewed and approved by the Planning
Commission subsequent to project approval.
A Traffic Impact Report was prepared assessing project impacts.As described in the
Transportation and Circulation portion of the DEIR,improvements would be needed as follows
to mitigate impacts of the project,for which the applicant would be required to pay his fair share:
•PCH/Crenshaw Boulevard:Install right-turn overlap phasing for the northbound right turn
movement on Crenshaw Boulevard to allow vehicles turning right onto eastbound PCH to go
concurrently with the westbound left turn movement on PCH.To eliminate conflicts,also
install "No U-turn"signs for the westbound left turn movement on PCH.
•PCH/Narbonne Avenue:Stripe in a second northbound left turn lane on Narbonne Avenue.
•Palos Verdes Drive Eastl"A"Street (project entrance):Stripe in a two-way-Ieft-turn lane on
Palos Verdes Drive East between "A"Street and Bridlewood Circle to the north,to create a
refuge area for drivers who are trying to make an eastbound left turn from "A"Street to
northbound Palos Verdes Drive East.The two-way-Ieft-turn lane would mirror the new
northbound left turn lane on Palos Verdes Drive East at "A"Street.
•Palos Verdes Drive East/Club View Lane:To assist drivers trying to make an eastbound left
turn from Club View Lane onto northbound Palos Verdes Drive East,modify the existing
5
3-65
painted median on the north leg of the intersection to provide an acceleration/merge lane.
The purpose of the current painted median is to mirror the northbound left turn lane on Palos
Verdes Drive East at Club View Lane.Since the roadway narrows to the north,an
additional right-of-way may need to be dedicated from the project site.
•Palos Verdes Drive North/Hawthorne Boulevard:Construct a second westbound through
lane on PV Drive North to provide additional capacity for the westbound through movement.
•Palos Verdes Drive North/Crenshaw Boulevard:Convert the northbound through lane on
Crenshaw Boulevard to a shared through and right turn lane,providing additional right-
turning capacity.
•Palos Verdes Drive North/Rolling Hills Road:Convert the eastbound right turn lane into a
shared through and right turn lane,to provide additional capacity for the eastbound through
movement.
•Palos Verdes Drive North/Dapplegray School Road:Widen the road to provide a second
eastbound through lane on Palos Verdes Drive North,to provide additional capacity for the
eastbound movement.This would be a localized improvement that would not generally
extend beyond the intersection,but would merge back to one through lane east of the
intersection.
A Development Agreement is requested by the applicant to further secure vested rights to
develop.The term of the development agreement would be ten years with an option for one five
year extension,not to be unreasonably withheld,approvable by the City Council.A draft of the
Development Agreement is provided herein as Attachment 5.It can be noted that the City
Attorney continues to review the Development Agreement with the working draft provided for
review of the Planning Commission herein.
General Plan Applicability
The purpose of the General Plan is to provide a comprehensive,long-range plan designed to
serve as a guide for the physical development of the City.The General Plan consists of an
integrated and internally consistent set of goals,policies,and implementation measures.The
Municipal Code is a tool to implement the General Plan's goals,policies,and implementation
measures.The City's present General Plan was adopted on August 18,1992 (Housing Element
-June 23,2009)in accordance with Title 7,Chapter 3,Article 5 of the Government Code.
Two existing General Plan designations are applicable to the project site.The Very Low Density
Residential designation applies to the very northwesterly portion of the project site and provides
for the single family detached residential units at a maximum density of one unit per five acres
or one unit per acre and a population density of three persons per acre.The remainder of the
project site is located in the Commercial Recreation General Plan designation.This designation
provides for recreation-related uses including riding,tennis and golf clubs.With implementation
of the project proposal,the portions of the project site related to the golf course and clubhouse
uses would be designated Commercial Recreation in the General Plan,while the residential
uses would be designated Low Density Residential consistent with the proposed Residential
Planned Development (RPD)zoning designation.
A portion of the project site on the east side of Palos Verdes Drive East is located in Planning
Area 1 while the majority of the project site is located in Planning Area 2 of the General Plan.
The portions of the project site in Planning Area 1 are included in the Cultural Resources
Overlay and Horse Overlay designations as discussed further below.
Residential land uses in Planning Area 2 include primarily Low Density Residential
neighborhoods in the Dapplegray and Country Club Estates neighborhoods with Very Low
Density Residential uses located on Strawberry Lane.Commercial Recreation uses associated
with the golf course and Open Space uses associated with the Chandler Trust property are also
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located in the immediate vicinity of the project site.The development policies for Planning Area
2 indicate:
• A Cultural Overlay should be designated on the property to protect any cultural resources
that may be present on the site.
•Maintain the existing golf course (the course should be designation as Commercial
Recreation in the General Plan).
•The certified compacted portion of the quarry should be designated as Vel)!Low Density
Residential \,vith a maximum density of 1 unit per acre v"ith an "H"Overlay.
•Maintain the historic Empty Saddle Club and General Store uses.
•The portions of the site that are uncertified fill should be reserved for Commercial Recreation
as an extension of the existing golf course.
•The undeveloped portions of the landfill next to the water company property should be
designated in such a way to promote affordable housing.
•Palos Verdes Drive East could be straightened with a parkland buffer between Palos Verdes
Drive East and Bridlewood Circle neighborhood.
With regard to the above,it can be noted that the public right-of-way that would have been used
to straighten the roadway was sold by the City to Chandler for incorporation into this project.
Thus,straightening of Palos Verdes Drive East is not a part of this project nor envisioned in the
future.Also,the City's Housing Element was certified in 2009 and provides for affordable
housing opportunities in the City's commercial district.No affordable housing is proposed as
part of this proposal.
The project site is further subject to three General Plan Overlay designations as described
below.A discussion of the applicability of the overlay designation to the subject project is also
provided.
Horse Overlay -This designation identifies areas where the keeping of horses is permitted
and requires that horsekeeping areas are required to be preserved.The project proposes
an amendment to the General Plan to remove the entire project site,with the exception of
Lot 114,from the horse overlay designation and would not propose horse-keeping areas or
facilities on the homesites.
Exhibit 6-1 of the Open Space and Recreation Element of the General Plan shows an
equestrian trail around the border of the Chandler facility site including along the west side
of Palos Verdes Drive East (see Attachment 6).It can be noted that this trail was included
in the General Plan at the policy level and was not engineered or considered in conjunction
with topography and steep slopes associated with the Chandler facility.More precise
examination of the trail by the project applicant and staff indicates that the location of the
representative trail would not be desirable for trail purposes.The applicant does propose,
and Mitigation Measure LU-1 requires,that the applicant establish a horse trail along Palos
Verdes Drive East that is linked to an existing publicly-accessible trail(s)and that minimally
extends to the City of Lomita's Cypress Street Reservoir Site.The final design of this trail
would be submitted to the Equestrian Committee and City Council for final review and
approval.Attachment 7 provides a map indicating the trail proposed by the applicant.
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Cultural Resources Overlay -This designation applies to those areas that have been
designated as having a high sensitivity for cultural resources and where future development
may affect these resources.The Conservation Element of the General Plan details
appropriate actions that must be followed when property is included within this designation.
Given that the subject property is within an area designated as high sensitivity for cultural
resource,a Phase I Cultural Resources Investigation,Paleontological Overview was
completed in 2009 by McKenna et al.as required by General Plan Policy 3.1 and
Implementation Policy 3.1.1 of the Conservation Element.The Phase I study indicated
seven previously recorded archeological sites in the project site vicinity,three outside of the
project site and four within it.Subsequently,in December 2006,McKenna conducted a
Phase II Cultural Resources Testing Program at three prehistoric sites in the area based on
a finding from the Phase I report indicating that site is sensitive for cultural and
paleontological resources.Also,one additional resource site was found subsequent to the
Phase I and II investigations making a total of eight sites in the project vicinity.
Based on the studies completed by McKenna et aI.,and given that the site is known to be
sensitive for cultural resources,Mitigation Measure CUL T-1 and Mitigation Measure CULT-2
(as included in the DEIR and revised in the Recirculated Portions of the DEIR),require
archaeological and paleontological monitors to be present onsite during the demolition and
grading phases of project construction,and during other construction activities that disturb
soils,such as trenching for pipes and foundations.In addition,Mitigation Measure CULT-1,
requires a focused,pre-grading testing program (minimally trenching)preferably after golf
play has been suspended.Investigation techniques/survey methodology shall be subject to
review and approval of the City.If resources are identified,they shall be assessed in a
Phase II report prior to the mass grading program.
Hazards Management Overlay -This designation applies to the northernmost portion of the
Chandler facility area where it is traversed by the Palos Verdes fault.The fault line runs
along the northeastern section of the Palos Verdes Hills crossing the northeastern tip of the
City of Rolling Hills.Studies conducted by Earth Consultants International and,
subsequently,by Neblett &Associates examined the potential for ground rupture along
lineaments related to the fault.Conclusions indicate that the lineaments do not constitute
"active"faults and would not affect future development of the project site.
Structures designed for human habitation are required to meet standards of the California
Uniform Building Code (Seismic Zone 4).In addition,the City's Seismic Safety Ordinance
requires structural engineering review of development proposed in the subject area.
Mitigation Measure GEO-3 requires this review including measures to reduce potential
landslide hazards.
The City's General Plan notes that Palos Verdes Drive East is a scenic corridor in on Exhibit 5-2
in the Conservation Element of the General Plan,but does not mention a scenic corridor overlay
for the street in describing overlay designation in Planning Areas 1 or 2 nor on Page 5-19 of the
General Plan.Regardless,the DEI R analyzes impacts to Palos Verdes Drive East on page 3.1-
20 of the DEIR,and the applicant has provided cross section of the development relative to
Palos Verdes Drive East on Sheet 10 of the Vesting Tentative Tract Map drawings.Drawings
show that proposed homes will be lower than existing homes.Staff believes that the continued
appearance of golf course uses accompanied by the new site entrance to the residential
tract/clubhouse complex (as seen on page 3.1-27 of the DEIR)will provide a low-scale and
aesthetically pleasing appearance along Palos Verdes Drive East.
As discussed above,and in consideration of project Mitigation Measures as described,staff
believes that the subject request conforms to the policies identified for the General Plan Overlay
designations with the requested General Plan amendments.
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Zoning Applicability
Currently,zone designations are Q (Quarry)for the existing Chandler facility,and A
(Agricultural),C-R (Commercial Recreation)and RA-20,000 for the golf course facility.The
applicant requests zone changes to redesignate tile project site to C-R for the golf course
facility/clubhouse complex and RPD (Residential Planned Development)for the residential
subdivision.
Requirements of the C-R Zone are set forth in Chapter 17.22 of the Municipal Code 'which
provides for golf courses and/or golf driving ranges as a conditionally permitted use.The
project complies with development standards for the C-R Zone related to a minimum lot area of
two acres,setbacks of 25 feet (fully landscaped)between a C-R use and residential use,
screening of service entrances from residential uses,and a minimum of 20%(5%>of the parking
lot area)of the site to be landscaped.
The C-R Zone indicates that parking shall be established for each use by the Planning Director
and that there shall be sufficient onsite parking to meet the needs of tile specific use.A parking
analysis was included in the Traffic Impact Report (see Appendix J of DEIR).The project
proposes 303 parking spaces for the clubhouse and golf course witl1 additional capacity by
attendant service.The minimum number of required parking spaces was estimated using
Parking Generation,3rd Edition published by the Institute of Transportation Engineers (ITE).Not
all of the golf courses that were the basis of ITE's parking generation rates include restaurant
and banquet facilities.To ensure that al of the banquet facilities are accounted for,the 85th
percentile rate was used instead of the usual average rate.
As shown in the Table below,it is estimated that the proposed development would need a
minimum of 210 parking spaces:
LAND USE ITE SIZE PEAK PERIOD PARKING MINIMUM REQUIRED
CODE DEMAND PARKING SPACES
Golf Course 430 18 Holes 9.83 spaces/hole 157
Fitness Center 492 7.150 Thousand 5.19 spaces/thousand square feet 37
Square feet
Tennis Courts 490 5 Courts 3.2 16
Total Minimum Required Parking Spaces 210
Thus,the 303 parking spaced proposed are expected to be more than adequate providing 93
extra spaces.
In addition,the project applicant requests to remove the Horse Overlay District,as described in
Chapter 17.36 of the Municipal Code,from the entire project site,except Lot 114.Discussion
regarding this request can be found above in the General Plan portion of this report.
Zone Text Amendments
The project proposes Zone Text Amendments related to the permitted building height in the C-R
Zone and the permitted lot coverage.The C-R Zone limits building height to 20 feet or one
story,except that buildings may be 35 feet or two stories where the building is farther than 50
feet from the property line.The applicant proposes the main roof line of the clubhouse as
measured on the front elevation with tower elements to be approximately 33 and 40 feet in
height.On tile west elevation,it can be noted that a 43 foot high tower is proposed while the
main roof line is approximately 40.5 feet in height.The rear (north)roof line is generally 40.5
feet in height as well.
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Other conditionally permitted uses in the C-R Zone include bicycle riding tracks,clubs providing
game playing areas with spectator facilities (including tennis handball and volley ball courts,
baseball diamonds and football/soccer fields,racket tennis,basketball,and squash)swimming
pools and farms and/or ranches and accessory buildings.Staff believes that the maximum
building height in the C-R Zone for these conditionally permitted uses should be raised to a
maximum of 44 feet in height subject to discretionary review through the Conditional Use Permit
(CUP)process.The 44 foot height maximum would be consistent with the maximum permitted
height in the C-G (Commercial General)Zone.Staff believes that this would provide increased
flexibility in designing clubs and facilities consistent 'vvith modern standards.
It can be noted that the DEIR indicates that that tower elements are 48 and 56 feet in height.
These measurements would be provided if the highest tower elements on the front elevation
were measured from the lowest point of the rear elevation.T~lis,however,is inconsistent with
how height is measured in the City which is from the lowest finished grade at the side of the
building.The heights described in this report,therefore,are more representative of how height
is measured in the City.
Should the Planning Commission decide that the proposed Zone Text Amendment should not
be pursued,please note that Mitigation Measure AES-1 would require the applicant to reduce
the proposed clubhouse's building height,including accent towers,to 35 feet or less.
The maximum lot coverage in the C-R Zone is 10%>up to a maximum of 10,000 square feet,
and the project proposes lot coverage of 10.75%in the clubhouse complex inclusive of the
clubhouse,exterior covered areas,and decks.Staff believes that 10%lot coverage is
antiquated and recommends that the lot coverage in the C-R Zone be amended to allow 20 %lot
coverage.While this would double the permitted lot coverage in the C-R Zone,it would provide
consistency with the I (Institutional)Zone.The 200/0 lot coverage would also be less than the
25%provided for in the C-O (Commercial Office)and C-L (Commercial Limited)Zones,and less
than the up to 45 %provided for in C-G (Commercial General)Zone.
Conditional Use Permits
As mentioned previously,a CUP is required to establish a golf course/driving range in the C-R
Zone.Further,a CUP is required to establish a Residential Planned Development (RPD)
community.Requirements for CUP's are provided in Chapter 17.68 of the Municipal Code.
Section 17.68.010 of the Municipal Code indicates that conditionally permitted uses may be
allowed when such uses are necessary to the development of the community,and which uses
are in no way detrimental to existing uses or to those permitted in the district.In no case shall a
CUP be issued for a specifically prohibited use.
Although a new CUP is required for the golf course facility,it can be noted that the Rolling Hills
Country Club has been operating as a conditionally permitted use for decades and has been an
asset to the community.The new CUP allows the City to place conditions on the development
and operation of the project to minimize impacts to the surrounding neighborhoods.
Staff reviewed previous CUP's for the use and was unable to find conditions regulating hours of
operation.The Planning Commission generally provides a condition of approval allowing for
hours of operation for conditionally permitted uses.The applicant proposes hours of operation
to be as follows:
Tennis Courts -7:00 am to 10:00 pm
Clubhouse -7:00 am to 12:00 am,with minimal special events lasting until 2:00 am
Golf Course -Daylight to Sundown
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Staff reviewed hours of operation for the Jack Kramer Tennis Club and found that their hours of
operation are 6:00 am to 10:00 pm,seven days a week,except that hours are 6:00 am to 8:00
pm on weekends during the months of October through May.Accordingly,staff finds that the
tennis hours proposed by Rolling Hills Country Club are generally consistent with those of the
Jack Kramer Tennis Club.Staff does recommend a condition of approval requiring that tennis
court lighting be shut off by 10:00 pm every night or when the courts are no longer scheduled for
use on any evening.
V\lith regard to the clubhouse,Mitigation Measure NOI-5 indicates that no outdoor dining,music
or activities can occur after 10:00 pm or before 7:00 am.Further,Mitigation Measure NOI-6
requires that all exterior windows and doors at the clubhouse shall be kept closed between
10:00 pm and 7:00 am.The applicant proposes that indoor clubhouse activities would occur
until 12:00 am,except that uses may occur until 2:00 am a couple of times a year,such as on
New Year's Eve.Staff recommends a condition of approval requiring a written request to be
submitted no later than 10 days prior to any event anticipated to occur after 12:00 am for review
and approval of the City Manager.With these requirements,staff recommends the hours of
operation for the clubhouse be approved as proposed.
The Planning Commission may also wish to note that Mitigation Measure NOI-10 indicates that
truck deliveries may only occur between the hours of 7:00 am and 10:00 pm.Also,Mitigation
Measure NOI-12 indicates that no trash pickup can occur between 8:00 pm'and 8:00 am.
These measures,along with all mitigation measures,will be incorporated into the project
approval and will be required of the project operation.
Like the subject golf course,the Los Verdes Golf Course in the City of Rancho Palos Verdes is
flanked by residences.Staff reviewed the hours of operation for the Los Verdes Golf Course
and found tee times can be set as early as 5:00 am and as late as 7:30 pm,which roughly
corresponds to daylight hours.Therefore,staff believes that permitting golf during daylight
hours would be appropriate for the project as requested.
The RPD development standards are described in Chapter 17.18 of the Municipal Code.The
intent of the zone is to provide for cluster housing and common open space and recreation
oriented areas.The Section 17.18.020(8)of the Municipal Code provides that a planned
residential development is permitted subject to a CUP based upon findings that the plan
provides for adequate light and air,public safety and convenience,protection of property values
in the neighborhood and preservation of the community.
A minimum of ten acres is required for an RPD development with a maximum project density of
two units per acre.For the subject application,the residential portion is approximately 60
acres,and the applicant has provided a one-acre grid map indicating that the permitted density
will not be exceeded.Said map will be available at the public hearing.The RPD Zone permits
single family detached homes as proposed,and off street parking is provided at two covered
parking spaces in a fully-enclosed private garage for each dwelling unit as further required.
The RPD Zone also requires that common and private open space areas shall comprise not
less than 70%of the land area.As proposed,the project proposes only approximately 17%>of
the RPD designated land for building coverage (less than the 30%maximum permitted by
Code),leaving 83%>for common and private open space.
Two neighborhood parks,three parkette/overlook lots,and a pedestrian trail are proposed as
common open space features.Section 17.18.040(8)(8)requires that a development schedule
indicating the development of common open space related to the construction of dwelling units
be provided to the Planning Commission.Accordingly,that applicant indicates the Lot 135 will
be constructed with Phase 1 (30 homes plus nine models),Lots 129,130 and 131 will be
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constructed with Phase 2 (32 homes),and Lot 136 will be constructed with Phase 4 (19 homes).
This schedule will be included as a condition of project approval.Also,a landscaping plan for
all common areas is required to be reviewed by the Planning Commission pursuant to Section
17.18.040(8)(11)of the Code.A condition of approval will require this plan to be reviewed
accordingly.
With regard to the tentative subdivision map,the RPD Zone indicates that the applicant may be
required to provide a plan of design which shall specify and include:
•The location size,bulk,height and number of stories of all buildings and structures,including
walls,signs and fences;
•The location,size and dimensions of yards,courts,setbacks,and all other open spaces
between buildings and structures;
•The location,dimensions and method of improvement of all driveways,parking area,
walkways and means of access,ingress and egress,and drainage;and
•The location,dimensions and method of improvement of all property to be dedicated to the
public or for use of public utilities.
Accordingly,the applicant has provided a site plan,floor plans and elevation drawings for the
proposed homes in the residential subdivision.It can be noted that,as discussed in the
Neighborhood Compatibility section below,the homes as indicated are schematic at this time
and will be subject to further revision and review when the applicant has secured a home
builder.Conceptually,the Planning Commission may use these plans accompanied by the
DEIR to consider,as required by Section 17.18.040(8)(12)of the Code,the factors of noise,
light,heat,vibrations,fire hazard,traffic,population density,landscaping and relationship of
structures to each other on the subject parcel and to adjoining property.
Staff believes that the home sites and types are relatively consistent with other RPD designated
residential subdivisions that have been permitted in the City (i.e.,The Ranch,Vantage Pointe,
and Hillcrest Manor)in terms of providing individual home site private yards as well as common
parkette/open space amenities.
Staff believes that the relationship of structures to each other,proposed landscaping,and the
factors of noise,light,heat,and vibrations will not be adverse given the design and layout of the
residential subdivision.In addition,fire hazard,traffic and population density will not create
significant impacts with mitigation indicated in the project DEIR.
Neighborhood Compatibility
Neighborhood Compatibility requirements are set forth in Chapter 17.62 of the Municipal Code
for residential uses.No requirement for Neighborhood Compatibility is required for buildings in
the C-R Zone pursuant to Chapter 17.22 of the Code.
Residential floor plans,roof plans,and elevations are provided in the project drawings.Three
primary home types are proposed to be "cottages","villas"and "estates".In total,nine floor
plans are proposed with three elevations each for a total of 27 elevations.The proposed
residences (as well as the golf course clubhouse)are "neo-Mediterranean"in style combining
Spanish and Italian building elements of exterior gallerias or loggias,covered balconies,
symmetric ranks of tall,arched window and door openings,terra-cotta barrel roof ties,shallow
roof pitches,stucco facades,rough-hewn wooden doors and decorative ironwork.Facade
ornamentation may include inset tilework and carved stone (or pre-cast replica stonework).
Although the project is not proposed to be gated,as encouraged in Policy 1.2 of the Housing
Element of the General Plan,it does proposes a "carriage house"to be located near the project
entry that matches the style of the homes and clubhouse.
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The style of the homes was discussed at the Joint City Council/Planning Commission meetings
previously.Some concern was expressed relative to architectural style and massing of
buildings which do not represent the City's ranch style particularly for the northeastern section of
the City.While the Bridlewood Circle neighborhood expresses a "modern Ranch"style,the
County Club Estates neighborhood expresses a mixture of Mediterranean and Ranch style
homes.The applicant did incorporate an "Adobe Ranch"style home subsequent to these
meetings.Staff believes that the adobe ranch elevation does not go far enough in representing
ranch style and could be further enhanced.
As previously mentioned in this report,a home builder has not yet been identified.Thus,while,
the homes as presented can be used for neighborhood compatibility discussion,further revision
to home architecture and,accordingly,review of neighborhood compatibility is anticipated.
Thus,should the Planning Commission desire,conditions of approval could require the
incorporation of additional ranch style architectural features and elements or an authentic ranch
style elevation.Also,the Commission could require less subtle and more dramatic style
differences such as an authentic Craftsman,French Country,Mission or Arts and Crafts style
home as has been done for other developments.Past developments (i.e.,Peppertree and The
Vantage Pointe)were considered neighborhoods onto themselves that still incorporated a
mixture of architectural homes including a ranch style.
Section 17.62.030 of the Municipal Code requires residential construction proposals to address
Neighborhood Compatibility objectives such as natural amenities,neighborhood character,
scale,style,preservation of open space,privacy,and views.To maintain Neighborhood
Compatibility,residential construction proposals shall address the following objectives:
1.Natural Amenities.Improvements to residential property shall respect and preserve to
the greatest extent possible existing topography,landscaping,and natural features.
The existing topography will not be preserved on the Chandler facility site which will improve the
site condition.Grading appropriate for home and golf course uses will also occur (see Grading
section below).Project grading,while massive,will provide a more uniform appearance of the
project site.Also,the applicant has completed a tree survey of 188 trees on the project site.Of
these,about 35%are in poor condition or dead,and 48%are in fair condition.Twenty-seven
trees have the potential to remain if well protected,and 20 trees are transplant candidates.A
condition of approval will require the 27 identified trees to remain onsite and 20 transplant trees
to be relocated.
2.Neighborhood Character.Proposals shall be compatible with the existing neighborhood
character in terms of scale of development,architectural style and materials.
Pursuant to the discussion above,there is a mix of Mediterranean and "modern ranch"homes in
the project vicinity,and staff believes that a better mix of home styles could be incorporated for
further neighborhood compatibility review.
3.Scale.Designs should minimize the appearance of overbuilt property to both public and
private view.The square footage of the residence and total lot coverage should reflect
the rural character of the City and neighborhood.
Overall,for the proposed RPD-zoned subdivision,staff believes that the approximately 83%
open space versus the 17%building coverage will minimize the appearance of an overbuilt
property.As home sizes are adjusted with the selection of a builder and the plans are brought
back for further neighborhood compatibility review,staff and the Planning Commission can
further ensure that the largest homes are placed on the largest lots and the smaller homes on
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smaller lots.It is also anticipated that the square footage of the homes will be reduced which
can also be reviewed at that time.
4.Style.Proposals shall address the following design elements:fagade treatments (avoid
stark and unbroken walls),structure height(s),open spaces,roof design,appurtenances,
mass and bulk.These design elements should be compatible with the existing home
and neighborhood and in all instances seek to minimize the appearance of a massive
structure.
As discussed above,the style of homes could be addressed through conditions of approval
should the Commission so choose.Staff also believes the number of blank walls that are
proposed in the architecture should be reduced and that the lack of setbacks for second floors
over first floors,which has been a City priority in past applications,should be addressed.
5.Privacy.Proposals shall maintain an adequate separation between the proposed
structures and adjacent property lines.In addition,proposed balconies,decks and
windows shall respect the existing privacy of surrounding properties.
While it appears that distance between homes may provide for privacy,this issue will need to be
further addressed when the specific home styles are brought back for review by the Planning
Commission after a home builder has been selected.An analysis will need to be provided
indicating that windows will not directly look into neighboring windows.
6.Views.Designs should respect existing neighboring views.
This finding has been met because the proposed homes are located down slope from
any home above and will not block views.In addition,all existing golf-front homes will
remain golf-front homes.
When the project is brought back for further neighborhood compatibility review,staff suggests,
at a minimum,a condition of approval requiring a better mix of authentic architectural style
including a more authentic Ranch design,a better uwedding cake"massing of second floors
over first floors,and an analysis of privacy between individual buildings indicating that windows
will not look directly into neighboring windows.
Grading
Requirements for grading in residential districts are set forth in Chapter 17.07 of the Municipal
Code.The purpose of the chapter is to preserve and promote the City's rural character through
development that protects the hillsides and topography and the public health,safety and general
welfare of the residents of the city.
The project proposes 3.2 million cubic yard of earthwork which would be balanced onsite.The
majority of cut area would be from the western and southern rims of the quarry pit and on the
existing golf course adjacent to the southern rim of the pit.Fill areas would be primarily within
the pit and valleys in the southwestern portion of the site.Grading would also occur for building
pads and golf course purposes.
Manufactured slopes would be located throughout the project site with the largest slope in public
view located in the westerly portion of the site below Alta Loma Park.This landscaped slope
would be approximately 60 feet in height and would contain two concrete uV"ditches for
drainage.In addition,a Verdura retaining wall is proposed.Verdura walls are modular,
interlocking concrete cells that form a strong,flexible soil retention matrix that can be planted
and irrigated.The wall is proposed to be located south of the clubhouse,north of Lots 1 through
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6,and would be 500 feet long and 16 to 28 feet tall (see Loffel and Retaining Wall Exhibit in
project plans).Examples of Verdura walls are provided on Page 3.1-11 of the DEI R.
It is estimated that project grading would last 30 months.Initial construction activities would
include demolition,grading and installation of infrastructure which would occur as one phase for
the entire project,except that the existing clubhouse would remain operational until the new
clubhouse is operational.Construction of residential phases would occur subsequently
concurrent with construction of the clubhouse complex and new golf course.
Staff believes that the grading of the project site would provide for a better and more compatible
site than the existing quarry (inclusive of the pit).Although high retaining walls are proposed,
staff believes that their appearance can be adequately screened by extensive landscaping.A
condition of approval will require that the retaining walls located near the project entrance (south
of the clubhouse)and below Alta Loma park be fully landscaped and maintained at all times.
Vesting Tentative Tract Map
Regarding tract maps,Chapter 16.12 of the Municipal Code requires that the plan must be
prepared by a registered civil engineer for all public works improvements to be constructed as a
condition of the subdivision and for all site development including (but not limited)to grading,
drainage facilities,and structures in accordance with the City standards.Furthermore,plans for
all irrigation and landscaping subject to the approval of the Planning Director and a plot plan
showing details of the entire development and all improvements to be constructed are required.
Pursuant to Chapter 16.04 of the Municipal Code,the Planning Commission's actions shall be
as an advisory agency only,and all actions of the Planning Commission with reference to tract
maps shall be reported to the City Council who shall act approve,deny or conditionally approve
the map.Thus,the Planning Commission's action on the subject request shall serve only as a
recommendation to the City Council.
The Vesting Tentative Tract Map was routed to other affected public agencies and service
providers for review,and some conditions of approval were provided.These conditions
generally involve requirements pursuant to the Subdivision Map Act as well as project level
requirements specific to the development.Staff supports approval of the Vesting Tentative
Tract Map subject to these conditions which will appear in the resolution recommending
approval of the project to the City Council which will be presented for review by the Planning
Commission.The City Engineer will be present at the public hearing to answer any questions
related to the Vesting Tentative Tract Map.
Proposed Infiltration System and Machado Lake Nutrient Total Maximum Daily Loads
At a Joint City Council/Planning Commission meeting held on October 13,2009,the City's
Environmental Consultant provided an update on the Regional Water Quality Control Board's
new Total Maximum Daily Loads (TMDL)for Machado Lake.This Nutrient TMDL is intended to
correct impairment of water quality in Machado Lake with respect to algae,ammonia,odors,
eutrophic conditions that result from excessive nitrogen and phosphorous (nutrients)in the lake.
The City is required by new regulations to evaluate and establish compliance with the nutrient
TMDL.The City's Environmental Consultant specifically mentioned the existing benefit that the
Chandler pit provides by allowing for 200 acre feet of detention capacity.As provided in the
DEIR,the project initially intended to divert water into Machado Lake from the project site
providing only 12.7 acre feet of detention after project construction.
In response to the new regulations and the City's related concern,the applicant designed and
proposed a new infiltration system for the project in the area of the existing quarry pit.The
system is designed to percolate up to 242 cubic feet per second rather than discharge flow into
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the Project 77 storm drain to Machado Lake.The infiltration system would filter flows through a
geo-fabric lining,a gravel bed,and the underlying soil matrix,which would remove pollutants
from percolating water.With the proposed infiltration system,the site's infiltration capacity
would be maintained.Mitigation Measures in the Recirculated Portions of the DEIR provide for
the required maintenance of the infiltration system.
Environmental Review Pursuant to the California Environmental Quality Act (CEQA)
The proposed development \tvas defined as a project under the California Environmental Quality
Act (CEQA),which requires completion of an Initial Study to determine if the project would have
significant impacts on the environment.The City contracted with Willdan Associates to perform
the Initial Study and,subsequently,the Draft Environmental Impact Report (DEIR)to analyze
project environmental impacts.The DEIR was circulated for public review from May 1,2009
through June 30,2009.The DEIR was provided to the Planning Commission under separate
cover on May 4,2009.In response to comments received,and to address additional hydrology
mitigation proposed by the applicant,the project description,alternatives,air quality,biological
resources,cultural resources,and hydrology and water quality portions of the DEIR were
recirculated from June 21,2010 until August 4,2010.The Recirculated Portions of the DEIR
were provided to the Commission on June 21,2010.
As required by CEQA,all affected properties within 500'of the project,the City's environmental
notification list including adjacent/affected cities,and the State Clearinghouse were noticed of
the availability of the DEIR and Recirculated Portions of the DEIR.The notice provided a brief
description of the project and how to obtain detailed information.The DEIR and Recirculated
Portions of the DEI R were posted on the City's website,provided at the public counter for
review,posted at the Los Angeles County Clerk/Recorder's Office and delivered to the
Peninsula Library for accessibility at the Reference Desk.
Upon completion of the DEIR and Recirculated Portions of the DEIR,staff determined that,with
proper mitigation as specified in the Recirculated Portions of the DEIR,the proposed project will
not have a significant impact on the environment with respect to aesthetics,biological
resources,cultural resources,geology and soils,hazards and hazardous materials,hydrology
and water quality,land use and planning,mineral resources,population and housing,public
services,recreation and open space,transportation and circulation,or utilities and service
systems.However,significant impacts to air quality and noise would occur with construction
and maintenance of the proposed project as follows.(Attachment 8 provides Findings related to
these and other impacts that can be mitigated):
•Construction of the proposed project would generate criteria air pollutants,which would
contribute to the regional ambient air quality conditions of the South Coast Air Basin.Before
mitigation,project construction would generate NOx,PM 10 ,and PM 2.5 in excess of the South
Coast Air Quality Management District's Mass Daily Thresholds.After mitigation,the
project's construction NOx emissions would be less than significant,however,project
construction PM1Q and PM 2.5 emissions would remain significant.This is a significant impact
that cannot be mitigated.
•Construction of the proposed project would generate criteria air pollutants,which would
affect localized air quality.PM1Q and PM 2 .5 emissions generated by project construction
would exceed the South Coast Air Quality Management District's Screening Thresholds for
Localized Significance,both before and after mitigation,and N02 emissions generated by
project construction would exceed the District's Screening Thresholds before mitigation.
Dispersion modeling indicates that the project's construction emissions would exceed the
District's significance thresholds for localized concentrations of N02 (1-hour standard only),
PM 10 (1-hour and annual standards),and PM 2 .5 (1-hour and annual standards).This is a
significant impact that cannot be mitigated.
16
3-76
•The proposed project involves construction activities,which could temporarily and
periodically affect noise levels and impact existing nearby sensitive receptors and future
onsite residents.This is a significant impact that cannot be mitigated to a less than
significant level.
•Operation and maintenance of the proposed reconstructed golf course and clubhouse would
generate noise that could affect existing nearby residents.Clubhouse activity noise can be
mitigated to a less than significant level.However,even after mitigation,nearby residents
would be significantly impacted by noise generated by golf course maintenance.This is a
significant impact that cannot be mitigated to a less than significant level.
•Future residents of the proposed development and patrons of the golf course and country
club would be exposed to external and internal traffic noise and noise generated by activities
onsite,including golf course maintenance and clubhouse events.Traffic-related noise and
clubhouse activity noise can be mitigated to a less than significant level.However,even
after mitigation,future onsite residents would be significantly impacted by noise generated
by golf course maintenance.This is a significant impact that cannot be mitigated to a less
than significant level.
Given that significant impacts would result from construction and operation of the project,the
City is required to adopt a Statement of Overriding Considerations for the project wrlich is
provided herein as Attachment 9.
John Bellas of Willdan Associates,who prepared the environmental documentation,will be at
the public hearing to answer any related questions.
RECOMMENDATION
Staff recommends the Planning Commission:
1.Open the Public Hearing;
2.Take Public Testimony;
3.Discuss the issues;
4.Continue the public hearing to the meeting of October 18,2010 and direct staff to prepare a
Resolution recommending to the City Council that the project Final Environmental Impact be
certified and that Planning Application No.29-07 be approved,subject to the conditions
identified in U"lis report.
Exhibits
Attached
1.Minutes of Joint City Council/Planning Commission Meeting (9/7/2004)
2.Minutes of Joint City Council/Planning Commission Meeting (6/26/2007)
3.Email from Anthony Morales (2/19/08)
4.Letters Received Prior to Public Hearing
5.Draft Development Agreement
6.General Plan Exhibit 6-1:Equestrian Trails
7.Applicant's New Proposed Equestrian Trail
8.City of Rolling Hills Estates Findings
9.Statement of Overriding Considerations
17
3-77
Separate
1.Final Environmental Impact Report
2.Project Plans
P niki Pa29-07 pm
18
3-78
Rolling Hills Estates
holds first hearing on
Chandler development
project
By Melissa Pamer Staff Writer
Posted: 10/05/2010 07:12:09 PM PDT
Updated: 10/05/2010 07:16:54 PM PDT
In a packed meeting room, a Rolling Hills Estates
commission this week held its first official
hearing on a long-planned project to replace a
massive rock quarry and neighboring country
club with a new golf course and 114 luxury
homes.
The Planning Commission made no decision on
the project at a Tuesday evening meeting that
brought out more than 100 city residents.
The panel is set to meet again Nov. 1 on the
project, which is being pursued jointly by the
Rolling Hills Country Club and Chandler's Palos
Verdes Sand & Gravel facility.
City Planning Director David Wahba said he
wanted to give commissioners time to "digest"
comments made by critics and supporters of the
project, known as Chandler Ranch.
Several meetings may be necessary before the
commission makes a recommendation to the City
Council, which has final say over the
controversial 228-acre project off Palos Verdes
Drive East.
Tuesday's two-hour meeting rehearsed a now-
familiar set of disagreements over the impact of
the proposal.
"It's going to create an attractive gateway into
the city of Rolling Hills Estates. That should
enhance property values," said country club
board member Kevin Jennings.
"This project is a win win win. It's a win for
Rolling Hills Estates. It's a win for Rolling Hills
Country Club because we get to be in control of
our own destiny. And it's a win for the Chandler
family because they get to exchange one
incoming-producing
asset and exchange it for another one."
The project would join the steeply contoured
quarry property - now a landfill for inert
construction waste - with the country club's e
xisting 18-hole golf course. Part of a newly
configured course would replace the quarry,
while homes would be built close together on a
portion of the former golf course.
But the subdivision would be removed from the
city's horse overlay zone, meaning residents
could not keep the four-legged creatures that
have defined the equestrian-friendly city. That
and other factors has prompted criticism from
some local equestrians, who would like to see
changes in the project.
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"It should take in to consideration what the
residents want, not just what the developer
wants," said Dale Allen, president of the Palos
Verdes Peninsula Horsemens Association.
Several speakers called for further investigation
of Indian artifacts that have been found in the
area, specifically asking for ground-penetrating
radar to look beneath the site.
Jacob Gutierrez, a representative of the San
Gabriel band of Mission Indians, contested
claims from the project's backers that a thorough
archaeological investigation had already been
performed.
"By not doing the right thing, it's called erasure.
You're erasing our history," Gutierrez said.
Others who live nearby said they support the
project in part because they want to see the
Chandler pit - an eyesore for many decades -
covered.
Bob Bennett, a member of the private country
club and a horse-owner, noted that many city
residents do not keep horses.
"The issue is not that there's not enough
capacity" for horses, Bennett said. "The issue is
that there's not enough demand."
Commissioners said little to indicate their
perceptions of the project.
They asked about the effect of keeping the
project in the horse overlay zone and about the
use of ground-penetrating radar. They also
wanted more information about a water
filtration system meant to prevent pollution
down the hill in Machado Lake, as well as effects
on traffic and a rare bird species.
Responses to those issues should be available at
the Nov. 1 meeting.
melissa.pamer@dailybreeze.com
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RHCC: no formal decision made
Thursday, October 7, 2010 11:20 AM PDT
Public hearing continued to Nov. 1 at the Planning Commission level.
By Rebecca Villaneda, Peninsula News
RHE — The Rolling Hills Country Club’s proposed project was discussed at
Monday night’s Rolling Hills Estates Planning Commission meeting to an overflow audience eager to hear
how the new addition would affect their community and to urge further archaeological testing. Others were
there to applaud the project.
The development — 114 single-family homes, an 18-hole Arnold Palmer-signature course, and a new
clubhouse complex on 228 acres, is the largest development in the city’s history, according to Planning
Director David Wahba.
The equestrian community questioned the matter of removing the horse overlay designation from the entire
site — except one area: lot 114.
“RHCC is very supportive of our equestrian friends and neighbors and many of our members are also
equestrians, and that is why we understand those issues and are sensitive to them,” said Kevin Jennings, a
country club board member and the chairman of the long-range planning committee for RHCC.
The horse overlay designation identifies areas where horses are permitted and it requires those areas to be
preserved, according to a staff report.
“The applicant doesn’t want the project zoned for horses,” Wahba said. “Simply because they feel it’s not
conducive to golf course play and the types of homes they are designing, which are cluster homes.
“They have the right as anyone to apply for [it],” he added.
As a good faith effort, RHCC is proposing to constructing and maintaining a one-mile trail along Palos Verdes
Drive East, at the outskirts of the development.
Dale Allen, president of the Peninsula Horsemens Association said removing the horse overlay zoning would
be a big takeaway from the equestrian community.
“We are not against either the golf course expanding and improving, or Chandler putting houses there. We
just want it to be done in a responsible manner,” he said. “This would make a large change to the
demographics to the city.”
Bob Bennett, an RHE resident and member of the RHCC said the Horsemens Association argument does not
make sense.
“The issue is that there is not enough capacity for horses … the issue is there is not enough demand,” he
said.
Proponents of the project, including longtime Montecillo-area resident, Bill Pomerenz, who overlooks the
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quarry, called the project “amazing.”
“I probably have the house in RHE that is most affected by the project because I sit in a house that
overlooks the quarry, and for 40 years, we’ve put up with the 16,000 loads,” he said referring to the trucks
that come to and from the landfill located on the proposed project site.
“We live next to an industrial site. Those of us who live in Montecillo have been counting [on] for many years
a redevelopment project on that site,” Pomerenz.
As it was the first time the project as-is was given time at a public hearing, Planning Commission members
made no comments on the development, but did request more investigation about the infiltration system
and how it will affect Machado Lake.
“And how or if there is on-site retention of all runoff at this time?” said Commissioner Michael Conway, who
added that a resident’s comment about the California gnatcatcher and its endangered species designation be
investigated.
Chairman Carl Southwell said he was concerned with maintaining cultural sensitivity.
“The comments about the archeological significance at this site should be looked at more carefully,” he said.
“I’m also interested in whether the paleontological aspect of this site has been looked into at all. It’s well
known that that area is one of the richest concentrations of places to see marine invertebrates, and perhaps
there should be some consultation on the potential for a last look by a paleontologist at that site before it’s
permanently closed.”
Jacob Guiterrez, a Tongva Indian, said an “extensive” study isn’t sufficient.
“We’re not trying to stop this development, we’re just trying to take the position of responsibility, that’s all
we’re asking,” he said.
Linda Bentz, a San Pedro resident and a Palos Verdes Peninsula Unified School District fourth-grade teacher
who teaches archeology suggested ground penetrating radar and boring “to get a larger idea of what is
happening in Palos Verdes with the Tongva and get a deeper sample,” she said. “It also shows respect for
the first people in Palos Verdes.”
The Chandler family
Currently, the RHCC owns 34 acres of the proposed site and the Chandler family owns the remaining 194.
“We lease 2/3 of the country club land from the Chandler family, and that lease expires in 2022. This project
allows us to get fee ownership of a 163-acre golf course and water rights,” Jennings said. “Approval as
presented will allow for the long-term survival and growth of RHCC and the survival of a valuable community
asset.”
Mike Cope, who represents the Chandler family said the project as proposed will generate approximately $15
million in revenue for the city, to go toward park and recreation and the library district, and toward both the
Palos Verdes Peninsula and Torrance school districts.
“It seems to me that the issues that need to be decided here is, Do we want a land pit at the gateway to the
city of [RHE] … or do we want to have green space with a nice housing tract and one-mile long horse trail
and world-class recreational facilities to go along with a world-class city?” said Larry Hadley, an RHE
resident.
rvillaneda@pvnews.com
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San Bruno explosion
raises questions about
San Pedro butane facility
By Donna Littlejohn Staff Writer
Posted: 09/14/2010 07:10:33 PM PDT
Updated: 09/14/2010 07:14:18 PM PDT
The gas line explosion last week near San
Francisco has renewed neighborhood fears over
a butane tank facility that operates near
hundreds of homes in San Pedro.
Residents have pushed to move the facility for
years, but with little success.
On Tuesday, about 20 demonstrators showed up
at a closed-door meeting held by the company
that owns the 20-acre private facility at 2110 N.
Gaffey St., waving signs and chanting demands
that the tanks be relocated.
The company stores some 12 million gallons of
butane gas in two above-ground tanks.
Plains LPG, the company that operates the tanks
formerly under Amerigas, denied media access
to the meeting at the Crowne Plaza Hotel in
downtown San Pedro, saying it was one of three
regular updates given to invited community
leaders in an effort to maintain communication
with neighbors.
"These meetings provide the opportunity to
reaffirm our commitment to professional,
prudent and safe operations," said a company
statement issued later in the day. "Further, we
adhere to a stringent schedule of inspections
and maintenance. ... In addition to being manned
24 hours a day, seven days a week, our facility is
equipped with various safety measures including
automated fire suppression and shut-down
systems."
"We've been on this for years," said Jeanne
Lacombe of Rancho Palos Verdes, president of
the Rolling Hills Riviera Homeowners Association.
She was one of about 20 Harbor Area residents
who
showed up to stand outside the meeting.
Los Angeles City Councilwoman Janice Hahn also
issued a resolution calling for new federal
regulations that include additional requirements
for above-ground storage facilities near
residential areas.
Under AmeriGas, butane was transported from
the storage tanks to ocean vessels through an
underground pipeline. In 2004, the Los Angeles
harbor commission declined to renew the
company's berth and pipeline leases.
But the company continues to store butane and
transport it by truck and rail instead of pipeline.
Demonstrators stood outside the meeting
holding signs reading "Relocate!" and "What
happened to Energy Island?"
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Pier 400, constructed by the Port of Los Angeles
as a so-called energy island to house hazardous
facilities, is now the site of a large shipping
terminal and natural bird habitat.
Port spokesman Arley Baker said the port made
"an extensive effort" to move port liquid bulk t
enants to the area. But "in the end," he said,
"those tenants either removed their facilities or
made the necessary changes and mitigations to
their operations would be consistent with our
risk management plan."
In a related development, City Councilman Bill
Rosendahl on Tuesday introduced a motion
calling for Los Angeles city agencies to present
compliance records and a response plan in the
event of a pipeline explosion in the city.
donna.littlejohn@dailybreeze.com
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Butane tanks worry San
Pedro residents
By Donna Littlejohn Staff Writer
Posted: 10/17/2010 07:04:50 AM PDT
Updated: 10/18/2010 07:41:44 AM PDT
For as long as most folks in San Pedro can
remember, the storage tanks on North Gaffey
Street caused some worry.
"For years this has been an issue that has
frustrated people," said John Greenwood of the
Northwest San Pedro Neighborhood Council. "It
shouldn't have been built in that area. ... They
would not be able to put it there now. But it's
there, so what do we do about it?"
Earlier this year, the neighborhood council
decided to spend $10,000 of its $40,000 annual
budget to commission an independent study that
would assess exactly what the risk is of storing
hazardous chemicals less than a mile from
stores and single-family homes.
The report, prepared by Cornerstone
Technologies Inc. of Long Beach, indicates that a
worst-case scenario is unlikely to happen.
But it also states that devastating impacts could
be experienced in up to a 6.8-mile radius. That
would take in the Palos Verdes Peninsula on the
west and reach Long Beach on the east, also
traveling toward Redondo Beach and Gardena.
The most likely cause of an accident at the
Rancho LPG tanks would be a large magnitude
earthquake - up to 7.3 - on the Palos Verdes
fault zone.
Unlikely as that is, it was a sobering message to
members of the neighborhood council.
"None of these are likely scenarios, but
whenever you have an accident it is not a likely
scenario," Greenwood said. "My concern is how
can we reduce the chances of something
happening and ensure
Fuel tanks at the Plains LPG (formerly
Amerigas) site loom in the background
of the North San Pedro neighborhood
near Westmont Drive. (Scott Varley)
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that it's safe here."
The neighborhood council's Planning and Land
Use Committee will discuss the issue at its next
public meeting, set for 6:30 p.m. Oct. 28 at San
Pedro City Hall, 638 S. Beacon St.
Concerns about the tanks at 2110 N. Gaffey St.
have moved back to the forefront following
September's gas line explosion near San
Francisco.
The 20-acre facility, which was developed in the
early 1970s by Petrolane and later operated
under Amerigas, features two above-ground
butane storage tanks, each with a capacity of
12.6 million gallons. There also are smaller tanks
on the premises and the facility, now under
Plains LPG, can store a total of 25.3 million
gallons of butane.
The company has a long- term lease on the
property with an option to buy. Moving, the
company has said, would cost tens of millions of
dollars.
"I think our next step is to hopefully work with
people at the facility," Greenwood said.
The new company, Greenwood said, has been
"more open" with the community than earlier
operators. But he said more needs to be done to
address the concerns.
A representative for the company could not be
reached for comment. But in September, a Plains
LPG spokesman said the company adhered "to a
stringent schedule of inspections and
maintenance. ... In addition to being manned 24
hours a day, seven days a week, our facility is
equipped with various safety measures, including
automated fire suppression and shut-down
systems."
Greenwood's nervousness goes back to the
1970s, when he was a staffer for then-
Assemblyman Vincent Thomas and toured the
facility.
Demonstrating the safety devices at the plant, a
worker lit a cigarette lighter and put it directly
under one of the sensors.
The sensor alarm never went off.
"Nothing happened," Greenwood said.
With the neighborhood council report now in
hand, residents say they finally have some
specifics regarding the potential dangers.
"We've never had any credible information about
the tanks," Greenwood said. "This is a great
study and we've never had this kind of
information before."
But going to the next step in creating a plan to
reduce the threat to the community won't be
easy, he said.
"This is a huge, huge safety issue," said
Greenwood's wife, Karen. "The issue is that a
(vapor) cloud would go four (or more) miles.
We're talking about Lomita, Rancho Palos
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Verdes."
donna.littlejohn@dailybreeze.com
Want to go?
What: Meeting of the Northwest San Pedro
Neighborhood Council's Planning and Land Use
Committee to discuss a risk report focusing on
the butane storage tanks at 2110 N. Gaffey St.
Where: San Pedro City Hall, 638 S. Beacon St.
When: 6:30 p.m. Oct. 28
Information: www.nwsanpedro.org
The report conducted by Cornerstone
Technologies Inc. can be viewed at www.
nwsanpedro.org/pdfs/ RISK%20ANALYSIS%20ON%
20TANKS-PDF2.pdf
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Quantitative Risk Analysis for
Amerigas Butane Storage Facility
Prepared in Consideration of:
Amerigas Propane L. P.
2110 North Gaffey Street
San Pedro, CA 90731
Prepared By:
1650 Ximeno Avenue, Suite 210
Long Beach, CA 90804
Tel: (562) 494-9465
Fax: (562) 494-5296
September 2010
Cornerstone Technologies,Inc.
WWLJ Eowi,.,nmMtal Engin"",ir>g &Conmuchon
3-88
NOTICE
This report is designed to provide accurate and authoritative information with regard to the
subject matter covered. However, it is provided with the understanding that the contents reflect
the best judgment of Cornerstone Technologies, Inc. in light of the information available at the
time of preparation.
Cornerstone Technologies, Inc. does not make any warranty, express or implied, or assume any
liability with respect to use of, or damage resulting from the use of any data, information, and/or
projections contained herein.
3-89
TABLE OF CONTENTS
SECTION
1.0 Introduction
2.0 Objective, Scope, and Methodology of Study
3.0 Facility Location and Site Description
4.0 Quantitative Risk Analysis Methodology
5.0 Hazards Posed by Amerigas Butane Storage Facility
6.0 Results of Quantitative Risk Analysis
7.0 Conclusions of the Study
APPENDICES
Appendix 1: Release Scenario #1 – Vapor Cloud Explosion (Distance <0.1 miles)
Appendix 2: Release Scenario #2 – Vapor Cloud Explosion (Distance <0.1 miles)
Appendix 3: Release Scenario #3 – Pool Fire (Distance 0.4 miles)
Appendix 4: Release Scenario #4 – Pool Fire (Distance 1.7 miles)
Appendix 5: Release Scenario #5 – Vapor Cloud Explosion (Distance 3.2 miles)
Appendix 6: Release Scenario #6 – Vapor Cloud Explosion (Distance 4.0 miles)
Appendix 7: Release Scenario #7 – BLEVE (Distance 5.2 miles)
Appendix 8: Release Scenario #8 – BLEVE (Distance 6.8 miles)
3-90
Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
1
1.0 Introduction
This report is intended to provide a quantitative risk analysis associated with butane at the
Amerigas facility located at 2110 North Gaffey Street, San Pedro, California. The
purpose is to provide the surrounding community with an infor med evaluation of the
potential health and safety risks that are inherent in this type of industrial setting.
Amerigas handles a number of industrial chemicals at this address. This report will focus
exclusively on the butane storage and transport activities associated with the facility.
Butane is usually received and/or distributed through a pipeline, railcar, or transport
trucks. Based on the facility’s Regulated Substances Registration, two refrigerated
storage tanks located on the western border of the facility are designated for butane
storage, each with a capacity of 12.6 million gallons. Butane can additionally be stored
in two smaller horizontal vessels, each with a capacity of 60,000 gallons. When
considering all storage activities involving butane, this location can store approximately
25.32 million gallons of butane.
2.0 Objective, Scope, and Methodology of Study
The aim of the analysis is to assess the risk to safety of people living and working in the
adjacent neighborhoods surrounding the Amerigas facility. The specific objectives of
this analysis include:
Identification of the typical hazardous incidents that relate to the operation of the
facility;
Assessing the significance of each incident that could occur in terms of its
potential off-site impact;
Assessing and quantifying the off-site levels of risk to people, property and the
environment due to the proposed facility operations, using a quantitative risk
analysis method; and
Providing a clear, concise report of the analysis to determine the health risk
associated with the operation of the facility.
In order to meet the necessary objectives of this study, the following items are included
for consideration:
Identification of the typical hazards present on the site and development of
incident scenarios;
Assessment of the consequences of the identified potential risk events;
An assessment of the risk in relation to established risk guidelines.
The Quantitative Risk Analysis includes a systematic approach to the analysis of what
potential hazards can occur within the storage facility. The normal conditions of
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
2
operation of the system are defined and the following questions are provided best-
approximation answers:
(1) What accidental events can occur within the storage system?
(2) What are t he consequences of each accidental event?
(3) What is the significance of the calculated risk levels?
By objectively quantifying the potential risks from each part of the system, a quantitative
risk analysis enables identification of more effective measures to reduce such risks. The
methodology begins by defining the system through compiling and assimilating the
facility information that is readily available to the public domain. Following the
characterization of the facility, common hazards are recognized, in which internal and
external events are identified which may cause the release of hazardous materials. The
consequence and frequency of such events is modeled based on available information. A
risk assessment is conducted, which calculates the potentia l facility-wide risk and
compares the result to other accidental health risk hazards.
In this way, the facility is objectively defined, analyzed, and quantified in order to
provide a more accurate evaluation of its safety risk potential for the facility o perators
and the general public.
3.0 Facility Location and Site Description
Location
The Amerigas facility located on Gaffey Street encompasses approximately 20 acres of
land and was previously owned and operated by Petrolane prior to Amerigas’ purchase of
the facility in 1993. The facility is connected via pipeline to a berth in the Port of Los
Angeles which has been used in the past to load ships with butane for export. The facility
provides access for vehicles and rail lines as alternative means of shipping or receiving
butane and other LPGs.
While the facility is predominantly surrounded by other industrial operations on the
north, south, and east sides, to the west across North Gaffey are very dense residential
areas and commercial buildings. Based on a survey of the available aerial maps for this
region, it is estimated that the nearest commercial receptor is roughly 0.13 miles (~675
feet) from the largest butane storage tanks. The nearest residential receptor is
approximately 0.24 miles (1,290 feet) from the largest butane storage tanks. The
relatively short distance between the largest butane storage tanks and areas where
civilians live and work has generated cause for alarm for the residents near the Amerigas
facility.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
3
Geological Description
The facility is relatively level, and records indicate the land was used as a dump and fill
area in the past. Numerous chunks of asphalt and concrete were present in the
foundation, and the subsurface conditions are known to be relatively uniform for at least
a depth of 35 feet. The fill materials that had been previously dumped in the subsurface
varied between five and ten feet in thickness and had consistencies ranging from loose to
medium-soft. After a depth of about 60 feet, it is postulated that the underlying
geological materials consist of medium-firm clays and medium-firm to firm silts. Below
this depth, it is estimated that the ground materials are dense deposits of sands and silts.
H. M. Scott and Associates of Rosemead, California, developed the site and excavated
unsightly and problematic dump materials from the subsurface, consequently
recompacting the area with earth excavated from a bluff at the back of the site. Grading
work commenced in October 1972 and completed in December 1972.
The site was originally developed by Petrolane because of the geology of the subject site.
It was determined that the large refrigerated tanks could be developed and installed on
sand deposits by cutting into an existing slope. This would allow for the tanks to be
stored on sturdy, natural foundations. Before development of the site, test borings and an
earthquake engineering study were performed by Converse, Davis, and Associates of
Pasadena, California. The evaluation included analysis of past statistical data and
acceleration level-return period relationship, probability distribution of accelerations and
earthquake magnitude, nature and activity of faults in the area of the site, and response
spectra of various ground motions.
Facility Description
The facility is divided into two different parts. One portion is a storage facility on Gaffey
Street, which includes two 12.6 million gallon butane tanks, transportation vehicles and
pipeline and rail shipping capabilities. The second portion of the facility is a berth in the
Port of Los Angeles which is used for the export of butane and other LPG products. A
16” pipeline, buried 10 feet below ground, connects the storage tanks to the export
operations. At the time of preparing this report, it is our understanding that while the
berth is not currently in use, Amerigas is negotiating with the Port for a new berth and
renewed use of the pipeline from the tanks to the Port.
While most of the storage, transport, and rail car delivery is located farthest from Gaffey
Street, the two largest butane storage tanks are located closest to the western boundary of
the facility, which is closest to the nearest residential and commercial areas.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
4
4.0 Quantitative Risk Analysis Methodology
By understanding the configuration of the facility and by describing the storage
configuration of the liquid butane, a quantitative risk analysis can provide three primary
conclusions:
(1) Determination of potential releases that could result in significant hazardous
conditions outside the boundaries of the facility.
(2) For each potential release that is identified, the potentially let hal hazard zones
can be defined.
(3) And using a consistent, accepted methodology, a measure of the “risk” posed
to the public can be calculated.
It is assumed that a release of butane from the Amerigas storage facility could potentially
result in one or more of the following health hazards:
(1) Exposure to thermal radiation, which is heat radiated by combustion of
materials.
(2) Exposure to a blast wave from explosion of storage tanks from over-pressure
or ignition of materials.
These possible health hazards can be divided more specifically to include pool, torch, and
flash fires, vapor cloud explosions, and physical tank explosions. A more thorough
description of these potential outcomes is discussed.
Release Risks and Modeling Assumptions
The physical consequences of a butane release are dependent on the quantity released, the
rate of release, and for fire and explosion events, when ignition occur s. The quantit y of
the release will depend on the size of the release (equivalent hole diameter) and duration
of release (how soon can the release be detected and isolated). The release rate from a
hole will be assumed to be from a circular orifice and estimation is ba sed on the
maximum flow-rate from a given hole area.
As butane liquid may be released, it may pool and generate vapors. Ignition of the vapors
arising from the butane pool could result in a flash back or a pool fire, both of which may
cause intense thermal radiation around the burning pool. If the evaporating pool does not
ignite immediately, then the evaporated vapor may form dispersions within the ambient
air. These dispersions are affected by the atmospheric conditions, weather, and wind
speed during the occurrence. Vapor will remain close to the pool at first, since the vapor
is heavier than ambient air, but as time progresses and mixing occurs, the vapor is
assumed to more readily disperse. Ignition of such a dispersion could create a flash fire
or a vapor cloud explosion. Areas of confinement or congestion are most vulnerable to
the impact caused by a vapor cloud explosion.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
5
Most of the representative release scenarios are summations of many individual events
(e.g. a tank rupture can occur at various locations, and have varied release outcomes).
The frequency of each possible outcome is normally derived using event tree analysis.
Starting with an initial butane release, the event tree follows various possible outcomes
such as ignition, exposure of persons within the impact radius, and types of injury.
Probability of such occurrences are further defined and quantified by considering the
detection and mitigating protocols which may decrease or prevent exposure to such
incidents. Other factors, such as ambient air conditions, wind flow rates, puncture
location, etc., can alter the release scenarios either beneficially or detrimentally.
The prediction modeling thus makes some assumptions to evaluate generalized
occurrences and outcomes, since specific modeling data and outcomes are difficult to
quantify. The failure modeling assumptions are as follows:
(1) All releases are assumed to be oriented horizontally (parallel to the ground) in
the direction that the wind is blowing. All other release orient ations would
result in smaller hazard zones. Thus, this assumption would allow for a
conservative prediction of hazards and their associated risks.
(2) If a release does not immediately ignite upon release, it is assumed to grow to
its full extent before ignition. This conservative estimation of the risk would
not consider intermediate, smaller ignitions which would create smaller
hazard zones.
(3) A very conservative estimate is provided in consideration of tank rupture due
to earthquakes, since detailed knowledge of the seismic reinforcements of
these tanks is not available. Furthermore, there are limited studies and
historical data on how refrigerated butane tanks respond to catastrophic
earthquake events. Thus, the analysis provides a very conservative tank
failure rate in light of the difficulty in predicting a tank’s response to such a
geological impact.
Additional assumptions must be made concerning the emergency systems in place at the
facility:
(1) It is likely that the facility has installed required mitigation technologies, such
as fire control systems, including the fire sprinkler and fire deluge systems.
However, the modeling scenarios assume that these mitigation technologies
will not immediately reduce the potential of a fire-induced explosion due to
catastrophic malfunction, human error, or other worst -case scenario
influences.
(2) All significant release events are assumed to occur for at least five minutes
before the emergency mitigation and abatement systems are capable of
maintaining the situation to full capacity. This considers the probability that
some emergency response systems may fail due to unforeseen circumstances
associated with accidental releases.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
6
Since the risk analysis also must consider the human factor during evaluation, the
following assumptions are made regarding the surrounding population and
neighborhoods:
(1) The area surrounding the storage facility is assumed to be occupied by
members of the general public at all times. This means that accidental risk
hazards could impact the nearby population 365 days a year, 24 hours a day.
This is a conservative approach toward the risk analysis, as population density
and prevalence will vary considerably based on the time of day and day of the
week. However, given the relatively close residential proximity to the
facility, the assumption that individuals will be near the release incident at
anytime is justifiable.
(2) No external ignition sources (vehicles, spark-ignition equipment, etc.) were
assumed to cause any accidental release hazards, given the storage tanks’
proximity to nearby receptors and the probability that a release cloud could
travel such a distance before combusting.
Influence of the Palos Verdes Fault Zone of Failure Analysis
The potential of a catastrophic earthquake occurring, which would cause rupture of the
significant storage tanks at the facility, is estimated based on presently available
information on the Palos Verdes fault zone, which is the nearest fault zone to the facility.
The fault zone is estimated to extend over 100 km from Lasuen Knoll in the south, across
the San Pedro Shelf, along the northeastern base of the onshore Palos Verdes Hills, and
cross Santa Monica Bay. The fault zone has been shown to have a maximum exhibited
slip rate of about 3.0 mm per year, but has been known to exhibit slip as low as 0.2 mm
per year.
The probability of a moderate or major earthquake along the Palos Verdes fault is low
when compared to the potential for movements on either the Newport-Inglewood or San
Andreas faults. However, this fault is capable of producing strong to intense ground
motion and ground surface rupture. The Palos Verdes fault zone has not been designated
as an Alquist -Priolo Special Studies Zone by the California Geological Survey; however,
the segment of the fault zone that extends through the harbor area has been identified as a
Fault Rupture Study Area by the City of Los Angeles General Plan, Safety Element.
During a survey conducted in 1996, it was concluded that Los Angeles region of the fault
zone could anticipate a >7.0 magnitude earthquake resulting from the fault zone every
400 to 900 years. More recent approximations set the maximum possible magnitude
around 7.3.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
7
5.0 Hazards Posed by Amerigas Butane Storage Facility
Hazardous Properties of Butane
Butane inherently presents a human health risk due to its physical properties. Butane
vapor is very flammable, and when ignition of vapors occurs, the combustion will flash
back to the liquid surface. Butane vapor is colorless and non-toxic, with a potential for
asphyxiation at high concentrations due to depletion of ambient oxygen. Asphyxiation is
not as common of a health risk, since the risks associated with combustion of the butane
are much more likely to occur under normal circumstances.
Heat radiation or direct fire burns occurring from instances of jet fire, pool fire, or flash
fire, are also possible during butane leaks. Jet fire occurs when combustion of butane
vapor is released from an orifice in the storage tank, which creates a powerful stream of
flame as the evacuated butane vapor is rapidly combusted. A pool fire occurs when
butane liquid is released and ignited on the surface of the ground or other area. A flash
fire occurs when concentrations of released butane vapors mix with ambient air, disperse,
and then are later ignited. The ignition can cause the gas cloud to burn back to the source
of the spill or leak, and can cause a very rapid, unexpected onset of injury or even death.
Injuries from butane can result from overpressure of the storage tank due to rapid phase
transition, resulting in vessel explosion. Overpressure from a vapor cloud explosion or
an explosion in a confined space likewise present a risk of severe injuries or death.
Radius of Overpressure Blast Wave
Materials stored at the Amerigas facility may allow overpressure to be generated in two
ways. The first type of occurrence is generated as a result of rapid burning (deflagration)
of a vapor cloud, which could result in a low overpressure value (~0.15 psig) that could
result in windows and glass materials shattering for open, unconfined spaces.
Overpressures reaching over 1 psig are commonly associated with the boundary where
building structural damage can begin to occur. Overpressure explosions occurring in
confined spaces, or in areas where obstructions exist, can achieve such potentially
damaging values.
The second type of mechanism by which damaging overpressure can occur results when
a blast wave is created by failure of a pressure vessel. When storage tanks fail due to the
buildup of vapor pressure from fire or from the absence of the cooling mechanisms, the
internal energy of the butane can be converted to a pressure wave. A conservative
estimate considers all the internal energy of butane converted to a pressure wave. This is
unlikely to ever occur, but provides a worst-case scenario for a blast wave occurrence.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
8
Radius of Fire Radiation Generation
It is assumed that the largest credible hazard that would extend beyond the facility
boundaries of the Amerigas facility is the thermal radiation that could be released as a
result of the combustion of vapor originating from pooled butane that may have escaped
during accidental or catastrophic failure of the storage tank. This calculation considers
the worst case scenario whereupon an earthquake could cause catastrophic failure of the
largest butane storage tanks simultaneously. Vapor released from such an event would
disperse and travel downwind until a combustion source ignited the vapor. It is likely
that the flash fire would travel back to the pool source, igniting the dense concentration of
vapor within that region and producing a tall column of flames capable of subjecting the
immediate vicinity to hazardous amounts of thermal radiation. Other possible fire events
are possible, but would result in a potentially smaller hazard zone with decreased
exposure of individuals to harmful fire radiation.
6.0 Results of Quantitative Risk Analysis
Eight separate, distinct release scenarios were considered when evaluating the different
types of hazards that could occur as a result of a release incident from the butane storage
tanks. The scenarios ranged from minor release scenarios where a puncture was made in
the walls of the storage tank, to catastrophic release events caused by severe earthquakes,
whereupon the entirety of the butane stored in the largest tanks were to release and
combust. For purposes of this risk analysis, EPA’s RMP*Comp Ver 1.07 was used to
calculate the projected release scenarios. A detailed explanation of each release scenario
is presented as follows.
Alternative Release – Vapor Cloud Explosion #1
This scenario considers the release incident that may occur from a small puncture in a
butane storage tank near the ground level of the tank. Such a puncture could be caused
by improper operation of forklifts or other transportation vehicles. In such a situation, the
release of butane from the punctured area would be initiated by the pressure of materials
above the puncture area. In this model, the puncture area is assumed to be nine (9)
square inches, 75 feet below the maximum fill height of the storage tank. The release
rate is assumed to be 7,790 pounds per minute based on puncture conditions. Assuming a
vapor cloud explosion to be the most likely ignition of the released materials, the impact
distance is calculated to be roughly <0.1 miles in radius. In such a scenario, the
explosion diameter would reach North Gaffey Street and slightly extend past Westmont
Drive to the south. A su mmary of the projected conditions and represented aerial impact
map are shown in Appendix 1.
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Alternative Release – Vapor Cloud Explosion #2
This scenario considers the incident that may occur from any general release from the
storage tank that is caused by the formation of a vapor cloud. The release can occur from
the pressure release valve during instances where excess venting may be required due to
tank overpressure (due to refrigeration failure, for instance). Other causes may result
from improper tank construction and maintenance, which could cause leaks due to
material fatigue. In this type of instance, the release rate is lower than an accidental
puncture incident. The release rate is assumed to be 1,000 pounds per minute or less.
Assuming a vapor cloud explosion to be the most likely ignition of the released materials,
the impact distance is calculated to be roughly <0.1 miles in radius. Like the first vapor
cloud explosion scenario caused by a puncture, the explosion diameter would reach No rth
Gaffey Street and slightly extend passed Westmont Drive to the south. This indicates
that the resulting release incident caused by a puncture or small leak result in equivalent
damage scenarios. A summary of the projected conditions and represented aerial impact
map are shown in Appendix 2.
Alternative Release – Pool Fire #1
This scenario considers a pool fire that may occur when liquid butane is released from a
storage tank due to a general release. This may result from improper tank construction
and maintenance, which could cause leaks due to material fatigue. The release rate is
assumed to be 500 pounds per minute or less. This scenario considers the impact a pool
fire would have on the surrounding area. The pool fire would occur once ignition of
vapor returned to the dispersed butane liquid collecting near the release point. The
consequent ignition of the liquid would result in a large plume of flames fueled by the
pooled liquid. The amount of butane present will cause a larger plume of flame, which
increases the possibility of exposure to fire radiation. The outer boundary of the
projected area of such an event is the furthest area where an individual would suffer
second degree burns if exposure to the fire radiation were to exceed thirty seconds.
Assuming a release duration of 360 minutes, occurrence of a pool fire under this scenario
would cause an impact radius of 0.4 miles in radius from the source. This release would
extend to the west past North Gaffey Street, impacting some reside ntial areas to the west
and southwest of the facility. A summary of the projected conditions and represented
aerial impact map are shown in Appendix 3.
Alternative Release – Pool Fire #2
This scenario considers the incident that may occur when liquid butane is released from a
storage tank due to a rupture, similar to an incident postulated in the first vapor cloud
explosion scenario. The release rate is expected to be larger than the scenario addressed
in “Pool Fire #1” for this study. It is assumed to be 7,790 pounds per minute or less.
This scenario considers the impact a pool fire would have on the surrounding area.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
10
Assuming a release duration of 360 minutes, occurrence of a pool fire under this scenario
would cause an impact radius of 1.7 miles from the source. This release would extend to
the west as far as South Western Ave. (Highway 213), to the north as far as Ken Malloy
Harbor Regional Park, and to the south as far as Highway 47 (Vincent Thomas Bridge),
causing a devastating impact to reside ntial and commercial centers. To the east, the
impact area includes several major container terminals in the port of Los Angeles. A
summary of the projected conditions and represented aerial impact map are shown in
Appendix 4.
Worst-Case Scenario – Vapor Cloud Explosion #1
Worst -case scenario assumes that a catastrophic earthquake would cause complete tank
failure and instant release of the stored butane. In this model, only one butane tank is
considered to completely fail under such a circumstance. The model assumes
instantaneous and rapid release of butane vapor from the collective 63 million pounds
that would be present at the time of failure. The scenario considers that the vapor cloud
will disperse its maximum distance before ignition by an external, uncontrolled source.
The model assumes vapor cloud explosion, whereupon the entirety of the butane is in
vapor form and is instantly ignited upon full dispersion.
In this scenario, the impact radius would be 3.2 miles. The impact would cause large
scale structural and physical damage due to rapid overpressure caused by the explosion.
The explosion is shown to extend east into predominant shipping yards in the Long
Beach harbor, to the north towards West Carson, to the south towards the coast of San
Pedro, and to the west as far as the boundary of Rancho Palos Verdes. The impact would
encompass terminals in Long Beach and includes nearly all the Port of Los Angeles
terminals, as well as the visitor serving areas of the new Wilmington Waterfront project,
the proposed San Pedro Waterfront project, and the Los Angeles Cruise Terminals. A
summary of the projected conditions and represented aerial impact map are shown in
Appendix 5.
Worst-Case Scenario – Vapor Cloud Explosion #2
Worst -case scenario assumes that a catastrophic earthquake would cause complete tank
failure and instant release of the stored butane. In this model, all of the butane tanks on-
site are considered to completely fail under such a circumstance. The scenario assumes
instantaneous and rapid release of butane vapor from the collective 126.5 million pounds
that would be present at the time of failure. The scenario considers that the vapor cloud
will disperse its maximum distance before ignition by an external, uncontrolled source.
The model assumes vapor cloud explosion, whereupon the entirety of the butane is in
vapor form and is instantly ignited upon full dispersion.
In this scenario, the impact radius would be 4.0 miles. The impact would cause large
scale structural and physical damage due to rapid overpressure caused by the explosion.
The explosion is shown to extend east into predominant shipping yards in the Long
3-100
Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
11
Beach harbor, to the north towards Carson, to the south towards the coast of San Pedro,
and to the west as far as the boundary of Rancho Palos Verdes. A summary of the
projected conditions and represented aerial impact map are shown in Appendix 6.
Alternative Release – BLEVE #1
This model is another worst -case scenario like the previous two scenarios, though the
resulting release type is considered alternative to the more common type of release mode
vapor cloud explosions. BLEVE (Boiling Liquid Expanding Vapor Explosion) occurs
when a sudden drop in pressure inside a container causes violent boiling of the liquid,
which rapidly liberates large amounts of vapor. The pressure of this vapor can be
extremely high, causing a significant wave of overpressure (explosion) which may
completely destroy the storage vessel and project fragments over the surrounding area.
The harm involved with such an incident can include injury from shrapnel, explosion,
and fire radiation.
The first model assumes catastrophic failure of only one butane storage tank due to an
eart hquake. Again, this represents roughly 63 million pounds of butane released. If
BLEVE were to occur, the projected release radius is approximately 5.2 miles. This
would expand to the east towards downtown Long Beach, to the north near the 405
Freeway, to the west into central Rancho Palos Verdes, and to the sout h past the coastline
and over the Pacific Ocean. The projected impact covers nearly half of Palos Verdes
Hills. A summary of the projected conditions and represented aerial impact map are
shown in Appendix 7.
Alternative Release – BLEVE #2
The final BLEVE model assumes catastrophic failure of all the butane storage tanks on-
site due to an eart hquake. Again, this represents roughly 126.5 million pounds of butane
released. If BLEVE were to occur, the projected release radius is approximately 6.8
miles. This would expand to the east past downtown Long Beach, to the north towards
Gardena, to the west towards Redondo Beach, and to the south past the coastline and over
the Pacific Ocean. A summary of the projected conditions and represented aerial impact
map are shown in Appendix 8.
Though this is a worst -case scenario projection, it is highly unlikely to occur, and
contains some considerations that may not occur in practicality.
First, a large magnitude earthquake from the Palos Verdes fault zone (up to 7.3
magnitude), is only expected to occur once every 400-900 years. Likewise, the
probability this would be centered near the Amerigas facility is moderate, since the fault
zone extends nearly 100 kilometers. Similarly, it is not confirmed that such a large
earthquake would rupture the tanks, since historical and test data is limited for such an
occurrence.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
12
Second, it is highly likely that the vapor cloud will distribute and ignite before reaching
its maximum radius, so BLEVE may not occur. The numerous electrical sources in the
area will likely ignite the vapor cloud before this can occur. When considering an
earthquake failure, exposed electrical sources are anticipated to be more abundant and
will likely act as instantaneous ignition sources.
Finally, weather conditions along the harbor are anticipated to generate consistent yet
variable wind speeds that would disperse the butane vapor more rapidly to prohibit dense,
overpressure conditions upon ignition.
7.0 Conclusions of the Study
In the event of unexpected release of butane from the Amerigas storage facility, a variety
of accidental risks can occur, which include types of combustion (pool, flash, and jet
fires) and types of overpressure explosions (overpressure in storage tank, BLEVE, etc.).
The worst case scenario of a large-scale release hazard is projected to occur during the
night when population density of the nearest receptors is highest. Low wind velocity is
considered, as this would cause a dense vapor cloud of evaporated butane to collect
within the facility, producing a powerful blast wave upon ignition. The largest
combustion incident is projected to occur, whereupon BLEVE will occur as the result of
simultaneous tank failure due to catastrophic earthquake, creating an intense overpressure
that would result in a large-scale explosion, projectile shrapnel, and fire radiation
exposure.
A summary of the release scenarios and statistics is shown in the following table:
Release
Description
Wind Speed
(m/s)
Air Temperature
(°F)
Release Rate
(lb/min.)
Impact Radius
(miles)
Vapor Cloud
Explosion 3.0 77.0 7,790 <0.1
Vapor Cloud
Explosion 3.0 77.0 1,000 <0.1
Pool Fire 3.0 77.0 500 0.4
Pool Fire 3.0 77.0 7,790 1.7
Vapor Cloud
Explosion 1.5 77.0 Instantaneous 3.2
Vapor Cloud
Explosion 1.5 77.0 Instantaneous 4.0
BLEVE 3.0 77.0 Instantaneous 5.2
BLEVE 3.0 77.0 Instantaneous 6.8
It is important to note that the analysis is conducted based on a number of assumptions.
This may result in an over-conservative conclusion in regards to toxic and flammable
hazard zones. These assumptions were necessary, however, due to the lack of historical
data and lack of access to facility-specific data.
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Amerigas – Quantitative Risk Analysis of Butane Storage September 2010
13
While the probability of larger-scale release scenarios is very low, the smaller incidents
that may occur from ruptures or leaks still pose a threat to the local commu nities
surrounding the facility. Thus, while incidents resulting from large magnitude
earthquakes are not likely, factors such as accidental release or rupture can still pose an
inherent risk t o surrounding residential and commercial areas.
3-103
Appendix 1
Release Scenario #1 – Vapor Cloud Explosion
(Distance <0.1 Miles Radius)
3-104
Appendix 1
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Alternative Release
Storage Parameters:Tank Under Atmospheric Pressure
Hole or Puncture Area:9 square inches
Height of Liquid Column Above Hole: 75 feet
Release Rate to Outside Air:7790 lbs/min (based on the condition of punctured area)
Release Type:Vapor Cloud Fire
Release Duration:360 Minutes
Mitigation Measures:None
Lower Flammability Limit:36 mg/L
Assumptions about this scenario
Wind Speed:3 meters per second (6.7 miles/hour)
Atmospheric Turbulence:D Class (Neutral)
Air Temperature:77 degrees F (25 degrees C)
Estimated Distance to Lower Flammability Limit: < 0.1 miles radius ( < 0.16 kilometers)
v
II
•---
•
3-105
Appendix 2
Release Scenario #2 – Vapor Cloud Explosion
(Distance <0.1 Miles Radius)
3-106
Appendix 2
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Alternative Release
Storage Parameters:Tank Under Atmospheric Pressure
Release Rate to Outside Air:1000 lbs/min
Release Type:Vapor Cloud Fire
Release Duration:360 Minutes
Mitigation Measures:None
Lower Flammability Limit:36 mg/L
Assumptions about this scenario
Wind Speed:3 meters per second (6.7 miles/hour)
Atmospheric Turbulence:D Class (Neutral)
Air Temperature:77 degrees F (25 degrees C)
Estimated Distance to Lower Flammability Limit: < 0.1 miles radius ( < 0.16 kilometers)
v
II..
~We".""."DrC:=~====HII--,
3-107
Appendix 3
Release Scenario #3 – Pool Fire
(Distance 0.4 Miles Radius)
3-108
Appendix 3
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Alternative Release
Storage Parameters:Tank Under Atmospheric Pressure
Release Rate to Outside Air: 500 lbs/min
Release Type:Pool Fire
Release Duration:360 Minutes
Mitigation Measures:None
Topography:Urban Surroundings (many obstacles in the immediate area)
Assumptions about this scenario
Wind Speed:3 meters per second (6.7 miles/hour)
Atmospheric Turbulence: D Class (Neutral)
Air Temperature:77 degrees F (25 degrees C)
Estimated Distance to Heat Radiation Endpoints (5 kilowatts/square meter): 0.4 miles radius (0.7 kilometers)
._.
"'"g •<>"',i'".'"\1 I
"'"1
•t •••'"~•"j .'",1 I•'",_'to ~__BI!'!
••o'<>,
•~.
,~
,
••
,,
•",
'",,,,,.
\
1
....,,
_.
-",....-',_.,,
\,
•,.
••
3-109
Appendix 4
Release Scenario #4 – Pool Fire
(Distance 1.7 Miles Radius)
3-110
Appendix 4
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Alternative Release
Storage Parameters:Tank Under Atmospheric Pressure
Hole or Puncture Area:9 square inches
Height of Liquid Column Above Hole: 75 feet
Release Rate to Outside Air:7790 lbs/min (based on the condition of punctured area)
Release Type:Pool Fire
Release Duration:360 Minutes
Mitigation Measures:None
Topography:Urban Surroundings (many obstacles in the immediate area)
Assumptions about this scenario
Wind Speed:3 meters per second (6.7 miles/hour)
Atmospheric Turbulence:D Class (Neutral)
Air Temperature:77 degrees F (25 degrees C)
Estimated Distance to Heat Radiation Endpoints (5 kilowatts/square meter): 1.7 miles radius (2.7 kilometers)
-"•
--.-
""1I ,
I
f
I
"---~_...._<:1'.A_~-,-
3-111
Appendix 5
Release Scenario #5 – Vapor Cloud Explosion
(Distance 3.2 Miles Radius)
3-112
Appendix 5
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Worst-Case
Quantity Released: 62,958,773 Pounds
Release Type:Vapor Cloud Explosion
Mitigation Measures: None
Assumptions about this scenario
Wind Speed:1.5 meters per second (3.4 miles/hour)
Atmospheric Turbulence: F Class (Stable)
Air Temperature: 77 degrees F (25 degrees C)
Estimated Distance to 1 psi overpressure: 3.2 miles radius (5.1 kilometers)
•,
-....,-
Sogruol Hill
f_e-_<D
-.
W~"
W
<,
_City
Torral'lCe
--
R-.gH"E......4iI'_r
......,-~.i,
W,,-"
<D
~......_.
P..,.V_.E.""",
I'"
3-113
Appendix 6
Release Scenario #6 – Vapor Cloud Explosion
(Distance 4.0 Miles Radius)
3-114
Appendix 6
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Worst-Case
Quantity Released: 126,517,153 Pounds
Release Type:Vapor Cloud Explosion
Mitigation Measures: None
Assumptions about this scenario
Wind Speed:1.5 meters per second (3.4 miles/hour)
Atmospheric Turbulence: F Class (Stable)
Air Temperature: 77 degrees F (25 degrees C)
Estimated Distance to 1 psi overpressure: 4.0 miles radius (6.5 kilometers)
k,
(
-....
+l""llBeac-'...
-....k~
Long Beach
_.
~_.-
CD
+~
CDRok>g Hob
E...",.'fI'_
r
TOfrance
wo.-'
.-"--.......~(ill)-""""'"•.....R'*'u_{
\,
•,,,-(ill)•P.alos Verdes
w ••
0-I-_.,
I'·,~
3-115
Appendix 7
Release Scenario #7 – BLEVE
(Distance 5.2 Miles Radius)
3-116
Appendix 7
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Alternative Release
Quantity Released:62,958,773 Pounds
Release Type:BLEVE (boiling liquid expanding vapor explosion)
Mitigation Measures:None
Assumptions about this scenario
Wind Speed:3 meters per second (6.7 miles/hour)
Atmospheric Turbulence: D Class (Neutral)
Air Temperature:77 degrees F (25 degrees C)
Estimated Distance at which exposure may cause second-degree burns: 5.2 miles radius (8.4 kilometers)
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3-117
Appendix 8
Release Scenario #8 – BLEVE
(Distance 6.8 Miles Radius)
3-118
Appendix 8
Chemical:Butane
CAS #:106-97-8
Form:Liquefied by Refrigeration
Category:Flammable Gas
Scenario:Alternative Release
Quantity Released:126,517,153 Pounds
Release Type:BLEVE (boiling liquid expanding vapor explosion)
Mitigation Measures:None
Assumptions about this scenario
Wind Speed:3 meters per second (6.7 miles/hour)
Atmospheric Turbulence: D Class (Neutral)
Air Temperature:77 degrees F (25 degrees C)
Estimated Distance at which exposure may cause second-degree burns: 6.8 miles radius (11.0 kilometers)
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3-119
,.----
ZSMlLLION
Gallons 01 Butane and LPG!
Join SPPBU (San Pedro and PenlDsala
Homeowners United)and CoaUtion
along wttb health and safety advocates
from RPV,Harbor a~and Wilmington!,
Sat.Oet.,oth 12:00 BOOD
In san Pedro
bY the tanks at N.GaIleY at.and Westmont!
Relp as rally support as we demand that
this ominous threat to our ~lDDIani1:7'be
relocated awa~fro.our bomes!
An informed public is a positive force for our family's safety.
Our homes were here before these tanks were built,
The City of LA knew they were allowing the LPG tanks to be built
on the P.V.Fault and in a liquefaction zone.The Port planned
and built "Energy Island"for the safer location of hazardous
facilities.Congresswoman Jane Harman brought millions of federal
tax dollars to build it for "public safety".
It became a container terminal!We PAID,HAZARDS STAYED!
Worst case disaster information is Withheld.HOWEVER,within
a 3 mile radius there are 20 Elementary Schools,9 High Schools,
2 hospitals,9 LAFD and LAPD stations,the Coast Guard HQ.
Harbor College,the Vincent Thomas Bridge,110 Freeway,Gaffey St.,
Western Ave.,many churches,thousands of homes and businesses,
and the Port,LA,the Port,and Rancho LPG have repeatedly balked
at moving this facility,Tell the City,State and Feds.that the cost of
a catastrophe involving these tanks is huge!!!
The lack of consideration for human life -{OURS!)-is shocking I
We need everyone's participation!Please be there!
Bring our children -Halloween costumes are welcome.
More information #310-519-0989
3
-
1
2
0
CITY OF LoS ANGELES
CALIFORNIA
MICHAEl LOGRANDf
CHIEF ZONING ADMINISTRATOR
ASSOCIATE ZONING ADMINISTRATORS
R.NICOLAS BROWN
SUfCHANG
LOURDES GREEN
LINN K.WYATI
MAYA E.ZAITZEVSKY
August 25,2010
ANTONIO R.VILLARAICOSA
MAYOR
DEPARTMENT Of
CITY PLANNING
S.GAIL GOLDBERG,AICP
DIRECTOR
RECEIVED OffiCE Of
ZONING ADMINISTRATION
AU G26 20 10 200 N.SPRING STRHT,7'"flOOR
LOs ANGELES,CA 90012
(213)978·1318
PLANNING,BUILDING AND FAX:(213)978·1334
CODE ENFORCEMENT "l'ww.lacity.orglPlN
Bob Pratt (A)(O)
Volunteers of America (VOA)
3600 Wilshire Boulevard,Suite 1500
Los Angeles,CA 90010
Brian Silveria (R)
The Katherman Company
1218 EI Prado Avenue,Suite 128
Torrance,CA 90501
CASE NO.ZA 2009-2698(ZAA)
ZONING ADMINISTRATOR'S
ADJUSTMENT
1502 West Palos Verdes Drive North
Wilmington-Harbor City Planning Area
Zone RD6-1XL
D.M.30B193
C.D.15
CEQA ENV 2009-2699-MND(REC1)
Legal Description:Pt.Lot H,Partition of
Rancho Los Palos Verdes
.~.
Pursuant to Los Angeles Municipal Code Section 12.28,I hereby APPROVE:
an adjustment from Section 12.09.1-B,1 and 3 of the Municipal Code to allow a
reduced front yard varying between 4 feet 7 inches to 8 feet 2 inches in lieu of 20 feet
and a rear yard of 22 feet 6 inches in lieu of 25 feet,in conjunction with the renovation
and maintenance of 76 units for affordable housing on property considered as one
parcel,
upon the following additional terms and conditions:
1.All other use,height and area regulations of the Municipal Code and all other
applicable government/regulatory agencies shall be strictly complied with in the
development and use of the property,except as such regulations are herein
specifically varied or required.
2.The use and development of the property shall be in substantial conformance with
the plot plan submitted with the application and marked Exhibit "A",except as may
be revised as a result of this action.
3.The authorized use shall be conducted at all times with due regard forthe character
of the surrounding dIstrict,and the right is reserved to the Zoning Administrator to
impose additional corrective Conditions,if,in the Administrator's opinion,such
Conditions are proven necessary for the protection of persons in the neighborhood
or occupants of adjacent property .
AN EQUAL EMPLOYMENT OPPORTUNITY -AFFIRMATIVE ACTION EMPLOYER 3-121
CASE NO.ZA 2009-2698(ZAA)PAGE 2
4.All graffiti on the site shall be removed or painted over to match the color of the
surface to which it is applied within 24 hours of its occurrence.
5.A copy of the first page of this grant and all Conditions and/or any subsequent
appeal of this grant and its resultant Conditions and/or letters of clarification shall be
printed on the building plans submitted to the Zoning Administrator and the
Department of Building and Safety for purposes of having a building permit issued.
6.The applicant shall defend,indemnify and hold harmless the City,its agents,
officers,or employees from any claim,action,or proceeding against the City or its
agents,officers,or employees to attack,set aside,void or annul this approval which
action is brought within the applicable limitation period.The City shall promptly
notify the applicant of any claim,action,or proceeding and the City shall cooperate
fully in the defense.If the City fails to promptly notify the applicant of any claim
action or proceeding,or if the City fails to cooperate fully in the defense,the
applicant shall not thereafter be responsible to defend,indemnify,or hold harmless
the City.
7.Prior to any sign-off of plans by the Zoning Administrator,a plot plan shall be
submitted to the Fire Department for review and approval.Said approval shall be
noted on the plans via a stamp from the Fire Department.
8.Environmental Conditions
a.Aesthetics (Vandalism)
1)Every building,structure,or portion thereof,shall be maintained in a
safe and sanitary condition and good repair,and free from graffiti,
debris,rubbish,garbage,trash,overgrown vegetation or other similar
material,pursuant to Municipal Code Section 91.8104.
2)The exterior of all buildings and fences shall be free from graffiti when
such graffiti is visible from a public street or alley,pursuant to
Municipal Code Section 91.8104.15.(ZA Note:Condition No.4 of
this action supercedes this measure.)
b.Aesthetics (Light)
Outdoor lighting shall be designed and installed with shielding,so that the
light source cannot be seen from adjacent residential properties.
c.Air Pollution (Stationary)
An air filtration system shall be installed and maintained with filters meeting
or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting
Value (MERV)of 12,to the satisfaction of the Department of Building and
Safety.
3-122
CASE NO.ZA 2009-2698(ZAA)
d.Biological Resources
PAGE 3
As applicable,all renovations and alterations to the property should be
implemented in accordance with the Biological Opinion of US Fish and
Wildlife Service letter dated September 4,2002.
e.Seismic
The design and construction of the project shall conform to the Uniform
Building Code seismic standards as approved by the Department of Building
and Safety.
f.Greenhouse Gas Emissions
1)Install a demand (tankless or instantaneous)water heater system
sufficient to serve the anticipated needs of the dwelling(s).
2)Only low-and non-VOC-containing paints,sealants,adhesives,and
solvents shall be utilized in the construction of the project.
g.Explosion/Release (Existing Toxic/Hazardous Containing Materials)
1)Asbestos)Prior to the issuance of the demolition permit,the applicant
shall provide a letter to the Department of Building and Safety from a
qualified asbestos abatement consultant that no ACM are present in
the building.If ACM are found to be present,it will need to be abated
in compliance with the South Coast Air Quality Management District's
Rule 1403 as well as all other state and federal rules and regulations.
2)Lead Paint)Prior to the issuance of any permit for demolition or
alteration of the existing structure(s),a lead-based paint survey shall
be performed to the written satisfaction of the Department of Building
and Safety.Should lead-based paint materla!s be identified,standard
handling and disposal practices shall be implemented pursuant to
OSHA regulations.
h.Creation of a Health Hazard
1)Prior to the issuance of a use of land or building permit,or issuance
of a change of occupancy,the applicant shall obtain approval from
the Fire Department and the Department of Public Works,for the
transportation,creation,use,containment,treatment and disposal of
the hazardous material(s).
2)Approved plans for the transport,creation,use,containment,
treatment and disposal of the hazardous material(s)shall be
submitted to the decision maker for retention in the case file.
3-123
CASE NO.ZA 2009-2698(ZAA).
i.Increased Noise Levels (Parking Wall):
PAGE 4
1)A minimum 5-foot wide landscape buffer shall be planted adjacent to
the residential use.
2)A landscape plan prepared by a licensed Landscape Architect shall be
submitted and approved by the decision maker.
j.Public Services (Fire)
The following recommendations of the Fire Department relative to fire safety
shall be incorporated into the building plans,which includes the submittal of a
plot plan for approval by the Fire Department either prior to the recordation of
a final map or the approval of a building permit.The plot plan shall include
the following minimum design features:fire lanes,where required,shall be a
minimum of 20 feet in width;all structures must be within 300 feet of an
approved fire hydrant,and entrances to any dwelling unit or guest room shall
not be more than 150 feet in distance in horizontal travel from the edge of the
roadway of an improved street or approved fire lane.
k.Public Services (Police General):
The plans shall incorporate the design guidelines relative to security,semi-
public and private spaces,which may include but not be limited to access
control to building,secured parking facilities,walls/fences with key systems,
well-illuminated public and semi-public space designed with a minimum of
dead space to eliminate areas of concealment,location of toilet facilities or
building entrances in high-foot traffic areas,and provision of security guard
patrol throughout the project site if needed.Please refer to Design out Crime
Guidelines:Crime Prevention Through Environmental Design published by
the Los Angeles Police Department's Crime Prevention Section (located at
Parker Center,150 N.Los Angeles Street,Room 818,Los Angeles,(213)
485-3134.These measures shall be approved by the Police Department prior
to the issuance of building permits.
l.Public Services (Schools)
The applicant shall pay school fees to the Los Angeles Unified School District
to offset the impact of additional student enrollment at schools serving the
project area.
m.Recreation (Increase Demand For Parks Or Recreational Facilities)
Pursuant to Section 21.10.03 of the Los Angeles Municipal Code,the
applicant shall pay the Dwelling Unit Construction Tax for construction of
apartment buildings,if applicable.
3-124
CASE NO.ZA 2009-2698(ZAA)
n.Increased Vehicle Trips/Congestion:
PAGE 5
1)Implementing measure(s)detailed in said Department's
communication to the Planning Department dated 4-9-10 and
attached shall be complied with.Such report and mitigation
measure(s)are incorporated herein by reference.
2)The Los Angeles Department of Transportation has requested that a
traffic monitoring program be required forthe project.The program is
to commence on an annual basis with the goal to verify the project's
traffic impact and identify traffic demand management (TDM)
measures to reduce this impact if needed.
o.Inadequate Emergency Access:
The applicant shall submit a parking and driveway plan to the Bureau of
Engineering and the Department of Transportation for approval that provides
code-required emergency access.
p.Utilities (Local Water Supplies -Landscaping)
1)The project shall comply with Ordinance No.170,978 (Water
Management Ordinance),which imposes numerous water
conservation measures in landscape,installation,and maintenance
(e.g.,use drip irrigation and soak hoses in lieu of sprinklers to lower
the amount of water lost to evaporation and overs pray,set automatic
sprinkler systems to irrigate during the early morning or evening hours
to minimize water loss due to evaporation,and water less in the cooler
months and during the rainy season).
2)In addition to the requirements of the Landscape Ordinance,the
landscape plan shall incorporate the following:
a)Weather-based irrigation controller with rain shutoff.
I
b)Matched precipitation (flow)rates for sprinkler heads.
c)Drip/microspray/subsurface irrigation where appropriate.
d)Minimum irrigation system distribution uniformity of 75 percent;
e)Proper hydro-zoning,turf minimization and use of
native/drought tolerant plant materials.
f)Use of landscape contouring to minimize precipitation runoff.
3-125
CASE NO.ZA 2009-2698(ZAA)PAGE 6
g)A separate water meter (or submeter),flow sensor,and master
valve shutoff shall be installed for existing and expanded
irrigated landscape areas totaling 5,000 sf.and greater
q.Utilities (Local Water Supplies -Residential Condominium Conversion)
1)Install/retrofit high-efficiency toilets (maximum 1.28 gpf),including
dual-flush water closets in all restrooms as appropriate.
2)Install/retrofit faucets with a maximum flow rate of 1.5 gallons per
minute,
3)Install/retrofit no more than one showerhead per shower stall,having
a flow rate no greater than 2.0 gallons per minute.
4)Install and utilize only high-efficiency clothes washers (water factor of
6.0 or less)in the project,if proposed to be provided in either
individual units and/or in a common laundry room(s).If such appliance
is to be furnished by a tenant,this requirement shall be incorporated
into the lease agreement,and the applicant shall be responsible for
ensuring compliance.
5)Install and utilize only high-efficiency Energy Star-rated dishwashers
in the project,if proposed to be provided.If such appliance is to be
furnished by a tenant,this requirement shall be incorporated into the
lease agreement,and the applicant shall be responsible for ensuring
compliance.
r.Utilities (Solid Waste Recycling)
(Operational)Recycling bins shall be provided at appropriate locations to
promote recycling of paper,metal,glass,and other recyclable material.
These bins shall be emptied and recycled accordingly as a part of the
project's regular solid waste disposal program.
s.Utilities (Solid Waste Disposal)
All waste shall be disposed of properly.Use appropriately labeled recycling
bins to recycle demolition and construction materials including:solvents,
water-based paints,vehicle fluids,broken asphalt and concrete,bricks,
metals,wood,and vegetation.Non recyclable materials/wastes shall be
taken to an appropriate landfill.Toxic wastes must be discarded at a
licensed regulated disposal site.
9.Prior to the issuance of any permits relative to this matter,a covenant
acknowledging and agreeing to comply with all the terms and conditions established
herein shall be recorded in the County Recorder's Office.The agreement (standard
master covenant and agreement form CP-6770)shall run with the land and shall be
3-126
CASE NO.ZA 2009-2698(ZAA)PAGE 7
binding on any subsequent owners,heirs or assigns.The agreement with the
conditions attached must be submitted to the Zoning Administrator for approval
before being recorded.After recordation,a certified copy bearing the Recorder's
number and date shall be provided to the Zoning Administrator for attachment to the
subject case file.
OBSERVANCE OF CONDITIONS -TIME LIMIT -LAPSE OF PRIVILEGES·TIME
EXTENSION
All terms and conditions ofthe approval shall be fulfilled before the use may be established.
The instant authorization is further conditional upon the privileges being utilized within two
years after the effective date of approval and,if such privileges are not utilized or
substantia!physical construction work is not begun within said time and carried on diligently
to completion,the authorization shall terminate and become void.A Zoning Administrator
may extend the termination date for one additional period not to exceed one year,if a
written request on appropriate forms,accompanied by the applicable fee is filed therefore
with a public Office of the Department of City Planning setting forth the reasons for said
.request and a Zoning Administrator determines that good and reasonable cause exists
therefore.
TRANSFERABILITY
This authorization ru ns with the land.In the event the property is to be sold,leased,rented
or occupied by any person or corporation other than yourself,it is incumbent upon you to
advise them regarding the conditions of this grant.
VIOLATIONS OF THESE CONDITIONS,A MISDEMEANOR
Section 12.29 of the Los Angeles Municipal Code provides:
"A variance,conditional use,adjustment,public benefit or other quasi-judicial
approval,or any conditional approval granted by the Director,pursuant to the
authority of this chapter shall become effective upon utilization of any portion of the
privilege,and the owner and applicant shall immediately comply with its conditions.
The violation of any valid condition imposed by the Director,Zoning Administrator,
Area Planning Commission,City Planning Commission or City Council in connection
with the granting of any action taken pursuant to the authority of this chapter,shall
constitute a violation of this chapter and shall be subject to the same penalties as
any other violation of this Code."
Every violation of this determination is punishable as a misdemeanor and shall be
punishable by a fine of not more than $1,000 or by imprisonment in the county jail for a
period of not more than six months,or by both such fine and imprisonment.
APPEAL PERIOD -EFFECTIVE DATE
The applicant's attention IS called to the fact that this grant is not a permit or license and
that any permits and licenses required by law must be obtained from the proper public
3-127
CASE NO.ZA 2009-2698(ZAA)PAGE 8
agency.Furthermore,if any condition of this grant is violated or if the same be not
complied with,then the applicant or his successor in interest may be prosecuted for
violating these conditions the same as for any violation ofthe requirements contained in the
Municipal Code.The Zoning Administrator's determination in this matter will become
effective after SEPTEMBER 9,2010,unless an appeal therefrom is filed with the City
Planning Department.It is strongly advised that appeals be filed early during the appeal
period and in person so that imperfections/incompleteness may be corrected before the
appeal period expires.Any appeal must be filed on the prescribed forms,accompanied by
the required fee,a copy of the Zoning Administrator's action,and received and receipted at
a public office of the Department of City Planning on or before the above date or the appeal
will not be accepted.Forms are available on~line at http://planning.Jacity.org.Public
offices are located at:
Figueroa Plaza
201 North Figueroa Street,
4th Floor
Los Angeles,CA 90012
(213)482-7077
Marvin Braude San Fernando
Valley Constituent Service Center
6262 Van Nuys Boulevard,Room 251
Van Nuys,CA 91401
(818)374-5050
If you seek judicial review of any decision of the City pursuant to California Code of Civil
Procedure Section 1094.5,the petition for writ of mandate pursuant to that section must be
filed no later than the 90th day following the date on which the City's decision became final
pursuant to California Code of Civil Procedure Section 1094.6.There may be other time
limits which also affect your ability to seek judicial review.
NOTICE
The applicant is further advised that all subsequent contact with this office regarding this
determination must be with the Zoning Administrator who acted on the case.This would
include clarification,verification of condition compliance and plans or building permit
applications,etc.,and shall be accomplished BY APPOINTMENT ONLY,in order to assure
that you receive service with a minimum amount of waiting.You should advise any
consultant representing you of this requirement as well.
FINDINGS OF FACT
After thorough consideration of the statements contained in the application,the plans
submitted therewith,the report of the Zoning Analyst thereon,and the statements made at
the public hearing before the Zoning Administrator on February 25,2010,all of which are
by reference made a part hereof,as well as knowledge of the property and surrounding
district,I find that the five requirements and prerequisites for granting an adjustment as
enumerated in Section 12.28 of the Los Angeles Municipal Code have been established by
the following facts:
BACKGROUND
On February 10,2010,a request was before the Advisory Agency for the approval of
Private Street No.1422 of an existing 24-foot wide roadway easement as a private street
3-128
CASE NO.ZA 2009-2698(ZAA)PAGE 9
access to provide legal frontage to existing former navy housing complex located at 1556
West Palos Verdes Drive comprised of one building site.The site contains 9.28 acres
(404,117 net square feet).The site is zoned RD6-1 XL and OS-1 VL and is designated for
Low Residential in the Wilmington-Harbor City Community Plan Area.On February 10,
2010,the Advisory Agency continued the case for 60 days.A hearing on the matter is still
pending.
The property is a sloping,irregular-shaped,interior parcel of land,consisting of
approximately 9.27 acres,(approximately 404,117 square feet),having frontages along USS
New Jersey,USS Princeton and USS Missouri.The site features a mild to moderate slope
from south to north and is zoned RD6-1XL.
Adjoining property to the north is RD6-1 XL and is developed with vacant two-story former
U.S.Naval housing units similar to those mentioned in the instant case.
Adjoining property to the south is vacant upslope parcel of land zoned OS-1XL.
Adjoining property to the east is a vacant down slope parcel of land zoned OS-1 XL.
Property to the west across USS New Jersey is an upslope parcel zoned OS-1 XL and
developed with asphalt paving and a small one-story structure.
West Palos Verdes Drive North,in the vicinity of the property to the north is a designated a
divided major Highway dedicated a width varying from 200 to 220 feet and improved with
curb,gutter and sidewalk.
USS Missouri,staff measured the roadway width and found that width to be 23 feet 11
inches with 3-foot 6-inch sidewalks on both sides of the street (not included in the right-of-
way width).Both sides of the street are improved with curb and gutter.
USS Princeton Court,staff measured the roadway width and found that width to be 23 feet
8 inches with 3-foot 6-inch sidewalks on both sides of the street (not included in the right-of-
way width).Both sides of the street are improved with curb and gutter.
USS New Jersey,staff measured the roadway width and found that width to be 23 feet 11
inches with a 3-foot 6-inch sidewalk on east side of the street (not included in the right-of-
way width).The west side of the street is improved with curb and gutter.Both sides of the
street are improved with curb and gutter.
Previous zoning related actions on the site include:
Case No.ZA 2002-4468(ZV)-On January 5,2004,the Zoning Administrator
approved the withdrawal of an application to allow an early start variance in lieu of a
conditional use,to allow the construction/renovation,use and maintenance of former
Naval Housing units into a private school (grades K-12).
3-129
CASE NO.ZA 2009-2698(ZAA)
MANDATED FINDINGS
PAGE 10
In order for an adjustment from the zoning regulations to be granted,all five of the legally
mandated findings delineated in Section 12.28 of the Los Angeles Municipal Code must be
made in the affirmative.Following (highlighted)is a delineation of the findings and the
application of the relevant facts of the case to same:
1.The granting of an adjustment will result in development compatible and
consistent with the surrounding uses.
The subject case entails a request for reduced yards triggered by the renovation and
conversion of former Navy housing to affordable units for homeless veterans and
their families.The request before the Zoning Administrator is only for the yards and
not associated with any approval of the conversion.Other entitlements which
include a request for a Private Street are separate and pending action by the City's
Advisory Agency.
The property is developed with 15 buildings which contain a total of 76 units.It is
accessed via Palos Verdes North.However,direct access is to be via a private
street.The applicant's representative indicated that in taking such access,the
easterly property line has been classified as the front yard for the entire property.
As further explained by the applicant's architect,the property is considered one
parcel with one front yard and one rear yard for all 15 buildings.
As classified,the reduced front yard varying between 4 feet 7 inches and 8 feet 2
inches occurs along only two buildings which are those closest to the terminus of the
private street.These requested reduced setbacks occur along Building NO.4 Unit
No.18 and Building No.9 Unit No.44.Although defined as a front yard because of
the classification of the property as one parcel,these setbacks are functionally side
yards.Likewise,the request for a reduced rear yard occurs only at Building NO.1
Unit No.1,which is adjacent to a 24-foot wide utility easement.
No physical changes have been requested which would result in any further
encroachment into the required yards.The request maintains the status quo and
allows for the continued utilization of the existing former Navy housing footprint.
Thus,the granting of the adjustment will remain compatible with surrounding
development.
2.The granting of an adjustment will be in conformance with the intent and
purpose of the General Plan.
The Wilmington-Harbor City Plan Map designates the property for Low Residential
land uses with corresponding zones of R1t RD6 and RU and Height District NO.1 XL.
The basic use of the property is consistent with the Plan.
3.The granting of an adjustment is in conformance with the spirit and intent of
the Planning and Zoning Code of the City.
3-130
CASE NO.ZA 2009-2698(ZAA)PAGE 11
The adjustment represents a retention of previously existing yards which remains in
conformance with the spirit and intent of the provisions of the Code.With regards,
specifically to front and rear yards,the Code seeks to create a separation between
uses and to maintain continuous open areas along building frontages and open
useable space along individual back yards.The intent of that provision is retained as
the front and rear yard under consideration function as a typical side yard.The
"functional"front yard is located along the interior streets with a "rear"yard behind
each unit.These existing yard setbacks are consistent with the intent of the
provisions for such yards.Thus,the intent of the provision associated with yard
requirements is maintained in compliance with the provisions of the Code.
Therefore,the request does not conflict with the spirit and intent of the Municipal
Code.
4.There are no adverse impacts from the proposed adjustment or any adverse
impacts have been mitigated.
As conditioned,the request is not anticipated to create any detrimental effects on
the character of the surrounding area.The footprint remains the same one that
existed for the former Navy housing.The "front"yard abuts the side yard of the
abutting use and the rear yard abuts a utnity easement with no habitable
development.A condition of this grant includes a review and approval by the Fire
Department.The Fire Department will insure that emergency access remains
optimum.
At the hearing,two speakers noted that there were other issues associated with
resolution of other agreements regarding the property but recognized that the
subject request did not have jurisdiction over such matters.A new environmental
document was noted to be in preparation which resulted in the case being held
under advisement until such document was completed.The applicant's
representative also clarified that the project could not be permitted until the Private
Street request is approved.A letter from the Northwest San Pedro Neighborhood
Council dated June 13,2010 was received on July 23,2010.The letter noted
support for the housing project and recommended certain conditions including but
not limited to dealing with agreements with an adjacent school,meetings with a
mobile home park and memorializing·a shuttle and bus system.The
recommendations extend beyond a nexus that could be established with the limited
scope of setbacks of this request.The letter has been forwarded to the Advisory
Agency for consideration,as appropriate,in its action on the private street.A
Mitigated Negative Declaration was issued with mitigation measures which have
been incorporated as conditions of this grant.Thus as proposed,the request is not
anticipated to create any adverse impacts in the area.
5.The site and/or existing improvements make strict adherence to the zoning
regulations impractical or infeasible.
EXisting improvements on the site dictate certain established setbacks and siting
options.The reduced yard adjustment does not arise out of any additions to the
3-131
CASE NO.ZA 2009-2698(ZAA)PAGE 12
eXIsting development but rather out of the classification of the property as one
property with a single front yard and single rear yard.As such,meeting the front
yard requirement of 20 feet would result in the probable loss of two full units.
Meeting the rear yard requirement of 25 feet would result in the partial removal of
one of the dwelling units.The request is logical as it seeks toJunctionally integrate
the eXisting improvements with a proposed conversion of units to affordable housing
without physically changing any existing building footprints.
ADDITIONAL MANDATORY FINDINGS
6.The National Flood Insurance Program rate maps,which are a part of the Flood
Hazard Management Specific Plan adopted by the City Council by Ordinance No.
172,081,have been reviewed and it has been determined that this project is located
in Zone C,areas of minimal flooding.
7.On July 26,2010,a Mitigated Negative Declaration (ENV 2009-2699-MND(REC1)
was prepared for the proposed project.On the basis of the whole of the record
before the lead agency including any comments received,the lead agency finds that
with the imposition of the mitigation measures described in the MND (and identified in
this determination),there is no substantial evidence that the proposed project will
have a significant effect on the environment.I hereby adopt that action.This
Mitigated Negative Declaration reflects the lead agency's independent judgment and
analysis.The records upon which this decision is based are with the Environmental
Review Section of the Planning Department in Room 750,200 North Spring Street.
LOURDES GREEN
Associate Zoning Administrator
DIrect Telephone No.(213)978-1313
LG:lmc
cc:Councilmember Janice Hahn
Fifteenth District
Adjoining Property Owners
3-132
CITY OF LOS ANGELES
OEPARTMENT OF CITY PLANNING
NOTICE OF PUBLIC HEARING
DEPUTY AOVISORY AGENCY
REC·-'VED
SEP 13 2010
PLANNING,BUILDING AND
CODE ENFORCEMENT
PRJVATE STREET NO.1422
ENV-2009-2699-MND
COUNCIL DISTRICT NO.15
PLAN AREA:Wilmington-Harbor City
This notice is to inform you of a public hearing for Private Street No.1422 where you and other
interested persons as well as the applicant,may speak or submit written information relating to the
environmental determination and to this proposed private street which will prOVide legal frontage and
access located on approximately 404,177 square foot site jn the RD6-1 XL zone.
DATE:
TIME:
MEETING LOCATION:
PROJECT LOCATION:
September 23,2010
9:40A.M.
200 North Spring Street,Room 1050(Main City Hall)
Los Angeles,CA 90012
1556 W.Palos Verdes Dr.N
The Deputy Advisory Agency invites your testimony or written comments.Written communications
must be received by the City Planning Department Subdivision Section on or before the hearing
date.Send Comments to:
Department of City Planning
Subdivision Unit,7th Floor (Main City Hall),Room 750
200 North Spring Street
Los Angeles,Califomia 90012
The complete file is available for public inspection in the City Planning Department Division of Land,
200 North Spring Street,Room 750,Los Angeles.Cases will not be available for inspection on the
day of the hearing.For further information,please contact Lateef Sholebo at (213)978-1454 or
Lateef.Sholebo@lacity.org.
The determination of the Advisory Agency will become effective 10 days from the decision date
unless an appeal to the Area Planning Commission has been received,accepted as complete and
appeal fees paid at the public counter of the Department of City Planning prior to the above 10-day
time limit.Such an appeal must be submitted in triplicate on Form CP-7769 and approved by the
City Planring Department.
An Equal Employment Opportunity/Affirmative Action employer.As a covered entity under Title II of
the Americans with Disabilities Act,the City of Los Angeles does not discriminate.The meeting
facility and its parking are wheelchair accessible.Sign language interpreters,asslstive listening
deVices,or other aUXiliary aids and/or services may be prOVided upon request.To ensure
availability,please make your request not later than three working days (72~hours)prior to the
meeting by calling the staff person referenced in this notice.
Ifyou challenge this matter in court,you may be limited to raising only those issues you or someone
else raised at the public hearing described here,or in written correspondence on the matter
delivered to this agency at or prior to the public hearing.
3-133
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PRIVATE STREET NO.1422 (stamped dated October 20,2009)
HEARING DATE:September 23,2010
PLANNING DEPARTMENT STAFF REPORT
PURSUANT TO ORDINANCE 164,845,IF A CERTIFICATE OF POSTING HAS NOT
BEEN SUBMITTED BEFORE THE DATE OF THE PUBLIC HEARING,IT MUST BE
PRESENTED AT THE HEARING,OR THE CASE MUST BE CONTINUED.
REQUEST:
This is a request for the approval of Private Street No.1422 of an existing 24 foot wide
roadway easement as a private street access to provide legal frontage to existing 76 unit
former Navy Housing complex located at 1556 W.Palos Verdes Drive comprised of one
b ui Id ing site.The request also includes Zoning Administrator's Adjustment to allow a 4-feet
7 inches to 8-feet 2 inches front yard in lieu of the required 20-feet and 22-feet 6inches
rear yard in lieu of the required 25-feet.(under a separate application)The site contains
9.28 net acres (404,117 net square feet).The site is zoned RD6-1XL and OS-IVL and is
designated for Low Residential in the Wilmington-Harbor City Community Plan Area.
RELEVANT CASES:
ON-SITE:
,ZA-2009-2698-ZAA:Renovation of 76 ~nits of Navy Housing to be used as affordable and
subsidized housing serving homeless Veterans.10%density bonus and 77%reduction in
Front yard setbacks in conjunction with Private Street NO.1422.This case was approved on
August 25,2010.
ENV-2009-2699-MND:Mitigated Negative Declaration determination issued for the Zoning
Administrator's Adjustment Case ZA-2009-2698-ZAA related to Private Street NO.1422.
OFF-SITE:
There are no previous or existing cases relevant to this private street.
PUBLIC RESPONSES:
No letters were received from the public.
GENERAL COMMENTS:
The request is an approval of the private street to provide legal frontage and access to a
proposed former Navy Housing complex to be used as affordable and subsidizes housing
for homeless veterans.The project is an existing 76-unit complex consisting of 15 separate
2-story buildings.The applicant is also requesting an adjustment for a reduced front yard
setback under a separate application (ZA-2009-2698-ZAA).
3-135
PRIVATE STREET NO.1422 PAGE 2
The proposed private street width varies from 24-feet to 28-feet right-ot-way and
terminated at Palos Verdes Drive North which is a public street.The roadway easement is
currently improved.
The site is located within a Hillside Grading Area.The City's database,ZIMAS,indicates
the site is also located within a fault zone,methane buffer zone and a landslide area.
REPORTS RECEIVED:
BUREAU OF ENGINEERING:Recommends approval of the private street map subject to
conditions pertaining to improvement of the private street as stated in the letter dated
January 14,2010.See recommended conditions in Draft Private Street Report with
Conditions under department.
DEPARTMENT OF BUILDING AND SAFETY,GRADING DIVISION:No comments were
available at the writing of the staff report.
DEPARTMENT OF BUILDING AND SAFETY,ZONING DIVISION:A clearance letter will
be issued stating that no Building and Zoning Code violations exist on the subject site once
the items identified in the memo dated March 16,2010 have been satisfied.See
recommended conditions in Draft Tentative Tract Report with Conditions under
department.
DEPARTMENT OF TRANSF::-'.-:-;.-;-lO~t Recommends that the project be subject to
conditions stated in the memu dated February 3,2010.See recommended conditions in
Draft Tentative Tract Report with Conditions under department.
FIRE DEPARTMENT:No comments were available at the writing of the staff report.
DEPARTMENT OF WATER AND POWER:Reports that this tract can be supplied with
water trom the municipal system SUbject to LADWP's Water Services Organization's rules
and requirements.
BUREAU OF STREET LIGHTING:Recommends that no street lighting requirement as
stated in the memo dated November 20,2009.See recommended conditions in Draft
Tentative Tract Report with Conditions under department.
BU REAU OF SAN ITATION:The Department comments that there are sewer easements
located within the project site.Any proposed development in close proximity to the
easements must secure Department of Public Works approval.
ENVIRONMENTAL CLEARANCE
The Environmental Staff Advisory Committee issued Mitigated Negative Declaration ENV-
2009-2699-MND on May 19,2010.See Draft Tentative Tract Report with Conditions.
3-136
PRIVATE STREET NO.1422
STAFF RECOMMENDATIONS:
PAGE 3
The Planning Department staff recommends approval of Private Street No.1422.
Prepared by:
Lateef Sholebo
City Planning Associate
Note(s):Recommendation does not constitute a decision.Changes may be made by the
Director of Planning at the time of the public hearing.
3-137
DEPARTMENT OF
CITY PLANNINC
200 N.SPRING STREET,ROOM 525
LOSANGHES,CA 90012·4801
AND
6262 VAN Nuvs BLVD.,SUITE 351
VAN NUYS,CA 91401
CITY PLANNING COMMISSION
WILLIAM ROSCHEN
PRES'DENT
REGINA M.fREER
VIa-PRESIDENT
SEAN 0_BURTON
DIEGO CARDOSO
MATI EPSTEIN
FR.SPENCER T.KEZIOS
YOLANDA OROZCO
BARBARA ROMERO
MICHAEL K.WOO
JAMES WILLIAMS
COMMISSION EXECUTIVE ASSISTANT
(213)978·1300
Decision Date:
Appeal End Date:
CITY OF Los ANGELES
CALIFORNIA
ANTONIO R.VILLARAIGOSA
MAYOR
EXECUTIVE OFFICES
MICHAEL J.lOGRANDE
DIREOOR
(213)978-1271
VINCENT P.BERTONI,AICP
DEPUTf DIReOOR
(213)978-1274
EVA YUAN-MCDANIEL
DEPl11Y DIRECTOR
(213)978·1273
FAX:(213)978-1275
INFORMATION
www.planning.lacily.org
Volunteers of America
3600 Wilshire Boulevard.,#1500
Los Angeles,CA 90010
Bryant Palmer Soto Inc.
2601 Airport Drive #310
Torrance,CA 90505
RE:Private Street NO.1422
Related Case:ZA 2009-2698(ZAA)
1556 West Palos Verdes Drive North
Wilmington-Harbor City Planning Area
Zone :RD6-1XL and OS-1VL
D.M.:030-B-193 &030-B-197
C.D.:15
CEQA:ENV-2009--2flJ9-MND
Legal Descl.~·}tiC\n:Tract:Partition of the Rancho
Los Palos Verdes,Lot:PT H
In accordance with provisions of Section 17.03 of the Los Angeles Municipal Code (LAMC),
the Advisory Agency adopted Mitigated Negative Declaration ENV-2009-2699-MND as the
environmental clearance for Private Street No.1422 and pursuant to Chapter 1,Article 8 of
the Los Angeles Municipal Code (LAMC),the Advisory Agency approved Private Street
No.1422,providing legal frontage and access to one building site located at 1556 W.Palos
Verdes Drive as shown on map stamp-dated October 20,2009 in the Wilmington-Harbor
City Community Plan.The Deputy to the Director of Planning will advise the Department of
Building and Safety that the necessary permits may be issued pursuant to this approval
following receipt of satisfactory evidence of compliance with the following conditions:
NOTE on clearing conditions:When two or more agencies must clear a condition,subdivider should follow
the sequence indicated in the condition.For the benefit of the applicant,subdivider shall maintain record of all
conditions cleared,including all material supporting clearances and be prepared to present copies of the
clearances to each reviewing agency as may be required by its staff at the time of its review
3-138
PRIVATE STREET NO.1422
BUREAU OF ENGINEERING -SPECIFIC CONDITIONS
PAGE 5
1.That a minimum 24-foot to 28-foot wide private street easement be provided
including a turnaround area at location and alignment satisfactory to the City
Engineer.
2.That any necessary street,sewer and drainage easements be dedicated to the
satisfactory to the City Engineer.(The need for these easements is to be identified
by the Harbor Engineering District Office).
3.That the owners of the property record a covenant and agreement stating that they
will maintain the private street free and clear of obstructions and keep the private
street in a safe condition for vehicular use at all times
4.That the private street be posted in a manner prescribed in Section 18.07 of the Los
Angeles Municipal Code (LAMC)(Private Street Regulations).
5.That a copy of the private street easement be submitted to the City Engineer (Land
Development Group of the Bureau of Engineering)for approval.An additional copy
shall be submitted to the Harbor District office of Bureau of Engineering.(Recent
title policy should be submitted as evidence for the private street easements).
6.That prior to release by the Deputy to the Director,proposed names for private
streets shall be approved by the City Engineer.Any street name that would create
confusion,be misleading,be unduly long or carry connotations offensive to good
taste and decency shall be disapproved.
7.That the ...iIIOWlilg improvements be constructed under permit in conformity with
plans and specifications approved by the City Engineer or that the construction be
suitably guaranteed satisfactory to the City Engineer.(All of the following conditions
should be cleared by the West Los Angeles Engineering District Office):
a Improve the private street from adjoining the parcels to the existing
improvements in Public Street by repairing any broken concrete curbs,
concrete gutters and 24-foot and 28-foot wide variable width roadway
surfacing including the improvement of the turning area.
b.Construct the on-site sewers to serve each parcel.
Notes:
Any questions regarding this report should be directed to
Mr.Georgie Avanesian of the Land Development Section,located at 201 North Figueroa
Street,Suite 200,or by calling (213)977-6335.
3-139
PRIVATE STREET NO.1422
DEPARTMENT OF BUILDING AND SAFETY ZONING DIVISION
PAGE 6
8.That prior to issuance of the Letter of Private Street Completion,the Department of
Building and Safety,Zoning Division shall certify that no BUilding or Zoning Code
violations exist on the subject site.In addition,the following items shall be satisfied:
a.Provide proof of lot cut for Parcel "An.
b.Provide building plans to show compliance with current Los Angeles City
Building Code concerning exterior wall/opening protection and exit
requirements with respect to the new property lines.All noncompliance
issues shall be corrected,required permits shall be obtained,and the final
work inspected prior to a clearance letter being issued.
c.Show dimensions of setbacks from property lines.Indicate the number of
stories,height,permitted use,and the type of construction for all buildings
on the site.
Notes:
Any proposed structures or uses on the site have not been checked for and
shall comply with Building and Zoning Code requirements.Plan check will
be required before any construction,occupancy or change of use.
An appointment is required for the issuance of a clearance letter from the
Department of Building and Safety.The applicant is asked to contact Laure
Duong at (213)482-0434 to schedule an appointment.
DEPARTMENT OF TRANSPORATION
9.That the project be subject to the following recommendations from the Department
of Transportation.
a.A minimum of 20-foot reservoir space be provided between any security
gate(s)and the property line.
b.A parking area and driveway plan be submitted to the Citywide Planning
Coordination Section of the Department of Transportation for approval prior
to submittal of building permit plans for plan check by the Department of
Building and Safety.Transportation approvals are conducted at 201 N.
Figueroa Street Suite 400,Station 3.For an appointment,call (213)482-
7024.
c.That a fee in the amount of $197 be paid for the Department of
Transportation as required per Ordinance No.180542 and Los Angeles
Municipal Code (LAMC)Section 19.15 prior to recordation of the final map.
Note:the applicant may be required to comply with any other applicable fees
per this new ordinance.
3-140
PRIVATE STREET NO.1422 PAGE 7
Please contact this section at (213)482-7024 for any questions regarding the
above.
FIRE DEPARTMENT
10.That prior to the issuance of the Letter of Private Street Completion,the owner shall
make an arrangement satisfactory to the Fire Department with respect to the
following:
a.Submit plot plans for Fire Department review and approval prior to
recordation of Private Street action.
DEPARTMENT OF WATER AND POWER
11 .Satisfactory arrangements shall be made with the Los Angeles Department of
Water and Power (LADWP)for compliance with LADWP's Water System Rules and
requirements.Upon compliance with these conditions and requirements,LADWP's
Water Services Organization will forward the necessary clearances to the Planning
Department.
BUREAU OF SANITATION
12.Satisfactory arrangements shall be made with the Bureau of Sanitation,Wastewater
Collection Systems Division for compliance with its sewer system review and
requirements.Upon compliance with its conditions and requirements,the Bureau of
Sanitation,Wastewater Collecti0 n ~ystem~Division will forward the necessary
clearances to the Bureau of Engirh::erhg.
There are easements contained within the aforementioned property.Any proposed
development in close proximity to the easements must secure Department of Public
Works approval.
DEPARTMENT OF CITY PLANNING -SITE SPECIFIC CONDITIONS
13.That prior to issuance of the Letter of Private Street Completion,the subdivider will
prepare and execute a covenant and agreement (Planning Department General
Form CP-6770)in a manner satisfactory to the Planning Department,binding the
subdivider and all successors to the following:
a.Limit the proposed development to the existing 76-unit housing complex in
15 separate buildings.
b.Provide a minimum of one covered off-street parking spaces per dwelling·
unit plus 5 guest parking spaces.
14.That a landscape plan,prepared by a licensed landscape architect,be submitted to
and approved by the Advisory Agency in accordance with CP-6730 prior to issuance
of the Letter of Private Street Completion.The landscape plan shall identify tree
replacement on a 1:1 basis by a minimum of 24-inch box trees for the unavoidable
3-141
PRIVATE STREET NO.1422 PAGE 8
loss of desirable trees on the site.Failure to comply with this condition as written
shall require the filing of a modification to this tract map in order to clear the
condition.
In the event the subdivider decides not to request a permit before the issuance of
the letter of Private Street completion,the following statement shall appear on the
plan and be recorded as a covenant and agreement satisfactory to the Advisory
Agency guaranteeing that:
a.The planting and irrigation system shall be completed by the developer/
builder prior to the close of escrow of 50 percent of the units of the project or
phase.
b.Sixty days after landscape and irrigation installation,the landscape
professional shall submit to the homeowners/property owners association a
Certificate of Substantial Completion (Sec.12.40-G Los Angeles Municipal
Code (LAMC)).
c.The developer/builder shall maintain the landscaping and irrigation for 60
days after completion of the landscape and irrigation installation.
d.The developer/bUilder shall guarantee all trees and irrigation for a period of
six months and all other plants for a period of 60 days after landscape and
irrigation installation.
15.That prior to release by the Director of Planning,proposed names for the private
street shall be app'roved by the City Engineer.Any street name that would create
confusion,be misleading,be unduly long or carry connotations offensive to good
taste and decency shall be disapproved.
DEPARTMENT OF CITY PLANNING -ENVIRONMENTAL MITIGATION MEASURES
16.That prior to recordation of the final map the subdivider shall prepare and execute a
Covenant and Agreement (Planning Department General Form CP-6770 and
Exhibit CP-6770.M)in a manner satisfactory to the Planning Department requiring
the subdivider to identify (a)mitigation monitor(s)who shall provide periodic status
reports on the implementation of mitigation items required by Mitigation Condition
No{s).17 of the Private Street approval satisfactory to the Advisory Agency.The
mitigation monitor{s)shall be identified as to their areas of responsibility,and phase
of intervention (pre-construction,construction,postconstruction/maintenance)to
ensure continued implementation of the above mentioned mitigation items.
17.Prior to the recordation of the final map,the subdivider will prepare and execute a
Covenant and Agreement (Planning Department General Form CP-6770)in a
manner satisfactory to the Planning Department,binding the subdivider and all
successors to the following:
MM-1 Every building,structure,or portion thereof,shall be maintained in a safe
and sanitary condition and good repair,and free from,debris,rubbish,
3-142
PRIVATE STREET NO.1422 PAGE 9
garbage,trash,overgrown vegetation or other similar material,pursuant to
Los Angeles Municipal Code (LAM C)Section 91.8104.
MM-2 The exterior of all buildings and fences shall be free from graffiti when such
graffiti is visible from a street or alley,pursuant to LAMC Section
91.8104.15.
MM-3 Outdoor lighting shall be designed and installed with shielding,such that
the light source cannot be seen from adjacent residential properties or
the public right-of-way.
MM-4 An airfiltration system shall be installed and maintained with filters meeting
or exceeding the ASH RAE Standard 52.2 Minimum Efficiency Reporting
Value (MERV)of 12,to the satisfaction of the Department of Building and
Safety.
MM-5 The design and construction of the project shall conform to the California
Building Code seismic standards as approved by the Department of
Building and Safety.
MM-6 Install a demand (tankless or instantaneous)water heater system sufficient
to serve the anticipated needs of the dweIJing(s).
MM-7 Only low-and non-VOC-containing paints,sealants,adhesives,and
solvents shall be utilized in the construction of the project.
MM-8 (Asbestos)Prior to the issuance of any perrnt jor tha demolition or
alteration of the existing structure(s),the applicant shall provide a letter to
the Department of Building and Safety from a qualified asbestos
abatement consultant indicating that no Asbestos-Containing Materials
(ACM)are present in the building.If ACMs are found to be present,it will
need to be abated in compliance with the South Coast Air Quality
Management District's Rule 1403 as well as all other applicable State and
Federal rules and regulations.
MM-9 (Lead Paint)Prior to issuance of any permit for the demolition or alteration
of the existing structure(s),a lead-based paint survey shall be performed to
the written satisfaction of the Department of Building and Safety.Should
lead-based paint materials be identified,standard handling and disposal
practices shall be implemented pursuant to OSHA regulations.
MM10 Prior to the issuance of a use of land or building permit,or issuance of a
change of occupancy,the applicant shall obtain approval from the Fire
Department and the Department of Public Works,for the transport,
creation,use,containment,treatment,and disposal of the hazardous
material(s).
3-143
PRIVATE STREET NO.1422 PAGE 10
MM 11 Approved plans for the transport,creation,use,containment,treatment,
and disposal of the hazardous material(s)shall be submitted to the
decision-maker for retention in the case file.
MM12 A minimum five-foot wide landscape buffer shall be planted adjacentto the
residential use.
MM 13 A landscape plan prepared by a licensed Landscape Architect shall be
submitted for review and approval by the decision maker.
MM14 The folloWing recommendations of the Fire Department relative to fire
safety shall be incorporated into the building plans,which includes the
submittal of a plot plan for approval by the Fire Department either prior to
the recordation of a final map or the approval of a building permit.
MM15 The plot plan shall include the following minimum design features:fire
lanes,where required,shall be a minimum of 20 feet in width;all structures
must be within 300 feet of an approved fire hydrant,and entrances to any
dwelling unit or guest room shall not be more than 150 feet in distance in
horizontal travel from the edge of the roadway of an improved street or
approved fire lane.
MM 16 The plans shall incorporate the design gu idelines relative to security,semi-
public and private spaces,which may include but not be limited to access
control to building,secured parking facilities,walls/fences with key
systems,well-illuroinated public and semi-public space designed with a
minimum of dead space to eliminate areas of concealment,location of
toilet facilities or building entrances in high-foot traffic areas,and provision
of security guard patrol throughout the project site if needed.Please refer
to Design Out Crime Guidelines:Crime Prevention Through Environmental
Design published by the Los Angeles Police Department's Crime
Prevention Section (located at Parker Center,150 N.Los Angeles Street,
Room 818,Los Angeles,(213)485-3134.These measures shall be
approved by the Police Department prior to the issuance of building
permits.
MM17 The applicant shall pay school fees to the Los Angeles Unified School
District to offset the impact of additional student enrollment at schools
serving the project area.
MM18 Pursuant to Section 21.10.3 of the Los Angeles Municipal Code (LAMC),
the applicant shall pay the Dwelling Unit Construction Tax for construction
of apartment buildings,if applicable.
MM19 Implementing measure(s)detailed in said Department's communication to
the Planning Department dated 4-9-10 and attached shall be complied
with.Such report and mitigation measure(s)are incorporated herein by
reference.
3-144
PRIVATE STREET NO.1422 PAGE 11
MM20 The Los Angeles Department of Transportation has requested that a traffic
monitoring program be required for the project.The program is to
commence on an annual basis with the goal to verify the project's traffic
impact and identify traffic demand management (TOM)measures to reduce
this impact if needed.
MM21 The applicant shall submit a parking and driveway plan to the Bureau of
Engineering and the Department of Transportation for approval that
provides code-required emergency access.
MM22 The project shall comply with Ordinance No.170,978 (Water Management
Ordinance),which imposes numerous water conservation measures in
landscape,installation,and maintenance (e.g.,use drip irrigation and soak
hoses in lieu of sprinklers to lower the amount of water lost to evaporation
and overspray,set automatic sprinkler systems to irrigate during the early
morning or evening hours to minimize water loss due to evaporation,and
water less in the cooler months and during the rainy season).
MM23 In addition to the requirements of the Landscape Ordinance,the landscape
plan shall incorporate the following:
a Weather-based irrigation controller with rain shutoff
b Matched precipitation (flow)rates for sprinkler heads
c Drip/microspray/subsurface irrigation where appropriate
d Minimum irrigation system distribution uniformity of 75 percent
e Proper hydro-zoning,turf minimization and use of native/drought
tolerant plant materials
f Use of landscape contouring to minimize precipitation runoff
g A separate water meter (or submeter),flow sensor,and master valve
shutoff shall be installed for existing and expanded irrigated
landscape areas totaling 5,000 sf.and greater.
MM24 Install/retrofit high-efficiency toilets (maximum 1.28 gpf),including dual-
flush water closets in all restrooms as appropriate.
MM25 Install/retrofit restroom faucets with a maximum flow rate of 1.5 gallons per
minute.
MM26 Install/retrofit no more than one showerhead-per shower stall,having a flow
rate no greater than 2.0 gallons per minute.
MM27 Install and utilize only high-efficiency clothes washers (water factor of 6.0
or less)in the project,if proposed to be provided in either individual units
3-145
PRIVATE STREET NO.1422 PAGE 12
and/or in a common laundry room(s).If such appliance is to be furnished
by a tenant,this requirement shall be incorporated into the lease
agreement,and the applicant shall be responsible for ensuring compliance.
MM28 Install and utilize only high-efficiency Energy Star-rated dishwashers in the
project,if proposed to be provided.If such appliance is to be furnished by a
tenant,this reqUirement shall be incorporated into the lease agreement,
and the applicant shall be responsible for ensuring compliance.
MM29 (Operational)Recycling bins shall be provided at appropriate locations to
promote recycling of paper,metal,glass,and other recyclable material.
These bins shall be emptied and recycled accordingly as a part of the
project's regular solid waste disposal program.
MM30 All waste shall be disposed of properly.Use appropriately labeled recycling
bins to recycle demolition and construction materials including:solvents,
water-based paints,vehicle fluids,broken asphalt and concrete,bricks,
metals,wood,and vegetation.Non recyclable materials/wastes shall be
taken to an appropriate landfill.Toxic wastes must be discarded at a
licensed regulated disposal site.
FINDINGS OF FACT (CEQA)
The Environmental Staff Advisory Committee issued Mitigated Negative Declaration ENV-
2009-2699-MND on May 19,2010.The Committee found that potential negative impact
could occur from the projects's implementation due to:
Aesthetics
existing ambient air pollution levels.
Risk of upset
potential seismic activity.
Public services
consumption of non-renewable energy resources.
need for landscaping.
lack of open space.
Utilities
The Deputy Advisory Agency,certifies that Mitigated Negative Declaration No.ENV-2009-
2699-MND reflects the independent judgment ofthe lead agency and determined that this
project would not have a significant effect upon the environment provided the potential
impacts identified above are mitigated to a less than significant level through
implementation of Condition No(s).17 of the Tract's approval.Other identified potential
impacts not mitigated by these conditions are mandatorily subject to existing City
ordinances,(Sewer Ordinance,Grading Ordinance,Flood Plain Management Specific
Plan,Xeriscape Ordinance,Stormwater Ordinance,etc.)which are specifically intended to
mitigate such potential impacts on all projects.
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PRIVATE STREET NO.1422 PAGE 13
In accordance with Section 21081.6 of the Public Resources Code (AB3180),the Deputy
Advisory Agency has assured that the above identified mitigation measures will be
implemented by requiring reporting and monitoring as specified in Condition No.16.
Furthermore,the Advisory Agency hereby finds that modification(s)to and/or co rrection(s)
of specific mitigation measures have been required in order to assure appropriate and
adequate mitigation of potential environmental impacts of the proposed use of this
subdivision.
FINDINGS OF FACT (LAMC)
In connection with the approval of Private Street No.1415,the Advisory Agency of the City
of Los Angeles,pursuant to Section 18.02 of the Los Angeles Municipal Code (LAMC)
(Private Street Regulations),makes the prescribed findings as follows:
(a)THERE EXISTS ADEQUATE AND SAFE VEHICULAR ACCESS TO THE
PROPERTY FROM A PUBLIC STREET OVERA PRIVATE STREET FOR POLICE,
FIRE,SANITATION AND PUBLIC SERVICE VEHICLES.
The recommendations and/or requirements of the City Engineer,Fire Department,
and the Department of Transportation have or will be incorporated in the conditions
of approval to assure adequate and safe vehicular access to the property.
(b)AN ADEQUATE WATER SUPPLY IS AVAILABLE TO THE PREMISES FOR
DOMESTIC AND FIRE FIGHTING PURPOSES.
The Departmant of Water and Power and the Fire Department have reviewed the
project and deemed the water supply adequate provided their conditions of approval
are satisfied.
(c)AN APPROVED METHOD OF SEWER DISPOSAL IS AVAILABLE.
The owner is required to construct a mainline house connection sewer to serve the
proposed development.In the event there is no sufficient connection to a public
sewer system then private septic system will be allowed satisfactory to the
Department of Building and Safety.
(d)THE LOT OR BUILDING SITE IS OR WILL BE GRADED AND ENGINEERED IN
ACCORDANCE WITH THE GRADING REGULATIONS OF THE CITY OF LOS
ANGELES AS SET FORTH IN ARTICLE I OF CHAPTER 3 OF THIS LAMC.
The buildings are existing and there will be no new construction involved.In
addition,the proposed private street currently improved
(e)ANY PROPOSED NAME OF A PRIVATE STREET HAS BEEN OR SHALL BE
APPROVED BY THE CITY ENGINEER APPLYING THE STANDARDS SET
FORTH IN SUBDIVISION 6 OF SUBSECTION A OF SECTION 17.52 OF THIS
LAMC.
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PRIVATE STREET NO.1422 PAGE 14
Condition No.15 of this approval requires that prior to release by the Director of
Planning;proposed names for the private street shall be approved by the City
Engineer.Any street name that would create confusion,be misleading,be unduly
long or carry connotations offensive to good taste and decency shall be
disapproved.
Michael J.LoGrande
Director of Planning
David S.Weintraub
Deputy Advisory Agency
DSW:LS:mkc
Note:If you wish to file an appeal,it must be filed within 15 calendar days from the
decision date as noted in this letter.For an appeal to be valid to the Area Planning
Commission,it must be accepted as complete by the City Planning Department and
appeal fees paid,prior to expiration of the above 15-day time limit.Such appeal
must be submitted on Master Appeal Form No.CP-7769 at the Department's Public
Offices,located at:
Figueroa Plaza
201 North Figueroa Street
4th Floor
Los f ..igeie;."CA 90012
(213)482-7077
Marvin Braude San Fernando
Valley Constituent Service Center
6262 Van Nuys Boulevard,Room 251
Van Nuys,CA 91401
(818)374-5050
Forms are also available on~line at www.lacity.org/pln.
The time in which a party may seek judicial review of this determination is governed
by California Code of Civil Procedure Section 1094.6.Under that provision,a
petitioner may seek judicial review of any decision of the City pursuant to California
Code of Civil Procedure Section 1094.5,only if the petition for writ of mandate
pursuant to that section is filed no later than the 90 th day following the date on which
the City's decision becomes final.
If you have any questions,please call Subdivision staff at (213)978-1362.
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