Docstoc

RANCHO PALOS VERDES L1''-'Ij

Document Sample
RANCHO PALOS VERDES L1''-'Ij Powered By Docstoc
					MEMORANDUM                                            RANCHO PALOS VERDES
        TO:             CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
      FROM:             JOEL ROJAS, COMMUNITY DEVELOPMENT                  DIRECTO~ \~ Q ~ J...V
      DATE:             JULY 13, 2010                                            L1''-'Ij
 SUBJECT:               CONDITIONAL USE PERMIT REVISION AND SIGN PERMIT -CASE NO.
                        ZON2009-00469 (APPLICANT - EFRAIN OLIVAS, LANDOWNER -
                        SHIRAZ GOVAN!)

Staff Coordinator:      So Kim. Assistant Planner ~

RECOMMENDATION

Review the revised project. hear public testimony and if the Planning Commission feels that the
applicant's revised project has addressed the Planning Commission's concerns. adopt the attached
Resolutions. certifying the Mitigated Negative Declaration and conditionally approving the proposed
project.

BACKGROUND

On November 25. 2009. the applicant submitted a revision to Conditional Use Permit No. 208 and a
Sign Permit. requesting to demolish an existing patio area and construct a new two-story structure in
its place. consisting of a convenience store ("ExtraMile") at the lower floor and an office on the upper
floor. The request also includes conversion of the existing boutique and office space into a
convenience store ("ExtraMile"). The application was presented to the Planning Commission on
June 22. 2010 with a staff recommendation of approval.

On June 22 nd • the Planning Commission reviewed the project and raised concerns related to the
mass of the first and second floor. the brightness and location of the "ExtraMile" sign. the overall
height of the two-story element. and the color of the eXisting vapor recovery system. More
specifically. the Commission felt that locating the two-story flush-fayade element along the northern
most end of the existing one-story building creates a structure that appears too massive from
Hawthorne Boulevard. The Commission advised the applicant to relocate the second floor as far
back as possible from the northern end and add more architectural features to create a two-story
structure that would appear less prominent and blend in with the surrounding residential character.
Additionally. the Commission felt that the proposed "ExtraMile" signs on the second floor would be
too bright and suggested using channel letters and moving the signs to the first floor. As a result of
the discussion. the Commission approved a motion to continue the item to the July 13th meeting to
allow the applicant to redesign the project to address the Cornmission's concerns (7-0).

DISCUSSION

On July 1. 2010. the applicant submitted revised plans with the following changes:

        •   The proposed second floor has reduced in size by 176ft2. from 610ft2 to 434ft2. and




                                                                                                           1
           The proposed second floor has reduced in size by 176ft², from 610ft² to 434ft², and
           includes an exterior 528ft² balcony;
           The proposed second floor (office) has been moved back 8’ from the northern end and
           closer towards the existing hill, over the car wash tunnel;
           Additional architectural features have been added: trellis over the car wash tunnel and
           decorative foam trim to the north façade of the second floor to soften the mass;
           The height of the proposed two-story structure has been reduced by 2’, from 29’-6” to
           27’-6”;
           The height of the proposed first-story structure has been reduced by 2”, from 17’-0” to
           16’-10”;
           The windows on the proposed second floor have reduced in size;
           The “ExtraMile” signs have relocated to the first floor and have been changed to channel
           letters; and,
           A note has been added to paint the vapor recovery system to match the color of the
           upgraded building.

The new balcony on the second floor will only be used by the property owner and will not be used
as a lounge or dining area without providing additional parking spaces on site through an approval
of a subsequent Conditional Use Permit Revision. A condition of approval has been added to
ensure that no accessory structures above the railing height will be placed on the balcony without
the Community Development Director’s approval.

Additionally, the new channel letter signs will be subject to a 45-day review after installation to
ensure that the lights are not excessively bright (refer to Condition of Approval No. 29-30 of the
attached Resolution). If they are found to be excessively bright, the City may require a reduction in
the intensity level of any illuminated sign.

Staff feels that the reduction in overall height, the inclusion of residential elements, the relocation
the proposed second floor, and the relocation/redesign of the proposed signs help create a
structure that further integrates the proposed project with neighboring structures without appearing
bulky or massive.

Additionally, the applicant voluntarily constructed a temporary silhouette on-site that reflects the
revised changes. Upon visiting the site, staff feels that the temporary silhouette confirms staff’s
analysis.

CONCLUSION

As discussed, staff feels that the revised project addresses all of the previous Commission’s
concerns. Therefore, if the Planning Commission agrees that the applicant’s revised project has
sufficiently addressed its concerns; staff recommends that the Commission adopt the attached
resolutions certifying the Mitigated Negative Declaration and conditionally approving the proposed
project.




                                                                                                          2
ALTERNATIVES

The alternatives available for consideration by the Planning Commission are:

1. Adopt Resolution No. 2010-__; thereby certifying a Mitigated Negative Declaration and adopt
   Resolution No. 2010-__; thereby conditionally approving the Conditional Use Permit Revision
   and Sign Permit (Case No. ZON2009-00469).

2. Deny without prejudice, the Conditional Use Permit Revision and Sign Permit (Case No.
   ZON2009-00469) and direct staff to prepare an appropriate Resolution for adoption at the next
   meeting.

3. Identify any issues of concern, direct the applicant to re-design the application, and continue the
   public hearing to a date certain.

ATTACHMENTS
   • P.C. Resolution No. 2010-__, certifying the Mitigated Negative Declaration
   • P.C. Resolution No. 2010-__, approving the Conditional Use Permit Revision & Sign Permit
   • P.C. Staff Report & Resolution (June 22, 2010)




                                                                                                         3
                                P.C. RESOLUTION NO. 2010-

           A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
           RANCHO PALOS VERDES CERTIFYING A MITIGATED NEGATIVE
           DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
           QUALITY ACT FOR CASE NO. ZON2009-00469 (CONDITIONAL USE
           PERMIT REVISION & SIGN PERMIT), FOR PROPERTY LOCATED AT
           27774 HAWTHORNE BOULEVARD LOCATED AT THE SOUTHEAST
           CORNER OF HAWTHORNE BOULEVARD AND HIGHRIDGE ROAD.

       WHEREAS, on November 23, 1999, the Planning Commission adopted Planning
Commission Resolution No. 99-42, approving Conditional Use Permit (CUP) No. 208, allowing
the sale of non-automotive items and an Automated Teller Machine (ATM) within the 407ft²
cashier area of the existing car wash building. As part of the condition of approval, a 3-month
review to assess the applicant’s compliance of the conditions was required; and,

        WHEREAS, on February 23, 2001, the Planning Commission reviewed the applicant’s
compliance with the conditions of approval and received and filed the report (7-0) via minute
order; and,

        WHEREAS, on November 25, 2009, the applicant submitted a revision to Conditional
Use Permit No. 208, Sign Permit, and Environmental Assessment, a request to demolish an
existing patio area and constructing a new two-story structure in its place, consisting of a
convenience store (“ExtraMile”) at the lower floor and an office on the upper floor. The request
also includes conversion of the existing boutique and office into a convenience store
(“ExtraMile”); and

       WHEREAS, on December 18, 2009, the project was deemed incomplete based on
missing information; and,

       WHEREAS, on May 4, 2010, the project was deemed complete after subsequent
reviews; and,

       WHEREAS, a notice was published on May 27, 2010, pursuant to the requirements of
the Rancho Palos Verdes Development Code; and,

        WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined that with
appropriate mitigation, there is no substantial evidence that the approval of ZON2009-00469
would result in a significant adverse effect upon the environment and, therefore, a Mitigated
Negative Declaration has been prepared and notice of same was given in the manner required
by law; and,

        WHEREAS, on June 22, 2010, the Planning Commission continued the proposed project
to July 13, 2010 meeting, in order to allow the applicant to redesign the project to address the
concerns expressed by the Planning Commission; and,




                                                                                                   4
       WHEREAS, on July 13, 2010, the Planning Commission held a duly noticed public
hearing, at which time all interested parties were given an opportunity to be heard and present
evidence.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:

        Section 1:    The Planning Commission has independently reviewed and considered
the proposed Mitigated Negative Declaration, the public comments upon it, and other evidence
before the Commission prior to taking action on the proposed project and finds that the
Mitigated Negative Declaration was prepared in the manner required by law and that there is no
substantial evidence that, with appropriate mitigation measures, the approval of Case No.
ZON2009-00469, Conditional Use Permit revision and Sign Permit, would result in a significant
adverse effect upon the environment.

        Section 2:     Case No. ZON2009-00469, a Conditional Use Permit revision for a
1,044ft² two-story addition for a new convenience store (“ExtraMile”) and office are consistent
with the Rancho Palos Verdes General Plan and with the Automotive Service Station Overlay
Control district designations, which will not be changed as a result of the approval of the project.

        Section 3:     There are no sensitive natural habitat areas on the subject site. Thus, no
site disturbance or alteration will result from the approval of Case No. ZON2009-00469, and
therefore, the project will have no individual or cumulative adverse impacts upon resources, as
defined in Section 711.2 of the State Fish and Game Code.

       Section 4:    That with the appropriate mitigation measures that address impacts upon
Aesthetics and Transportation/Traffic, the project will not have a significant impact.

        Section 5:   Based upon the foregoing findings, the adoption of the proposed
Mitigated Negative Declaration is in the public interest.

        Section 6:      For the foregoing reasons and based on the information and findings
included in the staff report, Environmental Assessment and other components of the legislative
record, in the proposed Mitigated Negative Declaration, and in the public comments received by
the Commission, the Planning Commission of the City of Rancho Palos Verdes hereby certifies
that the Mitigated Negative Declaration has been prepared in compliance with CEQA and
adopts the attached Mitigation Monitoring Program (Exhibit “A”) associated with Case No.
ZON2009-00469, Conditional Use Permit Revision and Sign Permit, thereby allowing a 1,044ft²
two-story addition to accommodate a new convenience store (“ExtraMile”) and office at 27774
Hawthorne Boulevard located at the southeast corner of Hawthorne Boulevard and Highridge
Road.




                                                                                                       5
PASSED, APPROVED AND ADOPTED this 13th day of July 2010, by the following vote:

AYES:

NOES:

ABSTENTIONS:

RECUSALS:

ABSENT:



                                              Bill Gerstner,
                                              Chairman



Joel Rojas, AICP
Community Development Director and
Secretary of the Planning Commission




                                                               P.C. Resolution No. 2010-__
                                                                                    Page 3
                                                                                             6
                                                                Exhibit A

                                        Mitigation Monitoring Program

Project:                   Case No. ZON2009-00469 (Environmental Assessment, Conditional Use Permit Revision,
                           and Sign Permit)

Location:                  27774 Hawthorne Boulevard
                           Rancho Palos Verdes, CA 90275

Applicant:                 Efrain Olivas, representing landowner.

Landowner:                 Shiraz Govani



__________________________________________________________________________________




                                                         TABLE OF CONTENTS

I.     Introduction ..... …………………………………………………………………………………………………….2

       Purpose...…………………………………………………………………………………………………………….......
2
       Environmental Procedures……………………………………………………………………………………………2
       Mitigation Monitoring Program Requirements...........................................................................................2

II.    Management of the Mitigation Monitoring Program ..................................................................................3

       Roles and Responsibilities........................................................................................................................3
       Mitigation and Monitoring Program Procedures........................................................................................3
       Mitigation Monitoring Operations ..............................................................................................................3

III.   Mitigation Monitoring Program Checklist ..................................................................................................5

IV.    Mitigation Monitoring Summary Table ......................................................................................................6




                                                                                                               Mitigation Monitoring Program
                                                              Exhibit A - Page 1                                      Resolution No. 2010-__
                                                                                                                                                       7
                                                I. INTRODUCTION


PURPOSE

This Mitigation Monitoring Program (MMP) is to allow the following project at 27774 Hawthorne Boulevard, located
at the southeast corner of Hawthorne Boulevard and Highridge Road, in the City of Rancho Palos Verdes:

       Construct a 1,220ft² two-story addition (610ft² ground floor & 610ft² upper floor) to an existing
       Chevron gas station and car wash facility. The proposed maximum height is 29’-6”, as measured
       from the point where the lowest foundation or slab meets finished grade, to the ridgeline or the
       highest point of the structure. The proposed 610ft² ground floor addition and a portion of the
       existing boutique and office will be converted to a new convenience store area (“ExtraMile”). The
       proposed 610ft² upper floor will be used as an office space. The project also includes six
       additional standard parking spaces and one loading space; additional landscaping along the
       property lines abutting Hawthorne Blvd. and Highridge Rd.; upgrading the existing monument sign
       to include the “ExtraMile” convenience store; two “ExtraMile” identification signs on the new upper
       floor building façade; and an exterior modification to the existing Chevron gas station and car
       wash facility.

The MMP responds to Section 21081.6 of the Public Resources Code, which requires a lead or responsible agency
that approves or carries out a project where a Mitigated Negative Declaration has identified significant
environmental effects, to adopt a "reporting or monitoring program for adopted or required changes to mitigate or
avoid significant environmental effects." The City of Rancho Palos Verdes is acting as lead agency for the project.

An Initial Study/Mitigated Negative Declaration was prepared to address the potential environmental impacts of the
project. Where appropriate, this environmental document recommended mitigation measures to mitigate or avoid
impacts identified. Consistent with Section 21080 (2)(c) of the Public Resources Code, a mitigation reporting or
monitoring program is required to ensure that the adopted mitigation measures under the jurisdiction of the City are
implemented. The City will adopt this MMP when adopting the Mitigated Negative Declaration.

ENVIRONMENTAL PROCEDURES

This MMP has been prepared in accordance with the California Environmental Quality Act of 1970 (CEQA), as
amended (Public Resources Code Section 21000 et seq.) and the State Guidelines for Implementation of CEQA
(CEQA Guidelines), as amended (California Administrative Code Section 15000 et seq.). This MMP complies with
the rules, regulations, and procedures adopted by the City of Rancho Palos Verdes for implementation of CEQA.

MITIGATION MONITORING PROGRAM REQUIREMENTS

Section 21081.6 of the Public Resources Code states: "When making the findings required by subdivision (a) of
Section 21081 or when adopting a negative declaration pursuant to paragraph (2) of subdivision (c) of Section
21081, the public agency shall adopt a reporting or monitoring program for the changes to the project which it has
adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment.
 The reporting or monitoring program shall be designed to ensure compliance during project implementation. For
those changes which have been required or incorporated into the project at the request of an agency having
jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or
responsible agency, prepare and submit a proposed reporting or monitoring program."




                                                                                     Mitigation Monitoring Program
                                                Exhibit A - Page 2                          Resolution No. 2010-__
                                                                                                                  8
                     II. MANAGEMENT OF THE MITIGATION MONITORING PROGRAM


ROLES AND RESPONSIBILITIES

The MMP for the project will be in place through all phases of the project including final design, pre-grading,
construction, and operation. The City will have the primary enforcement role for the mitigation measures.

MITIGATION MONITORING PROGRAM PROCEDURES

The mitigation monitoring procedures for this MMP consists of, filing requirements, and compliance verification.
The Mitigation Monitoring Checklist and procedures for its use are outlined below.

Mitigation Monitoring Program Checklist

The MMP Checklist provides a comprehensive list of the required mitigation measures. In addition, the Mitigation
Monitoring Checklist includes: the implementing action when the mitigation measure will occur; the method of
verification of compliance; the timing of verification; the department or agency responsible for implementing the
mitigation measures; and compliance verification. Section III provides the MMP Checklist.

Mitigation Monitoring Program Files

Files shall be established to document and retain the records of this MMP. The files shall be established,
organized, and retained by the City of Rancho Palos Verdes department of Planning, Building, and Code
Enforcement.

Compliance Verification

The MMP Checklist shall be signed when compliance of the mitigation measure is met according to the City of
Rancho Palos Verdes Community Development Director. The compliance verification section of the MMP
Checklist shall be signed, for mitigation measures requiring ongoing monitoring, and when the monitoring of a
mitigation measure is completed.

MITIGATION MONITORING OPERATIONS

The following steps shall be followed for implementation, monitoring, and verification of each mitigation measure:

1.     The City of Rancho Palos Verdes, Community Development Director shall designate a party responsible for
       monitoring of the mitigation measures.

2.     The City of Rancho Palos Verdes, Community Development Director shall provide to the party responsible
       for the monitoring of a given mitigation measure, a copy of the MMP Checklist indicating the mitigation
       measures for which the person is responsible and other pertinent information.

3.     The party responsible for monitoring shall then verify compliance and sign the Compliance Verification
       column of the MMP Checklist for the appropriate mitigation measures.

Mitigation measures shall be implemented as specified by the MMP Checklist. During any project phase,
unanticipated circumstances may arise requiring the refinement or addition of mitigation measures. The City of
Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement with advice from Staff or another City
department, is responsible for recommending changes to the mitigation measures, if needed. If mitigation


                                                                                   Mitigation Monitoring Program
                                               Exhibit A - Page 3                         Resolution No. 2010-__
                                                                                                               9
measures are refined, the Director of Planning, Building, and Code Enforcement would document the change and
shall notify the appropriate design, construction, or operations personnel about refined requirements.




                                                                              Mitigation Monitoring Program
                                             Exhibit A - Page 4                      Resolution No. 2010-__
                                                                                                        10
                          III. MITIGATION MONITORING PROGRAM CHECKLIST


INTRODUCTION

This section provides the MMP Checklist for the project as approved by the Planning Commission of the City of
Rancho Palos Verdes on March 28, 2006. Mitigation measures are listed in the order in which they appear in the
Initial Study.

       *      Types of measures are project design, construction, operational, or cumulative.

       *      Time of Implementation indicates when the measure is to be implemented.

       *      Responsible Entity indicates who is responsible for implementation.

       *      Compliance Verification provides space for future reference and notation that compliance has
              been monitored, verified, and is consistent with these mitigation measures.




                                                                                Mitigation Monitoring Program
                                              Exhibit A - Page 5                       Resolution No. 2010-__
                                                                                                         11
                 MITIGATION MEASURES                                     TYPE              TIME OF                     RESPONSIBLE                COMPLIANCE
                                                                                       IMPLEMENTATION                     ENTITY                  VERIFICATION

1. AESTHETICS
A-1: After installation of all lighting, but prior to Issuance of
Certificate of Use and Occupancy, the City will conduct an
inspection of the site to ensure that all lighting shall be
arranged and shielded as to prevent direct illumination of
surrounding properties and to prevent distraction of drivers                                                                                   Community Development
                                                                      Operational    45-days after permit final   Property Owner / applicant
of vehicles on public right-of-ways. At the end of the 45-                                                                                         Department
day period, the City may require additional screening or
reduction in size or intensity of any light that has been
determined to be excessively bright.
A-2: With exception to security lighting, all interior and
exterior lighting shall be turned off at the close of business                                                                                 Community Development
                                                                      Operational    45-days after permit final   Property Owner / applicant
at 10pm.                                                                                                                                           Department

A-3: The maximum height of the all mechanical structures
shall not be higher than the highest parapet of the one-                                                                                       Community Development
story portion of the structure. No mechanical units shall be          Construction      Prior to permit final     Property Owner / applicant
                                                                                                                                                   Department
allowed on the rooftop of the second floor.
A-4: Prior to Certificate of Occupancy and subject to
review and approval by the Community Development
Director, all screening shall be installed and outdated                                                                                        Community Development
                                                                      Construction      Prior to permit final     Property Owner / applicant
rooftop equipment removed so that the mechanical                                                                                                   Department
equipment is not visually apparent from the public
right-of-ways or neighboring properties.

16. TRANSPORTATION/TRAFFIC
TC-1: Driveway #1 (west) on Hawthorne Blvd. shall be
maintained as an entrance and exit. The remaining                                                                     Property Owner /         Community Development
                                                                      Construction      Prior to permit final
two driveways (east) on Hawthorne Blvd. shall be                                                                         applicant.                Department
maintained as “exit only”.
TC-2: Prior to issuance of Certificate of Occupancy
and subject to review and approval by the Community
Development Director, new directional arrows shall be
added along the ground adjacent to the fuel pumps.
Specifically, both sides of the fuel island closest to                                                                Property Owner /         Community Development
                                                                      Construction      Prior to permit final
Highridge Road shall include directional arrows leading                                                                  applicant.                Department
from Hawthorne Blvd. to Highridge Road (north to
south). Both sides of the fuel island located close to
the existing structure shall include directional arrows
leading from Highridge Road to Hawthorne Blvd (south


                                                                                               Mitigation Monitoring Program
                                                               Exhibit A - Page 6                     Resolution No. 2010-__
                                                                                                                                                                 12
              MITIGATION MEASURES                               TYPE            TIME OF                  RESPONSIBLE           COMPLIANCE
                                                                            IMPLEMENTATION                  ENTITY             VERIFICATION
to north).
TC-3: Prior to issuance of Certificate of Occupancy
and subject to review and approval by the Community
Development Director, the two proposed parking                                                           Property Owner /   Community Development
                                                             Construction   Prior to permit final
spaces adjacent to the existing trash enclosure,                                                            applicant.          Department
located behind the vacuum pump lanes shall be
designated as “employee only”.




                                                                                   Mitigation Monitoring Program
                                                      Exhibit A - Page 7                  Resolution No. 2010-__
                                                                                                                                              13
                                P.C. RESOLUTION NO. 2010-

       A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
       RANCHO PALOS VERDES APPROVING A CONDITIONAL USE PERMIT
       REVISION AND A SIGN PERMIT, TO CONSTRUCT A 27’-6” TALL, 1,044FT²
       TWO-STORY ADDITION (610FT² GROUND FLOOR & 434FT² UPPER
       FLOOR) FOR A NEW “EXTRAMILE” CONVENIENCE STORE AND AN
       OFFICE; SIX ADDITIONAL STANDARD PARKING SPACES AND ONE
       LOADING SPACE; ADDITIONAL LANDSCAPING ALONG THE PROPERTY
       LINES; UPGRADING THE EXISTING MONUMENT SIGN; TWO
       “EXTRAMILE”    IDENTIFICATION   SIGNS; AND      AN   EXTERIOR
       MODIFICATION TO AN EXISTING CHEVRON GAS STATION AND CAR
       WASH FACILITY LOCATED AT 27774 HAWTHORNE BOULEVARD.

       WHEREAS, on November 23, 1999, the Planning Commission adopted Planning
Commission Resolution No. 99-42, approving Conditional Use Permit (CUP) No. 208, allowing
the sale of non-automotive items and an Automated Teller Machine (ATM) within the 407ft²
cashier area of the existing car wash building. As part of the condition of approval, a 3-month
review to assess the applicant’s compliance of the conditions was required; and,

        WHEREAS, on February 23, 2001, the Planning Commission reviewed the applicant’s
compliance with the conditions of approval and received and filed the report (7-0) via minute
order; and,

        WHEREAS, on November 25, 2009, the applicant submitted a revision to Conditional
Use Permit No. 208, Sign Permit, and Environmental Assessment, a request to demolish an
existing patio area and constructing a new two-story structure in its place, consisting of a
convenience store (“ExtraMile”) at the lower floor and an office on the upper floor. The request
also includes conversion of the existing boutique and office into a convenience store
(“ExtraMile”); and,

       WHEREAS, on December 18, 2009, the project was deemed incomplete based on
missing information; and,

       WHEREAS, on May 4, 2010, the project was deemed complete after subsequent
reviews; and,

       WHEREAS, a notice was published on May 27, 2010, pursuant to the requirements of
the Rancho Palos Verdes Development Code; and,

        WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined that with
appropriate mitigation, there is no substantial evidence that the approval of ZON2009-00469
would result in a significant adverse effect upon the environment and, therefore, a Mitigated
Negative Declaration has been prepared and notice of same was given in the manner required
by law; and,




                                                                                                   14
        WHEREAS, on June 22, 2010, the Planning Commission continued the proposed project
to July 13, 2010 meeting, in order to allow the applicant to redesign the project to address the
concerns expressed by the Planning Commission; and.

       WHEREAS, on July 13, 2010, the Planning Commission held a duly noticed public
hearing, at which time all interested parties were given an opportunity to be heard and present
evidence.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:

          Section 1: That the proposed project is to construct a 1,044ft² two-story addition
(610ft² ground floor & 434ft² upper floor) to an existing Chevron gas station and car wash
facility. The proposed maximum height is 27’-6”, as measured from the point where the lowest
foundation or slab meets finished grade, to the ridgeline or the highest point of the structure.
The proposed 610ft² ground floor addition and a portion of the existing boutique and office will
be converted to a new convenience store area (“ExtraMile”). The proposed 434ft² upper floor
will be used as an office space, located above the existing car wash tunnel. The proposed
upper floor will also include a 528ft² balcony. The project also includes six additional standard
parking spaces and one loading space; additional landscaping along the property lines abutting
Hawthorne Blvd. and Highridge Rd.; upgrading the existing monument sign to include the
“ExtraMile” convenience store; two “ExtraMile” identification signs on the new upper floor
building façade; a trellis at the end of the car wash tunnel; a trellis over the proposed balcony;
and an exterior modification to the existing Chevron gas station and car wash facility.

         Section 2:    That the site is adequate in size and shape to accommodate the
proposed use and for all of the yards, setbacks, walls, fences, landscaping and other features or
by conditions to integrate said use with those on adjacent land and within the neighborhood.
More specifically, the one-story addition will be constructed in the same general size and
location of the existing outdoor patio area. A more narrow waiting area with benches will be
available on the north and west side of the proposed addition. The second story addition will be
over an existing car wash tunnel and therefore will not require additional area on site. In
addition, as required per RPVMC §17.40.070.C.1.2 (Automotive Service Station Overlay), the
proposed project meets the minimum setback of 10’ (55’ proposed from the closest property
line) from any property line and additional landscaping is proposed within the 10’ setback along
the street frontages. Furthermore, the existing car wash, gas station, and sale of non-
automotive uses required two parking spaces on site. The new uses require seven additional
parking spaces on-site. A total of nine parking spaces are being provided, compliant with the
Code required number of parking spaces for the proposed uses. Moreover, directional signs
are proposed as part of the pending project to direct vehicles in opposite directions for each fuel
island to ensure adequate circulation pattern on site and the two proposed parking are
designated as “employee only” to address parking accessibility.

        Section 3:      That the site for the proposed use relates to streets and highways
sufficient to carry the type and quantity of traffic generated by the subject use. The increased
trip generation resulting from the proposed convenience store and office addition will be nominal
and not substantial enough to cause adverse impacts to the level of service standard for
designated roads or highways. Therefore, the proposed project would cause less than
significant impact to the service standard established by the county congestion management
agency.




                                                                                                      15
        Section 4:     That, in approving the subject use at the specific location, there will not be
a significant adverse effect on adjacent property or the permitted use thereof. The existing site
has the following uses: gas station, car wash, office, and sale of non-automotive items. Adding
a new convenience store use to a facility that already includes sale of non-automotive items
does not create a significant adverse impact. Additionally, there will not be a significant adverse
effect in regards to parking, traffic circulation, lighting, and noise because the pending project
proposes a sufficient number of parking spaces, includes mitigation measures to ensure an
adequate circulation pattern, incorporates mitigation measures so that lighting will be consistent
with the City regulations, and new mechanical units will be screened within a parapet on the
rooftop. The proposed project also includes residential elements, such as stucco exterior, red
tile mission tile roof, wooden trellises, decorative foam trim, and balcony to integrate the
commercial facility with the residential surrounding.

         Section 5: That the proposed use is not contrary to the General Plan since the
proposed convenience store is a use that is allowed in an Automotive Service Station Overlay
district (OC-4).

        Section 6:     That the proposed use is within the Automotive Service Station overlay
control district and complies with all applicable requirements. More specifically, the proposed
project meets applicable setbacks (minimum 10’ from all property lines), building height
(maximum 30’), lighting, landscaping, and hours of operation.

       Section 7:      That the proposed convenience store will not contribute to the
undesirable proliferation of such uses. More specifically, the surrounding area is limited to
residential properties to the north, east, and south of the subject property. There are no
convenience stores or similar commercial uses in close proximity to the subject property, other
than a 7-11 and Valero which is located approximately 1,900’ to the west, along Hawthorne
Boulevard.

       Section 8:      That the design of the proposed convenience store respects the visual
character of the site and enhances the surrounding area. More specifically, the new
convenience store is the one-story portion of the proposed two-story addition. This structure
includes residential elements to the commercial facility by using gable and hip red tile roofs with
stucco exterior which is commonly used in residential structures. Additionally, the proposed
mechanical unit within the parapet of the convenience store rooftop will be screened from
neighboring properties and public right-of-ways as described Exhibit A of the Resolution.

        Section 9:     That the operation of this use will not adversely affect adjacent or nearby
places of worship, schools, parks, recreation centers, playgrounds, or residences because it will
not involve any sale of alcoholic beverages.

       Section 10: That since the proposed convenience store is located within 300’ of a
residential or institutional use or zoning district boundary; it will be limited in hours of operation
or otherwise designed and operated to avoid disturbing neighbors, between 11pm and 6am.
The revised hours of operation are 6am to 10pm, Monday through Sunday.

         Section 11: That the project is consistent with the sign standards of the City’s
Development Code (§17.76.050.F). More specifically, the two new illuminated channel letter
identification signs for the new convenience store will each be located on a building frontage in
which a public entry is located; not exceed an area of 1ft² per lineal foot of building frontage, up
to a maximum 75ft²; and located parallel to the face of the building.




                                                                                                         16
         Section 12: Any interested person aggrieved by this decision or any portion of this
decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and
any specific action being requested by the appellant. Any appeal letter must be filed within
fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, July 28,
2010. A $2,255.00 appeal fee must accompany any appeal letter. If no appeal is filed timely,
the Planning Commission’s decision will be final at 5:30 PM on July 28, 2010.

       Section 13: For the foregoing reasons and based on the information and findings
included in the staff report, minutes, and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby approves, with conditions, Case No.
ZON2009-00469 for a Conditional Use Permit Revision and Sign Permit.

PASSED, APPROVED AND ADOPTED this 13th day of July 2010, by the following vote:

AYES:

NOES:

ABSTENTIONS:

RECUSALS:

ABSENT:



                                                  Bill Gerstner,
                                                  Chairman



Joel Rojas, AICP
Community Development Director and
Secretary of the Planning Commission




                                                                                                 17
                                       Exhibit B
                                Conditions of Approval
                    27774 Hawthorne Blvd. (Case No. ZON2009-00469)

GENERAL CONDITIONS:

  1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the
     property owner shall submit to the City a statement, in writing, that they have read,
     understand, and agree to all conditions of approval contained in this Resolution. Failure
     to provide said written statement within ninety (90) days following the date of this
     approval shall render this approval null and void.

  2. Prior to the submittal of plans into Building and Safety plan check, the applicant shall
     obtain an encroachment permit from the Director of Public Works for any dumpsters in
     the street or any other temporary or permanent improvements within the public rights-of-
     way.

  3. Approval of this permit shall not be construed as a waiver of applicable and appropriate
     zoning regulations, or any Federal, State, County and/or City laws and regulations.
     Unless otherwise expressly specified, all other requirements of the City of Rancho Palos
     Verdes Municipal Code shall apply.

  4. The Community Development Director is authorized to make minor modifications to the
     approved plans and any of the conditions of approval if such modifications will achieve
     substantially the same results as would strict compliance with the approved plans and
     conditions. Otherwise, any substantive change to the project shall require approval of a
     revision by the final body that approved the original project, which may require new and
     separate environmental review.

  5. The project development on the site shall conform to the specific standards contained in
     these conditions of approval or, if not addressed herein, shall conform to the residential
     development standards of the City's Municipal Code, including but not limited to height,
     setback and lot coverage standards.

  6. Failure to comply with and adhere to all of these conditions of approval may be cause to
     revoke the approval of the project pursuant to the revocation procedures contained in
     Section 17.86.060 of the City’s Municipal Code.

  7. If the applicant has not submitted an application for a building permit for the approved
     project or not commenced the approved project as described in Section 17.86.070 of the
     City’s Municipal Code within one year of the final effective date of this Resolution,
     approval of the project shall expire and be of no further effect unless, prior to expiration,
     a written request for extension is filed with the Department of Planning, Building and
     Code Enforcement and approved by the Director.

  8. In the event that any of these conditions conflict with the recommendations and/or
     requirements of another permitting agency or City department, the stricter standard shall
     apply.




                                                                                                     18
   9. Unless otherwise designated in these conditions, all construction shall be completed in
      substantial conformance with the plans stamped APPROVED by the City with the effective
      date of this Resolution.

   10. The construction site and adjacent public and private properties and streets shall be kept
       free of all loose materials resembling trash and debris in excess of that material used for
       immediate construction purposes. Such excess material may include, but not be limited
       to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of
       earth, salvage materials, abandoned or discarded furniture, appliances or other
       household fixtures.

   11. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday
       through Saturday, with no construction activity permitted on Sundays or on the legal
       holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code.
       Trucks shall not park, queue and/or idle at the project site or in the adjoining public
       rights-of-way before 7:00 AM, Monday through Saturday, in accordance with the
       permitted hours of construction stated in this condition.

   12. All grading, landscaping and construction activities shall exercise effective dust control
       techniques, either through screening and/or watering.

   13. All construction sites shall be maintained in a secure, safe, neat and orderly manner.
       Temporary portable bathrooms shall be provided on a construction site if required by the
       City’s Building Official. Said portable bathrooms shall be subject to the approval of the
       City’s Building Official and shall be placed in a location that will minimize disturbance to
       the surrounding property owners.

   14. The previous conditions of approval from Site Plan Review No. 8311, Grading Permit
       No. 2048, and Sign Permit No. 961 Revision ‘A’ are still fully applicable to the subject
       site.

PROJECT SPECIFIC CONDITIONS:

45-Day Review
   15. The Conditional Use Permit shall be reviewed by the Planning Commission 45-days
       from building permit final. The Planning Commission may add, delete, or modify the
       conditions of approval as deemed necessary and appropriate. Notice of said review
       hearing shall be published and provided to owners of property within a 500’ radius, to
       persons requesting notice, to all affected homeowners associations, and to the property
       owner in accordance with Rancho Palos Verdes Development Coe Section 17.80.090.

Structure
   16. This approval is for a 610ft² expansion to the first floor, a new 434ft² second floor, 528ft²
       balcony to the second floor, a 188ft² trellis to the second floor, and a 267ft² trellis at the
       end of the carwash tunnel of an existing single-story Chevron building. The new first
       floor area and a portion of the existing building shall be converted to a 1,194ft²
       convenience store (“ExtraMile”). The new second floor area shall be a single-tenant
       office space, designated for the property owner.




                                                                                                        19
   17. The maximum ridgeline of the approved project is 27’-6”. BUILDING HEIGHT
       CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
       engineer prior to roof sheathing inspection.

   18. No accessory structures (i.e. chairs, tables, etc.) above the railing height shall be
       allowed on the balcony without the Community Development Director’s approval.

Parking
   19. A total of 9 parking spaces shall be provided on site:
                   i. Two standard parking spaces behind the vacuum line shall be clearly
                        marked as “employee only”;
                   ii. Two standard parking spaces shall be provided in front of the Chevron
                        building, facing Highridge Road;
                   iii. Four standard parking spaces shall be provided at the corner of Highridge
                        Rd. and Hawthorne Blvd., outside of the intersection visibility triangle.
                   iv. One loading parking space shall be provided by a new planter, parallel to
                        Hawthorne Blvd.; and,
                   v. One handicap parking space shall be provided, parallel and north of the
                        new addition.

   20. Prior to issuance of Certificate of Occupancy and subject to review and approval by the
       Community Development Director, the two proposed parking spaces adjacent to the
       existing trash enclosure, located behind the vacuum pump lanes shall be designated as
       “employee only” (Mitigation Measure TC-3).

   21. Standard parking stalls shall be a minimum of 9’ in width by 20’ in depth.

   22. Parallel parking stalls shall be a minimum of 9’ in width by 26’ in depth.

   23. Disabled parking spaces shall be in accordance with the dimensions and specifications
       of the state Uniform Building Code.

   24. Loading space shall be striped and shall be in accordance with the dimensions and
       specifications of the state Uniform Building Code.

   25. For parking spaces located across the street from residential properties, there shall be a
       border of appropriate landscaping not less than 10’ in width, measured from the street
       right-of-way line.

   26. All parking spaces shall be surfaced with asphaltic or cement concrete paving which is at
       least 3” thick.

   27. Parking or overnight occupancy beyond the approved hours of operation (10pm) shall be
       prohibited.

   Lighting
   28. All exterior lighting shall be arranged and shielded as to prevent direct illumination of
       abutting properties and of vehicles passing on the public right-of-way. Luminaries shall
       be of a low-level indirect and diffused type. All fluorescent bulbs or other lighting on the
       building shall be covered with diffusing lenses and shielded.




                                                                                                      20
29. After installation of all lighting, but prior to Issuance of Certificate of Use and Occupancy,
    the City will conduct an inspection of the site to ensure that all lighting shall be arranged
    and shielded as to prevent direct illumination of surrounding properties and to prevent
    distraction of drivers of vehicles on public right-of-ways. At the end of the 45-day period,
    the City may require additional screening or reduction in size or intensity of any light that
    has been determined to be excessively bright (Mitigation Measure A-1).

30. With exception to security lighting, all interior and exterior lighting shall be turned off at
    the close of business at 10pm (Mitigation Measure A-2).

Landscaping
31. The 10’ setback along the street frontages shall be landscaped, except where there are
    driveways and the restricted parking area as designated through CUP 208. Planting
    shall not exceed 30” high within the intersection visibility triangle and 3’ for all other
    areas.

32. All landscaping areas shall have permanent automatic irrigation systems and shall be
    kept well maintained.

33. All planting areas shall be surrounded by 6” high cement concrete curbs, unless they
    have higher planter walls.

Hours of Operation
34. The hours of operation for the car wash shall be as 8am to 6pm, Monday through
    Sunday.

35. The hours of operation for the gas station, convenience store, and office shall be 6am to
    10pm, Monday through Sunday.

36. Any increases to the hours of operation shall require review and approval of a
    Conditional Use Permit.

Signs
37. A total of two channel letter identification signs for the “ExtraMile” convenience store are
    allowed on the north and west façade of the one-story structure. These signs shall not
    exceed an area of 1ft² for each lineal foot of building frontage, up to a maximum of 75ft².
    These lights will be subject to the 45-day review as described in Condition of Approval
    No. 29 above.

38. All faces of said signs shall be parallel to the face of the building upon which said sign is
    located.

Mechanical Equipment
39. Mechanical equipment shall be located only within the parapet on the rooftop of the one-
    story portion of the Chevron building. The mechanical equipment shall be screened or
    covered so that it is not visible form adjacent residential use or public right-of-way.

40. The maximum height of the all mechanical structures and screening shall not be higher
    than the highest parapet of the one-story portion of the structure. No mechanical units
    shall be allowed on the rooftop of the second floor (Mitigation Measure A-3).




                                                                                                     21
41. Prior to Certificate of Occupancy and subject to review and approval by the Community
    Development Director, all screening shall be installed and outdated rooftop equipment
    removed so that the mechanical equipment is not visually apparent from the public right-
    of-ways or neighboring properties (Mitigation Measure A-4).

42. The existing vapor recovery system located north of the car wash tunnel shall be painted
    to match the exterior color of the proposed project.

Traffic/Circulation
43. Prior to issuance of Certificate of Occupancy and subject to review and approval by the
    Community Development Director, new directional arrows shall be added along the
    ground adjacent to the fuel pumps. Specifically, both sides of the fuel island closest to
    Highridge Road shall include directional arrows leading from Hawthorne Blvd. to
    Highridge Road (north to south). Both sides of the fuel island located close to the
    existing structure shall include directional arrows leading from Highridge Road to
    Hawthorne Blvd (south to north) (Mitigation Measure TC-2).

44. Driveway #1 (west) on Hawthorne Blvd. shall be maintained to allow entry and exit. The
    remaining two driveways (east) on Hawthorne Blvd. shall be maintained as “exit only”
    (Mitigation Measure TC-1).

Convenience Store
45. There shall be no sales of any alcoholic beverages on the subject site, without approval
    of a Conditional Use Permit.




                                                                P.C. Resolution No. 2010-__
                                                                                     Page 9
                                                                                                22
                                            CITY OF                                                RANCHO PALOS VERDES
                                                                                                                         BUILDING, & CODE ENFORCEMENT
STAFF
REPORT
                                                                                       TO:                           CHAIRMAN AND MEMBERS OF THE
                                                                                                                     PLANNING~OMMIS ON
                                                                                       FROM:                         COMMUNI                          LOPMENT
                                                                                                                     DIRECTOR

                                                                                       DATE:                         JUNE 22, 2010

                                                                                       SUBJECT:                      CONDITIONAL USE PERMIT REVISION &
                                                                                                                     SIGN PERMIT (ZON2009-00469)

                                                                                       PROJECT                       27774 HAWTHORNE BLVD. (CHEVRON
                                                                                       ADDRESS:                      GAS STATION & CAR WASH)

                                                                                       APPLICANT:                    EFRAIN OLIVAS
                                                                                                                     801 E. CHAPMAN AVE., SUITE 109
                                                                                                                     FULLERTON, CA 92831
                                                                                                                     (714) 525-9832

                                                                                       LANDOWNER:                    SHIRAZ GOVANI

                                                                                                                              STAFF   dV---SO KIM
'---_ ___'T~H:...:O...:..:M.=.A...:..:S'___Gc::...U::..:I.=.D_=E_P...:..:A:...:G'___E__'7....::.9.:::::2/~J....::.-7 __ . . J COORDINATOR: ASSISTANT PLANNER
                                                                                                              _

REQUESTED ACTION: A REQUEST TO CONSTRUCT A 1,220FP TWO-STORY ADDITION (610FT2 GROUND
FLOOR & 610FP UPPER FLOOR) TO AN EXISTING CHEVRON GAS STATION AND CAR WASH FACILITY.
THE PROPOSED MAXIMUM HEIGHT IS 29'-6", AS MEASURED FROM THE POINT WHERE THE LOWEST
FOUNDATION OR SLAB MEETS FINISHED GRADE, TO THE RIDGELINE OR THE HIGHEST POINT OF THE
STRUCTURE. THE PROPOSED 610FP GROUND FLOOR ADDITION AND A PORTION OF THE EXISTING
BOUTIQUE AND OFFICE WILL BE CONVERTED TO A NEW CONVENIENCE STORE AREA ("EXTRAMILE").
THE PROPOSED 610FP UPPER FLOOR WILL BE USED AS AN OFFICE SPACE. THE PROJECT ALSO
INCLUDES SIX ADDITIONAL STANDARD PARKING SPACES AND ONE LOADING SPACE; ADDITIONAL
LANDSCAPING ALONG THE PROPERTY LINES ABUITING HAWTHORNE BLVD. AND HIGHRIDGE RD.;
UPGRADING THE EXISTING MONUMENT SIGN TO INCLUDE THE "EXTRAMILE" CONVENIENCE STORE;
TWO "EXTRAMILE" IDENTIFICATION SIGNS ON THE NEW UPPER FLOOR BUILDING FACADE; AND AN
EXTERIOR MODIFICATION TO THE EXISTING CHEVRON GAS STATION AND CAR WASH FACILITY.

 RECOMMENDATION: 1) ADOPT P.C. RESOLUTION NO. 2010-_; THEREBY CERTIFYING A MITIGATED
 NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND 2)
 ADOPT P.C. RESOLUTION NO. 2010-_; THEREBY APPROVING, WITH CONDITIONS, THE REQUESTED
.CONDITIONAL USE PERMIT REVISION & SIGN PERMIT (ZON2009-00469).

REFERENCES:

ZONING:                                    RM-8 (MULTI-FAMILY RESIDENTIAL) &
                                           OC-4 (AUTOMOTIVE SERVICE STATION OVERLAY)

LAND USE:                                  COMMERCIAL (CHEVRON GAS STATION AND CAR WASH)




                                                                                                                                                                23
Page 2

CODE SECTIONS:        17.04, 17.40.070, 17.48, 17.50, 17.60, 17.76.080 & 17.80

GENERAL PLAN:         RESIDENTIAL

TRAILS PLAN:          NONE

SPECIFIC PLAN:        NONE

CEQA:                 MITIGATED NEGATIVE DECLARATION

ACTION DEADLINE:      NOVEMBER 4, 2010

PLANNING COMMISSION MEMBERS RESIDING WITHIN 500’ OF SUBJECT PROPERTY:             NONE

BACKGROUND

On September 22, 1998, the Planning Commission adopted Resolution No. 98-32, approving a
Site Plan Review No. 8311, Grading Permit No. 2048, and Sign Permit No. 961 for approval of
improvements to the existing car wash, gas station, and automotive service station facility which
included a new 3,536ft² canopy, installation of three permanent signs on the canopy fascia, and
extension of the hours of operation for the sale of gasoline.

Subsequently, the Planning Commission’s approval was appealed to the City Council. On
November 17, 1998, the City Council adopted Resolution No. 98-100, approving the appeal and
modifying the Planning Commission’s approval of the proposed project to include a new
condition that required removal of all non-automotive items from the cashier area to vending
machines or allowing the items to be sold outside of vending machines with approval of a
Conditional Use Permit. The applicant opted to remove all non-automotive items within the
cashier area at that time.

Based on a high demand for the sale of non-automotive items from the car wash clients, the
applicant decided to apply for a Conditional Use Permit, to allow the sales of non-automotive
items within the cashier area of the car wash building.

On November 23, 1999, the Planning Commission adopted Resolution No. 99-42, approving
Conditional Use Permit (CUP) No. 208, allowing the sale of non-automotive items and an
Automated Teller Machine (ATM) within the 407ft² cashier area of the existing car wash
building. As part of the conditions of approval, a 3-month review to assess the applicant’s
compliance of the conditions was required. Subsequently on February 23, 2001, the Planning
Commission reviewed the applicant’s compliance with the conditions of approval and received
and filed the report via minute order.

On November 25, 2009, the applicant submitted a revision to Conditional Use Permit No. 208
and a Sign Permit, requesting to demolish an existing patio area and construct a new two-story
structure in its place, consisting of a convenience store (“ExtraMile”) at the lower floor and an
office on the upper floor. The request also includes conversion of the existing boutique and
office space into a convenience store (“ExtraMile”).

Upon initial review, staff deemed the project incomplete on December 18, 2009, based on
insufficient information. After subsequent reviews, staff deemed the project complete on May 4,
2010. Additionally, staff determined that the proposed project did not qualify for a California




                                                                                                    24
Page 3

Environmental Quality Act (CEQA) exemption and prepared an Initial Study and Mitigated
Negative Declaration (MND). The MND was circulated to the County Recorder on May 24,
2010 for a posting and comment period of at least 20 days prior to consideration (as required by
CEQA), and was also circulated to all applicable agencies. Further, a public hearing notice was
mailed to all property owners within a 500’ radius from the subject property and published in the
Palos Verdes Peninsula News on May 27, 2010. During the comment period, staff received one
letter of concern related to the proposed project.

SITE DESCRIPTION

The project site is a 88,427ft² lot, located at the southeast corner of Hawthorne Boulevard and
Highridge Road. The site currently operates as a gasoline station with a car wash facility. The
project site contains three underground storage tanks, six fueling pump islands, and a canopy
over the pump islands. The site also contains a an existing one-story 3,000ft² building,
consisting of a car wash tunnel, a non-automotive sales area, an office, and a cashier area.
Additionally, there are two parking spaces (1 standard & 1 handicap/loading) on site.

The underlying General Plan Land Use and zoning designation of the subject property is
Residential and Multi-Family Residential (RM-8), respectively. However, since this lot is in the
automotive service station overlay control district (OC-4), the use is considered conforming,
regardless of the base zoning district or whether a Conditional Use Permit has been approved
for the use.

PROJECT DESCRIPTION

The proposed project involves the construction of a 1,220ft² two-story addition (610ft² ground
floor & 610ft² upper floor) to the existing 3,000ft² single-story building. The proposed maximum
height is 29’-6”, as measured from the point where the lowest foundation or slab meets finished
grade, to the ridgeline or the highest point of the structure. The proposed 610ft² ground floor
addition and a portion of the existing boutique and office will be converted to a new convenience
store area (“ExtraMile”). The proposed 610ft² upper floor will be used as an office space. The
project also includes six additional standard parking spaces and one loading space; additional
landscaping along the property lines abutting Hawthorne Blvd. and Highridge Rd.; upgrading the
existing monument sign to include the “ExtraMile” convenience store; two “ExtraMile”
identification signs on the new upper floor building façade; and an exterior modification to the
existing Chevron gas station and car wash facility.

ENVIRONMENTAL ASSESSMENT

Staff has reviewed the proposed application for compliance with the California Environmental
Quality Act (CEQA). The proposed project did not quality for a CEQA exemption and therefore
staff prepared an Initial Study of the project’s environmental impacts (Environmental Checklist
Form is attached). As a result of the Initial Study, staff determined that the proposed project
would not have a significant effect on the environment if appropriate mitigation measures were
incorporated, resulting in the preparation of a Mitigated Negative Declaration.

As evidenced in the attached Initial Study, the project will not result in or create any significant
impacts, or have less than significant impacts to agriculture and forestry resources, air quality,
biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards




                                                                                                       25
Page 4

and hazardous materials, hydrology and water quality, land use and planning, mineral
resources, noise, population and housing, public services, recreation, utilities and service
systems. However, it was identified that the project may create potentially significant impacts to
aesthetics and transportation/traffic, unless mitigated with appropriate measures. These
potential impacts and the associated mitigation measures are discussed below.

Aesthetics: The proposed project may create an aesthetic impact regarding the creation of light
and glare due to interior lights from the new office area and two additional illuminated building
can signs on the new second floor façade facing both Hawthorne Blvd. and Highridge Road. To
ensure that there will be no light or glare impacts from construction and operation of the
proposed facility, staff incorporated mitigation measures that require arrangement and shielding
of lighting to prevent direct illumination to surrounding properties and public right-of-ways.
Further, a review of the lighting and operation is required 45-days after building permit final to
review compliance with all conditions, including mitigation measures.

In addition to lighting, the existing and proposed mechanical units on the rooftop may create an
aesthetic impact to the abutting residential properties located to the north of the subject
property. To ensure that there will be no substantial aesthetic impacts, staff incorporated
mitigation measures that limit the height of the mechanical units and restricts their location.
Further, a review is required prior to building permit final to ensure the removal of all outdated
and unused existing mechanical equipment and to verify proper screening of the proposed
mechanical equipment to ensure that it will not be visible from the public right-of-ways or
neighboring properties.

Transportation/Traffic: The proposed project may create a transportation/traffic related impact
specific to access as a result of additional parking spaces on-site. The City identified a potential
circulation hazard through the placement of parking spaces at the northwest corner of the site.
More specifically, the vehicles entering the site from Highridge Road and vehicles maneuvering
out of the parking spaces may cause a circulation jam around the fuel pumps. In order to
address this potential issue, a mitigation measure to add directional arrows at the fuel pumps
directing each island to move in opposite directions would ensure safe circulation pattern on the
subject site.

The City also identified that the two proposed parking spaces located behind the vacuum line
would not be easily accessible to clients due to its location. As such, a mitigation measure to
restrict these parking spaces as employee only would be more feasible as it is expected that
these spaces would be only be used before and after operation hours.

To ensure that the directional arrows along the fuel pumps and “employee only” designation of
two parking spaces behind the vacuum line are property marked, a review is required prior to
building permit final.

Staff has concluded that a Mitigation Negative Declaration can be approved for this project
since mitigation measures have been incorporated to result in a project with less than significant
impacts to the environment.




                                                                                                       26
Page 5

CODE CONSIDERATION AND ANALYSIS

Conditional Use Permit

The proposed project involves a 610ft² addition and a conversion of an existing boutique and
office into a convenience store (“ExtraMile”). Additionally, a 610ft² office is proposed above the
new first floor addition. Pursuant to Code Section 17.40.070 (Automotive Service Station
Overlay Control District), a convenience store use, such as the proposed “ExtraMile” can be
permitted with a Conditional Use Permit. The Planning Commission may grant a Conditional
Use Permit, only if it finds (in bold type):

1. That the site is adequate in size and shape to accommodate the proposed use and for
   all of the yards, setbacks, walls, fences, landscaping and other features or by
   conditions to integrate said use with those on adjacent land and within the
   neighborhood;

   The applicant is proposing to construct a two-story addition in the same general size and
   location of the existing outdoor patio area. The existing patio area has benches with
   planters for clients as a resting area while they wait for their vehicle to be washed. The
   proposed addition at the first floor will extend the existing building into this location and the
   space will be converted to an “ExtraMile” convenience store. A new office space is
   proposed above the new addition to be used by the property owner. A more narrow waiting
   area with benches will be available on the north and west side of the proposed addition.

   As required per RPVMC §17.40.070.C.1.2 (Automotive Service Station Overlay), the
   proposed project meets the minimum setback of 10’ (55’ proposed from the closest property
   line) from any property line and additional landscaping is proposed within the 10’ setback
   along the street frontages.

   The existing car wash, gas station, and sale of non-automotive uses required two parking
   spaces on site: one standard, while the other is designated as both handicap and loading.
   The new convenience store and a 610ft² office use require seven additional parking spaces
   on-site. The applicant has provided a total of nine parking spaces, compliant with the Code
   required number of parking spaces for the proposed uses.

   The Public Works Department identified that the placement of the additional parking spaces
   may create a circulation hazard near the fuel pumps. In order to address this issue,
   directional signs are proposed as part of the pending project to direct vehicles in opposite
   directions for each fuel island and ensure adequate circulation pattern on site. Additionally,
   the Public Works Department identified that the two proposed parking spaces behind the
   vacuum line would not be easily accessible by patrons of the subject facility. As such, these
   parking spaces are designated as “employee only”, and are expected to be used mainly
   before and after hours of operation.

   In conclusion, it is staff’s opinion that the subject site is adequate in size and shape to
   accommodate the proposed use since no additional space is required for the proposed
   project.




                                                                                                       27
Page 6

2. That the site for the proposed use relates to streets and highways sufficient to carry
   the type and quantity of traffic generated by the subject use;

   The existing uses on the subject site include a car wash, a gas station, an office, and sale of
   non-automotive items. The proposed project adds a convenience store use and expands
   the size of the existing single-tenant office. According to the Institute of Transportation
   Engineers Trip Generation (6th edition), the additional square footage would result in an
   additional 38 trips per day. The Public Works Department reviewed the proposed project
   and concluded that that a traffic study is not necessary as the increased trip generation
   resulting from the proposed convenience store and expanded office space will be nominal
   and not substantial enough to cause adverse impacts to the level of service standard for
   designated roads or highways. Therefore, the proposed project does not generate the
   quantity of traffic to affect streets and highways. As such, this finding can be met.

3. That, in approving the subject use at the specific location, there will be no significant
   adverse effect on adjacent property or the permitted use thereof;

   The existing site has the following uses: gas station, car wash, office, and sale of non-
   automotive items. The pending application includes a request to expand the sale of non-
   automotive items by adding a new convenience store (“ExtraMile”) and a larger office. Staff
   feels that there will not be a significant adverse effect on adjacent properties by adding new
   convenience store and larger office uses in the OC-4 district through an approval of a
   Conditional Use Permit. Additionally, in regards to parking, traffic circulation, lighting, and
   noise, staff does not feel that there will be a significant adverse effect. This is because the
   pending project proposes a sufficient number of parking spaces, includes mitigation
   measures to ensure an adequate circulation pattern, incorporates mitigation measures so
   that lighting will be consistent with the City regulations, and new mechanical units will be
   screened within a parapet on the rooftop.

   However, staff does have a concern regarding the proposed project’s appearance and its
   affect upon adjacent properties. It should be noted that the subject parcel is the only
   commercial property in its immediate area, and is surrounded by residential property in all
   directions. While the proposed project includes residential elements, such as stucco
   exterior with red mission tile hip and mansard roofs in an attempt to integrate the
   commercial facility within the residential surrounding, staff feels that the tall two-story façade
   appears too tall and prominent. However, it should be noted that the proposed structure
   height of 29’-6” is consistent with underlying zoning district (RM-8) height limit of 30’.
   Therefore, to minimize the “pop-up” appearance of the second story portion of the project
   and better integrate the structure with the surrounding residential properties, staff believes
   that additional architectural treatment is required. Specifically, staff feels that adding more
   elements commonly found in residential structures, such as a faux balcony or planter box on
   the second floor (new office) and/or patio cover/trellis above the entry areas would soften
   the appearance of the second story structure and better integrate the project with the
   surrounding neighborhood. Staff raised this concern to the applicants several times during
   the application process; however, the applicants felt that the project as proposed includes
   sufficient residential elements and any additional architectural treatments are not necessary.
   Staff disagrees, and feels that the proposed project can include additional elements to
   lessen the prominent appearance and further integrate the structure with adjacent
   residential properties. As such, staff believes this finding can be met, provided that a




                                                                                                        28
Page 7

   condition is added to Exhibit ‘A’, requiring the applicant to submit plans with additional
   residential elements to the satisfaction of the Community Development Director, prior to plan
   check submittal.

4. That the proposed use is not contrary to the general plan;

   The proposed convenience store is a use that is allowed in an Automotive Service Station
   Overlay district with an approval of a Conditional Use Permit. Additionally, Policy No. 2 of
   Urban Environment Element – Commercial Activity states “Require the commercial activity,
   where a commercial area would be nonconforming with adjoining activities, to provide the
   necessary mitigating measures, including landscaping, etc”. As evidenced in the attached
   initial study, mitigation measures have been added to ensure that the proposed project will
   result in less than significant impact regarding aesthetics and transportation/traffic.

   Policy No. 7 of the Urban Environment Element – Commercial Activity (p. 85) of the General
   Plan that states “Require adequate provisions be incorporated into commercial site design
   to reduce negative impacts on adjoining residential areas.” Based on the reasons discussed
   in CUP finding No. 3 above, staff feels that the proposed project is consistent with the
   General Plan Policy, provided that additional residential elements are included as part of the
   proposal. As such, this finding can be met.

5. That, if the site of the proposed use is within any of the overlay control districts, the
   proposed use complies with all applicable requirements of that chapter; and

   The subject site is within the Automotive Service Station Overlay Control District (OC-4).
   The proposed project involves a new convenience store (“ExtraMile”) which is an allowed
   use within OC-4 with an approval of a Conditional Use Permit. The proposed project meets
   applicable setbacks (minimum 10’ from all property lines), building height (maximum 30’),
   lighting, landscaping, and hours of operation. These elements are discussed in detail
   below.

   Setbacks
   The proposed addition will be located in the same area and size as the exiting patio located
   north of the existing Chevron building. As no additional space is required as part of the
   proposed project, the existing setback of approximately 55’ to the closest property line
   (north) will remain consistent with the minimum required setback of 10’ to any property line,
   pursuant to RPVMC §17.40.070 OC-4 (Automotive Service Station Overlay Control District).

   Height
   Pursuant to OC-4 development guidelines, the maximum allowable building height shall be
   consistent with the underlying zoning, and shall be compatible with the surrounding uses, as
   determined by the Planning Commission. The underlying zoning for the subject property is
   RM-8, which allows a maximum building height of 30’. The proposed height is 29’-6” for the
   new two-story addition.
   Lighting
   The proposed project includes two new illuminated building can identification signs on the
   north and west building façade of the new office on the second floor and its interior lights.
   As evidenced in the attached Initial Study, a mitigation measure to turn off all interior and
   exterior lights at the close of business at 10p.m. has been added. Additionally, a 45-day




                                                                                                    29
Page 8

   review upon building permit final has also been added, providing the Planning Commission
   the ability to require additional screening or reduction in size or intensity of any light that has
   been determined to be excessively bright.

   Landscaping
   Pursuant to OC-4 development guidelines, the 10’ setback along the street frontage shall be
   landscaped, except where there are driveways and all plantings shall not exceed 30” in
   height within the intersection visibility triangle area and 3’ in height (except for trees) for all
   other areas. Currently, the 10’ setbacks along both street frontages are not landscaped.
   Through the pending proposal, the applicant is proposing to create planting/landscape areas
   to comply with the landscaping requirement. The proposed landscaping will consist of
   shrubs and other foliage that does not exceed 30” in height within the intersection visibility
   triangle area and 3’ in height (except for trees) for all other areas.

   Hours of Operation
   Pursuant to OC-4 development guidelines, the hours of operation for the sale of gasoline is
   limited from 8am to 5pm Monday through Thursday and 6am to 12am Friday through
   Sunday. As all hours of operation may be subject to further review by the Planning
   Commission, the site’s approved CUP No. 208 currently allows the following hours of
   operation:

                                                 Current                  Proposed
                                         Mon-Thur    Fri - Sun       Mon-Thur   Fri - Sun
           Car Wash Facility                    8am-6pm                   8am-6pm
           Gasoline Sales                6am-10pm    6am-11pm             7am-10pm
           Service Station Attendant     6am-10pm    6am-11pm             7am-10pm
           Convenience Store                      N/A                     7am-10pm

   The applicant is proposing to change the hours of operation to 6am-10pm, everyday for all
   uses on site. In short, the hours of operation for the gasoline and service station attendant
   will be reduced by an hour between Friday and Sunday. However, the hours of operation
   for the car wash facility are proposed to be increased so that the car wash would close at
   10pm instead of the approved 6pm. The applicant indicated that the car wash generally
   closes before 6pm but would like discretion to close earlier or later, depending on the
   weather, daylight, and business level. Staff believes that increasing the hours of operation
   for the car wash facility beyond the current hours may cause additional noise impacts and
   therefore recommends that the car wash hours remain as-is. Regarding convenience
   stores, RPVMC §17.76.080 limits the hours of operation to 6am to 11pm. The proposed
   hours of operation for the convenience store would be consistent with the City’s Code.

   Based on the discussion above, staff believes that the proposed project meets all
   development guidelines of OC-4, as long as the hours of operation for the car wash remain
   between 8am and 6pm. Therefore, this finding can be met.

6. That conditions, which the planning commission finds to be necessary to protect the
   health, safety and general welfare, have been imposed: setbacks and buffers; fences
   or walls; lighting; vehicular ingress and egress; noise, vibration, odors and similar
   emissions; landscaping; maintenance of structures, grounds or signs; service road
   or alleys; and such other conditions as will make possible development



                                                                                                         30
Page 9


   Regarding the items listed with this finding, staff believes that the proposed project has been
   designed and conditioned through appropriate mitigation measures incorporated in the
   Mitigation Monitoring Program (see attached Exhibit A of Resolution), and through
   appropriate conditions incorporated as conditions of approval (see attached Exhibit B of
   Resolution). Said mitigation measures and conditions have been based upon the
   requirements listed above so that the proposed project will not cause an impact to health,
   safety, and general welfare of the site nor surrounding residents. Therefore, this finding can
   be met.

Convenience Store Findings

Pursuant to RPVMC §17.76.070, in order to approve a Conditional Use Permit for a
convenience store, the Planning Commission must make the following findings (in bold type):

a. That the proposed convenience store will not contribute to the undesirable
   proliferation of such uses;

   The surrounding area is limited to residential properties to the north, east, and south of the
   subject property. While there are no convenience stores or similar commercial uses located
   adjacent to the subject property, there are two convenience stores (7-11 and Valero) which
   are located approximately 1,900’ to the west, along Hawthorne Boulevard. Additionally, the
   subject site is unique in that it is the only commercial property within the vicinity. There are
   no similar uses near the intersection (Hawthorne Blvd. and Highridge Rd.) of the subject
   property. Given that a commercial use is isolated on the subject property within a residential
   surrounding, staff believes that the proposed convenience store will not result in a
   proliferation of a convenience store use. As such, staff believes that this finding can be met.

b. That the design of the proposed convenience store respects the visual character of
   the site and enhances the surrounding area;

   The subject property is a commercial property which is surrounded by residential properties.
   Given that the existing use is a Chevron gas station and car wash, the uses and visual
   impact of the existing structures itself does not necessarily enhance the surrounding area.

   The new convenience store would be located in the one-story portion of the proposed two-
   story addition. Although staff has concerns regarding the design of the second story portion
   of the proposed project, the new convenience store is located on the first floor. The
   applicant has made efforts to include residential elements to the commercial facility by using
   mansard and hip red tile roofs with stucco exterior which is commonly used in residential
   structures. Additionally, the proposed mechanical unit within the parapet of the convenience
   store rooftop will be screened from neighboring properties and public right-of-ways.
   Therefore, this finding can be met.

c. That the operation of this use, and in particular, any sale of alcoholic beverages will
   not adversely affect adjacent or nearby places of worship, schools, parks, recreation
   centers, playgrounds, or residences;

   As discussed in previous findings, operation of a new convenience store is an allowed use




                                                                                                      31
Page 10

   on the subject property, through a CUP approval. Staff feels that the use is an expansion to
   an existing use on site that already involves the sales of non-automotive items. Staff has
   not encountered any evidence to suggest that the sale of non-automotive items has an
   adverse effect to nearby places of worship, schools, parks, etc. Additionally, the proposed
   project does not propose the sale of alcoholic beverages. A condition of approval has been
   added to prohibit the sale of alcohol beverages without a revision to this Conditional use
   Permit. Therefore, this finding can be met.

d. That a proposed convenience store located within 300’ of a residential or institutional
   use or zoning district boundary will be limited in hours of operation or otherwise
   designed and operated to avoid disturbing neighbors, between 11pm and 6am.

   The current hours of operation are 6am-10pm Monday through Thursday and 6am-11pm
   Friday through Sunday for the gas station and service station attendant. The applicant is
   proposing to change the operating hours to 6am-10pm daily. Staff has added a condition to
   Exhibit B of the Resolution to restrict the delivery hours to match the operating hours. Since
   no uses on site will be operating between 10pm and 6am, this finding can be met.

Sign Permit

Pursuant to RPVMC §17.76.050.F (Signs – Nonresidential Uses), “one major identification sign
shall be permitted on each building frontage in which a public entry is located; except that a sign
may be permitted upon any street side of the building. Such signs shall not exceed an area of
1ft² per lineal foot of building frontage, up to a maximum 75ft². All faces of said signs shall be
parallel to the face of the building upon which said sign is located”. The applicant is proposing
two new illuminated building identification signs for the new convenience store (“ExtraMile”) on
the north and west façades of the new second floor. The north façades face the street while the
west façade has a public entry and the new signs are parallel to the face of the building.
Additionally, the length of the new signs does not exceed an area of 1ft² per lineal foot of
building frontage nor 75ft². The two proposed permanent signs are warranted as they are
consistent with the Sign Permit guidelines

ADDITIONAL INFORMATION

Staff received one letter of concern from a neighbor (Cathy Johnson) residing on Flambeau
Road, located across the subject property. The letter mentioned that the Chevron station has
complied with the previous conditions of approval for the most part, but on occasion witnessed
some of the lights that were left on after business hours; fuel pumps that were left on overnight;
and overnight parking and/or occupancy on the premises.

Lights
Should the project be approved, all interior and exterior lighting on-site, with exception to
security lighting shall be conditioned to be turned off at the close of business (10pm).
Additionally, a 45-day review period will also be required, providing the Planning Commission
the ability to require additional screening or reduction in size or intensity of any light that has
been determined to be excessively bright.




                                                                                                      32
Page 11


Fuel Pumps
Should the project be approved, the hours of operation for gasoline sales will be limited from
6am-10pm. This will be monitored during a 45-day review period to ensure that the fuel pumps
are turned off completely at the end of operation (10pm).

Overnight Occupancy and/or Parking
Should this project be approved, staff will add a condition prohibiting such acts after business
hours (10pm).

Windows
Ms. Johnson mentions in her letter that she feels that the proposed structure is visually more
compatible with the residential neighborhood, but feels that the proposed second story windows
may create glare on the roadway and requests them to be recessed and multi-planed. Staff
feels that the proposed two-story structure is too prominent and can use more residential
elements to further integrate with the residential character of the neighborhood. For this reason,
staff is recoomending denial of the proposed project.

Vapor Recovery System
Ms. Johnson also requests that the existing vapor recovery system located at the exit of the car
wash tunnel be of different color or relocated. This unit was approved with a Site Plan Review
application, which does not provide staff discretion to regulate the location, provided that it
meets the standard setback and height requirements. As such, staff feels that requiring the
applicants to relocate the vapor recovery system is not warranted. The only other alternative
would be to screen it with foliage. However, planting foliage on the west side of the unit would
not be reasonable since it would impede the vehicles exiting the car wash tunnel. Planting
foliage on the north side, facing Hawthorne Blvd., would appear awkward since the foliage
would have to be at least the same height as the vapor recovery system, which is 12’ in height.
With regard to color, given the location, staff does not feel that painting the unit to a different
color would make it appear less noticeable. Nevertheless, staff has added a condition of
approval, requiring the applicant to paint the vapor recovery system to match the exterior color
of the proposed project.

CONCLUSION

Based on these reasons and discussion above, staff is concluding that the proposed project
meets all of the required findings for the approval of the requested revision to a Conditional Use
Permit, with conditions. Therefore, staff is recommending that the Planning Commission certify
a Mitigated Negative Declaration and approve the Conditional Use Permit and Sign Permit, with
conditions, Case No. ZON2009-00469.




                                                                                                      33
27774 Hawthorne Blvd. (ZON2009-00469)
June 22, 2010
Page 12

ALTERNATIVES

The following alternatives are available for the Planning Commission’s consideration:

1. Identify any issues of concern and direct the applicant to re-design the application and
   continue the public hearing to a date certain where a revised project can be re-presented to
   the Planning Commission; or,

2. Approve a revision to a Conditional Use Permit (Case No. ZON2009-00469), with
   conditions, and direct staff to prepare Planning Commission resolutions for review at a
   future meeting.

ATTACHMENTS
P.C. Resolution No. 2010-__ (MND)
P.C. Resolution No. 2010-__ (CUP & SP)
Public Correspondence
Initial Study
P.C. Minutes (February 13, 2001)
P.C. Resolution 98-32
Project Plans




                                                                                                  34
                                P.C. RESOLUTION NO. 2010-

           A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
           RANCHO PALOS VERDES CERTIFYING A MITIGATED NEGATIVE
           DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
           QUALITY ACT FOR CASE NO. ZON2009-00469 (CONDITIONAL USE
           PERMIT REVISION & SIGN PERMIT), FOR PROPERTY LOCATED AT
           27774 HAWTHORNE BOULEVARD LOCATED AT THE SOUTHEAST
           CORNER OF HAWTHORNE BOULEVARD AND HIGHRIDGE ROAD.

       WHEREAS, on November 23, 1999, the Planning Commission adopted Planning
Commission Resolution No. 99-42, approving Conditional Use Permit (CUP) No. 208, allowing
the sale of non-automotive items and an Automated Teller Machine (ATM) within the 407ft²
cashier area of the existing car wash building. As part of the condition of approval, a 3-month
review to assess the applicant’s compliance of the conditions was required; and,

        WHEREAS, on February 23, 2001, the Planning Commission reviewed the applicant’s
compliance with the conditions of approval and received and filed the report (7-0) via minute
order; and,

        WHEREAS, on November 25, 2009, the applicant submitted a revision to Conditional
Use Permit No. 208, Sign Permit, and Environmental Assessment, a request to demolish an
existing patio area and constructing a new two-story structure in its place, consisting of a
convenience store (“ExtraMile”) at the lower floor and an office on the upper floor. The request
also includes conversion of the existing boutique and office into a convenience store
(“ExtraMile”); and

       WHEREAS, on December 18, 2009, the project was deemed incomplete based on
missing information; and,

       WHEREAS, on May 4, 2010, the project was deemed complete after subsequent
reviews; and,

       WHEREAS, a notice was published on May 27, 2010, pursuant to the requirements of
the Rancho Palos Verdes Development Code; and,

        WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined that with
appropriate mitigation, there is no substantial evidence that the approval of ZON2009-00469
would result in a significant adverse effect upon the environment and, therefore, a Mitigated
Negative Declaration has been prepared and notice of same was given in the manner required
by law; and,

       WHEREAS, the Planning Commission held a duly noticed public hearing on June 22,
2010, at which time all interested parties were given an opportunity to be heard and present
evidence.




                                                                                                   35
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:

        Section 1:    The Planning Commission has independently reviewed and considered
the proposed Mitigated Negative Declaration, the public comments upon it, and other evidence
before the Commission prior to taking action on the proposed project and finds that the
Mitigated Negative Declaration was prepared in the manner required by law and that there is no
substantial evidence that, with appropriate mitigation measures, the approval of Case No.
ZON2009-00469, Conditional Use Permit revision and Sign Permit, would result in a significant
adverse effect upon the environment.

        Section 2:     Case No. ZON2009-00469, a Conditional Use Permit revision for a
1,220ft² two-story addition for a new convenience store (“ExtraMile”) and office are consistent
with the Rancho Palos Verdes General Plan and with the Automotive Service Station Overlay
Control district designations, which will not be changed as a result of the approval of the project.

        Section 3:     There are no sensitive natural habitat areas on the subject site. Thus, no
site disturbance or alteration will result from the approval of Case No. ZON2009-00469, and
therefore, the project will have no individual or cumulative adverse impacts upon resources, as
defined in Section 711.2 of the State Fish and Game Code.

       Section 4:    That with the appropriate mitigation measures that address impacts upon
Aesthetics and Transportation/Traffic, the project will not have a significant impact.

        Section 5:   Based upon the foregoing findings, the adoption of the proposed
Mitigated Negative Declaration is in the public interest.

        Section 6:      For the foregoing reasons and based on the information and findings
included in the staff report, Environmental Assessment and other components of the legislative
record, in the proposed Mitigated Negative Declaration, and in the public comments received by
the Commission, the Planning Commission of the City of Rancho Palos Verdes hereby certifies
that the Mitigated Negative Declaration has been prepared in compliance with CEQA and
adopts the attached Mitigation Monitoring Program (Exhibit “A”) associated with Case No.
ZON2009-00469, Conditional Use Permit Revision and Sign Permit, thereby allowing a 1,220ft²
two-story addition to accommodate a new convenience store (“ExtraMile”) and office at 27774
Hawthorne Boulevard located at the southeast corner of Hawthorne Boulevard and Highridge
Road.




                                                                                                       36
PASSED, APPROVED AND ADOPTED this 22nd day of June 2010, by the following vote:

AYES:

NOES:

ABSTENTIONS:

RECUSALS:

ABSENT:



                                             Bill Gerstner,
                                             Chairman



Joel Rojas, AICP
Community Development Director and
Secretary of the Planning Commission




                                                              P.C. Resolution No. 2010-__
                                                                                   Page 3
                                                                                            37
                                                                Exhibit A

                                        Mitigation Monitoring Program

Project:                   Case No. ZON2009-00469 (Environmental Assessment, Conditional Use Permit Revision,
                           and Sign Permit)

Location:                  27774 Hawthorne Boulevard
                           Rancho Palos Verdes, CA 90275

Applicant:                 Efrain Olivas, representing landowner.

Landowner:                 Shiraz Govani



__________________________________________________________________________________




                                                         TABLE OF CONTENTS

I.     Introduction ..... …………………………………………………………………………………………………….2

       Purpose...…………………………………………………………………………………………………………….......
2
       Environmental Procedures……………………………………………………………………………………………2
       Mitigation Monitoring Program Requirements...........................................................................................2

II.    Management of the Mitigation Monitoring Program ..................................................................................3

       Roles and Responsibilities........................................................................................................................3
       Mitigation and Monitoring Program Procedures........................................................................................3
       Mitigation Monitoring Operations ..............................................................................................................3

III.   Mitigation Monitoring Program Checklist ..................................................................................................5

IV.    Mitigation Monitoring Summary Table ......................................................................................................6




                                                                                                               Mitigation Monitoring Program
                                                              Exhibit A - Page 1                                      Resolution No. 2010-__
                                                                                                                                                    38
                                                I. INTRODUCTION


PURPOSE

This Mitigation Monitoring Program (MMP) is to allow the following project at 27774 Hawthorne Boulevard, located
at the southeast corner of Hawthorne Boulevard and Highridge Road, in the City of Rancho Palos Verdes:

       Construct a 1,220ft² two-story addition (610ft² ground floor & 610ft² upper floor) to an existing
       Chevron gas station and car wash facility. The proposed maximum height is 29’-6”, as measured
       from the point where the lowest foundation or slab meets finished grade, to the ridgeline or the
       highest point of the structure. The proposed 610ft² ground floor addition and a portion of the
       existing boutique and office will be converted to a new convenience store area (“ExtraMile”). The
       proposed 610ft² upper floor will be used as an office space. The project also includes six
       additional standard parking spaces and one loading space; additional landscaping along the
       property lines abutting Hawthorne Blvd. and Highridge Rd.; upgrading the existing monument sign
       to include the “ExtraMile” convenience store; two “ExtraMile” identification signs on the new upper
       floor building façade; and an exterior modification to the existing Chevron gas station and car
       wash facility.

The MMP responds to Section 21081.6 of the Public Resources Code, which requires a lead or responsible agency
that approves or carries out a project where a Mitigated Negative Declaration has identified significant
environmental effects, to adopt a "reporting or monitoring program for adopted or required changes to mitigate or
avoid significant environmental effects." The City of Rancho Palos Verdes is acting as lead agency for the project.

An Initial Study/Mitigated Negative Declaration was prepared to address the potential environmental impacts of the
project. Where appropriate, this environmental document recommended mitigation measures to mitigate or avoid
impacts identified. Consistent with Section 21080 (2)(c) of the Public Resources Code, a mitigation reporting or
monitoring program is required to ensure that the adopted mitigation measures under the jurisdiction of the City are
implemented. The City will adopt this MMP when adopting the Mitigated Negative Declaration.

ENVIRONMENTAL PROCEDURES

This MMP has been prepared in accordance with the California Environmental Quality Act of 1970 (CEQA), as
amended (Public Resources Code Section 21000 et seq.) and the State Guidelines for Implementation of CEQA
(CEQA Guidelines), as amended (California Administrative Code Section 15000 et seq.). This MMP complies with
the rules, regulations, and procedures adopted by the City of Rancho Palos Verdes for implementation of CEQA.

MITIGATION MONITORING PROGRAM REQUIREMENTS

Section 21081.6 of the Public Resources Code states: "When making the findings required by subdivision (a) of
Section 21081 or when adopting a negative declaration pursuant to paragraph (2) of subdivision (c) of Section
21081, the public agency shall adopt a reporting or monitoring program for the changes to the project which it has
adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment.
 The reporting or monitoring program shall be designed to ensure compliance during project implementation. For
those changes which have been required or incorporated into the project at the request of an agency having
jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or
responsible agency, prepare and submit a proposed reporting or monitoring program."




                                                                                     Mitigation Monitoring Program
                                                Exhibit A - Page 2                          Resolution No. 2010-__
                                                                                                                39
                     II. MANAGEMENT OF THE MITIGATION MONITORING PROGRAM


ROLES AND RESPONSIBILITIES

The MMP for the project will be in place through all phases of the project including final design, pre-grading,
construction, and operation. The City will have the primary enforcement role for the mitigation measures.

MITIGATION MONITORING PROGRAM PROCEDURES

The mitigation monitoring procedures for this MMP consists of, filing requirements, and compliance verification.
The Mitigation Monitoring Checklist and procedures for its use are outlined below.

Mitigation Monitoring Program Checklist

The MMP Checklist provides a comprehensive list of the required mitigation measures. In addition, the Mitigation
Monitoring Checklist includes: the implementing action when the mitigation measure will occur; the method of
verification of compliance; the timing of verification; the department or agency responsible for implementing the
mitigation measures; and compliance verification. Section III provides the MMP Checklist.

Mitigation Monitoring Program Files

Files shall be established to document and retain the records of this MMP. The files shall be established,
organized, and retained by the City of Rancho Palos Verdes department of Planning, Building, and Code
Enforcement.

Compliance Verification

The MMP Checklist shall be signed when compliance of the mitigation measure is met according to the City of
Rancho Palos Verdes Community Development Director. The compliance verification section of the MMP
Checklist shall be signed, for mitigation measures requiring ongoing monitoring, and when the monitoring of a
mitigation measure is completed.

MITIGATION MONITORING OPERATIONS

The following steps shall be followed for implementation, monitoring, and verification of each mitigation measure:

1.     The City of Rancho Palos Verdes, Community Development Director shall designate a party responsible for
       monitoring of the mitigation measures.

2.     The City of Rancho Palos Verdes, Community Development Director shall provide to the party responsible
       for the monitoring of a given mitigation measure, a copy of the MMP Checklist indicating the mitigation
       measures for which the person is responsible and other pertinent information.

3.     The party responsible for monitoring shall then verify compliance and sign the Compliance Verification
       column of the MMP Checklist for the appropriate mitigation measures.

Mitigation measures shall be implemented as specified by the MMP Checklist. During any project phase,
unanticipated circumstances may arise requiring the refinement or addition of mitigation measures. The City of
Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement with advice from Staff or another City
department, is responsible for recommending changes to the mitigation measures, if needed. If mitigation


                                                                                   Mitigation Monitoring Program
                                               Exhibit A - Page 3                         Resolution No. 2010-__
                                                                                                             40
measures are refined, the Director of Planning, Building, and Code Enforcement would document the change and
shall notify the appropriate design, construction, or operations personnel about refined requirements.




                                                                              Mitigation Monitoring Program
                                             Exhibit A - Page 4                      Resolution No. 2010-__
                                                                                                        41
                          III. MITIGATION MONITORING PROGRAM CHECKLIST


INTRODUCTION

This section provides the MMP Checklist for the project as approved by the Planning Commission of the City of
Rancho Palos Verdes on March 28, 2006. Mitigation measures are listed in the order in which they appear in the
Initial Study.

       *      Types of measures are project design, construction, operational, or cumulative.

       *      Time of Implementation indicates when the measure is to be implemented.

       *      Responsible Entity indicates who is responsible for implementation.

       *      Compliance Verification provides space for future reference and notation that compliance has
              been monitored, verified, and is consistent with these mitigation measures.




                                                                                Mitigation Monitoring Program
                                              Exhibit A - Page 5                       Resolution No. 2010-__
                                                                                                         42
                 MITIGATION MEASURES                                     TYPE              TIME OF                     RESPONSIBLE                COMPLIANCE
                                                                                       IMPLEMENTATION                     ENTITY                  VERIFICATION

1. AESTHETICS
A-1: After installation of all lighting, but prior to Issuance of
Certificate of Use and Occupancy, the City will conduct an
inspection of the site to ensure that all lighting shall be
arranged and shielded as to prevent direct illumination of
surrounding properties and to prevent distraction of drivers                                                                                   Community Development
                                                                      Operational    45-days after permit final   Property Owner / applicant
of vehicles on public right-of-ways. At the end of the 45-                                                                                         Department
day period, the City may require additional screening or
reduction in size or intensity of any light that has been
determined to be excessively bright.
A-2: With exception to security lighting, all interior and
exterior lighting shall be turned off at the close of business                                                                                 Community Development
                                                                      Operational    45-days after permit final   Property Owner / applicant
at 10pm.                                                                                                                                           Department

A-3: The maximum height of the all mechanical structures
shall not be higher than the highest parapet of the one-                                                                                       Community Development
story portion of the structure. No mechanical units shall be          Construction      Prior to permit final     Property Owner / applicant
                                                                                                                                                   Department
allowed on the rooftop of the second floor.
A-4: Prior to Certificate of Occupancy and subject to
review and approval by the Community Development
Director, all screening shall be installed and outdated                                                                                        Community Development
                                                                      Construction      Prior to permit final     Property Owner / applicant
rooftop equipment removed so that the mechanical                                                                                                   Department
equipment is not visually apparent from the public
right-of-ways or neighboring properties.

16. TRANSPORTATION/TRAFFIC
TC-1: Driveway #1 (west) on Hawthorne Blvd. shall be
maintained as “entrance only”. The remaining two                                                                      Property Owner /         Community Development
                                                                      Construction      Prior to permit final
driveways (east) on Hawthorne Blvd. shall be                                                                             applicant.                Department
maintained as “exit only”.
TC-2: Prior to issuance of Certificate of Occupancy
and subject to review and approval by the Community
Development Director, new directional arrows shall be
added along the ground adjacent to the fuel pumps.
Specifically, both sides of the fuel island closest to                                                                Property Owner /         Community Development
                                                                      Construction      Prior to permit final
Highridge Road shall include directional arrows leading                                                                  applicant.                Department
from Hawthorne Blvd. to Highridge Road (north to
south). Both sides of the fuel island located close to
the existing structure shall include directional arrows
leading from Highridge Road to Hawthorne Blvd (south


                                                                                               Mitigation Monitoring Program
                                                               Exhibit A - Page 6                     Resolution No. 2010-__
                                                                                                                                                                 43
              MITIGATION MEASURES                               TYPE            TIME OF                  RESPONSIBLE           COMPLIANCE
                                                                            IMPLEMENTATION                  ENTITY             VERIFICATION
to north).
TC-3: Prior to issuance of Certificate of Occupancy
and subject to review and approval by the Community
Development Director, the two proposed parking                                                           Property Owner /   Community Development
                                                             Construction   Prior to permit final
spaces adjacent to the existing trash enclosure,                                                            applicant.          Department
located behind the vacuum pump lanes shall be
designated as “employee only”.




                                                                                   Mitigation Monitoring Program
                                                      Exhibit A - Page 7                  Resolution No. 2010-__
                                                                                                                                              44
                                P.C. RESOLUTION NO. 2010-

       A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
       RANCHO PALOS VERDES APPROVING A CONDITIONAL USE PERMIT
       REVISION AND A SIGN PERMIT, TO CONSTRUCT A 29’-6” TALL, 1,220FT²
       TWO-STORY ADDITION (610FT² GROUND FLOOR & 610FT² UPPER
       FLOOR) FOR A NEW “EXTRAMILE” CONVENIENCE STORE AND AN
       OFFICE; SIX ADDITIONAL STANDARD PARKING SPACES AND ONE
       LOADING SPACE; ADDITIONAL LANDSCAPING ALONG THE PROPERTY
       LINES; UPGRADING THE EXISTING MONUMENT SIGN; TWO
       “EXTRAMILE”    IDENTIFICATION   SIGNS; AND      AN   EXTERIOR
       MODIFICATION TO AN EXISTING CHEVRON GAS STATION AND CAR
       WASH FACILITY LOCATED AT 27774 HAWTHORNE BOULEVARD.

       WHEREAS, on November 23, 1999, the Planning Commission adopted Planning
Commission Resolution No. 99-42, approving Conditional Use Permit (CUP) No. 208, allowing
the sale of non-automotive items and an Automated Teller Machine (ATM) within the 407ft²
cashier area of the existing car wash building. As part of the condition of approval, a 3-month
review to assess the applicant’s compliance of the conditions was required; and,

        WHEREAS, on February 23, 2001, the Planning Commission reviewed the applicant’s
compliance with the conditions of approval and received and filed the report (7-0) via minute
order; and,

        WHEREAS, on November 25, 2009, the applicant submitted a revision to Conditional
Use Permit No. 208, Sign Permit, and Environmental Assessment, a request to demolish an
existing patio area and constructing a new two-story structure in its place, consisting of a
convenience store (“ExtraMile”) at the lower floor and an office on the upper floor. The request
also includes conversion of the existing boutique and office into a convenience store
(“ExtraMile”); and,

       WHEREAS, on December 18, 2009, the project was deemed incomplete based on
missing information; and,

       WHEREAS, on May 4, 2010, the project was deemed complete after subsequent
reviews; and,

       WHEREAS, a notice was published on May 27, 2010, pursuant to the requirements of
the Rancho Palos Verdes Development Code; and,

        WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined that with
appropriate mitigation, there is no substantial evidence that the approval of ZON2009-00469
would result in a significant adverse effect upon the environment and, therefore, a Mitigated
Negative Declaration has been prepared and notice of same was given in the manner required
by law; and,




                                                                                                   45
       WHEREAS, the Planning Commission held a duly noticed public hearing on June 22,
2010, at which time all interested parties were given an opportunity to be heard and present
evidence.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:

          Section 1: That the proposed project is to construct a 1,220ft² two-story addition
(610ft² ground floor & 610ft² upper floor) to an existing Chevron gas station and car wash
facility. The proposed maximum height is 29’-6”, as measured from the point where the lowest
foundation or slab meets finished grade, to the ridgeline or the highest point of the structure.
The proposed 610ft² ground floor addition and a portion of the existing boutique and office will
be converted to a new convenience store area (“ExtraMile”). The proposed 610ft² upper floor
will be used as an office space. The project also includes six additional standard parking
spaces and one loading space; additional landscaping along the property lines abutting
Hawthorne Blvd. and Highridge Rd.; upgrading the existing monument sign to include the
“ExtraMile” convenience store; two “ExtraMile” identification signs on the new upper floor
building façade; and an exterior modification to the existing Chevron gas station and car wash
facility.

        Section 2:     That the site is adequate in size and shape to accommodate the
proposed use and for all of the yards, setbacks, walls, fences, landscaping and other features or
by conditions to integrate said use with those on adjacent land and within the neighborhood.
More specifically, the two-story addition will be constructed in the same general size and
location of the existing outdoor patio area. A more narrow waiting area with benches will be
available on the north and west side of the proposed addition. In addition, as required per
RPVMC §17.40.070.C.1.2 (Automotive Service Station Overlay), the proposed project meets
the minimum setback of 10’ (55’ proposed from the closest property line) from any property line
and additional landscaping is proposed within the 10’ setback along the street frontages.
Furthermore, the existing car wash, gas station, and sale of non-automotive uses required two
parking spaces on site. The new uses require seven additional parking spaces on-site. A total
of nine parking spaces are being provided, compliant with the Code required number of parking
spaces for the proposed uses. Moreover, directional signs are proposed as part of the pending
project to direct vehicles in opposite directions for each fuel island to ensure adequate
circulation pattern on site and the two proposed parking are designated as “employee only” to
address parking accessibility.

        Section 3:      That the site for the proposed use relates to streets and highways
sufficient to carry the type and quantity of traffic generated by the subject use. The increased
trip generation resulting from the proposed convenience store and office addition will be nominal
and not substantial enough to cause adverse impacts to the level of service standard for
designated roads or highways. Therefore, the proposed project would cause less than
significant impact to the service standard established by the county congestion management
agency.

        Section 4:     That, in approving the subject use at the specific location, there will not be
a significant adverse effect on adjacent property or the permitted use thereof. The existing site
has the following uses: gas station, car wash, office, and sale of non-automotive items. Adding
a new convenience store use to a facility that already includes sale of non-automotive items
does not create a significant adverse impact. Additionally, there will not be a significant adverse
effect in regards to parking, traffic circulation, lighting, and noise because the pending project




                                                                                                        46
proposes a sufficient number of parking spaces, includes mitigation measures to ensure an
adequate circulation pattern, incorporates mitigation measures so that lighting will be consistent
with the City regulations, and new mechanical units will be screened within a parapet on the
rooftop. While the proposed project includes residential elements, such as stucco exterior with
red mission tile hip and mansard roofs in an attempt to integrate the commercial facility within
the residential surrounding, the tall two-story façade appears too prominent. Therefore, to
minimize the “pop-up” appearance of the second story portion of the project and better integrate
the structure with the surrounding residential properties, a condition is added to Exhibit ‘B’,
requiring the applicant to submit plans with additional residential elements to the satisfaction of
the Community Development Director, prior to plan check submittal.

         Section 5: That the proposed use is not contrary to the General Plan since the
proposed convenience store is a use that is allowed in an Automotive Service Station Overlay
district (OC-4).

        Section 6:     That the proposed use is within the Automotive Service Station overlay
control district and complies with all applicable requirements. More specifically, the proposed
project meets applicable setbacks (minimum 10’ from all property lines), building height
(maximum 30’), lighting, landscaping, and hours of operation.

       Section 7:      That the proposed convenience store will not contribute to the
undesirable proliferation of such uses. More specifically, the surrounding area is limited to
residential properties to the north, east, and south of the subject property. There are no
convenience stores or similar commercial uses in close proximity to the subject property, other
than a 7-11 and Valero which is located approximately 1,900’ to the west, along Hawthorne
Boulevard.

       Section 8:      That the design of the proposed convenience store respects the visual
character of the site and enhances the surrounding area. More specifically, the new
convenience store is the one-story portion of the proposed two-story addition. This structure
includes residential elements to the commercial facility by using gable and hip red tile roofs with
stucco exterior which is commonly used in residential structures. Additionally, the proposed
mechanical unit within the parapet of the convenience store rooftop will be screened from
neighboring properties and public right-of-ways as described Exhibit A of the Resolution.

        Section 9:     That the operation of this use will not adversely affect adjacent or nearby
places of worship, schools, parks, recreation centers, playgrounds, or residences because it will
not involve any sale of alcoholic beverages.

       Section 10: That since the proposed convenience store is located within 300’ of a
residential or institutional use or zoning district boundary; it will be limited in hours of operation
or otherwise designed and operated to avoid disturbing neighbors, between 11pm and 6am.
The revised hours of operation are 6am to 10pm, Monday through Sunday.

         Section 11: That the project is consistent with the sign standards of the City’s
Development Code (§17.76.050.F). More specifically, the two new illuminated building can
identification signs for the new convenience store will each be located on a building frontage in
which a public entry is located; not exceed an area of 1ft² per lineal foot of building frontage, up
to a maximum 75ft²; and located parallel to the face of the building.




                                                                                                         47
        Section 12: Any interested person aggrieved by this decision or any portion of this
decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and
any specific action being requested by the appellant. Any appeal letter must be filed within
fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, July 7,
2010. A $2,255.00 appeal fee must accompany any appeal letter. If no appeal is filed timely,
the Planning Commission’s decision will be final at 5:30 PM on July 7, 2010.

       Section 13: For the foregoing reasons and based on the information and findings
included in the staff report, minutes, and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby approves, with conditions, Case No.
ZON2009-00469 for a Conditional Use Permit Revision and Sign Permit.

PASSED, APPROVED AND ADOPTED this 22nd day of June 2010, by the following vote:

AYES:

NOES:

ABSTENTIONS:

RECUSALS:

ABSENT:



                                                  Bill Gerstner,
                                                  Chairman



Joel Rojas, AICP
Community Development Director and
Secretary of the Planning Commission




                                                                                                 48
                                       Exhibit B
                                Conditions of Approval
                    27774 Hawthorne Blvd. (Case No. ZON2009-00469)

GENERAL CONDITIONS:

  1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the
     property owner shall submit to the City a statement, in writing, that they have read,
     understand, and agree to all conditions of approval contained in this Resolution. Failure
     to provide said written statement within ninety (90) days following the date of this
     approval shall render this approval null and void.

  2. Prior to the submittal of plans into Building and Safety plan check, the applicant shall
     obtain an encroachment permit from the Director of Public Works for any dumpsters in
     the street or any other temporary or permanent improvements within the public rights-of-
     way.

  3. Approval of this permit shall not be construed as a waiver of applicable and appropriate
     zoning regulations, or any Federal, State, County and/or City laws and regulations.
     Unless otherwise expressly specified, all other requirements of the City of Rancho Palos
     Verdes Municipal Code shall apply.

  4. The Community Development Director is authorized to make minor modifications to the
     approved plans and any of the conditions of approval if such modifications will achieve
     substantially the same results as would strict compliance with the approved plans and
     conditions. Otherwise, any substantive change to the project shall require approval of a
     revision by the final body that approved the original project, which may require new and
     separate environmental review.

  5. The project development on the site shall conform to the specific standards contained in
     these conditions of approval or, if not addressed herein, shall conform to the residential
     development standards of the City's Municipal Code, including but not limited to height,
     setback and lot coverage standards.

  6. Failure to comply with and adhere to all of these conditions of approval may be cause to
     revoke the approval of the project pursuant to the revocation procedures contained in
     Section 17.86.060 of the City’s Municipal Code.

  7. If the applicant has not submitted an application for a building permit for the approved
     project or not commenced the approved project as described in Section 17.86.070 of the
     City’s Municipal Code within one year of the final effective date of this Resolution,
     approval of the project shall expire and be of no further effect unless, prior to expiration,
     a written request for extension is filed with the Department of Planning, Building and
     Code Enforcement and approved by the Director.

  8. In the event that any of these conditions conflict with the recommendations and/or
     requirements of another permitting agency or City department, the stricter standard shall
     apply.




                                                                                                     49
   9. Unless otherwise designated in these conditions, all construction shall be completed in
      substantial conformance with the plans stamped APPROVED by the City with the effective
      date of this Resolution.

   10. The construction site and adjacent public and private properties and streets shall be kept
       free of all loose materials resembling trash and debris in excess of that material used for
       immediate construction purposes. Such excess material may include, but not be limited
       to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of
       earth, salvage materials, abandoned or discarded furniture, appliances or other
       household fixtures.

   11. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday
       through Saturday, with no construction activity permitted on Sundays or on the legal
       holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code.
       Trucks shall not park, queue and/or idle at the project site or in the adjoining public
       rights-of-way before 7:00 AM, Monday through Saturday, in accordance with the
       permitted hours of construction stated in this condition.

   12. All grading, landscaping and construction activities shall exercise effective dust control
       techniques, either through screening and/or watering.

   13. All construction sites shall be maintained in a secure, safe, neat and orderly manner.
       Temporary portable bathrooms shall be provided on a construction site if required by the
       City’s Building Official. Said portable bathrooms shall be subject to the approval of the
       City’s Building Official and shall be placed in a location that will minimize disturbance to
       the surrounding property owners.

   14. The previous conditions of approval from Site Plan Review No. 8311, Grading Permit
       No. 2048, and Sign Permit No. 961 Revision ‘A’ are still fully applicable to the subject
       site.

PROJECT SPECIFIC CONDITIONS:

45-Day Review
   15. The Conditional Use Permit shall be reviewed by the Planning Commission 45-days
       from building permit final. The Planning Commission may add, delete, or modify the
       conditions of approval as deemed necessary and appropriate. Notice of said review
       hearing shall be published and provided to owners of property within a 500’ radius, to
       persons requesting notice, to all affected homeowners associations, and to the property
       owner in accordance with Rancho Palos Verdes Development Coe Section 17.80.090.

Structure
   16. This approval is for a 610ft² expansion to the first floor and a new 610ft² second floor to
       an existing single-story Chevron building. The new first floor area and a portion of the
       existing building shall be converted to a 1,194ft² convenience store (“ExtraMile”). The
       new second floor area shall be a single-tenant office space, designated for the property
       owner.

   17. The maximum ridgeline of the approved project is 29’-6”. BUILDING HEIGHT
       CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
       engineer prior to roof sheathing inspection.




                                                                                                      50
   18. The applicant shall submit revised plans with additional residential elements to the
       satisfaction of the Community Development Director, prior to plan check submittal.

Parking
   19. A total of 9 parking spaces shall be provided on site:
                   i. Two standard parking spaces behind the vacuum line shall be clearly
                        marked as “employee only”;
                   ii. Two standard parking spaces shall be provided in front of the Chevron
                        building, facing Highridge Road;
                   iii. Four standard parking spaces shall be provided at the corner of Highridge
                        Rd. and Hawthorne Blvd., outside of the intersection visibility triangle.
                   iv. One loading parking space shall be provided by a new planter, parallel to
                        Hawthorne Blvd.; and,
                   v. One handicap parking space shall be provided, parallel and north of the
                        new addition.

   20. Prior to issuance of Certificate of Occupancy and subject to review and approval by the
       Community Development Director, the two proposed parking spaces adjacent to the
       existing trash enclosure, located behind the vacuum pump lanes shall be designated as
       “employee only” (Mitigation Measure TC-3).

   21. Standard parking stalls shall be a minimum of 9’ in width by 20’ in depth.

   22. Parallel parking stalls shall be a minimum of 9’ in width by 26’ in depth.

   23. Disabled parking spaces shall be in accordance with the dimensions and specifications
       of the state Uniform Building Code.

   24. Loading space shall be striped and shall be in accordance with the dimensions and
       specifications of the state Uniform Building Code.

   25. For parking spaces located across the street from residential properties, there shall be a
       border of appropriate landscaping not less than 10’ in width, measured from the street
       right-of-way line.

   26. All parking spaces shall be surfaced with asphaltic or cement concrete paving which is at
       least 3” thick.

   27. Parking or overnight occupancy beyond the approved hours of operation (10pm) shall be
       prohibited.

   Lighting
   28. All exterior lighting shall be arranged and shielded as to prevent direct illumination of
       abutting properties and of vehicles passing on the public right-of-way. Luminaries shall
       be of a low-level indirect and diffused type. All fluorescent bulbs or other lighting on the
       building shall be covered with diffusing lenses and shielded.

   29. After installation of all lighting, but prior to Issuance of Certificate of Use and Occupancy,
       the City will conduct an inspection of the site to ensure that all lighting shall be arranged
       and shielded as to prevent direct illumination of surrounding properties and to prevent
       distraction of drivers of vehicles on public right-of-ways. At the end of the 45-day period,




                                                                                                        51
   the City may require additional screening or reduction in size or intensity of any light that
   has been determined to be excessively bright (Mitigation Measure A-1).

30. With exception to security lighting, all interior and exterior lighting shall be turned off at
    the close of business at 10pm (Mitigation Measure A-2).

Landscaping
31. The 10’ setback along the street frontages shall be landscaped, except where there are
    driveways and the restricted parking area as designated through CUP 208. Planting
    shall not exceed 30” high within the intersection visibility triangle and 3’ for all other
    areas.

32. All landscaping areas shall have permanent automatic irrigation systems and shall be
    kept well maintained.

33. All planting areas shall be surrounded by 6” high cement concrete curbs, unless they
    have higher planter walls.

Hours of Operation
34. The hours of operation for the car wash shall be as 8am to 6pm, Monday through
    Sunday.

35. The hours of operation for the gas station, convenience store, and office shall be 6am to
    10pm, Monday through Sunday.

36. Any increases to the hours of operation shall require review and approval of a
    Conditional Use Permit.

Signs
37. A total of two identification signs for the “ExtraMile” convenience store are allowed on
    the north and west façade of the two-story structure. These signs shall not exceed an
    area of 1ft² for each lineal foot of building frontage, up to a maximum of 75ft².

38. All faces of said signs shall be parallel to the face of the building upon which said sign is
    located.

Mechanical Equipment
39. Mechanical equipment shall be located only within the parapet on the rooftop of the one-
    story portion of the Chevron building. The mechanical equipment shall be screened or
    covered so that it is not visible form adjacent residential use or public right-of-way.

40. The maximum height of the all mechanical structures and screening shall not be higher
    than the highest parapet of the one-story portion of the structure. No mechanical units
    shall be allowed on the rooftop of the second floor (Mitigation Measure A-3).

41. Prior to Certificate of Occupancy and subject to review and approval by the Community
    Development Director, all screening shall be installed and outdated rooftop equipment
    removed so that the mechanical equipment is not visually apparent from the public right-
    of-ways or neighboring properties (Mitigation Measure A-4).




                                                                                                     52
42. The existing vapor recovery system located north of the car wash tunnel shall be painted
    to match the exterior color of the proposed project.

Traffic/Circulation
43. Prior to issuance of Certificate of Occupancy and subject to review and approval by the
    Community Development Director, new directional arrows shall be added along the
    ground adjacent to the fuel pumps. Specifically, both sides of the fuel island closest to
    Highridge Road shall include directional arrows leading from Hawthorne Blvd. to
    Highridge Road (north to south). Both sides of the fuel island located close to the
    existing structure shall include directional arrows leading from Highridge Road to
    Hawthorne Blvd (south to north) (Mitigation Measure TC-2).

44. Driveway #1 (west) on Hawthorne Blvd. shall be maintained as “entrance only”. The
    remaining two driveways (east) on Hawthorne Blvd. shall be maintained as “exit only”
    (Mitigation Measure TC-1).

Convenience Store
45. There shall be no sales of any alcoholic beverages on the subject site, without approval
    of a Conditional Use Permit.




                                                                P.C. Resolution No. 2010-__
                                                                                     Page 9
                                                                                                53
June 14, 2010

City of Rancho Palos Verdes
Office of Planning, Building and Code Enforcement
30940 Hawthorne Boulevard
Rancho Palos Verdes, CA 90275

Subject: Proposed Construction at the Chevron gas station/car wash facility located at
Hawthorne Blvd. @ Highridge Road

Planning Staff Members and Commissioners:

Thank you for notifying nearby property owners of the requested revisions to existing permits
held by the Chevron Station. After reviewing the available documents, visits to the site and in
consideration of existing commercial properties in close proximity to this business, I must
express my opposition to the proposal, as presented. My concerns are outlined below:

Lighting – Generally, the business has complied with the permitted afterhours lighting.
Occasionally, lighting to the signage at the corner and on the canopy are left on overnight. I
would like to ensure they are extinguished nightly. Security lighting is acceptable, but I would
like to ensure it is also sensitive to the nighttime needs of the neighboring residents.

Permit compliance – I’ve witnessed the fuel pumps left on overnight on numerous occasions,
watched and verified that people were able to fuel their vehicles successfully. This is in violation
of the permit and presents a danger to patrons and nearby residents. Given the frequency of my
observations, I believe it is a regular occurrence.

Structure – The draft plans available for review show elevations of the proposed addition. A
peaked tile roof and stucco siding help make the structure more visually compatible with its
residential neighbors, however, I feel the 2nd floor windows will be somewhat imposing and may
create glare to the roadway in the afternoon sun. I feel if the windows are recessed and the
glass divided into multi-panes, the effect will relieve both concerns.

Continuing permit conditions – I would like to ensure that current restrictions are maintained,
including, 1) No overnight parking in the front spaces, and 2) No overnight occupancy on the
premises.

White cabinet – In recent years, additional equipment was constructed at the carwash exit
drive and is housed in a large white cabinet that exhibits PVC piping extending from it. Can this
equipment be otherwise housed in or behind the main structure, or can the cabinet be repainted
to a darker, less noticeable color?

I look forward to following the progress of the application. Thank you for your time and attention,
and for your dedication to residents of RPV,

Cathy Johnson
6002 Flambeau Road
RPV, CA 90275
310-377-2988




                                                                                                       54
                  City of Rancho Palos Verdes
     ENVIRONMENTAL CHECKLIST FORM

1. Project title:
       Chevron Gas Station, Convenience Store, and Car Wash (Case No. ZON2009-00469 –
       Revision to a Conditional Use Permit, Sign Permit, and Environmental Assessment)

2. Lead agency name/ address:
       City of Rancho Palos Verdes
       Department of Planning, Building & Code Enforcement
       30940 Hawthorne Boulevard
       Rancho Palos Verdes, CA 90275

3. Contact person and phone number:
       So Kim, Assistant Planner
       City of Rancho Palos Verdes
       (310) 544-5228

4. Project location:
       Chevron Gas Station
       27774 Hawthorne Boulevard (S/E corner of Hawthorne Blvd. & Highridge Rd.)
       City of Rancho Palos Verdes
       County of Los Angeles

5. Project sponsor's name and address:
       Efrain Olivas Professional CADD Services
       Attn: Gale Coffman
       801 East Chapman Avenue, Suite 109
       Fullerton, CA 92831

6. General plan designation:
      Residential (6-12DU/acre)

7. Coastal plan designation:
      This project is not located in the City’s Coastal Zone

8. Zoning:
       Multiple Family Residential District (RM-8)
       Automotive Service Station Overlay Control District (OC-4)

9. Description of project:
       The proposed project involves the construction of a 1,220ft² two-story addition (610ft²
       ground floor & 610ft² upper floor) to an existing Chevron gas station and car wash
       facility. The proposed maximum height is 29’-6”, as measured from the point where the
       lowest foundation or slab meets finished grade, to the ridgeline or the highest point of
       the structure. The proposed 610ft² ground floor addition and a portion of the existing
       boutique and office will be converted to a new convenience store area (“ExtraMile”). The
       proposed 610ft² upper floor will be used as an office space. The project also includes




                                                                                                  55
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

           six additional standard parking spaces and one loading space; additional landscaping
           along the property lines abutting Hawthorne Blvd. and Highridge Rd.; upgrading the
           existing monument sign to include the “ExtraMile” convenience store; two “ExtraMile”
           identification signs on the new upper floor building façade; and an exterior modification
           to the existing Chevron gas station and car wash facility.

10. Description of project site (as it currently exists):
       The project site is a 88,427ft² lot, located at the southeast corner of Hawthorne
       Boulevard and Highridge Road. The site currently operates as a gasoline station with a
       car wash facility. The project site contains three underground storage tanks; six fueling
       pump islands; and a canopy over the pump islands. The site also contains a one-story
       3,000ft² building, consisting of a car wash tunnel, a non-automotive sales area, an office,
       and a cashier area.

11. Surrounding land uses and setting:

                                   Land Uses                               Significant Features
 On-site          Existing Chevron Gas Station and Car Wash   The subject property measures 88,427ft² (2.03-
                  facility.                                   acre) and is accessed via Hawthorne Boulevard
                                                              and Highridge Road. The site currently operates
                                                              as a gas station with a car wash, and is
                                                              improved with a 3,000ft² one-story building
                                                              containing a carwash tunnel, a non-automotive
                                                              sales area, an office, and a cashier area.
 North            Single-family residences                    These properties are located across Hawthorne
                                                              Boulevard and are approximately at the same
                                                              elevation as the subject property.
 South            Multi-family residences                     These condominiums are within a gated
                                                              community, located at least 70’ higher in
                                                              elevation than the subject property that abuts the
                                                              southeasterly property line.
 East             Multi-family residences                     These condominiums are within a gated
                                                              community, located at least 70’ higher in
                                                              elevation than the subject property that abuts the
                                                              southeasterly property line.
 West             Multi-family residences                     These townhomes are located across Highridge
                                                              Road and are located at least 20’ higher in
                                                              elevation than the subject property.


12. Other public agencies whose approval is required:
       None.




                                                                                                                   56
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Figure 1: Aerial photo of existing project site at the southeast corner of Hawthorne Blvd. &
          Highridge Rd.




                 Project Site




                                                                                               57
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

                                        Figure 2: Proposed Site Plan



    I
    I
    I
    I
    I
    I
    I
   .i
  ~I
  :1
  ~I
  ~II
    I
    I    t:~                                                            o
    ts;;:w
    'L         J.-----'......- - - .   ==
                                                                       ----   _0-
           -----------t--ifTGifR lOG E----'O.-~---


                                                                                    1i:B
 lITE/CIRCULATION
 IlTEICfRcuunON I'LA.
                                                                                           •




                                                                                               58
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicted by the checklist on the
following pages.

    Land Use and Planning                        Biological Resources                        Aesthetics

    Population and Housing                       Energy/Mineral Resources                    Cultural Resources

    Geology and Soils                            Hazards and Hazardous Material              Recreation

    Hydrology and Water Quality                  Noise                                       Agricultural Resources

    Air Quality                                  Public Services                             Mandatory Findings of
                                                                                             Significance
    Transportation and Circulation               Utilities and Service Systems

DETERMINATION:

On the basis of this initial evaluation:

             I find that the project COULD NOT have a significant effect on the environment, and a NEGATIVE
             DECLARATION will be prepared.

X            I find that although the proposed project could have a significant effect on the environment, there will not
             be a significant effect in this case because the mitigation measures described on an attached sheet have
             been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared.

             I find that the proposed project MAY have a significant effect on the environment, and an
             ENVIRONMENTAL IMPACT REPORT is required.

             I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect
             1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
             been addressed by mitigation measures based on earlier analysis as described on attached sheets, if the
             effect is a “potentially significant impact” or “ potentially significant unless mitigated”.              An
             ENVIRONMENTAL IMPACT REPORT is required but must analyze only the effects that remain to be
             addressed.

             I find that although the proposed project could have a significant effect on the environment, there WILL
             NOT be a significant effect in this case because all potentially significant effect (a) have been analyzed
             adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
             pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed
             project

Signature:                                                     Date:

Printed Name:        So Kim, Assistant Planner                 For:     City of Rancho Palos Verdes




                                                                                                                             59
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

EVALUATION OF ENVIRONMENTAL IMPACTS:

Issues and Supporting Information           Sources      Potentially      Less Than       Less Than         No
Sources                                                  Significant      Significant     Significant     Impact
                                                           Impact             with          Impact
                                                                           Mitigation
                                                                         Incorporated
1. AESTHETICS. Would the proposal:
a) Have a substantial effect on a scenic
                                                                                                              √
    vista?
b) Substantially damage scenic
    resources, including, but not limited to,
    trees, rock outcroppings, and historical                                                                  √
    buildings, within a state scenic
    highways?
c) Substantially degrade the existing
    visual character or quality of the site                                     √
    and its surroundings?
d) Create a new source of substantial
    light or glare, which would adversely
                                                                                √
    affect day or nighttime views in the
    area?
Comments:
a – b) There are no views or scenic resources on, over, or near the subject property. Therefore, there would be no
impact caused by the proposed project.

c – d) The proposed project may create an aesthetic impact with regards to the creation of light and glare due to
interior lights from the new office area and two additional illuminated building can signs on the new second floor
façade facing both Hawthorne Blvd. and Highridge Road. To ensure that there will be no light or glare impacts from
construction and operation of the proposed facility, the following mitigation measures have been added:

   A-1: After installation of all lighting, but prior to Issuance of Certificate of Use and Occupancy, the
   City will conduct an inspection of the site to ensure that all lighting shall be arranged and shielded
   as to prevent direct illumination of surrounding properties and to prevent distraction of drivers of
   vehicles on public right-of-ways. At the end of the 45-day period, the City may require additional
   screening or reduction in size or intensity of any light that has been determined to be excessively
   bright.

   A-2: With exception to security lighting, all interior and exterior lighting shall be turned off at the
   close of business at 10pm.

The existing and proposed mechanical units on the rooftop may create an aesthetic impact to the abutting
residential properties located to the north of the subject property. To ensure that there will be no substantial
aesthetic impacts, the following mitigation measures have been added:

   A-3: The maximum height of the all mechanical structures shall not be higher than the highest
   parapet of the one-story portion of the structure. No mechanical units shall be allowed on the
   rooftop of the second floor.

   A-4: Prior to Certificate of Occupancy and subject to review and approval by the Community
   Development Director, all screening shall be installed and outdated rooftop equipment removed so
   that the mechanical equipment is not visually apparent from the public right-of-ways or neighboring
   properties.




                                                                                                                     60
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than        Less Than         No
Sources                                                     Significant      Significant      Significant     Impact
                                                              Impact             with           Impact
                                                                              Mitigation
                                                                            Incorporated
2. AGRICULTURE AND FORESTRY RESOURCES: Would the project:
a) Convert Prime Farmland, Unique
    Farmland, or Farmland of Statewide
    Importance (Farmland), as shown on
    the maps prepared pursuant to the                                                                             √
    Farmland Mapping and Monitoring
    Program of the California Resource
    Agency, to non-agricultural use?
b) Conflict with existing zoning for
    agricultural use, or a Williamson Act          2                                                              √
    contract?
c) Conflict with existing zoning for, or
    cause rezoning of forest land (as
    defined in Public Resources Code
    section 12220(g)), timberland (as
                                                                                                                  √
    defined by Public Resources Code
    section 4526), or timberland zoned
    Timberland Production (as defined by
    Gov’t Code section 5104(g))?
d) Result in the loss of forest land or
    conversion of forest land to non-forest                                                                       √
    use?
e) Involve other changes in the existing
    environment that, due to their location
                                                   2                                                              √
    or nature, could result in conversion of
    Farmland, to a non-agricultural use?
Comments:
a – e) The subject site is zoned Multi-family Residential with an Automotive Service Station overlay and is not
intended for agriculture or forestry use. Additionally, the subject site does not include any farmland, forest land, or
timberland and therefore not in conflict with the Williamson Act. Furthermore, the proposed project implementation
would not involve changes to the environment that would result in the conversion of farmland, forest land, or
timberland. Therefore, there would be no impact caused by the proposed project.
3. AIR QUALITY: Would the proposal:
a) Violate any air quality standard or
    contribute to an existing or projected         8                                                              √
    air quality violation?
b) Expose sensitive receptors to
                                                                                                                  √
    substantial pollutant concentrations?
c) Result in a cumulatively considerable
    net increase of any criteria pollutant for
    which the project region is non-
    attainment under an applicable federal
                                                                                                                  √
    or state ambient air quality standard
    (including releasing emissions that
    exceed quantitative thresholds for
    ozone precursors)?
d) Create objectionable odors affecting a
                                                                                                                  √
    substantial number of people?
e) Conflict with or obstruct the
                                                                                                                  √
    implementation of any applicable air




                                                                                                                          61
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than        Less Than         No
Sources                                                     Significant      Significant      Significant     Impact
                                                              Impact             with           Impact
                                                                              Mitigation
                                                                            Incorporated
    quality plan?
Comments:
a – e) The City of Rancho Palos Verdes is located within a five-county region in southern California that is
designated as the South Coast Air Basin (SCAB). Air quality management for the SCAB is administered by the
South Coast Air Quality Management Plan (AQMP) to address federal and state air quality standards. The adopted
AQMP was prepared using planning projections based on locally adopted general plan and growth policies. The air
quality of the subject site is expected to be substantially better than in most parts of SCAB region due to the more
dominant influence of the ocean and its wind patterns. The proposed project is an addition to an existing facility on a
single site. The proposed new use is a convenience store, a type of use that would not adversely affect the air
quality in the City. Additionally, the proposed project does not involve grading that would necessitate heavy
machinery that may produce objectionable odors. The proposed project involves a two-story structure, not
exceeding 610ft² in footprint on existing grade. Minor construction equipment is expected during the temporary
construction process that would not significantly affect the air quality or produce objectionable odors. Therefore, the
proposed project would have no impact.
4. BIOLOGICAL RESOURCES: Would the proposal:
a) Have a substantial adverse effect,
    either directly or through habitat
    modifications, on any species identified
    as a candidate, sensitive, or special
                                                    8                                                              √
    status species in local or regional
    plans, policies, or regulations, or by the
    California Department of fish and
    Game or US Fish and Wildlife Service?
b) Have a substantial adverse effect on
    any riparian habitat or other sensitive
    natural community identified in local or
    regional plans, policies, regulations or        8                                                              √
    by the California Department of Fish
    and Game or US Fish and Wildlife
    Service?
c) Have a substantial adverse effect on
    federally protected wetlands, as
    defined by Section 404 of the Clean
    Water Act (including, but not limited to,
                                                    8                                                              √
    marsh, vernal pool, coastal, etc…),
    through direct removal, filling,
    hydrological interruption, or other
    means?
d) Interfere substantially with the
    movement of any native resident or
    migratory fish or wildlife species or
                                                    8                                                              √
    with established native resident or
    migratory wildlife corridors, or impede
    the use of native wildlife nursery sites?
e) Conflict with any local polices or
    ordinances protecting biological
                                                    8                                                              √
    resources, such as tree preservation
    policy or ordinance?




                                                                                                                          62
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than         Less Than         No
Sources                                                     Significant      Significant       Significant     Impact
                                                              Impact             with            Impact
                                                                              Mitigation
                                                                            Incorporated
f) Conflict with the provisions of an
    adopted Habitat Conservation Plan or
    Natural Community Conservation Plan,           8                                                             √
    or other approved local, regional, or
    state habitat conservation plan?
Comments:
a – f) The City of Rancho Palos Verdes participates in the Natural Community Conservation Planning Act (NCCP)
which is a state program adopted by the California Department of Fish and Game and the U.S. of Fish and Wildlife
Service that helps identify and provide for the area-wide protection of natural wildlife while allowing for compatible
and appropriate local uses. There are three types of vegetation communities identified in the Natural Communities
Conservation Plan (NCCP) preserve and the General Plan. Said vegetation communities include Coastal Sage
Scrub, Chaparral and Grasslands. It should be noted that there are no biological resources existing on the project
site. Therefore, there is no impact caused by the proposed project.
5. CULTURAL RESOURCES: Would the proposal:
a) Cause a substantial adverse change in
     the significance of a historical resource
     as defined in §15064.5 of the State           7                                                             √
     CEQA Guidelines?

b) Cause a substantial adverse change in
    the significance of an archaeological
                                                    7                                                               √
    resource pursuant to §15064.5 of the
    State CEQA Guidelines?
c) Directly or indirectly destroy a unique
    paleontological resource or site or             7                                                               √
    unique geological feature?
d) Disturbed any human remains,
    including those interred outside of             7                                                               √
    formal cemeteries?
Comments:
a – d) The project site is not located in the proximity of a known pre-historic or historic archaeological site, and no
historical, archaeological, or paleontological resources are known to be on the project site. Additionally, there are no
unique geological features that exist on the subject site. It is not anticipated that any cultural resources would be
found at the project site since previous grading and construction occurred for the initial development of the gas
station and car wash building. Furthermore, there is no grading involved with the proposed project and therefore
there would be no impacts.
6. GEOLOGY AND SOILS: Would the proposal:
a) Expose people or structure to potential
    substantial adverse effects, including
    the risk of loss, injury, or death
    involving:
     i) Rupture of a known earthquake fault,
         as delineated on the most recent
         Alquist-Priolo Earthquake Fault
         Zoning Map issued by the State             6                                                               √
         Geologist for the area or based on
         other substantial evidence of a
         known fault?
     ii) Strong seismic ground shaking?             6                                                               √
     iii) Seismic-related ground failure,           6                                                               √




                                                                                                                           63
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than        Less Than         No
Sources                                                     Significant      Significant      Significant     Impact
                                                              Impact             with           Impact
                                                                              Mitigation
                                                                            Incorporated
        including liquefaction?
    iv) Landslides?                             2, 6, 8                                                      √
b) Result in substantial soil erosion or the
                                                   8                                                         √
    loss of topsoil?
c) Be located on a geological unit or soil
    that is unstable, or that would become
    unstable as a result of the project, and
                                                                                                             √
    potentially result in on or off site
    landslide, lateral spreading,
    subsidence, liquefaction or collapse?
d) Be located on expansive soil, as
    defined in the Uniform Building Code,
                                                                                                             √
    thus creating substantial risks to life or
    property?
e) Have soils incapable or adequately
    supporting the use of septic tanks or
    alternative wastewater disposal
                                                                                                             √
    systems, where sewers are not
    available for the disposal of
    wastewater?
Comments:
a) The Alquist-Priolo Earthquake Fault Zoning Act’s main purpose is to prevent the construction of buildings used
for human occupancy on the surface trace of active faults. The Act only addresses the hazard of surface fault
rupture and is not directed toward other earthquake hazards. According to the State of California Department of
Conservation website, the City of Rancho Palos Verdes is not one of the cities identified as being affected by
Alquist-Priolo Earthquake Fault Zones as of May 1, 1999. Additionally, the Seismic Zone Map released in March 25,
1999 (Redondo Beach Quadrangle) does not identify the subject site within any earthquake induced landslide and/or
liquefaction zones. As such, there will be no impact caused by the proposed project.

b) The proposed project involves an addition over an existing patio area. No improvements are proposed over the
existing slope. As a result, there will be no impact caused by the proposed project.

c) According to the State of California Seismic Hazard Map (Redondo Beach Quadrangle) released in March 25,
1999, the subject site is not located within a liquefaction or earthquake-induced landslide areas. Additionally, the
proposed addition is over an existing patio area. Therefore, there will be no impact caused by the proposed project.

d) The proposed project involves a 610ft² addition to the ground floor on an existing patio area. Although it is
unknown if the patio area is currently constructed on expansive soils, the proposed project will be subject to the City
Geologist’s review and approval of applicable site specific soils/geology reports. Additionally, all construction is
required to adhere to the Uniform Building Code requirements to prevent potential adverse impacts. As such, there
would be no impacts caused by the proposal.

e) The existing subject site and the proposed project will not use a septic tank or an alternative disposal system.
Additionally, there are no changes proposed to the drainage on site, as the proposed improvements are over
existing hardscape area.
7. GREENHOUSE GAS EMISSIONS: Would the project:
a) Generate greenhouse gas emissions,
    either directly or indirectly, that may
                                                                                                  √
    have a significant impact on the
    environment?




                                                                                                                          64
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information              Sources       Potentially      Less Than         Less Than         No
Sources                                                      Significant      Significant       Significant     Impact
                                                               Impact             with            Impact
                                                                               Mitigation
                                                                             Incorporated
b) Conflict with an applicable plan, policy
    or regulation adopted for the purpose
                                                                                                     √
    of reducing the emissions of
    greenhouse gases?
Comments:
a) The approval of the proposed project includes the development of a new convenience store and an office to an
existing gas station and car wash facility. Based upon data obtained from CoolCalifornia.org, the proposed project
would generate 46 tons of additional carbon dioxide (CO2) emissions annually. Currently, there are no generally-
accepted significance thresholds for assessing greenhouse gas (GHG) emissions. However, the proposed project
would be constructed to the most current energy efficiency standards of the current Building Code (i.e., Title 24).
Further, the proposed project involves the demolition of an existing patio and a two-story structure in its place, rather
than converting raw land to urban use. For these reasons, the GHG emissions associated with the proposed project
would be less than significant.

b) California's major initiatives for reducing climate change or greenhouse gas (GHG) emissions are outlined in
Assembly Bill 32 (signed into law in 2006), a 2005 Executive Order and a 2004 Air Resources Board (ARB)
regulation to reduce passenger-car GHG emissions. These efforts aim at reducing GHG emissions to 1990 levels
by 2020 (a reduction of approximately 30 percent) and then an 80-percent reduction below 1990 levels by 2050.
Currently, there are no adopted plans, policies or regulations for the purpose of reducing GHG emissions for the
development of the proposed project. However, as such plans, policies and regulations are adopted in the future,
and potentially codified in the Building Code; the construction of office spaces and convenience stores would be
subject to any such requirements that may be codified when plans are submitted to the Building and Safety Division
for review. For this reason, the GHG emissions associated with the proposed project would be less than significant.
8. HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a) Create a significant hazard to the
     public or the environment through the
                                                                                                               √
     routine transport, use, or disposal of
     hazardous material?
b) Create a significant hazard to the
     public or the environment through
     reasonably foreseeable upset and
                                                                                                               √
     accident conditions involving the
     release of hazardous materials into the
     environment?
c) Emit hazardous emissions or handle
     hazardous or acutely hazardous
     materials, substances, or waste within
     one-quarter mile of and existing or                                                                       √
     proposed school?
d) Be located on a site, which is included
     on a list of hazardous materials sites
     complied pursuant to Government
                                                                                                               √
     Code Section 65962.5 and, as a result,
     would create a significant hazard to the
     public or the environment?
e) For a project located within an airport
     land use plan or, where such a plan
     has not been adopted, within two miles                                                                    √
     of a public airport or public use airport,
     would the project result in a safety




                                                                                                                            65
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information            Sources       Potentially     Less Than         Less Than         No
Sources                                                    Significant     Significant       Significant     Impact
                                                             Impact            with            Impact
                                                                            Mitigation
                                                                          Incorporated
    hazard for people residing or working
    in the project area?
f) For a project within the vicinity of a
    private airstrip, would the project result
                                                                                                                 √
    in a safety hazard for people residing
    or working in the project area?
g) Impair implementation of, or physically
    interfere with, an adopted emergency
                                                                                                                 √
    response plan or emergency
    evacuation plan?
h) Expose people or structures to a
    significant risk of loss, injury, or death
    involving wildland fires, including
                                                                                                                 √
    where wildlands are adjacent to
    urbanized areas or where residences
    are intermixed with wildlands?
Comments:
a- d) The project site operates as a gas station, and the existing storage and dispensing of gasoline will not change
as a result of the proposed project. Since the proposed project does not include any changes to the gas station use
or related equipment, there are no additional impacts with regards to routine transport, use, disposal of gasoline;
potential of releasing hazardous materials; and/or the emission hazardous emissions. Additionally, the subject site
is not included in the “Cortese” list (Government Code Section 65962.5). Therefore, there is no impact caused by
the proposed project.

e, f) There are no airports located within or in close proximity of the City of Rancho Palos Verdes. Therefore, there
is no impact caused by the proposed project.

g) The proposed improvement to an existing gas station and car wash facility are not substantial enough to interfere
with any adopted emergency response or evacuation plan. Therefore, there is no impact caused by the proposed
project.

h) The proposed project is an addition to an existing gas station and car wash facility. Also, the subject site is
located in a built-out area where wildfire interfaces are not in close proximity. Therefore, there would be no impact
caused by the proposed project.
9. HYDROLOGY AND WATER QUALITY: Would the proposal:
a) Violate any water quality standard or
                                                     8                                                           √
    wastewater discharge requirements?
b) Substantially deplete groundwater
    supplies or interfere substantially with
    groundwater recharge such that there             8
    would be a net deficit in aquifer volume                                                                     √
    or a lowering of the local groundwater?
c) Substantially alter the existing drainage
    pattern of the site or areas, including
    through the alteration of the course of
                                                    10                                                           √
    a stream or river, in a manner, which
    would result in substantial erosion or
    siltation on or off site?
d) Substantially alter the existing drainage
                                                    10                                                           √
    pattern of the site or areas including




                                                                                                                        66
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than         Less Than         No
Sources                                                     Significant      Significant       Significant     Impact
                                                              Impact             with            Impact
                                                                              Mitigation
                                                                            Incorporated
     through the alteration of the course of
     a stream or river, or substantially
     increase the rate or amount of surface
     runoff in a manner that would result in
     flooding on or off site?
e) Create or contribute runoff water which
     would exceed the capacity of existing
     or planned storm water drainage                                                                               √
     systems or provide substantial
     additional sources of polluted runoff?
f) Otherwise substantially degrade water
                                                                                                                   √
     quality?
g) Place housing within a 100-year flood
     hazard area, as mapped on a Federal
     Flood Hazard Boundary or Flood                                                                                √
     Insurance Rate map or other flood
     hazard delineation map?
h) Place within a 100-year flood hazard
     area, structures which would impede                                                                           √
     or redirect flood flows?
i) Expose people or structures to a
     significant risk of loss, injury, or death
     involving flooding, including flooding       11                                                               √
     as a result of the failure of a levee or
     dam?
j) Inundation by seiche, tsunami, or
                                                  11                                                               √
     mudflow?
Comments:
a, f) According to the State Water Board, all federal and state agencies, municipalities, counties, districts, and other
public entities that own or operate sanitary sewer systems that collect and/or convey untreated or partially treated
wastewater to a publicly owned treatment facility in California are required to comply with statewide general waste
discharge requirements. Given that the subject site is connected to an existing sewer system and there are no
additional plumbing fixtures proposed, the proposed project would cause no impacts.

b) The water needs of the City of Rancho Palos Verdes are served by the California Water Service Company
(CWSC), which operates within the regulations and standards of the Public Utilities Commission. The sole function
of CWSC is to supply the City with sufficient fire safety requirements and adequate amounts of potable drinking
water at a pressure consistent with accepted standards. The proposed project will rely on existing utility connections
and will not require significantly more water than what it currently consumes with the existing use and structures.
Additionally, the proposed project is above grade and will not interfere with the ground water or existing facilities.
Therefore, the proposed project would cause no impacts.

c – e) Based on the City’s NPDES consultant, the proposed project would not alter or impact the existing drainage
patterns or the quantity of runoff on the subject site given that all existing and proposed improvements are above
grade on existing hardscape. Therefore, the proposed project would have no impact.

g,h) The proposed project does not involved placement of housing. Additionally, the properties within the City of
Rancho Palos Verdes are exempted from Flood Hazard Maps due to its topographic nature. This action was
initiated and accomplished by the County of Los Angeles prior to 1984 and this project will not affect the exemption.
Therefore, the proposed project would have no impact.




                                                                                                                           67
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than         Less Than         No
Sources                                                     Significant      Significant       Significant     Impact
                                                              Impact             with            Impact
                                                                              Mitigation
                                                                            Incorporated
i, j) There are no dams and levees in the City of Rancho Palos Verdes. Given that there are no lakes, there is no
potential exposure to seiche. Additionally, the subject site is not located within tsunami inundation areas, according
to the State of California’s tsunami inundation map (March 1, 2009). Furthermore, mudflows are potentially serious
hazard to life and property in the hillside areas of the Palos Verdes Peninsula. The proposed project is on a
generally flat area and does not affect the existing slope. Therefore, the proposed project would have no impact.
10. LAND USE AND PLANNING. Would the proposal:
a) Physically divide and established
                                                                                                                  √
      community?
b) Conflict with any applicable land use
      plan, policy, or regulation including, but
      not limited to the general plan, specific  1, 2, 3, 8                                                       √
      plan, local coastal plan, or zoning
      ordinance?
c) Conflict with any applicable habitat
      conservation plan or natural                  1, 4                                                          √
      community conservation plan?
Comments:
a) The proposed project involves an improvement to an existing gas station and car wash facility. As such, the
project will not disrupt the physical arrangement of an established community. Therefore, the proposed project
would cause no impact.

b) The proposed project includes an addition to an existing Chevron Gas Station and Car Wash facility to include a
convenience store and a larger office space. These uses are consistent with the City’s General Plan and Zoning
Ordinance, which designate the site as Residential and Multi-Family Residential, respectively, with Automotive
Service Station Overlay that was established to encourage existing auto service stations to remain in the City.
Additionally, the City’s specific plans and local coastal plan do not apply to the subject site. Therefore, the proposed
project would cause no impact.

c) There are no sensitive species identified in the Habitat Conservation Plan and/or Natural Community
Conservation Plan on the subject site. As such, the proposed project would cause no impact.
11. MINERAL RESOURCES. Would the proposal:
a) Result in the loss of availability of a
    known mineral resource that would be
                                                                                                               √
    of future value to the region and the
    residents of the State?
b) Result in the loss of availability of a
    locally important mineral resource
    recovery site delineated on a local            8                                                           √
    General Plan, Specific Plan, or other
    land use plan?
Comments:
a – b) There are no known mineral resources found on the subject site, identified in the local General Plan, Specific
Plan, or other land use plan. Therefore, there is no impact caused by the proposed project.
12. NOISE. Would the project result in:
a) Exposure of persons to or generation
    of noise levels in excess of standards
    established in the local General Plan
                                                                                                  √
    or noise ordinance, or applicable
    standards of other agencies?




                                                                                                                           68
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information            Sources       Potentially     Less Than         Less Than         No
Sources                                                    Significant     Significant       Significant     Impact
                                                             Impact            with            Impact
                                                                            Mitigation
                                                                          Incorporated
b) Exposure of persons to or generation
    of excessive groundbourne vibration or                                                      √
    groundbourne noise levels?
c) A substantial permanent increase in
    ambient noise levels in the project
                                                                                                            √
    vicinity above levels existing without
    the project?
d) A substantial temporary or periodic
    increase in ambient noise levels in the
                                                                                                √
    project vicinity above levels existing
    without the project?
e) For a project located within an airport
    land use plan or, where such a plan
    has not been adopted, within two miles
    of a public airport or a public use                                                                     √
    airport, would the project expose
    people residing or working in the
    project area to excessive noise levels?
f) For a project within the vicinity of a
    private airstrip, would the project
    expose people residing or working in                                                                    √
    the project area to excessive noise
    levels?
Comments:
a – d) There may be a minimal increase in temporary noise caused during the construction phases of a project.
Also, as the proposed project does not involve any grading activity, heavy machinery are not expected during
construction. Additionally, the City of Rancho Palos Verdes limits the construction hours from 7:00am to 7:00pm,
Monday through Saturday with no work permitted on Sundays or legal holidays. Therefore, there would be less than
significant or no impact caused by the proposed project.

e, f) The City of Rancho Palos Verdes does not contain, border or is in close proximity of any airports to cause any
impacts to cause exposure to noise levels resulting from an airport or a private air strip. Therefore, there would be
no impact caused by the proposed project.
13. POPULATION AND HOUSING. Would the project:
a) Induce substantial growth in an area
     either directly or indirectly (e.g. through
                                                                                                                 √
     projects in an undeveloped area or
     major infrastructure)?
b) Displace existing housing, especially
                                                                                                                 √
     affordable housing?
c) Displace substantial numbers of
     people, necessitating the construction                                                                      √
     of replacement housing elsewhere?
Comments:
a – c) The proposed project is an improvement to an existing gas station and car wash facility. As such, the
proposed project would not exceed population projections, induce substantial growth, and/or displace existing
housing or people. Therefore, the proposed project would cause no impacts to population and housing.




                                                                                                                        69
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than         Less Than         No
Sources                                                     Significant      Significant       Significant     Impact
                                                              Impact             with            Impact
                                                                              Mitigation
                                                                            Incorporated
14. PUBLIC SERVICES.
a) Would the project result in substantial
   adverse physical impacts associated
   with the provisions of new or physically
   altered governmental facilities, the
   construction of which could cause
   significant environmental impacts, in
   order to maintain acceptable service
   ratios, response times or other
   performance objectives for any of the
   following public services:
   i) Fire protection?                                                                               √
   ii) Police protection?                                                                                          √
   iii) Schools?                                                                                                   √
   iv) Parks?                                                                                                      √
   v) Other public facilities?                                                                                     √
Comments:
a) The proposed improvements to an existing facility will not necessitate a significant change to the current
performance in public services. Additionally, the proposed convenience store and office will incorporate necessary
interior fire suppression devices required by the Los Angeles County Fire Department and will be constructed in
accordance with applicable fire codes. Therefore, there is less than significant impact on fire services.
15. RECREATION.
a) Would the project increase the use of
    neighborhood and regional parks or
    other recreational facilities, such that                                                                       √
    substantial physical deterioration of the
    facility would occur or be accelerated?
b) Does the project include recreational
    facilities or require the construction or
    expansion of recreational facilities,                                                                          √
    which might have an adverse physical
    effect on the environment?
Comments:
a – b) The proposed project will not increase the use of parks or other recreational facilities, as the project will not
result in any new residents. As such, there would be no impact caused by the proposed project.
16. TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with an applicable plan,
    ordinance, or policy establishing
    measures of effectiveness for the
    performance of the circulation system,
    taking into account all modes of
    transportation including mass transit
                                                                                                                   √
    and non-motorized travel and relevant
    components of the circulation system,
    including but not limited to
    intersections, streets, highways and
    freeways, pedestrian and bicycle
    paths, and mass transit?




                                                                                                                           70
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information              Sources       Potentially      Less Than         Less Than         No
Sources                                                      Significant      Significant       Significant     Impact
                                                               Impact             with            Impact
                                                                               Mitigation
                                                                             Incorporated
b) Conflict with an applicable congestion
    management program, including, but
    not limited to level of service standards
    and travel demand measures, or other                                                         √
    standards established by the county
    congestion management agency for
    designated roads or highways?
c) Result in a change in air traffic
    patterns, including either an increase
                                                                                                              √
    in traffic levels or a change in location
    that result in substantial safety risks?
d) Substantially increase hazards due to
    a design feature (e.g. sharp curves or
    dangerous intersections) or                                                  √
    incompatible uses (e.g. farm
    equipment?
e) Result in inadequate emergency
                                                                                                              √
    access?
f) Conflicts with adopted policies, plans,
    or programs supporting alternative
                                                                                                              √
    transportation (e.g. bus turnouts,
    bicycle racks)?
Comments:
a, f) The proposed project involves the demolition of a patio area and construction of a two-story structure in its
place. There are no bicycle racks on or near the subject site and the proposed project does not affect any
components to adversely affect the circulation systems in relation to mass transit to conflict with any adopted
policies, plans, or programs supporting alternative transportation. Therefore, there would be no impact caused by
the proposed project.

b) According to the Institute of Transportation Engineers Trip Generation (6th edition), the trip generation rate for the
proposed project is significantly less than the City’s threshold necessary for a traffic study. The increased trip
generation rate of 38 trips per day resulting from the proposed project will be nominal and not substantial enough to
cause adverse impacts to the level of service standard for designated roads or highways. Therefore, the proposed
project would cause less than significant impact to the service standard established by the county congestion
management agency.

c) The City of Rancho Palos Verdes does not border or is in immediate close proximity of any airports to cause any
impacts to the air traffic due to the proposed project. Additionally, the Municipal Code limits the height of
commercial structures. Therefore, there would be no impact caused by the proposed project.

d) The proposed project includes the placement of new parking spaces on site. These parking spaces are located
near two separate driveways that may create potentially significant hazardous conditions. To ensure that there will
be no substantial impact, the following mitigation measures have been added:

e) All one-way and two-way driveways will be maintained for optimal circulation on-site. Therefore, there would be
no impact caused by the proposed project.

    TC-1: Driveway #1 (west) on Hawthorne Blvd. shall be maintained as “entrance only”.                         The
    remaining two driveways (east) on Hawthorne Blvd. shall be maintained as “exit only”.




                                                                                                                            71
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources       Potentially      Less Than        Less Than         No
Sources                                                     Significant      Significant      Significant     Impact
                                                              Impact             with           Impact
                                                                              Mitigation
                                                                            Incorporated
    TC-2: Prior to issuance of Certificate of Occupancy and subject to review and approval by the
    Community Development Director, new directional arrows shall be added along the ground adjacent
    to the fuel pumps. Specifically, both sides of the fuel island closest to Highridge Road shall include
    directional arrows leading from Hawthorne Blvd. to Highridge Road (north to south). Both sides of
    the fuel island located close to the existing structure shall include directional arrows leading from
    Highridge Road to Hawthorne Blvd (south to north).

    TC-3: Prior to issuance of Certificate of Occupancy and subject to review and approval by the
    Community Development Director, the two proposed parking spaces adjacent to the existing trash
    enclosure, located behind the vacuum pump lanes shall be designated as “employee only”.
17. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment
    requirements of the applicable                                                                                √
    Regional Water Quality Control Board?
b) Require or result in the construction of
    new water or wastewater treatment
    facilities or expansion of existing
                                                                                                                  √
    facilities, the construction of which
    could cause significant environmental
    effects?
c) Require or result in the construction of
    new storm water drainage facilities or
    expansion of existing facilities, the                                                                         √
    construction of which could cause
    significant environmental effects?
d) Have sufficient water supplies
    available to serve the project from
    existing entitlements and resources, or                                                                       √
    are new or expanded entitlements
    needed?
e) Result in a determination by the
    wastewater treatment provider, which
    serves or may serve the project, that it
    has adequate capacity to serve the                                                                            √
    project’s projected demand in addition
    to the provider’s existing
    commitments?
f) Be served by a landfill with sufficient
    permitted capacity to accommodate
    the project’s solid waste disposal
                                                                                                                  √
    needs?
g) Comply with federal, state, and local
    statures and regulations related to                                                                           √
    solid waste?
Comments:
a – g) The proposed project will not generate an increase in current wastewater nor require a substantial increase in
the water use, since the project will maintain the gas station, car wash, and office, while converting a portion of the
building for use as a new convenience store. Although the proposed project will not change the drainage on site, the
Building and Safety Department will require and review a drainage plan for consistency with the current standards.
Therefore, there would be no impact caused by the proposed project that would change the existing




                                                                                                                          72
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

Issues and Supporting Information             Sources      Potentially      Less Than         Less Than         No
Sources                                                    Significant      Significant       Significant     Impact
                                                             Impact             with            Impact
                                                                             Mitigation
                                                                           Incorporated
water/wastewater/drainage facilities, wastewater treatment requirements, water supply, wastewater treatment
demand, waste disposal needs or compliance with any statures/regulations related to solid waste.
18. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to
    degrade the quality of the environment,
    substantially reduce the habitat of a
    fish or wildlife species, cause a fish or
    wildlife population to drop below self-
    sustaining levels, threaten to eliminate
                                                                                                                  √
    a plant or animal community, reduce
    the number or restrict the range of a
    rare or endangered plant or animal or
    eliminate important examples of the
    major periods of California history or
    prehistory?
b) Does the project have impacts that are
    individually limited, but cumulatively
    considerable? ("Cumulatively
    considerable" means that the
    incremental effects of a project are
                                                                                                                  √
    considerable when viewed in
    connection with the effects of the past
    projects, the effects of other current
    projects, and the effects of probable
    future projects)?
c) Does the project have environmental
    effects, which will cause substantial
                                                                                                                  √
    adverse effects on human beings,
    either directly or indirectly?
Comments:
a) The subject site does not contain habitat of a fish or wildlife species and is not subject to NCCP regulations. The
proposed project involves an improvement to an existing gas station and car wash facility. Therefore, there would
be no significant impact caused by the proposed project.

b) The proposed project is an improvement to the continuing use of a gas station and car wash facility. Therefore,
there are no impacts that are individually limited, but cumulatively considerable.

c) The proposed project is an improvement to the continuing use of a gas station and car wash facility. Therefore,
there are no adverse direct or indirect effects on human beings as a result of the proposed project. Therefore, there
would be no impact caused by the proposed project.


18. EARLIER ANALYSES.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more
effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this
case a discussion should identify the following items:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
Comments: None




                                                                                                                         73
Environmental Checklist
Case No. ZON2009-00469
May 24, 2010

b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
   adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such
   effects were addressed by mitigation measures based on the earlier analysis.
Comments: Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the
   mitigation measures, which were incorporated or refined from the earlier document and the extent to which they
   address site-specific conditions of the project.
Comments: Not applicable.


19. SOURCE REFERENCES
    1    City of Rancho Palos Verdes, Rancho Palos Verdes General Plan, and associated Environmental Impact
         Report. Rancho Palos Verdes, California as amended through August 2001
    2    City of Rancho Palos Verdes Zoning Map
    3    City of Rancho Palos Verdes, Coastal Specific Plan and associated Environmental Impact Report,
         Rancho Palos Verdes, California: December 1978
    4    City of Rancho Palos Verdes NCCP Phase 1 Map
    5    South Coast Air Quality Management District. CEQA AIR Quality Handbook. Diamond Bar, California:
         November 1993.
    6    The Seismic Zone Map (3/25/99), Department of Conservation of the State of California, Alquist-Priolo
         Earthquake Fault Zone (5/1/99)
    7    City of Rancho Palos Verdes Archeology Map
    8    City of Rancho Palos Verdes Municipal Code
    9    State Interim Population Projections by Age and Sex: 2004-2030, U.S. Census Bureau
   10    U.S. Geological Survey Map
   11    Tsunami Inundation Map for Emergency Planning (Torrance & San Pedro Quadrangle: March 1, 2009)




                                                                                                                    74
CONSENT CALENDAR

1.    Minutes of January 23, 2001

The minutes were approved as presented, (6-0-1) with Commissioner Long abstaining
since he was absent from that meeting.

CONTINUED BUSINESS

2.    Three-month review of Conditional Use Permit No. 218: Shiraz Govani,
      27774 Hawthorne Blvd. (Highridge Car Wash)


Associate Planner Schonborn presented the staff report. He explained the purpose of
the three-month review was to review the amended conditions pertaining to on-site
parking and lighting. He stated that staff had verified that the required parking spaces
had been provided and striped. Further, the “No Parking” area has been clearly marked.
He noted that staff did not observe any hand dried vehicles being parked adjacent to or
in the area of the handicapped parking space. He explained that, in terms of the lighting
conditions, staff had observed that the interior and exterior lighting of the business has
been turned off after business hours. He stated that the applicant had installed security
lighting, which had been directed toward the car wash building. He concluded by
stating that staff believed that the sale of non-automotive items was being operated in
accordance with the approved conditions of approval, and further felt that no further
review was warranted. Therefore, staff recommended receiving and filing this report.

Vice Chairman Clark moved to receive and file the report as presented, seconded
by Commissioner Long. Approved, (7-0).

NEW BUSINESS

3.    Grading Permit No. 1928 – Revision ‘C’: Arik Abdalian (applicant) 30025
      Cachan Place

Director/Secretary Rojas presented the staff report. He explained that at a previous
appeal before the City Council, the City Council denied the appeal but remanded this
request back to the Planning Commission for review. He explained that the proposal
was to modify the approved grading by approximately 10 cubic yards to move a three-
foot retaining wall to provide a four-foot wide clearance along the side of the house. He
stated that staff believed the grading was minor and all of the criteria for approval of a
grading permit could be made. Therefore, staff was recommending approval of the
request, with the conditions contained in the staff report.

Vice Chairman Clark asked if there were any comments from the Monaco Homeowners
Association regarding this request.




                                                                                             75
                             P.c. RESOLUTION NO. 99- 42
                             P.C.


         A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
         OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE
         PERMIT NO. 208 TO ALLOW THE SALES OF NON-AUTOMOTIVE
         ITEMS WITHIN THE 407 SQUARE FOOT CASHIER AREA OF THE
         EXISTING CAR WASH BUILDING, LOCATED AT 27774
         HAWTHORNE BOULEVARD.

       WHEREAS, on October 11, 1999, the applicant, Mr. Shiraz Govani submitted an
application for Conditional Use Permit No. 208 to allow the sales of non-automotive
items such as: greeting cards, pre-packaged foods, toys, sunglasses, cigarettes, ice
cream, sodas, and an Automated Teller Machine (ATM) within the 407 square foot
cashier area of the existing car wash building of the subject property located at 27774
                                      bUilding
Hawthorne Boulevard; and,

         WHEREAS, on October 29, 1999 the application was deemed complete; and,

        WHEREAS, pursuant to the provisions of the California Quality Act, Public
Resource Code Section 21000 et.seq. ("CEQA"), the State's CEQA Guidelines,
                                    etseq.                                    Guidelines 1


California Code of Regulation, Title 14, Section 15000 et.seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and
Substances Statement), Staff found no evidence that the proposed project would have a
significant effect on the environment as the site is not listed on the California
Environmental Protection Agency's List of Hazardous Waste and Substance Sites and
there is no evidence that there is contamination on the site and, therefore the proposed
project has been found to be categorically exempt (Class 1, Section 15302 (b)); and,

      WHEREAS, after notices issued pursuant to the requirements of Rancho Palos
Verdes Development Code, Planning Commission held a duly noticed public hearing on
                                                      dUly
November 23, 1999, at which all interested parties were given an opportunity to be
heard and present evidence.

NOW,
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
     j
     1

PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS
                            FIND               j


FOLLOWS:

       Section 1: The subject site is adequate in size and shape to accommodate the
                                           existing
proposed use since no portions of the eXisting building footprint will expand, and the
proposed use will occupy only the 407 square foot cashier area that is located within the
existing car wash building. Further, because the applicant is adding new net leasable
                     bUilding.
                          provide
area, the applicant will prOVide two new parking spaces which consists of: 1) a standard
parallel parking space; and 2) a disabled parking/loading space for the customers. The
                                                                         customerS4
on-site traffic circulation will not adversely impact the customer accessibility since the




                                                                                        76
two new parking spaces will be located away from the vacuum lines and fuel
dispensers.

        Section 2: In approving the service station improvements in 1998, the
Planning Commission determined that the site is able to adequately accommodate the
traffic generated by the existing use. This determination was reiterated during the
subject site's recent 6-month review, as no traffic accessibility issues were identified.
The proposed use will not generate any substantial new traffic since the proposed use
is ancillary to the car wash function, as it is intended to provide primarily snacks and
sundry items to the car wash customers. Furthermore, there will be no placement of
any signs or banners advertising the sales of pre-packaged goods or ATM. Also, the
cashier area will close the same time as the car wash facility.

       Section 3: The proposed use will not have a significant adverse effect on the
                                 non-automotive
adjacent properties since the non..automotive items will be located within the existing
car wash building, the operation will close at the same timeas the car wash facility, and
                                                         time,as
the use will alter the existing physical appearance of the subject site. The applicant will
also install a new 18" x 18" safety cashier box at the eXisting western window for those
patrons purchasing gas after the closure of the cashier area wishing to pay in person
rather than at the gas pumps.

       Section 4: The proposed project is not contrary to the General Plan since the
project consists of improvements that are routinely permitted in commercial zones,
provided that the improvements comply with the provisions set forth in the Development
Code. Since the General Plan does not identify goals and objectives that prohibits the
                                                  goats
sales of non-automotive items, the granting of the Conditional Use Permit is not contrary
to the City's General Plan.

       Section 5: The underlying zoning of the lot is RM-8 (Residential MUltiple
Family).    However, since the site was developed in 1971, prior to the City's
incorporation, an approved Conditional Use Permit does not exist for the current use.
Since the lot is in the automotive service station overlay control district (OC-4), the use
is considered a legal conforming use, regardless of the base zoning district or whether a
conditional use permit has been approved for the use. Also, the proposed project
complies with all the applicable findings that pertain to the sales of non-automotive
                                                  pertain
items within the Automotive Overlay section under "convenience store". Since the
proposed use will not significantly intensify the existing use or alter the physical
appearance of the subject site, the applicant would not be required to bring the site into
conformance with the current development standards.




                                                               P.C. Resolution No. 99-42
                                                               P,C.
                                                               Page 2 of 4




                                                                                          77
        Section 6: The applicants conduct the current operation in an orderly and
efficient manner in accordance to the conditions of approval that were placed on the
subject site from the previous project (Site Plan Review No. 8311, Grading Permit
No.2048, and Sign Permit No. 961 Revision "A"). The current conditions regarding
                                                 "At').
lighting,vehicular ingress and egress, noise, landscaping on the slope, structure
setback, and signs are fully applicable to this ancillary use to protect the health, safety,
and general welfare of the residents. In addition, Staff has drafted additional conditions
of approval for this particular project to ensure that the use remains ancillary to the
primary car wash use and to further protect the health, safety and welfare of the
community.

        Section 7: The proposed project will not contribute to any undesirable
proliferation of convenience store uses and will respect the visual character of the site
since the items will be allowed only within the existing 407 square foot enclosed cashier
area, during the car wash operation hours and this is not a convenience store. Also, the
proposed use will not be visible from outside the building due to the tinted windows.

      Section 8: There are no places of worship, schools, parks, recreation centers
or playgrounds located within a 2700' foot radius of the project site. Further, the
proposed project wU) be designed in such a manner as to minimize noise disturbance
                  will
                                                                 wilt
and congestion since the hours of operation for the cashier area will be same as the car
wash facility, and there will be no placement of any signs or banners advertising the
non-automotive items or the Automated Teller Machine (ATM).

       Section 9:     The proposed use will comply with the development applicable
guidelines for the ancillary sales of items of the City's Municipal Code,t if the Conditional
                                                                    Code
Use Permit is granted~
                  granted.     Since the proposal does comply with all other Code
requirements, and the findings related to the Conditional Use Permit can be made, the
proposed project complies with the intent of this finding. Furthermore, the proposed
parking spaces will be required to comply with the dimensions and specifications of the
Uniform Building Codes, and be reviewed, inspected' and approved by the Building and
                                              inspected
Safety Division.

       Section 10: Any interested person may appeal this decision or any portion of
this decision to the City Council. Pursuant to Section 17.02.040(C)(1)(j) of the Rancho
Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing,
and with the appropriate appeal fee, no later than fifteen (15) days following the date of
the Planning Commission's final action.

       Section 11: For the foregoing reasons based on the information and findings
included in the Staff Report, Minutes and other record of proceeding, the Planning
Commission of the City of Rancho Palos Verdes hereby approves Conditional Use

                                                        P.C. Resolution No. 99-42
                                                        P .C.
                                                        PIC.
                                                        Page 3 of 4




                                                                                           78
Permit No. 208 to allow the sales of non-automotive items within the 407 square foot
cashier area of the existing car wash building, for the property at 27774 Hawthorne
Boulevard, subject to conditions contained in Exhibit "A", attached hereto and made a
part hereof, which are necessary to protect the public health, safety and welfare in the
area.


PASSED, APPROVED, AND ADOPTED this 23rd day of November 1999, by
the following vote:

AYES:                       Cartwright, Clark, Lyon, and Slayden

NOES:                       Paris

ABSENTATION:

ABSENT~




Joel Rojas, AICP
Director of Planning, Building
and Code Enforcement; and
Secretary to the Planning Commission




                                                             P.C. Resolution No. 99- 42
                                                             Page 4 of 4




                                                                                          79
                                          nA"
                                  EXHIBIT "A"
                           CONDITIONS OF APPROVAL
                         CONDITIONAL USE PERMIT NO. 208


GENERAL

1.   Prior to the installation of the non-automotive items, the applicant shall
                                        writing~
     submit a statement to the City, in writing, that they have read, understand
     and agree to all the conditions of approval contained in this resolution.
     Failure to provide said written statement within ninety (90) days of
     approval shaU render this approval null and void.
               shall

2.   The approval shall become null and void after 180 days from the date of
     approval.

3.   The Director of Planning, Building and Code Enforcement is authorized to
     make minor modifications to the approved plans or any of the conditions if
     such modifications achieve substantially the same results as would strict
     compliance with said plans and conditions.

4.   The abandonment or non-use of this approval after a period of six months
     shall terminate the approval and any privileges granted hereunder shall
     become null and void.

5.   The Conditional Use Permit shall be reviewed by the Planning
     Commission six {6} months from the installation of the non-automotive
                       (6)
     items, to review the applicant's compliance with the conditions of approval.
     At that time, the Planning Commission may add, delete, or modify the
     conditions of approval as deemed necessary and appropriate. Notice of
                                                          appropriate..
     said review hearing shall be published and provided to owners of property
     within a 500' radius, to persons requesting notice, to all affected
     homeowners associations, and to the property owner in accordance with
     Rancho Palos Verdes Development Code Section 17.80.090. At that time,
     the Planning Commission may add, delete,t or modify the conditions of
                                            delete
     approval as deemed necessary and appropriate.

6.   As part of the six (6) month review, the Planning Commission shall
     consider the hours of operation and the adequacy of the parking for the
     cashier area, and if necessary impose more restrictive standards, to
     ensure that any impacts resulting from the hours of operation are
     eliminated or reduced.

7.   During construction, the site    shall be kept free of all loose materials
     resembling trash and debris in   excess of that material used for immediate
     construction purposes. Such      excess material may include, but is not




                                                                                    80
Exhibit "A"- Conditillns of Approval
Exhibit"A"· Conditillos
             ConditilJf1s
November 23, 1999
           23,1999
Page 2
      limited to: the accumulation of debris, garbage, lumber, scrap metal,
      concrete, asphalt, piles of earth, salvage materials, abandoned or
      discarded furniture, appliances or other fixtures.

8.    In the event that a Planning condition is in conflict with a Building and
      Safety requirement, the stricter standard shall apply.

9.    The project shall be constructed and developed in substantial
                                                  devetoped
                                            plans,
      conformance with the approved stamped plans,. dated October 7, 1999.

10.   The use of any amplified system on the subject site shall be prohibited at
      all times.

11.   The previous conditions of approval from Site Plan Review No. 8311,
                                                                      8311       J


                                                                "An
      Grading Permit No. 2048, and Sign Permit No. 961 Revision "A" are still
      fully applicable to the subject site.


SALES OF NON-AUTOMOTIVE ITEMS

12.   The sales of non-automotive items shall be limited to the following:
      greeting cards, pre-packaged food snacks, toys, sunglasses, cigarettes,
      ice cream, sodas. No household products, heated, cooked or otherwise
      prepared snacks, self-serve beverages (hot and cold), and dairy products
      shall be sold. No other items may be sold without approval of a revision to
      this Conditional Use Permit by the Planning Commi.ssion.

13.   There shall be no sales of any alcoholic beverages or lottery tickets on the
      subject site.

14.   The sale and display of non-automotive items shall be located only within
      the existing 407 square foot cashier area of the building.

15.   The applicant shall install a new 18" x 18" safety cashier box to the
      existing window on the western side of the car wash building prior to the
      commencement of the non-automotive sales.

16.   One Automated Teller Machine (ATM) may be permitted within the cashier
      area.


SIGNS

17.   There shall be no placement of any signs or banners advertising the sales
      of the pre-packaged goods or the Automated Teller Machine (ATM) on the
      subject site.



                                                                                     81
Exhibit "A"- Conditluns of Approval
        "A"· Conditlvns
             Conditl~.ms
November 23,1999
           23, 1999
Page 3


18.   No signs are permitted with this approval.

PARKING

19.   A total of two new parking spaces shall be provided on the subject site
                                                                                1T
      which consist of: 1) a 9' x 26' standard parallel parking stall; and 2) a 17' x
      20' disabled parking/loading stall. The standard parallel parking space will
      abut the western side of the car wash building, and the disabled
      parking/loading space shall be located in front of the covered patio area.
      The parking stalls must comply with the dimensions and specifications of
      the Uniform Building Code.

HOURS OF OPERATION

20.   The hours of operation for the cashier area (same as the existing car wash
      facility) shall be limited from:

             Monday - Sunday:             8:00 a.m. to 6:00 p.m.
                                               8.m.


21.   The hours of operation for gasoline sales, including a service station
      attendance within the cashier area to operate the new cashier safety box
      shall be limited as follows:

                    Monday - Thursday            6:00 a.m. to 10:00 p.m.
                    Friday - Sunday              6:00 a.m. to 11 :00 p.m.

      Any increases to the hours of operation shall require review and approval
      of a Conditional Use Permit.

22.   With exception of the delivery of gasoline, no deliveries are permitted to
      the site between the hours of 9:00 p.m. to 6:00 a.m..
                                                      8.m..




                                                                                        82

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:4
posted:8/18/2011
language:English
pages:82