Rancho Palos Verdes City Council
   

AUGUST 15, 2006 RANCHO PALOS VERDES CITY COUNCIL AGENDA- CODE AMENDMENT (CASE NO. ZON2004-00265): AMENDMENT TO VARIOUS SECTIONS OF TITLE 17 (ZONING) TO REGULATE THE USE OF CARGO CONTAINERS ON PUBLIC AND PRIVATE PROPERTY CODE AMENDMENT (CASE NO. ZON2004-00265): AMENDMENT TO VARIOUS SECTIONS OF TITLE 17 (ZONING) TO REGULATE THE USE OF CARGO CONTAINERS ON PUBLIC AND PRIVATE PROPERTY AUGUST 15, 2006 RANCHO PALOS VERDES CITY COUNCIL ACODE AMENDMENT (CASE NO. ZON2004-00265): AMENDMENT TO VARIOUS SECTIONS OF TITLE 17 (ZONING) TO REGULATE THE USE OF CARGO CONTAINERS ON PUBLIC AND PRIVATE PROPERTY

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL

FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT

DATE: AUGUST 15, 2006

SUBJECT: CODE AMENDMENT (CASE NO. ZON2004-00265): AMENDMENT TO VARIOUS SECTIONS OF TITLE 17 (ZONING) TO REGULATE THE USE OF CARGO CONTAINERS ON PUBLIC AND PRIVATE PROPERTY

Staff Coordinator: Kit Fox, AICP, Associate Planner

RECOMMENDATION

Introduce Ordinance No. ___, thereby adopting Addendum No. 13 to Environmental Assessment/Negative Declaration (EA/ND) No. 694 and approving the Cargo Container Code Amendment (Case No. ZON2004-00265).

EXECUTIVE SUMMARY

This code amendment is being brought before the City Council to consider the establishment of regulations for the use of cargo containers on public and private property. Currently, the Development Code does not explicitly address the use of cargo containers; as such, at the request of Staff, the Council initiated a code amendment on June 1, 2004. The Planning Commission conducted eleven (11) public hearings to consider the proposed code language and is forwarding the recommended language to allow a very limited use of cargo containers for certain specified short- and long-term uses.

BACKGROUND

On June 1, 2004, after considering oral and written testimony and based on a Staff request, the City Council directed Staff to initiate a code amendment to regulate the use of cargo containers. The action allowed the proposed code amendment to be evaluated through the public hearing process that is required for all code amendments.

On August 28, 2004, notice of the Planning Commission’s public hearing on the code amendment was published in the Palos Verdes Peninsula News.

On September 14, 2004, November 9, 2004, January 11, 2005, February 8, 2005, April 12, 2005, June 28, 2005, August 9, 2005, and September 13, 2005, the Planning Commission conducted duly-noticed public hearings regarding said amendments to Title 17, at which time all interested parties were given an opportunity to be heard and present evidence (see attached excerpts of Planning Commission Minutes). At the conclusion of the September 13, 2005 public hearing, the Planning Commission adopted P.C. Resolution No. 2005-42 by a 6-0-1 vote (then-Vice Chairman Knight recused himself) forwarding its recommendation to the City Council for its consideration.

On November 18, 2005, a notice of a City Council public hearing on the code amendment was sent to all Homeowners Associations within the City and to all interested parties. Additionally, this notice was published in the Palos Verdes Peninsula News on November 19, 2005. The City Council was scheduled to conduct a public hearing to consider this recommendation on February 7, 2006, but prior to the hearing the Director of Planning, Building and Code Enforcement and the Building Official added additional changes to Title 17 that had not been reviewed by the Planning Commission. Based upon these changes, the City Attorney opined that the code amendment needed to be remanded to the Planning Commission to include these additional changes.

On April 8, 2006, new notice of the Planning Commission’s public hearing on the code amendment was published in the Palos Verdes Peninsula News.

On April 25, 2006, June 13, 2006 and July 25, 2006, the Planning Commission conducted additional duly-noticed public hearings regarding said amendments to Title 17, at which time all interested parties were given an opportunity to be heard and present evidence (see attached excerpts of Planning Commission Minutes). At the conclusion of the July 25, 2006 public hearing, the Planning Commission adopted P.C. Resolution No. 2006-38 by a 5-1-1 vote (Chairman Knight absent and Commissioner Karp dissenting) forwarding its recommendation to the City Council for its consideration.

DISCUSSION

The City’s current Development Code does not explicitly address the issue of using cargo containers as storage on public or private property. Although problems with the use of the cargo containers as storage are not widespread in residential neighborhoods, Staff has noticed an increased number of inquiries regarding the use of cargo containers as storage units. This may be partly attributable to the fact that there are now companies that actively market the sale or rental of cargo containers for personal storage purposes. As such, Staff felt that it would be prudent to add language to the Municipal Code to clarify the use of cargo containers on public and private property.

As previously noted, the Planning Commission conducted eleven (11) public hearings to consider the proposed code language. During these hearings, the Planning Commission received both oral and written testimony from the public. Also, over the course of these hearings, the composition of the Planning Commission and its point of view regarding cargo containers also changed. As a result of the written and oral testimony, the Planning Commission ultimately determined that it would be appropriate to regulate the use of cargo containers as follows:

- Prohibit the use of cargo containers for general storage purposes in the short or long term in all residential zoning districts;

- Allow the short-term use of cargo containers (one (1) year or less) only in association with storage related to active construction projects, emergencies and City purposes;

- Allow the long-term use of cargo containers (more than one (1) year) only in association with storage for City purposes, and in commercial and institutional zones provided that certain development standards are met and that Planning Commission approval is granted for more than one (1) cargo container per parcel;

- Specifically prohibit the use of cargo containers as a specialized foundation system within the City’s active landslide area (even though they could be used for this purpose pursuant to Section 15.04.060 of the Municipal Code), or for storage for equestrian uses;

- Establish development standards for the permitted use of cargo containers, with acknowledgement that cargo containers could be used as structural elements (but not foundations) for single-family residences; and,

- Establish an amortization schedule for existing non-permitted cargo containers in the City, allowing them to remain for one (1) year and then attempt to be legalized or removed within ninety (90) days of written notice by the City.

The actual proposed Code language is contained within the text (pages 3 through 6) of the attached draft Ordinance. The underlined text in the draft Ordinance represents new language and the strikethrough text represents deleted language.

Staff is aware that there are some cargo containers in the City. However, Staff does not know the exact number of containers since an inventory has not been undertaken. Staff is aware of only three (3) circumstances where cargo containers have been previously approved by the City: a specialized foundation system for a residence at 3 Tangerine Road; a semi-trailer/cargo container used by the Portuguese Bend Pony Club as a tack room at 2 West Pomegranate Road; and a small cargo container used for storage by York Long Point Associates on the Lower Filiorum property adjacent to the “Cook Shack.” Other than these containers, as the proposed Ordinance is written, all other existing cargo containers would be required to comply with this proposed Ordinance.

ADDITIONAL INFORMATION

Long-Term Use of Cargo Containers and the UBC

As City Building Official Roy Bronold expressed at the July 25, 2006, Planning Commission hearing, most cargo containers are used for a short time period, usually for less than one (1) year. The Uniform Building Code (UBC) has a very clear definition of a structure, and Mr. Bronold is convinced that a cargo container is a structure, as defined by the UBC. The Code states that this type of structure can be placed temporarily for less than a year without a foundation, but once it has been in place for more than a year, it must be placed on a foundation system. In comments to the Planning Commission, Mr. Bronold explained that a conventional foundation would be concrete with footings to carry the load uniformly, but the exact means to provide a suitable foundation for a cargo container would be determined by a structural engineer, possibly with input from a soils engineer. He noted, however, that in an area with highly expansive and unstable soils—such as the active area of the Portuguese Bend landslide—a conventional-type foundation might not be practical. Under these conditions, it would be up to an engineer to determine what type of specialized foundation would function safely.

Public Notification

On July 26, 2006, public hearing notices were mailed to seventy-one (71) parties who had previously expressed interested in this matter. Public notice was also published in the Palos Verdes Peninsula News on July 29, 2006. As of the date that this report was completed, Staff had received the attached additional comments from two (2) notified parties:

- Marva Burt asked for clarification of the amortization provisions of the proposed Ordinance. As discussed above, existing non-permitted cargo containers in the City would be allowed them to remain for one (1) year after the enactment of the Ordinance, after which they would need to be legalized through the approval of a variance by the Planning Commission or removed within ninety (90) days of written notice by the City.

- An anonymous party simply stated: “No containers – they belong on the docks!”

- Robert McJones submitted a letter extolling the benefits of ”ocean shipping containers” for a variety of short- and long-term uses, including as a special foundation system in the active landslide areas. He suggested that the City limit its regulations of these containers’ use to aesthetic considerations. Mr. McJones and his daughter-in-law, Madeleine McJones, have provided similar comments to the Planning Commission throughout the review of this code amendment.

- Donald Fraser submitted a letter expressing his opinion that restricting the use of cargo containers would pose a particular hardship for residents in the active Portuguese Bend landslide. He noted that homes in this area cannot be added on to, so cargo containers serve as a practical substitute for a room addition.

CEQA Compliance

The Planning Commission found that there was no substantial evidence that the amendments to Title 17 would result in new significant environmental effects, or a substantial increase in the severity of the effects, as previously identified in Environmental Assessment No. 694 and the Negative Declaration, adopted through Resolution No. 97-25 in conjunction with Ordinance No. 320 for amendments to Titles 16 and 17 of the Municipal Code, since the new amendments provide regulations that would reduce impacts to properties within the City and the environment by protecting the aesthetic quality of the area. An Addendum to the prior Negative Declaration has been prepared and is attached to the draft Ordinance.

Permit Streamlining Act Compliance

Since this is an amendment to the City’s Development Code, it is not subject to the timelines imposed by the Permit Streamlining Act (PSA). Therefore, there is no decision deadline.

FISCAL IMPACT

There are no fiscal impacts associated with the adoption of this Ordinance.

ALTERNATIVES

In addition to the Planning Commission’s recommendation, the following alternatives are available for the City Council’s consideration:

1. Deny the Code Amendment (Case No. ZON2004-00265) and direct Staff to prepare a resolution of denial;

2. Identify any issues or concerns with the proposed code amendment, provide Staff with direction in modifying the proposed code language, and continue the hearing to a date certain; or,

3. Identify any issues or concerns with the proposed code amendment and remand the code amendment back to Planning Commission for further review and analysis.

Respectfully submitted:
Joel Rojas, AICP, Director of Planning, Building and Code Enforcement

Reviewed by:
Les Evans, City Manager

Attachments:

Draft Ordinance No. ___
P.C. Resolution No. 2006-38
Planning Commission Minutes (excerpts):
- September 14, 2004
- November 9, 2004
- January 11, 2005
- February 8, 2005
- April 12, 2005
- June 28, 2005
- August 9, 2005
- September 13, 2005
- April 25, 2006
- June 13, 2006
- July 25, 2006 (draft)
Additional public correspondence

ORDINANCE NO. ___

AN ORDINANCE OF THE CITY OF RANCHO PALOS VERDES AMENDING CHAPTERS 17.56, 17.76 AND 17.96 OF TITLE 17 OF THE CITY’S MUNICIPAL CODE (CASE NO. ZON2004-00265) TO ESTABLISH REGULATIONS FOR THE USE OF CARGO CONTAINERS ON PUBLIC AND PRIVATE PROPERTY.

WHEREAS, on June 1, 2004, after considering oral and written testimony, based on a staff request, the City Council directed Staff to initiate a code amendment to regulate the use of cargo containers; and,

WHEREAS, on August 28, 2004 a notice was published in the Palos Verdes Peninsula News; and,

WHEREAS, after notices issued pursuant to the provisions of the Rancho Palos Verdes Municipal Code, the Planning Commission conducted public hearings on September 14, 2004, November 9, 2004, January 11, 2005, February 8, 2005, April 12, 2005, June 28, 2005, August 9, 2005, and September 13, 2005, at which times all interested parties were given an opportunity to be heard and present evidence regarding said amendments to Title 17 as set forth in the Planning Commission Staff Report of that date; and,

WHEREAS, on September 13, 2005, the Planning Commission adopted P.C. Resolution No. 2005-42 recommending approval of the proposed amendments to Title 17 to the City Council; and,

WHEREAS, subsequent to the Planning Commission’s action, the Director of Planning, Building and Code Enforcement and the Building Official identified further revisions to Title 17 that should also be made to implement this code amendment, and revised the proposed code language accordingly; and,

WHEREAS, although the City Council was scheduled to consider the Planning Commission’s recommendation on February 7, 2006, the City Attorney opined that the matter should be remanded to the Planning Commission for review of the additional proposed revisions to Title 17; and,

WHEREAS, on April 5, 2006, a public hearing notice was mailed to all parties who had previously expressed interested in this matter, and the same notice was published in the Palos Verdes Peninsula News on April 8, 2006; and,

WHEREAS, after notice issued pursuant to the provisions of the Rancho Palos Verdes Municipal Code, the Planning Commission conducted additional public hearings on April 25, 2006, June 13, 2006, and July 25, 2006, at which times all interested parties were given an opportunity to be heard and present evidence regarding said amendments to Title 17 as set forth in the Planning Commission Staff report of that date; and,

WHEREAS, on July 25, 2006, the Planning Commission adopted P.C. Resolution No. 2006-38 recommending approval of the proposed amendments to Title 17 to the City Council; and,

WHEREAS, after notices issued pursuant to the provisions of the Rancho Palos Verdes Municipal Code, the City Council conducted a public hearing on August 15, 2006 and __________, 2006, at which times all interested parties were given an opportunity to be heard and present evidence regarding said amendments to Title 17.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY ORDAIN AS FOLLOWS:

Section 1: The City Council has reviewed and considered the amendments to Title 17 of the Municipal Code.

Section 2: The City Council finds that the amendments to Title 17 of the Municipal Code are consistent with California Government Code Section 65853, zoning amendment procedures.

Section 3: The City Council finds that the amendments to Title 17 are consistent with the Rancho Palos Verdes General Plan and Coastal Specific Plan in that they preserve and enhance the community's quality living environment, and enhance the visual character and physical quality of existing neighborhoods. By providing regulations for the use of cargo containers the City is able to protect against significant adverse affect to the visual characteristics created by cargo containers.

Section 4: The City Council finds, based upon its own independent review, that there is no substantial evidence that the amendments to Title 17 would result in new significant environmental effects, or a substantial increase in the severity of the effects, as previously identified in Environmental Assessment No. 694 and the Negative Declaration, adopted through Resolution No. 97-25 in conjunction with Ordinance No. 320 for amendments to Titles 16 and 17 of the Municipal Code, since the new amendments provide regulations that would reduce impacts to properties within the City and the environment by protecting the aesthetic quality of the area. An Addendum (No. 13) to the prior Negative Declaration has been prepared and is attached hereto as Exhibit ‘A’. The City Council hereby finds, based on its own independent judgment, that the facts stated in the Addendum are true because the revisions to the Development Code will strengthen the Code with no potential environmental impacts.

Section 5: The City Council finds that the amendments to Title 17 are necessary to preserve the public health, safety, and general welfare in the area, while balancing property rights.

Section 6: Section 17.96.345 of Title 17 is hereby established to read as follows (the underlined text represents new language and the strikethrough text represents deleted language):

Section 17.96.345 Cargo Containers

A “Cargo Container” means a pre-manufactured structure, of metal construction, that is delivered to a site as a fully assembled unit. This shall be a container that was originally designed and fabricated as a shipping container for use as portable storage, but shall exclude storage sheds that are assembled at the site. Any permitted cargo container shall not exceed a height of 8’-6”, a width of 8’, and a length of 40’.

Section 7: Section 17.76.170 of Title 17 is hereby established to read as follows (the underlined text represents new language and the strikethrough text represents deleted language):

Section 17.76.170 Cargo Containers

Cargo containers shall not be stored, maintained, or otherwise kept on any property within the City except as follows:

A. Short Term Uses (one year or less): The following short term uses of cargo containers may be permitted:

1. Temporary Construction Storage – One or more cargo containers may be used for temporary storage in conjunction with construction allowed through an active building permit, in accordance with the provisions set forth in Section 17.56.020(E) of this Municipal Code. The time period for which a cargo container may be used for temporary construction storage under this subsection is limited to the time when the building permit is active, as determined by the City’s Building Official. A cargo container approved pursuant to this subsection shall not require approval of a separate building permit.

2. Temporary Emergency Storage – In the event that a structure in any zoning district becomes uninhabitable due to an involuntary act, or due to a voluntary act against the structure(s), which is not the fault of the property owner or lessee, one or more cargo containers may be used for temporary storage of household materials until said structure is repaired or reconstructed, but for no more than 180 days unless additional time is approved by the Director of Planning, Building, and Code Enforcement. Nevertheless, in no case shall the temporary emergency storage exceed 12 months. The location of the cargo container is subject to the review and approval of the Director of Planning, Building, and Code Enforcement and the Building Official. A cargo container approved pursuant to this subsection shall not require approval of a building permit.

3. Temporary Storage on City Property – For City-owned property (regardless of the underlying zoning district), one or more cargo containers may be permitted for a period not to exceed 12 months in the 3-year period with the approval of the City Manager. A cargo container approved pursuant to this subsection shall not require approval of a building permit.

B. Long Term Uses (longer than one year): The following long term uses of cargo containers may be permitted. Additionally, each cargo container shall be painted an earth tone color that is approved by the Director of Planning, Building, and Code Enforcement and shall not contain any names, logos, or other markings painted on, or otherwise attached to, the exterior of the container. A building permit shall be obtained for the long term use of a cargo container:

1. City-Owned Property – For City owned property (regardless of the underlying zoning district), one or more cargo containers for long-term storage use may be permitted with approval of the City Manager. The number of cargo containers allowed and the time period for which a cargo container may be used under this subsection shall be established by the City Manager.

2. Commercial and Institutional Zones –The use of one cargo container for long-term storage may be permitted, provided the cargo container is substantially screened from view from any other private property, public right of way, or street easement, subject to the review and approval of the Director of Planning, Building, and Code Enforcement. The applicant shall construct a silhouette of the proposed cargo container to demonstrate to the Director that this provision will be satisfied. Requests for more than one cargo container on a single parcel shall be subject to the review and approval of the Planning Commission. A building permit shall be obtained for the long-term use of a cargo container under this subsection.

C. Prohibited Uses – Prohibited uses of cargo containers include, but are not limited to, the following:

1. Specialized foundations for structures as described in section 15.04.060 of the Municipal Code.

D. Development standards – The following development standards shall apply to all cargo containers proposed for long-term use (longer than 1 year):

1. Unless incorporated into the design of a residence that meets all the applicable zoning and building code regulations:
a. Cargo containers shall not be used for human habitation.
b. Cargo containers shall not have any factory-built or field applied electrical, plumbing, heating, or air conditioning systems. Furthermore, the cargo container shall not be connected to a power system.
c. Cargo containers shall not be stacked on top of each other or on any other structure.

2. A scaled site plan drawn to show the location of all existing buildings, parking spaces, and the size and location of the proposed cargo container(s) shall be submitted. Additionally, the site plan shall show all slopes on the lot, as well as all slopes adjacent to the subject site.

3. Cargo Containers shall be setback a minimum 5’ from any property line.

4. Cargo Containers shall not block, obstruct, or reduce in any manner any required exits, windows, vent shafts, parking spaces, and/or access driveways.

5. Cargo Containers shall comply with the hillside setback requirements of the Building Code, as adopted by the City of Rancho Palos Verdes (H/3 from the top of slope and H/2 from toe of slope).

6. Refuse and/or debris shall not be stored in, against, on, or under the cargo container.

7. The cargo containers shall be constructed of metal, except for a wood floor within the metal shell. Structural plans and calculations are not required.

E. Amortization - All cargo containers shall conform to the requirements of this section.

1. Cargo containers for which prior approval was granted by the city or another agency with jurisdiction over permit issuance shall be allowed to remain, subject to continued compliance with their original conditions of approval, if any.

2. Cargo containers that have been installed without prior approval of the City shall be allowed to remain for one year after which they shall be brought into conformance with the requirements of this chapter or removed within ninety (90) days of the date written notice is mailed to the property owner. Penalty fees are waived for all applications submitted within this period.

Section 8: Paragraph E of Section 17.56.020 of Title 17 is hereby established to read as follows (the underlined text represents new language and the strikethrough text represents deleted language):

E. Cargo containers. Cargo containers may be used in any zone for temporary storage in conjunction with construction allowed through an active building permit, provided that the City’s Building Official determines that the active building permit warrants the use of a cargo container for temporary storage and is needed to facilitate construction. For purposes of this section, an active building permit shall mean a building permit that has not expired, has not been revoked, and has not been finaled. In the event that an active building permit is finaled, revoked, or expired, any cargo containers used for temporary storage shall be removed from the property within ten (10) calendar days of said expiration, revocation, or finalization. The number and location of cargo containers on construction sites 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.

Section 9: The rights given by any approval granted under the terms of Title 17 of the Rancho Palos Verdes Municipal Code prior to the effective date of the adoption of said ordinance shall not be affected by the amendments to Title 17 by this ordinance and shall continue in effect until and unless they are modified, revoked, expired or are otherwise terminated according to the terms of the approval or the terms of Title 17 as they existed prior to the effective date of this ordinance.

Section 10: The amendments to Title 17 of the Rancho Palos Verdes Municipal Code as identified herein shall apply to all development applications submitted after the effective date of the adoption of said ordinance and to all development applications that have not been decided upon prior to the effective date of the adoption of said ordinance.

Section 11: For the foregoing reasons, and based on the information and findings included in the Staff Report, Minutes, and other records of proceedings, the City Council of the City of Rancho Palos Verdes hereby adopts the foregoing amendments to Title 17 of the Municipal Code.

Section 12: Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remainder of this ordinance. The City Council hereby declares that it would have adopted this ordinance, and each and every section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

Section 13: The City Clerk shall cause this Ordinance to be posted in three (3) public places in the City within fifteen (15) days after its passage, in accordance with the provisions of Section 36933 of the Government Code. The City Clerk shall further certify to the adoption and posting of this Ordinance, and shall cause this Ordinance and its certification, together with proof of posting, to be entered in the Book of Ordinances of the Council of this City.

Section 14: This Ordinance shall go into effect and be in full force and effect at 12:01 AM on the thirty-first (31st) day after its passage.


PASSED, APPROVED, and ADOPTED this __ day of _______________ 2006.

________________________
Mayor

Attest:

__________________
City Clerk

State of California )
County of Los Angeles ) ss
City of Rancho Palos Verdes )

I, Carolyn Petru, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the whole number of members of the City Council of said City is five; that the foregoing Ordinance No. ___ passed first reading on ____________, 2006, was duly and regularly adopted by the City Council of said City at a regular meeting thereof held on ____________, 2006, and that the same was passed and adopted by the following roll call vote:

AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________
City Clerk

ORDINANCE NO. ___ – EXHIBIT A

ADDENDUM NO. 13 TO ENVIRONMENTAL ASSESSMENT/
NEGATIVE DECLARATION (EA/ND) NO. 694
______________, 2006

On April 1, 1997, the City Council adopted Resolution No. 97-25, thereby adopting a Negative Declaration for Environmental Assessment No. 694 for amendments to Titles 16 and 17 of the City's Municipal Code. Prior to its adoption, the Negative Declaration was circulated for public comment from March 4 through March 24, 1997 and no substantive comments were received from any persons or responsible agencies. In adopting the Negative Declaration, the City Council found: 1) that there would be no significant adverse environmental impacts resulting from the adoption of the amendments; 2) that many of the amendments were clarifications and minor non-substantive revisions; and 3) that the substantive amendments would reduce impacts on the environment since the requirements and regulations governing development in the City would generally be strengthened, thereby further reducing any adverse impacts to adjacent properties and upon the environment.

The City Council is currently reviewing amendments to Title 17 of the Municipal Code that would establish regulations regarding the use of cargo containers on private property. The proposed amendments are intended to reduce impacts to properties within the City and the environment by protecting the aesthetic quality of the area. As such, the City Council has independently reviewed this item and determined that the proposed amendments will not result in any new significant environmental effects. Furthermore, the City Council finds the amendments to be within the scope of EA/ND No. 694 that were prepared and adopted in conjunction with the amendments to Titles 16 and 17, which were adopted on April 19, 1997 by the City Council. As a result, the City Council finds that no further environmental review is necessary other than the City Council’s adoption of this Addendum No. 13.