PC RES 2002-018A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES RECOMMENDING THAT THE CITY COUNCIL
APPROVE CONDITIONAL USE PERMIT NO. 195, REVISION "A", AND
GRADING PERMIT NO. 1903, REVISION "A" (CASE NO. ZON2001-00055)
ALLOWING MODIFICATIONS TO AN APPROVED 122 UNIT ASSISTED
LIVING FACILITY, FOR PROPERTY LOCATED AT 5701 CRESTRIDGE
ROAD.
WHEREAS, On April 18, 1989, the City of Rancho Palos Verdes conditionally
approved a project to allow the construction of a mixed-use senior living facility for the
Marriott Corporation (referred to herein as the "Marriott Protect") on a 33.97 -acre lot located
on Crestridge Road. The approved project included 250 independent living units, a 100 -
bed health care facility (consisting of 50 assisted living beds and 50 skilled nursing beds)
and a 26,000 -square -foot community center building. In addition to the approval of the
protect applications (Conditional Use Permit No. 131, Variance No 182 and Grading Permit
No. 1066), the City also certified Final Environmental Impact Report (FEIR) No 27, making
certain findings and adopting a Statement of Overriding Considerations Although City
entitlements were obtained, survived legal challenge, and were extended, none of the
approved project components were constructed. Subsequently, the approved entitlements
expired in April 1995, and the project could not be developed without receiving new
entitlements; and
WHEREAS, on September 23, 1996, Marriott Senior Living Services, with the
consent of the property owner (Host Marriott, Inc ), submitted applications for Conditional
Use Permit No. 195, Grading Permit No 1903, Tentative Parcel Map No 24655, Sign
Permit No. 842, Site Plan Review No 7942, and Environmental Assessment No. 688
(referred herein as "Brighton Gardens"). On February 2, 1999, the City of Rancho Palos
Verdes conditionally approved the Brighton Gardens project for the Marriott Corporation to
allow the construction of a 122 -unit assisted living facility for seniors on a 4.57 -acre portion
of the original 33.97 -acre protect site. As part of the revised project, the City approved
Tentative Parcel Map No. 24655, allowing a land division of the 33 97 -acre lot into two lots.
The approved land division created one lot entirely within the City's designated Institutional
zoning district (the 4.57 -acre project site) and another lot partially within the Institutional
and Open Space Hazard zoning districts (the 29.4 -acre parcel). Additionally, a Supplement
to FEIR No. 27 was certified by the City for the Brighton Gardens protect These
entitlements have survived legal challenge and have been extended through February 2,
2003, and
WHEREAS, Parcel Map Number 24655 has been recorded; and
WHEREAS, on September 6, 2001, the applicant (BelmontCorp), with approval from
property owner (Marriott), submitted applications to modify Conditional Use Permit No 195
and Grading Permit No 1903, which allows the construction of a 122 unit assisted living
facility on a 4.57 -acre lot, which is located within the City's Institutional (1) zoning district
The modifications proposed consist of an increase in the structure's floor area from 74,774
square feet to 94,000 square feet; a reduction in the total length of the building along
Crestridge Road by 17 feet, an increase in the total depth of the building by 18 feet; and, an
increase in the amount of grading from 160,000 cubic yards to 163,060 cubic yards The
modified earth movement is no longer a balanced operation, because was previously
approved for the Marriott Brighton Gardens project, as it consists of 89,500 cubic yards of
cut, 73,560 cubic yards of fill and 15,940 cubic yards of export. On November 5, 2001,
staff determined that the applications to be complete, 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 Planning Commission recommended to the City Council certification of a
Supplement to Final Environmental Impact Report No. 27 (FEIR No. 27) by the adoption of
P C Resolution No 2002-17; and
WHEREAS, after notice was issued pursuant to the requirements of the Rancho
Palos Verdes Development Code, the Planning Commission held a duly noticed public
hearing on July 23, 2002, at which time all interested parties were given an opportunity to
be heard and present evidence; and
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The modifications to the Conditional Use Permit are warranted since
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 required by the
Development Code or by conditions imposed under Section 17360.050 of the Municipal
Code to integrate said use with those on adjacent land and within the neighborhood.
The subject site is a 4 57 -acre parcel, located in the Institutional (1) zone. The
Development Code requires a minimum of a 25 -foot front, and 20 -foot side and rear
setback The proposed building will beset back 153 feet from Crestridge Road (106 feet
for the porte cochere), 73 feet from the west side property line, 71 feet from the east side
property line, and 93 feet from the rear property line, all of which exceed the minimum
requirements of the Development Code Additionally, the applicant is proposing to provide
70 off street parking spaces, whereas 32 are required. The requested revisions do not
require the approval of a Variance application, inasmuch as the proposal meets all of the
Municipal Code requirements for the development of the site. As such, the site is of
adequate size and shape to accommodate the project.
Section 2: The modifications to the Conditional Use Permit are warranted since
the site for the proposed use relates to streets and highways sufficient to carry the type and
P.C. Resolution No. 2002-18
Page 2 of 20
quantity of traffic generated by the use
As part of the environmental analysis for the proposed revisions, a traffic study was
completed for the project. The traffic study concluded that no long-term impacts would
result from the proposed project. The City's standard for Level of Service (LOS) is a LOS
"D" or better The traffic study concluded that the existing streets in the vicinity of the
project, plus the traffic from the ambient growth, plus the traffic from the proposed project,
would operate at a LOS "D" or better Furthermore, the traffic study noted that the existing
volume of traffic plus the traffic from ambient growth would provide the same LOS
Therefore, the proposed project does not cause a decrease in the LOS in the vicinity of the
project site and the related streets and highways are sufficient to carry the type and
quantity of traffic generated by the use
Section 3: The modifications to the Conditional Use Permit are warranted since in
approving the subject use at the specific location, there will be no significant adverse effect
on adjacent property or the permitted use thereof
All of the adjacent parcels are located within the Institutional (1) zone, with portions of the
adjacent properties located in the Open Space Hazard (OH) zone The adjacent parcel on
the west side of the site is a religious use, whereas, the adjacent parcels on the north and
east sides of the site are currently un -improved lots As part of the previous approval for
the assisted living facility on the site, FEIR No 27 (1989) and the Supplement to FEIR No
27 (1999) were certified by the City of Rancho Palos Verdes With the certification of the
FEIR the city concluded that the project would not have any significant adverse effect on
the adjacent properties, or the permitted use thereof As part of the analysis of the
proposed modifications to the approved project, a Supplement to FEIR No 27 has been
prepared Said supplement has concluded that the proposed project will not have any
significant adverse effect on the surrounding properties
Section 4: The modifications to the Conditional Use Permit are warranted since
that the proposed use is not contrary to the general plan
The project site, like much of the surrounding area, has a General Plan Land Use
Designation of Institutional, which is implemented by the Institutional (1) zone "The
purpose of the Institutional zone is to provide for the wide range of major public and quasi -
public, institutional and auxiliary uses established in response to the health, safety,
educational, cultural and welfare needs of the city in efficient, functionally compatible and
attractively planned administrative centers, medical centers, cultural centers, educational
institutions and similar uses in conformance with the general plan" (Municipal Code Section
No 17.26 010) Furthermore, it is a policy of the General Plan (page 93) to, "Review the
location and site design of future institutional uses very carefully to ensure their
compatibility with adjacent sites "
Not only does the proposed building comply with the development standards of the
P C Resolution No 2002-18
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Municipal Code, but also the proposed use is a conditionally permitted use in the "I" zone,
thus making the proposed building and use consistent with the zoning Moreover, the
proposed project is compatible with the adjoining "I" zoned properties, as set forth in the
aforementioned General Plan policy Therefore, approval of the proposed use is not
contrary to the General Plan and this finding can be adopted
Section 5: The modifications to the Conditional Use Permit are warranted since
conditions regarding any of the requirements, which the Planning Commission finds to be
necessary to protect the health, safety and general welfare, have been imposed.
The conditions of approval, with modifications recommended by the Planning Commission,
are included in Exhibit "A" of this resolution. Furthermore, the proposed Supplement to
FEIR No. 27 includes additional mitigation measures and a updated mitigation monitoring
program incorporating all mitigation measures applicable to the project. These
modifications are necessary to bring the conditions of approval and mitigation measures in
compliance with current codes and the updated studies that were complied for this project.
These recommended conditions of approval, in conjunction with the mitigation measures
are necessary to ensure that the project does not adversely impact the public health,
safety, and welfare As such, with the recommended conditions of approval and mitigation
measures, "conditions" regarding the requirements, which are necessary to protect the
health, safety and general welfare, have been imposed
Section 6: The modified grading does not exceed that which is necessary for the
permitted primary use of the lot, as defined in Chapter 17.96 of the Municipal Code.
Chapter 17 96 of the Municipal Code defines the primary use as, "the most important
purpose for which a particular zoning district was established." Within the Institutional
zone, this means uses such as the proposed assisted living facility. The proposed primary
use on the site is a 122 unit assisted living facility, which is consistent with uses in the
Institutional (1) zone. The requested grading is needed to create a budding pad which will
contain the building, parking area, and emergency access.
Section 7: The modified grading and/or related construction do not significantly
adversely affect the visual relationships with, nor the views from, neighboring properties
In the 1999 approval of the Brighton Gardens project, it was determined that the proposed
structure would not significantly impact views or visual relationships from neighboring
properties. In fact, it was determined that some views would be improved since the larger
foliage on the property would be removed. As noted above, the proposed Belmont Village
project has the same building pad elevation, building height, and occupies approximately
the same building footprint as the Brighton Gardens project.
Additionally, the proposed project is the same height, and is located within approximately
the same building footprint, as the approved Brighton Gardens Project The highest
P C Resolution No. 2002-18
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elevation of the property, outside of the setbacks, is approximately 1,230 feet (above sea
level) Therefore, a 16 feet tall allowable building height, above the finished grade, would
extend to an elevation of 1,246 feet. The approved project, involves grading the building
pad at an elevation of 1,206 feet The 35 -foot building height will put the ridge height at an
elevation of 1,241 feet, which is unchanged by the proposed modifications. Since the
proposed building is the same height and location as what is currently approved on the
property, that the currently approved Brighton Gardens project did not cause significant
view impairment or significant adverse visual relationships with neighboring properties, and
that the building is lower than the allowable height, the proposed grading will not impact
views or visual relationships.
Section 8: The modified grading minimizes disturbances to the natural contours
and finished counters are reasonably natural
While the proposed grading will remove most of the natural contours on the site in order to
create the building pad, the proposed contours will blend into the adjoining properties
without the need for retaining walls. The finished contours will slope up from the street to
the building pad and again from the rear of the building pad to the adjoining property
Furthermore, the proposed building pad and finished contours are the same as the
approved 1999 Brighton Gardens project.
Section 9: The modified grading takes into account the preservation of natural
topographical features and appearances by means of land sculpturing so as to blend any
man-made or manufactured slope into natural topography.
The grading is proposed to create a building pad for the site. The manmade slopes are to
the rear of the property and along Crestridge Road. These slopes are 2.1 slopes, which will
simulate the existing slopes on the property and in the surrounding area Furthermore, the
building pad and slopes have been designed such that they blend into the adjoining
properties without the need for retaining walls.
Section 10: The modified grading would not cause excessive and unnecessary
disturbance of the natural landscape or wildlife habitat through removal of vegetation
The proposed grading is to create a building pad for the site. The manmade slopes are to
the rear of the property and along Crestridge Road These slopes are 2.1 slopes, which will
simulate the existing slopes on the property and in the surrounding area. Furthermore, the
building pad and slopes have been designed such that they blend into the adjoining
properties without the need for retaining walls As such, staff feels that this criterion has
been met.
Section 11: The modified grading does not conform to all of the criteria for grading
on slopes, height of cut and fill, and height of retaining walls.
P.0 Resolution No 2002-18
Page 5 of 20
The proposed grading will include an area of extreme slopes (35%), but will not include the
construction of any portion of the building over an extreme slope The proposal, however,
includes maximum cuts of 20 feet (on the northern limits of grading) and a maximum fill of
35 feet (on the southwestern corner of the property). The Municipal Code limits the heights
of cut and fill outside of the building footprint to a maximum of five feet. Since the proposed
cut and fill is greater than five feet, this criterion has not been met. Additionally, the
Municipal Code states that no finished slope greater than 35% shall be created. Inasmuch
as the proposed grading will create 2:1 (50%) slopes, this criterion has not been met
Section 12: Although the proposed project does not meet all of the criteria required
for approval of a Grading Permit, pursuant to Municipal Code Section No. 17.76.040(E)(10)
the project is approved because
a) The first eight criteria Municipal Code Section No. 17 76 404 have been satisfied.
b) The approval is consistent with the purpose of Municipal Code Section No.
17.76.040, The purpose of the chapter is to provide reasonable development of
land, ensure the maximum preservation of the scenic character of the area, ensure
that the development of properties occurs in a manner harmonious to adjoining
properties, and that the project complies with the goals and polices of the General
Plan. The proposed grading is requested in order to complete the development of
an assisted living facility while minimizing impacts to adjoining properties, including
grading down to minimize the overall building height The grading is being proposed
to create a building pad which will contain the building, parking area, and emergency
access. Furthermore, the conditions of approval and the mitigation -monitoring
program are proposed to minimize any potential impact the proposal has to
adjoining properties.
c) Departure of the standards will not constitute a special privilege with the limitations
upon other properties in the vicinity. The subject property is an up sloping lot in the
Institutional (1) zone The grading is necessary in order to create a building pad on
the property, much like other properties located within the "I" zone along Crestridge
Road
d) Departure of the standards will not be detrimental to the public safety, nor to other
property. As part of the proposed Supplement to Final Environmental Impact Report
No 27, a Geotechnical Report was prepared for the proposed project. The report
concluded that the proposed grading and subsequent development of the site would
not present a detrimental impact to public safety, or to other property. Furthermore,
the report was reviewed by the City's Geotechnical Staff, who approved the findings
of the report
Section 13: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of these proceedings, the Planning
P.C. Resolution No 2002-18
Page 6 of 20
Commission of the City of Rancho Palos Verdes hereby recommends that the City Council
approve Conditional Use Permit No. 195, Revision "A" and Grading Permit No. 1903,
Revision "A" (Case No. ZON2001-00055), thereby recommending approval of modifications
to the project including an increase in the structure's floor area from 74,774 square feet to
94,000 square feet, a reduction in the total length of the building along Crestridge Road by
17 feet, an increase in the total depth of the building by 18 feet; and, an increase in the
amount of grading from 160,000 cubic yards to 163,060 cubic yards, on an existing vacant
lot located at the north side of Crestridge Road, west of Crenshaw Boulevard, at 5701
Crestridge Road, subject to the mitigation measures identified in certified FEIR No 27, the
Supplement to said FEIR, and all conditions of approval as modified and as contained
Exhibit "A", attached hereto and made a part hereof, which are necessary to protect the
public health, safety and welfare.
Section 14: The Planning Commission action on this matter is advisory only; with
the final action on the matter being taken by the City Council at a future duly noticed public
hearing. Nonetheless, any interested person aggrieved by this decision or any portion of
this decision may appeal it to the City Council Pursuant to Sections 17.60-060,
17.76.040(H) and 17.80 070 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
August 7, 2002.
PASSED, APPROVED AND ADOPTED this 23rd day of July 2002, by the following
vote:
AYES: Cote, Lyon, Mueller, Tomblin, Chair Cartwright
NOES:
ABSTENTIONS:
ABSENT: Duran Reed, Lyon
Jo A Rod s, AICP
or I g
Dir for f Planni g, uilding and Code Enforcement; and,
SeVcrryyy'to the P ening Commission
P C Resolution No. 2002-18
Page 7 of 20
Exhibit "A"
Conditions of Approval
(Planning Commission Resolution No. 2002-18)
Conditional Use Permit No. 195, Revision "A"
Grading Permit No. 1903, Revision "A"
(Case No. ZON2001-00055)
(Bold type indicates new text added to the existing conditions of approval for the 1999
Brighton Gardens approval; while, stFikethrough type indicates deleted text from the
existing conditions of approval for the 1999 Brighton Gardens approval)
General
1 Approval of Conditional Use Permit No. 195, Revision "A" Grading Permit No.
1903, Revision "A"(Case No. ZON2001-00055) shall not be construed to mean
any waiver of applicable and appropriate zoning regulations, or any Federal,
State, County, and City laws and regulations. Unless otherwise expressly
specified, all other requirements of the City of Rancho Palos Verdes Municipal
Code shall apply.
2. Prior to the submittal of plans to building 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 of final approval by
the City Council adeption of this Resolut shall render this approval null and void.
3. All construction shall be completed in substantial conformance to the plans
approved by the City Council
4. This appFaval 66 fei: the subdivisieR of aR existing 33 97 aGFe site int -9 two paFGel4---,
the PFGposed projeGt site of 4 57 aGF86, and a 29 40 aGFe remaindeF paFGel RGt
aSSOGiated with the deVelopment of this proposed pFqeGt The pmpesed pFejeGt
iRGIudes the Mensthrur-A.ien of an assisted living faGility fOF seniGF Gitizens to be
GORstFur.ted on the 4 )f the 33 97 aGFe site- This approval is for a
122 unit assisted living facility on a 4.57 -acre parcel. Any proposed future
changes to the size of the subject 4.57 acre parcel, through a Lot Line Adjustment or
other subdivision process, shall require approval of an amendment to Conditional
Use Permit No. 195, and shall be reviewed through a public hearing by the City
Council.
The facility is approved to contain 122 units (97 98 assisted living units and 24
dementia units 25 Alzheimei: patieRt ,,.,its) 128 beds (6-2 bedroom units), and
associated services The major function of the proposed facility is to provide 24-
P C Resolution No 2002-18
Page 8 of 20
hour care to the elderly. The proposed three story facility is 94,000 7-4,744 square
feet in size, with a building footprint of 45,668 27,841 square feet (including the
center courtyard) Seventy parking spaces are proposed, eight Of w#'G# are
The site also will include
other improvements such as landscaping, three 12' high gazebos, a fountain,
concrete walkways, a 28' wide access road surrounding the proposed structure,
private outdoor areas, trash enclosure, one satellite dish antennae, a monument
sign, and a loading area. Any proposed future changes to the approved project
shall require approval by the City Council through a public hearing
5. These approvals shall expire twenty-four (24) months from the date of this action
unless application for building permits is made. Extensions of up to one year may
be granted by the City Council, if requested prior to expiration.
6 This facility shall be operated in compliance with the requirements of, and licensed
by, the State Department of Social Services Community Care Licensing Branch,
Department of Health Services and other appropriate government agencies
7 All utilities on the property shall be provided underground, including cable
television, satellite dish antenna, telephone, electrical, gas and water. All
necessary permits shall be obtained for their installation. Cable television
shall connect to the nearest trunk line at the property owner's expense.
8. Permitted hours of construction are 8:00 a.m. to 4:00 p.m. Monday through
Saturday. No work is permitted on Sundays or legal holidays.
9. The construction site, adjacent public and private properties 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.
10. The applicant shall obtain approval of a Special Use Permit for the Director of
Planning, Building, and Code Enforcement prior to locating the proposed
temporary Marketing Information Center on the site.
11 All construction shall adhere to the requirements of the California Uniform
Building Code, including but not limited to:
310.1.1 [For SFM] Special Provisions for Group R, Division 2 Occupancies.
Clients who become temporarily bedridden as defined in Health and Safety
Code Section 1569.72, as enforced by the Department of Social services, may
continue to be housed on any story in Group R, Division 2 Occupancies
P C Resolution No 2002-18
Page 9 of 20
classified as Residential -care Facilities for the Elderly (RCFE). Every
Residential -Care Facility for the Elderly (RCFE) admitting or retaining a
bedridden resident shall, within 48 hours of the resident's admission or
retention in the facility, notify the local fire authority with jurisdiction of the
estimated length of time the resident will retain his or her bedridden status in
the facility.
310.1.2 [For SFM] In Group R, Division 2 Occupancies classified as Residential
Facilities (RF), bedridden clients shall not be located above the first story.
310.1.3 [For SFM] Restraint shall not be practiced in Group R, Division 2
Occupancies.
Exception: Group R, Division 2 Occupancies which meet all the
construction requirements for a Group 1, Division 3 Occupancy.
Mitigation Measures
12. The development shall comply with all mitigation measures found in FEIR No. 27
and the Final Supplement to FEIR No. 27 as certified through Resolution No.
2002-_, : which are incorporated herein as conditions of approval of the
project.
Conditional Use Permit No. 195
13 Detailed landscape (including all planted, hardscape and fencing elements) and
irrigation plans shall be submitted for review and approval by the Director of
Planning, Building and Code Enforcement prior to issuance of any building permits
Said plans shall incorporate drought tolerant plant materials. Irrigation systems shall
be on automatic timers and shall use drip and bubbler systems where appropriate.
Hillside plant materials shall be minimal and of low maintenance and low water use
varieties Irrigation systems shall be adjusted for seasonal water needs. Particular
attention shall be paid to the plant palette in an attempt to ensure that plants will not
encroach into protected views, as defined by the Municipal Code.
The landscape plan shall include the following:
a) Hedges shall be used to screen the proposed air conditioning
condenser from Crestridge Road.
b) A three-foot tall hedge shall be planted between the south parking lot
and Crestridge Road.
P C Resolution No 2002-18
Page 10 of 20
14 The building setbacks shall not be less than 73! 78.5' to the west side property line,
W 67.5' to the east property line, 93' to the northern property line, and 454! 153'
from the building and 106' feet from the porte cochere to the southern property
line However, the pFepesed GOVEIFed paFkang StFUGtuFe Fnay be GanstFuGted at 20'
fFem the west side pr-epeFty line
15 The maximum height of the proposed facility shall not exceed 35' (elevation 1241.5,
msl) as measured from the finished pad elevation of 1206 5'. The maximum height
of the proposed GGYeFed parking stFuGtuine, and gazebos shall not exceed 12' from
the nearest adjacent finished grade. Subject to review and approval by the Director
of Planning, Building and Code Enforcement, prior to pouring of concrete for
foundations and slab, the developer shall provide certification of finished pad
elevation. Subject to review and approval by the Director of Planning, Building and
Code Enforcement, prior to installation of roof sheathing, Ridge Height Certification
shall be submitted by the developer
16. Prior to issuance of Building Permits, and subject to review and approval by the
Director of Planning, Building and Code Enforcement, the developer shall submit
plans for the proposed service area and trash enclosure to show how these areas
will be compatible with the colors and materials of the main structure. The trash
enclosure shall have a separate pedestrian access, be no higher than 6 feet high,
have solid, self-closing gates, and be integrated into the building design.
Additionally the developer shall show how the proposed trash enclosure area is
consistent with Section 17.58.030 "Requirements and Guidelines for Collecting and
Loading of Recyclable materials in Development Projects".
17 The emergency generator and transformer and transformer shall not exceed
six (6) feet in height.
18 There shall be no roof mounted mechanical equipment on the building.
19 The project shall have 70 parking spaces, which shall meet the minimum size
requirements of Municipal Code Section 17.50.040(F)(7) 8 of whiGh aFe to be
lGGated undeF the appF-eved GGveFed painking StFUGtUFe and aFe to be used by
Fesidents of the faGility, and 9 of whiGh shall ke '-^-+-,4 to the neFth (FeaF) of th
main building All employees of the facility shall utilize the twenty (20) parking
spaces on the west side of the building. Parking demand characteristics shall be
reviewed and evaluated twelve (12) months after issuance of Certificate of
Occupancy and annually thereafter and a report shall be provided to the City Council
by the operator of the facility.
20. All curbs on site, not associated with parking spaces, shall be painted red.
21. The use of gardening equipment and garbage collection shall not occur between the
P C Resolution No. 2002-18
Page 11 of 20
hours of 7-t98 5:00 pm and 7:00 am. The use of Leaf Blowers on the site shall be
consistent with Municipal Code Section 8.16.
22 Parking and security lighting shall be kept to minimum safety standards and shall
conform to City requirements within the Development Code. Fixtures shall be
shielded so that only the subject property is illuminated; there shall be no spillover
onto residential properties. A trial period of three (3) months from issuance of
Certificate of Occupancy, for assessment of exterior lighting impacts shall be
instituted. At the end of the 3 -month period, subject to review and approval by the
Director of Planning Building and Code Enforcement, the City may require additional
screening or reduction in intensity of any light which has been determined to be
excessively bright.
23 No gates or other devices shall wi4 be constructed which limit direct access to the
site
24. Subject to review and approval by the Director of Planning, Building and Code
Enforcement, all block wall fences shall be composed of a decorative material such
as slumpstone. All fences within the front twenty-five foot setback shall be a
maximum T-6" tall. All fences and screen walls on the property, which are
located outside of the front setback, shall be maximum six (6) feet tall.
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27 Changes in operational characteristics, including but not limited to, change in unit
count (122 units = 24 dementia units 25 Alzheime-F��and 98 assisted living
units), or change in bed count (128 beds), shall require approval of a major revision
to the Conditional Use Permit to be approved by the City Council through a public
hearing. Changes to the employee shift count from 34 35 to 50 employees may be
permitted. Accessory services, such as food service, health services and
transportation shall not be sold commercially to non-residents.
28. Prior to submittal of plans to the Building Department for Building Plan Check, an
Exiting Plan, complete with occupancy calculations and approved by the Fire
Department, shall be submitted for review and approval by the Director of Planning,
Building and Code Enforcement and the Building Official Depending upon the
P.0 Resolution No 2002-18
Page 12 of 20
results of the Exiting Plan, the developer may be required to modify the interior and
exterior of the proposed structure in order to ensure safe exiting for all occupants.
Grading Permit No. 1903
29. Grading activity shall be limited to a total of 89,500 cubic yards of cut and 73,560
cubic yards of fill with 15,940 cubic yards of export (total earth movement
163,060 cubic yards) 90,000 GubiG yaFds of Gut and 80,000 GUbIG yaFd6 of fill. T
approved grading quaRtities 6hall GORSiSt Of 36,000 GubiG yards of FaW Gut, 44,
GubiG yaFds Of Femedial rut, 36,000 GubiG yaFds of raw fill, and 4 4,000 Gub'G yaFd.
r-emedial filL With the exception of some minor off-site grading onto the adjacent
29.40 acre parcel, grading shall be limited to balanced on site There shall be no
expert OF IMPOFt of eaFth FnateFial. The applicant may also clean and grub the site of
existing landscaping. Any proposed changes to the grading of the project as
described above and shown on the approved plan, shall require review and approval
by the City Council through a public hearing
30 The approved haul route for the project shall be as follows: trucks may arrive
at the site from Pacific Coast Highway, via Crenshaw Boulevard, turning right
onto Crestridge Road; trucks leaving the site shall turn right onto Crestridge
Road, then turning right onto Highridge Road, then turning right onto
Hawthorne Boulevard to Pacific Coast Highway. A haul route permit shall be
obtained from the Department of Public Works prior to the issuance of
grading permits.
31. Prior to issuance of grading permits, a bond, cash deposit, or combination thereof,
shall be posted to cover costs for any geologic hazard abatement in an amount to
be determined by the Director of Public Works.
32 An as -built geological report shall be submitted for structures founded on bedrock
An as -built soils and compaction report shall be submitted for structures founded on
fill as well as for all engineered fill areas.
33 An as -graded soils and geologic report, complete with geologic map, will be
submitted for review and approval prior to issuance of a building permit.
34 Foundations and floor slabs cast on expansive soils will be designed in accordance
with Los Angeles County Code Section 2907-i
35, Foundations shall be set back from a descending slope in accordance with the Code
and will extend to such a depth as to be unaffected by any creep prone surficial soil
and/or weathered bedrock Field review is required.
36 All grading shall be monitored by a licensed engineering geologist and/or soils
P.0 Resolution No. 2002-18
Page 13 of 20
engineer in accordance with applicable provisions of the Municipal Code and the
recommendations of the Director of Public Works and/or City Engineer.
37. Grading activity on the site shall occur in accordance with all applicable City safety
standards
38 Any dirt or other material deposited on the roadways from construction operations
shall be removed by the applicant on a timely basis
39 Graded slopes shall be properly planted and maintained. Plants shall be selected
that are capable of developing deep root systems. Watering shall be done on cycles
that will promote deep rooting. Watering shall be diminished or stopped just prior to
and during the rainy season.
40 Slope planting shall generally consist of low ground cover to impede water flow on
the surface
41. To provide greater slope protection against scour and erosion, slopes shall be
covered with a jute mat to provide protection while the ground cover is being
established.
42 All manufactured slopes shall be contour graded.
43 The use of a rock crusher is not permitted on the site.
44 Prior to issuance of a Grading Permit, subject to review and approval by the City
Attorney, Director of Public Works and the Director of Planning, Building and Code
Enforcement, the developer shall provide proof that approval for off-site grading on
the adjacent parcel has been obtained from the owner(s) of the adjacent parcel.
Sewers
45. A bond, cash deposit, or combination thereof, shall be posted prior to the issuance
of grading permits, to cover costs for construction of any required sanitary sewer
system, in an amount to be determined by the Director of Public Works.
46. Prior to issuance of grading permits, the developer shall submit to the Director of
Planning, Building and Code Enforcement, a written statement from the County
Sanitation District accepting any new facility design and/or system upgrades with
regard to existing trunk line sewers. Said statement shall include any necessary
conditions of approval.
47. Approval of this development is contingent upon the installation, dedication and use
of local main line sewers
P.C. Resolution No. 2002-18
Page 14 of 20
ms`s
$ A
48 If it is found that the requirements of the Plumbing Code cannot be met, no building
permit will be issued for construction.
49 Prior to recordation of the Final Map, the final location and requirements for Sewer
Easements, if any are needed, shall be subject to review and approval by the City
Engineer and Director of Public Works.
50. Prior to the issuance of grading permits, the developer shall submit to the Director of
Public Works, a study analyzing the capacity of the existing sewer system versus
the impact from the development.
Water
51 Prior to issuance .of grading permits, the developer must submit a labor and
materials bond in addition to either:
a) An agreement and a faithful performance bond in the amount estimated by
the Director of Public Works and guaranteeing the installation of the water
system; or
b) An agreement and other evidence satisfactory to the Director of Public Works
indicating that the developer has entered into a contract with the servicing
water utility to construct the water system, as required, and has deposited
with such water utility security guaranteeing payment for the installation of
the water system
52. There shall be filed with the Director of Public Works a statement from the purveyor
indicating that the proposed water mains and any other required facilities will be
operated by the purveyor, and that under normal operating conditions, the system
will meet the needs of the development.
53. The development shall be served by adequately sized water system facilities, which
shall include fire hydrants of the size and type and location as determined by the Los
Angeles County Fire Department. The water mains shall be of sufficient size to
accommodate the total domestic and fire flows required for the development
Domestic flow requirements shall be determined by the Director of Public Works
Fire flow requirements shall be determined by the Los Angeles County Fire
Department and evidence of approval by the Los Angeles County Fire Department is
required.
54 Framing of structures shall not begin until after the Los Angeles County Fire
Department has determined that there is adequate fire fighting water and access
available to the said structures.
P C Resolution No 2002-18
Page 15 of 20
Drainage
55. Prior to issuance of grading permits, a bond, cash deposit, or combination thereof,
shall be posted to cover costs of construction in an amount to be determined by the
Director of Public Works
56. Prior to issuance of grading permits, the developer shall submit a hydrology study to
the Director of Public Works to determine any adverse impacts to existing flood
control facilities generated by this project. Should the Director of Public Works
determine that adverse impacts will result, the developer will be required to post a
cash deposit or bond or combination thereof in an amount to be determined by the
Director of Public Works, which will be based on the project's share of the necessary
improvements.
57 Drainage plans and necessary support documents to comply with the following
requirements must be approved by the Director of Public Works prior to the
issuance of building permits or commencement of grading, whichever comes first.
a) Provide drainage facilities to remove any flood hazard to the satisfaction of
the Director of Public Works and dedicate and show easements on the Final
Map.
b) Eliminate any sheet overflow and ponding.
c) Provide drainage facilities to protect the property from high velocity scouring
action
0 6 0 0 #a- -
58 Subject to the review and approval by the Director of Public Works, the developer
shall pay its fair share in upgrading the existing storm drain system in Crestridge at
Crenshaw to accommodate flow from the project site.
59. All drainage swales and any other on -grade drainage facilities, including gunite, shall
be of an earth tone color, as deemed necessary by the Director of Planning, Building
and Code Enforcement.
60. Prior to the issuance of grading permits by Building and Safety, the applicant
shall submit a Standard Urban Storm Water Mitigation Plan (SUSIVIP) to the
Director of Planning, Building, and Code Enforcement for review and
approval.
P C Resolution No. 2002-18
Page 16 of 20
Streets
61. The developer shall post an additional bond, cash deposit, letter of credit, or a
combination thereof in an amount sufficient to cover the cost of full improvement and
repairs to all facilities within the right of way of Crestridge Road, adjacent to the
development. Said improvements shall include, but are not limited to, A C. paving,
curb and gutter, sidewalk, drainage improvements, bikeways, and landscaping. The
design of such improvements shall be subject to the adopted street standards and
the approval of the Director of Public Works.
62. The proposed improvements to public streets shall be designed to the satisfaction of
the Director of Public Works, pursuant to the following specifications.
a) Sidewalks along Crestridge Road shall be concrete, and six (6) feet wide,
with a minimum of unobstructed width of 48" in all areas. The developer shall
also provide handicapped accessible curb cuts as applicable.
b) Traffic circulation signs shall be placed at all intersections and/or corners
unless modification is authorized by the Director of Public Works, and shall
meet City standards.
c) The proposed driveway shall be designed in substantially the same alignment
as shown on the approved development plans.
d) Any raised and landscaped medians and textured surfaces shall be designed
to standards as approved by the Director of Public Works
63 The contractor shall be responsible for repairs to any neighboring streets, which may
be damaged during development of the site including, but not limited to, damage
caused by trucks using the designated haul route to remove vegetation and debris
from the site Prior to issuance of grading permits, the developer shall post a bond,
cash deposit or combination thereof, in an amount sufficient to cover the costs to
repair any damage to streets and appurtenant structures as a result of this
development In addition to providing a bond or cash deposit, the developer shall for
a pavement analysis of the streets to be used as the designated haul truck route
prior to the start of construction and at completion of construction. The developer
shall provide compensation for any loss of pavement life along the designated truck
haul route as a result of this development
64 Detailed plans of the project entrance areas shall be submitted to the Public
Works Department for geometric review and to review sight distance at the
time of preparation of final grading, landscaping and street improvements
plans prior to the issuance of a grading permit.
P C Resolution No 2002-18
Page 17 of 20
65 A "Stop" sign and appropriate pavement markings shall be installed at the
project driveway.
66 Full access will be allowed to the project to include left turn out, subject to the
following:
a) Sight distance at the project entrance to be further reviewed with
respect to standard Caltrans and City of Rancho Palos Verdes sight
distance standards prior to the issuance of grading permits.
b) Traffic Flow Access and operation will be reviewed six (6) months after
the project is fully occupied.
c) Crestridge Road may be redesigned to incorporate a raised median
barrier, based on traffic conditions such as accident problems or
information obtained from Condition No. 62 (b).
67 Internal traffic signing and striping shall be implemented in conjunction with
the detailed construction plans for the project.
68 The minimum width of the driveway shall be at least 28 feet, with a flat pad of
20 -foot depth at the bottom of the driveway.
69 The driveway shall be a curb return type to facilitate ingress/egress.
70 If the nature or characteristic of the project changes, such that the ADT and
peak hour traffic volumes increase, the project's traffic access and circulation
issues shall be returned to the Traffic Committee for review.
71 Construction activity shall be restricted to the hours between 8:00 a.m. and
4 00 p.m. This recommendation is based on the restriction mobility and
reduced speeds of the loaded trucks. No vehicle staging will be allowed on
Crestridge Road prior to 8:00 a.m. Construction traffic (dirt hauling) shall use
Crenshaw southbound unloaded and Crestridge-Highridge-Hawthorne
northbound loaded.
72 The applicant shall prepare a detailed public improvement plans for submittal
to the City's Public Works Department for review and approval. This will
include a signing and striping plan for modification of markings and controls
on Crestridge Road to accommodate access requirements/restrictions and a
separate traffic control plan.
P C Resolution No 2002-18
Page 18 of 20
'rentatave PaFGel Mat) No. 24655
Note: These conditions remain applicable to the Parcel Map, but that they are being
deleted from this set of conditions because the map has been recorded.
73
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P C Resolution No 2002-18
Page 19 of 20
Sian Permit No. 842
85. One monument sign shall be permitted on the subject property as shown on the
approved Site Plan and approved Sign Plan. The sign shall be a maximum 6' above
adjacent finished grade and have a maximum sign area of 20 square feet Any
other proposed signage or changes to the approved sign will require an amendment
to the Sign Permit, to be reviewed by the Director of Planning, Building and Code
Enforcement.
P.0 Resolution No. 2002-18
Page 20 of 20
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91 PFioF to rubmittinq
the final map to the Gity ERgiReeF
fbF hisIheF eXaFFIIRati0R, the
appliGainit shall
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Sian Permit No. 842
85. One monument sign shall be permitted on the subject property as shown on the
approved Site Plan and approved Sign Plan. The sign shall be a maximum 6' above
adjacent finished grade and have a maximum sign area of 20 square feet Any
other proposed signage or changes to the approved sign will require an amendment
to the Sign Permit, to be reviewed by the Director of Planning, Building and Code
Enforcement.
P.0 Resolution No. 2002-18
Page 20 of 20
r-Wr.V:"MW&MVzMIr.r-rTIr.
Sian Permit No. 842
85. One monument sign shall be permitted on the subject property as shown on the
approved Site Plan and approved Sign Plan. The sign shall be a maximum 6' above
adjacent finished grade and have a maximum sign area of 20 square feet Any
other proposed signage or changes to the approved sign will require an amendment
to the Sign Permit, to be reviewed by the Director of Planning, Building and Code
Enforcement.
P.0 Resolution No. 2002-18
Page 20 of 20