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CC RES 2002-069 RESOLUTION NO. 2002-69 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES APPROVING 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 C RESTRI DG E 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 Project")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 project 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 project 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 project. 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 (I) 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, as was previously approved for the Marriott Brighton Gardens project, because 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 deemed that the applications to be complete; and WHEREAS, pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission of the City of Rancho Palos Verdes held a duly noticed public hearing on July 23, 2002, at which the Planning Commission recommended certification of the Supplemental Environmental Impact Report by adoption of P.C. Resolution No. 2002-17, and approval of Conditional Use Permit No. 195, Revision"A"and Grading Permit No. 1903, Revision "A" by the adoption of P.C. Resolution No. 2002-18; 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 Council certified a Supplement to Final Environmental Impact Report No. 27 (FEIR No. 27) by the adoption of Resolution No. 2002-68; and WHEREAS, after notice was issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the City Council held,a duly noticed public hearing on August 28, 2002, at which time all interested parties were given an opportunity to be heard and present evidence; and NOW, THEREFORE, THE CITY COUNCIL 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 17.60.050 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 (I) zone. The Development Code requires a minimum of a 25-foot front, and 20-foot side and rear setback. The proposed building will be set back 153 feet from Crestridge Road (106 feet for the porte cochere), 78.5 feet from the west side property line, 67.5 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. Resolution No. 2002-69 Page 2 of 18 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 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 (I) 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 (I) 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." Resolution No. 2002-69 Page 3 of 18 Not only does the proposed building comply with the development standards of the 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 City Council finds to be necessary to protect the health, safety and general welfare, have been imposed. The conditions of approval 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 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 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 (I) zone. The requested grading is needed to create a building 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, and that some views would be improved since the larger foliage on the property would be removed. Additionally, the proposed project is the same height, and is located within approximately the same building footprint, and has the same building pad elevation as the approved Brighton Gardens Project. The highest elevation of the property, outside of the setbacks, is approximately 1,230 feet (above sea level). Therefore, a 16 feet tall allowable building Resolution No. 2002-69 Page 4 of 18 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. The proposed building is the same height and location as what is currently approved on the property, and the currently approved Brighton Gardens project did not cause significant view impairment or significant adverse visual relationships with neighboring properties. Further, the building is lower than the allowable height. Therefore, 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, the City Council finds 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. 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 Resolution No. 2002 -69 Page 5 of 18 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 from 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 concurred with the findings of said report. Section 13: The time within which the judicial review of the decision reflected in this Resolution, if available, must be sought is governed by Section 1094.6 of the California Code of Civil Procedure and other applicable short periods of limitation. Section 14: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of these proceedings, the City Council of the City of Rancho Palos Verdes hereby approves Conditional Use Permit No. Resolution No. 2002 -69 Page 6 of 18 195, Revision "A"and Grading Permit No. 1903, Revision"A"(Case No.ZON2001-00055), thereby approving the 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. PASSED, APPROVED, AND ADOPTED this 28th day of August 2002. a , , r- of, fly- 6 May. ATTEST: � _g / /./4 I / / 1 City Clerk State of California ) County of Los Angeles ) ss City of Rancho Palos Verdes ) I, JO PURCELL, City Clerk of the City of Rancho Palos Verdes, hereby certify that the above Resolution No. 2002-69 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on August 28, 2002. t i : ,, / i 0 City Clerk Resolution No. 2002-69 Page 7 of 18 Exhibit "A" Conditions of Approval (Resolution No. 2002-69) Conditional Use Permit No. 195, Revision "A" Grading Permit No. 1903, Revision "A" (Case No. ZON2001-00055) 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 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 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 (98 assisted living units and 24 dementia units), 128 beds (6-2 bedroom units), and associated services. The major function of the proposed facility is to provide 24-hour care to the elderly. The proposed three-story facility is 94,000 square feet in size,with a building footprint of 45,668 square feet (including the center courtyard). Seventy parking spaces are proposed. The site also will include other improvements such as landscaping, 12' high gazebos, 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. Resolution No. 2002-69 Page 8 of 18 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 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 I, Division 3 Occupancy. Resolution No. 2002-69 Page 9 of 18 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. 2002-68, which are incorporated herein as conditions of approval of the project. Conditional Use Permit No. 195 13. Six (6) months after the issuance of the Certificate of Occupancy, the City Council shall review the Conditions of Approval contained herein at a duly noticed public hearing. As part of said review, the City Council shall assess the applicant's compliance with the conditions of approval and the adequacy of the conditions imposed. At that time, the City Council may add, delete or modify any conditions of approval as evidence presented at the hearing demonstrates are necessary and appropriate to address impacts resulting from operation of the project. Said modifications shall not result in substantial changes to the design of the structures or to the ancillary structures. Notice of said review hearing shall be published and provided to owners of property within a 500' radius of the site,to persons requesting notice, to all affected homeowners associations, and to the property owner in accordance the Rancho Palos Verdes Municipal Code(RPVMC). As part of the six- month review, the City Council shall consider the parking conditions, circulation patterns (pedestrian, bicycle, and vehicular), lighting, landscaping, and noise. The Council may also consider other concerns raised by the Council, Planning Commission, Traffic Committee and/or interested parties. The City Council may require such subsequent additional reviews, as the City Council deems appropriate. This provision shall not be construed as a limitation on the City's ability to enforce any provision of the RPVMC regarding this project. 14. 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 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. Resolution No. 2002-69 Page 10 of 18 15. The building setbacks shall not be less than 78.5' to the west side property line, 67.5' to the east property line, 93' to the northern property line, and 153' from the building and 106'.feet from the porte cochere to the southern property line. 16. 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 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. 17. 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". 18. The trash enclosure, electrical transformer, and emergency generator shall be relocated, subject to the review and approval by the Director of Planning, Building, and Code Enforcement, so as not to be adjacent to the windows in the east wall of the Congregation Ner Tamid building. 19. The electrical transformer shall be soundproofed or enclosed to reduce noise that will adversely affect adjacent properties, subject to the review and approval of the Director of Planning, Building, and Code Enforcement. 20. The emergency generator and electrical transformer shall not exceed six(6)feet in height. 21. There shall be no roof mounted mechanical equipment on the building. 22. The project shall have 70 parking spaces, which shall meet the minimum size requirements of Municipal Code Section 17.50.040(F)(7). 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. Resolution No. 2002-69 Page 11 of 18 23. An area of the site shall be reserved so that it can be redesigned to accommodate additional employee parking, if required in the future by the City. 24. The operator of the project shall provide shuttle service, to the nearest bus stop, for employees who use the bus to travel to and from work. 25. All curbs on site, not associated with parking spaces, shall be painted red. 26. The use of gardening equipment and garbage collection shall not occur between the hours of 5:00 pm and 7:00 am. The use of Leaf Blowers on the site shall be consistent with Municipal Code Section 8.16. 27. 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. 28. No gates or other devices shall be constructed which limit direct access to the site. 29. 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 3'-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, as measured from the lowest adjacent finished grade. 30. Changes in operational characteristics, including but not limited to, change in unit count (122 units = 24 dementia units 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 to 50 employees may be permitted. Accessory services, such as food service, health services and transportation shall not be sold commercially to non-residents. 31. 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 results of the Exiting Plan, the developer may be required to modify the interior and Resolution No. 2002-69 Page 12 of 18 exterior of the proposed structure in order to ensure safe exiting for all occupants. Grading Permit No. 1903 32. 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). With the exception of some minor off-site grading onto the adjacent 29.40-acre parcel, grading shall be limited to on site. 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. 33. 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. 34. 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. 35. 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. 36. 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. 37. Foundations and floor slabs cast on expansive soils will be designed in accordance with Los Angeles County Code Section 2907-i. 38. 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. 39. All grading shall be monitored by a licensed engineering geologist and/or soils engineer in accordance with applicable provisions of the Municipal Code and the recommendations of the Director of Public Works and/or City Engineer. 40. Grading activity on the site shall occur in accordance with all applicable City safety standards. 41. Any dirt or other material deposited on the roadways from construction operations Resolution No. 2002-69 Page 13 of 18 shall be removed by the applicant on a timely basis. 42. 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. 43. Slope planting shall generally consist of low ground cover to impede water flow on the surface. 44. 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. 45. All manufactured slopes shall be contour graded. 46. The use of a rock crusher is not permitted on the site. 47. 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 48. 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. 49. 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. 50. Approval of this development is contingent upon the installation, dedication and use of local main line sewers. 51. If it is found that the requirements of the Plumbing Code cannot be met, no building permit will be issued for construction. 52. 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. Resolution No. 2002-69 Page 14 of 18 53. 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 54. 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. 55. 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. 56. 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. 57. 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. Drainage 58. 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. 59. 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 Resolution No. 2002-69 Page 15 of 18 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. 60. 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. d) Provide for contributory drainage from adjoining properties. 61. 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. 62. 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. 63. Prior to the issuance of grading permits by Building and Safety, the applicant shall submit a Standard Urban Storm Water Mitigation Plan (SUSMP) to the Director of Planning, Building, and Code Enforcement for review and approval. Streets 64. 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. 65. The proposed improvements to public streets shall be designed to the satisfaction of the Director of Public Works, pursuant to the following specifications: Resolution No. 2002-69 Page 16 of 18 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. 66. 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. 67. 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. 68. A "Stop" sign and appropriate pavement markings shall be installed at the project driveway. 69. 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. Resolution No. 2002-69 Page 17 of 18 c) Crestridge Road may be redesigned to incorporate a raised median barrier, based on traffic conditions such as accident problems or information as may be identified through implementation of"Part B" of this condition. 70. Internal traffic signing and striping shall be implemented in conjunction with the detailed construction plans for the project. 71. 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. 72. The driveway shall be a curb return type to facilitate ingress/egress. 73. 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. 74. 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. 75. 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. Sign Permit No. 842 76. 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. Resolution No. 2002-69 Page 18 of 18