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CC RES 1999-008 RESOLUTION NO. 99-08 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DENYING THE APPEAL OF ANTHONY SEGRETO AND APPROVING CONDITIONAL USE PERMIT NO. 195, GRADING PERMIT NO. 1903, TENTATIVE PARCEL MAP NO. 24655, SIGN PERMIT NO. 8429 FOR A 122 UNIT ASSISTED LIVING FACILITY LOCATED AT THE INTERSECTION OF CRESTRIDGE ROAD AND CRENSHAW BOULEVARD WHEREAS, on September 23, 1996, the applicant, Marriott Senior Living Services, with the consent of the property owner (Host Marriott, Inc.) submitted an application for Conditional Use Permit No. 195, Grading Permit No. 1903, Tentative Parcel Map No. 24655, and Sign Permit No. 842, to allow the construction of a three story, 122 unit, 73,606 square foot assisted living facility, including; 68,660 cubic yards of cut and 68,660 cubic yards of fill, the subdivision of the existing Icf into two lots, landscaping and various site improvements, and a new sign on an existing vacant lot located at the northwest corner of Crestridge Road and Crenshaw Boulevard ("the Project"); 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 certified the Final Supplement to Final Environmental Impact Report No. 27 (FEIR No. 27) by the adoption of P.C. Resolution No. 98-16 and thereafter approved the Project thorough the adoption of P.C. Resolution No. 98-17; and WHEREAS, the Planning Commission's approval of the Project was timely appealed; 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 4, 1998, August 18, 1998, and January 19, 1999, at which time all interested parties were given an opportunity to be heard and present evidence; and WHEREAS, at the January 19, 1999 City Council meeting, the City Council reviewed additional information on three (3) alternatives to the Planning Commission approved project and selected one of the alternatives as the preferred alternative; and WHEREAS, pursuant to the provisions of the California Environmental Quality Resolution No. 99-08 Page 1 of 18 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 Final Supplement to Final Environmental Impact Report No. 27 (FEIR No. 27) was certified by the City Council by the adoption of Resolution No. 99--Q7 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: The proposed Tentative Parcel Map is consistent with the General Plan because the General Plan Land Use Designation for the existing 33.97 acre site is Institutional and Open Space Hazard, and the proposed subdivision of this single lot will, at this time, create one Institutional-zoned lot and one lot consisting of both Institutional and Open Space Hazard Zones. Additionally, the proposed assisted living facility is consistent with the uses permitted within the Institutional zoning district and, therefore, is consistent with the City's Zoning Ordinance, which is set forth in the Development Code, and the Institutional land use designation of the General Plan. The proposed project also is consistent with the intent of the site as described on page 197 of the General Plan, which states that, "...the Crestridge/Indian Peak area...is centrally located on the Peninsula. Institutional uses exist in the area, and the intent is to provide for complex of future such uses, rather than allowing them to scatter throughout the community, where they are sometimes incompatible with other uses". The proposed Project also is consistent with the policies set forth in the General Plan with respect to the preservation of scenic views because the Project will not cause impairment of any views from view corridors, as that phrase is used in the General Plan (pages 188-192) to address views from public viewing sites, including public lands, streets, vista points and trails. Thus, the policies in the General Plan relating to the protection of view corridors and views from locations that are available to the general public are not affected by and are not relevant to this Project. Furthermore, although there will be some impact from the Project upon views from private properties, this impact is consistent with the policies set forth in the General Plan with respect to the issue of protection of scenic views. This is so because neighboring properties still will have views over the site of the Los Angeles basin and of the distant city lights. In fact, views from some of the neighboring properties may be improved as a result of the Project because existing vegetation that currently is impairing views from certain private properties will be removed during construction of the,Project. Resolution No. 99-08 Page 2 of 18 The Project is consistent with the sixteen foot height requirement that is specified in the City's Development Code because the maximum height of the proposed institutional structure will be lower than sixteen feet, when measured from the highest existingrade of the property. Thus, the City is enforcing its current height controls 9 regarding projects in the Institutional Zone with respect to this Project. In addition, although the appellant has complained that the Project will impact views of the currently undeveloped site from neighboring properties, Section 17.02.040(x)(14) of the Rancho Palos Verdes Municipal Code provides that a view of vacant developable land is not protected; likewise, a view of this property Js not a scenic, distant view that is protected by the City's General Plan. Section 2: The design or improvement of the proposed two lot subdivision is consistent with the General Plan because the proposed subdivision is of a vacant lot and therefore, thero osed subdivision will not affect any structures on these lots, and p p the design or improvement of either vacant lot (after subdivision has occurred) is being required to meet the requirements of the Institutional land use district. Section 3: The site is physically suitable for the proposed type and density of development because of the existing large lot size and large building pad. Section 4: The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because, as analyzed in the Final EIR No. 27 and the Final Supplement thereto, this project will not cause substantial environmental damage or substantial) and avoidably injure fish or wildlife or their habitat because of the general y lack of valuable biological resources on this heavily disturbed site. Further, the remaining . acre parcel arcel will be analyzed in more detail during the environmental review of that specific project. As stated in Section 1 of this Resolution, although the p Project will have some impact upon views of the city lights from neighboring private properties, some views will be improved by virtue of the removal of existing vegetation during construction, and no distant view of the city lights will be totally eliminated by the proposed Project. Section 5: The design of the subdivision or type of improvements will not cause seriousp ublic health problems because the proposed project is for a subdivision of an existing Institutional lot into two lots. According to the geological reports for this project, the proposed project will not be impacted by the ancient prepared p J landslide adjacent to Indian Peak Drive. Additionally, no other potentially significant health impacts have been identified. Section 6: The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large for access through, or use of, Resolution No. 99-08 Page 3 of 18 property within the proposed subdivision because there are no such existing easements located on the subject property. Section 7: 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 this title or by conditions imposed under this section to integrate said use with those on adjacent land and within the neighborhood because although the Institutional district does not require a specific percentage of site open space, the percentage of open space, after subtracting the footprint, driveways and parking areas still will be 69%. Additionally, the project exceeds all required setbacks; the proposed project's front and setback is greater than other structure's setbacks located on p J Y Crestridge Road, such as Congregation Ner Tamid, Canterbury, and the Church of Latter Day Saints. Therefore, the project will appear compatible with other neighboring structures as viewed from the street right of way, and the project includes various aesthetic improvements to the site that will also be compatible with neighboring structures. Section 8: The site for the proposed use relates to streets and highways sufficient to carry the type and quantity of traffic generated by the subject use because although the proposed project will result in an increase in the amount of traffic on Crestridge Road, as the existing site is currently vacant, the traffic analysis completed for the FEIR No. 27 indicated that the 1989 approved project would not result in a significant affect on the operational characteristics of any of the nearby intersections, but that traffic will increase during construction primarily because of haul trucks exporting earth from the site. The 1989 approved project anticipated a total of 250,000 cubic yards of export. The proposed project has been reduced significantly in scope from the previously proposed project both in project size and the amount of grading, and there will be no export of earth from the site. Therefore, the traffic analysis completed for the FEIR No. 27 adequately assessed the potential impacts of the proposed project, and since the streets and highways were deemed sufficient to carry the type and quantity of traffic that would have been generated by the project that was q Y approved in 1989, it can be concluded that they are adequate to carry the traffic that will be generated by the proposed project. Section 9: In approving the subject use at the specific location, there will be no significant adverse effect on adjacent property or the permitted use thereof because with regard to views, the Institutional district allows the development of structures, without regard to view impacts, up to 16' from the highest point of existing grade to be covered by structure, as long as the structure does not exceed 20' as measured from the point where the foundation or slab meets lowest finished grade. The highest point of existing grade, where the 16' height requirement is measured from is at approximately elevation 1227.5' - meaning that a 16' high structure could be Resolution No. 99-08 Page 4 of 18 constructed up to 1243.5' by right. The proposed project is to be constructed at 35' above the proposed pad elevation of 1206.5' - meaning that the maximum height of the proposed structure would be at elevation 1241.5' -which is lower than a structure that could be constructed at 16'/20' by right. Further, although the appellant has complained that the Project will impact neighboring property-owners' views of the currently undeveloped site, Section 17.02.040(x)(14) of the Rancho Palos Verdes Municipal Code provides that a view of vacant developable land is not protected. In addition, although the Project will have some impact upon views of the city lights from neighboring private properties, no distant view of the city lights will be totally eliminated by the project, and some views from neighboring properties will be improved by virtue of the removal of existing vegetation during construction of the Project. With regard to aesthetics, the architectural style and materials of the proposed project com'ect are atible with other structures located on Crestridge Road and in the p surrounding area. With regard to parking, the proposed project includes 70 parking spaces, which is consistent with the City's Development Code that requires 1 parking space for every 4 beds in a "Convalescent home, nursing home, homes for the aged, rest homes and sanitariums"(the proposed project includes 128 beds), or for this project 32 parking spaces (128 beds : 4 beds/parking space = 32 parking spaces). Thus, the parking proposed for this Project exceeds the parking requirements set forth in the City's Development Code. Section 10: The project has been designed and conditioned through mitigation measures defined in the Final Supplement to FEIR No. 27 to incorporate requirements so that the proposed project will not cause an impact to the health, safety and general welfare of the site nor to surrounding area residents. For example, the proposed project exceeds all required setbacks, thereby reducing any impacts to neighboring lots; the approved Mitigation Monitoring Program (MMP) requires that exterior lighting be low intensity and directed downward; and potential noise impacts resulting from the construction activities and cooling tower have been mitigated through the MMP. Although the Project will have some impact upon views of the city lights from neighboring private properties, some views will be improved by virtue of the removal of existing vegetation during construction. Section 11: The proposed grading does not exceed that which is necessary for the permitted primary use of the lot, as defined in Section 17.96 of the Development Code, because given the existing and varying topography of the subject site, to construct any type of structure would cause significant amounts of grading activity. For example, as noted above, the previously approved project, although being constructed on the entire 33.97 acre site, was to include 280,000 cubic yards of cut with 250,000 Resolution No. 99-08 Page 5 of 18 cubic yards of export, while the grading for proposed project will be balanced entirely on-site (80,000 cubic yards of cut and 80,000 cubic yards of fill, which includes 44,000 cubic yards of cut and 44,000 cubic yards of fill for remedial on-site grading). The grading concept design has created a level pad that will aid in reducing potential view impacts because the pad will be graded so that the proposed structure will be constructed entirely below the maximum height of sixteen feet (16') above existing grade, which is the height limit within which a structure could be constructed by right under the Development Code. Section 12: The proposed grading and/or related construction does not significantly, adversely affect the visual relationships with, nor the views from, neighboring properties, because the proposed grading plan will lower the building pad so that the ridge of the proposed structure will be below the sixteen toot height limit above existing grade within which a structure could be constructed by right. In addition, a visual analysis has been conducted which demonstrates that although the proposed structure may somewhat impair existing views of the city basin from neighboring properties, no view will be totally eliminated, and some views from neighboring properties will be improved due to the removal of existing vegetation when the project is constructed. Section 13: The nature of the grading minimizes disturbance to the natural contours, and finished contours are reasonably natural because finished contours near the front, sides and rear of the property are similar to and will tie into the existing contours on adjacent properties. Although the proposed grading will disturb the existing natural contours in order to create a level building pad, especially towards the rear of the proposed structure where the existing topography slopes from the front of the lot up to the top of an existing small hill, the hill is being replaced by a new 2:1 slope further towards the rear property line, which will tie into the existing contours at the rear of the property. In addition, the overall proposed flat area of the site will be at an average height which is compatible with the existing contours that rise from the front of the lot to back of the lot. Section 14: The proposed grading takes into account the preservation of natural topographic features and appearances by means of land sculpturing so as to blend any man-made or manufactured slope into the natural topography because, although the existing hill located towards the rear of the property is being removed to create a level building pad, a man made slope is being created at the rear of the property that will simulate the existing hill. Additionally, as shown on the proposed Grading Plan, the existing topography is being sculpted to blend the man-made slopes at the front, sides and rear into the existing natural topography. Section 15: The proposed grading utilizes street designs and improvements to Resolution No. 99-08 Page 6 of 18 minimize grading and to harmonize the Project with the natural contours and character of the hillside because the Project will include manufactured slopes in the front, sides and rear portions of the subject lot that will blend into the natural contours and character of the existing site and neighboring properties. Section 16: The proposed grading will not cause excessive and unnecessary disturbance of natural landscape or wildlife habitat through removal of vegetation because although the proposed project grading will cause the removal of existing vegetation in order to create the level building pad, garden areas, emergency fire access road, and parking areas, a biological analysis was conducted for the subject site that concluded that the subject site does not contain any sensitive plant or wildlife habitat due to prior disturbance of the property. Additionally, the MMP includes a mitigation measure requiring the owner to landscape the periphery of the developed area with a species that provides food for wildlife so as to increase utilization of the plantings by wildlife. Section 17: The proposed grading conforms to all of the standards found within Development Code Section 17.76.040, except for the following: "(c) Except.i`or the excavation of a basement or cellar, a fill or cut shall not exceed a depth of five feet at any point except where the director or the City Council determines that unusual topography, soil conditions, previous grading or other circumstances make such grading reasonable and necessary", because the project will include a cut and fill more than five feet. However, this deviation is permitted by this approval because: (a) the rest of the grading criteria (1 through 7) have been fully satisfied; (b) the approval is consistent with the purposes set forth in Development Code Section 17.76.040 A; (c) departure from the standards of criteria No. 8 will not constitute a grant of special privileges that are inconsistent with the limitations upon other properties in the vicinity; and (d) departure from the standards of criterion No. 8 will not be detrimental to the public safety or to other property in the vicinity. Section 18: The proposed monument sign is consistent with Development Code Section 17..76.050, because: (a) not more than one sign is displayed along the street frontage; (b) the sign will not exceed twenty square feet in area; (c) the sign will not exceed eight feet in height, since a six foot (6') high sign is proposed; and (d) the sign will be placed more than five feet inside the property line. Section 19: 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. 195, Grading Permit No. 1903, Tentative Parcel Map No. 24655, and Sign Permit No. 842, thereby approving the construction of a three story, 122 unit, 74,774 square foot assisted living facility, including; 80,000 cubic yards of cut and 80,000 Resolution No. 99-08 Page 7 of 18 cubic yards of fill, the subdivision of the existing lot into two lots, landscaping and various site improvements, and a new sign, on an existing vacant lot located at the northwest corner of Crestridge Road and Crenshaw Boulevard, subject to the mitigation measures identified in certified FEIR No. 27 and the Final Supplement to said FEIR and all conditions of approval contained in Exhibit "A", attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare. Sections 20: Any interested person aggrieved by this decision must seek judicial review, if available, within the time, and in the manner, prescribed by California Code of Civil Procedure Section 1094.6. PASSED, APPROVED, and ADOPTED this 2nd day of February 19989 MAYORAoe ATTEST- - ,d w 111b�'-t J� I 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. 99-08 was duly and regularly passed and adopted by the said City Council at a regular meeting held on February 2, 199 . City Cil rk Resolution No. 99-08 Page 8 of 18 EXHIBIT "A" CONDITIONS OF APPROVAL for CONDITIONAL USE PERMIT NO. 195, GRADING PERMIT NO. 1903, TENTATIVE PARCEL MAP NO. 24655, SIGN PERMIT NO. 842 MARRIOTT LIFECARE FACILITY General 1. 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 adoption of this Resolution shall render this approval null and void. 2. All construction shall be completed in substantial conformance to the plans approved by the City Council on January 19, 1999. 3. This approval is for the subdivision of an existing 33.97 acre site into two parcels, the proposed project site of 4.57 acres, and a 29.40 acre remainder parcel not associated with the development of this proposed project. The proposed project includes the construction of an assisted living facility for senior citizens to be constructed on the 4.57 acre portion of the 33.97 acre site. Any proposed future changes to the size of the subject 4.57 acre parcel, through a Lot Line Adjustment or other subdivision process, shall I-se 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 assisted living units and 25 Alzheimer patient units), 128 beds, and associated services. The major function of thero osed facility is to provide 24-hour care to the elderly. The proposed p p three story facility is 74,744 square feet in size, with a building footprint of 27,841 square feet. Seventy parking spaces are proposed, eight of which are proposed to be covered by a 12' high carport structure. The site also will include other improvements such as landscaping, a 12' high gazebo, a fountain, concrete walkways, a 28' wide access road surrounding the proposed structure, private outdoor areas, trash enclosure, one satellite dish antennae, a sign and a loading area. An proposed future changes to the approved project shall require Y approval by the City Council through a public hearing. Resolution No. 99-08 Page 9 of 18 4. 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. 5. 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. Mitigation Measue,ci-ls 6. 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. 99- o 7, 9-o, which are incorporated herein as conditions of approval of the project. Conti*qtional Use Permit No. 195 7. 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 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. Subject to review and approval by the Director of Planning, Building and Code Enforcement, the final landscape plan shall incorporate additional (more than as currently proposed on the approved site plan) on-site pedestrian paths for recreational use of the on-site occupants. 8. The building setbacks shall not be less than 73' to the west side property line, 56' to the east property line, 93' to the northern property line, and 154' to the southern property line. However, the proposed covered parking structure may be constructed at 20' from the west side property line. 9. 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 covered parking structure, and gazebo 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 Resolution No. 99-08 Page 10 of 18 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. 10. 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". 11. The project shall have 70 parking spaces, 8 of which are to be located under the approved covered parking structure and are to be used by residents of the facility, and 9 of which shall be located to the north (rear) of the main 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. 12. The use of gardening equipment and garbage collection shall not occur between the hours of 7:00 pm and 7:00 am. The use of Leaf Blowers on the site shall be consistent with Municipal Code Section 8.16. 13. 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. 14. No gates or other devices will be constructed which limit direct access to the site. 15. 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. Resolution No. 99-08 Page 11 of 18 16. The maximum height of the cooling tower shall be 7'-10" from adjacent finished grade. The maximum height of the block wall fence surrounding the cooling tower shall be 8'-0". The block wall fence shall have a stucco finish that matches the color of the main building. 17. Prior to issuance of a Certificate of Occupancy, subject to the review and approval of the Director of Planning, Building and Code Enforcement, the covered parking structure, cooling tower screening walls, and satellite dish antenna shall be screened with landscaping. 18. Changes in operational characteristics, including but not limited to, change in unit count (122 units = 25 Alzheimer 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 35 to 50 employees may be permitted. Accessory services, such as food ser, ice, health services and transportation shall not be sold commercially to non-residents. 19. 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 exterior of the proposed structure in order to ensure safe exiting for all occupants. Gradinq Permit No. 1903 20. Grading activity shall be limited to a total of 80,000 cubic yards of cut and 80,000 cubic yards of fill. The approved grading quantities shall consist of 36,000 cubic yards of raw cut, 44,000 cubic yards of remedial cut, 36,000 cubic yards of raw fill, and 44,000 cubic yards of remedial fill. With the exception of some minor off-site grading onto the adjacent 29.40 acre parcel, grading shall be balanced on site. There shall be no export or import of earth material. 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. 21. 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. Resolution No. 99-08 Page 12 of 18 22. 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. 23. 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. 24. Foundations and floor slabs cast on expansive soils will be designed in accordance with Los Angeles County Code Section 2907-i. 25. 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. 26. 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. 27. Grading activity on the site shall occur in accordance with all applicable City safety standards. 28. Any dirt or other material deposited on the roadways from construction operations shall be removed by the applicant on a timely basis. 29. 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. 30. Slope planting shall generally consist of low ground cover to impede water flow on the surface. 31. 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. 32. All manufactured slopes shall be contour graded. 33. The use of a rock crusher is not permitted on the site. 34. 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 Resolution No. 99-08 Page 13 of 18 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 35. 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. 36. 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 appi oval. 37. Approval of this development is contingent upon the installation, dedication and use of local main line sewers. 38. If it is found that the requirements of the Plumbing Code cannot be met, no building permit will be issued for construction. 39. 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. 40. 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 41. 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 Resolution No. 99-08 Page 14 of 18 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. 42. 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. 43. 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 LLos 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. 44. 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 45. 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. 46. 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 a be determined by the Director of Public Works, which will be based on the project's share of the necessary improvements. 47. Drainage plans and necessary support documents to comply with the following requirements must be approved by the Director of Public Works prior to the a _ issuance of building permits or commencement of grading, whichever comes first: A. Provide drainage facilities to remove any flood hazard to the satisfaction Resolution No. 99-08 Page 15 of 18 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. 48. 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. 49. All drainage swales and any other on-grade drainage facilities, including gunite, shall be of an earth tone color, as deemed necessary by the Directs r- of Planning, Building and Code Enforcement. Streets 50. 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. 51. 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. Resolution No. 99-08 Page 16 of 18 D. Any raised and landscaped medians and textured surfaces shall be designed to standards as approved by the Director of Public Works. 52. 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. Tentative Parcel Map No. 24655 53. The City's filing fee for a final map shall be paid within six (6) months of approval of the tentative map. 54. The applicant shall supply the City with one mylar and one print of the recorded map. 55. The approval of the Tentative Parcel Map expires twenty-four (24) months from the date of final approval of the parcel map, unless extended per the Subdivision Map Act. Any request for extension shall be submitted to the City prior to the expiration date. 56. Within 24 months from the date of filing of the final map, the developer shall set survey monuments and tie points and furnish tie notes to the City Engineer. All lot corners shall be referenced with permanent survey markers in accordance with the Municipal Code. All boundary corners shall be referenced with permanent survey markers in accordance with the Subdivision Map Act. 57. The subject lot 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 L.A. County Fire Department. The water mains shall be of sufficient size to accommodate the total domestic and fire flows required for the land division. Domestic flow requirements shall be determined by the L.A. County Fire Department. All Fire Department requirements shall be satisfied. Resolution No. 99-08 Page 17 of 18 58. Any address numbering proposed by the subdiv;dew must b� by the City Engineer. 59. Easements shall not be granted within easements already dedicated or offered for dedication to the City, or a public utility, until after the final map is filed and recorded with the County Recorder. No easements shall be granted after recording of the final map that in any way conflict with a prior easement dedicated to the City, or any public utility. If any easements are granted before recordation of-the final map, the holder of said easement shall execute a quitclaim deed in favor of the City or any pubiic utility. 60. All utilities to and on the lots 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. 61. Prior to submitting the final map to the City Engineer for his/her examination, the applicant shall obtain clearance from all affected departments and divisions, including a clearance from the City Engineer for the following items: mathematical accuracy, signatures, etc. 62. Utility and other easements shall be subject to review and approval by the City Engineer to determine their final locations and requirements. 63. The final map shall include a dedication of a temporary construction easement to permit grading, generally in the southwesterly portion of Parcel 2 (29.40 acre parcel) to accommodate off-site grading for the proposed project located on Parcel 1 (4.57 acre parcel). Alternatively, the developer may provide to the City a deed or other document that is to be recorded with the County memorializing the location of said off site grading. Said easement or other document shall be reviewed by and in a form acceptable to the City Attorney, the City Engineer and the Director of Planning, Building and Code Enforcement. 64. No permits shall be issued until the Final Parcel Map has been recorded. Sign Permit No. 842 65. 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. I:Wo111cas\marhott.cup(1) Resolution No. 99-08 Page 18 of 18