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CC RES 1996-077RESOLUTION NO. 96-77 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES APPROVING REVISIONS TO GRADING PERMIT NO. 1541 IN CONNECTION WITH REVISION "C" TO THE OCEAN TRAILS PROJECT (VESTING TENTATIVE TRACT MAP NOS. 50666 AND 506679 TENTATIVE PARCEL MAP NOS. 20970 AND 23004 AND CONDITIONAL USE PERMIT NOS. 162 AND 163), LOCATED IN COASTAL SUBREGIONS 7 AND 8. WHEREAS, an application package was filed by the Zuckerman Building Company and Palos Verdes Land Holdings Company requesting approval of tentative parcel maps, vesting tentative tract maps, conditional use permits, a coastal permit and a grading permit to allow the construction of a Residential Planned Development of 120 single family dwelling units and for development of an 18 -hole golf course, a clubhouse and parking facilities on a 258 acre site bounded by Palos Verdes Drive South on the north, Portuguese Bend Club and Community Association on the west, the Pacific Ocean on the south and Los Angeles County Shoreline Park on the east; and, WHEREAS, a Draft Environmental Impact Report (DEIR) was prepared and circulated for 45 days from June 7, 1991 through July 22, 1991 in order to receive written comments on the adequacy of the document from responsible agencies and the public; and, WHEREAS, subsequent to the circulation of the Draft Environmental Impact Report and preparation of written responses, the applicant revised the scope of the project and reduced the number of proposed single family residences to 40 units in Vesting Tentative Tract Map No. 50666 and 43 in Vesting Tentative Tract Map No. 50667, and an 18 hole golf course with related facilities within the boundaries of both Vesting Tentative Tract Maps, and, due to the changes in the project, an Addendum to the Draft Environmental Impact Report (ADEIR) was prepared; and, WHEREAS, based on review of the Addendum to the Draft Environmental Impact Report , the City determined that the information submitted in the AEIR cited potential additional significant environmental impacts that would be caused by the revised project, and directed preparation of a Supplemental Environmental Impact Report (SEIR). The SEIR, which incorporates information and findings set forth in the Addendum to the Draft Environmental Impact Report, was prepared and circulated for 45 days from March 19, 1992 through May 41 1992, during which time all interested parties were notified of the circulation period and invited to present written comments to the information contained in the SEIR, in conformance with the requirements of the California Environmental Quality Act; and, WHEREAS, on June 1, 1992, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 92 -53, certifying Environmental Impact Report No. 36 and adopted Resolution Nos. 92 -54, 92 -55, 92 -56 and 92 -57, respectively approving Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162 and 163, Coastal Permit No. 103 and Grading Permit No. 1541 for a Residential Planned Development consisting of a total of eighty -three (83) single family dwelling units, an 18 hole public golf course and public open space on 261.4 acres in Coastal Subregion Nos. 7 and 8; and, WHEREAS, on August 12, 1992, after finding that an appeal of the City's approval of the project raised substantial issue, the California Coastal Commission denied Coastal Permit No. 103, directed the landowners to redesign the project to address the concerns raised by the Coastal Commission Staff and remanded the project back to the City of Rancho Palos Verdes for reconsideration; and, WHEREAS, on December 7, 1992, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 92 -115 approving the Addendum to Environmental Impact Report No. 36 and adopted Resolution Nos. 92 -116, 92-117,92-118 and 92 -119 approving Revisions to Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162 and 163, Coastal Permit No. 103, and Grading Permit No. 1541 in order to address concerns raised by the Coastal Commission with regard to adequate provisions for public open space, public access and habitat preservation; and, WHEREAS, on April 15, 1993, the California Coastal Commission approved Coastal Development Permit No. A -5- RPV -93 -5 (i.e. Coastal Permit No. 103), subject to additional conditions of approval; and, WHEREAS, on October 5, 1993, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 93 -89 approving a second Addendum to Environmental Impact Report No. 36 and adopted Resolution Nos. 93 -90, 93 -911 93 -92 and 93 -93 respectively re- approving Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162 and 163, and Grading Permit No. 1541 in order to comply with a Court mandate to provide affordable housing in conjunction with the project, pursuant to Government Code Section 65590; and, WHEREAS, on November 5,1993, the California Coastal Commission adopted revised and expanded findings in conjunction with the project; and, WHEREAS, on September 6, 1994, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 94 -71 approving a third Addendum to Environmental Impact Report No. 36 and Adopted Resolution Nos. 94 -72, 94 -73, 94 -749 94 -75, 94 -76 and 94 -77, respectively, approving Revision "A" to the approved Ocean Trails project, including, but not limited to, relocation of the golf course clubhouse from the area southwest of the School District property to an area north of Half Way Point, locating the golf course maintenance facility and four (4) affordable housing units southeast of the corner of Palos Verdes Drive South and Paseo Del Mar, reducing the number of single family residential lots from eighty -three (83) to seventy -five (75) and increasing the height of the golf course clubhouse from thirty (30) feet to forty -eight (48) feet; and, WHEREAS, on January 12,1995, the California Coastal Commission approved Coastal Development Permit No. A 5 -RPV 93 -005A (i.e. Coastal Permit No. 103), thereby approving its first amendment to the permit, subject to revised conditions of approval; and, WHEREAS, on September 27, 1995, the California Coastal Commission approved Coastal Development Permit No. A -5- RPV- 93 -005A (i.e. Coastal Permit No. 103), thereby approving its second amendment to the permit; and, WHEREAS, on February 1, 1996, the California Coastal Commission approved Coastal Development Permit No. A -5- RPV- 93 -005A (i.e. Coastal Permit No. 103), thereby approving its third amendment to the permit; and, WHEREAS, on March 11, 1996, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 96 -15 approving a fourth Addendum to Environmental Impact Report No. 36 and Adopted Resolution Nos. 96 -16, and 96 -17, respectively, approving Revision "B" to the approved Ocean Trails project, including, but not limited to, modifying the approved alignment of Paseo del Mar ( "A" Streetf'J" Bluff Road), revising the Conditions of Approval regarding several public trails, and relocating the golf course clubhouse approximately 80 feet to the west of its previously approved location; and, WHEREAS, on May 28, 1996, Zuckerman Building Company and Palos Verdes Land Holdings Company submitted an application package to the City of Rancho Palos Verdes requesting approval for certain revisions to the approved Ocean Trails project, including, but not limited to, relocation of two single family residential lots in Vesting Tentative Tract Map No. 50667 from the end of Street "A" to the end of Street "C ", revisions to the boundaries of open space Lots B, C, G and H, conversion the split -level lots in Vesting Tentative Tract Map No. 50667 to single -level lots, revisions to the golf course layout, revisions the public trail system, combination of parallel trails easements, construction of a paved fire access road west of the Ocean Terraces Condominiums and amendments to several Conditions of Approval and Mitigation Measures to modify the required timing for compliance; and, Resolution No. 96 -77 Page 2of5 WHEREAS, on July 11, 1996, the California Coastal Commission approved Coastal Development Permit No. A- 5- RPV- 93 -005A (i.e. Coastal Permit No. 103), thereby approving its fourth amendment to the permit, subject to revised conditions of approval; and, WHEREAS, on August 13, 1996, after notice issued pursuant to the provisions of the Development Code, the Planning Commission held a public hearing to consider draft Addendum No. 5 to Environmental Impact Report No. 36 and the proposed Revision "C" to the Ocean Trails project, at which time all interested parties were given an opportunity to be heard and present evidence. At the conclusion of the duly noticed public hearing, the Planning Commission adopted P.C. Resolution Nos. 96 -22, 96 -23, 96 -24, 96 -25, 96 -26 and 96 -27, thereby recommending approval of Addendum No. 5 to EIR No. 36 and recommending approval of the revisions to Tentative Tract Map Nos. 50666 and 50667 to the City Council, and approving revisions to Conditional Use Permit Nos. 162 and 163 and Grading Permit No. 1541; and, WHEREAS, on August 31,1996, copies of the Addendum No. 5 to Environmental Impact Report No. 36 were distributed to the City Council and prior to taking action on the proposed Revision "C" to the Ocean Trails project, the City Council independently reviewed and considered the information and findings contained in Addendum No. 5 to EIR No. 36 and revised Mitigation Monitoring Program, and determined that the documents were prepared in compliance with the requirements of the California Environmental Quality Act and local guidelines, with respect thereto; and, WHEREAS, on September 3,1996, after notice issued pursuant to the provisions of the Development Code, the City Council held a public hearing to consider draft Addendum No. 5 to Environmental Impact Report No. 36 and the proposed Revision "C" to the Ocean Trails project, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: In considering the proposed revisions to the project, the City Council has determined that the preparation of Addendum No. 5 to Environmental Impact Report No. 36 is appropriate, since the subsequent changes in the project will not result in any new significant environmental impacts which were not previously identified and analyzed in Environmental Impact Report No. 36, that the subsequent changes will not result in an increase in any previously identified significant environmental impacts, that the Addendum does not contain new information of substantial importance to the project and that only minor technical changes or additions are necessary to make Environmental Impact Report adequate under the provisions of the California Environmental Quality Act (CEQA). This is so, since the revised project will result in no significant change in the impacts identified in the previous EIR. The relocation of two single family residential lots in Vesting Tentative Tract Map No. 50667 from the end of Street "A" (Lot Nos. 34 and 35 on the previously approved plan) to the end of Street "C" (Lot Nos. 8 and 9 on the revised plan) and the revision to the golf course layout for Hole Nos. 3, 4 and 5 does not result in any new or increased impacts to the environment, since these improvements would be located in areas of the subject property that were previously identified as part of the developed and /or graded portion of the project. The reconfiguration to the boundaries of common open space Lots B, C, G and H does not result in any new or increased impacts to the environment, since the minimum required lot sizes of these lots will be maintained and there will be no net decrease in the acreage of protected habitat. The conversion of the split -level lots to single -pad lofts in Vesting Tentative Tract Map No. 50667 and the proposed changes to the maximum building heights on some of these lots does not result in any new or increased impacts to the environment, since the views of the ocean, Catalina Island and the coastline from Palos Verdes Drive South would not be adversely impacted. The proposed changes to the public trails in the project would not result in any new or increased impacts to the environment, since 1) the realignment of the public trail from the La Rotonda parking lot to the Resolution No. 96 -77 Page 3of5 Bluff Top Activity Corridor would increase the safety of the public using the lateral trail connection through the golf course to the bluff top; 2) the provision to allow shared use of certain segments of the public trail for golf carts would minimize the amount of pavement in these areas, minimize conflicts caused by crossing paths and would not diminish public enjoyment of these trails; and, 3) the combination of parallel pedestrian and bicycle trails into a single easement would not change the physical configuration of the trails once they have been constructed. The construction of a paved fire access road on the seaward side of the Ocean Terraces Condominiums does not result in any new or increased impacts to the environment, since the paved road would improve public safety by providing all- weather access to the existing fire hydrants along the south side of the condominium complex. The amendments to the Conditions of Approval and Mitigation Measures would not result in any new or increased impacts to the environment, since these changes will not alter the effectiveness of the Conditions of Approval and /or Mitigation Measures, and will act, instead, to ensure that the project are better monitored and the impacts are fully mitigated. Therefore, based on the review of Draft Addendum No. 5 to Environmental Impact Report No. 36 prepared in association with the proposed Revision "C" to the Ocean Trails project, as conditioned, the City Council finds that the project still mitigates, or reduces to the extent feasible, significant adverse effects to adjacent properties or the permitted uses thereof. In approving the revised project, the City Council finds that social, recreational, and other benefits of the project continue to outweigh any unavoidable adverse environmental impacts that may occur and that due to overriding benefits and considerations, any unavoidable adverse environmental impacts of the project are acceptable. Accordingly, the City Council recommends that the City Council incorporate, by reference, the Final EIR No. 36, the Supplemental EIR, Addenda Nos. 1, 2, 3 and 4, and Resolution No. 92 -115 (which includes, without limitation, the detailed statement of overriding considerations set forth therein). Section 2: Pursuant to Section 17.50.070 of the Development Code, the City Council, in approving the revisions to Grading Permit No. 1541, finds as follows: A. That the grading associated with the project is not excessive beyond that necessary for the permitted primary use of the property, since the grading has been limited to that necessary to (i) create the residential lots in such a fashion that development of homes on the lots will not adversely impact public and private views, (ii) construct a links -style golf course in which preservation of natural open space is maximized and (iii) make improvements to Palos Verdes Drive South which are necessary for safety reasons. In addition, grading will be balanced on the site with no export of excavated material. B. That the grading and /or construction does not significantly adversely effect the visual relationships with, nor the views from neighboring sites, since the 18 -hole golf course is designed to conform with existing topography, to the fullest extent possible, and the grading for the residential lots will lower pad elevations to preserve views from adjacent properties and visual corridors identified in the Coastal Specific Plan when viewed from Palos Verdes Drive South and adjacent properties. C. That the nature of the grading minimizes disturbance to the natural contours, and finished contours are reasonably natural, since the majority of the project site will conform with the existing gently sloping topography, with a significant portion remaining as undeveloped open space. Section 3: The mitigation measures contained in the revised Mitigation Monitoring Program attached as Exhibit "B" to Resolution No. 96 -72 are hereby incorporated by reference into the Conditions of Approval for the revisions to Grading Permit No. 1541. Section 4: For the forgoing reasons, and based on information and findings contained in the public record, including Staff Reports, Minutes, records of proceedings, and evidence presented at the public hearings, the City Council of the City of Rancho Palos Verdes hereby approves revisions to Grading Permit No. 1541, subject to: 1) the Conditions of Approval attached in Exhibit "A ", which are necessary to protect the public health, safety and general welfare; 2) the approval of revisions to Vesting Tentative Tract Map No. 50666 and Resolution No. 96 -77 Page 4of5 50667 and Conditional Use Permit Nos. 162 and 163; and, 3) approval of draft Addendum No. 5 to Environmental Impact Report No. 36. PASSED, APPROVED, and ADOPTED this 3rd day of September 1996. .ATTEST: CRY 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. 96- 77 was duly and regularly passed and adopted by the said City Council at a regular meeting held on September 3, 1996. Jo Purc I City Clerk City of cho Palos Verdes M:\USERS\CAROLYNN\WPWIN60\OCEANTR\REVC\CCGR1541.RVC Resolution No. 96 -77 Page 5of5 RESOLUTION NO. 96-77 EXHIBIT "A" GRADING PERMIT NO. 1541 - REVISION "C" CONDITIONS OF APPROVAL A. GENERAL 1. Within thirty (30) days of approval of Revision "C" to the Grading Permit, the developers shall submit, in writing, a statement that they have read, understand and agree to all the conditions or approval contained in this exhibit. B. GRADING PLAN 1. Prior to recordation of each Final Map or prior to issuance of grading permits, whichever occurs first, a final grading plan shall be approved by the Director of Public Works and City Geologist, by manual signature. This grading plan shall be based on a detailed engineering, geology and /or soils engineering report(s) and shall specifically be approved by the City Geologist and /or soils engineer and comply with all recommendations submitted by them. It shall also be consistent with the vesting tentative tract maps and conditions, as approved by the City. 2. All geologic hazards associated with this proposed development shall be eliminated or the City Geologist shall designate a Restricted Use Area on each Final Map, in which the erection of buildings or other structures shall be prohibited. 3. 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. 4. Prior to issuance of grading permits and /or recordation of the Final Map, whichever occurs first, written approval must be obtained from the owners of adjacent properties within the City where off - site grading for trails is proposed or may result. 5. A note shall be placed on the approved grading plan that requires the Director of Planning, Building and Code Enforcement's approval of rough grading prior to final clearance. The Director (or a designated staff member) shall inspect the graded sites for accuracy of pad elevations, created slope gradients, and pad size. The developer or its designee shall provide certification for all grading related matters. 6. All of the recommendations made by the Director of Public Works and City Geologist during their on -going review of the project shall be incorporated into the approved grading plans. 7. All of the recommendations of the project geologist, except as modified by the City Geologist, will be incorporated into the approved grading plan and design of any structures. 8. All natural and created slopes greater than 3:1 shall be designated as Restricted Use Areas with a note on the Final Map. 9. Prior to issuance of a building permit, an independent Geology and /or Soils Engineer's report on the expansive properties of soils on all building sites shall be submitted to and approved by the City Geologist in conformance with accepted City practice. Such soils are defined by Building Code Section 2904(b). 10. Prior to issuance of a building permit, an as- graded soils and geologic report(s), complete with geologic map shall be submitted for review and approval by the City Geologist in conformance with accepted City practice. 11. Prior to issuance of a building permit, an as -built geological report(s) for structures founded on bed rock and an as -built soils and compaction report for structures founded on fill and all engineered fill areas shall be submitted for review and approval by the City Geologist in conformance with accepted City practice. 12. Foundations and floor slabs cast on expansive soils shall be designed in accordance with Los Angeles County Code Section 2907 -i. 13. All grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining Walls," and Chapter 70, "Excavation and Grading" of the Uniform Building Code. 14. Unless otherwise provided in these conditions of approval or permitted by the Director of Planning, Building and Code Enforcement, the project shall comply with all appropriate provisions of the City's grading ordinance (Chapter 17.50 Grading). 15. All grading shall be balanced on -site. However, should earth, rock or other material be required to be hauled from the project site, a revision to the grading permit, pursuant to requirements of the Development Code, shall be obtained. 16. No construction of permanent structures shall be allowed closer than twenty -five (25) feet landward of the Coastal Setback Zone (except for structures associated with public amenities or unless allowed by another project condition of approval). Grading within the Coastal Setback Zone shall be limited to that required for construction of approved trails, parks, vista points, and golf course holes, as indicated on the approved site plans. 17. Where feasible, and subject to the review and approval of the Director of Planning, Building and Code Enforcement all graded slopes shall be "landform" graded so as to closely reflect naturally occurring topographic contours. Slope gradients shall be natural and no abrupt changes between natural and graded slopes shall be permitted. 18. All proposed retaining walls to be constructed shall be subject to review by the Director of Planning, Building and Code Enforcement with subsequent review by the Planning Commission, if required, for review and approval pursuant to Section 17.50 of the Rancho Palos Verdes Development Code. 19. No created slopes within the tract shall exceed 2:1, unless approved by the Director of Planning, Building and Code Enforcement. 20. Prior to the Issuance of grading permits, or prior to recordation of a Final Tract Map, whichever occurs first, the developer shall submit an Storm Water Pollution Prevention Plan. The post - construction Storm Water Pollution Prevention Plan shall be reviewed and approved by the Planning Commission. The Storm Water Pollution Prevention Plan shall incorporate by detail or reference appropriate post- construction Best Management Practices (BMPs) to: a. Implement, to the maximum extent practicable, requirements established by appropriate governmental agencies under CEQA, Section 404 of the Clean Water Act, local ordinances and other legal authorities intended to minimize impacts from storm water runoff on the biological integrity of natural drainage systems and water bodies; b. Maximize to the maximum extent practicable, the percentage of permeable surfaces to allow more percolation of storm water into the ground; Resolution No. 96 -77 Exhibit "A ": Grading Permit No. 1541 Page 2 of 4 C. Minimize, to the maximum extent practicable, the amount of storm water directed to impermeable areas; d. Minimize, to the maximum extent practicable; parking lot pollution through the use of appropriate BMPs, such as retention, infiltration and good housekeeping. e. Establish reasonable limits on the clearing of vegetation from the project site including, but not limited to, regulation of the length of time during which soil may be exposed and, in certain sensitive cases, the prohibition of bare soil,; and f. Provide for appropriate permanent controls to reduce storm water pollutant load produced by the development site to the maximum extent practicable. Further, the Storm Water Pollution Prevention Plan shall contain requirements to be adhered to during project construction. The pre- construction Storm Water Pollution Prevention Plan shall be reviewed an approved by the Director of Public Works. These practices include: a. Include erosion and sediment control practices; b. Address multiple construction activity related pollutants; C. Focus on BMPs such as source minimization, education, good housekeeping, good waste management, and good site planning; d. Target construction areas and activities with the potential to generate significant pollutant loads; e. Require retention on the site, to the maximum extent practicable, of sediment, construction waste, and other pollutants from construction activity; f. Require, to the maximum extent practicable, management of excavated soil on site to minimize the amount of sediment that escapes to streets, drainage facilities, or adjoining properties; g. Require, to the maximum extent practicable, use of structural drainage controls to minimize the escape of sediment and other pollutants from the site. h. Require, to the maximum extent practicable, containment of runoff from equipment and vehicle washing at construction sites, unless treated to remove sediments and pollutants. C. CONSTRUCTION PLAN 1. Prior to the issuance of grading permits, a construction plan shall be submitted to the Director of Planning, Building and Code Enforcement for review and approval. Said plan shall include, but not be limited to a phasing plan, limits of grading, estimated length of time for rough grading and construction of improvements, location of construction trailers, construction signs and equipment storage areas and the location and type of temporary utilities. 2. Prior to the issuance of grading permits and /or building permits, a program to control and prevent dust and windblown earth problems shall be submitted to the Director of Planning, Building and Code Enforcement for review and approval. Methods may include, but shall not be limited to, on- site watering and vegetative planting. Resolution No. 96 -77 Exhibit "A ": Grading Permit No. 1541 Page 3 of 4 3. As part of the control plan required in Condition C.2, if feasible, the water used to control fugitive dust shall not be taken from primary potable water sources. Instead, the developer shall explore other options such as using reclaimed "grey water" or other non - potable water to control dust on the site during construction, subject to the review and approval of the Director of Planning, Building and Code Enforcement and the Los Angeles County Health Department. 4. The hours of operation for grading and construction activities shall be limited from Monday to Friday, 7:00 a.m. to 7:00 p.m. and Saturday, 7:00 a.m. to 5:00 p.m. No grading or construction activities shall be conducted on Sunday or legal holidays recognized by the City. No on -site maintenance of equipment or vehicles shall be permitted before or after the hours indicated. No truck or construction vehicle queuing shall occur before 7:00 a.m. 5. Flagmen shall be used during all construction activities, as required by the Director of Public Works. 6. The use of a rock crusher on the site is prohibited. 7. Noncompliance with the above construction and /or grading restrictions (Conditions C.1 through C.6) shall be grounds for the City to stop work immediately on the property. D. GRADING /CONSTRUCTION ACTIVITY 1. 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. 2. All grading activity on the site shall occur in accordance with all applicable City safety standards. 3. Areas of the site that are not to be disturbed during grading or construction, or that are to be protected in accordance with the mitigation monitoring program established in Environmental Impact Report No. 36, shall be temporarily fenced during construction, subject to the review and approval of the Director of Planning, Building and Code Enforcement. 4. All graded slopes shall be properly planted and maintained. Within ninety (90) days of being graded, all open space /slope areas and all areas that will remain undeveloped shall be hydroseeded and /or planted. Plants shall be selected that are drought tolerant, capable of developing deep root systems and shall generally consist of low ground cover to impede water flow on the surface. Watering for establishment of said plant material shall be done in cycles that will promote deep rooting. Watering shall be diminished or stopped just prior to and during the rainy season or upon establishment of the plant material, whichever occurs first. To provide greater slope protection against scour and erosion, all graded slopes shall be covered with a jute mat to provide protection while the ground cover is being established. If appropriate, the Director of Planning, Building and Code Enforcement may approve an alternative material or method to control erosion. M:\ USERS\ CAROLYNN\ WPWIN60 \OCEANTR \REVC \CCG1541.RVC Resolution No. 96 -77 Exhibit "A ": Grading Permit No. 1541 Page 4 of 4