CC RES 1993-042RESOLUTION NO. 93 -42
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING THE APPEAL OF
CONDITIONAL USE PERMIT NO. 92- REVISION "D" AND
GRADING PERMIT NO. 1485 THEREBY OVERTURNING THE
PLANNING COMMISSION'S DENIAL OF AN
EDUCATION /CONFERENCE CENTER AT 30840 HAWTHORNE
BOULEVARD.
WHEREAS, the Salvation Army requested approval of a
Conditional Use Permit, Variance and Grading Permit to allow
construction of an Education /Conference Center (hereon referred to
as the ECC) , consisting of conference /meeting room space and 55
guest units, on a specified 7 acre portion of the 42-acre Salvation
Army Western Territorial Headquarters facility; and
WHEREAS, a Draft Program Environmental Impact Report was
prepared and circulated in accordance with the State of California
Environmental Quality Act, which analyzed the environmental impacts
of the proposed ECC within the context of a 15 -year master plan
build -out of the Salvation Army facility; and
WHEREAS, the Planning Commission held a duly noticed public
hearing on the environmental review of the project on March 24,
1992 and adopted P.C. Resolution No. 92 -72 on November 10, 1992
certifying Final Environmental Impact Report No. 37; and
WHEREAS, the Planning Commission held duly noticed public
hearings on the project applications on July 14, 1992, August 20,
1992, October 20, 19 9 2 , October 27, 19 9 2 , and November 10, 1992, at
which time all interested parties were given an opportunity to be
heard and present evidence and adopted P.C. Resolution No. 92-76 on
December 8, 1992 denying the proposed ECC project; and
WHEREAS, on December 18, 1992, the Salvation Army appealed the
Planning Commission's denial of the project applications to the
City Council within the fifteen (15) day appeal period; and
WHEREAS, the City Council held duly noticed public hearings on
the project appeal on March 2, 1993, April 6, 1993, and April 20,
1993, 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 approving the appeal and overturning the
Planning Commission's denial of the project applications, the City
Council finds as follows:
A. That the Planning Commission's concerns with respect to
the height and mass of the guest facility portion of the ECC have
been mitigated by the applicant's subsequent re- design of the ECC,
as the overall height of the ECC has been reduced from 42 to 30
feet and the number of building floors has been reduced from four
to three.
B. That since the overall
a maximum of 30 feet., as measu:
foundation meets the ground to
in accordance with the height
described in Development Code
Variance Application No. 270 is
of the proposed project.
building height has been reduced to
red from the point where the lowest
the highest point of the building,
limit for Institutional buildings
Section 17.28. 030 (B) , approval of
no longer necessary for development
C. That-the Planning Commission's concerns with respect to
the design and visibility of the project's vehicular access roadway
and earthen berm along Palos Verdes Drive South have been mitigated
by the applicant as 1) the height of the earthen berm has been
reduced to a level obstructing the view of parked cars in the ECC
parking area, but not obstructing views of the upper portions of
the ECC; as viewed from Palos Verdes Drive South, 2 ) a crib wall or
retaining wall buttress will not be necessary along Palos Verdes
Drive South, 3) finished contours will reasonably blend with
existing contours of the slope and 4 ) the access road ' support slope
and berm will be adequately landscaped.
Section 2e Pursuant to Section 17.56.060 of the City's
Development Code, the City Council, in granting the Conditional Use
Permit, finds as follows:
A. That the proposed ECC is specifically permitted in the
Institutional Zoning district, as defined in Section 17.28.020 of
the City's Development Codes
B. That given the adjacent land uses described in the project
EIR and the project's specific location and design, as conditioned
herein, the 42 -acre site is adequate in size and configuration to
accommodate the proposed project and the project complies, or is
conditioned to be consistent with, the development standards
contained in Development Code Section 17.28.030,
C. That both Crestmont Lane (a two way road connection) and
Palos Verdes Drive South (a fully improved street) are designed to
carry the type and quantity of traffic that would be generated by
the proposed ECC project, as conditioned herein.
Resolution No. 93 - 42
Page 2 of 4
D. That the proposed project, as conditioned herein mitigates
or reduces significant adverse effects to the adjacent properties
or the permitted uses thereof. Further, the City Council does
hereby declare that (Program) Environmental Impact Report No. 37
was certified by the Planning Commission per P.C. Resolution No.
92 -72 in compliance with City and State CEQA guidelines and that
the City Council reviewed and considered the content of the Program
EIR in reaching its decision on the subject applications.
E. That the mitigation measures discussed in the DEIR and
FEIR will, when implemented, mitigate, or substantially reduce all
but six significant impacts. Specifically, significant
environmental effects will remain in the following areas: 1)
aesthetics (loss of open space, 2) view impact, 3) cumulative
impacts to water service (in consideration of current drought
conditions) , 4 ) cumulative impacts to air quality, 5 ) fire service,
6) solid waste service. Although it is not possible to entirely
eliminate these impacts, the City Council finds that any
unavoidable adverse environmental impacts of the project are
acceptable pursuant to the statement of overriding considerations
contained in Exhibit "B" of P.C. Resolution No. 92 -72, and is
incorporated herein, and made part of this resolution, by
reference, pursuant to the California Environmental Quality Act.
F. That the subject use, which is institutional /educational
in character, is in conformity with the General Plan, which
designates the site as appropriate for Institutional (educational)
land uses. Furthermore, the agricultural activity area which
existed on the site and is identified in the City's General Plan as
an agricultural activity area, will not be impacted by the proposed
project, as the agricultural activity was discontinued on the site
approximately one year ago.
Section 3: Pursuant to Section 17.50.070 of the Development
Code, the City Council in approving the Grading Permit finds as
follows:
A. That the grading for development of the ECC, access road
and earthen berm is not excessive beyond that necessary for the
permitted primary use of the property, since the grading will be
balanced on site with no export of excavated material.
B. That the grading and /or construction does not
significantly adversely affect the visual relationships with, nor
the views from, neighboring sites since the grading will 1) allow
the proposed ECC to be set down into the existing slope which
minimizes the visual impact and preserves view corridors from
upslope residential properties and adjacent Pt. Vicente Park and
Resolution No. 93 - 42
Page 3 of 4
2) the earthen berm will screen both the elevated parking lot and
lower portions of the ECC structure from Palos Verdes Drive South.
In addition, the reduction in building height further minimizes the
visual impact to the surrounding areas.
C. The nature of the grading minimizes disturbance to the
natural features since no grading activity will occur in the
extreme slope areas of the project site and the development of the
ECC will substantially maintain the existing sloping topography of
the site.
Section 4: For the foregoing reasons and based on
information and findings included in the Certified Program
Environmental Impact Report, Staff Reports, minutes, records of
proceedings, and evidence presented at the public hearings, the
City Council of the City of Rancho Palos Verdes hereby upholds the
appeal, thereby approving Conditional Use Permit No. 92- Revision
"D ", and Grading Permit No. 1485 subject to the conditions of
approval contained in the attached Exhibit "A ", which include
applicable mitigation measures as identified in the Program EIR and
which are necessary to protect the public health, safety, and
general welfare*
PASSED, APPROVED AND ADOPTED this 18th day of May, 1993.
ATTEST:
COUNTY OF LOS ANGELES
CITY OF RANCHO PALOS
VERDES
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I, Jo Purcell, City Clerk of the City of Rancho Palos Verdes,
hereby certify that the above Resolution No. 93 -42 was duly and
regularly passed and adopted by the said City Council at a regular
meeting held on May 18, 19934D
Vhr#2 ccresol. sal)
CITY CLER., CI 12Y OF RANCHO PALOS VERDES
A
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Resolution No. 93 - 42
Page 4 of 4
CONDITIONAL USE PERMIT NO. 92- REVISION "D ", GRADING NO, 1485
SALVATION ARMY EDUCATION /CONFERENCE CENTER
A. GENERAL
1. Within thirty (30) days of adoption of the Resolution
approving Conditional Use Permit No. 92 - Revision "D" and
Grading Application No. 1485, the applicant shall submit, in
writing, a statement that its representative has read,
understands and accepts all conditions of approval contained
in this exhibit.
2. This approval is only for the development of the
Education /Conference Center. Any major revisions to the
Education /Conference Center or any future development of new
structures or facilities shall require approval of a revision
to Conditional Use Permit No. 92 by the Planning Commission
and shall require a new and separate environmental review.
3. All project development on the site shall conform to the
specific standards contained in these conditions of approval,
or if not addressed herein, the Institutional development
standards of the Development Code.
4, The applicant shall participate in, and pay any fees required
by, any City Public Art Program adopted by the City Council.
A proposal shall be submitted prior to issuance of grading
permits.
5. The applicant shall participate in a proportionate share of
any City Housing Element Program (s) in place at the time that
the first Certificate of Occupancy is issued for the
Education /Conference Center. The determination of the
applicant's fair share shall be determined by the appropriate
individual or entity, in accordance with such housing program
and with appeal rights.
6. If construction of the Education /Conference Center has not
been initiated (Building Permits obtained) within two years or
if construction has not been completed to the point of
foundation inspection for the Education /Conference Center
within two years of building permit issuance, approval of
project applications shall expire and be of no further effect,
unless, prior to expiration, a written request for extension
is filed with the Department of Environmental Services and
approved by the Planning Commission. Otherwise, a new
Conditional Use Permit Revision must be approved prior to
further development.
Exhibit "A"
Resolution No, 93 -42
Page 1 of 17
7. In compliance with California Department of Fish and Game Code
Section 711.4, the developer shall submit to the City, a
cashier's check payable to the county recorder in the amount
of $850 for a filing fee, and a cashier's check in the amount
of $25 for documentary handling fee within 48 hours of City
adoption of this resolution. The applicant shall also pay any
fine imposed by the Department of Fish and Game, if required.
8. The conditions of approval contained in this exhibit shall
constitute the Mitigation Monitoring Plan, as required under
Section 21081.6 of the Public Resources Code, The Mitigation
Monitoring Plan has been developed to monitor the conditions
of approval and applicable mitigation measures outlined in
Program Environmental Report No. 37 for the approved
Education/ Conference Center. The Mitigation Monitoring Plan
shall be overseen by the City of Rancho Palos Verdes. All
costs associated with implementing the Mitigation Monitoring
Plan including, but not limited to, the hiring of an
environmental monitor as a consultant to the City, shall be
the responsibility of the Salvation Army.
9. All signage shall be subject to the Development Code standards
contained in Chapter 17.52. All signage shall be subject to
a separate sign permit and subsequent approval from the
Director of Environmental Services or Planning Commission.
Be EDUCATIONZCONFERENCE CENTER
11 The Education /Conference Center shall be stepped with the
slope with a maximum of three building levels. The maximum
height of the Education Conference Center shall be as follows:
a. No portion of the Guest Facility shall exceed 30 feet, as
measured from adjacent finished grade to the highest
point of the building.
b . No portion of the Guest Facility shall exceed 30 feet, as
measured from the point where the lowest foundation meets
finished grade to the highest point of the building.
C, No portion of the Conference Facility shall exceed 30
feet, as measured from adjacent finished grade to the
highest point of the building.
d. No portion of the Conference Facility shall exceed 30
feet, as measured from the point where the lowest
foundation meets finished grade to the highest point of
the building.
Exhibit "All
Resolution No. 93 -42
Page 2 of 17
2. The applicant shall construct a contoured earthen berm along
the southern edge of the parcel, adjacent and parallel to
Palos Verdes Drive South. The earthen berm shall be designed
and constructed so that the Education /Conference Center
parking lot and all vehicles that may park in the parking lot,
are adequately screened from the Palos Verdes Drive South
public right -of -way. A Certificate of Occupancy for the
Education /Conference Center will not be issued until the
applicant has satisfied the Director of Environmental Services
that the earthen berm adequately screens the parking lot and
vehicles in the parking lot from Palos Verdes Drive South, as
described above.
39 As part of the landscaping plan required in condition K1, the
applicant shall submit a landscaping plan for review and
approval by the Director of Environmental Services for the
earthen berm area described in condition B2 above. The
foliage and plantings for the berm area shall be of moderate
density and height and to the extent possible, native
vegetation and drought tolerant species shall be used. A
Certificate of Occupancy for the Education Conference Center
will not be issued until the applicant has satisfied the
Director of Environmental Services that the earthen berm area
is adequately landscaped.
4. As a part of the landscaping plan required in condition K1,
the applicant shall submit a landscaping plan for review and
approval by the Director of Environmental Services indicating
roof treatments for the Education /Conference Center roof.
Foliage and plantings shall be used to screen and soften the
view of the roof from nearby upslope residences. A
Certificate of Occupancy for the Education /Conference Center
will not be issued until the applicant has satisfied the
Director of Environmental Services that the roof of the
Education /Conference Center is adequately screened from
upslope properties.
5. Roof equipment, including but not limited to the elevator
shaft, parapet walls, vents, exhaust fans and skylights, shall
not extend more than 3 feet above the roof line of the
Education / Conference Center. The location and design of all
roof equipment shall be subject to the review and approval of
the Director of Environmental Services.
Exhibit "A"
Resolution No, 93 -42
Page 3 of 17
60 The size of the Education/Conference Center shall be limited
as follows:
a. Guest Facility
47 guest rooms
33,487 square feet
b. Conference Facility
8 guest rooms
28,496 square feet
Any proposed deviation from these set standards shall require
the review and approval from the Director of Environmental
Services and shall be reported to the Planning Commission.
Upon review of each proposed deviation, the Director of
Environmental Services shall make a determination of
significance. Any significant modification to the scope of
the project, and any items reasonably re ' lated,, shall be
subject to review and approval by the Planning Commission.
The Planning Commission's decision shall be appealable to the
City Council.
7. When not in use by the Salvation Army, the conference center
shall be made available to other organizations,, which are
located or operate on the Palos Verdes Peninsula, to conduct
non-commercial activities.
8 41 Any significant changes in the operational characteristics of
the project, including, but not limited to, retail/commercial
uses on the site, or the leasing/renting of the Education/
Conference Center to outside groups not affiliated with the
Salvation Army, other than the local organizations described
in condition B7, shall require approval of a Conditional Use
Permit Revision by the Planning Commission, The Planning
Commission's decision shall be appealable to the City Council.
91 The Education/Conference Center shall be of an earth-tone
color and shall be architecturally harmonious with the
materials and colors of the existing buildings on the
Salvation Army property. The final exterior design of the
Education/ Conference Center shall be subject to approval by
the Director of Environmental Services.
Exhibit "All
Resolution No, 93-42
Page 4 of 17
A. GRADING
1. The grading operation shall be limited to that necessary to
develop the Education/ Conference Center, the earthen berm
parallel to Palos Verdes Drive South, and the vehicular access
roadway connecting the project site to Crestmont Lane.
Grading quantities shall be in substantial compliance to the
following cut and fill quantities:
a. 53,000 cubic yards of cut
29,000 cubic yards under the buildings
24,000 cubic yards outside the buildings
b, 53,000 cubic yards of fill
53,000 cubic yards outside the buildings
2* There shall be no off-site exportation of fill material. All
cut and fill quantities shall be balanced on site,
3. There shall be no blasting or use of specialized rock crushing
equipment for carrying out grading activity.
4. Any retaining walls over 3 feet in height shall require
subsequent grading permit approval by the Director of
Environmental Services
Do TRAFFIC AND CIRCULATION
10 The applicant shall prepare and implement a traffic management
plan to be used during the construction phase which shall
include:
a. A routing plan for heavy trucks and a scheduling plan
that will minimize traffic impacts during peak periods.
The plan shall be submitted to the Director of Public
Works for review and approval prior to issuance of
grading permits,.
20 When deemed necessary by the Director of Environmental
Services or the Director Public Works, traf f is control devices
and/or flagmen shall be provided at the site entrance to
control construction/grading vehicle ingress and egress.
Exhibit "All
Resolution No, 93-42
Page 5 of 17
3, The applicant shall provide a fair share cost toward
installing a traffic signal at the intersection of Palos
Verdes Drive at the Salvation Army / Long Point development
entrance. This signal would not be warranted solely for the
Education/Conference center project, but would be warranted
based on cumulative traffic volumes generated by the Salvation
Army and Long Point development. The signal shall be
installed when the Director of Public Works determines it is
warranted based on actual traffic counts.
4, Vehicular access to the Education/Conference Center, both
ingress and egress, shall be provided only via a two-way paved
roadway connecting the project site to the existing Crestmont
Lane. The access driveway shall be designed to meet the L.A.
County Fire Department requirements described in Condition L2.
5e The applicant shall position a security gate/attendant booth
at the Palos Verdes Drive South (PVDS) /Crestmont Lane entrance
a minimum of 100 feet from the intersection so that sufficient
area is provided for inbound vehicles to avoid queuing onto
Palos Verdes Drive South.
6. The Salvation Army and any outside groups described in
condition B7 using the Education/Conference Center shall
- utilize alternative transportation methods for arriving
conference attendees. Alternate transportation means the use
of modes of transportation other than the single passenger
motor vehicle, including but not limited to carpools,
vanpools, buspools and public transit.
I
7, The applicant shall submit a parking plan to the Director of
Environmental Services for review and approval to ensure that
on-site parking requirements are in accordance with City
standards and these conditions, prior to issuance of grading
permits. The parking plan shall include the following
specifications:
a. The parking lot shall be designed in accordance with the
development standards described in Section 17,44.060 of
the City's Development Code.
b The parking standards for the Education/Conference Center
shall be as follows
1. One space per every 3 conference attendees, based
on the maximum occupancy of the conference/meeting
rooms as determined by the City's Building
Official, and
Exhibit "All
Resolution No, 93-42
Page 6 of 17
2 One parking -space per every Education /Conference
employee with a minimum of 15 spaces.
C, A safe convenient zone in which vanpool and carpool
vehicles may deliver or board passengers.
d. Adequate turning radii and parking space dimensions shall
be 'included in vanpool parking areas,
81 Deliveries utilizing vehicles over forty (40) feet in length
shall be limited to the hours of 10:00 A.M. to 3:00 P.M. and
7 P.M. to 11:00 P.M. Monday though Friday, and 7:00 A.M. to
9:00 P.M. on Saturday.
91 The developer shall post an additional bond, cash deposit,
letter of credit, or combination thereof in an amount
sufficient to cover the cost of full improvements and repairs
to all facilities within the right of way of Palos Verdes
Drive South adjacent to the development between the western
boundary of the Salvation Army parcel to Crestmont Lane. Said
improvements shall include, but not are not limited to A.C.
paving, curb/ gutter, sidewalk, drainage improvements,
bikeways, medians and landscaping. The design of such
improvements shall be subject to the adopted street standards
and the approval of the Director of Public Works.
10, The City at its discretion, may permit the developer to make
said street, right-of-way and facility improvements or use the
above payments to make said improvements by the City as
determined by the Director of Public Works.
11, Improvements to public streets shall be designed to the
satisfaction of the Director of Public Works, pursuant to the
following-specifications,
a. All new sidewalks (including the parkway) shall be six
(6) feet wide and walkways shall be concrete, The final
design shall be authorized by the Director of Public
Works and shall meet City standards.
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 All proposed drives shall be designed in substantially
the same alignment as shown on the approved site plans,
subject to final review by the Los Angeles County Fire
Department.
Exhibit "All
Resolution No, 93-42
Page 7 of 17
d, Any raised and landscaped medians and textured surfaces
shall be designed to standards as approved by the
Director of Public Works.
12* The applicant shall be responsible for repairs to any
neighboring streets which may be damaged during development
of 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 estimated
by the Director of Public Works to repair any damage to
streets and appurtenant structures as a result of this
development.
13. The developer shall pay traffic impact fees in conformance
with adopted City policy in an amount determined by the
Director of Public Works upon issuance of Certificate of
Occupancy.
14. The design of all interior streets shall be approved by the
Director of Public Works.
15. All interior circulation lighting shall be approved by the
Director of Environmental Services and the Director of Public
Works.
Ee NOISE
1. Construction and grading hours are limited to -7:00 A.M. to
7:00 P.M., Monday through Saturday, and shall not occur on
Sundays and holidays. During construction, no on-site repair
or delivery of equipment shall be performed before 7:00 A.M.
or after 4:00 P.M.
2e All equipment and construction vehicles shall be equipped with
adequate mufflers.
3. Staging of equipment and construction materials shall occur on
the Salvation Army site as far away from nearby homes as
possible.
Fe AIR QUALITY
14, Prior to issuance of grading permits, the applicant shall
demonstrate to the Director of Environmental Services a plan
for controlling dust generated by grading activities in
compliance with the South Coast Air Quality Management
District Rule 403 and the City Municipal Code Requirements
which require watering for the control of dust, I
Exhibit "All
Resolution No, 93-42
Page 8 of 17
2, During construction, all grading activities shall be performed
in accordance to the dust control plan discussed in condition
F1* All grading activities shall be ceased during periods of
high winds (i.e. 30 mph). To assure compliance with this
condition, grading activities are subject to periodic
inspections by the Environmental Services Staff*
3* Construction equipment shall be fitted with emission control
devices and shall be kept in proper tune.
4. The project applicant shall comply with all applicable rules
and regulations of the SCAQMD including Regulation XV and
applicable AQMD control measures as they are implemented,
Go GEOLOGY L SOILS ISEISMIC
11 Prior to the issuance of Grading Permits, the applicant shall
perform the following;
a The applicant shall ensure that a site specific seismic
ground response study is prepared by the project
geotechnical consultant and reviewed by a structural
engineer to ensure the site seismic period will not
resonate with the building period. The ground response
study shall be completed to the satisfaction of the City
of Rancho Palos Verdes.
b* All proposed structures on-site shall be designed to
withstand ground accelerations produced by a Maximum
Probable Event on faults within the Southern California
region in accordance with Zone 4 UBC Building Standards.
C* After subsurface exploration, the applicant shall ensure
that slope stability is addressed in a Preliminary
Geotechnical Investigation and Grading Plan Review report
by the project geotechnical consultant.
d o The applicant shall ensure that the project geotechnical
consultant is present on the site during grading so that
recommendations for slope instability mitigation
presented in the Grading Plan Review report are properly
implemented. Further recommendation may be needed in the
event that unforeseen geotechnical conditions affecting
slope instability are encountered during grading.
Exhibit "A"
Resolution No, 93-42
Page 9 of 17
e. After subsurface exploration, the applicant shall ensure
that rippability is addressed in a Preliminary
Geotechnical Investigation and Grading Plan Review report
by the geotechnical consultant. A seismic refraction
survey shall be undertaken by the applicant as part of
the preliminary investigation and grading plan review.
fe The applicant shall remove surficial soils to competent
soils or bedrock prior to initiation of engineered f ill
placement in areas receiving engineered fill.
go Prior to foundation construction, the applicant shall
incorporate as necessary, specialized foundation design
as post tensioned slabs, removal of expansive soil and
replacement with non-expansive soils, and/or
presaturation of footing and slab subgrade soils.
He HYDROLOGY
1. Prior to the issuance of grading permits, the applicant shall
provide the following;
a. A detailed hydraulic analysis of the existing and
proposed storm drain system as a part of the final
engineering design for the proposed Education/Conference
Center.
b During the final Engineering and Public Works phase,
proposed storm drain improvements shall be reviewed for
the adequacy of easements for access to the storm drain
system including inlets, and for possible provisions for
potential debris production by either construction of
debris basins or other facilities to eliminate debris.
C. An erosion control plan shall be submitted to the City
Engineer for approval prior to grading if construction
work is conducted between October 15 and April 15,
d, The applicant shall provide the City with 50 year design
standards for natural water courses or sump conditions.
e. Upon final buildout of the Education/ Conference Center,
the applicant shall provide drainage system maintenance
to ensure the effectiveness and efficiency of runoff
conveyance.,
2. Prior to issuance of grading permits, a bond, cash deposit, or
combination thereof, shall be posted to cover costs of
construction of drainage improvements in an amount to be
determined by the City Engineer.
Exhibit "All
Resolution No. 93-42
Page 10 of 17
3. 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 Environmental Services,
I. BIOLOGY
1. Prior to issuance of a grading permit, the applicant shall
ensure that the off -site California gnatcatcher habitat is
protected from the Education /Conference Center construction
vehicles, equipment, staging activities by the following
measures:
a. All construction vehicles shall be stored within the
confines of the Salvation Army property through signage,
fencing and /or staking.
b. No construction shall be allowed during gnatcatcher
nesting and dispersal periods (mid -March through July) .
C* All construction equipment shall be properly muffled,
consistent with the EPA Noise Control Program (CFR, Part
204 of Title 40) .
29 Landscape and /or lighting plans for the Education /Conference
Center and parking areas shall include requirements for non -
glare (e.g., hooded sodium vapor or quartz halogen) lighting.
3. All lighting shall be shielded at the interface with open
space habitat to the west and north.
4. The windows on the westerly side of the Education /Conference
Center shall be tinted to reduce lighting disturbances to
nearby gnatcatcher habitat.
5. The grading and removal of native vegetation shall be limited
to the minimum necessary for construction.
6. The applicant shall submit a landscaping plan to the City for
review and approval by a qualified biologist. The review of
the landscaping plans shall examine the appropriateness of all
proposed plantings for the site and preclude the use of
invasive plant species.
J_ CULTURAL RESOURCES
1. Prior to grading permit issuance, the applicant shall contract
with a qualified archeologist to conduct a subsurface testing
of the shell scatter site. The subsurface test shall identify
whether or not significant artifacts are found, the artifacts
shall be recorded and collected by a qualified archeologist.
Exhibit "A"
Resolution No, 93 -42
Page 11 of 17
K. AESTHETICS
1. Prior to grading permit issuance for the Education /Conference
Center, a schematic landscaping plan for the entire project
area shall be submitted for approval to the Director of
Environmental Services. Said plan shall include but not be
limited to proposed plant and tree materials, walls /fences,
and lighting arrangements.
2. Prior to building permit issuance for the Education /Conference
Center, the potentially adverse effects of night lighting on
surrounding open space areas shall be reduced to the
satisfaction of the Director of Environmental Services by some
combination of the following measures:
a. Low intensity parking lamps and low elevation light
poles.
b. Directing the light away from open space areas.
C, Tint windows on the westerly side of the guest facility
building.
d. The specific combination and degree to which any of these
measures are utilized shall be dependent on the distance
of the light source from the urban edge.
e. Use of private source of illumination around the
Education /Conference Center shall be restricted to
eliminate the use of arc lighting adjacent to open space
areas.
L. PUBLIC SERVICE AND UTILITIES
1. Prior to issuance of building permits, the applicant shall
demonstrate to the Los Angeles County Fire Department and the
Director of Environmental Services that the project complies
with all applicable code and ordinance requirements for
construction, access, water mains, fire flows, and fire
hydrants.
2. Prior to issuance of building permits, the applicant shall
demonstrate to the Los Angeles County Fire Department and the
Director of Environmental Services, that the following
requirements have been complied with.
a. Fire flows of up to 5,000 gallons per minute at 20 pounds
per square inch residual pressure for a five-hour
duration will be required.
Exhibit "A"
Resolution No. 93 -42
Page 12 of 17
b. Final fire flow will be based on size of the building,
its relationship to other structures and property lines,
and the type of construction used.
C, Specific fire and life safety requirements for the
construction phases will be addressed at the plan check
stage.
d. All on -site driveways shall provide a minimum
unobstructed width of 26 feet clear to the sky within 150
feet of all portions of the exterior walls of the first
story of any building.
e. All driveways shall be labeled as "Fire Lane" on the
final building plans. Labelling is necessary to assure
the access availability for Fire Department use.
f. Should the County of Los Angeles Fire Department
establish a fee requirement through a fire protection
services district or other mechanism prior to approval,
the Salvation Army will contribute fees on a fair share
basis.
3. If determined to be necessary by the Los Angeles County Fire
District, due to the development of this project, the
applicant shall provide a proportionate share of the capital
costs for fire prevention /protection. The responsible agency
shall determine the amount of the proportionate share by
conducting the necessary studies.
4. Southern California Edison (SCE) has developed several
programs to increase the efficiency of energy use. An SCE
representative shall be contacted during the final design
phase of the project to discuss the implementation of these
programs.
5. The applicant shall underground the existing above grade
utility line, located on the applicant's property along the
western property line. The undergrounding of the utility line
shall be performed in conjunction with the development of the
adjacent Pt. Vicente Park /Civic Center and Long Point
properties, at a time when the Director of Environmental
Services determines it is warranted. The applicant shall
provide the fair share cost for their portion of the utility
undergrounding.
Exhibit "A"
Resolution No, 93 -42
Page 13 of 17
M. NATURAL GAS
11 The applicant shall be responsible for paying all fees
associated with project related connections and relocations.
These fees would be collected by Southern California Gas
Company during project construction.
2. The Southern California Gas Company (SCGC) has developed
several programs to increase the efficiency of energy use. A
SCGC representative shall be contacted during the final design
phase of the project to discuss the implementation of these
programs.
No WATER
1. Construction plans including specifications for water system
facilities shall be submitted to the City Engineer for
checking and approval, and shall comply with the City's
standards. Approval for the building permits is contingent
upon approval of such plans and specifications. The Salvation
Army shall also submit a labor and materials bond in the form
of either:
a. An agreement and a faithful performance bond in the
amount estimated by the City Engineer guaranteeing the
installation of the water system; or
b. An agreement and other evidence satisfactory to the City
Engineer indicating that the applicant has entered into
a contract with the serving water system, as required,
and has deposited with such water utility security
guaranteeing payment for the installation of the water
system.
29 A "will serve" letter from the water purveyor, dated no more
than six (6) months prior to the commencement of grading,
shall be provided to the City Engineer indicating that water
service can be provided to meet the demands of the proposed
development.
3. All fixtures and appliances shall meet state and local water
efficiency standards. Low flow toilets, ultra low flow
toilets, and water efficient faucets, shall be required in all
residential units and on -site public facilities, where
feasible.
4. Native vegetation and drought tolerant species shall be used
to the extent possible in landscaped areas.
Exhibit "A"
Resolution No. 93 -42
Page 14 of 17
5. The irrigation system for the Education /Conference Center
shall be designed and installed with a separate distribution
line so as to be easily converted to reclaimed water systems,
when and if such water systems become available; and, shall be
required to be connected to said system.
6. A statement from the water purveyor shall be filed with the
City Engineer 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 need of the proposed development. Said statement
shall be dated no more than six (6) months prior to the
commencement of grading.
O. SOLID WASTE
1. Project plans shall include facilities for trash separation to
facilitate recycling of reusable materials. Furthermore, the
applicant shall arrange for pick -up service at the project
site by a local trash pick -up company, which includes special
receptacles for recyclable materials. Such an arrangement
shall be verified by the Director of Environmental Services,
prior to the construction of the Educational /Conference
Center.
2. The applicant shall participate in the City of Rancho Palos
Verdes Solid Waste Management Plan, including recycling, upon
completion by the City's Public Works Department.,
3. 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 City Engineer.
4. Prior to issuance of grading permits, the applicant shall
submit to the Director of Environmental Services, a written
statement from the County Sanitation District accepting any
new facility design and/ or any system upgrades with regard to
existing trunk line sewers. Said approval shall state
conditions of approval if any.
5. Approval of this development is contingent upon the
installation, dedication and use of local main line sewers, if
required, prior to the issuance of building permits.
6. Prior to issuance of grading permits, the developer shall
submit to the City Engineer, a study analyzing the capacity of
the existing sewer system and the impact from the development
on the existing system.
Exhibit "A"
Resolution No. 93 -42
Page 15 of 17
P. TRAILS
1. The applicant shall provide a dedicated easement to the City
for trail purposes. The trail easement shall have a minimum
width of 10 feet and shall be used to accommodate a multi-
purpose trail, as defined by the City's Conceptual Trails Plan
in effect at the time permits for the Education Conference
Center are obtained from Building and Safety. The specific
trail easement as provided by the applicant, shall begin on
the western boundary of the Salvation Army parcel and extend
across the southern edge of the parcel to the eastern parcel
boundary. The trail easement shall be located adjacent and
parallel to Palos Verdes Drive South, as far as from the road
as possible, on the top or near the top of a landscaped berm,
which will be constructed by the applicant as described in
condition B2.
2. The trail easement, referenced in condition P1 above, shall
be situated on the Salvation Army parcel so it aligns and
connects with the City Hall property Segment (A5) and Seahill
Segment (A7) of the City's Conceptual Trails Plan. The exact
location of the dedicated trail easement and connection with
the existing trail segment on adjacent Tract 45667 shall be
approved by the Director of Environmental Services prior to
issuance of the grading permit for the project.
3. The applicant shall permanently construct and maintain a
multi - purpose trail within the dedicated trail easement, as
described in condition P1, to the following standards and
conditions:
a. The trail tread and prism shall be constructed per
the Conceptual Trails Plan standards for a multi-
purpose /easy trail designation.
b. The trail tread and prism shall be kept clear of
obstructions within a 10 foot vertical clearance
(i.e, tree limbs) and of all objects extending 6"
or more from the ground (i.e. rocks, mechanical
equipment) .
C, The trail tread shall meander within the dedicated
trail easement and shall be surfaced with soft
material, subject to the approval of the Director
of Environmental Services.
d. The trail easement and trail tread shall be
protected from erosion by appropriate grading
and /or drainage swales. Irrigation water shall not
be allowed to reach the trail tread.
Exhibit "A"
Resolution No. 93 -42
Page 16 of 17
e. Where the trail crosses Crestmont Lane, a tread of
not less than five (5) feet shall be maintained
with a barrier free curb cut and an apron slope of
3% or less. Furthermore, the Crestmont roadway
shall be marked to delineate the trail crossing and
signage shall be placed per California Vehicle Code
Section 21805.
f. The trail shall be designed to provide a safe
crossing over the drainage course and drainage
swales which are located within the canyon area
along the eastern property line of the Salvation
Army facility adjacent to Tract 45667. The
connection with the trail segment of Tract 45667
shall be reviewed and approved by the Director of
Environmental Services.
Ohr#2 cupcond.sal)
Exhibit "A"
Resolution No, 93 -42
Page 17 of 17