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PC RES 2008-047 P.C. RESOLUTION NO. 2008-47 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS V CONDUCTING AN ANNUAL REVIEW OF THE GREEN HILLS MASTER PLAN,AND APPROVING A REVISION TO CASE NO. ZON2003-00086 (CONDITIONAL USE PERMIT REVISION D AND ENVIRONMENTAL ASSESSMENT) FOR A REVISION TO THE MASTER PLAN AT GREEN HILLS MEMORIAL PARK CEMETERY LOCATED AT 27501 WESTERN AVENUE. WHEREAS, on April 24, 2007, the Planning Commission adopted P.C. Resolution No. 2007-32, certifying a Mitigated Negative Declaration and adopted P.C. Resolution No. 2007-33, approving the Green Hills Master Plan, which called for development of the cemetery site over the next 30 to 50 years, and allowed grading and mausoleum buildings to be constructed throughout the cemetery site; and, WHEREAS, on March 11, 2008, Green Hills Memorial Park Cemetery, represented by Barry Boudreaux, submitted a request for an annual review and included a request to revise Case No. ZON2003-00086 to allow for the relocation of an existing church building from San Pedro to the Green Hills Cemetery property, and allowing two modular office building to remain permanently on the site; and, WHEREAS, on March 16, 2008, the project was deemed incomplete pending the submittal of additional information and clarification of the project; and, WHEREAS, on October 22, 2008, upon submittal of all required information, clarifications and updates, the project was deemed complete by Staff; and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on November 11, 2008, at which time all interested parties were given an opportunity to be heard and present evidence; and, WHEREAS, at the November 11, 2008, Planning Commission meeting, the Planning Commission conceptually approved the relocation of the historic church building and denied the request to allow two modular office buildings to remain permanently on the site, and directed Staff to prepare the appropriate P.C. Resolution for adoption at the November 25, 2008 Planning Commission meeting; and, WHEREAS, on November 12, 2008,the applicant withdrew the request to allow the two modular office building to remain permanently on the site. NOW,THEREFORE,THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: P.C. Resolution No. 2008-47 Page 1 Section 1: The approved project consists of Revision "D" to Conditional Use Permit No. 155,via Case No. Z®N2003-00086,for the Green Hills Cemetery Master Plan. Specifically, the revision allows for the relocation of an abandoned historic church building that is currently located in the San Pedro community of the City of Los Angeles onto the Green Hills Cemetery property. The historic church building is approved in Area 5 of the Master Plan, southwest of the existing duck pond. The historic church building measures less than 1,000 square feet in area, and has a steeple that is 7-feet wide by 7-feet deep and 38-feet tall. action 2n The Planning Commission finds that there is no substantial evidence that the revision would result in new significant environmental effects, or a substantial increase in the severity of the effects, as previously identified in the Environmental Assessment and the Mitigated Negative Declaration, adopted through P.C. Resolution No. 2007-32. An Addendum (No. 1) to the prior Mitigated Negative Declaration has been prepared and is attached hereto as Exhibit `A'. The Planning Commission hereby finds, based on its own independent judgment, that the facts stated in the Addendum are true because the revision will not alter the site conditions and will not result in additional grading beyond the quantities already approved through the Master Plan, nor does it constitute a substantial change to the Green Hills Cemetery Master Plan. Further,there have been no substantial changes with respect to the circumstances under which the Master Plan is being implemented. Furthermore, no new information of substantial importance,which was not previously known or could not have been previously known at the time the previous Mitigated Negative Declaration was adopted that shows that there is one or more new, or substantially increased, significant impacts; that new feasible mitigation measures or alternatives exist; or that new considerably different mitigation measures are feasible to reduce the impacts. Section 3e The site is adequate in size and shape to accommodate the historic church building since the site measures 121-acres in area and the site already functions as a cemetery site with ground burial and mausoleums. Further, the proposed project complies with the setback requirements;the project will exceed the minimum landscaping requirements; and contains existing perimeter fencing and walls. action 4.o The site for the proposed use relates to streets and highways properly designed to carry the type and quantity of traffic generated by the subject use. Further, there is no evidence that the revision to the Master Plan will impact any traffic demands to the site since it has functioned as a cemetery site and the site will continue to operate as such. action 5- There will be no significant adverse effect on adjacent property or the permitted use because additional conditions have been incorporated that reduce potential impacts of the historic church building. The historic church building will be located within the interior of the cemetery and will not reduce established setbacks. Due to the proposed location of the historic church building and the topography of the cemetery,the church will not project into view corridors of the harbor from the residences south of the cemetery since these residences are at a lower elevation than the cemetery. Further, due to the P.C. Resolution No. 2008-47 Page 2 narrow steeple design and the dimensions of the church, the height of the church building will not be apparent from nearby properties. Section6: The proposed project is consistent with the General Plan's Commercial Retail land use designation of the site, and with the types of land uses permitted within the Development Code's Cemetery Zoning District. Further,the site will also continue to have an open space ambience due to the size of the site and the location, proximity, architectural design, color, and other improvements associated with the church and the Master Plan Revision. Section 7: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. Pursuant to Chapter 17.80 of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing, and with the appropriate appeal fee, no later than December 10, 2008. Section 8: For the foregoing reasons and based on information and findings contained in the Staff Reports, minutes, and records of the proceedings, the Planning Commission hereby approves Case No. ZON2003-00086 for Revision "D" to the Green Hills Master Plan to allow an historic church building to be located on the cemetery property, subject to the conditions of approval contained in the attached Exhibit "B", attached hereto and made a part hereof, which are necessary to protect the public health, safety, and welfare. PASSED, APPROVED, and ADOPTED this 25th day of November 2008 by the following roll call vote: AYES: Lewis, Ruttenberg, Tetreault, Tomblin NOES: Knight ABSTENTIONS: None ABSENT: Gerstner RECUSALS: Perestam Step an rerestam-, Chairman JoelAICP oj l Direc or f Plannin6uilding and , CodeVfo'rcement; and, Secretary to the Planning Commission P.C. Resolution No. 2008- 47 Page 3 EXHIBIT "s 9V ADDENDUM NO. 1 TO ENVIRONMENTAL ASSESSMENT/ MITIGATED NEGATIVE DECLARATION (EA/MND) FOR CASE NO. ZON2003-00086, Revision D to CUP November 25, 2008 On April 24, 2007, the Planning Commission adopted P.C. Resolution No. 2007-32, thereby adopting a Mitigated Negative Declaration for an Environmental Assessment for Case No. ZON2003-00086 forthe Green Hills Cemetery Master Plan. Priorto its adoption, the Mitigated Negative Declaration was circulated for public comment from February 14, 2007 through March 16, 2007 and no substantive comments were received from any persons or responsible agencies. In adopting the Mitigated Negative Declaration, the City Council found: 1) that there would be no significant adverse environmental impacts resulting from the adoption of the Green Hills Cemetery Master Plan; and 2) that with mitigation measures there would be no significant adverse environmental impacts resulting from the proposed master plan. The City's Planning Commission is currently considering a revision to the Green Hills Cemetery Master Plan that would allow a church to be permanently located on the cemetery property and to allow two modular office buildings to remain at their current location near the administration building. The proposed revision to allow the relocation of an historic church building from the San Pedro community in the City of Los Angeles to the Green Hills Cemetery site would not result in new significant environmental effects. The project will not alter the site conditions and will not result in additional grading beyond the quantities already approved through the Master Plan, nor does it constitute a substantial change to the Green Hills Cemetery Master Plan. Further, there have been no substantial changes with respect to the circumstances under which the Master Plan is being implemented. Furthermore, no new information of substantial importance, which was not previously known or could not have been previously known at the time the previous Mitigated Negative Declaration was adopted that shows that there is one or more new, or substantially increased, significant impacts; that new feasible mitigation measures or alternatives exist; or that new considerably different mitigation measures are feasible to reduce the impacts. The proposed revision is within the scope of the previous EA/MND that was prepared and adopted in conjunction with the Green Hills Cemetery Master Plan that was adopted on April 24, 2007 by the Planning Commission. As a result, no further environmental review is necessary other than the adoption of this Addendum No. 1. P.C. Resolution No. 2008-47 Page 4 Exhibit "B" Conditions of Approval Case No. ZON2003-00086 (Green Hills Memorial Park Cemetery Master Plan Revision) 1. This approval is a Revision to the Green Hills Master Plan, and shall be consistent with the "Master Plan Amendment Submittal Package" booklet dated January 29, 2007, prepared by J. Stuart Todd Inc. Specifically, Revision "ID"allows the following: a. acknowledgment that the actual quantity of grading that has been conducted between 1991 through 2004, which is 288,814 cubic yards (cut and fill), is 89,475 cubic yards more than originally approved by the original Master Plan approved in 1991 through City Council Resolution No. 91-7; b. allow a total of 643,259 cubic yards of additional grading, which includes 97,964 cubic yards of import for all the various proposed mausoleum buildings, and all cut and fill associated with ground burials throughout the cemetery site for the life of the Master Plan. The imported fill material will be conducted in phases as each mausoleum building is constructed over an extended period of time over the next 30- to 50-years, which will be phased as follows: i. Inspiration Slope (Area 2) will be constructed in a minimum of three phases over a period of 5-to 10-years (as funding and budgeting become available), with the initial phase commencing in 2007. The construction will require adequate backfill to keep the adjacent ground burial section at a consistent level. Cumulatively, upon completion, the project will have produced 53,000 cubic yards of grading; however, each phase will require between 10,000 to 15,000 cubic yards of import. Thus, it is estimated that 40,000 cubic yards of import fill will be required for construction of the entire Inspiration Slope project. ii. Reflection Mausoleum expansion (Area 3), which would not commence until completion of the Inspiration Slope Mausoleum,will include large excavations. Since the project will be phased and there will again be a need to import backfill for construction purposes, it is estimated that 14,000 cubic yards of imported fill will be required for this project. iii. Areas 7 and 11 will not require import of fill since the amount of excavation far exceed the amount of backfill necessary for these mausoleum buildings, and the excess dirt will be placed and compacted in Areas 5 and 6 of the master plan (i.e.,the southern and southwestern portions of the cemetery site),which is not expected to be developed for another 30-years. iv. The final project that would require substantial imported fill would be the mausoleums proposed for construction in Area 6. The project will not be P.C. Resolution No. 2008-47 Page 5 constructed for at least 30 years into the future, and excess dirt from the ground burials and other mausoleum buildings will have been placed and compacted at this location. Thus, it is anticipated that approximately 34,000 cubic yards will be imported for construction purposes and backfill. c. Clarify that the number of additional ground burial sites at Green Hills Memorial Park is 14,000 Double Depth Burials (28,000 interments), 400 Single Depth Burials (400 interments), and 408 family estates (9,792 interments); d. Area 6 of the Master Plan Revision (known as Southwest Mausoleum): allow a reconfiguration, relocation and additional area to the previously approved mausoleum building, which was proposed under the original Master Plan to be at the south side of the cemetery, from one mausoleum building with a 77,715 square foot footprint, to 5 separate mausoleum buildings with each footprint measuring 23,653 square feet at a location that is approximately 300-feet farther west than approved in the original Master Plan; e. Area 3 of the Master Plan Revision (known as Garden of Reflections Mausoleum): allow a new 75,131 square foot mausoleum building to the west of the existing mortuary, whereby 9,871 square feet will be above grade and 65,260 square feet will be below grade; f. Area 11 of the Master Plan Revision (known as Memorial Terrace Mausoleum): allow an addition to the previously approved mausoleum building located southeast of the existing maintenance yard, from a 22,187 square foot building footprint to a 33,668 square foot building footprint; and, g. Area 7 of the Master Plan Revision (known as Southwest Terrace Mausoleum): reduce the size of the previously approved mausoleum building footprint at the southwest side of the cemetery, from a 60,583 square foot building footprint to a 37,820 square foot building footprint. h. Area 4 of the MasterPlan Revision:Only ground burials are allowed between the north perimeter road and the 8'-0"setback from the north property line. No garden walls for family estate burials, or other built-up structures are allowed in this Area, and the grade/topography of this Area shall not be raised except by written permission of the Director of Planning, Building and Code Enforcement. The applicant shall provide the City with a "wet-stamped" topographical survey that illustrates the existing topography prior to any grading to prepare this Area for ground burials, and the applicant shall provide the City with a "wet-stamped" topographical survey that illustrates the finish topography of Area 4 after the Area has been prepared for ground burials. L For the areas in the Master Plan Revision called out for ground burials,the ground burials may include family estates that are evident by low garden walls around their perimeters to enclose these burial estates, or more elaborate tombstones P.C. Resolution No. 2008-47 Page 6 that are built above-ground that are no taller than 6-feet high, except for Area 4 where above ground structures are not allowed pursuant to condition no. 7 below. Preparing these ground burial sites includes grading an area by excavating up to 8-feet below existing grade (depending, if these are single or double depth lawn crypts), filling a layer of sand for erosion control purposes, constructing concrete encasements where coffins are ultimately placed, then a layer of the previously excavated dirt is filled to match pre-excavated grade. Excess earth material resulting from the burial sites will be transported to Areas 5 and 6 of the Master Plan Revision. It is approximated that 137,000 cubic yards of fill will be necessary for these areas to raise the grade to accommodate mausoleum buildings and ground burials, and appropriate drainage to the roadways. This quantity includes ground spoils from throughout the cemetery site, excess cut material from mausoleum projects in other areas, and import of additional fill material. 1.A. Revision "D" to conditional use permit of the Green Hills Master Plan allows the placement of an historic church building that is currently located in the San Pedro community of the City of Los Angeles, onto the cemetery property. The church building will be located in Area 5 of the Master Plan, southwest of the existing duck pond. The church building measures less than 1,100 square feet in area, and has a steeple at the front of the building that is 7-feet wide, 7-feet deep, and 38-feet tail. [Condition added by the Planning Commission on November 25, 2008.] 1.B. All appropriate permits shall be obtained from the Building and Safety Division priorto relocating the historic church building to the cemetery. [Condition added by the Planning Commission on November 25, 2008.] 1.C. Prior to the relocation of the historic church building, the Green Hills Cemetery personnel shall inform City Staff of the date and time in which the historic church building will be transported, along with a plan illustrating the route. [Condition added by the Planning Commission on November 25, 2008.] 1.D. The church building may be used for funeral services only, and is not allowed to be used for congregational church services. Further, the existing bell may remain as a decorative feature only, and the bell or bell recordings are not allowed to be used in conjunction with the church building. [Condition added by the Planning Commission on November 25, 2008.] 1.E. Major additions to the church building or relocation of the church building to another location on the property are not allowed without prior Planning Commission approval. [Condition added by the Planning Commission on November 25, 2008.] I.F. All approvals necessary to relocate the church from the San Pedro community of the City of Los Angeles to the Green Hills Cemetery shall be obtained and submitted to the City of Rancho Palos Verdes' Public Works Department and Planning, Building and Code Enforcement Department prior to relocation of the church. [Condition added by the Planning Commission on November 25, 2008.] P.C. Resolution No. 2008-47 Page 7 2. Construction and build-out of the Green Hills Memorial Park Cemetery shall be in substantial compliance with the Master Plan Revision approved by the Planning Commission on April 24, 2007, as indicated in Condition No. 1 through I.F. above. Deviation from this Master Plan Revision, as described in Condition No. I through I.F above, shall require review and approval by the Planning Commission through a subsequent Master Plan Revision at a noticed public hearing. Notice of said public hearing shall be published and provided to owners of property within a 500' radius, to persons requesting notice, to all affected homeowners associations, and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. At that time, the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate. [Condition modified by the Planning Commission on November 25, 2008.] 3. Prior to grading operations to prepare Area 4 for ground burials, the applicant shall submit a grading permit application, signed by an individual designated by the Green Hills Memorial Park Board of Directors for review and approval by the Director of Planning, Building and Code Enforcement to ensure consistency with the approved Master Plan Revision. If it is found to be consistent with the approved Master Plan Revision, the grading permit will be approved administratively, without further public notice, review or hearings. However, if the Director of Planning, Building and Code Enforcement finds that the project is not consistent with the approved Master Plan Revision, then it shall require review and approval by the Planning Commission. Notice of said Planning Commission review hearing shall be published and provided to owners of property within a 500°radius,to persons requesting notice,to all affected homeowners associations, and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. 4. The applicant and/or 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 approval. Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void. 5. All mitigation measures contained in the approved Mitigation Monitoring Program contained in P.C. Resolution No. 2007-32 for the Mitigated Negative Declaration, shall be incorporated into the implementation of the proposed project and adhered to. The mitigation measures are as follows: A-1: No new light poles, light standards, or other form of lighting is allowed along the roadways within the cemetery without prior written approval by the Director of Planning, Building and code Enforcement. A-2: No exterior, building-mounted lighting is allowed on the fagade elevations that are closest to and oriented towards residences. All other lighting shall be arranged and shielded as to prevent direct illumination of surrounding property. P.C. Resolution No. 2008-47 Page 8 A-3: All pedestrian-oriented lights along the exterior of the mausoleum buildings shall be in the form of lights that are inset into the adjoining walls. Further, the lighting shall be arranged and/or shielded as to prevent direct illumination of surrounding property and prevent visibility of the light source. AQ-1: Prior to construction of each mausoleum building contained in the approved Master Plan and Master Plan Revision, the applicant shall submit a grading permit application, signed by an individual designated by the Green Hills Memorial Park Board of Directors for review and approval by the Director of Planning, Building and Code Enforcement to ensure consistency with the approved Master Plan and Master Plan Revision, which shall include, but not be limited to grading quantities, height, area and location of buildings. If it is found to be consistent with the approved Master Plan and Master Plan Revision, the grading permit will be approved administratively, without further public notice, review or hearings. However, if the Director of Planning, Building and Code Enforcement finds that the project is not consistent with the approved Master Plan and Master Plan Revision, then it shall require review and approval by the Planning Commission. Notice of said Planning Commission review hearing shall be published and provided to owners of property within a 500' radius,to persons requesting notice,to all affected homeowners associations, and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. AQ-2: During construction of any improvements associated with the master plan, the owner shall ensure that all unpaved construction areas shall be watered at least twice a day during excavation and construction to reduce dust emissions and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond the project site boundaries. AQ-3: During construction of any improvements associated with the master plan, the owner shall ensure that all clearing, grading, earth moving or demolition activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. AQ-4: During construction of any improvements associated with the master plan, the owner shall ensure that General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. AQ-5: During construction of any improvements associated with the master plan, the owner shall ensure that on-site construction vehicle speeds are limited to a maximum of 15 miles per hour on unpaved roads. AQ-6: During construction of any improvements associated with the master plan, P.C. Resolution No. 2008-47 Page 9 the owner shall ensure that all on-site construction roads with vehicle traffic will be watered periodically as necessary for dust suppression. AQ-7: During construction of any improvements associated with the master plan, the owner shall ensure that street sweeping will be initiated if visible dust is deposited upon public paved roadways due to the project. AQ-8: During the daily cemetery operations,the owner shall ensure that all clearing and earth moving be discontinued during periods of high winds(i.e., greater than 25 mph), so as to prevent excessive amounts of dust. This shall not apply to excavations for individual burial plots prior to a service, or to filling of individual burial plots after a service. AQ-9: During the daily cemetery operations, the owner shall ensure that on-site vehicle speeds associated with the transporting of earth materials are limited to 15 miles per hour on unpaved roads. AQ-10: The owner shall ensure that grave spoils are placed in Area 5 and/or Area 6 of the Master Plan, which will be placed to fill the areas. A minimum 8-foot high chain link fence with a mesh material to reasonably screen the fill area from neighbors shall enclose and confine said area. AQ-11: The confined fill locations described in mitigation measure AQ-10 above, shall be regularly watered to reduce dust emissions and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond the project site boundaries. AQ-12: A weatherproof notice/sign setting forth the name of the person(s) responsible for the daily dirt movement to these confined fill locations and a phone number(s)to be called in the event that dust is visible from the confined fill locations described in mitigation measure AQ-10 above, shall be posted and displayed on the fencing. AQ-13: If stockpiling of earth material becomes necessary for ultimate use as backfill, stockpiling shall only be located in Area 5 and/or Area 6 of the Master Plan, and shall be subject to conditions AQ-10, AQ-11 and AQ-12 above. AQ-14: The project shall be reviewed by the Planning Commission annually, commencing on the date of final approval,to review the applicant's compliance with all conditions of approval associated with the Master Plan and Master Plan Revision. At that time, the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate, as well as increase the time between review periods. Notice of said review hearing shall be published P.C. Resolution No. 2008-47 Page 10 and provided to owners of property within a 500' radius, to persons requesting notice, to all affected homeowners associations, and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. GS-1: The applicant shall submit a geotechnical report for review and approval by the City Geologist prior to the issuance of a building permit for each mausoleum building or grading permit for any earth movement beyond that associated with ground interment sites, unless the City Geologist deems that a geotechnical report is not warranted. Further, prior to any additional placement of fill in Area 5, a detailed grading plan with relevant geotechnical reports supporting recommendations for grading in Areas 5 and 6 shall be submitted by the applicant to the City for review and approval by the Building and Safety Division and the City Geologist prior to issuance of a building permit for any mausoleum. GS-2: The applicant shall ensure that all applicable conditions as specified within the geotechnical report and all measures required by the City Geologist are incorporated into the project. HW-1: The applicant shall prepare a Standard Urban Stormwater Mitigation Plan (SUSMP) along with a Maintenance Agreement and Transfer. The SUSMP and related information shall be reviewed and approved by the Director of Planning, Building and Code Enforcement, or his/her designee priorto the issuance of grading and building permits for any mausoleum building. N-1: Construction activity of the mausoleum buildings and grading operations shall be limited to the hours of 7:00am and 4:00 pm, Monday through Friday. There shall be no construction on Saturdays, Sundays or federally observed holidays unless a Special Construction Permit is obtained prior to work on a Federally observed holiday. N-2: During construction of the mausoleum buildings and grading operations,trucks shall not park, queue and/or idle at the project site or in the adjoining public rights- of-way before 7:00 AM, Monday through Saturday, in accordance with the permitted hours of construction stated above. N-3: As indicated in mitigation measure ACS-13 above,the project shall be reviewed by the Planning Commission annually, commencing on the date of final approval,to review the applicant's compliance with all conditions of approval associated with the Master Plan and Master Plan Revision. At that time,the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate. Notice of said review hearing shall be published and provided to owners of property within a 500' radius,to persons requesting notice,to all affected homeowners associations, and to the property owner in accordance with Rancho P.C. Resolution No. 2008-47 Page 11 Palos Verdes Development Code Section 17.80.090. 6. Setbacks for below ground interments sites, "Garden" burial sites and roads shall be as follows: North and South: 8'-0" (except the northwest corner between the western property line and maintenance yard, which shall be 16'-0") East and West: 01-011 7. Setbacks for above ground structures, including but not limited to mausoleums (except the Pacifica Mausoleum and the Mausoleum shown in Area 11 of the Master Plan Revision) and crypts shall be as follows: North: 80'-0" or no closer than the northern perimeter road, whichever is greater(8'-0"for the western-most portion of the Mausoleum shown in Area 11). South: 40'-0" East: 25-0" West: 6-0" 8. Setbacks for the Pacifica Mausoleum are as follows: West: 15'-0" (existing) / 6-0" for the northwestern addition North: 40'-0" (expansion northerly along the eastern edge of the existing building shall be offset 8'-0"to the west from the existing eastern edge of the building) 9. Any live and/or amplified music shall occur only during funeral services, community events, or visits. Funeral services music and community event music shall be limited to the duration of the service or event. In no case shall the live and/or amplified music exceed 65 dba at the common property lines abutting a Residential Zoning District. The noise level shall be enforced by the neighbors through civil means. 10. The Director of Planning, Building and Code Enforcement is authorized to approve minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions. Otherwise, all other modifications shall be subject to review and approval by the Planning Commission. 11. in the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply. 12. The applicant shall supply the abutting neighbors with the name and contact information for the Green Hills Cemetery personnel that can be contacted about excessive noise or other activities that result in impacts to the immediate neighborhood. P.C. Resolution No. 2008-47 Page 12 13. The construction site of the mausoleum buildings shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but is not limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete, asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. 14. When not being used in the daily operations of the cemetery, equipment and supplies shall be stored in areas with minimal visual impact to adjacent homeowners or in the maintenance yard if possible. Equipment and supplies shall be neatly stacked so they do not pose a safety hazard or become a property maintenance issue. All landscaping equipment and vehicles, and all vehicles used for maintenance and/or burial preparation shall be stored in the maintenance yard. 15. The road in Area 5 and Area 6 (of the Master Plan Revision approved April 24, 2007) that parallels the south property line shall be paved and maintained by the applicant. 16. All landscape pruning, including but not limited to grass, leaves, branches, fertilizer, etc., shall be properly stored in areas with minimal visual impact to adjacent homeowners, and shall be stored in appropriate containers and disposed of in a proper manner. 17. With the exception of ground cover, no vegetation shall be planted in Area 2 (Inspiration Slope) of the Master Plan Revision approved April 24, 2007. 18. The applicant shall install and maintain signage at various locations throughout the Cemetery to inform visitors of rules that prohibit on-site consumption of alcoholic beverages, prohibit excessive noise and amplified music, and disruptive behavior. The applicant shall submit a signage plan for review and approval by Staff: prior to installation of any signage. The signage plan shall illustrate the locations, height, design and content of the signs. 19. Temporary trailers are only allowed during construction of the mausoleum buildings. The location of any such trailers shall be illustrated on plans for the Grading Permit as described and required in condition AQ-1 above, and shall be approved by the Director of Planning, Building and Code Enforcement. Further, the trailer shall be removed prior to building/grading permit final. 20. Construction and grading activities, including but not limited to equipment warm up, geologic investigations, interment excavation for placement of vaults and installation or removal of large landscape materials shall be limited to daytime working hours (7:00 a.m. to 4:00 p.m.) on weekdays only. 21. Excavation for removal and replacement of vault tops for funeral service preparation, individual placement of vaults for funeral services and operation of landscape maintenance equipment shall be allowed in any area of the park between the hours of P.C. Resolution No. 2008-47 Page 13 7:00 a.m. and 6:00 p.m. Monday through Friday, and between 8:00 a.m. and 5:00 p.m. on Saturday, Sunday, and Federally observed Holidays. 22. No construction or grading, including grading operations to prepare sites for ground burials, shall occur before 9:00 a.m. or after 3:30 p.m.within 120 feet of any property line abutting a Residential Zoning District. All equipment shall be equipped with a muffler to reduce on-site grading and construction noise levels. 23. All existing and proposed landscaping between the north property line and the northern perimeter road shall not significantly impair any near or far view as defined by the Development Code. A landscape plan limited to plants,trees and foliage that are 48-inches or taller for this Area shall be submitted to the Director of Planning, Building and Code Enforcement for review and approval prior to grading operations to prepare Area 4 for ground burials. 24. All existing and future landscaping shall be properly maintained in a healthy and trimmed manner at all times. 25. The existing eucalyptus trees on the west side of the Administration Building Parking lot shall not be removed unless required by the holder of the easement in which the trees are located or acceptable evidence is provided to the Director of Planning, Building and Code Enforcement from a certified arborist supporting removal. 26. When Inspiration Slope is developed, the existing hedge that separates Crescent Lawn and Vista Del Pointe from this area shall be removed. 27. The existing hedge located on the applicant's property on the south property line adjacent to the rear yards on residential lots located on Avenida Feliciano shall be pruned and maintained so it does not exceed the height of the chain link fence,which is 8'-0" high. The existing and future screen planting in the 8'-0" setback along the northern property line shall be maintained no higher than the fence height unless specifically requested in writing by the appropriate adjacent property owner. 28. Any new sewer and water facilities must tie into local main lines. The usage of the site may be limited by the size and type of sewage and water systems that can legally be installed 29. The site shall be served by adequately sized water system facilities as determined by the Los Angeles County Fire Department. All Los Angeles County Fire Department requirements shall be satisfied prior to building permit issuance for the mausoleum building. 30. Any grading, construction, placement of structures, including but not limited to walls, fences, and interments on any easement, requires prior written permission from the easement holder. P.C. Resolution No. 2008-47 Page 14 31. The owner shall submit a title report within 90-days of final approval of this Baster Plan Revision. All easements shown on the title report shall be clearly delineated on an accompanying site plan. 32. The existing chain link fence and wrought iron fence, which surrounds the perimeter of the cemetery site, shall be maintained. On those areas of the fence specifically owned by the cemetery, and where not directed otherwise by the adjacent water authority, no barbed wire on the top of these fences is allowed, and any existing barbed wire shall be removed within 90-days of final approval of this Master Plan Revision. 33. Hours of public operation for the flower shop are limited to 7:00 a.m. to 9:00 p.m., Monday through Sunday. The Administration Building public hours are limited to 8:00 a.m. to 9:00 p.m. Monday through Sunday. The Chapel may be open to the public from 7:00 a.m.to 9:00 p.m. Monday through Sunday. The cemetery grounds forvisits shall be open from 7:00 a.m. to dusk. 34. Development shall comply with all requirements of the various municipal utilities and agencies that provide public services to the site. 35. Should the applicant fail to comply with any of these conditions of approval or mitigation measures,the City may initiate revocation procedures for this permit,which shall include a public hearing. Notice of said public hearing shall be published and provided to owners of property within a 500' radius, to persons requesting notice, to all affected homeowners associations, and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. 36. The overall building heights for the mausoleums are limited to the heights depicted in the Master Plan Revision booklet described in condition no. 1 above. The heights of each mausoleum building shall be certified by a registered Civil Engineer and submitted to the Planning, Building and Code Enforcement Department prior to building permit final. 37. The family mausoleum on Inspiration Slope shall be located as shown on the Master Plan Revision so as not to impair views from the Peninsula Verde neighborhood.The Director of Planning, Building and Code Enforcement shall approve the exact location and height of this mausoleum building. 38. With the exception of the mausoleum building on Inspiration Slope, all mausoleum buildings shall not exceed 20-feet in height as measured from the average elevation of the finished grade at the front of the building to the highest point of the structure and 30-feet when measured from the lowest finished grade adjacent to the building to the highest point of the structure. 39. Temporary storage (up to 72-hours)of interment excavations is allowed provided that such excavation is stored within an appropriate container. P.C. Resolution No. 2008-47 Page 15 40. Finish slopes and grades shall not exceed 3:1. 41. On 4:1 or steeper slopes, erosion controlling plant material and other erosion control methods, such as jute netting, shall be required and installed. 42. Drought tolerant, low maintenance and erosion controlling landscaping is required in the western setback adjacent to the Pacifica Mausoleum expansion. 43. Landscaping and irrigation in all setbacks require review and approval by the Director of Planning, Building and Code Enforcement prior to installation. Irrigation systems shall be designed to provide adequate coverage with no over-spray, runoff, or excessive quantities of water output. Use of drip irrigation systems is required wherever possible. A low water use turf shall be used in all new lawn areas. Such landscape and irrigation plan for the setback areas shall be submitted to the Planning, Building and Code Enforcement for review and approval within 180 days of final approval of the Master Plan Revision. 44. On an annual basis, the applicant shall provide the City with copies of permits from the South Coast Air Quality Management District and Los Angeles County Fire Prevention Bureau for storage of fuel. The applicant shall also provide copies of permits from the Los Angeles County Fire Department, Hazardous Maintenance Division Section and Fire Prevention Bureau, for the chemicals stored in the embalming rooms in the Administration Building. Permits from the South Coast Air Quality Management District for the crematory must also be provided. 45. The applicant shall continue to provide for new employees, training programs on a regular basis, in accordance with Cal OSHA recommendations on the proper handling and safety requirements of equipment and material in the mortuary and crematory. 46. On an annual basis,the applicant shall provide the City with a copy of permits and/or licenses from the State Cemetery and Funeral Board. P.C. Resolution No. 2008-47 Page 16