PC RES 2012-023 P.C. RESOLUTION NO. 2012-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES RECOMMENDING THAT THE CITY COUNCIL
CONDITIONALLY APPROVE CASE NOS.SUB2012-00001 AND ZON2012-
00067 FOR A TENTATIVE TRACT MAP, CONDITIONAL USE PERMIT
AND GRADING PERMIT TO ALLOW THE CRESTRIDGE SENIOR
CONDOMINIUM HOUSING PROJECT (CASE NOS. ZON2012-00067 &
S U B2012-00001) LOCATED AT 5601 CRESTRIDGE ROAD (APN 7589-
013-009).
WHEREAS, on February 22, 2012, applications for an Environmental Assessment,
Conditional Use Permit, Grading Permit (Z0N2012-00067) and Tentative Tract Map
(SUB2OI2-00001)were submitted to the Community Development Department for 147,000
cubic yards of grading to accommodate a 60-unit senior (age restricted to 55 years and
above) condominium housing project on a vacant 9.76-acre parcel located at 5601
Crestridge Road (APN 7589-013-009); and,
WHEREAS, after the submittal of additional information, Staff deemed the project
applications complete on April 20, 2012, pursuant to the State Permit Streamlining Act
(PSA), Government Code Section 65920 et seq.; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulation, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Environmental Impact Report
(State Clearinghouse Number 2012051079) (the "EIR"); and,
WHEREAS,the City prepared an Initial Environmental Study(the"Initial Study")for
the Project pursuant to Section 15063 of the CEQA Guidelines, and on May 29, 2012, the
Initial Study (IS) and Notice of Preparation (NOP) was released to the public and public
agencies for a comment period of 31 days (through June 29, 2012). Further, a Public
Notice was mailed on May 29, 2012 to the 57 property owners that are within a 500-foot
radius from the subject property. Subsequently, the Notice was published in the Peninsula
News on May 31, 2012. Furthermore, the notice was posted on the City's website, and
emailed to the 587 email addresses that are registered on the llstserve for this project.
Lastly, a copy of the Initial Study was made available at the public counter at City Hall,
Hesse Park, the local libraries, and made available on the City's website for the public to
download and review; and,
WHEREAS, on June 26, 2012, the Planning Commission conducted a public
scoping meeting to provide a forum for agencies and members of the community to provide
verbal comments on the IS/NOP, at which time the Planning Commission extended the
comment period through July 12, 2012; and,
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WHEREAS, after the NOP comment period ended, the Draft EIR was prepared
taking various comments into account. After completing the Draft EIR, the document was
made available to the public on August 21, 2012 for a 48-day public comment period that
concluded on October 8, 2012; and,
WHEREAS, on September 26, 2012 the Planning Commission held a public
comment session to provide the public with an opportunity to submit verbal comments, in
addition to the typical written comments, on the Draft EIR; and,
WHEREAS, On October 25, 2012, the Final EIR was completed and Notice was
provided via mail and publication in the PV Peninsula News that a public hearing was
scheduled with the Planning Commission on November 13, 2012 to review the Final EIR
and the entitlement applications for the proposed project. Subsequently, a notice was
emailed to the 611 people registered on the City's listserve for this project; and,
WHEREAS, after notice was issued pursuant to the requirements of the Rancho
Palos Verdes Development Code and CEQA,the Planning Commission held a duly noticed
public hearing on November 13, 2012, at which time all interested parties were given an
opportunity to be heard and further present evidence regarding the entitlements associated
with the Project, the Final EIR and the responses to the comments received regarding the
Draft EIR; and,
WHEREAS, at the November 13,2012 Planning Commission meeting,the Planning
Commission directed Staff to include conditions to address lighting, landscaping,trail use,
and tower height, and return to the Planning Commission on December 11, 2012 with
Resolutions for consideration.
NOW,THEREFORE,THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The proposed project includes 60 age-restricted (aged 55+), for-sale
condominium units accessed by one driveway at the southwestern portion of the site. The
60 units will be located within 18 different buildings distributed throughout the site,where
some buildings will be two-story structures and others will be split-level, two-story
structures.
The proposed project also includes a 2,400 square foot community building for the
residents of the development; a community garden area for the residents at the northwest
portion of the site; an outdoor community recreation area at the northeast portion of the
site; and a series of public and private pedestrian trails. Three of the condominium units
are proposed to be made available to qualified very-low-income senior households in
accordance with the City's inclusionary affordable housing requirements contained in
Chapter 17.11 (Affordable Housing).
To facilitate the development, a total of 147,000 cubic yards of grading is proposed,which
includes 145,000 cubic yards of cut(143,000 cubic yards of export)and 2,000 cubic yards
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of fill. The topography of the site will be lowered by as much as approximately 38-feet on
the western side of the property to create a flatter and lower site. This grading will result in
the structures on the west side of the property being well below the maximum 16-foot
height limit, as measured from existing grade.
TENTATIVE TRACT MAP
Section 2: The Planning Commission makes the following findings of fact with
respect to the application for Vesting Tentative Tract Map No. 71878 to subdivide the 9.76-
acre site for a 60-unit, age-restricted (aged 55+), condominium project:
A. The proposed map and the design and improvement of the proposed
subdivision are consistent with the Rancho Palos Verdes General Plan. The
goal of the Urban Environment Element of the General Plan "to preserve and
enhance the community's quality living environment; to enhance the visual
character and physical quality of existing neighborhoods; and to encourage the
development of housing in a manner which adequately serves the needs of all
present and future residents of the community." Additionally, it is a policy of the
General Plan to "Review the location and site design of future institutional uses
very carefully to ensure their compatibility with adjacent sites". Furthermore, it is
a Housing Activity Policy of the City's General Plan to "[require)all new housing
developed to include suitable and adequate landscaping, open space, and other
design amenities to meet the community standards of environmental quality."
The proposed project meets this goal and these policies as it provides an
aesthetically pleasing senior housing project that is compatible with existing land
uses and serves the needs of residents within the community, and is consistent
with the City's vision for the site and surrounding area as evidenced by the
approved development pattern of senior housing to the west and east of the site;
Belmont Village and Mirandela, respectively. Lastly, based upon the proposed
60-unit project,the applicant shall be obligated to provide three(3)dwelling units
(or their equivalents) that are affordable to households with very low incomes.
B. The site is physically suitable for the type and density of development proposed
in that the subject property measures 9.76-acres in area and is sufficient in size
to accommodate the proposed Senior Housing Condominium Project. The
buildings are sufficiently spaced, the project provides for open space, outdoor
recreational areas for the future tenants, complies with applicable setbacks,and
has a density of approximately 6 units to the acre.
C. The design of the subdivision and the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat, nor are they likely to cause serious public health
problems. The subject property has never been developed and has remained a
vacant parcel. Further, there have been past approvals and proposals that call
out the subject property for the use that is now being proposed. There are no
sensitive plant or animal species; no known historical, archaeological or
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paleontological resources; and no known hazardous materials or conditions on
the subject property. In the event that any of these are encountered prior to or
during construction of the project, the recommended mitigation measures and
conditions of approval will reduce any potential impacts upon the environment,
fish and wildlife, sensitive habitats or public health to less-than-significant levels.
D. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of,
property within the proposed subdivision. There are no known public access
easements across the subject property that should be preserved as a part of this
project. However, since the City's Conceptual Trails Plan (CTP) calls for a trail
to connect Crestridge Road to Indian Peak Road below, the project will provide
and record a pedestrian trail easement through the development,consistent with
the City's CTP to connect Crestridge Road with the trails in the City's Preserve
property to the north adjacent to Indian Peak Road.
CONDITIONAL USE PERMIT
Section 3: The Planning Commission makes the following findings of fact with
respect to the application for a conditional use permit to; 1)establish a senior condominium
residential development project on the subject property; and, 2) to allow certain building
heights to exceed the Institutional District's development standards of 16'-0"tall and one-
story:
A. The site is adequate in size and shape to accommodate the proposed use and
for all of the yards, setbacks, walls, fences, landscaping and other features
required by Title 17(Zoning) or by conditions imposed under Section 17.60.050
• to integrate said use with those on adjacent land and within the neighborhood,
such as:
1. The proposed structures will comply with and exceed all of the required
setbacks of the Institutional zoning district.
2. Parking throughout the site will be provided to residents of the facility within
dedicated 2-car garages for each unit, and visitor parking will be available
throughout the site.
3. The proposed project will contain landscaping throughout the facility and will
be conditioned to minimize view impairment by requiring the landscaping to
be maintained, and the appearance of the buildings will not be apparent due
to the landscaping.
4. The subject site will be lowered by up to 38'from existing grade to create the
proposed building pads, internal roadway and parking area, and will create a
manageable slope for the site to accommodate the development, which
would continue to slope from west to east, but it would be less of a dramatic
slope. Further, lowering the site will bring the western portion of the project
closer in elevation to the adjacent Belmont Assisted Living facility,which was
also lowered substantially from its pre-construction grade; and, lowering the
site also reduces the height of the existing slopes along the roadway,which.
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will be planted as part of the project, and will minimize the use of retaining
walls along the street. Furthermore, lowering the site substantially and
reducing the height of some of the structures reduces the potential view
impacts over the site from the upslope residences to the south along
Mistridge Drive.
5. The building designs are of a residential character, with a mix of two-story
structures and split-level two story structures, and will be consistent with
other residential type structures along Crestridge Road, such as the Belmont
Assisted Living Facility, Mirandela Senior Apartments, and the Canterbury
Congregate Care Facility, as well as the residential character of the existing
single-family residential neighborhoods to the east and south of the site.
B. The site for the proposed use relates to streets and highways sufficient to carry
the type and quantity of traffic generated by the subject use. The project takes
direct access from Crestridge Road, a collector roadway connecting Crenshaw
Boulevard and Highridge Road. The project plans and traffic study have been
reviewed by the City's traffic engineer. The traffic study considered five
intersections and focused on assessing potential traffic impacts during the
morning and evening commute peak hours and found that the five(5) key study
intersections currently operate and are forecast to continue to operate at an
acceptable LOS with project implementation. The cumulative projects analysis
also found that the five (5) key study intersections are forecast to continue to
operate at an acceptable LOS with the addition of project generated traffic.
Construction traffic was also assessed since construction includes 143,000
cubic yards of export, and concluded that the increased traffic generated by the
project will not exceed the impact threshold. Lastly, sight distance impacts
related to the project's access way onto Crestridge Road is adequate due to a
mitigation measure limiting landscaping height and prohibiting curbside parking
along Crestridge Road within the identified sight visibility lines.
C. In approving the subject use for age-restricted (aged 55+),Senior condominiums
at the specific location, there will be no significant adverse effect on adjacent
property or the permitted use thereof. The use will not be in conflict with other
use in the area and will add to the mixture of housing types offered by providing
additional senior housing.
Since the project includes structures that exceed 16-feet above existing grade,
Staff conducted view analyses from various residences along Seaside Heights,
Mistridge, and Oceanridge Drives. The residences are located to the south of
the project site, and contain up to 180-degree views over the subject property.
The residences along Oceanridge and Seaside Heights Drives are at a
substantially higher elevation than the subject property, and the proposed
development will not project into their views. As a result, the proposed project
would not result in a significant impact to view (i.e., adverse effect) to the
residences along Seaside Heights and Oceanridge Drives.
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The residences along Mistridge Drive are lower in elevation than the residences
along Oceanridge Drive. Consequently, although they are higher in elevation
than the subject property, due to the topography of the area, these residences
do not have a view of the Santa Monica Bay; rather, their views are
predominantly of the Los Angeles basin over the subject property and in a
northeasterly direction over the abutting Mirandela Senior Housing Project. Staff
visited several residences along Mistridge Drive,which have been incorporated
into the Aesthetics section of the EIR with view simulations. There are 9
structures that are above the 16-foot height limit dispersed throughout the site as
follows:
a) four, 2-story split level structures that front along Crestridge Road;
b) one, 2-story split-level structure along the easternmost side of the
development;
c) one, 2-story split-level structure in the middle of the development;
d) one, 2-story structure in the middle of the development; and,
e) two, 2-story structures at the rear of the development.
Ultimately, of the 9 structures that are above the 16-foot height limit, the two-
story structures (a total of 3 that are identified as "d" and "e", above) result in
some type of view impairment, as the portions above the 16-foot height limit(i.e.,
16-feet above existing grade) impair a small portion of the city view at the bottom
of the view frames from the existing residences on Mistridge Drive. The
proposed structures that are along Crestridge Road and the eastern property
line (identified as "a" and "b", above) are at lower elevations than the other
structures on the site; as a result,these structures are in the foreground and will
not project into the view frames from the residences along Mistridge Road. The
remaining 3 structures along the rear of the development and in the middle of
the development (identified as "d" and "e", above) are also above the 16-foot
limit(i.e., 16-feet above existing grade). Since these buildings are located near
the center of the site, they are in the middle of the view corridors of the
properties along Mistridge Drive. The heights of these proposed structures,
coupled with the location within the view frames, makes them more apparent
and results in some type of view impairment from the residences along Mistridge
Drive. As a result, these buildings have been modified in the following manner:
• Reduce the plate heights of the structures containing units 19 thru 22, and
45 and 46 --This reduces the height of the buildings by up to 2-feet.
• Reduce the roof pitch from 3:12,to 1.75:12 for the structures containing units
19 thru 22, and 45 and 46—This reduces the height of the buildings by up to
1-foot
• Change the roofs on the eastern portions of the three buildings from gable
roofs to hip-pitched roofs This reduces the amount of horizontal projections
and opens up more view.
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The modifications will result in a reduction in the structure heights by 3-feet,
resulting in structures that are approximately 23-feet above finish grade, and
reduces the roof massing with incorporation of a hip on these buildings.
Consequently, these modifications minimize the view impairment such that the
buildings will minimally project into the city lights views while maintaining the
larger panoramic view from the residences along Mistridge Drive.
D. The proposed use is not contrary to the General Plan. Specifically, the goal of
the Urban Environment Element of the General Plan is "to preserve and
enhance the community's quality living environment; to enhance the visual
character and physical quality of existing neighborhoods; and to encourage the
development of housing in a manner which adequately serves the needs of all
present and future residents of the community." Additionally, it is a policy of the
General Plan to "Review the location and site design of future institutional uses
very carefully to ensure their compatibility with adjacent sites". Furthermore, it is
a Housing Activity Policy of the City's General Plan to "[require]all new housing
developed to include suitable and adequate landscaping, open space,and other
design amenities to meet the community standards of environmental quality."
The proposed project meets this goal and these policies as it provides an
aesthetically pleasing senior housing project that is compatible with existing land
uses and serves the needs of residents within the community, and is consistent
with the City's vision for the site and surrounding area as evidenced by the
approved development pattern of senior housing to the west and east of the site;
Belmont Village and Mirandela, respectively. Lastly, based upon the proposed
60-unit project,the applicant shall be obligated to provide three(3)dwelling units
(or their equivalents) that are affordable to households with very low incomes.
E. The subject property is not located within an overlay control district.
F. Conditions,which the Planning Commission finds to be necessary to protect the
health, safety and general welfare, have been imposed upon this project.
Specifically, as included in the Mitigation Monitoring Program and as shown in
the attached Exhibit A, and briefly described below, the project includes
conditions that address
• Limitations on the heights of walls and fences;
• Conditions regarding the placement and type of exterior light fixtures;
• Requirements for marking fire lanes and prohibiting parking therein;
• Requirements for compliance with the City's attached unit development
standards regarding the transmission of sound and vibration through
common walls and floors;
• Requirements for dedication of an easement for trail purposes, consistent
with the Conceptual Trails Plan.
• Requirements for water-conserving landscaping and irrigation;
• Further limitations or restrictions on the height of foliage and trees; and,
• Restrictions on the number and types of signage for the project.
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• Limitations on the heights, roof types and roof pitches for the buildings
identified above.
Section 4: The Planning Commission makes the following findings of fact with
respect to the application for a Grading Permit for 147,000 cubic yards of grading related to
the development of the proposed condominium project:
A. The grading does not exceed that which is necessary for the permitted primary
use of the lot, as defined in Section 17.96.2210 of the Development Code. The
proposed project encompasses 147,000 cubic yards of total earth movement
(cut and fill combined) throughout the 9.76-acre parcel. The grading will
substantially lower the existing topography in an effort to maintain views over the
subject property. The site will be lowered by approximately 38-feet on the west
side of the site, which will result in structures that are lower than the existing
topography. Grading of the entire site will occur,and will serve to accommodate
the various structures on-site, the internal roadway that will loop through the
development, the community building and the outdoor recreation area. Since
the intent of the grading is primarily to lower the site's topography,there will be
143,000 cubic yards of export. The export will lower the site to provide a better
designed project and will allow the majority of the buildings to be set lower on
the site than could be allowed "by right" without the proposed grading (or with
less grading).
B. The grading and/or related construction does not significantly adversely affect
the visual relationships with, nor the views from, neighboring properties. The
proposed grading results in most structures being lower than would be permitted
"by right" without the proposed grading. Furthermore, while there is some fill
throughout the site, no fill under buildings is necessary and the proposed project
will not significantly affect the visual relationships with, nor the views from
neighboring properties.
C. The nature of the grading minimizes disturbance to the natural contours, and
finished contours are reasonably natural. The existing site topography slopes
from west to east, and the topography is higher than the adjacent developments
(i.e., Belmont and Mirandela). Artificial fill has been identified at the site,which
was placed during grading operations for the construction of Crestridge Road
along the southerly property line. The site also slopes up from Crestridge Road
to the middle of the site, then slopes down towards the City's Reserve property
to the north. Thus, some of the slopes on the site appear to have been
manmade and are not natural. Nonetheless, the majority of the grading is to
lower the site, and in doing so the resulting structures will be in line with the
developments on either side, which slopes down from west to east. Due to the
existing topography of the site, which is convex in shape, the grading will also
prepare the site for development. The existing contours will be removed, but the
finished contours will ensure a gentler sloping site that continues to slope from
west to east.
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•
D. While portions of the topographic features appear to be man-made as a result of
the construction of surrounding roadways, and not of a natural topographic
feature, the proposed project still considers the topographic features and
appearances of the existing site by creating new slopes that are similar to the
existing slopes. There will continue to be a transitional slope up to Belmont and
down to Mirandela, which aid in creating a stepped development that is in line
with the adjacent developments. As a result, the proposed development would
not be topographically out of scale with the surrounding area.
E. The required finding that, for new single-family residences, the grading and/or
related construction is compatible with the immediate neighborhood character,
as defined in Section 17.02.040(A)(6) of the Development Code, is not
applicable because the proposed project is not a new single-family residence.
F. In new residential tracts,the grading includes provisions for the preservation and
introduction of plant materials so as to protect slopes from soil erosion and
slippage, and minimize visual effects of grading and construction on hillside
areas. The proposed project is a new residential tract, although it is not a single
family subdivision. This intent of this finding is to minimize the visual impacts
and disturbance of existing vegetation that commonly occurs with cut-and-fill
grading of terraced single-family neighborhoods. The grading will lower the site
and will result in a development that steps down from west to east such that
there is an aesthetic symmetry linking the developments on either side. As a
result,the slopes and pervious areas will contain landscaping to prevent erosion
and create an aesthetically pleasing site. Further, the landscaping will be
conditioned so as to prevent foliage from growing above the heights of the
buildings and creating view impairment to the residents to the south of the site.
Thus, as proposed and conditioned, adequate landscaping will be provided
throughout the site to make the project less apparent.
G. The grading utilizes street designs and improvements which serve to minimize
grading alternatives and harmonize with the natural contours and character of
the hillside. The proposed project involves a private roadway that loops within
the development to provide access to the various buildings, and includes one
ingress/egress point along Crestridge Road. The street will slope with the
resulting topography and will be of a width that can accommodate two-way
traffic,will prohibit street parking, and will accommodate emergency personnel.
Lastly, beside the ingress/egress driveway along Crestridge Road, the interior
roadway will not be visible from the public rights-of-way.
H. The grading would not cause excessive and unnecessary disturbance of natural
landscape or wildlife habitat through removal of vegetation. A Biological
Resources Assessment was performed for the EIR. According to the
assessment, the subject property is regularly cleared and maintained through
disking and grubbing. As such, there is no protected habitat(CSS) present on
site. Further, non-native vegetation is present on the site, which provides for
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poor habitat for wildlife species. The site is, however, adjacent to the City's
Reserve property. As such,there are mitigation measures proposed to minimize
disturbance and impacts to the City's Reserve, which includes native
landscaping, especially for those areas that abut the City's Reserve.
The proposed project is inconsistent with 3 of the grading criteria contained
within Municipal Code Section 17.76.040(E)(9) pertaining to grading on slopes
over 35% steepness, maximum finished slopes, and maximum depth of cut or
fill.
However, a deviation from the criteria regarding grading on slopes greater than
35% is hereby approved because the grading will not threaten the public health,
safety and welfare, since development of the subject site will require City
Geologist approval and building permits that will ensure that the proposed
project will not threaten public health, safety and welfare.
Furthermore, a deviation to the criteria regarding maximum finished slopes and
maximum depth of cut and fill is hereby approved because unusual topography,
soil conditions, previous grading or other circumstances make such grading
reasonable and necessary. However, it is important to consider that the subject
site is a vacant parcel with undulating topography and some un-compacted fill
material that must be exported in order to render the site buildable. Lastly,
grading down of the site provides better views and a better visual representation
of the project and consistency with the surrounding areas are circumstances that
warrant approval of the increased depth of cut and fill.
In regards to a deviation in the grading criteria regarding maximum finished
slopes, upslope retaining wall heights,and restricted grading areas,the Planning
Commission finds that:
a) The criteria of subsection (E)(1)through (E)(8) of Municipal Code Section
17.76.040 satisfied, as noted in A through E above.
b) The project is consistent with the purpose of the Grading Permit, which is
1) to permit reasonable development of land, 2) ensure the maximum
preservation of natural scenic character of the area consistent with
reasonable economic use of the property, 3)ensure that the development
of land occurs in a manner harmonious with adjacent lands, and 4)ensure
that the project is consistent with the General Plan. Specifically, the
proposed project will lower the site while maintaining a similar topographic
configuration of a flatter area with slopes,thereby helping to preserve views
over the site and not cause visual impacts,which will develop the site in a
manner harmonious with adjacent lands. In doing so the project permits
the reasonable development of land while maintaining the natural scenic
character.
c) Departure from the standards in subsection (E)(9) of Municipal Code
Section 17.76.040 will not constitute a grant of special privileges
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inconsistent with the limitations upon other properties in the vicinity.
Lowering the site will ensure less than significant view and visual impacts.
Development proposals on large vacant parcels with these types of actions
are consistent with prior actions on other Institutional uses along Crestridge
Road, namely the Belmont Assisted Living Facility and the Mirandela
Senior Affordable Housing projects wherein those sites were also lowered
substantially for the same purposes. Lastly, departure from the standards
of subsection (E)(9) of Municipal Code Section 17.76.040 will not be
detrimental to the public safety nor to other properties, because a
geological report for this project has been submitted to and approved by
the City geologist.
Section 5: Any interested person aggrieved by this decision or by any portion of
this decision may appeal to the City Council. Pursuant to Sections 16.08.020, 17.60.060,
17.68.040(0) and 17.76.040(H) 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 January 7, 2013.
Section 6: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby recommends that the City Council
conditionally approve Tentative Tract Map No. 71878, Conditional Use Permit,and Grading
Permit (Planning Case Nos. SUB2012-00001 and ZON2012-00067), in conjunction with
certification of an Environmental Impact Report,to allow the subdivision of a 9.76-acre site
into sixty (60), age-restricted (aged 55+), senior condominium units, located at 5601
Crestridge Road (APN 7589-013-009), subject to the recommended conditions of approval
in the attached Exhibit 'A'.
P.C. Resolution No. 2012-23
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PASSED, APPROVED, AND ADOPTED this 11t" day of December 2012, by the
following vote:
AYES: Commissioners Gerstner, Leon, Vice-Chairman Emenhiser, Chairman Tetreault
NOES: None
ABSTENTIONS: None
ABSENT: Commissioners Lewis, Nelson, Tomblin
RECUSALS: None
Pa LI Te reau t
Planning Commission Chairman
A
Joel Rojas, Al
Communit De elop "Director; and,
Secretary t. th Planning Commission
P.C. Resolution No. 2012-23
page-1I 14 4
EXHIBIT 'A' TO PC RESOLUTION 2012-23
CONDITIONS OF APPROVAL
FOR CONDITIONAL USE PERMIT, GRADING PERMIT,
AND TENTATIVE TRACT MAP NO. 71878
(PLANNING CASE NOS. ZON2012-00067 & SUB2012-00001)
General
1. This approval is for the following:
A. A 60-unit, for-sale, age-restricted (55 years and older) condominium housing
complex, distributed amongst 18 individual buildings
B. Three (3) units affordable to "Extremely Low" and/or "Very Low" income
households in accordance with the City's Inclusionary Housing requirements.
C. A private and public trail system in open space areas on the north, and a
public trail through the development connecting Crestridge Road with the
public trail system in open space areas on the north.
D. A 13,000-square foot outdoor community recreation area located at the
northeastern corner of the site. The amenities for this area include a patio, a
community conversation and gathering stage, a sundeck and outdoor living
room, barbeque facilities, bocce ball courts, and picnic tables.
E. A 2,400 square-foot Community Service Center building and sundeck
providing secondary, centralized community amenities for the project's
residents. The Community Service Center building will provide a recreation
and lounge area for community gatherings, kitchen, computer center/business
room, office, fitness room, bathrooms, indoor and outdoor fireplaces, outdoor
living area, spa, barbeque and seating area. The Community Service Center
could also be used for community gatherings and as a social venue for regular
resident activities like movie nights, book clubs and cooking classes.
F. A gated vehicular access off of Crestridge Road. The vehicular entry gate
would have a key pad and call box.
G. A pedestrian entry tower and access point adjacent to the gated vehicular
access.
H. An internal private street that is a minimum of 26 feet wide.
I. A total of 31 guest parking spaces distributed throughout the site to
supplement the two-car garages available for each condominium unit.
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J. A community garden area at the northwest portion of the site (behind the
existing Belmont Assisted Living facility) for the residents and/or owners of the
Crestridge Senior Housing Condominium project.
2. Within ninety (90) days of this approval, 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.
3. The developer shall supply the City with one mylar, one copy, and an electronic
copy of the map after the final map has been filed with the Los Angeles County
Recorders Office.
4. This approval expires twenty-four (24) months from the date of approval of the
tentative tract map by the City Council, unless extended per the Subdivision Map
Act and Municipal Code. Any request for extension shall be submitted to the
Planning Department in writing prior to the expiration of the map.
5. Construction of the approved project shall substantially comply with the plans
originally stamped APPROVED; with the Institutional Zoning District; the mitigation
measures, conditions and development standards contained in PC Resolution No.
2012-22 and PC Resolution No. 2012-23; and, the Rancho Palos Verdes
Development Code.
6. The Community Development Director 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.
7. All mitigation measures contained in the approved Mitigation Monitoring and
Reporting Program (MMRP) contained in PC Resolution No. 2012-22 for the
Environmental Impact Report (EIR) shall be adhered to. The mitigation measures
are repeated herein under the appropriate subject heading, sometimes with
clarifying language that may differ from the MMRP. All costs associated with
implementation of the Mitigation Monitoring Program shall be the responsibility of
the Developer, and/or any successors in interest.
8. The Conditions of Approval contained herein shall be subject to review and
modification, as deemed necessary and appropriate by the Planning Commission
at a noticed public hearing held one year after issuance of a final Certificate of
Occupancy for the last building constructed. At the review hearing, the Planning
Commission may add, delete or modify any conditions of approval as deemed
necessary and appropriate. Notice of said review hearing shall be published and
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provided to owners of property within a 500' radius from the entire project's
boundary, 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. As part of the one year review, the Planning
Commission may consider and review compliance with all the conditions of
approval, assess any lighting and noise impacts, and address any other concerns
raised by Staff, the Commission and/or interested parties. If necessary, the
Planning Commission may impose more restrictive standards and conditions to
mitigate any impacts resulting from the review.
9. All private landscaping throughout the development shall be maintained so not
exceed the height of the line illustrated and depicted on the photographs taken
from 5623, 5649, and 5575 Mistridge Drive, and 5525 Seaside Heights Drive
(Exhibit B, to PC Resolution No. 2012-23).
10. Permitted hours and days for construction activity (other than the aforementioned
grading activity) are 7:00 AM to 7:00 PM, Monday through Saturday, with no
construction activity permitted on Sundays or on the legal holidays specified in
Section 17.96.920 of the Rancho Palos Verdes Municipal Code without a special
construction permit.
Tentative Tract Map No. 71878
11. The proposed project approval permits 60, age restricted (aged 55+) condominium
units on the existing 9.76-acre subject parcel as shown on Tentative Tract Map No.
71878, as approved by the City Council on , 2013.
12. Prior to submitting the Final Map for recordation, the subdivider shall obtain
clearances from affected departments and divisions, including a clearance from the
City's Engineer for the following items: mathematical accuracy, survey analysis,
correctness of certificates and signatures, etc.
13. The Final Map shall be in conformance with the lot size and configuration shown
on the Tentative Tract Map.
14. Prior to approval of the Final Map, copies of the Covenants, Conditions and
Restrictions (CC&R's) shall be submitted for the review of the Director and the City
Attorney. Said CC&R's shall reflect the applicable conditions of approval
contained in this Resolution. All necessary legal agreements, including
homeowners' association, deed restrictions, covenant, dedication of development
rights, public easements and proposed methods of maintenance and perpetuation
of drainage facilities and any other hydrological improvements shall be submitted
for review and approval prior to the approval of the Final Map.
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County Recorder
15. If signatures of record title interests appear on the final map, the developer shall
submit a preliminary guarantee. A final guarantee will be required at the time of
filing of the final map with the County Recorder. If said signatures do not appear
on the final map, a preliminary title report/guarantee is needed that covers the area
showing all fee owners and interest holders. The account for this preliminary title
report guarantee shall remain open until the final map is filed with the County
Recorder.
Public Works and City Engineer Conditions
16. Subject to review and approval by the Director of Public Works, prior to final
certificate of use and occupancy, the following items shall be addressed:
• Sidewalk must be constructed on Crestridge Road that provides for a total
sidewalk width of 6' from Face of Curb to Back of Sidewalk (to match
existing conditions on Crestridge Road).
• Relocate electrical facilities along Crestridge Road to provide for 4' clear
sidewalk access to match other updated facilities and to adhere to ADA.
• Provide for ADA compliant access across the top of the proposed site
entry driveway on Crestridge Road.
• Indicate the ADA path of travel from Crestridge Rd. throughout the interior
of the site.
• Any other requirements made by the Public Works Department in
reviewing the construction plans.
17. Per the Department of Public Works and subject to approval by the Director of
Public Works, the Applicant shall ensure the following to the satisfaction of the
Public Works Director:
• No above ground utilities permitted in the Public Right of Way.
• All utilities must be outside of the driveway approach (minimum 2 feet
away from driving edge).
• Only cement concrete or asphalt concrete surface are allowed in the
ROW.
• The engineer shall provide a longitudinal profile of the driveway approach
and driveway centerline depicting vertical curves and slopes.
• Driveway approach slope and details needs to comply with APWA STD
PLAN 110-0 (latest edition) and other applicable drawings.
• Prior to the issuance of a grading permit, a complete hydrology and
hydraulic study (include off-site areas affecting the development) shall be
prepared by a qualified civil engineer and approved by the City Engineer.
The report shall include detail drainage conveyance system including
applicable swales, channels, street flows, catch basins, and storm drains
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which will allow building pads to be safe from inundation by rainfall runoff
which may be expected from all storms up to and including the theoretical
100-year flood.
• It is the property owner's responsibility to maintain any landscaping in the
abutting public right-of-way and keep it in a safe condition.
• Any cuts made into the existing asphalt roadway of Crestridge Road will
require full width resurfacing of the road for a length to be determined by
the Director of Public Works or his designee.
• All damaged curb and gutter, sidewalk, and asphalt in front of the
proposed property must be removed and replaced in kind.
• All ADA improvements shall be completed by the developer in the ROW.
• Catch basins shall have "NO Dumping-Drain to Ocean" painted on them in
the ROW and on the property.
• Filtering and Water Quality devices shall be installed in all storm drain
inlets, including existing catch basins where a connection to the
development's system is required.
• Plans shall provide Best Management Practices (BMP's) and Water
Quality Management Plan (WQMP).
• Plans shall provide Sewer connection information, and shall be approved
by LA County Public Works Department prior to approval by the City of
Rancho Palos Verdes.
• Plans shall provide clear sight triangle at driveway per Caltrans standards.
Sewers
18. A bond, cash deposit, or other City approved security, shall be posted prior to
recordation of the Final Map or start of work, whichever occurs first, to cover
costs for construction of and connection to a sanitary sewer system, in an
amount to be determined by the Director of Public Works.
19. Prior to approval of the final map, the subdivider shall submit to the Public Works
Director a written statement from the County Sanitation District approving the
design of the tract with regard to the existing trunk line sewer. Said approval
shall state all conditions of approval, if any, and state that the County is willing to
maintain all connections to said trunk lines.
20. Approval of this subdivision of land is contingent upon the installation, dedication
and use of local main line sewer and separate laterals to serve each unit of the
land division.
21. Sewer easements may be required, subject to review by the City Engineer, to
determine the final locations and requirements.
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22. Prior to construction, the subdivider shall obtain approval of the sewer
improvement plans from the County Engineer Sewer Design and Maintenance
Division.
Water
23. Prior to recordation of the Final Map or prior to commencement of work,
whichever comes first, the subdivider must submit a labor and materials bond in
addition to either:
a. An agreement and a faithful performance bond in the amount estimated by
the City Engineer and guaranteeing the installation of the water system; or
b. An agreement and other evidence satisfactory to the City Engineer
indicating that the subdivider has entered into a contract with the serving
water utility to construct the water system, as required, and has deposited
with such water utility security guaranteeing payment for the installation of
the water system.
24. There shall be filed with the City Engineer a statement from the water purveyor
indicating that the proposed water mains and any other required facilities will be
operated by the water purveyor and that, under normal operating conditions, the
system will meet the needs of the developed tract.
25. At the time the final land division map is submitted for checking, plans and
specifications for the water systems facilities shall be submitted to the City
Engineer for checking and approval, and shall comply with the City Engineer's
standards. Approval for filing of the land division is contingent upon approval of
plans and specifications mentioned above.
26. The project shall be served by adequately sized water system facilities that shall
include fire hydrants of the size and type and location as determined by the Los
Angeles County Fire Department. The water mains shall be of sufficient size to
accommodate the total domestic and fire flows required for the land division. The
City Engineer shall determine domestic flow requirements. Fire flow
requirements shall be determined by the Fire Department and evidence of
approval by the Fire Chief is required.
27. Framing of structures shall not begin until after the Los Angeles County Fire
Department has determined that there is adequate firefighting water and access
available to said structures.
28. Prior to issuance of the first building permit, the applicant shall ensure that
construction plans and specifications for the project include the following interior
water-conservation measures:
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• Reduce water pressure to 50 pounds per square inch or less by means of
a pressure-reducing valve;
• Install water-conserving clothes washers;
• Install water-conserving dishwashers and/or spray emitters that are
retrofitted to reduce flow; and,
• Install one-and-one-half gallon, ultra-low flush toilets.
29. Prior to issuance of the first building permit, the applicant shall submit landscape
and irrigation plans for the common open space areas for the review and
approval of the Community Development Director. if the Community
Development Director utilizes a landscape consultant to review the plans, the
applicant shall be responsible for all costs associated with said view. Said plans
shall incorporate, at a minimum, the following water-conservation measures:
• Extensive use of native plant materials.
• Low water-demand plants.
• Minimum use of lawn or, when used, installation of warm season grasses.
• Grouped plants of similar water demand to reduce over-irrigation of low
water demand plants.
• Extensive use of mulch in all landscaped areas to improve the soil's water-
holding capacity.
• Drip irrigation, soil moisture sensors, and automatic irrigation systems.
• Use of reclaimed wastewater, stored rainwater or grey water for irrigation.
In addition, the landscaping plan shall include the following:
• A pesticide management plan to control the introduction of pesticides into
site runoff. The pesticide management plan shall be approved by the
Director of Public Works.
• Landscaping at or near the proposed driveway that does not obstruct a
driver's clear line of site to the satisfaction of the City's Public Works
Department.
• Foliage/trees are of a type of species than can be maintained so as not to
exceed the height of the line illustrated and depicted on the photos in
Exhibit B, to Resolution No. 2012- , which are the highest visible roof
ridgelines of the development.
Drainage
30. All drainage swales and any other on-grade drainage facilities, including gunite,
shall be of an earth tone color approved by the Community Development Director
prior to building permit final of the last building.
31. Site surface drainage measures included in the project's geology and soils report
shall be implemented by the project developer during project construction.
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32. Subject to review and approval by the City's Public Works Department and
Building and Safety Division, prior to issuance of any grading permit, the project
proponent shall submit a stormwater management plan which shows the on-site
and off-site stormwater conveyance system that will be constructed by the project
proponent for the purpose of safely conveying stormwater off of the project site.
These drainage structures shall be designed in accordance with the most current
standards and criteria of the Director of Public Works and Los Angeles County
Department of Public Works to ensure that default drainage capacity is
maintained. The plan shall also show whether existing stormwater facilities off
the site are adequate to convey storm flows.
33. In accordance with the Clean Water Act, the developer shall coordinate with the
Regional Water Quality Control Board (RWQCB) regarding the required National
Pollutant Discharge Elimination System (NPDES) permit for the project. The
developer shall obtain this permit and provide the City with proof of the permit
before construction activities begin on the project site.
34. Appropriate Best Management Practices (BMPs), including sandbags, shall be
used to help control runoff from the project site during project construction
activities.
35. In accordance with the Clean Water Act, the project proponent shall coordinate
with the Regional Water Quality Control Board (RWQCB) on the preparation of a
Stormwater Pollution Prevention Plan (SWPPP)for the proposed project.
36. Prior to issuance of any grading permit, the City's NPDES consultant shall review
and approve the project to ensure that the project will comply with all applicable
requirements for the control and treatment of erosion and run-off from the project
site.
Streets
37. Prior to recordation of the final tract map, the applicant shall post a bond or other
security acceptable to the Director of Public Works for any approved
improvements within the public right-of-way of Crestridge Road.
38. The contractor shall be responsible for repairs to any neighboring streets in the
City of Rancho Palos Verdes (those streets to be determined by the Director of
Public Works) which may be damaged during development of the project. Prior
to issuance of a grading permit, the developer shall post a bond, cash deposit or
City approved security, in an amount determined by the Director of Public Works
to be sufficient to cover the costs to repair any damage to streets or appurtenant
structures as a result of this development. Said streets shall be videotaped by
•
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the applicant and submitted to the Public Works Department on CD prior to
issuance of a grading permit.
39. Prior to issuance of any Certificate of Occupancy for the project, and subject to
review and approval by the Director of Public Works, the Applicant shall be
responsible for installing 1) a "STOP" sign and stop bar at the project driveway
that intersects with Crestridge Road. This feature shall be shown on all project
plans submitted for building permit review. (Mitigation Measure T-4)
Subject to review and approval by the Director of Public Works and the Sherriffs
Department, the text of said sign shall be worded in such a way and the location
of said sign shall be placed in such a way that the sign will be enforceable by the
Sherriffs Department.
40. Landscaping, walls or other site improvements at or near the proposed project
driveway shall not obstruct a driver's clear line of sight, to the satisfaction of the
Director of Public Works. (Mitigation Measure T-4)
41. On-street parking shall be prohibited along the property frontage within the
identified sight visibility lines as determined by the Public Works Director.
(Mitigation Measure T-4)
Survey Monumentation
42. Prior to recordation of the Final Map, a bond, cash deposit, or combination
thereof shall be posted to cover costs to establish survey monumentation in an
amount to be determined by the City Engineer.
43. Within twenty-four (24) months from the date of filing the Final Map, the
developer shall set survey monuments and tie points and furnish the tie notes to
the City Engineer.
44. All lot corners shall be referenced with permanent survey markers in accordance
with the City's Municipal Code.
45. All corners shall be referenced with permanent survey markers in accordance
with the Subdivision Map Act.
Street Names and Unit Numbering
46. Any street names and/or unit numbering by the developer must be approved by
the City Engineer.
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Grading
47. Prior to recordation of the final map or the commencement of work, whichever
occurs first, a bond, cash deposit, or combination thereof, shall be posted to
cover the costs of grading in an amount to be determined by the City Engineer.
48. Permitted hours and days for grading of the site, including site preparation,
import and export, shall be limited to the hours between 8:15 AM and 4:15 PM,
Monday through Friday, with no such activities permitted on Saturdays, Sundays
or on the legal holidays specified in Section 17.96.920 of the Rancho Palos
Verdes Municipal Code without a special construction permit.
49. Prior to issuance of a grading permit by Building and Safety, the applicant shall
submit to the City a Certificate of Insurance demonstrating that the applicant has
obtained a general liability insurance policy in an amount not less than 5 million
dollars per occurrence and in the aggregate to cover awards for any death,
injury, loss or damage, arising out of the grading or construction of this project by
the applicant. Said insurance policy must be issued by an insurer with a
minimum rating of A-VII by Best's Insurance Guide. Said insurance shall not be
canceled or reduced during the grading or construction work and shall be
maintained in effect for a minimum period of one (1) year following the final
inspection and approval of said work by the City, and without providing at least
thirty(30) days prior written notice to the City.
50. Approval of the project shall allow a total of 147,000 cubic yards of earth
movement, consisting of 145,000 cubic yards of cut and 2,000 cubic yards of fill,
of which 143,000 cubic yards will be exported from the site. Any revisions that
result in a substantial increase to the aforementioned grading quantities shall be
reviewed and approved by the City Council as a revision to the grading
application.
51. The construction of three retaining walls shall be permitted as part of the
proposed project. These include one, 6-foot high upslope retaining wall behind
each of the three structures on the west side of the development, as illustrated
on the approved plans. Subject to review and approval by the Community
Development Director, and prior to issuance of any permits, the Applicant shall
provide a landscape plan and/or other plan showing how the retaining walls will
be aesthetically screened by use of landscaping and wall materials that are
aesthetically pleasing.
52. A construction plan shall be submitted to the Community Development Director
prior to issuance of a grading permit. Said plan shall include but not be limited
to: limits of grading, estimated length of time for rough grading and
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improvements, location of construction trailer, location and type of temporary
utilities. The use of rock crushers shall be prohibited.
53. Prior to filing the Final Map, a grading plan shall be reviewed and approved by
the City Engineer and City Geologist. This grading plan shall include a detailed
engineering, geology and/or soils engineering report and shall specifically be
approved by the project's California State Licensed geologist and/or soils
engineer and show all recommendations submitted by them. It shall also be
consistent with the tentative map and conditions, as approved by the City.
54. Grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining
Walls", and Chapter 70, "Excavation and Grading of the Uniform Building Code".
55. Prior to issuance of a grading permit, haul routes used to transport soil exported
from the project site shall be approved by the Director of Public Works to
minimize exposure of sensitive receptors to potential adverse noise levels from
hauling operations. In reviewing the haul route, the Public Works Director shall
take into account and consideration the school traffic along the haul routes, and
shall have the ability to modify the approved haul route, modify the hours of the
grading operation, and impose any traffic-control conditions in the interest of
public safety, if deemed necessary.
56. The following shall be implemented during construction to minimize emissions of
NOx associated with diesel-fuelled construction equipment.
a) All diesel construction equipment shall meet Interim Tier 4 EPA emission
standards.
b) Construction contractors shall minimize equipment idling time throughout
construction. Engines shall be turned off if idling would be for more than
five minutes.
c) Equipment engines shall be maintained in good condition and in proper
tune as per manufacturers' specifications.
d) The number of pieces of equipment operating simultaneously shall be
minimized.
e) Construction contractors shall use alternatively fueled construction
equipment (such as compressed natural gas, liquefied natural gas, or
electric), when feasible.
f) The engine size of construction equipment shall be the minimum practical
size.
h) Heavy-duty diesel-powered construction equipment manufactured after
1996 (with federally mandated clean diesel engines) shall be utilized
wherever feasible.
i) During the smog season (May through October), the construction period
should be lengthened as permitted by the City's Municipal Code so as to
minimize the number of vehicles and equipment operating at the same
time. (Mitigation Measure AQ-1(a))
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57. The following shall be implemented during construction to minimize fugitive dust
emissions:
a) All exposed, disturbed, and graded areas onsite shall be watered three
times (3x) daily until completion of project construction to minimize the
entrainment of exposed soil.
b) Pre-grading/excavation activities shall include watering the area to be
graded or excavated before commencement of grading or excavating
activities. Application of water (preferably reclaimed, if available) should
penetrate sufficiently to minimize fugitive dust during grading activities.
c) Fugitive dust produced during grading, excavation, and construction
activities shall be controlled by the following activities:
• Trucks transporting material on and off the site must be tarped from
the point of origin or must maintain at least one feet of freeboard.
• All graded and excavated material, exposed soil areas, and active
portions of the construction site, including unpaved on-site
roadways, shall be treated to prevent fugitive dust. Treatment shall
include, but not necessarily be limited to, periodic watering,
application of environmentally-safe soil stabilization materials,
and/or roll-compaction as appropriate. Watering shall be done as
often as necessary and reclaimed water shall be used whenever
possible.
d) Ground cover must be replaced'in disturbed areas as quickly as possible.
e) During periods of high winds (i.e., wind speed sufficient to cause fugitive
dust to affect adjacent properties), all clearing, grading, earth moving, and
excavation operations shall be curtailed to the degree necessary to
prevent fugitive dust from being an annoyance or hazard, either off-site or
on-site.
f) The contractor must provide adequate loading/unloading areas that limit
track-out onto adjacent roadways through the utilization of wheel washing,
rumble plates, or another method achieving the same intent.
g) Adjacent streets and roads shall be swept at least once per day,
preferably at the end of the day, if visible soil material is carried over to
adjacent streets and roads.
h) Personnel involved in grading operations, including contractors and
subcontractors, shall wear respiratory protection in accordance with
California Division of Occupational Safety and Health regulations.
i) All residential units located within 500 feet of the construction site must be
sent a notice regarding the construction schedule of the proposed project.
A sign legible at a distance of 50 feet must also be posted in a prominent
and visible location at the construction site, and must be maintained
throughout the construction process. All notices and the signs must
indicate the dates and duration of construction activities, as well as
provide a telephone number where residents can inquire about the
construction process and register complaints.
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j) Visible dust beyond the property line emanating from the project must be
prevented to the maximum extent feasible.
k) Signs shall be posted on-site limiting construction traffic to 15 miles per
hour or less.
I) Dust control requirements shall be shown on all grading plans.
m) These control techniques must be indicated in project specifications.
Compliance with the measure shall be subject to periodic site inspections
by the City. (Mitigation Measure AQ-1(b))
Common Area Improvements and CC&Rs
58. The community garden area at the northwest portion of the site shall not be
planted with any type of trees, including but not limited to citrus trees, avocado
trees, etc. The individual gardens in this area shall not be enclosed with any
fencing taller than 42-inches in height.
59. All common area landscaping throughout the development shall be maintained
so not exceed the height of the line illustrated and depicted on the photographs
taken from 5623, 5649, and 5575 Mistridge Drive, and 5525 Seaside Heights
Drive (Exhibit B, to Resolution No. 2012-23).
60. The Community Service Center shall not be rented to or used by non-residents
or non-owners of the community. Additionally, the Center shall be closed daily
by no later than 10pm.
61. The entry tower shall be limited to a maximum height of 16-feet, as measured
from adjacent finish grade to the highest point of the structure.
62. An improved public pedestrian access trail shall be provided through the
community and maintained by the developer and subsequent HOA. Specifically,
the trail system shall be provided for the general public that connects Crestridge
Road to the Vista del Norte Trail and the Indian Peak Loop Trail located on the
City's Reserve property to the north.
63. The pedestrian access point at the entry tower shall not contain a gate or other
similar enclosure that would prevent the general public from entering, or feeling
restricted from entering, the site to access the trailheads at the rear of the
property or the trails located on the City's Reserve property to the north. Further,
public access shall not be impeded by any gate, fence, or improvement along the
entire length of the public trail easement.
64. The public trail shall be limited to pedestrian use only; and shall facilitate and
ensure public access through the community to the trails in the Vista del Norte
Reserve to the north.
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65. The trail portions at the north of the development that connect to the City trails
shall be constructed using decomposed granite or other material approved by the
Community Development Director and maintained by the developer and
subsequent HOA.
66. Directional signage shall be posted along the entire length of the public trail to
guide the general public through the development and to the two trials identified
above. The location and signage design shall be approved by the Community
Development Director prior to installation
67. Any temporary or permanent project signage shall require the approval of a sign
permit by the Community Development Director, and shall be consistent with the
provisions of Section 17.76.050(E)(2).
68. No parking shall be allowed on the internal private street.
69. The internal private street shall be maintained by the developer and subsequent
HOA.
70. A minimum of 31 guest parking spaces shall be provided and maintained
throughout the development.
Lighting:
71. All exterior lighting shall be in compliance with the standards of Section
17.56.040 of the Rancho Palos Verdes Development Code.
72. Prior to Building Permit issuance, the applicant shall submit a final site lighting
plan, prepared by a lighting consultant, for the review and approval of the
Community Development Director. The lighting plan shall include the location,
height, number of lights, foot candles by area and, estimates of maximum
illumination on site with no spill/glare at the property line. The lighting color
temperature shall be limited to a range between 2,700 to 3,700 Kelvin for lights.
The lighting plan shall also demonstrate that all lighting fixtures on the buildings
and throughout the entire project site are designed and installed so as to contain
light on the subject property and not spill over or be directed toward adjacent
properties or public rights-of-way. The light source on each fixture shall be
shielded such that the light source is not visible from the public rights-of-way or
adjacent properties.
73. Exterior lighting fixtures in the landscape area shall be low, downcast, bollard-
type fixtures, not to exceed forty-two 42" inches in height and shall employ
downcast and shielded lumieres.
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74. No one light fixture shall exceed 1,200 watts, and the light source shall not be
directed toward or result in direct illumination of an adjacent parcel of property or
properties other than upon which such light source is physically located. All
exterior lighting shall be arranged and shielded so as to prevent direct
illumination of abutting properties and to prevent distraction of drivers of vehicles
on public rights-of-way.
75. No outdoor lighting shall be permitted where the light source or fixture, if located
on a building is more than 7-feet above existing grade, adjacent to the building,
with the exception of ceiling lights in the ceilings above exterior covered
balconies.
76. Prior to issuance of a Certificate of Occupancy for each building, the applicant
shall request that the Director or his designee conduct an inspection of the site to
ensure that there is no spill-over of light onto adjacent properties or cause a
negative impact to adjacent properties or public rights-of-way and that the light
sources on each fixture are appropriately shielded such that the light source is
not visible from the public rights-of-way or adjacent properties. Upon
determination by the Director that any installed lighting creates an impact, the
property owner shall modify said lighting to the satisfaction of the Director.
77. All exterior lighting fixtures on the grounds, pathways and common areas,
including any street lights, shall not exceed 5 feet in height, as measured from
adjacent grade.
78. No internally-illuminated signage may be used on the project site.
79. All proposed lighting shall be shielded so that it is down-cast and does not create
any direct illumination impacts to off-site properties.
Street Names and Numbering
80. Any street names and/or house numbering by the developer must be approved
by the City Engineer.
Park, Open Space and Other Dedications
81. Prior to final tract map recordation, the applicant shall pay to the City a fee equal
to the value of parkland in lieu of the dedication of such land to the City, pursuant
to the provision of Section 16.20.100 of the Rancho Palos Verdes Municipal
Code.
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82. A pedestrian trail easement shall be dedicated to the City and recorded on the
Final Tract Map to connect Crestridge Road with the two existing trails located on
the City's Reserve property to the north. The trail portions at the north of the
development that are not associated with the trail network for project residents
shall be constructed using decomposed granite or other material approved by the
Community Development Director.
83. The community services building, internal roadway and public trail shall all be
constructed and completed to the satisfaction of the Community Development
Director, prior to the building permit final for the first condominium building.
Affordable Housing
84. The applicant shall construct three (3) units affordable to households with very
low incomes. The three (3) affordable units shall be similar in exterior
appearance, interior appointments, configuration and basic amenities (such as
storage space and outdoor living areas) to the market rate units in the proposed
project, as demonstrated to the satisfaction of the Community Development
Director prior to building permit final of the affordable units. Covenants and
agreements required by Chapter 17.11 of the City's Municipal Code must be
recorded against the three (3) affordable units, which shall be specifically
designated, concurrently with the recordation of the final map or the issuance of
the certificate of occupancy for the building, whichever occurs first.
Geology
85. Prior to the issuance of a building permit by the City's Building Official, the
applicant shall obtain final approval of the grading and construction plans from
the City's geotechnical consultant. This review shall include analysis of any
potential impacts resulting from the former landslide condition on the subject
property. The applicant shall be responsible for the preparation and submittal of
all soil engineering and/or geology reports required by the City's geotechnical
consultant in order to grant such final approval.
86. All geologic hazards associated with this proposed development shall be
eliminated or the City Geologist shall designate a restricted use area in which the
erection of buildings or other structures shall be prohibited.
87. Prior to issuance of grading or building permits, the developer shall submit a
Geology and/or Soils Engineer's report on the expansive properties of soils on all
building sites in the proposed subdivision. Such soils are defined by Building
Code Section 2904 (b).
P.C. Resolution No. 2012-23
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88. An as-built geological report shall be submitted for structures founded on
bedrock. An as-built soils and compaction report shall be submitted for
structures founded on fill as well as for all engineered fill areas.
89. Compliance with the recommendations included in the previous geotechnical
studies undertaken at the site shall be required. These recommendations include
maintenance of a uniform, near optimum moisture content in the slope soils, and
avoidance of over-drying or excess irrigation, which will reduce the potential for
softening and strength loss. In addition, slope maintenance shall include the
immediate planting of the slope with approved, deep rooted, lightweight, drought
resistant vegetation, as well as proper care of erosion and drainage control
devices, and a continuous rodent control program. Brow ditches and terraces
shall be cleaned each fall, before the rainy season, and shall be frequently
inspected and cleaned, as necessary, after each rainstorm. Access to the slopes,
including foot traffic outside of designated pedestrian footpaths, should be
minimized to avoid local disturbance to surficial soils. The City of Rancho Palos
Verdes Public Works Department shall review and approve all final plans for
slope maintenance prior to issuance of a grading permit. (Mitigation Measure
GEO-2(a))
90. The proposed retaining wall at the top of the existing cut slope at the eastern
boundary of the site shall be designed as a buried retaining wall to support the
project and underlying adverse geologic structure. The system requires a design
and depth of embedment that would safeguard onsite improvements in the event
the offsite slope failed. (Mitigation Measure GEO-2(b))
91. An as-graded geotechnical report shall be prepared by the project geotechnical
consultant following completion of grading. The report shall include the results of
in-grading density tests, and a map clearly depicting buttress fill keyway locations
and depths, removal area locations and depths, sub-drainage system locations
and depths and geological conditions exposed during grading. (Mitigation
Measure GEC -2(c))
92. If required by the final geotechnical report, as reviewed and approved by the City
Geologist, the applicant shall install permanent inclinometer stations at the site to
allow the northern slope to be monitored for possible movement following
implementation of the project. The number and location of the inclinometer
stations shall be determined by the City Geologist. The applicant shall submit a
record of inclinometer readings along with any recommendations from a
geotechnical engineer to the City every six months during the lifetime of the
project or until the City Geologist agrees that semi-annual readings are no longer
necessary. In addition, readings and geotechnical recommendations shall be
submitted to the City following a heavy rainfall month (>2 times average monthly
rainfall) or following a magnitude 5.0 or greater seismic event within 20 miles of
the project site. If the geotechnical engineer determines that sufficient movement
P.C. Resolution No. 2012-23
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has taken place that warrants further corrective or preventative action, the project
applicant shall be responsible for all expenses associated with the costs of
implementing any remediation recommended by the geotechnical engineer to
ensure that the slope remains stable. Further monitoring by inclinometers may be
required, if recommended by the geotechnical engineer or required by the City.
(Mitigation Measure GEO-2(d))
93. Prior to issuance of any Grading Permit or Building Permit, the project applicant
shall comply with all recommendations contained within the Geology and
Geotechnical Investigation prepared by Group Delta Consultants (2003)
including:
• Following grading, the expansion potential of the exposed subgrade shall
be tested. The design of foundations and slabs shall consider the high
expansion potential. Following completion of grading and until slabs and
footings are poured, the exposed soil and bedrock materials shall be
periodically wetted to prevent them from drying out. Pre-saturation is also
recommended. (Mitigation Measure GEO-3(a))
94. Suitable measures to reduce impacts from expansive soils could include one or
more of the following techniques, as determined by a qualified geotechnical
engineer and approved by the City Geologist:
• Excavation of existing soils and importation of non-expansive soils. All
imported fill shall be tested and certified by a registered Geotechnical
Engineer and certified for use as a suitable fill material; and
• On-site foundations shall be designed to accommodate certain amounts of
differential expansion in accordance with Chapter 18, Division III of the
UBC. (Mitigation Measure GEO-3(b))
Utilities
95. Prior to building permit issuance, the applicant shall provide evidence of
confirmation from the applicable service providers that provide water, wastewater
treatment and solid waste disposal, that current water supplies are adequate to
serve the proposed project.
96. Prior to building permit issuance, the applicant shall ensure that construction
plans and specifications for the project includes the following interior water-
conservation measures for the following plumbing devices and appliances:
Reduce water pressure to 50 pounds per square inch or less by means of a
pressure-reducing valve; Install water-conserving clothes washers; Install water-
conserving dishwashers and/or spray emitters that are retrofitted to reduce flow;
and, install one-and-one-half gallon, ultra-low flush toilets.
P.C. Resolution No. 2012-23
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97. All utilities to and on the property shall be provided underground, including cable
television, telephone, electrical, gas and water. All necessary permits shall be
obtained for their installation. Cable television shall connect to the nearest trunk
line at the developer's expense.
Biology:
98. Site disturbance, including brush clearance, shall be prohibited during the
general avian nesting season (February 1 — August 30), if feasible. If breeding
season avoidance is not feasible, a qualified biologist shall conduct a
preconstruction nesting bird survey to determine the presence/absence, location,
and status of any active nests on or adjacent to the project site. The surveys
shall be conducted by a qualified biologist approved by the Community
Development Department. The extent of the survey buffer area surrounding the
site shall be established by the qualified biologist to ensure that direct and
indirect effects to nesting birds are avoided. To avoid the destruction of active
nests and to protect the reproductive success of birds protected by MBTA and
the Fish and Game Code of California, nesting bird surveys shall be performed
twice per week during the three weeks prior to the scheduled vegetation
clearance. In the event that active nests are discovered, a suitable buffer (e.g.
30-50 feet for passerines) should be established around such active nests. No
ground disturbing activities shall occur within this buffer until the City-approved
biologist has confirmed that breeding/nesting is completed and the young have
fledged the nest. (Mitigation Measure BI0-3)
99. The following measures shall be employed as part of construction monitoring for
the site:
• Contractors shall be educated regarding the off-site Reserve and the need
to keep equipment and personnel within the project site prior to the
initiation of construction.
• Temporary construction fencing shall be placed at the planned limits of
disturbance adjacent to the Reserve. (Mitigation Measure BIO-4(a))
100. No species listed in the Cal-IPC Invasive Plant Inventory (2006) or identified as
potentially invasive ornamental species in the Rancho Palos Verdes NCCP
Subarea Plan (2004) will be utilized in the landscaping plan for the site. Species
listed in the Subarea Plan include everblooming acacia (Acacia longifolia),
Sydney golden wattle (Acacia cyclops), Peruvian pepper tree (Schinus molls),
Brazilian pepper tree (Schinus terebenthifolia), black locust (Robinia pseudo-
acacia), myoporum (Myoporum laetum), gum tree (Eucalyptus spp.), and pines
(Pinus spp.). In addition, to the extent feasible the proposed project shall
incorporate native habitat elements into the landscaping plan for the 1.67-acre
passive park with trails, scenic overlooks, and community gardens in the northern
portion of the Crestridge Senior Housing development project. Native habitat
P.C. Resolution No. 2012-23
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elements include using locally sourced native shrubs such as toyon, California
sagebrush, coastal bluff buckwheat, native grasses, and native perennial forbs
as part of the planting palette. (Mitigation Measure BIO-4(b))
101. Grading and building plans submitted for the proposed project for City review and
approval shall identify areas for construction staging, fueling and stockpiling.
These areas shall be located as far as practical from the Vista del Norte
Preserve, and not closer than 70 feet from the Preserve boundary. (Mitigation
Measure BlO-4(c))
102. Cut/fill slopes not subject to fuel modification and adjacent to the City's Reserve
property shall be re-vegetated with appropriate native species approved by the
PVP LC.
103. Avoid sidecasting of materials during road and utility construction and
maintenance.
104. Construction adjacent to drainage shall occur during periods of minimum flow
(i.e., summer through the first significant rain of fall) to avoid excessive
sedimentation and erosion and to avoid impacts to drainage-dependent species.
Cultural Resources
105. If cultural resources are encountered during grading or construction, the
construction manager shall ensure that all ground disturbance activities are
stopped, and shall notify the City Building and Safety Department immediately to
arrange for a qualified archaeologist to assess the nature, extent, and potential
significance of any cultural resources. If such resources are determined to be
significant, appropriate actions to mitigate impacts to the resources must be
identified in consultation with a qualified archaeologist. Depending upon the
nature of the find, such mitigation may include avoidance, documentation, or
other appropriate actions to be determined by a qualified archaeologist. The
archeologist shall complete a report of excavations and findings, and shall the
report to the South Central Coastal Information Center. After the find is
appropriately mitigated, work in the area may resume. (Mitigation Measure CR-
1)
106. Prior to the commencement of grading, the applicant shall retain a qualified
paleontologist approved by the City to monitor grading and excavation.
Monitoring onsite shall occur whenever grading activities are occurring.
Additional monitors in addition to one full-time monitor may be required to provide
adequate coverage if earth-moving activities are occurring simultaneously. Any
cultural resources discovered by construction personnel or subcontractors shall
be reported immediately to the paleontologist. In the event undetected buried
P.C. Resolution No. 2012-23
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resources are encountered during grading and excavation, work shall be halted
or diverted from the area and the paleontologist shall evaluate the resource and
propose appropriate mitigation measures. Measures may include testing, data
recovery, reburial, archival review and/or transfer to the appropriate museum or
educational institution. All testing, data recovery, reburial, archival review or
transfer to research institutions related to monitoring discoveries shall be
determined by the qualified paleontologist and shall be reported to the City.
(Mitigation Measure CR-2)
Noise
107. The applicant shall provide, to the satisfaction of the Community Development
Director, a Noise Mitigation and Monitoring Program that requires all of the
following:
• Construction contracts that specify that all construction equipment, fixed or
mobile, shall be equipped with properly operating and maintained mufflers
and other state required noise attenuation devices.
• That property owners and occupants located within 0.25 miles of the
project site shall be sent a notice by the developer, at least 15 days prior
to commencement of construction of each phase, regarding the
construction schedule of the project. All notices shall be reviewed and
approved by the Community Development Director prior to the mailing or
posting and shall indicate the dates and duration of construction activities,
as well as provide a contact name and telephone number where residents
can inquire about the construction process and register complaints.
• That prior to issuance of any Grading or Building Permit, the Applicant
shall demonstrate to the satisfaction of the City's Building Official how
construction noise reduction methods such as shutting off idling
equipment and vehicles, installing temporary acoustic barriers around
stationary construction noise sources, maximizing the distance between
construction equipment staging and parking areas and occupied
residential areas, and electric air compressors and similar power tools,
rather than diesel equipment, shall be used where feasible.
• That during construction, stationary construction equipment shall be
placed such that emitted noise is directed away from sensitive noise
receivers. (Mitigation Measure N-1(a))
108. During demolition, construction and/or grading operations, trucks and other
construction vehicles shall not park, queue and/or idle at the project site or in the
adjoining public rights-of-way prior to the grading and construction hours
specified in condition nos. 10 and 48, above. (Mitigation Measure N-1(b))
P.C. Resolution No. 2012-23
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109. The construction contractor shall provide staging areas onsite to minimize off-site
transportation of heavy construction equipment. These areas shall be located to
maximize the distance between activity and sensitive receptors (neighboring
residences and institutional uses). This would reduce noise levels associated
with most types of idling construction equipment. (Mitigation Measure N-1(c))
110. All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory recommended mufflers. (Mitigation Measure N-1(d))
111. Electrical power shall be used to run air compressors and similar power tools and
to power any temporary structures, such as construction trailers or caretaker
facilities. (Mitigation Measure N-1(e))
112. Excavation and conditioning activities shall be restricted to between the hours of
8:15 AM and 4:15 PM, Monday through Friday and located to maximize the
distance between activity and sensitive receptors (neighboring residences and
institutional uses). (Mitigation Measure N-1(f))
113. For all noise-generating construction activity on the project site, additional noise
attenuation techniques shall be employed to reduce noise levels to the maximum
extent feasible. Such techniques may include, but are not limited to, the use of
sound blankets on noise generating equipment and the construction of temporary
sound barriers between construction sites and nearby sensitive receptors.
(Mitigation Measure N-1(g))
Development Standards
114. Unless specific development standards for the development of the property are
contained in these conditions of approval, the development of the lots shall
comply with the requirements of Title 17 of the City's Municipal Code.
115. Prior to submittal of plans to the Building and Safety Division for plan check, the
buildings identified in the associated Staff Report to the Planning Commission
dated November 13, 2012, shall be modified as follows:
Building containing units 23 and 24: A hip roof shall be added to the East end
of the building so that most of the building is below 16 feet in height in order to
reduce roof mass at the East end of the building.
Building containing units 19, 20, 21, 22: Hip roofs shall be added to both West
and East building ends; the roof pitch shall be changed from 3:12, to 1-3/4:12;
and the plate heights of the units shall be reduced by 1 foot, from 10 feet to 9 feet
in order to reduce the overall building height by 3 feet and reduce the roof mass
P.C. Resolution No. 2012-23
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at both ends of the building. Maximum overall building height shall be limited to
24-feet.
Building containing units 45 and 46: A hip roof shall be added to the East end
of the building; the roof pitch shall be changed from 3:12, to 1-3/4:12; and the
plate heights of the units shall be reduced by 1 foot, from 10 feet to 9 feet in
order to reduce the overall building height by 3 feet and reduce the roof mass at
the East end of building. Maximum overall building height shall be limited to 24-
feet.
116. All buildings shall maintain minimum setbacks of at least twenty-five feet (25'-0")
front and street side setbacks, and twenty (20'-0") side and rear setbacks.
117. Driveway slopes shall conform to the maximum 20-percent standard set forth in
the Development Code.
118. The private driveway and parking areas shall meet Fire Department standards,
including any painting or stenciling of curbs denoting its existence as a Fire Lane
and turn-grounds.
119. Prior to building permit issuance, the building elevations shall be revised to
provide architectural trim and detailing on any blank 2-story facades of the facing
wings of the building.
120. With the exception of the buildings identified in condition no. 116 above, the
maximum building heights shall be limited to the ridgeline elevations identified in
the plan approved by the City Council on , 2013. BUILDING HEIGHT
CERTIFICATION REQUIRED for each building, prior to roof sheathing
inspection.
121. The approved project shall consist of sixty (60) 2-bedroom condominium units,
age restricted to 55 years and older.
122. The approved project shall provide and maintain a 2 car enclosed garage for
each unit. Further, a minimum of 31 off-street guest parking spaces shall be
provided and maintained.
123. Chimneys, vents and other similar features shall be no higher than the minimum
requirements of the Uniform Building Code.
124. The following attached unit development standards from Chapter 17.06 of the
Rancho Palos Verdes Development Code shall apply to all units in the building:
a. No plumbing fixture or other such permanent device which generates
noise or vibration shall be attached to a common wall adjacent to a living
P.C. Resolution No. 2012-23
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room, family room, dining room, den or bedroom of an adjoining unit. All
plumbing fixtures or similar devices shall be located on exterior walls, on
interior walls within the unit or on common walls, if adjacent to a similar
fixture or device.
b. All water supply lines within common walls and/or floors/ceilings shall be
isolated from wood or metal framing with pipe isolators specifically
manufactured for that purpose and approved by the city's building official.
In multistory residential structures, all vertical drainage pipes shall be
surrounded by three-quarter-inch thick dense insulation board or full thick
fiberglass or wool blanket insulation for their entire length, excluding the
sections that pass through wood or metal framing. The building official
may approve other methods of isolating sound transmission through
plumbing lines where their effectiveness can be demonstrated.
c. All common wall assemblies which separate attached single-family units
shall be of a cavity-type construction.
d. All common wall assemblies which separate all other attached dwelling
units (multiple-family condominiums, stock cooperatives, community
apartment houses) or a dwelling unit and a public or quasi-public space
shall be of a staggered-stud construction.
e. All common wall assemblies which separate dwelling units from each
other or from public or quasi-public spaces (interior corridors, laundry
rooms, recreation rooms and garages) shall be constructed with a
minimum rating of fifty-five STC (sound transmission class).
f. All common floor/ceiling assemblies which separate dwelling units from
each other or from public or quasi-public spaces (interior corridors, laundry
rooms, recreation rooms and garages) shall be constructed with a
minimum rating of fifty STC (sound transmission class) and a minimum
rating of fifty-five IIC (impact insulation class). Floor coverings may be
included in the assembly to obtain the required ratings, but must be
retained as a permanent part of the assembly and may only be replaced
by another insulation.
g. STC and IIC ratings shall be based on the result of laboratory
measurements and will not be subjected to field testing. The STC rating
shall be based on the American Society for Testing and Materials system
specified in ASTM number 90-66t or equivalent. The IIC rating shall be
based on the system in use at the National Bureau of Standards or
equivalent. Ratings obtained from other testing procedures will require
adjustment to the above rating systems. In documenting wall and
floor/ceiling compliance with the required sound ratings, the applicant shall
either furnish the city's building official with data based upon tests
performed by a recognized and approved testing laboratory, or furnish the
building official with verified manufacturer's data on the ratings of the
various wall and floor/ceiling assemblies utilized.
P.C. Resolution No. 2012-23
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125. Fences and walls located within the 25-foot front-yard setback area shall not
exceed forty-two inches (42") in height, with the exception of the intersection
visibility triangle at the driveway and Crestridge Road, whereby the height of any
fences or walls shall be subject to review and approval by the Public Works
Department. No perimeter fencing is approved with these entitlements; however,
any future request to install perimeter fencing shall be subject to review and
approval by the Community Development Director prior to installation of any
perimeter fencing.
126. With the exception of solar panels, roof-mounted mechanical equipment is not
permitted. Mechanical equipment may encroach upon the rear- and side-yard
setback areas, provided that such equipment does not generate noise levels in
excess of 65 dBA at the property line.
P.C. Resolution No. 2012-23
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5525 Seaside Heights
Exhibit B
P.C. Resolution No. 2012-23
41 of 41