PC RES 1991-016P.C. RESOLUTION NO. 91-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE
PERMIT NO. 135, COASTAL PERMIT NO. 52, GRADING PERMIT
NO. 1246 AND LOT LINE ADJUSTMENT NO. 38 FOR A HOTEL
AND CONFERENCE FACILITY LOCATED AT 6610 PALOS VERDES
DRIVE SOUTH.
WHEREAS, the Monaghan Company has requested a conditional use
permit, coastal permit, grading permit and lot line adjustment to
construct a hotel, conference/ community center, spa/ fitness
center, two freestanding restaurants and a nine hole golf course
on a 102 acre parcel with general plan and zoning designations of
Commercial Recreational, pursuant to the provisions of the Rancho
Palos Verdes Development Code; and
WHEREAS, the Planning Commission has held a public hearing on
the environmental review of these applications on December 11,
1990, and has held public hearings on the project on February 4,
February 26, March 26 and April 23, 1991, at which time all
interested parties were given an opportunity to be heard and
present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: Pursuant to Section 17.56.060 of the Development
Code, the Planning Commission, in granting the conditional use
permit, finds as follows:
A. That the subject use is specifically permitted in the
Commercial Recreational district, as defined in Development Code
Section 17.24.020.
B. That given the adjacent land uses and the project's
location and design, as modified herein, the 102 acre site is
adequate in lot size and configuration to accommodate the proposed
project and the project complies, or is conditioned to be
consistent with, the Development Standards contained in
Development Code Section 17.24.040.
C. That the site is served by Palos Verdes Drive South, which
is an improved street designed to carry the type and quantity of
traffic that would be generated by the proposed project, as
reduced in scope and conditioned by the Planning Commission.
D. That the proposed project, as conditioned, mitigates or
reduces significant adverse effects to adjacent properties or the
permitted uses thereof. Further, the Planning Commission does
hereby declare that Environmental Impact Report (EIR) No. 29 was
certified per P.C. Resolution No. 91-15 in compliance with City
and State guidelines and that the Commission has reviewed and
considered the content of the EIR in reaching its decision. The
Commission further finds that the social, recreational, economic
and other benefits of the project outweigh any unavoidable adverse
environmental impacts that may occur. The project implements the
Commercial Recreational designation of the site in the General
Plan, while preserving much of the site as recreational open
space, with public trails and vista points and provides a high
quality hotel development with a variety of ancillary uses that
will provide public recreational opportunities, community meeting
facilities and local jobs. Due to the overriding benefits and
considerations, the Planning Commission finds that any unavoidable
adverse environmental impacts of the project are acceptable. P.C.
Resolution No. 91-15, including the detailed statement of
overriding consideration, is made part of this resolution, by
reference, pursuant to the California Environmental Quality Act.
E. That the subject use is in conformity with the General
Plan, which designates the site as appropriate for Commercial
Recreational uses.
Section 2: Pursuant to Section 17.67.060 of the Development
Code, the Planning Commission, in granting the coastal permit,
finds as follows:
A. That the subject use is in conformity with the Coastal
Specific Plan, which designates the site as appropriate for
Commercial Recreational uses and that the proposed project, as
reduced in scope and conditioned, preserves the view corridors
identified in the visual corridors section of the Coastal Specific
Plan.
B. That the proposed project, which is located between the
sea and the first public road, is in conformance with applicable
public access and recreational policies of the Coastal Act, in
that the proposed project will provide public parking, vista
points, trails along the bluff top and an access point to the
coastline.
Section 3: Pursuant to Section 17.50.070 of the Development
Code, the Planning Commission, in granting the grading permit,
finds as follows:
A. That the grading associated with the project is not
excessive beyond that necessary for the permitted primary use of
the property since the grading takes advantage of the existing
topography and will be balanced on the site with no export of
excavated material.
B. That the grading and/ or construction does not
significantly adversely effect the visual relationships with, nor
the views from neighboring sites, since the proposed grading will
step the main hotel structure into the existing topographic
depression on the southwest potion of the site, and will permit
P. C. Resolution No. 91-16
Page 2
the majority of the parking required for the use to be placed in a
subterranean parking structure to reduce the visual impact of the
development and to preserve view corridors identified in the
Coastal Specific Plan when viewed from Palos Verdes Drive South
and adjacent properties.
C. That the nature of the grading minimizes disturbance to
the natural contours and finished contours are reasonably natural,
since the site was extensively graded in the past to form the
building pads and parking lots for the Marineland development and
the construction of the hotel and golf course will recreate a more
natural, sloping topography on the site.
Section 4: Pursuant to Section 17.24.040 of the Development
Code, the Planning Commission, in granting the lot line
adjustment, finds as follows:
A. That the size and configuration of the three parcels
proposed through the lot line adjustment, of which Parcel 3 (1.13
acres) is less than 20 acres in size, are compatible with the
physical configuration of the property and the
site design of the proposed project.
Section 5: For the forgoing reasons, the Planning Commission
of the City of Rancho Palos Verdes hereby approves Conditional Use
Permit No. 136, Coastal Permit No. 52, Grading Permit No. 1246
and Lot Line Adjustment No. 38 subject to the conditions attached
in Exhibit "A", said conditions being necessary for the protection
of the public health, safety, and welfare.
PASSED, APPROVED, and ADOPTED
"brt-Ben drd, Director/
of
Environmental Services and
Secretary to the Commission
on pri 23, 1 1.
Peter Vo in Hagen
Chairman
P. C. Resolution No. 91-16
Page 3
EXHIBIT "A"
LONG POINT
CONDITIONS OF APPROVAL
Conditional Use Permit No. 136, Grading No. 1246,
Coastal Permit No. 52 and Lot Line Adjustment No. 38
A. DEVELOPER AGREEMENT
1. Within thirty (30) days of approval, the developer shall
submit in writing, a statement that he has read, understands
and accepts all conditions of approval contained in this
exhibit.
2. The developer shall participate in a proportionate share of
any City Housing Element program(s) that is in place at the
time that the first building permit is issued for the main
hotel structure. The determination of the developer's fair
share shall be determined by the appropriate individual or
entity, in accordance with such housing program and with
appropriate appeal rights.
3. The developer shall participate in, and pay any fees
required by, the City Public Art Program. A proposal for
participation shall be submitted to the City prior to the
issuance of grading permits. The developer may apply to the
City for review and approval of a credit against the Public
Art Program for art used in connection with the marine theme
(as required in C5 below).
4. In compliance with Fish and Game Code Section 711.4, the
developer shall submit to the City, a cashier's check
payable to the county recorder in the amount of $850 for a
filing fee, and a cashier's check in the amount of $25 for
documentary handling fee within 48 hours of City approval of
this permit. The developer shall also pay any fine imposed
by the Department of Fish and Game, if required.
5. The developer shall, within one hundred twenty (120) days
of City approval of this permit, provide the City with a
narrative which outlines their proposal to address the City
Council's policy to incorporate a marine theme in the
redevelopment of the Long Point property.
6. The operator shall participate in the City's recycling
program.
7. Deliveries utilizing vehicles over forty (40) feet in length
shall be limited to the hours of 5:00 a.m. to 11:00 p.m.
Monday through Friday, and 7:00 a.m. to 9:00 p.m. on
Saturday and Sunday. Other vehicles shall be allowed to
make deliveries 24 hours a day.
Long Point Conditzonff Approval
April 23, 1991
8. Construction and grading activities shall be limited to the
hours of 7:00 a.m. to 7:00 p.m. Monday through Saturday.
No construction activity shall occur on Sundays or holidays
without the prior written approval of the Director of
Environmental Services. No on-site repair or delivery
of equipment and/or materials shall be performed before
7:00 a.m. or after 4:00 p.m.
B. LAND USE
1. The main hotel structure shall consist of no more than 390
guest rooms/units. An additional 50 rooms/units in the form
of casitas or villas shall be permitted in a dispersed
throughout the site.
2. The Pereira Motel structure shall consist of no more than
10 guest rooms/units. That portion of the structure located
seaward of the twenty-five (25) foot building setback line
shall not be expanded with more than 250 square feet of new
building floor area, without a variance. Expansion landward
of the building setback line up to 5,000 square feet and up
to the existing ridgeline height is permitted.
3. The conference/ community center shall not exceed 30,000
square feet in building floor area.
4. The spa/ fitness center shall not exceed 25,000 square feet
in building floor area. Seven (7) standard size tennis
courts and one (1) stadium tennis court are permitted in
conjunction with the spa/ fitness center use.
5. The Galley West Restaurant structure shall not exceed 15,000
square feet in building floor area. Outdoor dining is
permitted, subject to review and approval of parking plan
required in Condition C3.
6. The country market and cafe shall not exceed 10,000 square
feet in building floor area.
7. The Catalina Room, Look Out Bar, Cafe/ Theater Building and
Baja Reef Dressing Rooms shall not be expanded with more
than 250 square feet of new building floor area, without
a variance.
8. The accessory buildings associated with the golf course
shall substantially conform to the plans reviewed by the
Planning Commission and identified as Long Point Resort and
Conference Center dated May 16, 1990.
9. The artificial lake associated with the golf course shall
be permitted, subject to the conditions that it be lined to
prevent percolation of water into the soil and that it is
charged with reclaimed and appropriately treated water from
the hotel after the lake is initially established.
P.C. Res. No. 91-16, Exhibit "A"
Page 2
Long Point Condzti.onof Approval
April 23, 1991 0
The operation of the lake and the treatment of the reclaimed
water shall be subject to all applicable health code
requirements. If there are any violations in this
condition of approval or if the lake creates a public
nuisance at any time (visual appearance, smell, etc.),
approval of the lake may be revoked through a public hearing
before the Planning Commission where mitigation, including
draining, filling and re --landscaping, may be considered.
10. Any significant changes in the operational characteristics
of the development, including but not limited to significant
changes to the site configuration, number of guest rooms,
size or operation of the conference/ community center, spa/
fitness center or other ancillary use shall require that an
application for a major revision to the conditional use
permit be filed. The scope of the review shall be limited
to the request for modification and any items reasonably
related to the request and shall be subject to approval of
the Planning Commission. Before such changes are made, the
Director of Environmental Services shall report to the
Planning Commission a determination of significance.
11. The proposed heliport operations shall be permitted for a
six (6) month trial period after the hotel is in operation,
with the helipad to be located southwest of the core hotel.
Shuttle operations shall be limited to daylight hours with
emergency operations as necessary. Helicopter tours of the
Palos Verdes Peninsula and surrounding environs are not
permitted. During the six (6) month trial period, the
operator shall provide the City with noise measurements
pursuant to a noise monitoring program to be developed by
the Director of Environmental Services. A report shall be
presented to the Planning Commission at the end of the six
(6) month trial period with a recommendation regarding
continued operation with or without conditions or cessation
of operations. Copies of all required State and Federal
agency permits shall be provided to the City prior to
initiation of operations.
12. The nine (9) hole golf course with support facilities
described in Condition B8, shall substantially conform to
the plans reviewed by the Planning Commission and identified
as Long Point Resort Hotel and Conference Center dated May
16, 1990.
C. PROJECT DESIGN REVIEW
1. Within one hundred and twenty (120) days of City approval
of this permit, the developer shall submit a revised
description of the project components which fully comply
with the approval granted by the City. Within this same
time period, the developer shall submit conceptual site plan
P.C. Res. No. 91-16, Exhibit "A"
Page 3
Long Point Conditiongf Approval
April 23, 1991 0
and elevations reflecting the approved scope of the project.
The revised development plans shall be subject to the review
and approval of the Planning Commission and shall be
consistent with the land use limitations and conditions
specified in this exhibit. Requests for extensions may be
granted by the Director of Environmental Services for up to
one hundred and twenty (120) days.
2. Within one hundred and twenty (120) days of City approval
of this permit, the developer shall submit to the City
of Rancho Palos Verdes, a revised economic pro forma,
projecting income to the City.
3. Within one hundred twenty (120) days of City approval of
this permit, the developer shall submit a conceptual parking
plan reflecting the parking design for the approved scope
of the project, including a re -calculation of the number of
required parking spaces for the hotel and ancillary uses,
including any outdoor dining facilities. The amount of
surface parking for the hotel and ancillary uses shall be
minimized, with the majority of the parking provided in the
subterranean parking structure. The revised parking design
shall include public parking facilities in a minimum amount
equal to 10% of the required parking spaces. Said public
parking shall be provided in two surface parking lots, one
located in the southeast portion of the site, adjacent to
the trail down to the shoreline and one on the southwest
portion of the site near the Baja Reef Dressing Room
building. The project operator shall be permitted to close
the public parking areas during the time between dusk and
dawn. The revised parking plan shall be subject to the
review and approval of the Director of Environmental
Services.
4. Within ninety (90) days of City approval of this permit,
the developer shall submit a conceptual golf course design
reflecting coordination with the proposed 18 hole municipal
golf course. The design shall include at least five (5) but
not more than seven (7) holes of golf and the direction of
play shall begin and end in the northwest portion of the
site, adjacent to the L.A. County Fishing Access. This
condition shall in no way be interpreted to deny the
developer the ability to develop and operate the nine hole
golf course as proposed by the developer. Therefore, the
developer shall not be obligated, in any way, to participate
in the development of the municipal golf course.
5. Prior to the issuance of a grading permit, the developer
shall submit and receive approval of a public amenities
plan, including specific design standards and placement for
all trails, vista points and parking facilities, subject
to the review and approval of the Trails Committee, the
Director of Environmental Services and the Director of Parks
and Recreation.
P.C. Res. No. 91-16, Exhibit "A"
Page 4
Long Point Condition 0f Approval
April 23, 1991
6. Final construction plans
substantial conformance
by Conditions Cl.
D. PERMIT EXPIRATION
•
for development shall be in
with the conceptual plans required
1. This permit shall expire within twenty-four (24) months from
the date of City approval unless building permits for the
main hotel structure have been applied for and are being
diligently pursued. Extensions of up to one (1) year may be
granted by the Planning Commission , if requested prior to
expiration.
2. If construction has not been completed to the point of
foundation inspection for the main hotel structure within
twenty four (24) months from the date of building permit
issuance, the Conditional Use Permit shall expire and be
of no further effect, unless, prior to expiration, a written
request for extension is filed with the Department of
Environmental Services and 1s granted by the Planning
Commission. Otherwise a new conditional use permit must
be approved prior to further development.
E. MITIGATION MEASURES
1. The development shall comply with all mitigation measures of
EIR No. 29 as listed in the attached Exhibit "B". Where
more restrictive language appears in the conditions of
2. Prior to the issuance of building permits, the developer
shall provide proof of offer(s) made to adjacent
jurisdictions to mitigate project traffic impacts,
as discussed in the mitigation monitoring program.
F. ARCHEOLOGY AND PALEONTOLOGY
1. A qualified archaeologist shall make frequent inspections
during the rough grading operation to further evaluate
cultural resources on the site. If archaeological resources
are found, all work in the affected area shall be stopped
and the resources shall be removed or preserved. All
"finds" shall be reported to the Director of Environmental
Services immediately.
2. A qualified paleontologist shall be present during all rough
grading operations. If paleontological resources are found,
all work in the affected area and the resources shall be
removed or preserved. All "finds" shall be reported to the
Director of Environmental Services immediately.
P.C. Res. No. 91-16, Exhibit "A"
Page 5
Long Point Conditionof Approval
April 23, 1991 0
G. SEWERS
1. A bond, cash deposit, or combination thereof, shall be
posted prior to the issuance of grading permits, to cover
costs for construction of any required sanitary sewer
system, in an amount to be determined by the City Engineer.
2. Prior to issuance of grading permits, the developer shall
submit to the Director of Environmental Services, a written
statement from the County Sanitation District accepting any
new facility design and/or any system upgrades with regard
to existing trunk line sewers. Said approval shall state
all conditions of approval, if any.
3. Approval of this development is contingent upon the
installation, dedication and use of local main line sewers,
if required, prior to the issuance of building permits.
4. If it is found that the requirements of the Plumbing Code
cannot be met, no building permit will be issued for
construction.
5. Sewer Easements are tentatively required, subject to review
by the City Engineer, to determine the final locations and
requirements.
6. Prior to issuance of grading permits, the developer shall
submit to the City Engineer, a study analyzing the capacity
of the existing sewer system and the impact from the
development on the existing system.
H. WATER
1. Prior to issuance of grading permits, the developer must
submit a labor and materials bond in addition to either:
A. An agreement and a faithful performance bond in the
amount estimated by the City Engineer and guaranteeing
the installation of the water system; or
H. An agreement and other evidence satisfactory to the City
Engineer indicating that the developer has entered into
a contract with the servicing water utility to construct
the water system, as required, and has deposited with
such water utility security guaranteeing payment for the
installation of the water system.
2. There shall be filed with the City Engineer a statement from
the purveyor indicating that the proposed water mains and
any other required facilities will be operated by the
purveyor, and that, under normal operating conditions,
the system will meet the needs of the development.
P.C. Res. No. 91-16, Exhibit "A"
Page 6
Long Point Conditio f Approval
April 23, 1991 IF
0-
3. There shall be filed with the City Engineer a "will serve"
statement from the purveyor indicating that water service
can be provided to meet the demands of the proposed
development. Said statement shall be dated no more than six
months prior to the issuance of the building permits for the
main hotel structure.
4. The development shall be served by adequately sized water
system facilities which shall include fire hydrants of the
size and type and location as determined by the Los Angeles
County Fire Department. The water mains shall be of
sufficient size to accommodate the total domestic and fire
flows required for the development. Domestic flow
requirements shall be determined by the City Engineer.
Fire flow requirements shall be determined by the Los
Angeles County Fire Department and evidence of approval
by the Los Angeles County Fire Department is required prior
to issuance of building permits.
5. Framing of structures shall not begin until after the Los
Angeles County Fire Department has determined that there is
adequate fire fighting water and access available to the
said structures.
I. DRAINAGE
1. Prior to issuance of grading permits, a bond, cash deposit,
or combination thereof, shall be posted to cover costs of
construction of drainage improvements in an amount to be
determined by the City Engineer.
2. Prior to issuance of grading permits, the developer shall
submit a hydrology study to the City Engineer to determine
any adverse impacts to existing flood control facilities
generated by this project. Should the City Engineer
determine that adverse impacts will result, the developer
will be required to post a cash deposit or bond or
combination thereof in an amount to be determined by the
Director of Public Works, which will be based on the
project's share of the necessary improvements.
3. Drainage plans and necessary support documents to comply
with the following requirements must be submitted for
approval by the City Engineer prior to the issuance of
grading permits. -
A. Provide drainage facilities to remove any flood hazard
to the satisfaction of the City Engineer and dedicate
and show easements on the Final Map.
B. Eliminate the sheet overflow and ponding or elevate the
floors of the buildings with no openings in the
foundation walls to at least twelve inches above the
finished pad grade.
P.C. Res. No. 91-16, Exhibit "A"
Page 7
Long Point Conditionigf Approval
April 23, 1991
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C. Provide drainage facilities to protect the property from
high velocity scouring action.
D. Provide for contributory drainage from adjoining
properties.
4. All on-site drainage shall be directed away from the bluff
top to minimize erosion and to protect sensitive plant
habitat on the bluff face.
5. All drainage swales and any other on -grade drainage
facilities, including gunite, shall be of an earth tone
color, as deemed necessary by the Director of Environmental
Services.
J. STREETS
1. Prior to issuance of grading permits, or commencement of
work, whichever occurs first, a bond, cash deposit, or
combination thereof, shall be posted to cover costs for the
full improvements required to mitigate the project's impacts
within all public streets and related improvements, in an
amount to be determined by the Director of Public Works.
2. The developer shall post an additional bond, cash deposit,
letter of credit, or a combination thereof in an amount
sufficient to cover the cost of full improvements and
repairs to all facilities within the right-of-way of Palos
Verdes Drive South adjacent to the development. Said
improvements shall include, but are not limited to A.C.
paving, curb/gutter, sidewalk, drainage improvements,
bikeways, medians and landscaping. The design of such
improvements shall be subject to the adopted street
standards and the approval of the Director of Public Works.
3. The City at its discretion, may permit the developer to make
said street, right-of-way and facility improvements or use
the above payments to make said improvements by the City,
as determined by the Director of Public Works.
4. The proposed improvements to public streets shall be
designed to the satisfaction of the Director of Public
Works, pursuant to the following specifications:
A. All new sidewalks (including the parkway) shall be
six (6) feet wide and walkways shall be concrete. The
final design shall be authorized by the Director of
Public Works and shall meet City standards.
B. Traffic circulation signs shall be placed at all
intersections and/or corners unless modification is
authorized by the Director of Public Works, and shall
meet City standards.
P.C. Res. No. 91-16, Exhibit "A"
Page 8
Long Point Conditionof Approval
April 23, 1991
•
C. All proposed drives shall be designed in substantially
the same alignment as shown on the approved site plans,
as specified in Condition Cl, subject to final design
review by the Los Angeles County Fire Department.
D. Any raised and landscaped medians and textured surfaces
shall be designed to standards as approved by the
Director of Public Works.
5. Traffic signal deposits shall be required for the
intersection of Palos Verdes Drive South and the project
entrance driveway as part of this development.
6. The contractor shall be responsible for repairs to any
neighboring streets which may be damaged during development
of the site. Prior to issuance of grading permits, the
developer shall post a bond, cash deposit or combination
thereof, in an amount sufficient to cover the costs
estimated by the Director of Public Works to repair any
damage to streets and appurtenant structures as a result of
this development.
7. The developer shall pay traffic impact fees in conformance
with adopted City policy in an amount determined by the
Director of Public Works upon issuance of Certificate of
Occupancy.
8. The developer shall dedicate vehicular access rights to
Palos Verdes Drive South to the City except as provided for
private driveways as shown on the site plan.
9. The design of all interior streets shall be approved by the
Director of Public Works.
10. All interior circulation lighting shall be approved by the
Director of Environmental Services and the Director of
Public Works.
K. GBOLOGYfGRADING
1. All of the recommendations made by the City Engineer and the
City Geologist during their on-going review of the project
shall be incorporated into the approved plans.
2. Prior to issuance of grading permits, a bond, cash deposit,
or combination thereof, shall be posted to cover costs for
any geologic hazard abatement in an amount to be determined
by the City Engineer.
3. 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.
P.C. Res. No. 91-16, Exhibit "A"
Page 9
Long Point Condition f Approval
April 23, 1991
4. Prior to issuance of building permits, an independent
Geology and/or Soils Engineer's report on the expansive
properties of soils on all building sites shall be
submitted to and approved by the City Geologist in
conformance with accepted City practice. Such soils are
defined by Building Code Section 2904(b).
5. An as -built geological report shall be submitted for
structures founded on bed rock. An as -built soils and
compaction report shall be submitted for structures founded
on fill as well as for all engineered fill areas.
6. All of the recommendations of the project geologist, except
as modified by Robert Stone Associates, will be incorporated
into the design and construction.
7. The project geologist will review and approve the final
plans and specifications by manual signature.
8. An as -graded soils and geologic report, complete with
geologic map, will be submitted and reviewed prior to
issuance of a building permit.
9. Foundations and floor slabs cast on expansive soils will be
designed in accordance with Los Angeles County Code Section
2907-1.
10. Foundations shall be set back from the Coastal Setback Line
in accordance with the Development Code and will extend to
such a depth as to be unaffected by any creep prone
surficial soil and/or weathered bedrock. Field review
by the project geologist is required.
11. All grading shall be monitored by a licensed engineering
geologist and/or soils engineer in accordance with
applicable provisions of the Municipal Code and the
recommendations of the City Engineer.
12. The project shall comply with all appropriate provisions of
the City's grading ordinance (Chapter 17.50 Grading), unless
permitted by the Director of Environmental Services.
13. Grading activity on the site shall occur in accordance with
all applicable City safety standards.
14. The site shall be watered on a regular basis to reduce dust
generation.
15. Graded slopes shall be properly planted and maintained.
Plants shall be selected that are capable of developing deep
root systems. Watering shall be done on cycles that will
promote deep rooting. Watering shall be diminished or
stopped just prior to and during the rainy season.
P.C. Res. No. 91-16, Exhibit "A"
Page 10
Long Point Conditionof Approval
April 23, 1991
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16. Slope planting shall generally consist of low ground cover
to impede water flow on the surface.
17. To provide greater slope protection against scour and
erosion, slopes shall be covered with a jute mat to provide
protection while the ground cover is being established.
18. All manufactured slopes shall be contour graded.
19. The use of a rock crusher on the site is prohibited.
20. Should earth, rock or other material be required to be
hauled from the project site, the developer shall prepare
a hauling plan and submit same to the Director of Public
Works for review and approval prior to any hauling
operation.
L. EASEMENTS
1. Prior to issuance of Certificate of Occupancy, the developer
shall dedicate and construct the public trails described in
the Conceptual Trails Plan, Section 1, Trails C5, D4 and E2.
Trail J2 shall be developed if a traffic signal is required
at the intersection of Palos Verdes Drive South and the main
entrance driveway. Beach access at the southeast corner of
the project site shall also be kept open to the public and
shall be maintained by the applicant.
2. Prior to issuance of Certificate of Occupancy, the developer
shall dedicate and construct two Public Vista Points along
the Long Point Trail (Trail D4) in locations to be approved
by the Director of Environmental Services.
3. All the trails and accessways on site shall be constructed
with appropriate trail engineering techniques to avoid soil
erosion, excessive compaction, and degradation, as required
in Condition C5.
4. The developer shall construct a Class I and Class II,
bikeway along Palos Verdes Drive South, consistent with the
Conceptual Bikeways Plan as required in Condition C5.
M. DESIGN STANDARDS
1. Detailed landscape (including all planted, hardscape and
fencing elements) and irrigation plans for the hotel
complex, country market and golf course shall be submitted
for review and approval by the Director of Environmental
Services prior to issuance of any permits. Said plans shall
include the following:
A. Incorporation of drought tolerant and native plant
materials, especially seaward of the Coastal Setback
Line.
P.C. Res. No. 91-16, Exhibit "A"
Page 11
Long Point Condition#Approval
April 23, 1991 pf
B. Irrigation systems shall be on automatic timers and
shall use drip and bubbler systems, or controlled spray
systems, where appropriate. Irrigation systems shall be
adjusted for seasonal water needs.
C. All reasonable efforts shall be made to preserve and
replant existing mature trees at the direction of the
Director of Environmental Services. A large percentage
of mature vegetation shall be incorporated into the
plans.
D. A City landscape covenant shall be executed an recorded
prior to the issuance of building permits.
E. Where practical, transitional landscaping on graded
slopes shall screen the project's night lighting as seen
from surrounding areas.
2. The building setbacks for new construction on the blufftop
shall not be less than 25 feet from the Coastal Setback
Line, as required by the Development Code. All other
building setbacks shall comply with Commercial/ Recreational
zoning requirements.
3. The maximum height for the main hotel building, excluding
architectural features, shall be 48 feet measured from the
average elevation of the finished grade at the front of the
building to the highest ridgeline of the structure. The
building shall not exceed four (4) floor levels as viewed
from Palos Verdes Drive South. From the oceanside of the
project site, the building may have five (5) floors but not
exceed 48 feet in height measured from the grade adjacent to
the highest foundation to the highest ridge of each building
element.
4. Architectural elements (cupolas, rotundas, and towers) may
be allowed to exceed the 48 -foot height limit with the
approval of the Director of Environmental Services
consistent with the plans reviewed by the Planning
Commission and identified as Long Point Resort Hotel
and Conference Center dated May 16, 1990.
5. All signage, including warning signage at the California Sea
Lion haul out area, shall be subject to a sign permit and
subsequent approval from the Environmental Services
Department.
6. Trash enclosure walls shall be 6 feet high and designed to
accommodate recycling bins and shall have solid, self-
closing gates and be integrated into the building design.
P.C. Res. No. 91-16, Exhibit "A"
Page 12
Long Point Conditionf Approval
April 23, 1991 IF
C�
7. All utilities exclusively serving the site shall be provided
underground, including Cable Television, telephone,
electrical, gas and water. All appropriate permits shall
be obtained for their installation. Cable Television, if
utilized shall connect to the nearest trunk line at
developer's expense when available.
8. All roof mounted mechanical equipment, vents or ducts shall
be screened and/or covered as necessary so as to reduce
their visibility from adjacent properties and public rights-
of-way. Any necessary screening and covering shall be
architecturally harmonious with the materials and colors of
the buildings. Use of satellite dish antenna(s) shall be
controlled by Sections 17.41.140 through 17.41.210 of the
Rancho Palos Verdes Municipal Code.
9. Mechanical equipment shall be housed in enclosures designed
to attenuate noise to a level of 45 dBA at the property
lines. Mechanical equipment for food service shall
incorporate filtration systems to eliminate exhaust odors.
10. The use of air (leaf) blowers and gardening equipment shall
not occur before 8:00 a.m. or after 5:00 p.m. Monday through
Friday, or before 9:00 a.m. or after 4:00 p.m. on Saturday
or at any time on Sunday or national holidays.
11. Parking and security lighting shall be kept to minimum
safety standards and shall conform to City requirements.
Fixtures shall be shielded so that only the subject property
is illuminated; there shall be no spillover onto residential
properties. A trial period of six (6) months from issuance
of Certificate of Occupancy, for assessment of exterior
lighting impacts shall be instituted. At the end of the
6 month period the City may require additional screening or
reduction in intensity of any light which has been
determined to be excessively bright.
12. Outdoor tennis court lighting shall be permitted on
individual timers up to 11:00 p.m. Standards shall be no
higher than 16 feet. No golf course lighting shall be
allowed.
13. No gates or other devices will be constructed which limit
direct access to the site. No freestanding fences, walls or
hedges shall be allowed, unless a uniform fencing plan is
approved by the Director of Environmental Services.
14. Retaining walls shall be limited in height to eight (8) feet
maximum. Any retaining walls over 8 feet in height shall
require subsequent grading permit approval by the Director
of Environmental Services.
P.C. Res. No. 91-16, Exhibit "A"
Page 13