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PC RES 1998-0171 i - P.C. RESOLUTION NO. 98-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE PERMIT NO. 195, GRADING PERMIT NO. 1903, TENTATIVE PARCEL MAP NO. 24655, SIGN PERMIT NO. 842, FOR A 122 UNIT ASSISTED LIVING FACILITY LOCATED AT THE INTERSECTION OF CRESTRIDGE ROAD AND CRENSHAW BOULEVARD WHEREAS, on September 23, 1996, the applicant, Marriott Senior Living Services, with the consent of the property owner (Host Marriott, Inc.) submitted an application for Conditional Use Permit No 195, Grading Permit No. 1903, Tentative Parcel Map No 24655, and Sign Permit No. 842, to allow the construction of a three story, 122 unit, 73,606 square foot assisted living facility, including, 68,660 cubic yards of cut and 68,660 cubic yards of fill, the subdivision of the existing lot into two lots, landscaping and various site improvements, and a new sign on an existing vacant lot located at the northwest corner of Crestridge Road and Crenshaw Boulevard; 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), a Final Supplement to Final Environmental Impact Report No 27 (FEIR No 27) has been submitted and certified as found in P.C. Resolution No. 98-16, and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on March 24, 1998, an on-site public meeting on April 5, 1998, and a public hearing on May 12, 1998 at which time all interested parties were given an opportunity to be heard and present evidence NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS Section 1: The proposed Tentative Parcel Map is consistent with the General Plan because the General Plan Land Use Designation for the existing 33 97 acre site is Institutional and Open Space Hazard, and the proposed subdivision of this single lot will, at this time, create one Institutional zoned lot and one lot consisting of both Institutional and Open Space Hazard Zones Additionally, the proposed assisted living facility is consistent with the uses permitted within the Institutional zoning district and is therefore consistent with the Zoning Code and the Institutional land use designation of the General Plan The proposed project is also consistent with the intent of the site as described on page 197 of the General Plan, which indicates that, "..the Crestridge/Indian Peak area is centrally located on the Peninsula Institutional uses exist in the area, and the Intent is to provide for complex of future such uses, rather than allowing them to scatter throughout the community, where they are sometimes incompatible with other uses" Section 2: The design or improvement of the proposed two lot subdivision is consistent with the General Plan because the proposed subdivision is of a vacant lot and therefore the proposed subdivision will not affect any structures on these lots, and the design or improvement of either vacant lot (after subdivision has occurred) will be required to meet the requirements of the Institutional land use district Section 3: The site is physically suitable for the proposed type and density of development because of the existing large lot size and large building pad Section 4: The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because as analyzed in the Final Supplement to FEIR No 27, this project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because of the general lack of valuable biological resources on the heavily disturbed site, and the remaining 29 40 acre parcel will be analyzed in more detail during the environmental review of that specific project Section 5: The design of the subdivision or type of improvements will not cause serious public health problems because the proposed project is for a subdivision of an existing Institutional lot into two lots According to the geological reports prepared for this project, the proposed project will not be impacted by the ancient landslide adjacent to Indian Peak Drive Additionally, no other potentially significant health impacts have been identified Section 6: 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 because there are no such existing easements located on the subject property Section 7: 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 this title or by conditions imposed under this section to integrate said use with those on adjacent land and within the neighborhood because although the Institutional district does not require a specific percentage of site open space, the percentage of open space, after subtracting the footprint, driveways and parking areas will still be 70% Additionally, the project exceeds all required setbacks, the proposed project's front yard setback is greater than other structure's setbacks located on Crestridge Road such as Congregation Ner Tamid, Cantebury, and the Church of Latter Day Saints, therefore the project will appear compatible with other neighboring structures as viewed from the street right of way, and the project includes various aesthetic improvements to the site that will also be compatible with neighboring structures Section 8: The site for the proposed use relates to streets and highways sufficient to cant' the type and quantity of traffic generated by the subject use because although the proposed project will result in an increase in the amount of traffic on Crestr►dge Road, as the existing site is currently vacant, the traffic analysis completed for the FEIR No 27 indicated that the 1989 approved project would not result in a significant affect on the operational characteristics of any P C. Resolution No 98-17 Page 2 of 15 of the nearby intersections, but that traffic will increase during construction primarily because of haul trucks exporting earth from the site The 1989 approved project anticipated a total of 250,000 cubic yards of export The proposed project has been reduced significantly in scope from the previously proposed project both in land use and grading Therefore, the traffic analysis completed for the FEIR No 27 adequately assessed the potential impacts of the proposed project, and since the streets and highways were deemed sufficient to carry the type and quantity of traffic generated by the 1989 project, it can be concluded that it is sufficient to carry the proposed project Section 9: In approving the subject use at the specific location, there will be no significant adverse effect on adjacent property or the permitted use thereof because in regards to views, the Institutional district allows the development of structures, without regard to view impacts, up to 16' from the highest point of existing grade to be covered by structure as long as the structure does not exceed 20' as measured from the point where the foundation or slab meets lowest finished grade The highest point of existing grade, where the 16' height requirement is measured from is at approximately elevation 1227 5'- meaning that a 16' high structure could be constructed up to 1243.5' by right The proposed project is to be constructed at 35' above the proposed pad elevation of 1206 5'- meaning that the maximum height of the proposed structure would be at elevation 12415'- lower than a structure that could be constructed at 16720' by right In regards to aesthetics, the architectural style and materials of the proposed project are compatible with other structures located on Crestridge Road and the surrounding area In regards to parking, the proposed project includes 66 parking spaces, which is consistent with the City's development code that requires 1 parking space for every 4 beds in a "Convalescent home, nursing home, homes for the aged, rest homes and sanitanums" (the proposed project includes 128 beds), or for this project 32 parking spaces (128 beds _ 4 beds/parking space = 32 parking spaces) Section 10: The project has been designed and conditioned through mitigation measures defined in the Final Supplement to FEIR No 27 to incorporate requirements so that the proposed project will not cause an impact to the health, safety and general welfare of the site nor surrounding area residents For example, the proposed project exceeds all required setbacks, therefore reducing any impacts to neighboring lots, the attached Mitigation Monitoring Program (MMP) requires that exterior lighting be low intensity and directed downward; and potential noise impacts resulting from the construction activities and cooling tower have been mitigated through the MMP. Section 11: The grading does not exceed that which is necessary for the permitted primary use of the lot, as defined in Section 17 96 of the Development Code, because given the existing varying topography of the subject site, in order to construct any type of structure there would have to be significant amounts of grading activity For example, as noted above, the previously approved project, although being constructed on the entire 33 97 acre site, was to include 280,000 cubic yards of cut with 250,000 cubic yards of export The proposed project grading activity will be balanced entirely on-site {68,660 cubic yards of cut and 68,660 cubic yards P C Resolution No. 98-17 Page 3 of 15 of fill, which includes 40,000 cubic yards of cut and 40,000 cubic yards of fill for remedial on-site grading) The grading concept design has created a level pad that will aid in reducing potential view impacts as the pad has been graded so that the proposed structure will be constructed entirely below where a 16' high structure could be constructed by right. Section 12: The grading and/or related construction does not significantly adversely affect the visual relationships with, nor the views from, neighboring properties, because the proposed grading concept will lower the building pad so that the ridge of the proposed structure will be below the height of where a 16' high structure could be constructed by right, and a visual analysis has been conducted that shows that, although the proposed structure may slightly impair existing views, the structure is not being constructed above a point where a 16' high structure can be constructed by right and therefore does not significantly adversely affect the visual relationships with, nor the views from, neighboring properties Section 13: The nature of the grading minimizes disturbance to the natural contours, and finished contours are reasonably natural because finished contours near the front, sides and rear of the property are similar to and will tie into the existing contours, and although the proposed grading concept will disturb the existing natural contours in order to create a level building pad, especially towards the rear of the proposed structure where the existing topography slopes from the front of the lot up to the top of an existing small hill, the hill is being replaced by a new 2 1 slope further towards the rear property line, which will tie into the existing contours at the rear of the property; and the overall proposed flat area of the site will be at an average height compatible with the existing contours which rise from the front of the lot to back of the lot Section 14: The grading takes into account the preservation of natural topographic features and appearances by means of land sculpturing so as to blend any man-made or manufactured slope into the natural topography because although the existing hill located towards the rear of the property is being removed to create a level building pad, a man made slope is being created at the rear of the property that will simulate the existing hill Additionally, as shown on the attached Grading Plan, the existing topography is being sculpted to blend the man-made slopes at the front, side and rear into the existing natural topography Section 1S: The grading utilizes street designs and improvements which serve to minimize grading alternatives and harmonize with the natural contours and character of the hillside because the project includes manufactured slopes in the front, sides and rear portions of the subject lot that blend into the natural contours and character of the existing site. Section 16: The grading would not cause excessive and unnecessary disturbance of natural landscape or wildlife habitat through removal of vegetation because although the proposed project grading will cause the removal of existing vegetation in order to create the level building pad, garden areas, emergency fire access road, and parking areas, a biological analysis was conducted for the subject site that concluded that the subject site did not contain any sensitive plant or wildlife habitat Additionally, the MMP includes a mitigation measure requiring the owner to landscape the periphery of the developed area with a species that provides food for wildlife to increase utilization of the plantings by wildlife P C Resolution No 98-17 Page 4 of 15 Section 17: The Grading conforms to all of the standards found within Development Code Section 17.76 040, except for the following "(c) Except for the excavation of a basement or cellar, a till or cut shall not exceed a depth of five feet at any point except where the director or the Planning Commission determines that unusual topography, soil conditions, previous grading or other circumstances make such grading reasonable and necessary", as the project will include a cut and fill more than five feet; and "(e.iv) Retaining walls may be allowed up to five feet in height, adjacent to driveways, only if required for access or slope stabilization There shall be no more than one upslope or one downslope retaining wall adjacent to driveways", as the project includes two upslope retaining walls, one of them in excess of five feet However, these deviations are permitted because, a the rest of the grading criteria (1 through 7) have been met, and b the approval is consistent with the purposes set forth in subsection A of Development Code Section 17 76 040, and c departure from the standards in criteria No. 8 will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity; and d departure from the standards of criteria No 8 will not be detrimental to the public safety nor to other property Section 18: The proposed monument sign is consistent with Development Code Section 17.76.050, because: a. not more than one sign is displayed along the street frontage, b the sign will not exceed twenty square feet in area; c the sign will not exceed eight feet in height 6' high proposed); and d the sign will be placed more than five feet inside the property line Section 19: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. Pursuant to Section 17 56 070 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 fifteen (15) days following May 26, 1998, the date of the Planning Commission's final action Section 20: 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 approves Conditional Use Permit No. 195, Grading Permit No 1903, Tentative Parcel Map No 24655, and Sign Permit No. 842, thereby approving the construction of a three story, 122 unit, 73,606 square foot assisted living facility, including; 68,660 cubic yards of cut and 68,660 cubic yards of fill, the subdivision of the existing lot into two lots, landscaping and various site improvements, and a new sign, on an existing vacant lot located at the northwest corner of Crestridge Road and Crenshaw Boulevard, subject to the conditions of approval contained in Exhibit "A", attached hereto and made a part -thereof, which are necessary to protect the public health, safety and welfare P C Resolution No 98-17 Page 5 of 15 PASSED, APPROVED, AND ADOPTED this 26th day of May 1998, by the following vote: AYES: Slayden, Lyon, Cartwright, Alberio, Vannorsdall NOES Paris • ABSENT Clark Joel Rolas, AICP Acting Perector of Planing Building and e ?S,�nforcement, an(L,)cretary to the Planning Commission (-awrence E. Clark 7 Chairman P C Resolution No 98-17 Page 6 of 15 E • EXHIBIT "A" CONDITIONS OF APPROVAL for CONDITIONAL USE PERMIT NO. 195, GRADING PERMIT NO. 1903, TENTATIVE PARCEL MAP NO. 24656, SIGN PERMIT NO. 842 MARRIOTT LIFECARE FACILITY General Prior to the submittal of plans to budding plan check, the applicant and the 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 Resolution. Failure to provide said written statement within ninety (90) days of adoption of this Resolution shall render this approval null and void 2 All construction shall be completed in substantial conformance to the plans approved by the Planning Commission on March 24, 1998. 3 This approval is for the subdivision of an existing 33 97 acre site into two parcels, the proposed project site of 4 57 acres, and a 29 40 acre remainder parcel not associated with the development of this proposed project The proposed project includes the construction of an assisted living facility for senior citizens to be constructed on the 4 57 acre portion of the 33 97 acre site Any proposed future changes to the size of the subject 4 57 acre parcel, through a Lot Line Adjustment or other subdivision process, shall also require approval of an Amendment to Conditional Use Permit No. 195, and shall be reviewed through a public hearing by the Planning Commission. The facility is approved to contain 122 units (97 assisted living units and 25 Alzheimer patient units), 128 beds, and associated services The major function of the proposed facility is to provide 24-hour care to the elderly The proposed three story facility is 73,606 square feet in size, with a building footprint of 25,599 square feet. Sixty-six parking spaces are proposed, eight of which are proposed to be covered by a 12' high carport structure The site also includes other improvements such as landscaping, a 12' high gazebo, a fountain, concrete walkways, a 28' wide turf -block emergency fire access road surrounding the proposed structure, private outdoor areas, trash enclosure, one satellite dish antennae, a sign and a loading area 4 These approvals shall expire twenty-four (24) months from the date of this action unless application for building permits is made Extensions of up to one year may be granted by the Planning Commission if requested prior to expiration. P C Resolution No 98-17 5 This facility shall be operated in compliance with the requirements of, and licensed by, the State Department of Social Services Community Care Licensing Branch, Department of Health Services and other appropriate government agencies Mitigation Measures 6 The development shall comply with all mitigation measures found in the f=inal Supplement to FEIR No 27 as certified through P C Resolution No 98-_ Conditional Use Permit No. 195 7 Detailed landscape (including all planted, hardscape and fencing elements) and irrigation plans shall be submitted for review and approval by the Director of Planning, Budding and Code Enforcement prior to issuance of any permits. Said plans shall incorporate drought tolerant plant materials. Irrigation systems shall be on automatic timers and shall use drip and bubbler systems where appropriate Hillside plant materials shall be minimal and of low maintenance and low water use varieties Irrigation systems shall be adjusted for seasonal water needs Particular attention shall be paid to the plant palette in an attempt to ensure that plants will not encroach into protected views as defined by the Municipal Code 8 The budding setbacks shall not be less than 50' to the west side property line, 76' to the east property line, 90' to the northern property line, and 154' to the southern property line. However, the proposed covered parking structure may be constructed at 20' from the west side property line 9 The maximum height of the proposed facility shall not exceed 35' (elevation 1241 5' msl) as measured from the finished pad elevation of 1206 5' The maximum height of the proposed covered parking structure, and gazebo shall not exceed 12' from the nearest adjacent finished grade Prior to pouring of concrete for foundations and slab, the developer shall provide certification of finished pad elevation Prior to installation of roof sheathing, Ridge Height Certification shall be submitted by the developer 10 Prior to issuance of Budding Permits, and subject to review and approval by the Director of Planning, Building and Code Enforcement, the developer shall submit plans for the proposed service area and trash enclosure to show how these areas will be compatible with the colors and materials of the main structure The trash enclosure shall have a separate pedestrian access, be no higher than 6 feet high, have solid, self-closing gates, and be integrated into the budding design Additionally the developer shall show how the proposed trash enclosure area is consistent with Section 17 58 030 "Requirements and Guidelines for Collecting and Loading of Recyclable materials in Development Projects" 11 The project shall have 66 parking space, 8 of which are under the approved covered parking structure and are to be used by residents of the facility Parking demand characteristics shall be reviewed and evaluated twelve (12) months after issuance of P C Resolution No 98-17 Page 8 of 15 Certificate of Occupancy and annually thereafter and a report shall be provided to the Planning Commission 12 The use of gardening equipment and garbage collection shall not occur between the hours of 7 OOpm and 7.00am The use of Leaf Blowers on the site shall be consistent with Municipal Code Section 8 16 13 Parking and security lighting shall be kept to minimum safety standards and shall conform to City requirements within the Development Code. Fixtures shall be shielded so that only the subject property is illuminated, there shall be no spillover onto residential properties A trial period of three (3) months from issuance of Certificate of Occupancy, for assessment of exterior lighting impacts shall be instituted At the end of the 3 -month period the City may require additional screening or reduction in intensity of any light which has been determined to be excessively bright 14. No gates or other devices will be constructed which limit direct access to the site 15 Subject to review and approval by the Director of Planning, Building and Code Enforcement, all block wall fences shall be composed of a decorative material such as slumpstone All fences within the front twenty-five foot setback shall be a maximum T-6" tall 16 The maximum height of the cooling tower shall be T-10" from adjacent finished grade The maximum height of the block wall fence surrounding the cooling tower shall be 8'-0" The block wall fence shall have a stucco finish that matches the color of the main building. 17 Prior to issuance of a Certificate of Occupancy, subject to the review of the Director of Planning, Building and Code Enforcement, the covered parking structure, cooling tower screening walls, and satellite dish antenna shall be screened with landscaping 18 Prior to submittal of plans into building plan check, the Site Plan shall be corrected by removing reference to two proposed satellite dish antenna, to show only one satellite dish antenna of one meter diameter to be ground mounted in the same location as currently shown on the approved Site Plan 19 Prior to issuance of building permits, subject to review and approval by the Director of Planning, Building and Code Enforcement, and the Los Angeles County Fire Department, the developer shall provide an aesthetic method to ensure that non -emergency vehicles do not access the emergency access road surrounding the proposed structure 20 Changes in operational characteristics, including but not limited to, change in unit count (122 units = 25 Alzheimer units and 98 assisted living units), or change in bed count (128 beds), shall require approval of a major revision to the Conditional Use Permit. Changes to the employee shift count from 35 to 50 employees may be permitted Accessory services such as food service, health services and transportation shall not be sold commercially to non residents P C Resolution No 98-17 Page 9 of 15 0 0 Grading Permit No. 1903 21. Grading activity shall be limited to a total of 68,660 cubic yards of cut and 68,660 cubic yards of fill The approved grading quantities shall consist of 28,660 cubic yards of raw cut, 40,000 cubic yards of remedial cut, 28,660 cubic yards of raw fill, and 40,000 cubic yards of remedial fill. Grading shall be balanced on site The applicant may also clean and grub the site of existing landscaping Additionally, one 0' to 11' maximum height retaining wall shall be permitted along the northwest corner of the emergency access drive, and one 0' to 3' maximum height retaining wall shall be permitted along the north east comer of the emergency access drive, as shown in the approved Site Plan Subject to review and approval by the Director of Planning, Building and Code Enforcement, prior to issuance of a grading permit, the applicant shall provide the City with plans showing that both retaining walls will be composed of a decorative material such as slumpstone block, stucco finish, or other method No other retaining walls are permitted without approval of the Planning Commission. 22 Prior to issuance of grading permits, a bond, cash deposit, or combination thereof, shall be posted to cover costs for any geologic hazard abatement in an amount to be determined by the Director of Public Works. 23 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 24 An as -graded soils and geologic report, complete with geologic map, will be submitted and reviewed prior to issuance of a building permit 25 Foundations and floor slabs cast on expansive soils will be designed in accordance with Los Angeles County Code Section 2907-i 26 Foundations shall be set back from a descending slope in accordance with the code and will extend to such a depth as to be unaffected by any creep prone surl:icial soil and/or weathered bedrock. Field review is required 27 All grading shall be monitored by a licensed engineering geologist and/or soils engineer in accordance with applicable provisions of the Municipal Code and the recommendations of the Director of Public Works and/or City Engineer 28 Grading activity on the site shall occur in accordance with all applicable City safety standards 29 Any dirt or other material deposited on the roadways from construction operations shall be removed by the applicant on a timely basis Page 10 of 15 0 • 30 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 dust prior to and during the rainy season. 31 Slope planting shall generally consist of low ground cover to impede water flow on the surface 32 To provide greater slope protection against scour and erosion, slopes shall be covered with a lute mat to provide protection while the ground cover is being established 33 All manufactured slopes shall be contour graded. 34 The use of a rock crusher is not permitted on the site Sewers 35 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 Director of Public Works. 36 Prior to issuance of grading permits, the developer shall submit to the Director of Planning, Building and Code Enforcement, a written statement from the County Sanitation District accepting any new facility design and/or system upgrades with regard to existing trunk line sewers Said statement shall include any necessary conditions of approval 37 Approval of this development is contingent upon the installation, dedication and use of local main line sewers. 38 If it is found that the requirements of the Plumbing Code cannot be met, no budding permit will be issued for construction 39 Prior to recordation of the Final Map, the final location and requirements for Sewer Easements, if any are needed, shall be subject to review by the City Engineer and Director of Public Works. 40 Prior to the issuance of grading permits, the developer shall submit to the Director of Public Works, a study analyzing the capacity of the existing sewer system versus the impact from the development Water 41 Prior to issuance of grading permits, the developer must submit a labor and materials bond in addition to either: Page 11 of 15 A An agreement and a faithful performance bond in the amount estimated by the Director of Public Works and guaranteeing the installation of the water system, or B An agreement and other evidence satisfactory to the Director of Public Works 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 42. There shall be filed with the Director of Public Works 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. 43 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 Angles 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 Director of Public Works Fire flow requirements shall be determined by the Los Angles County Fire Department and evidence of approval by the Los Angeles County Fire Department is required 44 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 45 Prior to issuance of grading permits, a bond, cash deposit, or combination thereof, shall be posted to cover costs of construction in an amount to be determined by the Director of Public Works. - 46 Prior to issuance of grading permits, the developer shall submit a hydrology study to the Director of Public Works to determine any adverse impacts to existing flood control facilities generated by this project. Should the Director of Public Works 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. 47 Drainage plans and necessary support documents to comply with the following requirements must be approved by the Director of Public Works prior to the issuance of building permits or commencement of grading, whichever comes first A Provide drainage facilities to remove any flood hazard to the satisfaction of the Director of Public Works and dedicate and show easements on the Final Map. B. Eliminate any sheet overflow and ponding P C Resolution No 98-17 Page 12 of 15 C Provide drainage facilities to protect the property from high velocity scouring action D. Provide for contributory drainage from adjoining properties 48 Subject to the review and approval by the Director of Public Works, the developer shall pay their fair share in upgrading the existing storm drain system in Crestridge at Crenshaw to accommodate flow from the project site 49 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 Planning, Building and Code Enforcement. Streets 50 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 improvement and repairs to all facilities within the right of way of Crestridge Road, adjacent to the development Said improvements shall include but are not limited to A.0 paving, curb and gutter, sidewalk, drainage improvements, bikeways, and landscaping The design of such improvements shall be subject to the adopted street standards and the approval of the Director of Public Works 51 The proposed improvements to public streets shall be designed to the satisfaction of the Director of Public Works, pursuant to the following specifications A Sidewalks along Crestridge Road shall be concrete, and six (6) feet wide, with a minimum of unobstructed width of 48" in all areas The developer shall also provide handicapped accessible curb cuts as applicable. B Traffic circulation signs shall be placed at all intersections and/or comers unless modification is authorized by the Director of Public Works, and shall meet City standards C The proposed driveway shall be designed in substantially the same alignment as shown on the approved development plans D Any raised and landscaped medians and textured surfaces shall be designed to standards as approved by the Director of Public Works 52 The contractor shall be responsible for repairs to any neighboring streets which may be damaged during development of the site, including, but not limited to, the designated haul truck route 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 to repair any damage to streets and appurtenant structures as a result of this development In addition to providing a bond or cash deposit, the developer shall pay for a pavement analysis of P C Resolution No. 98-17 Page 13 of 15 the streets to be used as the designated haul truck route prior to the start of construction and at completion of construction. The developer shall provide compensation for any loss of pavement life along the designated haul truck route as a result of this development. Tentative Parcel Map NO. 24655 53 The City's filing fee for a final map shall be paid within six (6) months of approval of the tentative map 54 The applicant shall supply the City with one mylar and one print of the recorded map 55 The approval of the Tentative Parcel Map expires twenty-four (24) months from the date of final approval of the parcel map, unless extended per the Subdivision Map Act. Any request for extension shall be submitted to the City prior to the expiration date 56 Within 24 months from the date of filing of the final map, the developer shall set survey monuments and tie points and furnish tie notes to the City Engineer All lot corners shall be referenced with permanent survey markers in accordance with the Municipal Code All boundary comers shall be referenced with permanent survey markers in accordance with the Subdivision Map Act. 57 The subject lot 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 L.A. County Fire Department. The water mains shall be of sufficient size to accommodate the total domestic and fire flows required for the land division Domestic flow requirements shall be determined by the L.A. County Fire Department. All Fire Department requirements shall be satisfied 58 Any address numbering proposed by the subdivider must be approved by the City Engineer 59 Easements shall not be granted within easements already dedicated or offered for dedication to the City, or a public utility, until after the final map is filed and recorded with the County Recorder No easements shall be granted after recording of the final map that in anyway conflict with a prior easement dedicated to the City, or any public utility If any easements are granted before recordation of the final map, the holder of said easement shall execute a quitclaim deed in favor of the City or any public utility 60 All utilities to and on the lots shall be provided underground, including cable television, satellite dish antenna, 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 property owners expense All such utilities shall be installed in conjunction with the development of each individual parcel P C Resolution No 98-17 Page 14 of 15 61 Prior to submitting the final map to the City Engineer for his/her examination, the applicant shall obtain clearance from all affected departments and divisions, including a clearance from the City Engineer for the following items mathematical accuracy, signatures, etc. 62. Utility and other easements shall be subject to review by the City Engineer to determine their final locations and requirements. Sign Permit No. 842 63 One monument sign shall be permitted on the subject property as shown on the approved Site Pian and approved Sign Pian The sign shall be a maximum 6" above adjacent finished grade and have a maximum sign area of 20 square feet Any other proposed signage or changes to the approved sign will require an amendment to the Sign Permit, to be reviewed by the Director of Planning, Building and Code Enforcement. N \GROUP\PLANNING\RESOS\PC\RECUP195 RES PC Resolution No. 98-17 Page 15 of 15