PC RES 2000-0441
P.C. RESOLUTION NO. 2000-44
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES ADOPTING A MITIGATED
NEGATIVE DECLARATION AND MAKING CERTAIN
ENVIRONMENTAL FINDINGS IN ASSOCIATION WITH
ENVIRONMENTAL ASSESSMENT NO. 733, CONDITIONAL USE
PERMIT NO. 221, GRADING PERMIT NO, 2232, AND VARIANCE
NO. 477 TO ALLOW THE CONSTRUCTION OF A 14,990
SQUARE FOOT MONTESSORI SCHOOL AT A PERMITTED
HEIGHT OF SIXTEEN (16) FEET, AS MEASURED FROM
ADJACENT FINISHED GRADE. FURTHERMORE, THE
PROPOSED PROJECT WILL CONTAIN A 24,263 SQUARE
FOOT SUBTERRANEAN PARKING GARAGE, 70 SQUARE
FOOT TRASH ENCLOSURE, AND 19,400 CUBIC YARDS OF
ASSOCIATED GRADING ON PROPERTY LOCATED AT 31270
PALOS VERDES DRIVE WEST.
WHEREAS, on July 31, 2000, applications for Conditional Use Permit No
2221, Grading Permit No. 2232, Variance No. 477 and Environmental
Assessment No. 733 were submitted to the Planning Department on behalf of the
property owner, Claudia Krikorian, to allow the construction of a new 14,990
square foot Montessori School, and,
WHEREAS, the Commercial Neighborhood {CN} zoning district in which
the subject property is located conditionally allows for the use of a private
educational facility, and,
WHEREAS, Staff completed an initial review of the applications and plans
submitted to the Planning Department and determined that additional information
was needed in order to continue processing the request Furthermore, the
applicant was informed of some potential Staff concerns pertaining to views,
noise, lighting, circulation, and aesthetics, thus recommending that an
environmental consultant prepare the necessary environmental documents to
determine the project's outcome on the surrounding environment. Subsequently,
Staff deemed the applications incomplete on August 30, 2000; and,
WHEREAS, on September 1, 2000 a request for proposal was submitted
to P&D Environmental Services seeking a cost and time line proposal to prepare
the appropriate environmental documents, and,
WHEREAS, on September 18, 2000 an official proposal was submitted to
the City by P&D Environmental Services which was subsequently accepted by
the City to complete said documents; and,
P.G. Resolution No. 2000-44
Page 1 of 7
WHEREAS, on November 8, 2000, revised plans were submitted to the
Planning Department addressing Staff's concerns; and,
WHEREAS, on November 15, 2000 the subject applications were
reviewed by Staff and deemed complete for processing pursuant to the Permit
Streamlining Act; and,
WHEREAS, pursuant to the provision of the California Environmental
Quality Act, Public Resources Code Section 21000 et seq ("CEQA"), the State's
CEQA Guidelines, California Code of Regulation, Tale 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 Initial Study and determined that, by incorporating mitigation
measures into the Negative Declaration and project approval, there is no
substantial evidence that the approval of Conditional Use Permit No 221,
Grading Permit No. 2232, and Variance No 477 would result in a significant
adverse effect on the environment Accordingly, a Draft Mitigated Negative
Declaration has been prepared and notice of that fact was given in the manner
required by law, and,
WHEREAS, the Initial Study was prepared on November 13, 2000 and
distributed for circulation and review on November 16, 2000 through December
6, 2000; and,
WHEREAS, in accordance with the requirements of the California
Environmental Quality Act, a Mitigation Monitoring program has been prepared,
and is attached to the Environmental Assessment No. 733 and Resolution as
Exhibit "A"; and,
WHEREAS, on December 11, 2000, the Traffic Committee reviewed the
applicants' proposal and recommended approval, subject to conditions, for
consideration by the Planning Commission; and,
WHEREAS, after issuing notices pursuant to the requirements of the
Rancho Palos Verdes Development Code and the State CEQA Guidelines, the
Planning Commission held a duly noticed public hearing on December 12, 2000
at which all interested parties were given the opportunity to be heard and present
evidence, and,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND
RESOLVE AS FOLLOWS:
Section 1: The subject applications would permit the construction of a
14,990 square foot school building with a 24,263 square foot subterranean
P C Resolution No. 2000-44
Page 2 of 7
0 0
parking garage, 70 square foot trash enclosure and 19,400 cubic yards of
associated grading. Additionally, a joint use parking program will allow the
neighboring church to utilize the School's parking pursuant to a non-exclusive
parking agreement. The Planning Commission finds that the proposed project is
permitted within the CN zoning district, with the approval of a conditional use
permit, and would not result in significant adverse environmental impacts In
making this finding, the Planning Commission considered the project's mitigation
measures that address the issues of Aesthetics, Water, Air Quality, Noise,
Geology, and Traffic/Circulation.
Section 2: The subject property is currently zoned as Commercial
Neighborhood (CN), and is also designated for commercial use by the City's
Land Use Policy Map The Planning Commission finds that the site will be used
for the purposes of a private educational facility with site amenities that will not
significantly impact the required land use
Section 3: The proposed project will not alter the location, distribution,
density, or growth rate of the human population in the area above what is
forecast in adopted City plans and policies, nor will the project affect existing
housing, or create a demand for additional housing. The project will not create a
significant additional demand for fire or police protection, maintenance of public
facilities (including roads), or other governmental services The project will not
result in the need for new systems, or substantial alterations to utilities, including
power or natural gas, communication systems, water, sewer or septic tanks,
storm water drainage, or solid waste disposal. Furthermore, the proposed project
will not result in the demand for new recreational facilities in that the School is a
privately owned entity that provides their own recreational facilities, and will not
increase population Therefore, resulting in no impact to existing parkland.
Section 4: Although the project site contains an earth mound that was
stock piled in 1987, the original contours reflect a site that was relatively flat The
proposed project will require substantial grading to remove the earth mound and
prepare the site for construction of the school building and subterranean parking
garage As such, the Planning Commission finds that the proposed project will
not result in significant adverse affects to topography; destruction, covering, or
modification of unique geologic or physical features; impacts to archeological or
paleontological resources, or expose persons to seismic ground failure,
landslides, or other known hazards; affect any plant or animal species or result in
the removal of any sensitive Plant Life or Animal Life, or create a wasteful or
inefficient use of the energy already being consumed on the site. Although on-
site grading is proposed, a Geotechnical Report addressing the scope of the
project grading shall be reviewed and approved by the City's Building Official and
the City's Geotechnical Consultant prior to issuance of building permits.
Furthermore, the Geotechnical Report shall provide the developer with applicable
conditions for which the project shall be constructed, along with other conditions
that the City's Building Official and City's Geotechnical Consultant find necessary
Resolution No. 2000-44
Page 3 • 7
0 0
to ensure the project is constructed in a manner that does not jeopardize the
public's health, safety and welfare. As such, the mitigation measures will ensure
that the proposed project will not cause any significant geological impacts.
Section 5: The proposed project will not change the current, the course
or the direction of water movements in either marine or fresh waters, since the
project site is not located in such a setting. Although there may be slight
changes in the absorption rates, drainage patterns, and surface run-off on the
subject site as a result of the proposed project. A proposed drainage plan shall
be submitted to the City for review and approval pertaining to the implementation
of mitigation measures that address potential impacts to water patterns.
Furthermore, in compliance with the Federal Clean Water Act, an Urban
Stormwater Mitigation Plan shall be submitted to City for review and approval
prior to the issuance of building permits, as it pertains to implementation
strategies that reduce stormwater runoff As such, the Planning Commission
finds that such conditions will ensure that water patterns ,will not significantly
impact the surrounding environment.
Section 6: According to the applicant's Traffic Study, the proposed
vehicle trips generated by the project will not create substantial impacts to
circulation patterns, parking capacity, or traffic congestion Furthermore, the
Traffic Study, prepared by a certified traffic engineer, determined that the
increase in the number of vehicle trips per day will not be significant and that the
intersection surrounding the project site is more than adequate to accommodate
the additional vehicles the proposed project and surrounding projects may
generate. In regards to existing vehicle trip levels, the project will not result in a
significant impact to local air quality standards, or expose sensitive receptors to
pollutants. As for on-site circulation, the City's Traffic Engineer and the City's
Traffic Committee have reviewed the proposed project as it pertains to egress
and ingress, as well as parking, and it has been determined that applicable
conditions shall be incorporated into the project that will regulate circulation
patterns throughout the subject site. Additionally, a joint use parking program will
be implemented that will maximize the use of the School's parking spaces with
the neighboring church, as required by a non-exclusive parking easement As
such, the Planning Commission finds that the proposed joint use parking plan
adequately addresses the maximum number of required parking spaces based
on the time and day of need for both the Church and the Montessori School.
Therefore, it has been determined that the on-site and off-site circulation patterns
will not significantly adversely impact surrounding properties
Section 7: Although the construction of the proposed project is
anticipated to generate noise levels uncommon to the surrounding environment,
such noise will be temporary in nature and that the City has imposed conditions,
in accordance with the City of Rancho Palos Verdes' Municipal Code, that limits
construction between the hours of 7:00 a m. and 7.00 p m Mondays through
Saturdays, with no construction permitted on Sundays and legal holidays (as
P C Resolution No. 2000-44
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identified in the City's Municipal Code) Furthermore, mitigation measures
require that all construction equipment engines are equipped with standard noise
insulating features and are tuned to the manufacturer's recommendations In
regards to anticipated noise levels generated by the proposed use of a school,
conditions have been incorporated into the project that regulate the operation of
the school Furthermore, a project condition requires that all noise generated by
the school, including mechanical equipment and ventilation systems, shall not
exceed a maximum sound level of sixty-five (65 dBA) decibels, as measured
from the closest property lines. Furthermore, no amplified sound shall be
permitted on the grounds of the subject property without obtaining approvals from
the Planning Department and that design elements be incorporated into the
layout of the project that buffers noise from projecting onto surrounding
properties. As such, the Planning Commission finds that the mitigation measures
imposed will ensure that noise levels do not adversely impact surrounding
properties.
Section 8: In regards to aesthetics, the City's General Plan requires
that improvements to the project site be designed to cohesively connect the
school with surrounding uses. As such, conditions require that the design of the
new structure consist of materials similar to the neighboring condominium
complex and the recently approved renovations at the Golden Cove Shopping
Center. As proposed, the project will not affect a scenic highway in that ocean
views are oriented in the opposite direction from the subject site. However, in
regards to a scenic vista from surrounding properties, conditions have been
incorporated into the project that requires the structure be constructed at a
maximum height of 16', the permitted height limit in the CN zoning district, as
measured from adjacent finished grade This condition ensures that the highest
roof ridgeline remains below the finished patio elevation of the neighboring units,
thus preventing a significant impairment of ocean views As such, the Planning
Commission finds that the proposed conditions will create a project that is
cohesively connected to the surrounding uses and substantially protects views of
the Pacific Ocean from surrounding properties.
Section 9: Grading of the site may cause some impacts to air quality as
a result of air -borne dust particles. However, to ensure that there will be no
significant impacts, mitigation measures have been added that require the
applicant take specific actions to control air -borne dust particles.
Section 10: For reasons discussed in the Initial Study, which is
incorporated herein by reference, the project will not have any potential to
achieve short-term, to the disadvantage of long-term, environmental goals, nor
would the project have impacts which are individually limited, but cumulatively
considerable,
P C Resolution No 2000-44
Page 5 of 7
Section 11: The applicant has consulted the lists prepared pursuant to
Section 65962.5 of the Government Code and has submitted a signed statement
indicating whether the project and any alternatives are located on a site which is
included on any such list, and has specified any such list The Lead Agency has
consulted the lists compiled pursuant to Section 65962 5 of the Government
Code, and has certified that the development protect and any alternatives
proposed in this application are not included in these lists of known Hazardous
Waste and Substances Sites as compiled by the California Environmental
Protection Agency.
Section 12: The mitigation measures set forth in the Mitigation
Monitoring Program, Exhibit "A", attached hereto, are incorporated into the scope
of the proposed project. These measures will reduce those potential significant
impacts identified in the Initial Study to a less than significant level.
Section 13: Any interested person aggrieved of this decision or by any
portion of this decision may appeal to the City Council Pursuant to Section
17 60 060 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 December 12, 2000, the date of the Planning
Commission's final action
Section 14: For the foregoing reasons and based on its independent
review and evaluation of the information and findings contained in the Initial
Study, Staff Reports, minutes, and records of the proceedings, the Planning
Commission has determined that the project as conditioned and mitigated will not
result in a significant adverse impact on the environment Therefore, the
Planning Commission hereby adopts the Mitigated Negative Declaration making
certain environmental findings in association with Environmental Assessment No
733 to allow the construction of a 14,990 square foot school building, a 24,263
square foot subterranean parking garage, and a 70 square foot roofed trash
enclosure with 19,400 cubic yards of associated grading on property located at
31270 Palos Verdes Drive West
PASSED, APPROVED, AND ADOPTED this 12th day of December, 2000, by
the following vote:
AYES: Chairman Lyon, Commissioners Cartwright, Vannorsdall, Long,
Muller, and Paulson
NOES: None
ABSTENTION: None
ABSENT: Vice -Chairman Clark
P C. Resolution No 2000-44
Page 6 of 7
joI "Roi s, ACp
Di ector f PI
lanni g, 3uilding
an de Enforcl@nt, and,
Secretary to the Planning Commission
0
- - NO",
Frank Lyon 40�r
Chairman
Resolution No. 2000-44
Page 7 of 7
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Page 1 of 9
Mitigation Measures and
Monitoring and
Party Responsible
Enforcement Agency/Monitoring Agency/
Conditions of A roval
Re ortin Action
for Miti ation
MonitoringMilestone
1. Land Use
LU -1 The project developer shall obtain a variance from
Obtain approval of a
Peninsula Montessori
City of Rancho Palos Verdes Planning, Building and
the City of Rancho Palos Verdes to allow for the
variance and other
School
Code Enforcement City PBCE/City PBCE before any
project underground parking garage to extend into
necessary permits from
construction activities begin.
the site front and rear and side setback areas and to
the City of Rancho Palos
exceed the maximum lot coverage requirement.
Verdes.
2. Geology
G-1 The City Geotechnical Engineer and Building
Obtain approval of the
Peninsula Montessori
City PBCE/City PBCE before any construction
Official shall review and approve the geotechnical
geotechnical report
School/ Project
activities begin.
report prepared for the project prior to issuance of
prepared for the project
Geologist/City Building
project grading or building permits.
from the City
Official
Geotechnical Engineer
and Building Official.
G-2 The project applicant shall implement all of the
Check to see that all
Peninsula Montessori
City of Rancho Palos Verdes Public Works Dept.
recommendations in the project geotechnical report.
recommendations made
School
(City PWD)/City PBCE during plan check and
by the Project Geologist,
project construction.
except as modified by the
City Geologist are
incorporated into the
design and construction
of the project.
3. Water
W-1 Subject to review and approval of the City
Obtain approval of the
Peninsula Montessori
City PBCE, City PWD, LACDPW/City PCBE during
Engineer and Director of PBCE, the project
drainage plan prepared
School
plan check review
developer shall submit a drainage plan prior to the
for the project from the
issuance of grading permits which shows the on
City Engineer and
site and off site stormwater conveyance systems
Director of PBCE.
that will be constructed by the project proponent
Review drainage plans to
for the purpose of safely conveying stormwater
see that drainage
off of the project site. These drainage structures
structures are designed in
shall be designed in accordance with the most
accordance with the most
current standards and criteria of the City Engineer
current standards and
and Los Angeles County Department of Public
criteria of the City
Works (LACDPW) to ensure that adequate
Engineer and LACDPW
drainage capacity in maintained.
0.
•
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Page 2 of 9
Mitigation Measures and
—FReportipZ
Monitoring and
Party Responsible
Enforcement Agency/Monitoring Agency/
Conditions of Approval
Action
for Mitigation
Monitoring Milestone
W-2 In accordance with the Clean Water Act, the
Obtain NPDES penmt if
Peninsula Montesson
City PBCE, RWQCB/City PBCE during plan check,
project proponent shall coordinate with the
required by the RWQCB,
School
prior to project construction.
Regional Water Quality Control Board (RWQCB)
and other necessary
regarding the requirements of the Clean Water Act
permits related to the
and the project proponent will obtain a National
requirements of the
Pollutant Discharge Elimination System (NPDES)
Clean Water Act.
permit, if such a permit is required by the
RWQCB.
W-3 In accordance with the Clean Water Act, the
Obtain approval of a
Peninsula Montesson
City PBCE, RWQCB/City PBCE during plan check,
project proponent shall coordinate with the
SWPPP prepared for the
School
prior to project construction.
Regional Water Quality Control Board (RWQCB)
proposed project from
on the preparation of a Stonmwater Pollution
the RWQCB and the
Prevention Plan (SWPPP) for the proposed
City PBCE.
project.
4. Air Quality
AQ -1 Prior to the issuance of grading permits, the
Check to see that site is
Peninsula Montessori
City PBCE and SCAQMD/City PBCE during site
applicant shall demonstrate to the City's Director
watered during project
School/Project construction
construction activities and SCAQMD
of PBCE that dust generated by grading activities
site preparation, grading
contractors
shall comply with the South Coast Air Quality
& construction activities
Management District Rule 403 and the City
and that construction
Municipal Code Requirements which require
equipment is cleaned
watering for the control of dust.
every morning and
evening.
AQ -2 During construction, all grading activities shall
Check to see that all
Peninsula Montessori
City PBCE/City PBCE during project grading and
cease during penods of high winds (i.e., greater
grading operations are
School/Project grading
excavation activities.
than 30 mph). To assure compliance with this
suspended when wind
contractor
measure, grading activities are subject to periodic
speeds, as instantaneous
inspection by City staff.
gusts, exceed 30 mph.
Periodic grading
activities inspections
shall be made by City
staff.
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Page 3 of 9
Mitigation Measures and
Monitoring and
Party Responsible
Enforcement Agency/Monitoring Agency/
Conditions of Approval
Reporting Action
for Mitigation
Monitoring Milestone
AQ -3 Construction equipment shall be fitted with
Provide PBCE with
Peninsula Montesson
City Public Works Department/City Public Works
emission control devices and be kept in proper
weekly certifications
School/Project construction
Department during site preparation, grading,
tune
indicating that
contractors
excavation and construction activities.
construction equipment
engines are tuned
consistent with
manufacturer's
recommendations and
fitted with emission
control devices
5. Transportation and Circulation
T-1 The project developer shall prepare a haul route
Obtain approval of the
Peninsula Montesson
City Public Works Department/City Public Works
plan for tricks hauling spoils from the project site
haul route plan prepared
School
Department before project constriction begins.
to where this material will be disposed The plan
for the proposed project
shall be prepared and approved by the City's
from the City's Director
Director of Public Works before the City issues
of Public Works.
the project a grading permit.
T-2 The project proponent shall implement the
The applicant's traffic
Peninsula Montesson
City Public Works and project traffic consultant
recommendations in the project traffic study and
consultant shall provide
School
before project construction begins
any recommendations from the City's Traffic
verification that al
Committee
recommendations made
by the project traffic
study and the City's
Traffic Committee are
incorporated into the
design and construction
of the pKqlect.
6. Noise
N-1 The project shall utilize construction equipment
Submit certification that
Peninsula Montesson
City PBCE/City PBCE during site preparation,
equipped with standard noise insulating features
construction equipment
School/Project construction
grading, excavation and construction activities
during construction to reduce source noise levels
is equipped with standard
contractors
noise insulating features
9
0
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Page 4 of 9
Mitigation Measures and
Monitoring and
Party Responsible
Enforcement Agency/Monitoring Agency/
Conditions of Approval
Reporting Action
for Mit i ation
Monitoring Milestone
N-2 All project construction equipment shall be
Provide PBCE with
Peninsula Montesson
City PBCE/City PBCE during site preparation,
properly maintained to assure that no additional
weekly certifications
School/Project construction
grading, excavation and construction activities
noise, due to worn or improperly maintained parts
indicating that
contractors
is generated
construction equipment
engines are tuned
consistent with
manufacturer's
recommendations.
N-3 The applicant shall comply with the City of
Check to see that all
Peninsula Montesson
City PBCE/City PBCE during site preparation,
Rancho Palos Verdes Noise Guidelines
construction activities are
School/Project construction
grading, excavation and construction activities.
Construction activities shall be limited to the
limited to the hours of
contractors
hours of 7 00 AM to 7:00 PM Monday through
7 00 AM to 7 00 PM
Saturday, with no construction activities allowed
Monday through
on Sunday and holidays
Saturday and that all
other project construction
activities are compliant
with the City of Rancho
Palos Verdes Noise
Guidelines
N-4 Stockpiling and vehicle staging areas shall be
Provide the City with a
Peninsula Montesson
City PBCE/City PBCE during site preparation,
located away from occupied dwellings whenever
plan identifying the
School/Project construction
grading, excavation and construction activities
possible
location of stockpiling
contractors
and vehicle staging areas,
with these areas located
away from occupied
dwellings whenever
possible.
N-5 A construction relations officer shall be appointed
Provide the City with
Peninsula Montesson
City PBCE/City PBCE during site preparation,
by the project applicant to act as a liaison with
contact name and phone
School/Project construction
grading, excavation and construction activities
neighbors, residents and adjacent Golden Cove
number for the appointed
relations officer
commercial tenants concerning project
construction relations
construction activities
I officer.
C
C
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Mitigation Measures and
Conditions of Approval
N-6 Haul routes used to transport soil exported from
the project site shall be approved by the City's
Director of PBCE to minimize exposure of
sensitive receptors to potential adverse noise
levels from hauling operations
7. Public Services
PS -I The project developer shall prepare an Emergency
Evacuation Plan that covers all emergency
situations that are likely to occur during operation
of the proposed School The plan shall be
reviewed and approved by the Director of PBCE
before the City issues the project a Use and
Occupancy Permit
8. Utilities and Service Systems
US -1 All new project utility lines shall be placed
underground
US -2 Prior to project approval by the City, and subject
to the review and approval of the City Director of
PBCE, the project proponent shall show evidence
that they have received confirmation from the
California Water Service Company that they have
facilities to serve the proposed project
Monitoring and
Zevortin Action
Prepare a truck haul plan
Check to see that all
recommendations made
by the City's Director of
Public Works in the truck
haul route plan is
incorporated into the haul
plan. The applicant shall
provide the PBCE with
dump receipts verifying
the disposal of exported
earth materials
Provide the City's PBCE
with an Emergency
Evacuation Plan prepared
for the proposed project
Obtain approval for
utility service from utility
agencies and check to see
that all new project utility
lines are placed
Obtain evidence that the
project proponent has
received confirmation
from the California
Water Service Company
that they have facilities to
serve the proposed
Page 5 of 9
Party Responsible Enforcement Agency/Monitoring Agency/
for Mitigation I Monitoring Milestone
Peninsula Montesson City Public Works and PBCE Departments/City
School/Project construction PBCE during site preparation, grading and
contractors excavation activities
Peninsula Montesson City PBCE/City PBCE prior to issuance of a Use and
School Occupancy Permit
Peninsula Montesson City PBCE/City PBCE prior to construction plan
School approval
Peninsula Montesson City PBCE and California Water Service
School Company/City PBCE prior to project approval
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Paize 6 of 9
Mitigation Measures and
Conditions of Approval
Monitoring and
Re orcin Action
Party Responsible
for Mitigation
Enforcement Agency/Monitoring Agency/
Monitoring Milestone
US -3 The City shall ensure that construction plans and
Check to see that
Peninsula Montesson
City PBCE/City PBCE prior to project approval and
specifications for the proposed School project
construction plans and
School
completion of the project plan check stage.
shall include the following interior water
specifications for the
conservation measures for the following
proposed project include
plumbing devices and appliances.
the following interior
water conservation
measures for the
following plumbing
devices and appliances.
• Reduce water pressure to 50 pounds per square inch
. Reduce water
or less by means of a pressure -reducing valve.
pressure to 50
pounds per square
inch or less by
means of a pressure -
reducing valve
• School dishwashers shall be water conserving
• School dishwashers,
dishwashers and/or dishwashers shall have spray
if proposed, shall be
emitters that are retrofitted to reduce flow
water conserving
dishwashers and/or
• Install one -and -one-half gallon, ultra-low flush
dishwashers shall
toilets.
have spray emitters
that are retrofitted to
reduce flow
• Install one -and -one-
half gallon, ultra-low
flush toilets.
W
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Pae 7 of 9
F---MitigationMasures and ��T�Monitoring and PartyResponsible Enforcement Agency/Momtoring Agency/
Conditionf Approval Reporting Action for Mitigation Monitoring Milestone
US -4 Landscaping and irrigation plan for the project open
space areas shall be submitted by the project
developer and approved by the City's Director of
PBCE, prior to the issuance of grading permits.
These plans shall incorporate, at a minimum, the
following water conservation measures
• Extensive use of native plants.
• Low water -demand plants
• Minimum use of lawn in non -playground areas or,
when used, installation of warm season grasses.
• Grouped plants of similar water demand to reduce
over-imgation of low water demand plants
• Extensive use of mulch in all landscaped areas to
improve the soil's water -holding capacity.
• Dnp irrigation, soil moisture sensors and automatic
irrigation systems
Obtain approval of
landscape and imgation
plans for the proposed
project from the City's
Director of PBCE
Check to see that these
plans incorporate, at a
mimmum, the following
water conservation
measures
Extensive use of
native plants
• Low water -demand
plants
• Minimum use of
lawn in non -
playground areas or,
when used,
installation of warm
season grasses
• Extensive use of
mulch in all
landscaped areas to
Grouped plants of
similar water
demand to reduce
over -irrigation of
low water demand
plants.
• improve the soil's
water -holding
capacity
• Dnp irrigation, soil
moisture sensors and
automatic irrigation
systems
Peninsula Montesson
School
City PBCE/City PBCE prior to issuance of grading
permits.
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Paize 8 of 9
E:7 Mitigation Measures and
I
Monitoring and
Party Responsible
Enforcement Agency/Monitoring Agency/
Conditions of Approval
Reporting Action
for Miti ation
Monitoring Milestone
US -5 Pursuant to the criteria set forth in the City
Obtain evidence of
Peninsula Montesson
Director of City PBCE and the State Department of
municipal code, the applicants shall contact the
compliance with
School
Water Resources/City PBCE prior to the issuance of
State Department of Water Resources for
recommendations of the
building permits
information on other water conservation techniques
State Department of
which could be incorporated into the project design
Water Resources on the
Evidence of compliance with such other
project design from the
recommendations shall be submitted to the City's
project applicant.
Director of PBCE, prior to the issuance of building
permits
US -6 The project applicant shall obtain approval from the
Provide the City with
Peninsula Montesson
Director of City PBCE and CSD of Los Angeles
County Sanitation Districts to construct the project
meeting verification that
School
County/City PBCE prior to the construction of the
over the District's sewer easement/sewer line before
the Sanitation District
project
project construction activities begin
has given the project
applicant permission to
build a portion of the
project over the District's
sewer easement/sewer
line
US -7 The project applicant shall pay the required County
Obtain evidence that the
Peninsula Montesson
Director of City PBCE and CSD of Los Angeles
Sanitation District's before connecting the project
District's Trunk Sewer
School
County/Director of PBCE before the project
wastewater line to the District's Joint Outfall "J"
Connection permit fee
wastewater line is connected to the District's trunk
Unit 1-G Trunk Sewer
has been paid
sewer line
Or Aesthetics
A-1 Pursuant to the criteria set forth in the City's
Prepare a project lighting
Peninsula Montessori
Director of City PBCE/City PBCE prior to the
Municipal Code, the project applicant shall submit a
plan and obtain approval
School
issuance of building permits The lighting plan is
lighting plan for approval by the Director of PBCE
of the plan from the
subject to review 60 days after installation
prior to issuance of the project Building Permit.
City's Director of PBCE
The lighting plan shall be subject to review by the
City 60 da s after installation of lighting features
A-2 All project vegetation shall not exceed 16 feet in
Check to see what
Peninsula Montesson
Director of City PBCE/City PBCE prior to the
height when mature nor impair views from
vegetation is proposed to
School
issuance of building permits.
surrounding properties
be used in the project
landscape plan to insure
that the vegetation used
does not exceed 16 feet
in hei ht when mature
MITIGATION MONITORING PROGRAM FOR THE PENINSULA MONTESSORI SCHOOL
Page 9 of 9
Mitigation Measures and Monitoring and Party Responsible Enforcement Agency/Monitoring Agency/
Conditions of Approval Reporting Action for Mitigation Monitoring Milestone
10. Cultural Resources
CR -1 Prior to the issuance of a grading permit for the
Submit a cultural
Peninsula Montessori
City PBCE and Project paleontological monitor/City
project, the developer shall provide the City's
resources report prepared
School/Project
PBCE before project construction activities begin.
Director of PBCE with a report prepared by
for the proposed project
paleontologist
qualified paleontologist that the site is clear of
to the City's Director of
significant paleontologist resources. If these
PBCE. If these resources
resources are thought to exist on the site, then the
exist on the site,
report shall include measures for the construction
implementation of
monitoring, recovery and preservation of these
monitoring recovery and
resources.
preservation plans for
these resources should be
implemented.
CR -2 Prior to the issuance of grading permit for the
Submit a cultural
Peninsula Montesson
City PBCE and Project archaeological monitor/City
project, the developer shall provide the City's
resources report prepared
School/Project
PBCE before project construction activities begin.
Director of PBCE with a report prepared by a
for the proposed project
archaeologist
qualified archaeologist that the site is clear of
to the City's Director of
archaeological resources. If these resources are
PBCE. If these resources
thought to exist on the site, then the report shall
exist on the site,
include measures for the construction monitoring,
implementation of
recovery and preservation of these resources.
monitoring recovery and
preservation plans for
these resources should be
implemented.
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