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PC RES 2000-045P.C. RESOLUTION NO. 2000-45 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, 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 PROPOSED HEIGHT OF SIXTEEN (16) FEET AS MEASURED FROM ADJACENT FINISHED GRADE (88.5') TO THE TOP OF THE HIGHEST ROOF RIDGELINE (104.75'), INCLUDING THE CONSTRUCTION OF A 24,623 SQUARE FOOT SUBTERRANEAN PARKING GARAGE TO ACCOMMODATE FIFTY (50) PARKING SPACES AND THE DESIGNATED STUDENT DROP-OFF, A 70 SQUARE FOOT TRASH ENCLOSURE, 10,700 SQUARE FEET OF PLAYGROUND AREA (3,600 SQ. FT. FOR PRESCHOOLERS AND 7,100 SQ. FT FOR KINDERGARTEN/ELEMENTARY STUDENTS), AND 19,400 CUBIC YARDS OF ASSOCIATED GRADING THE PROPOSED IMPROVEMENTS REQUIRE A VARIANCE TO REDUCE THE SETBACK AND LOT COVERAGE REQUIREMENTS 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 potential 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 impact on the surrounding environment. Subsequently, Staff deemed the applications incomplete on August 30, 2000, and, P C Resolution No 2000-45 Page 1 of 8 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, Title 14, Section 15000 et.seq., the City's Local CEQA Guidelines, and Government Code Section 65962 5(F) (Hazardous Waste and Substances Statement), the City of Rancho Palos Verdes prepared an 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, 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, WHEREAS, the Planning Commission adopted Resolution No. 2000-44, which in accordance with the requirements of the California Environmental Quality Act, adopted a Mitigation Monitoring program and Mitigation Monitoring Program for the proposed project, 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 property is an undeveloped lot located in the City's designated CN zoning district, which conditionally permits the use of a private educational facility, such as the proposed Montesson School Pursuant to P.C. Resolution No. 2000-45 Page 2 of 8 Section 17.05.020 of the Development Code, the proposed use, must provide a minimum of twenty-two (22) parking spaces, based on the following criteria- 1) An elementary school must maintain two (2) spaces for each classroom and as proposed, there will be five (5) classrooms, thus requiring ten (10) parking spaces; and 2) Uses involving the operation of a preschool require one (1) parking space for every ten (10) students be provided where a circular driveway allows for continuous flow of passenger vehicles (for the purpose of loading and unloading students) and which can accommodate at least two (2) such vehicles Since the parking garage will provide a circular driveway for student drop-off that can accommodate more than two vehicles, an additional twelve (12) spaces will be required for the one hundred twenty (120) pre-school/kindergarten students, for a total of twenty-two (22) parking spaces According to a non-exclusive parking easement recorded in 1985, the applicant is required to provide St Paul's Lutheran Church with fifty (50) shared parking spaces Based on the non- exclusive parking easement, the fifty (50) parking spaces must be readily available for the Church's use, provided that the School's required twenty-two (22) spaces are not in use Otherwise, the Church is limited to the unoccupied parking spaces. Therefore, the Planning Commission finds that parking for the proposed use is adequately maintained on the subject property. Section 2: The subject site for the proposed 14,990 square foot school and intended use is adequate in size and shape to accommodate said use for all yards, setbacks, walls, or fences, landscaping or other features required by this title or by conditions under this section to integrate said use with those on adjacent land The subject property is 1 063 acres and will be improved with a 24,263 square foot subterranean parking garage to accommodate 50 parking spaces for use by the school and neighboring Church, as required by a non- exclusive parking easement As proposed, the on ground structure on the subject site is in substantial conformance with the development standards for the CN zoning district in that it is large enough to sustain the use of a school. Therefore, provided that a variance for the reduction in the setbacks and lot coverage requirements is approved, the Planning Commission finds that the subject site will be adequate in size and shape to sustain the proposed development. Section 3. The subject site for the proposed use, as it relates to streets and highways, is sufficient to carry the type and quantity of traffic generated by the subject use based on a study conducted by a licensed traffic engineer evaluating the current off-site conditions surrounding the subject property and at the intersection of Hawthorne Boulevard and Palos Verdes Drive West. These streets have been identified by the City's General Plan as major arterial roads that are conducive to serving the subject use. The study determined that the intersection in question is more than adequate to serve the projected increase in trips generated by the proposed use. Furthermore, in considering anticipated development, such as the Subregion 1 and Ocean Trails residential projects, it was also determined, in accordance with the Trip Generation, Sixth Edition P C Resolution No 2000-45 Page of prepared by the Institute of Transportation Engineers, that the proposed protect will not adversely impact traffic patterns Section 4: In conditionally approving the subject use at the specific location, there will be no significant adverse effect on adjacent property or the permitted use thereof based on a site analysis to address potential impacts, such as view impairment, lighting, noise, and air quality. The Planning Commission finds that the proposed project will not significantly impair ocean views from surrounding properties since the requested grading will lower the building pad to accommodate a structure that will be constructed below the lower finished floor elevation of the Condominiums As for lighting, noise and traffic impacts, the Planning Commission imposes conditions on the subject applications that will regulate the use of the school, the maximum levels of noise generated by uses associated with the school's operation, and the type and location of all outdoor lighting Furthermore, conditions are imposed based on recommendations by the City's Traffic Engineer and the City's Traffic Committee for improved on-site and off-site circulation Section 5: The proposed use of a private school is not contrary to the General Plan in that the subject property is located in a commercial zone, designated by the Land Use Policy Map which permits the use and that the Urban Element of the General Plan encourages the project site to be improved to cohesively connect commercial uses and civic activities Furthermore, the Urban Element of the General Plan encourage the location of private educational uses within areas of the City that are adjacent to major arterial streets The project site is located on Palos Verdes Drive West which the General Plan defines as a major arterial street Therefore, the Planning Commission finds that the project is consistent with the General Plan. Section 8: Conditions regarding the requirements in the Development Code, which the Planning Commission finds to be necessary to protect health, safety and general welfare have been imposed by the Planning Commission as shown herein as attachment Exhibit "A", and pertain to setbacks, setback buffers, fences and walls, lighting, ingress and egress, noise, vibrations, odor, landscaping, the maintenance of the structures and grounds that will ensure safeguards are incorporated into the project that will allow development in an orderly and efficient manner and in conformity with the intent and purposes set forth in the Development Code Section 7: The grading does not exceed that which is necessary for the permitted use of the lot in that the subject property is located in a CN zoning district which permits the proposed use and construction Additionally, the 19,400 cubic yards of associated grading is required to prepare the site for the building pad of the school and to accommodate the required on-site parking in the form of a subterranean parking garage. Furthermore, the subject grading will remove an unpermitted earth mound stock piled on the subject property P C Resolution No 2000-45 Page 4 of 8 Therefore, the Planning Commissions finds that the project grading is necessary for the permitted use of the lot. Section 8: The grading and/or related construction does not significantly adversely affect the visual relationships nor the views from surrounding properties in that the proposed grading will remove an unpermitted earth mound that was stock piled on the subject site, thus significantly lowering the elevation of the building pad to the pre-existing level. By lowering the building pad, the proposed structure can be constructed at the maximum permitted height of 16', as measured from adjacent finished grade, without significantly impairing "protected views," as defined by the City's Municipal Code, from surrounding properties. Furthermore, the transitional slope between the Villa Capri complex and the subject property will be landscaped with vegetation that will aesthetically enhance and visually buffer the proposed project from neighboring properties. Said landscape is restricted in height at maturity to prevent any future potential significant impairment of views. Therefore, the Planning Commission finds that views maintained by surrounding properties, especially Villa Capri, will not be significantly impaired by the project as a result of the proposed grading. Section 9: The nature of the grading minimizes disturbance to the natural contours and finished contours are considered reasonably natural in that the proposed grading will occur in an area that was previously disturbed when an unpermitted earth mound was stock piled along the rear portion of the project site As a means of minimizing grading impacts, retaining walls have been designed to step with the existing terrain Furthermore, the proposed retaining walls visible from surrounding properties or the public right-of-way incorporate design elements that break the massing of the depth of cut by providing landscaped planters within the stepped portion of the retention, thus visually screening the wall and softening its overall appearance. Furthermore, the subject site does not maintain any natural topographic features that require land sculpturing as to blend the man-made or manufactured slopes into the natural topography Section 10: The subject grading will not be located on any natural topographic feature that maintains any natural landscape or wildlife habitat that has not already been disturbed at the time the site was developed. Furthermore, said grading is not intended for a single-family residence nor a new residential subdivision. Section 11: The subject grading consists of 19,400 cubic yards of earth movement that will occur on a site that was legally created prior to the City's incorporation As proposed, the grading exceeds the Development Code's requirements for grading on slopes, the depth of cut and fill and the height of retaining walls. Therefore, pursuant to Section 17 76 040(E)(9) of the C. Resolution No.2000-45 Page of 8 Development Code, the Planning Commission finds that a further analysis of the proposed grading impacts is required Section 12: The grading quantities requested are necessary for the development of the subject property and do not constitute a special privilege since a significant portion of the 19,400 cubic yards of grading is to remove an unpermitted earth mound stock piled on the site and to provide adequate parking for the school and neighboring Church's with the construction of a subterranean parking garage Furthermore, the proposed grading will create a building pad that can accommodate a structure at a finished grade elevation that will not create an impairment of views from surrounding properties when constructed at the permissible height of 16', as measured from adjacent finished grade Said grading will be supported by a series of retaining walls that are designed and engineered to visually enhance the site, while complying with the City's Geotechnical Consultant's recommendations Section 13: A Notice of Decision shall be given to the applicant, to all property owners adjacent to the subject property and any interested party informing them of the Planning Commission's decision Section 14. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property which do not apply generally to other property in the same zoning district in that the subject property contains a non-exclusive parking agreement that requires the applicant provide 50 parking spaces for shared use with St. Paul's Lutheran Church Although the subject property can accommodate the proposed development in full compliance with the Development Code, as it pertains to setbacks, height, parking and landscape requirements, the aforementioned parking easement creates a physical constraint that warrants a reduction in the required setbacks The Planning Commission finds that the subterranean parking garage will not be visible from neighboring properties and that the required setbacks for all on grade structures have been adhered to Furthermore, the Planning Commission finds that a reduction in the lot coverage requirement is warranted because a common driveway easement requires that the applicant improve the entire setback immediately along the southern boundary line with a driveway for emergency access to the school, the Church and the Villa Capri complex. Additionally, by locating the required parking in a subterranean parking garage, below the building footprint, the total lot coverage calculation is minimized Therefore, the Planning Commission finds there are exceptional characteristics that warrant a variance to allow a reduction in the setback and lot coverage requirements Section 15: The variance request for relief from the setback requirements for the subterranean parking garage and the maximum lot coverage is warranted for the enjoyment of a substantial property right, which is possessed by other property owners, in that the primary use of the property as a P C Resolution No 2000-45 Page 6 of 8 school is impacted by the parking constraints of a non-exclusive parking easement with St Paul's Lutheran Church and the necessary site improvements for emergency vehicle access to surrounding properties. Considering the unique condition of the property and its close proximity to surrounding uses, the development of the lot must be to minimize potential impacts to existing surrounded uses and conditions. Therefore, in order to develop the project site with minimal impacts to surrounding properties, while preserving a substantial property right of the applicant, the Planning Commission finds that a reduction in the setbacks for the subterranean parking garage and relief from the lot coverage requirement is necessary. Section 16: The granting of a variance will not be materially detrimental to the public's welfare or injurious to property and improvements in the area in which the property is located in that an encroachment into the required setbacks and an increase to the maximum lot coverage requirement results in visual screening of the required parking area from public views and provide the surrounding properties with an improved driveway for emergency access. Since the parking garage is entirely below grade, except for the driveway, and will be visually screened from neighboring properties with the use of perimeter walls and landscaping, the reduced setbacks will not be detrimental to the public's welfare. The City's Geotechnical Engineer has reviewed the proposed project and conditionally approved it in the Planning stage. However, further information is required prior to issuance of building or grading permits To further promote public safety and prevent any potential vandalism or crime, a condition requires that a garage door be installed to close off the parking garage when unoccupied by the School or Church Furthermore, an adequate setback is maintained from the subterranean garage to the structures immediately adjacent to the subject site and that the grade difference between the neighboring properties, creates a natural buffer that reduces any potentially adverse impacts Therefore, The Planning Commission finds that granting the variance will not be detrimental to the public's welfare nor the character of the surrounding properties or improvements. Section 17: The granting of the variance will not be contrary to the objectives of the General Plan or the policies and requirements of the Coastal Specific Plan in that the project consists of development of a private educational facility on a site that the General Plan's Urban Element encourages within commercial zones located along a major arterial, such as Palos Verdes Drive West Since unique conditions exists that warrant a variance and that the subject property is not located within the City's Coastal Zone, The Planning Commission can make this finding Section 18: Any interested party may appeal this decision or any portion of this decision to the City Council Pursuant to Section 17 02 040 C 1 j of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the P C Resolution No 2000-45 Page 7 of 8 city, in writing, and with the appropriate appeal fee, no later than fifteen (15) days following the date of the Planning Commission's final action Section 19: 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 221, Grading Permit No 2232, and Variance No 477, thereby approving the construction of a 14,990 square foot school building at a proposed height of 16', as measured from adjacent finished grade to the highest roof ridgeline, with a 24,263 square foot, 50 space, subterranean parking garage, 70 square foot covered trash enclosure, and approving 19,400 cubic yards of associated grading, all subject to the conditions of approval in Exhibit «A„ PASSED, APPROVED, AND ADOPTED this 12th day of December, 2000, by the following vote: AYES: Chairman Lyon, Commissioners Cartwright, Vannorsdall, Long, Mueller and Paulson NOES: None ABSTENTION- None ABSENT- Vice -Chairman Clark J el qojas, AICP f) D req or of Plann n Building an ode Enforcement; and, Secretary to the Planning Commission Frank Lyon Chairman P C Resolution No 2000-45 Page 8 of 8 r EXHIBIT "A" CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO. 221, GRADING PERMIT NO 2232, VARIANCE NO. 477, AND ENVIRONMENTAL ASSESSMENT NO 733 GENERAL 1 Prior to the submittal of plans into Building and Safety plan check, the applicant and/or property owner shall submit to the City a statement, in writing, that they have read, understand and agree to all conditions of approval contained in this approval Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void 2 The approval shall become null and void after one year from the date of approval, unless approved plans are submitted to the Building and Safety Division to initiate the "plan check" review process 3 All mitigation measures contained in the adopted Mitigated Negative Declaration shall be incorporated into the implementation of the proposed project and adhered to, and are incorporated herein by reference 4 The proposed project shall be constructed in substantial compliance with the plans stamped approved on the effective date of the approval 5 The Conditions of Approval contained herein shall be subject to review and modifications, as deemed necessary and appropriate by the Planning Commission, six (6) months after issuance of a Certificate of Occupancy, to review the applicant's compliance with the conditions of approval At that time, the Planning Commission may add, delete or modify any conditions of approval as deemed necessary and appropriate Notice of said review hearing shall be published and provided to owners of property within a 500' radius, to persons requesting notice, to all affected homeowners associations, and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17 80 090 At that time, the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate As part of the six month review, the Planning Commission shall consider the parking conditions, circulation patterns, lighting, and noise impacts, in addition to other concerns raised by the Commission and/or interested parties If necessary, the Planning Commission may impose more restrictive standards and conditions to mitigate any impacts resulting from the operation of the school CONDITIONS OF APPRAL CUP NO. 221, GR NO. 2232, VAR NO 477, AND EA NO 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 2 6. A time schedule for information purposes, indicating when construction is to begin, the anticipated rate of development and the approximate completion date shall be submitted to the Planning Department prior to issuance of building permits 7 The Director of Planning, Building and Code Enforcement is authorized to approve minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions. Otherwise, all other modifications all be subject to review and approval by the Planning Commission. 8. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply. 9. The hours of construction shall be limited to 7:00 a.m. to 7 00 p m , Monday through Saturday No construction shall be permitted on Sundays or on legal holidays identified by the City's Municipal Code. 10. Pursuant to Section 17.56 020((D) of the Development Code, the construction site shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but is not limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete, asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. CONDITIONAL USE PERMIT 11 The proposed school structure shall not exceed 14,990 square feet, with a 24,263 square foot subterranean parking garage, as shown on the stamped approved plans with the effective date of approval. 12. The school and related activities shall be permitted to operate Mondays through Saturdays. No school activities shall be permitted on Sundays. 13 A maximum enrollment cap of 240 students at any time shall apply to the permitted operation of the school No more than 2 teachers per classroom (10 classrooms) and an additional 6 staff members, for a total of 26 administrative personnel, shall be permitted. The applicant shall provide the Planning Director with annual reports. An amendment to the aforementioned enrollment cap shall be reviewed by the Planning Commission as a Conditional Use Permit Revision 14. The above ground school structure shall maintain a minimum setback of CONDITIONS OF APPRAL CUP NO. 221, GR NO. 2232, VAR NO. 477, AND EA NO. 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 3 thirty (30) feet from the abutting street (Palos Verdes Dave West) a fifty (50) foot setback from the property line abutting Villa Capri and a twenty (20) foot setback from the property line abutting St. Paul's Lutheran Church and the Golden Cove Shopping Center. 15 No portion of the playgrounds' hard top shall be permitted within the required landscape area. 16. The doors located along the east facing facade, oriented towards Villa Capri, shall be used for emergency purposes only 17. The applicant shall implement a recycling and solid waste program pursuant to criteria established by the City's Department of Public Works. Said recycling shall include "green" waste produced by on-site yard maintenance and a "paper" recycling program within each classroom and office. 18 Prior to issuance of,,grading permits, a hydrology study and drainage plan, prepared and wet -stamped by a licensed engineer, shall be submitted to the Planning Department for review and approval by the City Such plan shall indicate all drainage patterns, mitigation measures that will prevent on-site flooding and the location of all sump pumps 19. Prior to issuance of grading permits, the property owner shall submit an Urban Stormwater Plan in conformance with the requirements of the National Pollutant Discharge Elimination System (NPDES) for review and approval by the City. 20. Prior to issuance of grading permits, approvals shall be obtained from the Los Angeles County Fire Department for the proposed project. 21 Prior to construction within the required sewer or utility easements, approvals shall be obtained and submitted to the Planning Department from the Los Angeles County Sanitation District and Southern California Edison permitting such improvements within the recorded easements. Lighting 22 Prior to issuance of building permits, a lighting plan prepared by a lighting contractor shall be submitted to the City. The lighting plan shall include the location, height, number of lights, wattage and estimates of maximum illumination on site and spill/glare at property lines and shall be reviewed and approved by the Planning Director. After sixty (60) days from the date of installation, all lighting shall be tested for conformance with the Planning Director's approval. CONDITIONS OF APPRAL CUP NO. 221, GR NO. 2232, VAR NO. 477, AND EA NO. 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 4 23. No one fixture shall exceed 1,200 watts and the light source shall not be directed toward or result in direct illumination of a parcel of property or properties other than that upon which such light source is physically located All exterior lighting shall be arranged and shielded as to prevent direct illumination of abutting properties and to prevent distraction of drivers of vehicles on public rights-of-way. 24. No outdoor lighting shall be permitted where the light source or fixture, if located on a building, is above the line of the eaves If the light source or fixture is located on a building with no eaves, or if located on a standard or pole, the light source or fixture shall not be more than ten (10) feet above existing grade, adjacent to the building or pole. 25 All outdoor lighting shall be turned off by 9:00 p m. Sundays through Thursdays, and 10 00 p m on Fridays and Saturdays, except for lighting used for security Lighting for the subterranean parking garage and driveway ramp shall be permitted until midnight during special evening church services. The applicant shall provide the Planning Department with a lighting plan for review and approval by the Planning Director that indicates the lights that will remain lit throughout the evening for security. Signs 26 Prior to issuance of a Certificate of Occupancy, a sign permit shall be obtained from the Planning Department for all on-site signs, including an identification sign that shall not exceed 75 square feet in area, and all on- site direction signs Maintenance 27. All proposed roof top mechanical equipment shall be adequately screened with a stucco wall from adjacent private properties and the public and private right-of-ways. Said wall shall not exceed the highest roof ridgeline (104 75'). The screening wall, roof top material and mechanical equipment shall be finished in an earth tone color to resemble the exterior building facade 28. All hardscape surfaces, such as the parking area and walkways, shall be properly maintained and kept clear of trash and debris at all times. The property owners shall provide weekly sweep cleaning and leaf blowing that shall be permitted Mondays through Fridays from 8:00 a.m. to 5:00 p.m., on Saturdays from 9 00 a m to 4 00 p m and at no time on Sundays and National holidays 29 All deliveries of goods and supplies; such as, but not limited to, trash pick- ups, trash sweepers, and delivery trucks, shall be conducted between the CONDITIONS OF APPRAL CUP NO. 221, GR NO. 2232, VAR NO. 477, AND EA NO. 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 5 hours of 7.00 a.m. and 7 00 p.m., Mondays through Sundays 30. Pursuant to Section 17.12.030(F) of the Development Code, all mechanical equipment and the operation of machinery generating noise levels in excess of sixty-five (65 dBA) decibels, as measured from the closest property line adjacent to the equipment, shall only be permitted to operate between the hours of 7 00 a m and 7:00 p m., Monday through Sunday. 31. The storage of all good, wares, merchandise, produce, janitorial supplies and other commodities shall be housed in permanently, entirely enclosed structures, unless being transported. 32. The proposed trash enclosure shall not exceed 70 square feet and shall be fully enclosed and visually screened from the public's view with a stucco facade painted to match the buildings exterior, a trellis roof and wrought iron gate, as reviewed by the Planning Commission at their December 12, 2000 meeting. Utilities 33 All new utility lines shall be placed underground. Landscaping 34. Prior to issuance of a budding permit, a detailed landscape plan shall be submitted to the Planning Department, indicating the types and sizes of plants to be used, for review and approval by the Planning Director 35 No on-site foliage and landscaping shall exceed a height of sixteen (16) feet at maturity or an elevation height of 107 36', whichever is less, nor impair ocean views from the neighboring units at Villa Capri 36 All perimeter walls and retaining walls enclosing the subject property shall be improved with a stucco finish resembling the color and texture used for the structures on the subject property Noise 37 No amplified sound, including but not limited to, loud speakers, stereo speakers, and microphones, shall be permitted outside the school, including all outdoor areas. For special events, temporary amplified sound may be permitted provided that the applicant obtain a Special Use Permit from the Planning Department Any amendment to this condition shall be reviewed by the Planning Commission as a Conditional Use Permit amendment. CONDITIONS OF APPRAL 1-0 CUP NO. 221, GR NO. 2232, VAR NO. 477, AND EA NO. 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 6 Off -Site and On -Site Circulation 38. The drop-off area in the subterranean parking shall provide a painted pedestrian -only zone at least 6 feet in width for student use. 39 Pavement arrows and directional signs shall be installed throughout the subterranean parking area to provide appropriate direction to motorists 40. Direction signs shall be provided directing motorists to the subterranean parking area for all pick-up/drop-off and visitor parking use 41. The subterranean parking garage shall be fully supervised by teachers and staff members during designated drop-off or pick-up times 42 The applicant shall provide information to all employees and parents alerting them to any vehicle height restrictions for the subterranean parking and the requirement that all pick-up and drop-off activity occur in the subterranean parking area. 43 The subterranean parking area shall be designed to accommodate all standard size passenger vehicles and sport utility vehicles with appropriate minimum height clearance. 44. The minimum dimensions per standard parking stall shall be 9' in width by 20' in depth Compact spaces, comprising of no more than 20% of the required parking spaces (maximum of 10 compact spaces) may be 8' in width by 15' in depth and shall be clearly identified as a "compact" parking space 45 The existing sign directing Palos Verdes Drive West U-turn traffic to the church site should be modified to include the school site, provided approval is obtained from the Department of Public Works 46. The existing driveway shall be reconstructed to provide for a 30 -foot wide opening and the existing utility pull boxes shall either be relocated or reconstructed with traffic carrying lids. 47 The driveway curb along the south facing facade shall be painted red. 48. An operable garage door, controlled by a knox box, shall be installed at the entrance to the subterranean parking garage and shall remain closed when unoccupied by the School or Church. The property owner shall provide representatives from St Paul's Lutheran Church with the combination to the knox box. The Los Angeles County Fire Department shall approve the installation and location of the garage door and knox CONDITIONS OF APPROOL CUP NO. 221, GR NO. 2232, VAR NO. 477, AND EA NO. 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 7 box. All other points of entry to the subterranean parking garage shall be closed when unoccupied 49 The applicant shall maintain fifty (50) parking spaces at all times, which shall include handicapped spaces as required by the Uniform Building Code. Of the fifty (50) spaces, a minimum of twenty-two (22) spaces shall be utilized for the operation of the school The on-site parking lot shall be made available for the use by St Paul's Lutheran Church, pursuant to the non-exclusive parking easement The Planning Director shall assess the parking conditions, six (6) months after issuance of the certificate of occupancy. If after review, the parking situation requires modifications, said parking condition shall be reviewed by the Planning Commission, as deemed necessary 50. The applicant shall construct a left turn pocket in the median to allow vehicles traveling southbound on Palos Verdes Drive West to turn directly onto the project site. The applicant shall obtain all the appropriate approvals from the Public Works Department prior to construction of the left turn pocket Said left turn pocket shall be constructed and be operational within six (6) months from the issuance date of the Certificate of Occupancy The requirement to construct the left turn pocket may be waived by the City provided that the applicant demonstrates to the Director of Public Works that it is not feasible due to economic or engineering constraints to construct said left turn pocket. 51. The existing emergency access gate adjacent to the Villa Capri complex shall remain unobstructed at all times. VARIANCE 52. The proposed subterranean parking garage located within the required setbacks, shall be constructed in compliance with the plans stamped approved on the effective date of the approval. 53. The lot coverage shall not exceed 45%, without first obtaining approvals from the Planning Department. t 54. The proposed grading shall not exceed 19,400 cubic yards of earth excavation, of which 19,000 cubic yards shall be used as cut and 400 cubic yards as fill. The 18,600 cubic yards of export shall be properly transported to a designated site approved by the Planning Director The applicant shall provide dump receipts to the Planning Department verifying that the export earth is properly disposed. CONDITIONS OF APPRAL -0 CUP NO. 221, GR NO. 2232, VAR NO. 477, AND EA NO. 733 PENINSULA MONTESSORI SCHOOL DECEMBER 12, 2000 PAGE 8 55 A grading plan, indicating the quantities of earth movement, shall be submitted to the Department of Public Works and the Division of Building and Safety for review and approvals, prior to the issuance of grading or building permits 56. Prior to issuance of building or grading permits, the property owner shall submit geotechnical and soils reports to the City for review and approvals by the Building Official and the City's Geotechnical Consultant, to ensure that all conditions specified in the geotechnical and sods reports are incorporated into the protect 57. The proposed retaining wall along the street property line shall not exceed 42" in height, as measured from the lowest adjacent grade to the top of wall, including all architectural features and light features A security fence, no higher than 42" in height, as measured from the lowest adjacent grade to the top of fence, including all architectural features and light features, shall be permitted at least three (3) feet back from the top of the retaining wall along the street property line The area between the retaining wall and security fence shall be landscaped pursuant to the required Landscape Plan, as stated herein 58 Prior to issuance of a grading permit by Building and Safety, the applicant shall submit to the City a Certificate of Insurance demonstrating that the applicant has obtained a general liability insurance policy in an amount not less than 5 million dollars per occurrence and in the aggregate to cover awards for any death, injury, loss or damage, arising out of the grading or construction of this project by the applicant Said insurance policy must be issued by an insurer admitted to do business in the State of California with a minimum rating of A -VII by Best's Insurance Guide Said insurance shall not be canceled or reduced during the grading or construction work and without providing at least thirty (30) days prior written notice to the City M 1CUPICUP22MONDITIONS doc