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01_PC RES 2014-029P.C. RESOLUTION NO. 2014-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES IMPOSING A MORATORIUM ON GROUND BURIALS/INTERMENTS AND SALES OF BURIAL PLOTS ON THE ROOFTOP OF THE PACIFIC TERRACE/MEMORIAL TERRACE MAUSOLEUM BUILDING LOCATED IN AREA 11 OF THE MASTER PLAN, AND IMPOSING A MORATORIUM ON ABOVE -GROUND BURIALS WITHIN THE 5 -FOOT SETBACK AREA ALONG THE WESTERN PROPERTY LINE IN THE AREA SOUTH OF THE PACIFICA MAUSOLEUM BUILDING UNLESS SAID ENCROACHMENTS ARE REMOVED WITHIN 30 -DAYS OF FINAL CITY ACTION, WHEREBY THE MORATORIA SHALL REMAIN IN EFFECT UNTIL FINAL ACTION IS TAKEN BY THE CITY TO APPROVE A VARIANCE FOR THE PACIFIC TERRACE/MEMORIAL TERRACE MAUSOLEUM BUILDING AND TO ALLOW EXISTING INTERMENTS IN THE REQUIRED SETBACKS TO REMAIN; REQUIRING SUBMITTAL OF A VARIANCE APPLICATION TO SEEK APPROVAL TO ALLOW THE EXISTING PACIFIC TERRACE/MEMORIAL TERRACE MAUSOLEUM BUILDING IN AREA 11 TO REMAIN ENCROACHING 32 -FEET INTO THE REQUIRED 40 - FOOT SETBACK, TO ALLOW EXISTING BELOW -GROUND INTERMENTS AND SIX ADDITIONAL COMPANION INTERMENTS TO ENCROACH INTO THE 16 -FOOT SETBACK IN THE NORTHWEST CORNER OF GREEN HILLS CEMETERY; IMPOSING ADDITIONAL CONDITIONS OF APPROVAL; AND AMENDING THE GREEN HILLS CEMETERY MASTER PLAN, FOR PROPERTY LOCATED AT 27501 WESTERN AVENUE (GREEN HILLS MEMORIAL PARK). WHEREAS, on April 24, 2007, the Planning Commission adopted P.C. Resolution No. 2007-32, certifying a Mitigated Negative Declaration and adopted P.C. Resolution No. 2007-33, approving amendments to the Green Hills Master Plan, which called for development of the Green Hills Memorial Park ("Green Hills") over the next 30 to 50 years, and allowed grading and mausoleum buildings to be constructed at various specified locations throughout Green Hills cemetery; and, WHEREAS, Condition of Approval Nos. AQ -14 and N-3 in P.C. Resolution No. 2008-47 state that: "The project shall be reviewed by the Planning Commission annually, commencing on the date of final approval, to review the applicant's compliance with all conditions of approval associated with the Master Plan and Master Plan Revision. At that time, the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate, as well as increase the time between review periods. 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.", thereby affording the P.C. Resolution No. 2014-29 Page 1 of 9 Planning Commission the ability to add, delete, or modify the conditions of approval as deemed necessary and appropriate; and, WHEREAS, after review of the plans for consistency with the Green Hills Master Plan, Planning Division approval was granted on November 11, 2011, for the first phase of the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11; and, WHEREAS, on February 16, 2012, the Building and Safety Division issued a building permit for the construction of the first phase of the Memorial Terrace Mausoleum building, which is also known as the Pacific Terrace Mausoleum, in Area 11 ("Pacific Terrace/Memorial Terrace Mausoleum" or "the Mausoleum"); and, WHEREAS, on September 11, 2013, the Building and Safety Division finaled the building permit for the 10,366 square foot Pacific Terrace/Memorial Terrace Mausoleum building per BLD2011-00799; and, WHEREAS, as a result of the new mausoleum building, Staff received numerous inquiries and complaints from residents in the adjacent Vista Verde condominium complex in the City of Lomita regarding the Mausoleum's visual and view impacts, in addition to the proximity of the burial preparation and ceremonial activities on the roof of the Mausoleum building; and, WHEREAS, in response to resident inquiries and complaints, and after notice was issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on February 25, 2014, to conduct an operational review of the Green Hills Cemetery to address the concerns with the Pacific Terrace/Memorial Terrace Mausoleum building along with any other concerns raised by the public with the Green Hills Master Plan, at which time all interested parties were given an opportunity to be heard and present evidence; and, WHEREAS, at the February 25, 2014 Planning Commission meeting, the Planning Commission tentatively agreed to impose a 90 -day moratorium on all ground burials and interments on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11 while Staff identifies new or revised conditions to address specific noise, visual and privacy impacts identified by the Planning Commission based on public testimony, and continued the public hearing to the March 11, 2014; and, WHEREAS, on March 11, 2014, the Planning Commission continued the public hearing to April 22, 2014, to allow Green Hills and the Vista Verde Condominium Association to come to an agreement on mitigation measures to address impacts associated with the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11; and, WHEREAS, on April 14, 2014, Staff emailed the attorneys for each of the parties involved for a status update on their discussions. In response, on April 15th Mr, P.C. Resolution No. 2014-29 Page 2 of 9 McLachlan (attorney who then was representing the condominium association) indicated that the parties did reach a partial agreement, but that some issues remain to be resolved; while Ms. Berkowitz (attorney representing Green Hills) asked for additional time to resolve the remaining issues; and, WHEREAS, on April 22, 2014, the Planning Commission continued the public hearing again to May 13, 2014, to allow additional time for the parties to resolve the remaining issues; and, WHEREAS, on May 13, 2014, after hearing a presentation from Green Hills regarding possible methods to address concerns raised by the Vista Verde Condominium owners, the Planning Commission continued the item to the August 12, 2014, to allow the parties to continue their discussion and directed Staff to include a Resolution for consideration that could impose a temporary 90 -day moratorium on roof top burials on the Pacific Terrace/Memorial Terrace Mausoleum building; and, WHEREAS, at its August 12, 2014, meeting, the Planning Commission held a duly noticed public hearing, at which time all interested parties were given an opportunity to be heard and further present evidence; and WHEREAS, at the August 12, 2014 Planning Commission meeting, the Planning Commission directed Green Hills to apply for an after -the -fact Variance to seek approval to allow the existing Pacific Terrace/Memorial Terrace Mausoleum building to remain encroaching 32 -feet into the required 40 -foot property line setback and directed Staff to review Green Hills' existing conditional use permit to make sure that they are in compliance with all of the conditions of approval; and, closed the public hearing and directed Staff to bring back a Resolution on the consent calendar at the August 26, 2014 Planning Commission meeting to impose a number of conditions on the cemetery to avoid/minimize impacts to the adjoining neighbors from burial activity on the roof of the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11 of the Green Hills Master Plan; and WHEREAS, on August 26, 2014, the Resolution implementing the August 12th directive was presented to the Planning Commission for consideration; and WHEREAS, although the Resolution was placed on the Consent Calendar for the August 26, 2014 Planning Commission meeting, it was removed from the Consent Calendar. Since the public hearing was closed, the discussion on August 26th was limited to the language in the draft Resolution and whether it accurately reflected the motion passed on August 121h. During the August 26th meeting, Staff confirmed that ground interments had occurred within the required sixteen foot setback in the northwest corner of the Park in violation of the existing Green Hills' CUP and variance; and WHEREAS, during the August 26, 2014 Planning Commission meeting, there were many questions regarding additional potential violations of the Master Plan. Since P.C. Resolution No. 2014-29 Page 3 of 9 the public hearing was previously closed, the Planning Commission agreed to continue the item to October 28, 2014, and directed staff to re -notice the public hearing to allow for continued discussion and for the City to conduct an operational review of Green Hills' compliance with the Master Plan; and WHEREAS, Staff mailed out notices on October 8, 2014 to property owners within a 500 -foot radius of the cemetery property, and published the notice in the Palos Verdes Peninsula News on October 9, 2014; and WHEREAS, at its October 28, 2014, meeting, the Planning Commission held a duly noticed public hearing, at which time all interested parties were given an opportunity to be heard and further present evidence; and WHEREAS, at the October 28, 2014 Planning Commission meeting, the Planning Commission, to fulfill the requirements of the Municipal Code, directed Green Hills to submit a Variance application within 30 -days to seek approval to: a) allow the existing Pacific Terrace/Memorial Terrace Mausoleum building to remain encroaching 32 -feet into the required 40 -foot property line setback; b) allow certain existing below ground burials within the 16 -foot setback in the northwest corner of the cemetery site between the west property line and the maintenance yard to remain as well as to allow six additional interments in companion plots where individuals already are interred; and c) allow existing structures and certain existing above -ground interments to remain within the 5 -foot setback area along the western property line in the area south of the Pacifica Mausoleum building; and WHEREAS, at the October 28, 2014 Planning Commission meeting, the Planning Commission agreed to impose a moratorium on ground burials/interments and sales of burial plots on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building located in Area 11 of the Master Plan, and imposed a moratorium on above- ground burials within the 5 -foot setback area along the western property line in the area south of the Pacifica Mausoleum building, which shall remain in effect until final City action or further determination by the City Council is taken regarding these interments and structures in the required setbacks; and WHEREAS, at the October 28, 2014 Planning Commission meeting, the Planning Commission imposed a number of conditions on the cemetery to avoid/minimize impacts to the adjoining residential properties from burials and activities on the roof of the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11 of the Green Hills Master Plan; and WHEREAS, at the October 28, 2014 Planning Commission meeting, the Planning Commission directed Staff to bring back a Resolution memorializing the October 28th actions for consideration at the November 11, 2014 Planning Commission meeting, and continued the public hearing to November 11, 2014; P.C. Resolution No. 2014-29 Page 4 of 9 WHEREAS, the Planning Commission seeks to provide resolution to certain items of immediate importance pursuant to the operational review, and being aware of the fact that certain conditions of the operation remain under review by City consultants, the Planning Commission intends to consider the findings of the consultant no later than its next scheduled operational review of Green Hills, which is anticipated to be conducted in early 2015; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: Pursuant to Conditions of Approval Nos. AQ -14 and N-3 contained in P.C. Resolution No. 2007-33, which state that: "The project shall be reviewed by the Planning Commission annually, commencing on the date of final approval, to review the applicant's compliance with all conditions of approval associated with the Master Plan and Master Plan Revision. At that time, the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate, as well as increase the time between review periods. 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.", during the annual review, the Planning Commission has the ability to add, delete, or modify the conditions of approval as deemed necessary and appropriate by the Planning Commission. Section 2: Consistent with the aforementioned conditions, this determination includes incorporating additional conditions of approval within, and revising existing conditions of approval of, the 2007 Green Hills Master Plan, to address the visual, privacy and noise impacts associated with the rooftop burials on the Pacific Terrace/Memorial Terrace Mausoleum building (Area 11) upon the adjacent Vista Verde Condominium complex located in the City of Lomita and to address existing violations of the Green Hills Master Plan. In addition, because there are existing violations of the Green Hills Master Plan due to interments within the required sixteen -foot setback along the north property line from the west property line to the maintenance yard and the impermissible construction of structures and above -ground interments within five feet of the western property line, a moratorium is hereby imposed on further interments within the required setbacks. Section 3: Notwithstanding Section 17.80.020 of the Rancho Palos Verdes Municipal Code, as a result of the observed visual, privacy and noise impacts associated with the rooftop burials on the Pacific Terrace/Memorial Terrace Mausoleum building (Area 11), and due to inconsistencies between the conditions of approval and the existing Pacific Terrace/Memorial Terrace Mausoleum building, a moratorium is hereby imposed immediately on the burials and sale of plots on the roof of the Pacific Terrace/Memorial Terrace Mausoleum in Area 11. In addition, the following conditions of approval are added to the Green Hills Master Plan, which are included as conditions P.C. Resolution No. 2014-29 Page 5 of 9 1.3.a through 1.3.o in the attached Exhibit A, which is incorporated herein by this reference. 1.3 The following conditions are applicable to the Pacific Terrace/Memorial Terrace Mausoleum building and Area 11 of the Green Hills Master Plan and shall supersede any conflicting conditions that govern other areas of the Green hills property: a. The entire length of the tractor ramp shall be left clear at all times when not in use. No vehicles, landscaping equipment, construction equipment, storage containers, etc. are allowed to be parked, stored or allowed to be left on the tractor ramp. b. The Northern (rear) wall of the Mausoleum building shall be screened by a type of wall vine landscaping. Said landscaping shall be planted and allowed to grow on the wall only, to the satisfaction of the Director, and shall not grow above the wall. c. With the exception of ground cover, and the vines on the northern wall of the Pacific Terrace/Memorial Terrace Mausoleum building, which shall be allowed with the concurrence of the abutting Vista Verde Condominium Association, no vegetation shall be planted in Area 11 of the Master Plan Revision approved April 24, 2007. d. The guardrail along the tractor ramp and along the top of the mausoleum building along the north (rear) shall not be a solid wall and shall be maintained as a wrought iron guardrail. e. No new mausoleum or addition to the existing mausoleum shall be constructed within Area 11. Prior to submittal of grading plans and/or building plans to the Building and Safety Division "plan check" for any improvements in Area 11 (i.e., the northwest area of the cemetery site between the western property line and the maintenance yard, including the existing Pacific Terrace/Memorial Terrace Mausoleum building), the applicant shall submit the proposed improvement plans to the Director of Community Development for review by the Planning Commission at a duly noticed public hearing. Notice of said public hearing shall be published and provided to owners of property within a 500 -foot radius, to persons requesting notice, to all affected homeowners associations (including the Vista Verde Condominium Association located in the City of Lomita), and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. f. Pre -service burial/plot preparation and post -service plot backfilling of the rooftop ground interments on the Pacific Terrace/Memorial Terrace Mausoleum building shall only be allowed between the hours of 10:00am and 3:00pm, Monday through Sunday. g. Burials and all associated ceremonies/services on the roof top ground interments of the Pacific Terrace/Memorial Terrace Mausoleum building shall only be allowed between the hours of 10:00am and 3:00pm, Monday through Sunday. P.C. Resolution No. 2014-29 Page 6 of 9 h. Limit the use of the mini -haul vehicle (which is illustrated in Green Hills' power point presentation to the Planning Commission on May 13, 2014) for pre - service burial/plot preparation and post -service plot backfilling of the rooftop ground interments to between the hours of 10:OOam and 3:OOpm, Monday through Sunday. i. The use of amplified sound shall be prohibited on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building. This prohibition shall not apply to amplified sound for the playing of "taps" as part of funeral services for military personnel and for police, fire and other first responders. j. All services on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building shall be conducted within temporary covered tenting that is enclosed on a minimum of 2 sides, as illustrated in Green Hills' power point presentation to the Planning Commission on May 13, 2014. One of the two covered sides shall be the north side facing the Vista Verde condominium complex. Said temporary tenting shall be erected no earlier than 2 hours prior to the burial service and shall be removed within 2 hours after the burial service. k. Sales personnel shall be allowed to show potential roof -top ground interment plots on the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11 only between the hours of 10:00am and 3:OOpm Monday through Sunday. I. Every week, small flags shall be placed on any burial site located on the Pacific Terrace/Memorial Terrace Mausoleum that is scheduled to be utilized for an interment within 7 days, and in any event not less than 24 hours, thereby providing neighboring property owners with advanced notice of scheduled interments and burial services. Green Hills shall also post on its publicly accessible website (www.greenhillsmemorial.com) additional details concerning the anticipated time and date of scheduled burial services. m. At least one employee of Green Hills shall attend and monitor every service occurring on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum for the entirety of all burial services to ensure that the services are orderly and comply with these conditions of approval. n. Green Hills shall not sell any additional plots on the roof of the Pacific Terrace/Memorial Terrace Mausoleum until it has submitted an application and received approval for a variance for the location of the Mausoleum in its current location and shall disclose this restriction to prospective buyers of plots on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building. o. No interments shall be allowed on the roof of the Pacific Terrace/Memorial Terrace Mausoleum building that are within 16 -feet from the northern property line. Specifically, the plots illustrated in sections 540 through 553, as depicted in the attached Exhibit C of this Resolution, are hereby eliminated. Section 4: Within 30 -days of adoption of this Resolution (by December 11, 2014), Green Hills shall submit a Variance application to the City to seek approval to allow the existing Pacific Terrace/Memorial Terrace Mausoleum building in Area 11 of the approved Green Hills Master Plan to remain encroaching 32 -feet into the required P.C. Resolution No. 2014-29 Page 7 of 9 40 -foot setback, to allow the 13 existing below ground burials and 6 companion spaces within the 16 -foot setback in the northwest corner of the cemetery site between the west property line and the maintenance yard, depicted in the illustration in the attached Exhibit B of this Resolution, specifically plots 401 A -C, plots 402A and C, plot 404D, plot 405A, plot 407C, plot 408D, plot 4098, plot 410D, plots 411B and C; and to allow existing structures to remain within the 5 -foot setback area along the western property line in the area south of the Pacifica Mausoleum building, unless the structures are removed by Green Hills prior to the thirty -day deadline, which is December 11, 2014. Further, in conjunction with the Variance application, a Conditional Use Permit application shall also be submitted within 30 -days of adoption of this Resolution (by December 11, 2014) to modify the conditions of approval associated with the Green Hills Master Plan to include these revisions to the Master Plan and conditional use permit. In addition, Green Hills shall submit modified maps to the County of Los Angeles Recorder's Office that accurately reflect the final action by the City. Section 5: Any interested person aggrieved by this decision or any portion of this decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and any specific action being requested by the appellant. Any appeal letter must be filed within fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, November 26, 2014. A $2,275.00 appeal fee must accompany any appeal letter. If no appeal is filed timely, the Planning Commission's decision will be final at 5:30 PM on November 26, 2014. Section 6: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, and pursuant to Condition of Approval Nos. AQ -14 and N-3 contained in P.C. Resolution No. 2007-33 that grant the Planning Commission the ability to add, delete, or modify the conditions of approval as deemed necessary and appropriate, the Planning Commission of the City of Rancho Palos Verdes hereby adds to the 2007 Green Hills Cemetery Master Plan, the conditions that are set forth above and within the attached Exhibit A, which is incorporated herein by this reference. PASSED, APPROVED AND ADOPTED this 11th day of November 2014, by the following vote: AYES: Commissioners Cruikshank, Emenhiser, Gerstner, James, Tomblin, Chair Leon NOES: Vice Chair Nelson ABSTENTIONS: None RECUSALS: None ABSENT: None P.C. Resolution No. 2014-29 Page 8 of 9 Joel nitDevel m t Director; and, ry f the PI n i g Commission Gordon Leon, Chairman P.C. Resolution No. 2014-29 Page 9 of 9 EXHIBIT 'A' CONDITIONS OF APPROVAL FOR 27501 Western Avenue (Green Hills Cemetery Master Plan) 1. This approval is a Revision to the Green Hills Master Plan, and shall be consistent with the "Master Plan Amendment Submittal Package" booklet dated January 29, 2007, prepared by J. Stuart Todd Inc. Specifically, Revision "D" allows the following: a. acknowledgment that the actual quantity of grading that has been conducted between 1991 through 2004, which is 288,814 cubic yards (cut and fill), is 89,475 cubic yards more than originally approved by the original Master Plan approved in 1991 through City Council Resolution No. 91-7; b. allow a total of 643,259 cubic yards of additional grading, which includes 97,964 cubic yards of import for all the various proposed mausoleum buildings, and all cut and fill associated with ground burials throughout the cemetery site for the life of the Master Plan. The imported fill material will be conducted in phases as each mausoleum building is constructed over an extended period of time over the next 30- to 50 -years, which will be phased as follows: i. Inspiration Slope (Area 2) will be constructed in a minimum of three phases over a period of 5- to 10 -years (as funding and budgeting become available), with the initial phase commencing in 2007. The construction will require adequate backfill to keep the adjacent ground burial section at a consistent level. Cumulatively, upon completion, the project will have produced 53,000 cubic yards of grading; however, each phase will require between 10,000 to 15,000 cubic yards of import. Thus, it is estimated that 40,000 cubic yards of import fill will be required for construction of the entire Inspiration Slope project. ii. Reflection Mausoleum expansion (Area 3), which would not commence until completion of the Inspiration Slope Mausoleum, will include large excavations. Since the project will be phased and there will again be a need to import backfill for construction purposes, it is estimated that 14,000 cubic yards of imported fill will be required for this project. iii. Areas 7 and 11 will not require import of fill since the amount of excavation far exceed the amount of backfill necessary for these mausoleum buildings, and the excess dirt will be placed and compacted in Areas 5 and 6 of the master plan (i.e., the southern and southwestern portions of the cemetery site), which is not expected to be developed for another 30 -years. iv. The final project that would require substantial imported fill would be the mausoleums proposed for construction in Area 6. The project will not be constructed for at least 30 years into the future, and excess dirt from the P.C. Resolution No. 2014-29 ground burials and other mausoleum buildings will have been placed and compacted at this location. Thus, it is anticipated that approximately 34,000 cubic yards will be imported for construction purposes and backfill. c. Clarify that the number of additional ground burial sites at Green Hills Memorial Park is 14,000 Double Depth Burials (28,000 interments), 400 Single Depth Burials (400 interments), and 408 family estates (9,792 interments); d. Area 6 of the Master Plan Revision (known as Southwest Mausoleum): allow a reconfiguration, relocation and additional area to the previously approved mausoleum building, which was proposed under the original Master Plan to be at the south side of the cemetery, from one mausoleum building with a 77,715 square foot footprint, to 5 separate mausoleum buildings with each footprint measuring 23,653 square feet at a location that is approximately 300 -feet farther west than approved in the original Master Plan; e. Area 3 of the Master Plan Revision (known as Garden of Reflections Mausoleum): allow a new 75,131 square foot mausoleum building to the west of the existing mortuary, whereby 9,871 square feet will be above grade and 65,260 square feet will be below grade; f. Area 11 of the Master Plan Revision (known as Pacific Terrace/Memorial Terrace Mausoleum): Within 30 -days from the date of approval of this Resolution, a Variance application shall be submitted for the 10,366 square foot Pacific Terrace/Memorial Terrace Mausoleum building already constructed pursuant to BLD2011-00799. Further, no new mausoleums or additions to the existing mausoleum are allowed in Area 11; (AMENDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) g. Area 7 of the Master Plan Revision (known as Southwest Terrace Mausoleum): reduce the size of the previously approved mausoleum building footprint at the southwest side of the cemetery, from a 60,583 square foot building footprint to a 37,820 square foot building footprint; h. Area 4 of the Master Plan Revision: Only ground burials are allowed between the north perimeter road and the 8'-0" setback from the north property line. No garden walls for family estate burials, or other built-up structures are allowed in this Area, and the grade/topography of this Area shall not be raised except by written permission of the Director of Planning, Building and Code Enforcement. The applicant shall provide the City with a "wet -stamped" topographical survey that illustrates the existing topography prior to any grading to prepare this Area for ground burials, and the applicant shall provide the City with a "wet -stamped" topographical survey that illustrates the finish topography of Area 4 after the Area has been prepared for ground burials; -2- P.C. Resolution No. 2014-29 Exhibit A For the areas in the Master Plan Revision called out for ground burials, the ground burials may include family estates that are evident by garden walls less than 36 -inches in overall height around their perimeters to enclose these burial estates, or more elaborate headstones that are built above -ground that are no taller than 6 -feet high, except for Area 4 where above ground structures are not allowed pursuant to condition no. 7 below. Garden Walls and headstones shall not be used to contain above -ground interments. Preparing these ground burial sites includes grading an area by excavating up to 8 -feet below existing grade (depending, if these are single or double depth lawn crypts), filling a layer of sand for erosion control purposes, constructing concrete encasements where coffins are ultimately placed, then a layer of the previously excavated dirt is filled to match pre -excavated grade. Excess earth material resulting from the burial sites will be transported to Areas 5 and 6 of the Master Plan Revision. It is approximated that 137,000 cubic yards of fill will be necessary for these areas to raise the grade to accommodate mausoleum buildings and ground burials, and appropriate drainage to the roadways. This quantity includes ground spoils from throughout the cemetery site, excess cut material from mausoleum projects in other areas, and import of additional fill material. (MODIFIED PER PC RESOLUTION NO. 2014-29, ON NOVEMBER 11, 2014) j. Prior to submittal of plans into the Building and Safety Division, all buildings shall first be approved by the Planning Commission at a duly noticed public hearing. 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. Further, a temporary frame silhouette must be constructed for each building at least 30 - days prior the Planning Commission's consideration of the building. Once the silhouette is constructed, a licensed engineer, land surveyor or architect must certify that the silhouette accurately depicts the location, height and outline of the proposed building. The certification must be submitted to Staff at least 30 - days prior to the Planning Commission hearing. (ADDED PER PC RESOLUTION NO. 2014-29, ON NOVEMBER 11, 2014) 1.A. Revision "D" to conditional use permit of the Green Hills Master Plan allows the placement of an historic church building that is currently located in the San Pedro community of the City of Los Angeles, onto the cemetery property. The church building will be located in Area 5 of the Master Plan, southwest of the existing duck pond. The church building measures less than 1,100 square feet in area, and has a steeple at the front of the building that is 7 -feet wide, 7 -feet deep, and 38 -feet tall. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008) I.B. All appropriate permits shall be obtained from the Building and Safety Division prior to relocating the historic church building to the cemetery. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008) -3- P.C. Resolution No. 2014-29 Exhibit A I.C. Prior to the relocation of the historic church building, the Green Hills Cemetery personnel shall inform City Staff of the date and time in which the historic church building will be transported, along with a plan illustrating the route. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008) 1.D. The church building may be used for funeral services only, and is not allowed to be used for congregational church services. Further, the existing bell may remain as a decorative feature only, and the bell or bell recordings are not allowed to be used in conjunction with the church building. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008) 1.E. Major additions to the church building or relocation of the church building to another location on the property are not allowed without prior Planning Commission approval. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008) 1.F. All approvals necessary to relocate the church from the San Pedro community of the City of Los Angeles to the Green Hills Cemetery shall be obtained and submitted to the City of Rancho Palos Verdes' Public Works Department and Planning, Building and Code Enforcement Department prior to relocation of the church. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008) 1.1 This approval is Revision "E" to the Green Hills Master Plan, and shall be consistent with the approved plans prepared by Anthony Frank Inferrera, dated June 10, 2014, that allows the following: a. Construction of 3,323ftz of single -story office additions and a 693.5ft2 covered walkway extension to the administrative building; b. Allowing the temporary modular buildings to remain on site, but be removed prior to July 22, 2016 or Building Permit Final, whichever comes first. Any extension requests shall be reviewed by the Planning Commission prior to January 22, 2016. Failure to remove said structures will constitute as a violation and deem the Conditional Use Permit Revision null and void; and c. Reconfiguration of the parking area to add 23 new parking spaces. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) 1.2 Revision "E" shall be subject to the following specific conditions: a. The following setback provisions shall apply: 25' front and street -side; In P.C. Resolution No. 2014-29 Exhibit A b. 40' interior and side if abutting a residential zoning district and 25' if abutting a nonresidential zoning district. c. Parking areas shall provide for a 25' outside turning radius within the facility. d. All parking areas shall be surfaced with asphaltic or cement concrete paving which is at least 3" thick. e. All parking stalls shall be clearly marked with lines, and access lanes shall be clearly defined with directional arrows to guide traffic. Except for parallel parking stalls, standard parking stalls shall be of a minimum 9' width by 20' depth in area. Parallel parking stalls shall be a minimum of 26' in depth. f. Disabled parking spaces shall be in accordance with the dimensions and specifications of the state amended Uniform Building Code. g. A minimum of 5% of the paved parking area shall be devoted to interior planting areas. All planting areas shall be at least 3' wide. Perimeter planting shall not be considered part of this required interior planting. h. Wherever a center divider separates parking stalls facing each other, tree wells shall be established not more than 50' apart for larger trees, or not more than 30' for small and medium sized trees. i. All plantings shall be maintained free of debris and in conformity with the accepted practices for landscape maintenance. j. A 6" high cement concrete curb shall be constructed at the edge of all landscaped areas. k. The temporary modular buildings on site shall be removed prior to July 22, 2016 or Building Permit Final, whichever comes first. Failure to remove said structures will constitute a violation and deem the Conditional Use Permit Revision null and void. I. If the applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City's Municipal Code by July 22, 2015, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department and approved by the Director. (AMENDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) -5- P.C. Resolution No. 2014-29 Exhibit A m. Prior to plan check submittal to the Building & Safety Division, the applicant shall provide an updated Master Plan reflecting the modifications to the administrative building and related parking area to the Planning Division. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) 1.3 The following conditions are applicable to the Memorial Terrace Mausoleum building and Area 11 of the Green Hills Master Plan and shall supersede any conflicting conditions that govern other areas of the Green Hills property: a. The entire length of the tractor ramp shall be left clear at all times when not in use. No vehicles, landscaping equipment, construction equipment, storage containers, etc. are allowed to be parked, stored or allowed to be left on the tractor ramp. b. The Northern (rear) wall of the mausoleum building shall be screened by a type of wall vine landscaping. Said landscaping shall be planted and allowed to grow on the wall only, to the satisfaction of the Director, and shall not grow above the wall. c. With the exception of ground cover, and the vines on the northern wall of the Pacific Terrace/Memorial Terrace Mausoleum building which shall be allowed with the concurrence of the abutting Vista Verde Condominium Association, no vegetation shall be planted in Area 11 of the Master Plan Revision approved April 24, 2007. d. The guardrail along the tractor ramp and along the top of the mausoleum building along the north (rear) shall not be a solid wall and shall be maintained as a wrought iron guardrail. e. No new mausoleum or addition to the existing mausoleum shall be constructed within Area 11. Prior to submittal of grading plans and/or building plans to the Building and Safety Division "plan check' for any improvements in Area 11 (i.e., the northwest area of the cemetery site between the western property line and the maintenance yard, including the existing Pacific Terrace/Memorial Terrace Mausoleum building), the applicant shall submit the proposed improvement plans to the Director of Community Development for review by the Planning Commission at a duly noticed public hearing. Notice of said public hearing shall be published and provided to owners of property within a 500 -foot radius, to persons requesting notice, to all affected homeowners associations (including the Vista Verde Condominium Association located in the City of Lomita), and to the property owner in accordance with Rancho Palos Verdes Development Code Section 17.80.090. -6- P.C. Resolution No. 2014-29 Exhibit A If the moratorium is amended or repealed to allow burials to resume on the roof of the Pacific Terrace/Memorial Terrace Mausoleum building, the following additional conditions shall apply: f. Pre -service burial/plot preparation and post -service plot backfilling of the rooftop ground interments on the Pacific Terrace/Memorial Terrace Mausoleum building shall only be allowed between the hours of 10:OOam and 3:OOpm, Monday through Sunday. g. Burials and all associated services on the roof top ground interments of the Pacific Terrace/Memorial Terrace Mausoleum building shall only be allowed between the hours of 10:OOam and 3:OOpm, Monday through Sunday. h. Limit the use of the mini -haul vehicle (which is illustrated in Green Hills' power point presentation to the Planning Commission on May 13, 2014) for pre -service burial/plot preparation and post -service plot backfilling of the rooftop ground interments to between the hours of 10:OOam and 3:00 p.m., Monday through Sunday. i. The use of amplified sound shall be prohibited on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building. This prohibition shall not apply to the amplified sound for the playing of "taps" as part of funeral services for military personnel and for police, fire and other first responders. All services on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building shall be conducted within temporary covered tenting that is enclosed on a minimum of 2 sides, as illustrated in Green Hills' power point presentation to the Planning Commission on May 13, 2014. One of the two covered sides shall be the north side facing the Vista Verde condominium complex. Said temporary tenting shall be erected no earlier than 2 hours prior to the burial service and shall be removed within 2 hours after the burial service. k. Sales personnel shall be allowed to show potential roof -top ground interment plots on the Pacific Terrace/Memorial Terrace Mausoleum building in Area 11, only between the hours of 10:OOam and 3:OOpm Monday through Sunday. Every week, small flags shall be placed on any burial site located on the Pacific Terrace/Memorial Terrace Mausoleum that is scheduled to be utilized for an interment within 7 days, thereby providing neighboring property owners with advanced notice of scheduled interments and burial services. Green Hills shall also post on its publicly accessible website -7- P.C. Resolution No. 2014-29 Exhibit A (www.greenhilismemorial.com) additional details concerning the anticipated time and date of scheduled burial services. m. At least one employee of Green Hills shall attend and monitor every service occurring on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum for the entirety of all burial services to ensure that the services are orderly and comply with these conditions of approval. n. Green Hills shall not sell any additional plots on the roof of the Pacific Terrace/Memorial Terrace Mausoleum until it has submitted an application and received approval for a variance for the location of the mausoleum in its current location and shall disclose this restriction to prospective buyers of plots on the rooftop of the Pacific Terrace/Memorial Terrace Mausoleum building. o. No interments shall be allowed on the roof of the Pacific Terrace/Memorial Terrace Mausoleum building that are within 16 -feet from the northern property line. Specifically, plots illustrated in sections 540 through 553, as depicted in the attached Exhibit C of this Resolution, are hereby eliminated. (CONDITIONS OF APPROVAL 1.3.a THROUGH 1.3.o ADDED AND AMENDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) 2. Construction and build -out of the Green Hills Memorial Park Cemetery shall be in substantial compliance with the Master Plan Revision approved by the Planning Commission on April 24, 2007, July 22, 2014, August 26, 2014, and November 11, 2014, as indicated in these conditions of approval. Deviation from the conditions of approval shall only occur if first reviewed and approved by the Planning Commission through a subsequent Master Plan Revision at a noticed public hearing. Notice of said public 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. (AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008; RESOLUTION NO. 2014-21 ON JULY 22, 2014, AND PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) 3. Prior to grading operations to prepare Area 4 for ground burials, the applicant shall submit a grading permit application, signed by an individual designated by the Green Hills Memorial Park Board of Directors for review and approval by the Director of Planning, Building and Code Enforcement to ensure consistency with In P.C. Resolution No. 2014-29 Exhibit A the approved Master Plan Revision. If it is found to be consistent with the approved Master Plan Revision, the grading permit will be approved administratively, without further public notice, review or hearings. However, if the Director of Planning, Building and Code Enforcement finds that the project is not consistent with the approved Master Plan Revision, then it shall require review and approval by the Planning Commission. Notice of said Planning Commission 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. 4. 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. 5. All mitigation measures contained in the approved Mitigation Monitoring Program contained in P.C. Resolution No. 2007-32 for the Mitigated Negative Declaration shall be incorporated into the implementation of the proposed project and adhered to. The mitigation measures are as follows: AA=1: No new light poles, light standards, or other form of lighting is allowed along the roadways within the cemetery without prior written approval by the Director of Planning, Building and code Enforcement. AA=2: No exterior, building -mounted lighting is allowed on the facade elevations that are closest to and oriented towards residences. All other lighting shall be arranged and shielded as to prevent direct illumination of surrounding property. AA=3: All pedestrian -oriented lights along the exterior of the mausoleum buildings shall be in the form of lights that are inset into the adjoining walls. Further, the lighting shall be arranged and/or shielded as to prevent direct illumination of surrounding property and prevent visibility of the light source. AQ -1: Prior to construction of each building contained in the approved Master Plan and Master Plan Revision, the applicant shall submit a grading permit application, signed by an individual designated by the Green Hills Memorial Park Board of Directors, for review and approval by the Planning Commission to ensure consistency with the approved Master Plan, which shall include, but not be limited to, grading quantities, height, area and location of buildings and that the buildings will not have adverse impacts upon adjacent properties. Notice of said Planning Commission 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. (AMENDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) -9- P.C. Resolution No. 2014-29 Exhibit A AQ -2: During construction of any improvements associated with the master plan, the owner shall ensure that all unpaved construction areas shall be watered at least twice a day during excavation and construction to reduce dust emissions and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond the project site boundaries. A913: During construction of any improvements associated with the master plan, the owner shall ensure that all clearing, grading, earth moving or demolition activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. 6Q-4: During construction of any improvements associated with the master plan, the owner shall ensure that General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. AQ -5: During construction of any improvements associated with the master plan, the owner shall ensure that on-site construction vehicle speeds are limited to a maximum of 15 miles per hour on unpaved roads. AQ -6: During construction of any improvements associated with the master plan, the owner shall ensure that all on-site construction roads with vehicle traffic will be watered periodically as necessary for dust suppression. AQ -7: During construction of any improvements associated with the master plan, the owner shall ensure that street sweeping will be initiated if visible dust is deposited upon public paved roadways due to the project. AQ -8: During the daily cemetery operations, the owner shall ensure that all clearing and earth moving will be discontinued during periods of high winds (i.e., greater than 25 mph), so as to prevent excessive amounts of dust. This shall not apply to excavations for individual burial plots prior to a service, or to filling of individual burial plots after a service. AQ -g: During the daily cemetery operations, the owner shall ensure that on-site vehicle speeds associated with the transporting of earth materials are limited to 15 miles per hour on unpaved roads. AQ -10: The owner shall ensure that grave spoils are placed in Area 5 and/or Area 6 of the Master Plan, which will be placed to fill the areas. A minimum 8 - foot high chain link fence with a mesh material to reasonably screen the fill area from neighbors shall enclose and confine said area. AQ -11: The confined fill locations described in mitigation measure AQ -10 above, shall be regularly watered to reduce dust emissions and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond the project site boundaries. -10- P.C. Resolution No. 2014-29 Exhibit A AQ -12: A weatherproof notice/sign setting forth the name of the person(s) responsible for the daily dirt movement to these confined fill locations and a phone number(s) to be called in the event that dust is visible from the confined fill locations described in mitigation measure AQ -10 above, shall be posted and displayed on the fencing. AQ -13: If stockpiling of earth material becomes necessary for ultimate use as backfill, stockpiling shall only be located in Area 5 and/or Area 6 of the Master Plan, and shall be subject to conditions AQ -10, AQ -11 and AQ -12 above. AQ -14: The project shall be reviewed by the Planning Commission annually, commencing on the date of final approval, to review the applicant's compliance with all conditions of approval associated with the Master Plan and Master Plan Revision. At that time, the Planning Commission may add, delete, or modify the conditions of approval as deemed necessary and appropriate, as well as increase the time between review periods. 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. GS -1: The applicant shall submit a geotechnical report for review and approval by the City Geologist prior to the issuance of a building permit for each mausoleum building or grading permit for any earth movement beyond that associated with ground interment sites, unless the City Geologist deems that a geotechnical report is not warranted. Further, prior to any additional placement of fill in Area 5, a detailed grading plan with relevant geotechnical reports supporting recommendations for grading in Areas 5 and 6 shall be submitted by the applicant to the City for review and approval by the Building and Safety Division and the City Geologist prior to issuance of a building permit for any mausoleum. GS -2: The applicant shall ensure that all applicable conditions as specified within the geotechnical report and all measures required by the City Geologist are incorporated into the project. HW -1: The applicant shall prepare a Standard Urban Stormwater Mitigation Plan (SUSMP) along with a Maintenance Agreement and Transfer. The SUSMP and related information shall be reviewed and approved by the Director of Planning, Building and Code Enforcement, or his/her designee prior to the issuance of grading and building permits for any mausoleum building. NN=1: Construction activity of the mausoleum buildings and grading operations shall be limited to the hours of 7:00 am and 4:00 pm, Monday through Friday. There shall be no construction on Saturdays, Sundays or federally observed -11- P.C. Resolution No. 2014-29 Exhibit A holidays unless a Special Construction Permit is obtained prior to work on a Federally observed holiday. NN2: During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-of-way before 7:00 am Monday through Friday and before 9:00 am on Saturday, in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) NN3: As indicated in mitigation measure AQ -13 above, the project shall be reviewed by the Planning Commission annually, commencing on the date of final approval, to review the applicant's compliance with all conditions of approval associated with the Master Plan and Master Plan Revision. At that time, the Planning Commission may add, delete, or modify the 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. 6. Setbacks for below ground interments sites, "Garden" burial sites and roads shall be as follows: North and South: 8'-0" (except the northwest corner between the western property line and maintenance yard, which shall be 16'- 0") East and West: 0'-0" 7. Setbacks for above ground structures, including but not limited to mausoleums (except the Pacifica Mausoleum and the Pacific Terrace/Memorial Terrace Mausoleum shown in Area 11 of the Master Plan Revision) and crypts shall be as follows: North: 80'-0" or no closer than the northern perimeter road, whichever is greater from the north property line that is north of the maintenance yard, and 40'-0" from the north property line that abuts the Vista Verde Condominium complex in the City of Lomita. South: 40'-0" East: 25'-0" West: 5'-0" (AMENDED PER PC RESOLUTION NO. 2014-29, ON NOVEMBER 11, 2014) -12- P.C. Resolution No. 2014-29 Exhibit A 8. Setbacks for the Pacifica Mausoleum are as follows: West: 15'-0" (existing) / 5'-0" for the northwestern addition North: 40'-0" (expansion northerly along the eastern edge of the existing building shall be offset 8'-0" to the west from the existing eastern edge of the building) 8.a Setbacks for the existing Pacific Terrace/Memorial Terrace Mausoleum building in Area 11 shall be as follows: North: 40'-0", unless a Variance is approved by the City for a reduced setback (AMENDED PER PC RESOLUTION NO. 2014-29, ON NOVEMBER 11, 2014) 9. Any live and/or amplified music shall occur only during funeral services, community events, or visits. Funeral services music and community event music shall be limited to the duration of the service or event. In no case shall the live and/or amplified music exceed 65 dba at the common property lines abutting a Residential Zoning District. The noise level shall be enforced by the neighbors through civil means. 10. 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 shall be subject to review and approval by the Planning Commission. 11. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply. 12. The applicant shall supply the abutting neighbors with the name and contact information for the Green Hills Cemetery personnel that can be contacted about excessive noise or other activities that result in impacts to the immediate neighborhood. 13. The construction site and adjacent public and private properties and streets 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. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) -13- P.C. Resolution No. 2014-29 Exhibit A 14. When not being used in the daily operations of the cemetery, equipment and supplies shall be stored in areas with minimal visual impact to adjacent homeowners or in the maintenance yard if possible. Equipment and supplies shall be neatly stacked so they do not pose a safety hazard or become a property maintenance issue. All landscaping equipment and vehicles, and all vehicles used for maintenance and/or burial preparation shall be stored in the maintenance yard. 15. The road in Area 5 and Area 6 (of the Master Plan Revision approved April 24, 2007) that parallels the south property line shall be paved and maintained by the applicant. 16. All landscape pruning, including but not limited to grass, leaves, branches, fertilizer, etc., shall be properly stored in areas with minimal visual impact to adjacent homeowners, and shall be stored in appropriate containers and disposed of in a proper manner. 17. With the exception of ground cover, no vegetation shall be planted in Area 2 (Inspiration Slope) of the Master Plan Revision approved April 24, 2007. 18. The applicant shall install and maintain signage at various locations throughout the Cemetery to inform visitors of rules that prohibit on-site consumption of alcoholic beverages, prohibit excessive noise and amplified music, and disruptive behavior. The applicant shall submit a signage plan for review and approval by Staff prior to installation of any signage. The signage plan shall illustrate the locations, height, design and content of the signs. 19. Temporary trailers are only allowed during construction of the mausoleum buildings. The location of any such trailers shall be illustrated on plans for the Grading Permit as described and required in condition AQ -1 above, and shall be approved by the Director of Planning, Building and Code Enforcement. Further, the trailer shall be removed prior to building/grading permit final. 20. Construction and grading activities, including but not limited to equipment warm up, geologic investigations, interment excavation for placement of vaults and installation or removal of large landscape materials shall be limited to daytime working hours (7:00 a.m. to 4:00 p.m.) on weekdays only. 21. Excavation for removal and replacement of vault tops for funeral service preparation, individual placement of vaults for funeral services and operation of landscape maintenance equipment shall be allowed in any area of the park between the hours of 7:00 a.m. and 6:00 p.m. Monday through Friday, and between 8:00 a.m. and 5:00 p.m. on Saturday, Sunday, and Federally observed Holidays. 22. No construction or grading, including grading operations to prepare sites for ground burials, shall occur before 9:00 a.m. or after 3:30 p.m. within 120 feet of -14- P.C. Resolution No. 2014-29 Exhibit A any property line abutting a Residential Zoning District. All equipment shall be equipped with a muffler to reduce on-site grading and construction noise levels. 23. All existing and proposed landscaping between the north property line and the northern perimeter road shall not significantly impair any near or far view as defined by the Development Code. A landscape plan limited to plants, trees and foliage that are 48 -inches or taller for this Area shall be submitted to the Director of Planning, Building and Code Enforcement for review and approval prior to grading operations to prepare Area 4 for ground burials. 24. All existing and future landscaping shall be properly maintained in a healthy and trimmed manner at all times. 25. The existing eucalyptus trees on the west side of the Administration Building Parking lot shall not be removed unless required by the holder of the easement in which the trees are located or acceptable evidence is provided to the Director of Planning, Building and Code Enforcement from a certified arborist supporting removal. 26. When Inspiration Slope is developed, the existing hedge that separates Crescent Lawn and Vista Del Pointe from this area shall be removed. 27. The existing hedge located on the applicant's property on the south property line adjacent to the rear yards on residential lots located on Avenida Feliciano shall be pruned and maintained so it does not exceed the height of the chain link fence, which is 8'-0" high. The existing and future screen planting in the 8'-0" setback along the northern property line shall be maintained no higher than the fence height unless specifically requested in writing by the appropriate adjacent property owner. 28. Any new sewer and water facilities must tie into local main lines. The usage of the site may be limited by the size and type of sewage and water systems that can legally be installed 29. The site shall be served by adequately sized water system facilities as determined by the Los Angeles County Fire Department. All Los Angeles County Fire Department requirements shall be satisfied prior to building permit issuance for the mausoleum building. 30. Any grading, construction, placement of structures, including but not limited to walls, fences, and interments on any easement, requires prior written permission from the easement holder. 31. The owner shall submit a title report within 90 -days of final approval of this Master Plan Revision. All easements shown on the title report shall be clearly delineated on an accompanying site plan. -15- P.C. Resolution No. 2014-29 Exhibit A 32. The existing chain link fence and wrought iron fence, which surrounds the perimeter of the cemetery site, shall be maintained. On those areas of the fence specifically owned by the cemetery, and where not directed otherwise by the adjacent water authority, no barbed wire on the top of these fences is allowed, and any existing barbed wire shall be removed within 90 -days of final approval of this Master Plan Revision. 33. Hours of public operation for the flower shop are limited to 7:00 a.m. to 9:00 p.m., Monday through Sunday. The Administration Building public hours are limited to 8:00 a.m. to 9:00 p.m. Monday through Sunday. The Chapel may be open to the public from 7:00 a.m. to 9:00 p.m. Monday through Sunday. The cemetery grounds for visits shall be open from 7:00 a.m. to dusk. 34. Development shall comply with all requirements of the various municipal utilities and agencies that provide public services to the site. 35. Should the applicant fail to comply with any of these conditions of approval or mitigation measures, the City may initiate revocation procedures for this permit, which shall include a public hearing. Notice of said public 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. 36. The overall building heights for buildings are limited to the heights approved by the Planning Commission. The heights of each building shall be certified by a registered Civil Engineer and submitted to the Planning, Building and Code Enforcement Department prior to building permit final. (AMENDED PER PC RESOLUTION NO. 2014-29, ON NOVEMBER 11, 2014) 37. The family mausoleum on Inspiration Slope shall be located as shown on the Master Plan Revision so as not to impair views from the Peninsula Verde neighborhood. The Director of Planning, Building and Code Enforcement shall approve the exact location and height of this mausoleum building. 38. With the exception of the mausoleum building on Inspiration Slope, all mausoleum buildings shall not exceed 20 -feet in height as measured from the average elevation of the finished grade at the front of the building to the highest point of the structure and 30 -feet when measured from the lowest finished grade adjacent to the building to the highest point of the structure. 39. Temporary storage (up to 72 -hours) of interment excavations is allowed provided that such excavation is stored within an appropriate container. 40. Finish slopes and grades shall not exceed 3:1 -16- P.C. Resolution No. 2014-29 Exhibit A 41. On 4:1 or steeper slopes, erosion controlling plant material and other erosion control methods, such as jute netting, shall be required and installed. 42. Drought tolerant, low maintenance and erosion controlling landscaping is required in the western setback adjacent to the Pacifica Mausoleum expansion. 43. Landscaping and irrigation in all setbacks require review and approval by the Director of Planning, Building and Code Enforcement prior to installation. Irrigation systems shall be designed to provide adequate coverage with no over -spray, runoff, or excessive quantities of water output. Use of drip irrigation systems is required wherever possible. A low water use turf shall be used in all new lawn areas. Such landscape and irrigation plan for the setback areas shall be submitted to the Planning, Building and Code Enforcement for review and approval within 180 days of final approval of the Master Plan Revision. 44. On an annual basis, the applicant shall provide the City with copies of permits from the South Coast Air Quality Management District and Los Angeles County Fire Prevention Bureau for storage of fuel. The applicant shall also provide copies of permits from the Los Angeles County Fire Department, Hazardous Maintenance Division Section and Fire Prevention Bureau, for the chemicals stored in the embalming rooms in the Administration Building. Permits from the South Coast Air Quality Management District for the crematory must also be provided. 45. The applicant shall continue to provide for new employees, training programs on a regular basis, in accordance with Cal OSHA recommendations on the proper handling and safety requirements of equipment and material in the mortuary and crematory. 46. On an annual basis, the applicant shall provide the City with a copy of permits and/or licenses from the State Cemetery and Funeral Board. 47. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, the applicant shall obtain an encroachment permit from the Director of Public Works. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) 48. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) -17- P.C. Resolution No. 2014-29 Exhibit A 49. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the Cemetery development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) 50. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) 51. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City's Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City's Building Official. (AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014) 52. Within 30 -days from the date of approval of this Resolution, the applicant shall submit maps depicting the locations of the current and proposed interments within the cemetery property. (ADDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) 53. Within 30 -days from the date of approval of this Resolution, the applicant shall submit a Variance application to allow, within the 16 -foot setback area in the northwest corner of the cemetery site between the west property line and the maintenance yard, only the 13 existing below -ground interments and 6 companion spaces identified in Exhibit B of this Resolution. (ADDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) 54. Within 30 -days from the date of the approval of this Resolution, the applicant shall submit a Variance application to allow only the existing above ground interments and structures exceeding 6 -feet in height to remain within the required five foot setback along the west property line in the area south of the Pacifica mausoleum building, unless said encroachments are removed from the setback within 30 -days of this approval (ADDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) 55. Within 30 -days from the date of approval of this Resolution, the applicant shall submit a Variance application to allow the existing Pacific Terrace/Memorial Terrace Mausoleum building to remain encroaching 32 -feet into the required 40- -18- P.C. Resolution No. 2014-29 Exhibit A foot property line setback. (ADDED PER PC RESOLUTION NO. 2014-29 ON NOVEMBER 11, 2014) -19- P.C. Resolution No. 2014-29 Exhibit A 64 61 b W LL. 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