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02_PC RES 2007-033WHEREAS, on February 19, 1991, the City Council adopted Resolution No. 91-7, certifying a Mitigated Negative Declaration and approving the Green Hills Master Plan, which called for development of the cemetery site over the next 100 -years, and allowed for 194,340 cubic yards of grading with no import or export, re -grading of the remaining 45 undeveloped acres of the 120 acres cemetery, construction of 2.44 -acres of mausoleum buildings, 11.87 -acres of burial sites, 27.21 -acres of ground burial sites and 3.72 -acres of roads; and, WHEREAS, • • 19, 2003, Green Hills Memorial Park Cemete-" represented by Barry Boudreaux, submitted Case No. ZON2003-00086, applications for Environmental Assessment, Conditional Use Permit revision, and Grading Permit revisio thereby requesting a Master Plan Revision; and, )i WHEREAS, on March 20, 2003, the project was deemed incomplete pending the submittal of additional information, clarification of the project, and updated calculations; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulation, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined that with appropriate mitigation, there is no substantial evidence that the approval of ZON2003- 00086 would result in a significant adverse effect upon the environment and, therefore, a Mitigated Negative Declaration has been prepared and notice of same was given in the manner required by law; and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on February 27, 2007, at which time all interested parties were given an opportunity to be heard and present evidence; and, P.C. Resolution No. 2007-33 Page 1 'F1!HEREAS, on February 27, 2007, the Planning Commission continued the item to the April 24, 2007 Planning Commission meeting to allow time for the applicant to work with Staff to modify the proposed conditions of approval and proposed mitigation measures; and, iiiiiiiiiiji 111 111 I'l 1111111 WHEREAS, the Planning Commission held a duly noticed public hearing on April 24, 2007, at which time all interested • were • an ••••; to •- heard and present evidence. Section 1: The site is adequate in size and shape to accommodate the intended uses since it measures 121 -acres in area and the site already functions as a cemetery site with ground burial and mausoleums. Further, the proposed project complies with the setback requirements, the project will exceed the minimum landscaping requirements, and contains existing perimeter fencing and walls. Lastly, the new mausoleum building will not be taller than previously approved and will be located primarily within the interior of the cemetery park. Section 2: The site for the proposed use relates to streets and highways properly designed to carry the type and quantity of traffic generated by the subject use since it has functioned as a cemetery site. Further, although there will be additional traffic generated by the larger mausoleum buildings, the resulting increase in trip generation is less than significant since build -out of the cemetery would occur over the next 30- to 50 -years. Section 3: There will be no significant adverse effect on adjacent property or the permitted use because mitigation measures have been incorporated that reduce the potential impacts of Aesthetics, Air Quality, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, and Noise. Section 4a The proposed project is consistent with the General Plan's Commercial Retail land use designation of the site, and with the types of land uses permitted within the Development Code's Cemetery Zoning District. Further, the site will also continue to have an open space ambience due to the size of the site and the location, proximity, architectural design, color, and other improvements associated with the mausoleum buildings and the Master Plan Revision. Section 5: The total grading is necessary for the permitted primary use of the lot, and is necessary for the ultimate development of the mausoleum buildings and site preparation for ground burials throughout the cemetery site over the next 30- to 50 -years. Construction of the mausoleum buildings will be conducted in phases, and the related grading and any necessary import will be conducted at the time each mausoleum is P.C. Resolution No. 2007-33 constructed, which would be conducted over the course of up to 50 -years. Further, the daily cemetery operations include ground burials (a.k.a. lawn crypts); however, these areas must first be graded and prepared for such uses. While some ground burial areas will be created by the backfill adjacent to the mausoleum buildings, some areas in the Master Plan Revision call -out for ground burials only. Section 6: The grading will not adversely impact any views from surrounding properties since the requested earth movement will prepare the site for mausoleum buildings and ground interments. The residences to the south of the cemetery are at the same grade elevation as, or slightly lower than, the cemetery and do not contain views over the cemetery site. The residences to the north, in the Peninsula Verde area, are at higher elevations that allow for views of the harbor over the cemetery site. Further, the locations of the mausoleum buildings and the associated backfill continue to be within the internal portions of the cemetery site, and no mausoleum buildings are proposed along the perimeters of the cemetery that abut the residences to the north and south. The mausoleum buildings are proposed on sloped areas of the cemetery site that can facilitate buildings by excavating into the slope, rather than mausoleums being constructed on knolls or hilltops within the cemetery site. Section 7: The grading allows for excavations into slopes and backfill to extend the slopes to the mausoleum structures, thereby blending the structure into the natural contours of the property. Further, the preparation and subsequent grading for ground interments will retain the existing topography and will not raise these areas, with the exception of Areas 5 and 6, which will be filled to raise the grade to be similar to the adjacent grade. However, these areas upon completion will retain a naturally sloping topography common to the other areas of the cemetery site. Thus, the Master Plan Revision has been designed to account for the necessary grading, minimizes disturbance to the natural contours of the property, ensures that finished contours are reasonably natural, and has been designed to respect the natural contours of the site to the greatest extent possible. Section 8: The grading is consistent with all other grading criteria, and there are circumstances that make such grading reasonable and necessary. According to Development Code Section 17.76.040, "the purpose of the chapter is to provide reasonable development of land, ensure the maximum preservation of the scenic character of the area, ensure that the development of properties occurs in a manner harmonious to adjoining ,properties, and that the project complies with the goals and polices of the General Plan." Due to the operations and 121 -acre size of the cemetery, the amount of grading and related cut and fill is necessary to accommodate the proposed built -out of the cemetery site, which is not an excessive amount of grading; is consistent with the existing and continuous use of the property; the grading and related mausoleum building do not impair views; and the excavation does not significantly effect the current appearance of the slope from the public rights-of-way or from other residences. Lastly, the grading activity will not be detrimental to the public safety or to the surrounding properties since appropriate measures and conditions are proposed to mitigate potential impacts to less than significant. P.C. Resolution No. 2007-33 Section 9: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. Pursuant to Chapter 17.80 of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing and with the appropriate appeal fee, no later than fifteen (15) days following the date of the Planning Commission's final action. Section 10: For the foregoing reasons and based on information and findings contained in the Staff Reports, minutes, and records of the proceedings, the Planning Commission hereby approves Case No. ZON2003-00086 for a Revision to the Green Hills Master Plan (Conditional Use Permit Revision, and Grading Permit Revision), subject to the conditions of approval contained in the attached Exhibit "B", attached hereto and made a part hereof, which are necessary to protect the public health, safety, and welfare. PASSED, APPROVED, and ADOPTED this 24 th day of April 2007 by the following roll call AYES: Gerstner, Knight, Lewis, Ruttenberg, Tetreault NOES: None ABSTENTIONS: Perestam Joe oeLl; 'as, AlqP Dir ct r of PlaVing, Building and Co Enforcement; and, Secretary to the Planning Commission P.C. Resolution No. 2007-33 Page 4 Exhibit "B" Conditions of Approval Case No. ZON2003-00086 (Green Hills Memorial Park Cemetery Master Plan Revision) 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: 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. 2007-33 Page 5 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. 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 Memorial Terrace Mausoleum): allow an addition to the previously approved mausoleum building located southeast of the existing maintenance yard, from a 22,187 square foot building footprint to a 33,668 square foot building footprint; and, 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. L For the areas in the Master Plan Revision called out for ground burials, the ground burials may include family estates that are evident by low garden walls around their perimeters to enclose these burial estates, or more elaborate tombstones that are built above -ground that are no taller than 6 -feet high, except for Area 4 where ,,-'.C. Resolution No. 2007-a3 Page a• above ground structures are not allowed pursuant to condition no. 7 below. 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. 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 2, 2007, as indicated in Condition No. 1 above. Deviation from this Master Plan Revision, as described in Condition No. 1 above, shall require review and approval 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. 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 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. M - Met I k, r: Me. 4.11:4*3FIR11P P.C. Resolution Ro. 2007-33 Page 7 be incorporated into the implementation of the proposed project and adhered to. The mitigation measures are as follows: 1-1: No new light •• light standards, • • form • lighting is allowed along the roadways within the cemetery without prior written approval by the Director of Planning, Building and code Enforcement. A-2: All exterior, building -mounted lighting is allowed on the fagade 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. AQ -1: Prior to construction of each mausoleum 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 Director of Planning, Building and Code Enforcement to ensure consistency with the approved Master Plan and Master Plan Revision, which shall include, but not be limited to grading quantities, height, area and location of buildings. If it is found to be consistent with the approved Master Plan and 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 and 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. 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. AQ -3: 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. P.C. Resolution No. 2007-33 Page 8 AQ -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 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 -9: 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 -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. 7* C. Resolution No. 2007-W3 Page •, 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. 01111111119, allt k-,U1U UF 11NIISMUF and building permits for any mausoleum building. N-1: Construction activity of the mausoleum buildings and grading operations shall be limited to the hours of 7:00am and 4:00 pm, Monday through Friday. There shall be no construction on Saturdays, Sundays or federally observed holidays unless a Special Construction Permit is obtained prior to work on a Federally observed holiday. N-2: During construction of the mausoleum buildings and grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining public rights- �71 If, �- Page 10 of -way before 7:00 AM, Monday through Saturday, in accordance with the permitted hours of construction stated above. N-3: 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 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 (8'-0" for the western -most portion of the Mausoleum shown in Area 11). South: 40'-0" East: 25'-0" West: 5'-0" 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) 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 P.C. Resolution No. 2007-33 Page 11 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 of the mausoleum buildings 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. 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 P.C. Resolution No. 2007-33 Page 12 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 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. P.C. Resolution No. 2007-33 Page 13 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. 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 the mausoleums are limited to the heights depicted in the Master Plan Revision booklet described in condition no. 1 above. The heights of each mausoleum building shall be certified by a registered Civil Engineer and submitted to the Planning, Building and Code Enforcement Department prior to building permit final. P.C. Resolution No. 2007-33 Page 14 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. 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. P.C. Resolution No. 2007-33 Page 15