03_20141022_Lilley_Planning_Group_MemoradumLilley
PLANNING GROUP
MEMORANDUM
Date: October 22, 2014
To: Carolynn Petru, Acting City Manager
From: Lilley Planning Group
Subject: Third Party Peer Review
Green Hills Memorial Park: Compliance Review for Conditional Use
Permit No: 155 — Green Hills Master Plan 1991 -2007 -Present
I. BACKGROUND
Green Hills Memorial Cemetery Park (hereafter referred to as the "Park") is located off Western
Avenue in the northeast corner of the City, and borders the City of Lomita, the City of Rolling Hills
Estates and the City of Los Angeles.
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According to City records, due to continuous incremental development, the City sought a
Master Plan for development from Green Hills Memorial Park. In 1990, the applicant
submitted a Master Plan for development with Conditional Use Permit (CUP) application No. 155
for phased development, setbacks and conceptual mausoleum expansion. The Master Plan
"called for development of the cemetery that was contemplated to occur over the next 30 to 50
years." This entitlement application was approved by City Council on February 19, 1991. In April
of 2007, a Revised Green Hills Master Plan was adopted by the Planning Commission with
construction of the proposed structures / mausoleums to be constructed within the next 30 to 50
years. Construction has taken place of some structures within the park with administrative
approvals and with no opposition. The construction of the mausoleum in Area 11, 8 feet off the
property line, drew attention to the Park's Master Plan and its conditions of approval.
Subsequently, a consultant was selected to review the conditions of the plan versus the actual
conditions within the Park. The following is an examination of the conditions of approval, the
City's administrative record, and the onsite conditions within the Park.
The following is a Master List of all Conditions of Approval from the original 1991 approval of CUP
No. 155 — Green Hills Cemetery Master Plan, listing conditions of approval for all approved
Amendments (A through E), the 2007 Revised Master Plan, and the July 22, 2014 conditions
added with the Planning Commission's recent approval of the addition of 3,324 square feet of
administrative space. It should be noted that, although additional conditions were included in
Resolution No. XX, before the Commission on August 12, 2014, the resolution was not adopted
and is not included in this compliance review. However, the compliance review included
conformance with the Green Hills Master Plan's adopted development standards and the City's
Municipal Code and as such, has evaluated the property in its entirety for compliance with
applicable development standards.
Per the Planning Commission request on August 12, 2014, the following is a review of Green
Hills Memorial Park Master Plan and its conditions of approval.
Is the Green Hills Master Plan in Compliance with the Planning Commission's 1991-
2007 -July 2014 Conditions of Approval?
In order to answer the question, the conditions had to be compiled, and the most recent
compilation of conditions was found in the July 23, 2014, Planning Clearance No.
ZON2014-00182. The following Master List is based on all Conditions of Approval from
the original 1991 approval of CUP No. 155 — Green Hills Cemetery Master Plan, and all
subsequent approvals with conditions at the Park including Master Plan Amendments (A
through E). It should be noted that the conditions included in the August 12, 2014
Planning Commission Resolution No. XX are not included in this compliance review as
the resolution was not adopted by the Commission. However, the compliance review
included conformance with the Green Hills Master Plan's adopted development standards
and the City's Municipal Code and as such, the property was evaluated in its entirety.
CONCLUSION: After careful review of Green Hills Master Plan, it has been determined
that, with several notable exceptions, the Plan substantially conforms to the Planning
Commission conditions of approval as indicated in the following analysis. The conditions
that do not comply and require follow-up with Planning Staff include Conditions No. 3,
AQ -1, GS -1, GS -2, 6,7,8, 20, 31, 36, 38, and 49.
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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;
Building and Safety to verify. No documentation of certified grading quantities or finished
grade elevations were reviewed.
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:
Building and Safety to verify.
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.
Planning Clearance Permit on ZON2012-00290 was issued April 2, 3013 for the Phase I
construction of Inspiration Slope. Phase 1 will consist of a total of 33,567 cubic yards of
grading, which includes 12,065 cubic yards of import. The condition is in compliance to
date.
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.
The Reflection Mausoleum expansion has not commenced. The condition is in
compliance.
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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.
Planning Clearance Permit ZON2008-00057 was re -issued April 14, 2009, for a total of
8,068 cubic yards of grading to facilitate the construction of the 14,909 square foot Area
11 Mausoleum in the northwest area of site. The grading consists of 5,070 cubic yards of
cut under the building footprint; 675 cubic yards of fill outside of the building footprint, and
2,823 cubic yards of fill on the roof to accommodate ground interments.
This condition is in substantial conformance as the fill was not imported but balanced on
site from the cut with the remainder of grading spoils going to Area 5 as per the Master
Plan. The condition is in compliance.
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 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.
No planning clearances or building permits have been issued for Area 6 to date. This
condition is in compliance.
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);
No recent plot plan showing the location and type of ground burial sites was found in the
files reviewed. The most recent plot plan was from the late 1990s. As such, and as a
condition of approval since 1991, the applicant shall submit a plot plan to the City clarifying
the number of interments (ground burials, mausoleum, etc.) within Green Hills Memorial
Park.
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;
Approved as part the 2007 Master Plan Revision, no planning clearances or building
permits have been issued for Area 6 to date. This condition is in compliance.
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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;
Approved as part the 2007 Master Plan Revision, no planning clearances or building
permits have been issued for Area 3 to date. This condition is in compliance.
f. Area 11 of the Master Plan Revision (known as Memorial Terrace Mausoleum): With
the exception of the 10,366 square foot Memorial Terrace Mausoleum building already
approved and constructed per BLD2011-00799, no new mausoleums or additions to
existing mausoleums are allowed in Area 11; and,
No new additions have been requested or approved. The condition is in compliance.
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.
No planning clearances or building permits have been issued for Area 7 to date. It should
be noted that although the 1991 Master Plan footprint appears to be visually the same
size as the footprint of the 2007 Revised Master Plan footprint, the Mausoleum is one-
story below grade and one-story above grade. It is unclear with regard to square footage
if the revised building footprint substantially conforms to the revised condition. Applicant
shall clarify building footprint square footage, to the satisfaction of the Planning Director,
prior to issuance of any Planning Clearances for earthwork /grading in Area 7.
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.
Area 4 of the Master Plan Revision has not yet been developed. The applicant is aware
of the condition requiring a topographical survey prior to any grading in this area
(conversation on October 20, 2014 with Nick Resich, Park Operations Superintendent).
The condition is in compliance.
i. 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
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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. 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.
Ground spoils and excess cut material from mausoleum projects are deposited in Area 6.
The condition is in compliance.
(AMENDED PER PC RESOLUTION NO. 2008-47 ON NOVEMBER 25, 2008)
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.
Planning Clearance for ZON2010-0045 issued September 16, 2011 has a hand written
"Revision to allow steeple height to 49'3" signed by JR. Condition No. 10, a standard
condition of approval, states:
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.
The Planning Director, acting within his authority (per RPVMC17.48.050A2 which allows
the Director to approve a steeple to exceed the maximum building height through a Site
Plan Review), authorized the steeple, an architectural projection, to exceed the maximum
building height since the steeple is not additional floor area or an additional story on a
building, it does not add the mass, bulk and scale or cause or visual impacts and is
substantially the same project. The condition is in compliance.
1.13. All appropriate permits shall be obtained from the Building and Safety Division prior
to relocating the historic church building to the cemetery.
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City of Rancho Palos Verdes Building Permit No. BLD2010-0089 was finaled on
December 12, 2012.
1.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.
The route of travel was conveyed to Green Hills Cemetery personnel and City Staff and
a plan was submitted. The condition is in compliance.
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.
Per Nick Resich, Park Operations Superintendent of Green Hills (October 18, 2014), the
church is not currently being used for any type of services. To date, no complaints
regarding usage of the church facility have been filed with the City. The condition is in
compliance.
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.
Per Nick Resich of Green Hills (October 18, 2014), no additions to or relocations of the
church are being contemplated. The condition is in compliance.
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.
The required approvals included the City of Los Angeles Determination of the Cultural
Heritage Commission dated August 31, 2011, Los Angeles Department of Regional
Planning, Recommendation Report dated July 21, 2011, and the Oversize Permit to allow
the church to move on the public street. The condition is in compliance.
(AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014)
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 3,323ft2 of single -story office additions and a 693.5ft2 covered walkway
extension to the administrative building;
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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.
No action needed. Description of approved project only.
1.2 Revision "E" shall be subject to the following specific conditions:
Planning Clearance ZON2014-00182 was issued on July 22, 2014 for construction of
3,323 square feet, of single -story office additions, 693.55 square feet of covered walkway
extensions and addition of 23 new parking spaces.
a. The following setback provisions shall apply: 25' front and street -side.
The condition is in compliance.
b. 40' interior and side if abutting a residential zoning district and 25' if abutting a
nonresidential zoning district.
The condition is in compliance.
c. Parking areas shall provide for a 25' outside turning radius within the facility.
The condition is in compliance per approved plans.
d. All parking areas shall be surfaced with asphaltic or cement concrete paving which is
at least 3" thick.
The project is not yet under construction so this condition cannot be field verified for
compliance.
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.
The project is not yet under construction so this condition cannot be field verified for
compliance.
f. Disabled parking spaces shall be in accordance with the dimensions and specifications
of the state amended Uniform Building Code.
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The project is not yet under construction so this condition cannot be field verified for
compliance.
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.
The project is not yet under construction so this condition cannot be field verified for
compliance.
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.
The project is not yet under construction so this condition cannot be field verified for
compliance.
L All plantings shall be maintained free of debris and in conformity with the accepted
practices for landscape maintenance.
The project is not yet under construction so this condition cannot be field verified for
compliance.
j. A 6" high cement concrete curb shall be constructed at the edge of all landscaped areas.
The project is not yet under construction so this condition cannot be field verified for
compliance.
k. The temporary modular buildings on site shall be removed prior to Building Permit Final.
Failure to remove said structures will constitute a violation and deem the Conditional Use
Permit Revision null and void.
The project is not at the stage (building permit final) where the modular buildings need to
be removed. The condition is in compliance.
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 within one year of the final effective date of this Resolution,
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. 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.
The applicant has submitted for building permits within the required timeline. The
condition is in compliance.
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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 and July 22, 2014, as indicated in Condition No. 1 through
1.F. above. Deviation from this Master Plan Revision, as described in Condition No. 1
through 1.F 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.
See responses in Conditions No. 1 through 1. F.
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.
No grading permit for Area 4 ground burials was found in City records. Applicant shall
submit grading permit application. Condition not in compliance.
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.
Not found within records provided, however, many subsequent building permits were
issued and Planning Clearances obtained. Applicant shall submit required statement to
the City. Condition not in compliance.
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:
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A-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.
Condition is in compliance.
A-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.
Condition is in compliance.
A-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.
Condition is in compliance.
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.
Grading permit records on file with the City are not complete for the mausoleums
constructed at Green Hills. Applicant shall submit the required grading permits or provide
documentation of application and inspection during grading activities. The condition is not
in compliance.
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.
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Upon review of Code Enforcement complaints, it appears that the neighbors surrounding
the Green Hills Cemetery Park have called the City to complain about dust emissions
from grading activities on many occasions. According to Nick Resich, Park Operations
Superintendent, residents also call the Park directly. The City records reviewed show
that Park operators were quick to respond to complaints and implement mitigation
monitoring requirements. Condition substantially met.
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.
Condition substantially met. See Condition AQ -2 above.
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.
Condition substantially met. The City had no record of complaints of excessive 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.
Condition substantially met. The City had no record of complaints of excessive on-site
speed.
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.
Condition substantially met. Watering trucks are kept on-site and water twice per day to
reduce dust impacts.
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.
Condition substantially met. The City had no record of complaints regarding impacts to
public roadways.
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.
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If excessive wind conditions arise, daily earth moving activities are suspended to the
extent feasible. Wind screens are available to beset up at individual grave sites for pre -
burial earth moving, services, and post -funeral earth -moving. Condition substantially met.
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.
Condition substantially met. The City had no record of complaints of excessive on-site
speed.
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.
As field verified on August 20, 2014, Area 5 and 6 is fenced and screened. The condition
is in compliance.
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.
Condition substantially met. Watering trucks are kept on-site and water twice per day to
reduce dust impacts.
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.
Condition substantially met.
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.
Condition substantially met.
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'
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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.
The applicant had an Annual Review in 2008 in conjunction with a request for an
amendment to have the modular buildings permanently remain, which the Planning
Commission ultimately denied. The Annual review took place again in 2013. While it
appears the condition was out of compliance for some time, the condition is now in
compliance with the latest annual review.
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.
No Geotechnical Reports for the constructed mausoleums were found in the City records
provided. However, there is also no statement from the City Geologist deeming such
submittal unwarranted. The record is unclear as to whether a geotechnical report was or
was not required. With regard to Area 5, no planning clearances or building permits have
been issued for Area 5. The condition is not in compliance.
The file should be substantiated with Geotechnical Reports or Memoranda from the City
Geologist. City Staff to supplement the record with assistance from Green Hills. The
condition is not in compliance.
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.
No planning clearances or building permits have been issued for Area 5. See comment
on G-1. Compliance with condition is unknown.
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.
A SUSMP has been prepared for the site and is on file with the City Building Department.
The condition is in compliance.
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N-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 Holidays unless a Special
Construction Permit is obtained prior to work on a federally observed holiday.
The condition conflicts with Condition No. 22 when the construction or grading is taking
place within 120 feet of any property abutting a residential district which limits work from
9:00 a.m. to 3:30 p.m. If construction or grading is taking place within 120 feet prior to
9:00 a.m. it is a violation of conditions approval as:
11. In the event that a Planning requirement and a Building & Safety requirement
are in conflict with one another, the stricter standard shall apply.
For all areas greater than 120 feet from a residential district, 7:00 a.m. to 4:00 p.m.
working hours are in compliance.
N-2: 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.
Condition substantially met. The City has no record of excessive noise due to truck
staging on the streets before 7:00 a.m.
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.
See AQ -14
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"
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Area 11 is not in compliance, and below ground interments have been placed within the
16 foot setback.
For all other applicable areas of the Green Hills Memorial Park, the below ground
interment sites are in compliance with this condition.
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"
The Mausoleum in Area 11 is not in compliance with this condition or setback
requirements of Section 17.28.040. The entire Mausoleum is within the 8 -foot area
(reduced setback cannot be approved without a variance), not just its western -most
portion.
17.28.040 Cemetery District (C)
A. Setbacks. The following setback provisions apply to all structures and below grade
interments:
1. Front and Street Side. The front and street side setbacks shall be twenty-
five feet.
2. Interior Side and Rear. If abutting a residential zoning district, the interior
side and rear setbacks shall be forty feet. If abutting a nonresidential
zoning district, the interior side and rear setbacks shall be twenty-five feet.
A. Building Height. The maximum height of any building shall be sixteen feet, except with
the approval of a conditional use permit by the planning commission, pursuant to
Chapter 17.60 (Conditional Use Permit.)
All others (with the exception of the previously excluded Pacifica Mausoleum) are within
the appropriate setback limits and in compliance with the condition.
8. Setbacks for the Pacifica Mausoleum are as follows:
West: 15'-0" (existing) / 5'-0" for the northwestern addition
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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)
The Pacific Mausoleum is in compliance with conditions of approval. There are two areas
adjacent to the mausoleum that require further inspection by Planning, Code Enforcement
or Building and Safety Staff.- 1) the area in the northwest corner, and 2) the Terrace and
Sanctuary Private Gardens shown on Revised Master Plan 2007. These garden areas
appear to be interments on the property line and well within the required five (5) foot
setback. Please verify compliance with condition with the Planning Director.
The setbacks for the Pacific Mausoleum are in compliance with the condition. As stated
above, additional compliance review is required for the Sanctuary Gardens' structures
and apparent burial areas.
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.
Since the most recent Planning Commission hearing, no complaints have been received
by the City or by Green Hills regarding excessive noise.
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.
No action
11. In the event that a Planning requirement and a Building & Safety requirement are in
conflict with one another, the stricter standard shall apply.
No action
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.
Per Nick Resich, Park Operations Superintendent, the residents have been provided an
immediate contact number for day and night security at the facility (August 18, 2014).
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
ff:3
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.
Condition substantially met. The City has no record of loose construction materials
impacting public or private properties or streets. Area 5 is currently used to accumulated
grading spoils as well as used to recycle any recyclable materials associated with the
floral arrangements, etc. The condition is in compliance.
(AMENDED PER PC RESOLUTION NO. 2014-21 ON JULY 22, 2014)
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.
Condition is in compliance.
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.
Condition is in compliance.
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.
Condition is in compliance.
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.
The area is currently under construction and as such no landscaping has been planted.
Condition will require subsequent field verification.
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.
In February 2005, the applicant submitted a Sign Program showing all existing signage.
The Sign Program is on file with the City. The condition is in compliance.
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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.
No construction trailers are currently in use at Green Hills. The condition is in compliance.
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.
The condition conflicts with Condition No. 22 when the construction or grading is taking
place within 120 feet of any property abutting a residential district which limits work from
9:00 a.m. to 3:30 p.m. If construction or grading is taking place within 120 feet of a
residential district prior to 9:00 a.m. it is a violation of conditions approval as:
11. In the event that a Planning requirement and a Building & Safety requirement
are in conflict with one another, the stricter standard shall apply.
For all areas greater than 120 feet from a residential district, 7:00 a.m. to 4:00 p.m.
working hours are in compliance.
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.
Since the most recent Planning Commission hearing, neither the City nor Green Hills
have received any complaints regarding these activities taking place outside of approved
hours.
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.
See Conditions N-1, 11 and 20.
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-
20
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.
No large plantings or foliage occur or are planned between the north property line and
northern perimeter road, other than the existing hedges along the existing fence line. The
condition is in compliance.
24. All existing and future landscaping shall be properly maintained in a healthy and
trimmed manner at all times.
The condition is in compliance as field verified on October 20, 2014.
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.
The eucalyptus trees on the west side of the Administration Building Parking lot have not
been removed. The condition is in compliance.
26. When Inspiration Slope is developed, the existing hedge that separates Crescent
Lawn and Vista Del Pointe from this area shall be removed.
Inspiration Slope is currently under construction. The hedge will be removed prior to final
Planning sign -off on the project. The condition is in compliance.
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.
Per Nick Resich, Park Operations Superintendent (October 18, 2014), the abutting
property owners have specific requests as to the height of their hedges or trees planted
along the fence line. Green Hills works with the neighbors to comply with the condition.
Condition substantially met and field verified.
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.
Building permits will not be issued for buildings that cannot adequately handle the
anticipated sewage and water requirements per City Building Official. Condition is in
compliance.
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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 in
requirements shall be satisfied prior to building permit issuance for the mausoleum
building.
Building permits will not be issued for buildings that do not have adequately sized water
facilities as determined by the Los Angeles County Fire Department. Condition is in
compliance.
Building permits will not be issued for buildings that cannot adequately handle the
anticipated sewage and water requirements per City Building Official. Condition is in
compliance
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.
No permits can be issued without permission from the easement holder. The condition is
in compliance.
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.
No title report on file. However, all approved construction plans have shown easements
consistent with site plan / survey in Planning files. The Applicant shall submit a Title
Report, with survey depicting all easements to the City. Condition not in compliance until
Title Report submitted to City Planning Department.
32. The existing chain link fence and wrought iron fence, which surround 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.
The perimeter fence appears to be maintained in good condition (field observation
October 18, 2014). The only area with barbed wire appears to be the water authority
fence. No access is provided between the two properties. The utility claims to need the
barbed wire fencing due to a nearby drainage tunnel that draws thrill -seekers to explore.
(October 18, 2014, witnessed two young people attempting to find a way around the fence
to get to the tunnel. The young women openly discoursed about the "trail" being on the
internet.)
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.
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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.
The hours of operation are Monday through Sunday from 8:00 to 5:00. The condition is
in compliance.
34. Development shall comply with all requirements of the various municipal utilities and
agencies that provide public services to the site.
Building permits cannot be issued if development does not comply with municipal utility
requirements. The condition is in compliance.
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.
No action.
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.
No height certification records were in the material provided for review. Applicant shall
submit certification to the City. The condition is not in compliance.
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 Enforcement shall approve the exact location and
height of this mausoleum building.
In 2006 the proposed mausoleum at Inspiration Slope was visually demonstrated to the
neighbors via a mock-up / story pole installation at the site. The proposed project was
publicly noticed, brought to a public hearing at the Planning Commission and as the
record indicates, a large number of the residents directly adjacent to the east and
northeast (in the City of Lomita) attended the hearing, submitted correspondence against
the location of the mausoleum and asked the Planning Commission for help in moving
the structure to a less impactful location. This was accomplished as the structure was
moved downslope to the west and lowered more into the slope. The Planning Director
approved the location and height of Inspiration Slope Mausoleum. The condition is in
compliance.
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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.
Inspiration Slope is currently under construction and will be certified for height once
framing is completed. An additional compliance inspection is required. Height
certifications for other structures could not be located in the record provided. The
condition is not in compliance.
39. Temporary storage (up to 72 -hours) of interment excavations is allowed provided that
such excavation is stored within an appropriate container.
The City has no record of complaints of temporary storage of nterment excavations
exceeding the 72 hour limit. The condition is in compliance.
40. Finish slopes and grades shall not exceed 3:1.
City records do not indicate that development has been permitted on finished slopes and
grades exceeding 3:1. The condition is in compliance.
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.
City records show Green Hills Grading and Erosion Control plans utilizing Best
Management Practices, including jute netting on slopes 4:1 or steeper. The condition is
in compliance.
42. Drought tolerant, low maintenance and erosion controlling landscaping is required in
the western setback adjacent to the Pacifica Mausoleum expansion.
The landscaping in the western setback adjacent to the Pacifica Mausoleum appears
drought tolerant and low maintenance (field visit, October 18, 2014). The condition is in
substantial compliance.
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
plans 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.
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The neighbors to the south have expressed concerns regarding watering timing and
overspray from the rooftop lawn area of Mausoleum in Area 11. The Applicant has
adjusted the watering schedule to avoid the overspray impact. In all other areas the
landscaping and irrigation systems at Green Hills appear to be in good order without
excessive overspray, etc. The condition appears to be in compliance.
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.
Currently the required records are on file with the City and were submitted to the City on
October 21, 2014. The condition is in compliance.
45. The applicant shall continue to provide training programs on a regular basis for new
employees, in accordance with Cal OSHA recommendations on the proper handling and
safety requirements of equipment and material in the mortuary and crematory.
Currently the required records are on file with the City and were submitted to the City on
October 21, 2014. The condition is in compliance.
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.
Currently the required records are on file with the City and were submitted to the City on
October 21, 2014. The condition is in compliance.
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.
Per Nick Resich, Park Operations Superintendent, the Park has done no work within the
public right-of-way since he started in 2009. The condition is in substantial compliance.
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.
No action.
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
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development standards of the City's Municipal Code, including but not limited to height,
setback and lot coverage standards.
As previously stated, the 8 foot structure setback in Area 11, the 16 -foot setback for
ground burials in the northwest corner, and the five foot setback for above ground
structures on the west property line are not in compliance.
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.
No action by Applicant.
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.
No complaints on file. The condition is in substantial compliance.
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SUMMARY
• The 2007 Revised Green Hills Master Plan does substantially conform to the
Planning Commission's conditions of approval.
• The mausoleum structure in Areal 11 has been built per plans approved by
the project planner and building official.
• The mausoleum structure in Area 11 is not located in the Planning
Commission's approved location as a variance was not approved for a
setback reduction. The location is currently in violation of the RPVMC
17.28.040 as the required setback is 40 feet from the property line.
• The ground burial interments in the northwest corner are within the 16 foot
setback, and as such are not in compliance with the Planning Commission's
approval.
• The above ground structures found along the west property line are within the
5 foot setback, and as such are not in compliance with the Planning
Commission's approval.
III. DOCUMENTS FOR REVIEW:
a. Peer Review Description. City
b. Building Permit for Memorial Terrace Mausoleum dated, 02/16/12
c. Building Plans for the Memorial Terrace Mausoleum signed by the planner
and building official
d. Elevation Certificates signed and dated by a licensed surveyor
e. Planning Application — Green Hills Memorial Cemetery
f. 1991 Staff Report and Resolution for CUP No. 155 and VAR No. 262 —
Adoption of Green Hills Master Plan
g. 2007 Staff Report, Environmental Document and Resolutions for
Adopting Revised Green Hills Master Plan
h. All Planning documents for 27501 Western Avenue - Green Hills
Memorial Cemetery from the 1980s to present
According to City correspondence, these documents constitute the whole of the permit
record for this property.
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