RPVCCA_CC_SR_2012_04_17_01_Marymount_College_Parking_Lot_Expansion_ProjectRANCHO PALOS VERDES
Date:
Subject:
PUBLIC HEARING
April 17,2012
Marymount College -Parking Lot Expansion Project (Minor Modification
to Planning Case No.ZON2003-00317)
.
Subject Property:30800 Palos Verdes Drive East
1.Declare the Hearing Open:Mayor Misetich
2.Report of Notice Given:City Clerk Morreale
3.Staff Report &Recommendation:Deputy Community Development Director Mihranian
4.Public Testimony:
Appellants:None
Applicant:Marymount College
5.Council Questions:
6.Rebuttal:
7.Declare Hearing Closed:Mayor Misetich
8.Council Deliberation:
9.Council Action:
1-1
CITY OF
MEMORANDUM
RANCHO PALOS VERDES
TO:
FROM:
DATE:
SUBJECT:
REVIEWED:
Project Manager:
HONORABLE MAYOR &CITY COUNCIL MEMBERS
JOEL ROJAS,AICP,COMMUNIt(qEyELOPMENT
DIRECTOR UV
APRIL 17,2012
MARYMOUNT COLLEGE-PARKING LOT EXPANSION
PROJECT (MINOR MODIFICATION TO PLANNING
CASE NO.ZON2003-00317 I 30800 PALOS VERDES
DRIVE EAST)
CAROLYN LEHR,CITY MANAGER c£l-j
Ara Mihranian,AICP,Deputy Community Development Directo~
RECOMMENDATION
Approve the proposed permanent Parking Lot Expansion Project,that provides 463 parking
spaces on-campus,as a minor modification to the 2010 Council approved project.
BACKGROUND
On June 1,2010,the City Council adopted Resolution No.2010-42,approving with
Conditions of Approval,the Marymount College Facilities Expansion Project.The Council's
approval allows the modernization of the campus facilities including the demolition and
construction of new buildings,such as the gymnasium and library buildings;site
improvements consisting of an expanded parking lot to accommodate 463 parking spaces,
a relocated athletic field and tennis courts,and new pedestrian pathways and plazas;and
the operation of a four year degree program.The Council also imposed conditions of
approval regulating the operational aspects of the College,such as limiting the hours of
operation and student enrollment to name a few.
According to Condition No.158,the College is required to implement Parking Management
Strategies,on an annual basis,to the satisfaction of the Community Development Director
and the Director of Public Works to minimize street parking by students and visitors.City
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MARYMOUNT COLLEGE -PARKING LOT EXPANSION PROJECT
APRIL 17,2012
Page 2 of6
Staff monitored the effectiveness of the Parking Management Strategies implemented by
the College for the 2011 fall term with regards to their effectiveness to reduce off-site street
parking.According to the monitoring,Staff observed approximately 70-90 student cars
parked on the local streets during peak periods (10am and 3pm)on a daily basis.
Furthermore,during the same period Staff observed that out of a total of 343 existing
parking spaces 0-5 parking spaces available on campus were not being used by students.
Working in cooperation with the College,City Staff identified Parking Management
Strategies to help minimize the number of observed student cars parked on the local
streets.'
Notwithstanding the additional Parking Management Strategies,Staff continued to observe
approximately 70-90 student cars parked on local streets during weekdays when classes
are being held.As a result,the College was notified that it needed to provide a minimum
of 90 temporary (non-paved)parking spaces on-campus by the first day of spring 2012
classes (January 9,2012)to minimize student and visitor on-street parking (see attached
letter from City Staff dated October 26,2011).In response,the College indicated that in
light of the cost to construct a temporary parking lot to accommodate 90-parking spaces,
the College would prefer to construct a permanent expanded parking lot in advance of the
2012 fall term that would be more consistent with the Council approved site plan (see
attached letter from the College dated December 21,2011).After consulting with the City
Manager and the City Attorney,the Community Development Director accepted the
College's offer to construct a more permanent expanded parking lot.
On March 16,2012,the College submitted project plans for the Parking Lot Expansion
Project.In response to Staff concerns with the initial proposed project plans,on April 10,
2012,the College submitted revised project plans (see attachment).The proposed parking
lot expansion is not exactly the same as the Council approved parking lot but it is proposed
in the same general previously-approved location.Condition No.8 of the Marymount
College Conditional Use Permit (CUP)allows minor modifications to the approved plans
provided that the modifications achieve substantially the same result as would strict
compliance with such plans.Pursuant to Section 17.78.050(A)(4)of the Rancho Palos
Verdes Municipal Code (RPVMC),the Council is being asked to approve the expanded
parking lot as 'a minor project modification because it's similar in scope to the original
parking lot location and achieves substantially the same result.
DISCUSSION
Project Description
In order to minimize student parking on public streets,the College seeks to expand the
current on-campus parking lot by providing additional parking spaces for a total of 463
parking spaces as required by Condition No.158.This is achieved by adding 109 parking
spaces to the existing parking lot and restriping a portion of the existing parking lot,
adjacent to the former preschool building,to accommodate 13 additional parking spaces
and adding 10 parking spaces adjacent to the Administration Building.In order to
accommodate the parking lot expansion,approximately 7,930 cubic yards of earth
movement (combined cut and fill)is proposed along with necessary drainage
improvements,parking lot lighting,and landscaping (see attachment).
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MARYMOUNT COLLEGE -PARKING LOT EXPANSION PROJECT
APRIL 17,2012
PAGE 3
The expanded parking lot is proposed to be constructed this summer in the area of the
existing athletic filed,which is in the same general location of the parking lot approved by
the City Council in 2010.The proposed parking lot will be accessed from the existing
parking lot at the southern portion of the campus via a 26-foot wide access driveway.The
proposed parking lot will serve staff and faculty and will have a gate,controlling access by
a keypad.The drainage from the parking lot and surrounding landscape areas will be
collected using catch basins with filter systems (for water quality treatment purposes)and
piped to a detention basin at the western portion of the campus.Water run-off contained in
the detention basin will be released into the existing City storm drain system at current
levels.The proposed parking lot will be illuminated using bollard lighting (not to exceed 42-
inches in height)around the perimeter of the parking lot and the driveway access road and
light standards (not to exceed 10-feet in height)for the interior of the parking lot.All
proposed·lighting,as depicted on the project plans,is night compliant so that the lighting is
down-cast and shielded to prevent spill-over onto neighboring properties and the night sky.
Furthermore,the perimeter bollard light fixtures are shielded from down casting light onto
the southern slopes.Landscaping is proposed to screen the parking lot and driveway
access road from neighboring properties and the properties to the south consistent with the
approved conditions of approval.
Minor Modification
The applicant is proposing that the expanded parking lot be approved as a "minor
modification"to the City Council approved project.Condition No.8 of the Marymount
College CUP allows minor modifications to the approved plans provided that the
modifications achieve substantially the same result as would strict compliance with such
plans.Further,Section 17.78.050(A)(4)of the RPVMC allows the City Council to approve
minor project modifications.Approving a proposed project change as a "minor
modification"instead of a CUP revision means that the only issue that will be discussed is
the proposed revision to the parking lot,and the existing approved CUP will not be opened
up as part of this approval process.
Staff has reviewed the proposed parking lot expansion and believes that the project
qualifies as a "minor modification"to the approved plans which achieves substantially the
same result as would strict compliance with the approved plans as defined in Condition No.
8 for the follOWing reasons:
•The Project provides a total of 463 parking spaces as required per Condition No.
158.
•The proposed location and layout of the expanded parking lot is generally
consistent with the location and layout of the Council approved parking lot.
•The quantity of earth movement (grading)required to accommodate the
construction of the parking lot is within the grading quantities originally approved by
the City Council.
•The proposed parking lot and pathway lighting complies with the intent of the
Council-adopted Conditions of Approval.
•The project related drainage is proposed to be conveyed to a detention basin and
released into the City's storm drain system at pre-development flow rates similarto
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MARYMOUNT COLLEGE -PARKING LOT EXPANSION PROJECT
APRIL 17,2012
PAGE 4
the drainage system conceptually approved by the City Council.
•The project related drainage pollutants will be treated per State laws and the
Council adopted Conditions of Approval.
•The expanded parking lot,utilizing landscaping,will be screened from neighboring
views and downslope properties as required by the Council-adopted Conditions of
Approval.
Therefore,for the foregoing reasons,Staff recommends that the City Council approve the
proposed Parking Lot Expansion Project as a minor modification.As indicated by the
College,construction of the additional parking spaces that result in a total of 463 on-
campus parking spaces is expected to be completed by the commencement of the 2012
fall term.As such,Staff anticipates adding a condition as part of the College requested
CUP time extension request that requires the expanded parking lot be constructed by the
2012 fall 'term,and if not,then the maximum student enrollment cap condition will be
amended to correspond to the number of existing on-campus parking spaces.
ADDITIONAL INFORMATION
Compliance with CUP Conditions of Approval
The City Council-approved Marymount College Facilities Expansion Project includes 180
Conditions of Approval.The majority of the conditions include timing triggers for condition
compliance,such as "prior to issuance of any grading permit"or "prior to issuance of any
building permits."At its August 2,2011 meeting,under the Interpretation Process,the City
Council determined the conditions that are either related to campus operations,which
apply now,or are related to construction and apply only when the related construction
component is initiated.
Based on Staff's review of the conditions with the City Attorney,it was determined that
approximately 85 of the conditions are triggered for the proposed Parking Lot Expansion
Project.The conditions that Staff believes are triggered are listed below.The listed
conditions correspond to the attached conditions of approval that are grouped by headings
relating to the scope of work (see attachment):
o General Conditions Nos.3-12,15,16,and 18
o General Construction Conditions Nos.20-25,28-38
o Indemnification/Insurance Nos.43-45
o Project Description No.51 (as-built grading)
o Construction Phasing Nos.60a
o Grading Nos.67-80,82, 83,85-90,92,and 93
o Utilities No.103
o Hydrology and Water Quality Nos.108-122
o Operational No.131
o Noise/Mechanical No.150
o Lighting Nos.151-153,and 156
o Parking Nos.157-161,and 163
o Landscaping Nos.164-167,170 and 171
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MARYMOUNT COLLEGE -PARKING LOT EXPANSION PROJECT
APRIL 17,2012
PAGES
City Staff and the College's representatives reviewed the above listed conditions of
approval and are in agreement with the conditions that are triggered for this project.Since
these conditions are generally triggered prior to the issuance of any grading permit,the
City's Building Official will not issue the grading permit to commence construction on the
expanded parking lot until the College has demonstrated compliance with all of these
conditions.This includes,to name a few,posting certain bonds or forms of security,the
City's review of project-related geology and hydrology reports,and the approval of a
Construction Management Plan.This project also triggers compliance with certain
Mitigation Measures adopted as part of the project's certified EIR,such as the Biology
mitigation measures (B10-1 and BI0-3)prior to issuance of any grading permit.
It should be noted that the City's Geologist and Engineer conceptually approved the
project,based on reports submitted to the City during the public hearing process.
Notwithstanding,as indicated above,the conditions of approval require final approvals be
obtained by the City Geologist and Engineer,among others,during the plan check process
in Building and Safety prior to the issuance of grading permits.At this time,the City
Geologist and Water Quality Consultant have begun their review of the proposed Parking
Lot Expansion Project for condition compliance.
Upgrading of Existing Campus Utilities
On March 7,2012,Marymount College submitted to the Building and Safety Division a
Utility Improvement Plan to upgrade the existing on-campus utilities.The Utility
Improvement Plan is to initiate the Plan Check process for the eventual permit issuance to
install upgraded gas and electric lines throughout the campus.The upgraded gas and
electric lines are proposed to be placed underground with the exception of the main
electrical service yard (located behind the existing office and student union buildings)and
the transformers adjacent to the existing buildings.Pursuant to the Conditions of Approval,
the above ground transformers are required to be screened from the public right-of-way
and neighboring properties.Permit issuance is anticipated to occur within the next few
weeks with construction commencing this summer after the spring term ends.
Update on the Construction Phase 1 Time Limits
Condition No.60 sets parameters for each of the three construction phases of the Facilities
Expansion Project including time limits.Accordingly,Phase 1 (which includes construction
of an expanded parking lot)is set to expire on September 30,2012,unless a time
extension is approved by the City Council.On April 11 ,2012,the College submitted a time
extension request.As described in Condition No.60,the time extension request is to be
considered by the City Council at a duly noticed public hearing.Staff anticipates bringing
the time extension request to the City Council in late spring or early summer 2012.
Public Notification of Tonight's Meeting
On March 29,2012,a public notice announcing the Council's review of the Parking Lot
Expansion project was sent to property owners within a SOO-foot radius,all interested
parties,and published in the Peninsula News.Furthermore,the City's website,under the
Marymount College homepage,was updated to include information regarding tonight's
1-6
MARYMOUNT COLLEGE -PARKING LOT EXPANSION PROJECT
APRIL 17,2012
PAGE 6
meeting and a list-serve message was sent to Marymount College subscribers.It should
also be noted that the project plans for the Parking Lot Expansion Project were posted on
the City's website on March 23,2012 (updated plans were posted on April 10,2012)and a
list-serve message was sent announcing the availability of the plans.
In response to the public notification,the City received two public comment letters (see
attachment)expressing concerns with the proposed parking lot expansion project as it
relates to potential impacts to neighboring properties and processing this project as a minor
modification to the Council-approved project.As indicated in this report,Staff is of the
opinion that the proposed parking lot expansion project substantially complies with the
Council-approved parking lot.Moreover,the parking lot expansion project is subject to the
Council-adopted Conditions of Approval and Mitigation Measures that were designed to
minimize impacts to neighboring properties.
CONCLUSION
Based on the foregoing discussion,Staff recommends that the City Council approve the
proposed Parking Lot Expansion Project,that provides 463 parking spaces on-campus as
a minor modification to the June 2010 Council-approved project.
ALTERNATIVES
Pursuant to Section 17.78.050(A)(4)of the RPVMC,the City Council could find that the
proposed Parking Lot Expansion Project is not a minor modification to the 2010 Council
approved-project and that requires the processing of a revision to the Conditional Use
Permit.In that case,a future public hearing would be scheduled to consider a revision to
the Conditional Use Permit.
ATTACHMENTS
•Parking Lot Expansion Project Plans
•Project Narrative
•Conditions of Approval
•City Staff Letter dated October 26,2011
•College Letter dated December 21,2011
•Public Comments Letters
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PLANTING PLAN ~
SCALE '":20'-0'0 5 10 20 40
1
-
1
4
Project Narrative
1-15
MARYMOUNT COLLEGE PARKING LOT IMPROVEMENT PLAN
Condition No.158 of Revision "E"to Marymount College's Conditional Use Permit (CUP)
approved by the City Council in June 2010 required Marymount to construct and maintain no fewer than
463 on-site parking spaces by September 30,2012.Marymount has submitted plans to construct the
new parking areas needed to provide the 463 parking spaces required under the CUP.The added
parking is located and designed in a manner consistent with the Campus Master Site Plan that was also
approved in 2010.
The proposed new "Staff/Faculty Parking Lot"located on the southeast corner of the campus,
represents a portion of the parking area shown on the Approved Campus Master Site Plan and
constitut~s the addition of 109 parking spaces.Access to the parking lot will be provided from the west
side of the campus along its southern border.The 26 foot wide access road is identical in width although
the location is slightly further north than the fire access road in the approved Campus Master Site Plan.
The redesigned access road will not require retaining walls,which was a design aspect of the approved
plan.The roadway will be illuminated for both vehicular and pedestrian traffic.The lighting located on the
south side of the access road is by low directional fixtures that will illuminate the driving and walking
surface while minimizing light spill to the landscape below.Consistent with Condition No.160,the College
is proposing to place a gate at the entrance to the access road so that the proposed lot may be reserved
for faculty and staff,and will be accessible through an electronic gate operated by keyed access cards.
Faculty and staff parking will also continue to be provided at the circular parking area adjacent to the
Auditorium.
Design features consistent with the approved Campus Master Site Plan for the new Staff/Faculty
Parking Lot include a paved walk to access the parking lot and proposed rose garden,and landscaping
designed to screen the parking area from neighboring properties as well as from Palos Verdes Drive East
below.The parking lot lighting maintains a maximum height fixture of 10 feet for the interior of the parking
lot with the parking lot perimeter utilizing low directional lighting fixtures to address minimal spill and glare
beyond the boundaries of the parking area.No lighting is proposed for the paved walk leading to the rose
garden,or in the rose garden itself.
Drainage for this new parking area is designed to filter runoff utilizing underground impermeable
bio-filtration units located at the north end of the parking lot.A new storm drain,consistent with the CUP,
is proposed to carry all storm water runoff to an outlet located at the existing detention basin.The existing
detention basin will be lined,but will not receive runoff at rates that exceed existing conditions.This will
be achieved by introducing an independent storm drain to convey existing off site storm water from Palos
Verdes Drive East that currently flows through campus.This off-site run-on will be diverted to tie directly
into an existing City of Rancho Palos Verdes 36"diameter storm drain downstream of the detention basin.
LA #4844-2009-8319 v2
1-16
This will increase the capacity of the existing on-site detention basin for on-site storm water management.
The design of this system will be validated with a hydrology and hydraulics report.
The proposed reconfigured "West Parking Lot"and reconfigured "Visitor/Student Parking Lot"
provide 13 and 8 additional parking spaces respectively,bringing the total parking spaces provided on the
campus to 463.These parking lots utilize the existing areas of paved parking and landscaping,which are
reconfigured and redesigned to provide the,additional spaces.The parking lot lighting will maintain a
maximum fixture height of 10 feet.Concrete paved walks and re-Iandscaped areas adjacent to the
parking areas and at drive aisles will be a part of the proposed improvements.
Grading for these proposed parking improvements will be balanced as proposed in the approved
Campus Master Site Plan.
LA #4844-2009-8319 v2
1-17
Cond,itions of Approval
1-18
RESOLUTiON NO.2010-42 -EXHIBIT "A"
MARYMOUNT COLLEGE
CONDITIONS OF APPROVAL
ZON2003-00317 (Conditional Use Permit No.9 Revision 'E',
Grading Permit,Variance,and Minor Exception Permit)
GENERAL CONDITIONS
1)The approvals granted by this Resolution shall not become effective until the
applicant submits a written affidavit that the applicant has read,understands and
accepts all conditions of approval contained herein.Said affidavit shall be
submitted to the City no later than ninety (90)days from the date of approval of
the project by the City Council.If the applicant fails to submit the written affidavit
required by this condition within the required 90 days,this resolution approving
planning case number ZON2003-00317 (Conditional Use Permit No.9 Revision
'E,'Grading Permit,Variance and Minor Exception Permit)shall be null and void
and of no further effect.
2)In accordance with the provisions of Fish and Game Code §711.4 and Title 14,
California Code of Regulations,§753.5,the applicant shall pay all applicable
filing fees,payable to the County of Los Angeles,for the Fish and Game
Environmental Filing Fee,including posting fees.This check shall be submitted
to the City within five (5)business days of final approval of this project.If
required,the applicant shall also pay any fine imposed by the Department of Fish
and Game.
3)Each and every mitigation measure contained in the Mitigation Monitoring
Program attached as Exhibit "C"of Resolution No.2010-41 is hereby
incorporated into the Conditions of Approval,as Exhibit "8",for planning case
number ZON2003-00317 (Conditional Use Permit No.9 Revision 'E,'Grading
Permit,Variance,and Minor Exception Permit).
4)The applicant shall fully implement and continue for as long as a college is
operated on the subject property the Mitigation Monitoring Program and execute
all mitigation measures as identified and set forth in the Final Environmental
Impact Report for the project as certified in Resolution No.2010-41.
5)Marymount College shall be responsible for implementing and ensuring
compliance with all of the Conditions of Approval stated herein.Accordingly,as
used herein,the term "applicant"shall mean Marymount College including
operators of educational and recreational programs affiliated with Marymount
College and the property upon which the Marymount College is located.
1-19
6)The project development shall conform to the specific standards contained in
these Conditions of Approval or,if not addressed herein,shall conform to the
appropriate development and operational standards of the Rancho Palos Verdes
Municipal Code ("RPVMC").
7)The project,including site layout,the building and appurtenances,and signage
throughout the site,must be constructed and maintained in substantial
compliance with the plans reviewed and approved by the City Council,on March
31,2010 and May 4,2010 (Athletic Field Alternative D-2),and stamped
APPROVED by the City with the effective date of the Notice of Decision.Prior to
any submittal to Building and Safety,the applicant shall submit to the Community
Development Director a complete set of the revised plans (such as,but not
limited to,architectural,grading,landscaping,and lighting plans)that reflect the
Council's final decision.
8)The Community Development Director shall be authorized to approve minor
modifications to the approved plans or any of the conditions if such modifications
achieve substantially the same result as would strict compliance with such plans
and conditions.Otherwise,all other modifications shall be subject to review and
approval by the City Council as a revision to this conditional use permit at a duly
noticed public hearing.
9)Failure to comply with all of the Conditions of Approval will be grounds to revoke
the approval of the project pursuant to the revocation procedures contained in
RPVMC section 17.86.060.
10)These conditions are organized by topic type for ease of reference.Regardless
of such organization,each condition is universally applicable to the entire project
site,unless a condition clearly indicates otherwise.The conditions shall be
applicable as long as a college is operated on the property,unless otherwise
stated herein.
11)In the event that a Condition of Approval is in conflict or is inconsistent with any
Mitigation Measure for this project,the more restrictive shall govern.
12)All applicable permits required by the City's Building and Safety Division shall be
obtained by the applicant prior to the commencement of any construction
activities associated with this approval.
13)If applicable,prior to issuance of any certificate of occupancy,the applicant shall
pay the City's Environmental Excise Tax in accordance with the Rancho Palos
Verdes Municipal Code (RPVMC).
Resolution No.2010-42
Exhibit A
Page 2 of39
1-20
14)If applicable,prior to issuance of any Certificate of Occupancy the applicant shall
comply with the Affordable Housing requirements of the RPVMC.
15)If applicable,the applicant shall comply with all applicable provisions of the City's
Transportation Demand Management and Trip Reduction Ordinance as set forth
in RPVMC section 10.28.
16)The applicant shall be required to pay 110%of the estimated amount of the cost
of services to be provided on behalf of the City by any outside consultants that
have been retained by the City to render services specifically in connection with
this project,in the form of a trust deposit account,prior to commencement of
such services (e.g.City Engineer,City Attorney,geotechnical consultants,
li>iologist,landscape architect,City Arborist,noise consultant,environmental
consultants,recycling consultants,etc.).The College shall adequately fund said
trust deposit accounts prior to the commencement of services,in amounts
reasonably requested by the City,based upon an estimate of the cost of services
for the period of at least 90 days for which services are rendered.In addition,the
trust deposits shall be replenished within two weeks of receipt of notice from the
City that additional funds are needed.
17)All costs associated with plan check reviews and site inspections for the
Department of Public Works shall be incurred by the applicant through the
establishment of a trust deposit with the Director of Public Works at the time of
plan check submittal or site inspection request.
18)No later than six (6)months after the completion of each of the three
Construction Phases described herein,the City Council shall review these
Conditions of Approval at a duly noticed public hearing.As part of said review,
the City Council shall assess the applicant's compliance with the Conditions of
Approval and the adequacy of the conditions imposed.At that time,the City
Council may add,delete or modify any Conditions of Approval as evidence
presented at the hearing demonstrates are necessary and appropriate to address
impacts resulting from operation of the project.Such modifications shall not
result in substantial changes to the design of the project structures.Notice of
such review hearing shall be published and provided to owners of property within
a 500'radius of the site,to persons requesting notice,to all affected homeowners
associations,and to the property owner in accordance the RPVMC.As part of
the review,the City Council shall consider such items,including,but not limited
to,the effectiveness of the parking conditions,on-site circulation patterns,
lighting,landscaping,noise,hours of operation,the operation of outdoor events,
the operation and effectiveness of the retractable net,the use of the athletic field
and tennis courts,and the use of the outdoor poqL The City Council may also
consider other concerns raised by the public in response to the public notice of
Resolution No.2010-42
Exhibit A
Page 3 of 39
1-21
the review hearing.The City Council may require such subsequent additional
reviews,as deemed appropriate.This provision shall not be construed as a
limitation on the City's ability to enforce any provision of the RPVMC regarding
this project.
In addition to the three 6-month reviews required above,no later than 18 months
after the completion of Construction Phase III,as described herein,the City
Council shall review these 'Conditions of Approval and the operations of the
College at a duly noticed public hearing.As part of said review,the City Council
shall assess the applicant's compliance with the Conditions of Approval and the
adequacy of all the conditions imposed similar to the 6 month reviews such as,
but not limited to,the effectiveness of the parking conditions,on-site circulation
patterns,lighting,landscaping,noise,hours of operation,the operation of outdoor
events,the operation and effectiveness of the retractable net,the use of the
athletic field and tennis courts,and the use of the outdoor pool.At that time,the
City Council may add,delete or modify any Conditions of Approval if evidence
presented at the hearing demonstrates that new or modified conditions are
necessary and appropriate to address impacts resulting from operation of the
project.
The Campus Landscape Maintenance Plan shall also be subject to a three (3)
month review as stated in Condition No.170.
19)This approval authorizes the construction of a Facilities Expansion Plan
(Facilities Plan)for Marymount College located at 30800 Palos Verdes Drive
East,including the athletic field and tennis courts depicted in Alternative D-2 of
Appendix D of the Final EIR.The approval does not include or allow the
construction of Residence Hall buildings included in the applicant's original
submittal.Any significant changes to the characteristics of the development,
including,but not limited to,the introduction of new uses or buildings,the site
configuration,the size or operation of the facilities,or other ancillary uses shall
require an application for revision to this Conditional Use Permit pursuant to the
provisions stated in the RPVMC.At that time,the City Council may direct that
the Planning Commission consider the proposed application,or it may deny the
proposed application,or it may approve the proposed application and impose
such conditions,as it deems necessary upon the proposed use resulting from
operations of the project.Further,the City Council may consider all issues
relevant to the proposed change of use.
GENERAL CONSTRUCTION CONDITIONS
20)Temporary construction fencing shall be installed in accordance with the
RPVMC.Prior to the issuance of any grading or 'building permit,the applicant
Resolution No.2010-42
Exhibit A
Page 4 of 39
1-22
shall submit a Temporary Construction Fence Plan,as part of the Construction
Management Plan,that identifies items including,but not limited to,the type,the
location and the time duration of construction fencing to be installed to address
health and safety issues that are related to grading or other construction
activities.
21)All on-site construction and grading activities shall be limited to the hours
between 7:00 a.m.and 7:00 p.m.Monday through Saturday.No construction
shall occur on Sundays or Federal holidays as set forth in RPVMC unless a
special construction permit,allowing construction work on Sundays or Federal
holidays between the hours of 7:00 am and 7:00 pm,is first obtained from the
Community Development Director at least 48-hours in advance of construction
work.Any deviation from this Condition shall require an amendment to these
Conditions of Approval and the approval of a Variance Permit.
22)The construction site and adjacent public and private properties and streets shall
be kept free of all loose materials in excess of the material used for immediate
construction purposes.Such excess material includes,but is not limited to,the
accumulation of debris,garbage,lumber,scrap metal,concrete asphalt,salvage
materials,abandoned or discarded furniture,appliances,or fixtures.
23)No overnight parking or storage of vehicles associated with construction shall be
permitted in the public right-of-way during construction.
24)Prior to issuance of any grading permit,the applicant shall submit final
geotechnical and soils reports to the City for review and approval by the Building
Official and the City's Geotechnical Consultant.All conditions specified in the
approved geotechnical and soils reports will be incorporated into the project.
25)The applicant shall prepare a notice to all property owners within a 500-foot
radius of the project site at least 30-days prior to the commencement of each
phase of construction.Such notice shall be sent by the City,at the expense of
the applicant,and shall include a contact (name,telephone number,and e-mail
address)in the event complaints need to be filed.A similar notice shall be visibly
posted from the right-of-way (PVDE)at the entrance to the campus.The size,
exact location,and content of such notice shall be reviewed and approved by the
Director at least 30-days prior to installation.
26)Prior to issuance of the Final Certificate of Occupancy for Phase Three,the
applicant shall provide a detailed as-built Classroom Student Seat Plan.Such
Plan shall substantially comply with the student seats depicted in Exhibit 4 of
Appendix A of the Final EIR and shall not exceep a maximum of 655 student
seats.An increase to the maximum number of student seats permitted herein
Resolution No.2010-42
Exhibit A
Page 50f39
1-23
shall be subject to review and approval by the City Council,at a duly noticed
public hearing,and shall hot result in new impacts or the intensification of
impacts identified in the Final EIR,including but not limited to traffic,parking and
noise.
27)Construction and grading activities within the public right-of-way shall be limited
to the days and hours approved by the Director of Public Works at the time of
permit issuance.
28)No on-site repair,maintenance,delivery of equipment and materials or vehicle
idling shall occur before 7:00 a.m.or after 7:00 p.m.Monday through Saturday,
nor on any Sunday or Federal holiday,unless otherwise specified in these
Conditions of Approval or a Special Construction Permit is obtained from the
City.Emergency repairs are exempt from this condition.
29)All construction activity shall not extend beyond the phasing plan identified in the
Certified Environmental Impact Report described in Resolution No.2010-41 and
actual physical construction shall not exceed a total of three years during the
eight year phased schedule,as described in Condition No.60.Any significant
changes to the construction activity schedule shall be reviewed and approved by
the Community Development Director.
30)Prior to the issuance of any grading permits,the applicant shall submit to the
Director of Public Works,for review and approval,a Construction Management
Plan.Said Plan shall include,but not be limited to,the proposed routes to and
from the project site for all deliveries of equipment,materials,and supplies,and
shall set forth the parking plan for construction employees,the installation of
traffic control signs at and around the project site,hours of arrival and departure
for construction workers,sound abatement measures,and street maintenance
(street cleaning and repairs).All construction related parking must be
accommodated on-site.No on-street construction related parking shall be
permitted.The queuing and idling of construction worker vehicles and
construction vehicles/equipment shall be prohibited on-site and on City streets.
Furthermore,the applicant shall prepare and submit a Haul Plan to the Public
Works Department for review and approval prior to issuance of grading permits.
31)The applicant shall be responsible for repairs to any public streets that may be
damaged as a result of development of the project as required by the Director of
Public Works.
32)Prior to issuance of any grading or building permit for each construction phase
described in these Conditions of Approval,the C!pplicant shall film the public
roads that will be used for construction traffic to and from the project site,as
Resolution No.2010-42
Exhibit A
Page 60f39
1-24
described in the City approved Construction Management Plan,to document the
pre-construction road condition.Said film,in either a DVD or CD format,shall be
submitted to the Director of Public Works and shall be used to document any
roadway damage that may be associated with project construction.
33)Prior to the issuance of any grading or building permit,the applicant shall submit
security,in a form reasonably acceptable to the City,to cover any damage to
existing public roadways caused by project construction.The amount of such
security shall be determined by the Director of Public Works and shall not be
released until all construction related activities have been completed and after
final inspections by the City's Building Official.
34)Prior to the release of the security to cover any damages to existing public
roadways (see above conditions),the applicant shall repair or replace all curbs,
gutters,and sidewalks that are damaged as a result of project construction,as
determined by the Director of Public Works.
35)All proposed driveways shall be designed in substantially the same alignment as
shown on the approved site plans,subject to final design review and approval by
the Los Angeles County Fire Department and the Director of Public Works.
36)Anyon-site raised and landscaped medians and textured surfaces,including
parking lot planters,shall be approved by the Director of Public Works,and by
the City Geologist in areas adjacent to or within the Building Geologic Setback
Area.
37)Handicapped access ramps shall be installed and or retrofitted in accordance
with the current standards established by the Americans with Disabilities Act.
Access ramps shall be provided at all intersections and driveways.
38)All sidewalks and pathways throughout the project site shall be designed to
comply with the minimum width standards set forth in the most recent California
Disabled Accessibility Guidebook.
39)If excavation is required in any public roadway,the roadway shall be resurfaced
with an asphalt overlay to the adjacent traffic lane line to the satisfaction of the
Director of Public Works.
40)Prior to commencing any excavation or construction within the public rights-of-
way,the applicant shall obtain all necessary permits from the Director of Public
Works.
Resolution No.2010-42
Exhibit A
Page 70f39
1-25
41)The project shall comply with all requirements of the various municipal utilities
and agencies that provide public services to the property.
42)All existing easements shall remain in full force and effect unless expressly
released by the holder of the easement.
INDEMNIFICATION/INSURANCE
43)The owner of the property upon which the project is located shall hold harmless
and indemnify and past,present and future City,members of its City Council,
boards,committees,commissions,officers,employees,servants,attorneys,
volunteers,and agents serving as independent contractors in the role of city or
agency officials,(collectively,"Indemnitees"),from any claim,demand, damage,
liability,loss,cost or expense,including but not limited to death or injury to any
person and injury to any property ("Loss"),resulting from willful misconduct,
negligent acts,errors or omissions of the owner,the applicant,the project
operator,or any of their respective officers,employees,or agents,arising or
claimed to arise,directly or indirectly,in whole or in part,out of,in connection
with,resulting from,or related to the construction or the operation of the project
approved by this resolution including but not limited to the operation and use of
the athletic field.The obligation to indemnify the Indemnitees shall not include
any loss caused by the sole negligence or willful misconduct of the Indemnitees.
44)The applicant shall defend,indemnify and hold harmless the City and its
and past,present and future agents,officers,commissions,boards,committees
and employees from any claim,action or proceeding against the City or such
agents, officers,commissions,boards,committee or employees,to attack,set
aside,void or annul this resolution or one or more of the approvals set forth in
Resolution 2010-41 brought by one or more third parties.Alternatively,at the
City's election,the City may choose to defend itself from any claim,action or
proceeding to attack,set aside,void or annul this resolution or one or more of the
approvals set forth in this resolution with counsel of its choosing,in which case,
the applicant shall reimburse the City for all of its costs,including attorney fees,
arising from such claim,action or proceeding.The obligations set forth in this
condition include the obligation to indemnify or reimburse the City for any
attorney fees or monetary judgments that the City becomes obligated to pay as a
result of any claim,action or proceeding within the scope of this condition.
The City shall promptly notify the applicant of any claim,action or proceeding
within the scope of this condition and the City shall cooperate in the defense of
any such claim or action.
Resolution No.2010-42
Exhibit A
Page 80f39
1-26
45)The applicant shall procure and maintain in full force and effect during the
operation of the College primary general liability insurance in conjunction with
umbrella coverage,which is applicable to,and provides coverage in an amount
of at least $5 million dollars,which amount shall be increased on each fifth
anniversary of the issuance of the first certificate of occupancy for any structure
authorized by this approval to reflect increases in the consumer price index for
the Los Angeles County area.Such insurance shall insure against claims for
injuries to persons or damages to property that may arise from or in connection
with the operation of the athletic field at the College as authorized by the
conditional use permit as amended by this approval.Such insurance shall name
the City and the members of its City Council,boards,committees,commissions,
officers,employees,servants,attorneys,volunteers and agents serving as its
independent contractors in the role of City officials,as additional insureds.Said
insurance,shall be issued by an insurer that is admitted to do business in the
State of California with a Best's rating of at least A-VII or a rating of at least A by
Standard &Poor's,and shall comply with all of the following requirements:
(a)
(b)
(c)
(d)
(e)
(f)
The coverage shall contain no limitations on the scope of protection
afforded to City,its officers,officials,employees,volunteers or agents
serving as independent contractors in the role of city or agency officials
which are not also limitations applicable to the named insured.
For any claims related to the operation of the athletic field,including
balls that may enter the public road right-of-way,applicant's insurance
coverage shall be primary insurance as respects City,members of its
City Council,boards,committees,commissions,officers,employees,
attorneys,volunteers and agents serving as independent contractors in
the role of city or agency officials.
The limits of applicant's insurance shall apply separately to the project
site.
Each insurance policy required by this condition shall be endorsed to
state that coverage shall not be canceled except after 3D-days prior
written notice by first class mail has been given to City.
Each insurance policy required by this condition shall be endorsed to
state that coverage shall not be materially modified except after 5-
business days prior written notice by first class mail has been given to
City.
Each insurance policy required by this condition shall expressly waive
the insurer's right of subrogation against'City and members of its City
Resolution No.2010-42
Exhibit A
Page 9 of 39
1-27
Council,boards and commIssions,officers,employees,servants,
attorneys,volunteers,and agents serving as independent contractors
in the role of city or agency officials.
(g)Copies of the endorsements and certificates required by this condition
shall be provided to the City when the insurance is first obtained and
with each renewal of the policy.
(h)No activities involving field balls at the athletic field shall be
permitted unless such general liability insurance policy is in effect and
on file with the City.
Such insurance shall likewise name the City and the members of its City Council,
boards,committees,commissions,officers,employees,servants,attorneys,
volunteers and agents serving as its independent contractors in the role of City
officials,as additional insureds.Said insurance may,at applicant's option,be in
the form of a separate excess insurance policy and may be issued by a non-
admitted carrier so long as the insurer is authorized to do business in the State of
California with a Best's rating of at least A-VII or a rating of at least A by
Standard &Poor's and shall comply with all of the requirements of this Condition.
PROJECT DESCRIPTION
46)This approval,the Marymount College Facilities Expansion Project,allows for the
expansion of the existing College's facilities (92,268 square feet of floor area)
consisting of the demolition of 18,022 square feet of existing floor area and the
construction of 61,928 square feet of new floor area,including expanding 14,916
square feet of existing buildings,the proposed development would result in a
total of 151,090 square feet of campus floor area,as outlined in the table shown
below:
Resolution No.2010-42
Exhibit A
Page 10 of 39
1-28
26,180 0 0 26,180
8,012 0 1,869 9,881
7,346 0 7,455 14,801
18,158 0 3,492 21,650
9,450 0 2,100 11,550
5,100 0 0 5,100
1,530 1,530 0 0
2,696 2,696 0 0
2,870 2,870 0 0
3,648 3,648 0 0
2,998 2,998 0 0
4,072 4,072 0 0
208 208 0 0
92,268 (18,022)14,916 89,162
26,710 26.710
1,975 1,975
33,243 33,243
61,928 61,928
76,844 151,090
47)A Square Footage Certification prepared by a registered surveyor or engineer
shall be submitted to the Community Development Director,prior to a framing
inspection,indicating that the buildings,as identified in the condition herein,do
not exceed the maximum permitted gross square footages (as measured from
exterior walls).
48)A security/information booth shall be allowed to be constructed at the entry
driveway,as depicted on the site plan approved by the City Council.This
structure shall not exceed 54 square feet and a maximum height of 10-feet,as
measured from the lowest adjacent finished grade (935.50')to the highest roof
ridgeline (945.50').Architectural details,as shown on the project plans reviewed
Resolution No.2010-42
Exhibit A
Page 11 of 39
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and approved by the City Council at its March 31,2010 meeting (plans dated
May 9,2009),shall be allowed to exceed the maximum 10-foot height limit.
49)Building setbacks shall comply with the Institutional zoning requirements,unless
otherwise noted herein.A Setback Certification shall be prepared by a licensed
engineer and submitted to Building and Safety prior to the framing inspection on
each structure or prior to the final inspection of grading activities,whichever
occu rs fi rst.'
50)The approved structures,including additions to existing structures,shall not
exceed the building heights and number of stories described as follows:
:~':?"'~">.•"1"'C:~~:""".".\;~f''.•..•".,....'.•'...•.·...)'d:..
."".::..
Auditorium!Fine Arts 925'942'17-feet OneStudio
Faculty Building 912'940'28-feet Two
Student Union (bookstore
and faculty dining 910'940'30-feet Two
expansion)
Administration!Admissions 926'951'25-feet One
Library Building 912'951'39-feet One
Maintenance Building 913'933'20-feet One
Athletic Building 897.75'930'32.25-feet Two
51)A Building Pad Certification shall be prepared by a licensed engineer and
submitted to Community Development Director and the Building Official prior to
final inspection of grading activities.
A Roof Ridgeline Certification,indicating the maximum height of each building,
shall be prepared by a licensed engineer and submitted to Community
Development Director and the Building Official prior to the final framing
certifications for each building.
52)New or replaced flagpoles shall be permitted at a maximum height of 16-feet,as
measured from adjacent finished grade to the highest point of the flag poles.
BUILDING DESIGN STANDARDS
53)Prior to the submittal of the Athletic Building plans into Plan Check,plans shall be
submitted to the Director of Community Development to demonstrate that the
Resolution No.2010-42
Exhibit A
Page 12 of 39
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portion of the Athletic Building that was allowed by the Planning Commission at
41-feet in height (elevation 938.75')has been reduced in height by a total of 10-
feet from the height of the original Athletic Building so that the maximum roof
ridgeline does not exceed an elevation of 930'.The Community Development
Director shall determine that the revised Athletic Building is designed in
compliance with the City Council's decision at its March 31,2010 meeting.
54)The applicant shall submit an Architectural Materials Board for review and
approval by the Community Development Director prior to issuance of building
permits.The Materials Board shall identify,at a minimum,a sample of the
proposed exterior building materials,roof tile materials,and paint colors for all
new,expanded and modified structures.Such materials shall substantially
eomply with the materials called out on the project plans approved by the City
Council on March 31,2010 including,but not limited to,the use of stone veneer
facades,stained wood trellises,cast-stone caps,stone veneer columns,and
baked enamel aluminum windows with tinted glazing to name a few.
55)All new,expanded or modified buildings,including but not limited to the Athletic
Building,the Library,the Student Union,and the Classroom buildings shall be
finished in a muted earth-tone color,as deemed acceptable by the Community
Development Director based on the review of the Materials Board.
56)The roof materials for all new,expanded or modified buildings with pitched roofs,
including but not limited to the Library,Student Union,Athletic Building as revised
per Condition No.53,and Classrooms,shall be tile,consisting of a muted color,
as deemed acceptable by the Community Development Director based on the
review of the Materials Board.To the extent permitted by the City's Building
Code,the material for all flat roofs shall be a color that is compatible with the
color of the tiles used on the pitched roofs throughout the project,as deemed
acceptable by the Community Development Director.
57)All trash enclosure areas shall be designed with walls six (6)feet in height with
the capability of accommodating recycling bins.The enclosures shall be
consistent with the overall building design theme in color and material,and shall
include self-closing /self-latching gates.The enclosures shall integrate a solid
roof cover to screen the bins from view from all public rights-of-way and
surrounding properties.Trash enclosures shall be prohibited in all setback
areas.
58)Mechanical equipment,vents or ducts shall not be placed on roofs unless
approvals are obtained pursuant to Section 17.48.050 of the RPVMC regarding
building heights and screening from view of ,all public rights-of-way and
surrounding properties.This condition shall apply to all new and expanded
Resolution No.2010-42
Exhibit A
Page 13 of 39
1-31
project buildings,including but not limited to the Athletic Building,Student Union,
and Library Building.
59)The storage of all goods,wares,merchandise,produce,janitorial supplies and
other commodities shall be permanently housed in entirely enclosed structures,
except when in transport.
CONSTRUCTION PHASING
60)This Facilities Expansion Plan approval shall remain valid as set forth below,and
shall be constructed in no more than 3 phases totaling 36 months of actual
construction time over a period not to exceed eight (8)years from the date the
approval becomes final:
a.Phase One (Years 1-2):Phase One includes demolition of existing
buildings,grading including the installation of drainage and water quality
facilities,installation of utilities,the construction of new parking areas,
athletic field,tennis courts,and the installation of temporary modular
buildings to replace demolished facilities and those buildings subject to
future construction.The planning entitlements,including grading and
building permits,for all construction described under Phase One shall
remain valid and the construction thereof shall be completed no later than
September 30th of the year that is two years from the date the decision
becomes final.Approvals for any Phase One components that are not
completed with the two-year period shall lapse and become null and void
unless an extension is granted by the City Council at a duly noticed public
hearing.
b.Phase Two (Years 2-5):Phase Two includes fine grading,the construction
of the new library,maintenance facility,Athletic Building,outdoor pool,and
additions to the faculty building and student union.The planning
entitlements,including building permits,for all construction described
.under Phase Two shall remain valid and the construction thereof shall be
completed no later than five (5)years from the date the decision becomes
final.Approvals for any Phase Two components that are not completed
with the five-year period shall lapse and become null and void unless an
extension is granted by the City Council at a duly noticed public hearing.
c.Phase Three (Years 6 -8):Phase Three includes the construction of the
new fine arts building and an addition to the admissions building.The
planning entitlements,including building permits,for all construction
described under Phase Three shall remain valid and the construction
thereof shall be completed no later than eight years from the date the
decision becomes final.
Resolution No.2010-42
Exhibit A
Page 14 of 39
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d.All project buildings and improvements stated in these Conditions of
Approval shall be completed in a total of three (3)years of construction
activity and Certificates of Occupancy shall be issued within eight (8)
years of the final decision of the project.All elements of the approved
Facilities Plan that are not completed within the time period stated in this
Condition shall require additional review and approval through an
additional revision to Conditional Use Permit No.9 and additional CEQA
review if required.
TEMPORARY MODULAR BUILDINGS
61)The installation and use of temporary modular buildings (consisting of several
modular segments each,as shown on the Phase One phasing site plan prepared
by Rasmussen Associates)shall be permitted until the completion of the
applicable permanent buildings or additions in Phase Two or Phase Three and in
no event longer than eight years from the issuance of the first grading or building
permit for Phase One,unless a revision to this CUP is approved.Upon the
issuance of the certificate of occupancy for the applicable building or addition,the
temporary modular building serving such use shall be removed from the project
site within 30-days and the site restored to a condition deemed acceptable by the
Community Development Director.
62)The permanent use of the temporary modular building shall be prohibited unless
a revision to this CUP is approved.
63)The temporary modular buildings shall not exceed 15-feet in height,as measured
from the lowest adjacent grade to the highest roof ridgeline.
64)The exterior facades for the temporary modular building facades shall be painted
a neutral color to match existing or the new structures and incorporate materials
that are similar to the proposed finish for the permanent buildings (not including
Palos·Verdes Stone or other stone material)as deemed acceptable by the
Community Development Director.
65)The areas adjacent to the temporary modular buildings shall be landscaped to
reasonably screen the buildings from Palos Verdes Drive East and properties to
the south as deemed acceptable by the Community Development Director.
66)A building permit shall be obtained for applicable modular exterior improvements
(e.g.,decks,stairs,facade details,etc.)from the Department of Building and
Safety.
Resolution No.2010-42
Exhibit A
Page 15 of 39
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GRADING
67)The following maximum quantities and depths of grading are approved for the
Facilities Expansion Plan,as shown on the Preliminary Grading Plan received by
the City on March 5,2010 and reviewed and approved by the City Council at its
March 31,2010 meeting:
a.Maximum Total Grading (Cut and Fill):79,155 cubic yards.
b.Maximum Cut:39,255 cubic yards (13,545 cubic yards with 15%
shrinkage ).
c.Maximum Fill:39,900 cubic yards.
d.Maximum Depth of Cut:25 feet.
e.Maximum Depth of Fill:18 feet.
The maximum grading quantities shown above shall constitute total on-site earth
movement,including but not limited to,combined raw cuts and fills (outside and
under building footprints,parking lots,walkways,athletic facilities,etc.)remedial
grading,and buttressed slopes to name a few.
The Community Development Director shall be authorized to allow deviations to
the above grading quantities up to 200 cubic yards over the stated maximum
quantities for unforeseen circumstances or due to conditions encountered in the
field provided that such deviation or modification to the grading quantities
achieve substantially the same results as with the strict compliance with the
grading plan.
Any modifications resulting in additional grading in excess of the above quantities
shall require approval of an amendment to the grading permit by the City Council
at a duly noticed public hearing.This is a balanced grading project.No import or
export of earth shall be permitted,except for fine grading materials,such as
select fill and landscaping soils/materials.
Prior to the final inspection of the precise grading,the applicant shall provide the
Building Official with a certified as-built grading plan prepared and wet-stamped
by a licensed engineer.Additionally,prior to the final inspection,the applicant
shall provide the City with documentation of the location of existing or relocated
bentonite soil material.If applicable,the as-built grading plan shall identify all
revisions to the City Council's approved grading plan.
68)Should the project require removal or delivery of earth,rock or material other
than demolition and construction debris and waste from the site or building
materials,the applicant shall first obtain City appcoval in the form of a revised
Conditional Use Permit and Grading Permit application.Said review shall
Resolution No.2010-42
Exhibit A
Page 16 of 39
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evaluate potential impacts to the surrounding environment associated with such
export or import.If the revised grading impacts results in impacts greater than
those identified in the Certified EIR that cannot be mitigated to an insignificant
level,a Supplemental EIR shall be prepared and reviewed by the City,at the
expense of the applicant.
69)The grading plans shall identify the location of the building geologic setback line.
Limited irrigation shall be allowed within the geologic setback area as reviewed
and approved by the City geologist pursuant to Condition Nos.79 and 171.All
water runoff in this area shall be collected and diverted to the City approved
drainage system for the project.
70)Recommendations made by the City Geologist,the City Engineer,and the
Building and Safety Division during the ongoing review of the project shall be
incorporated into the design and construction of the project.
71)Recommendations made by the project applicant's geologist,as modified by
comments from the City's Geologist,shall be incorporated into the design and
construction of the project.
72)Prior to issuance of any grading permit,the City's Geologist and Building Official
shall review all applicable structural plans or design information and reports as
deemed necessary by the City's Geologist,Building Official,or both,including but
not limited to,geotechnical reports during the Plan Check review process to
ensure that the proposed project will not threaten public health,safety,and
welfare.
73)If applicable,as determined by the City Geologist,prior to the issuance of any
grading permit,a bond,cash deposit,or combination thereof,shall be posted to
cover costs for any geologic hazard abatement in an amount to be determined by
the Director of Public Works.Said security shall be released after all grading
related activities are completed and after the approval of the as-built grading
plans by the Building Official.
74)Prior to issuance of any grading permit or building permit in any phase,the
applicant shall submit to the City a Certificate of Insurance demonstrating that the
applicant or its applicable contractor has obtained a general liability insurance
policy in an amount not less than $5 million dollars per occurrence and in the
aggregate to cover awards for any death,injury,loss or damage,arising out of
the grading or construction of this project.Said insurance policy must be issued
by an insurer that is authorized to do business in the State of California with a
minimum rating of A-VII by Best's Insurance Guid,e or a rating of at least A by
Standard &Poors.Such insurance shall name the City and past,present and
Resolution No.2010-42
Exhibit A
Page 17 of 39
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future the members of its City Council,boards,committees,commiSSions,
officers,employees,servants,attorneys,volunteers and agents serving as its
independent contractors in the role of City officials,as additional insureds.A
copy of this endorsement shall be provided to the City.Said insurance shall be
maintained in effect at all times during actual project construction until the
approval of the Final Certificate of Occupancy for each Phase shall not be
canceled or reduced during the grading or construction work without providing at
least thirty (30)days prior written notice to the City.Further,the insurance shall
remain in place for a minimum period of five (5)years following final inspection
and approval,but only as to the proposed drainage system,including detention
basins.
75)Prior to issuance of any grading permits,a bond,cash deposit,or other City-
approved security,shall be posted to cover the costs of grading in an amount to
be determined by the Director of Public Works.The bond,cash deposit,or other
City-approved security,at a minimum,shall be sufficient to pay for the cost of
restoring the project site to an acceptable condition,as determined by the
Building Official and the Director of Public Works,in the event that the project is
not completed and shall include,but not be limited to,stabilizing and hydro-
seeding all slopes,completing all retaining walls that are required to maintain the
slopes,installing erosion control improvements,and filling in grade depressions
or holes.Said security shall be released after all grading related activities are
completed and after the approval of the as-built grading plans by the Building
Official.
76)Prior to issuance of a grading permit,the applicant shall provide the Community
Development Director a plan that demonstrates how dust generated by grading
activities will be mitigated so as to comply with the South Coast Air Quality
Management District Rule 403 and the City's Municipal Code requirements that
require watering for the control of dust.
77)Prior to the issuance of any grading permit,the applicant shall prepare a plan
indicating,to scale,clear sight triangles,which shall be maintained at the
reconfigured driveway intersection.No objects,signs,fences,walls,vegetation,
or other landscaping shall be allowed within these triangles in excess of thirty
inches in height as measured from the adjacent curb.
78)Prior to the issuance of any grading permit,the following improvements shall be
designed in a manner meeting the approval of the Director of Public Works:1)
all provisions for surface drainage;2)all necessary storm drain facilities,
including the detention basin,extending to a satisfactory point of disposal for the
proper control and disposal of storm runoff;anq 3)all water quality related
Resolution No.2010-42
Exhibit A
Page 18 of 39
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improvements.Where determined necessary by the Director of Public Works,
associated utility easements shall be dedicated to the City.
79)Prior to the issuance of any grading permit,the applicant shall record a restricted
use covenant,to the satisfaction of the City Attorney and the City Geologist,that
prohibits the development of buildings or other structures and improvements
within the designated Building Geologic Setback Area as described in the
applicant's geotechnical reports and as depicted on the site and grading plans.
Limited irrigation in this area shall be permitted pursuant to the approval of the
City's Geologist as stated in these Conditions of approval.Said Building
Geologic Setback Area shall be shown on all future plans.
80)Prior to the issuance of building permits,a Geology and/or Soils Engineer's
report on the expansive properties of soils on all building sites shall be submitted
for review and approval by the City Geologist.As required in Condition No.67,
the applicant shall provide the City with documentation of the on-site location of
bentonite soil material.
81)Prior to the issuance of a building permit,an as-built geological report shall be
submitted for new structures to be founded on bedrock,and an as-built soils and
compaction report shall be submitted for new structures to be founded on fill as
well as for all engineered fill areas.
82)Prior to the issuance of any grading permit,the applicant's project geologist shall
review and approve the final plans and specifications and shall stamp and sign
such plans and specifications.
83)Prior to the issuance of any grading permit,a grading plan review and geologic
report,complete with geologic map,shall be submitted for review and approval
by the City's Geotechnical Engineer.
84)Except as specifically authorized by these approvals,foundations shall be set in
accordance with the RPVMC and shall extend to such a depth as to be
unaffected by any creep-prone surficial soil and/or weathered bedrock.Field
review and certification by the project geologist is required.
85)All grading shall be monitored by a licensed engineering geologist and/or soils
engineer in accordance with the applicable provisions of the RPVMC and the
recommendations of the City Engineer.Written reports,summarizing grading
activities,shall be submitted on a weekly basis to the Director of Public Works
and the Community Development Director.
Resolution No.2010-42
Exhibit A
Page 19 of 39
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86)The project shall comply with all appropriate provisions of the City's Grading
Ordinance,unless otherwise approved in these conditions of approval.
87)Grading activity on-site shall occur in accordance with all applicable City safety
standards.
88)Prior to final grading inspection by Building and Safety,the graded slopes shall
be properly planted and maintained in accordance with the approved Landscape
Plan required in Condition Nos.164 and 165.Plant materials shall generally
include significant low ground cover to impede surface water flows.
89)Prior to final grading inspection by Building and Safety,all manufactured slopes
shall be contour-graded to achieve as natural an appearance as is feasible and
shall be less than 35%.
90)Any water features (fountains,etc.),including the detention basin,shall be lined
to prevent percolation of water into the soil.Designs for all water features shall
be included on the grading plans submitted for review by the City's Building
Official and Geotechnical Engineer prior to the issuance of any grading permits.
91)The proposed swimming pool shall be lined and shall contain a leak detection
system,subject to review and approval by the City's Building Official.
92)The use of on-site rock crushing equipment and raw stone cutting shall be
prohibited.However,cutting and shaping of pre-cut stone veneer,as deemed
acceptable by the Community Development Director,for the final fitting and
installation of said stone veneer on the building and site walls shall be allowed
provided that the stonecutting occurs immediately adjacent to the areas where
the stone veneer is being applied and as far as possible from nearby residences.
The Community Development Director has the authority to limit any stone cutting
that is determined by the Director to adversely impact the neighbors,including
but not limited to restricting the hours of stone cutting,restricting the areas of
stone cutting and/or limiting the number of stone cutting saws and requiring saws
to be located within a structure.
93)Retaining walls shall be limited in height as identified on the grading plans
reviewed and approved by the City Council at its March 31,2010 meeting.Any
retaining walls exceeding the permitted heights shall require the processing of a
revised grading permit for review and approval by the City Council at a duly
noticed public hearing as set forth in the provisions of the Municipal Code.
Resolution No.2010-42
Exhibit A
Page 20 of 39
1-38
UTILITIES
94)Prior to issuance of the final inspection for the project grading,all new utilities
exclusively serving the project site shall be placed underground including cable
television, telephone,electrical,gas and water.All appropriate permits shall be
obtained for any such installation.Cable television,if utilized,shall connect to
the nearest trunk line at the applicant's expense.
95)No above ground utility structure cabinets,pipes,or valves shall be constructed
within the public rights-of-way without prior approval of the Director of Public
Works.If permitted,above ground utility structure cabinets,pipes,or valves shall
not impede on the pedestrian circulation flow.
96)Use of satellite dish antenna(e)or any other antennae shall be controlled by the
provisions set forth in the RPVMC.Centralized antennae shall be used rather
than individual antennae for each building.
97)Prior to issuance of any building or grading permits,the applicant shall prepare
sewer plans in accordance with the Countywide Sewer Maintenance District.
The applicant shall be responsible for the transfer of sewer facilities to the
Countywide Sewer Maintenance District for maintenance.
98) A sewer improvement plan shall be prepared as required by the Director of
Public Works,Building Official,and the County of Los Angeles.
99)Prior to issuance of building or grading permits,the applicant shall submit to the
Director of Public Works,a written statement from the County Sanitation District
accepting any new facility design and/or any system upgrades with regard to
existing trunk line sewers.Said approval shall state all conditions of approval,if
any.
100)Prior to issuance of any final Certificate of Occupancy,if applicable,the applicant
shall dedicate sewer easements to the City,subject to review and approval by
the Community Development Director and the Director of Public Works with
respect to the final locations and requirements of the sewer improvements.
101)Sewer Improvement plans shall be approved by the County of Los Angeles,the
County Sanitation Districts,and the Director of Public Works.
102)A sewer connection fee shall be paid to the County Sanitation Districts of Los
Angeles County prior to the issuance of a permit to -ponnect to the sewer line.
Resolution No.2010-42
Exhibit A
Page 21 of 39
1-39
103)Prior to the construction of any water facilities,the Director of Public Works shall
review and approve the water improvement plan.Any water facilities that cannot
be constructed below ground shall be located on the subject property and
screened from view from any public rights-of-way,to the satisfaction of the
Director of Public Works and the Community Development Director.In addition,
an easement to California Water Service shall be dedicated prior to issuance of
any grading or building perm~ts.
104)The project site shall be served by adequately sized water system facilities that
shall include fire hydrants of the size and type and location as determined by the
Los Angeles County Fire Department.The water mains shall be of sufficient size
to accommodate the total domestic and fire flows required for the development.
Qomestic flow requirements shall be determined by the City Engineer.Fire flow
requirements shall be determined by the Los Angeles County Fire Department
and evidence of approval by the Los Angeles County Fire Department is required
prior to issuance of building permits.
105)Framing of structures shall not begin until after the Los Angeles County Fire
Department has determined that there is adequate fire fighting water and access
available to such structures.
106)The applicant shall file with the Director of Public Works an unqualified "will
serve"statement from the purveyor serving the project site indicating that water
service can be provided to meet the demands of the proposed development.
Said statement shall be dated no more than six months prior to the issuance of
the building permits for the project.Should the applicant receive a qualified "will
serve"statement from the purveyor,the City shall retain the right to require the
applicant to use an alternative water source,subject to the review and approval
of the City,or the City shall determine that the conditions of the project approval
have not been satisfied.
107)Prior to the issuance of building or grading permits,the applicant shall file with
the Director of Public Works,a statement from the purveyor indicating that the
proposed water mains and any other required facilities will be operated by the
purveyor,and that under normal operating conditions the system will meet the
needs of the project.
HYDROLOGY AND WATER QUALITY
108)Prior to issuance of any grading permit,the applicant shall submit an updated
Master Drainage Plan for the College campus and any adjacent tributary area,
including supporting documents,for review and apRroval by the Director of Public
Works,Building Official,and Geologist.The Plan shall demonstrate adequate
Resolution No.2010-42
Exhibit A
Page 22 of 39
1-40
storm protection from the design storm,under existing conditions,as well as after
the construction of future drainage improvements by the City along Palos Verdes
Drive East immediately abutting the project site.The updated Master Drainage
Plan shall also include,but not be limited to,the items listed in the adopted
Mitigation Monitoring and Reporting Program and the following:
•Drop inlets connecting to the proposed storm drain system shall be added
along the eastern edge of the subject site including the eastern parking area.
The added drop inlets shall extend to the rose garden.
•An on-site storm water collection system that is designed to prevent water
run-off flows from entering off-site properties,including properties on Vista del
Mar and the City-owned San Ramon Reserve (Palos Verdes Nature
Preserve)
•Identification of the final size of the detention basin.
•Sheet overflow and ponding shall be eliminated or the floors of buildings with
no openings in the foundation walls shall be elevated to at least twelve inches
above the finished pad grade
•Calculations shall be made according to the latest adopted Los Angeles
County Department of Public Works Drainage Calculation Methodologies.
109)Prior to issuance of any building or grading permits,the applicant shall submit for
review and approval by the Director of Public Works a Storm Water Pollution
Prevention Plan (SWPPP)to ensure compliance with the current California State
Regional Water Quality Control Board (RWQCB)regulations.
110)The irrigation system and area drains proposed shall be reviewed and approved
by the City's Geotechnical Engineer,Building Official and Director of Public
Works.
111)A construction specific drainage report(s)shall be prepared demonstrating that
the grading,in conjunction with the drainage improvements,including applicable
swales,channels,street flows,catch basins,will protect all building pads from
design storms,as approved by the Building Official and the Director of Public
Works.
112)All drainage swales and any other at-grade drainage facilities (detention basin,
etc.),including gunite swales,shall be of an earth tone color,as deemed
appropriate by the Community Development Director.
113)Prior to the issuance of any grading permit,the applicant shall demonstrate to the
satisfaction of the Director of Public Works and City Engineer that the design
storm can be conveyed through the site without Gonveying the water in a pipe
and without severely damaging the integrity of the Standard Urban Stormwater
Resolution No.2010-42
Exhibit A
Page 23 of 39
1-41
Mitigation Plan (SUSMP).If such integrity cannot be demonstrated,the applicant
shall redesign the SUSMP to the satisfaction of the Director of Public Works and
City Engineer,which may require off-site flows to be diverted into a piped system
and carried though the site.
114)Prior to the issuance of any grading permit that proposes to convey off-site
drainage through the subject property,the applicant shall execute an agreement
with the City that is satisfactory to the City Attorney agreeing to defend,indemnify
and hold the City,members of its City Council,boards,committees,
commissions,officers,employees,servants,attorneys,volunteers,and agents
serving as independent contractors in the role of city or agency officials,
(collectively,"Indemnitees")harmless from any damage that may occur to the
subject property or to any improvements,persons or personal property located
on the subject property due to the flow of off-site storm flows that are designed,
as of the date the College's drainage plans are approved by the City,to flow
onto, over,and through the subject property ("Claims").The indemnity
agreement need not (i)obligate the Applicant or its successor or assigns to
defend,indemnify or hold harmless any party other than the Indemnitees,or (ii)
prohibit the Applicant or its successor or assigns from taking any action against
parties other than Indemnitees with respect to the Claims or on any other basis.
115)Prior to the acceptance and final inspection of the storm drain system,all catch
basins and public access points that crosses or abut an open channel shall be
marked with a water quality message in accordance with the SUSMP and
SWPPP.
116)Prior to issuance of any building or grading permit,the applicant shall submit for
approval by the City a SUSMP pursuant to the guidelines in Development
Planning for Storm water Management -A Manual for the Standard Urban
Storm water Mitigation Plan (SUSMP)prepared by Los Angeles County
Department of Public Works 2002 (or most current version).The SUSMP shall
include both structural and non-structural BMPs and shall comply with RWQCB
and applicable National Pollution Discharge Elimination System (NPDES)
permits.The SUSMP shall identify how on-site flows and off-site water flows that
mix with on-site water flows are treated for pollutants prior to leaving the site.
The WQMP shall also include an Integrated Pest Management Plan (IPMP)that
addresses the use of grasscycling and pesticides for the lawn and landscape
areas including the athletic field.
All costs associated with the review,installation and maintenance of the SUSMP
and project related Best Management Practices (BMPs)shall be the
responsibility of the applicant.If the plan requires s;onstruction of improvements,
such plans shall be reviewed and approved by the Director of Public Works.
Resolution No.2010-42
Exhibit A
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117)Prior to issuance of any fincH Certificate of Occupancy,the SUSMP Maintenance
Agreement,outlining the post-construction Best Management Practices,shall be
recorded with the Los Angeles County Recorders Office.
118)Prior to issuance of any building or grading permits,the applicant shall file any
required documents,including the Notice of Intent (NOI),and obtain all required
permits from the California RVVQCB.
119)Prior to issuance of any building or grading permits,the applicant shall submit for
review and approval by the Director of Public Works an Erosion Control Plan.
Said Plan shall be designed in conformance with the City standards and the
requirements of the RWQCB.
120)Prior to issuance of any final Certificate of Occupancy the applicant shall
implement the project in full compliance with the standard urban storm water
mitigation plan adopted by the RWQCB.
121)Prior to the approval of the SUSMP,the City's Geotechnical Engineer shall
review and approve the Plan.In the event the City's Geotechnical Engineer
determines that additional improvements need to be constructed,the applicant
shall revise the Plan accordingly.
122)Marymount College,or subsequent landowners,shall maintain all on-site
drainage facilities,including,but not limited to structures,pipelines,open
channels,detention and desilting basins,mechanical and natural filtering
systems,and monitoring systems.The cost of maintaining these systems shall
be based on costs estimated and developed by the applicant and approved by
the Director of Public Works and the City Engineer.A bond,letter of credit or
other security acceptable to the City shall be provided to secure completion of
such drainage facilities.A bond to cover the cost of their maintenance for a
period of 2 years after completion shall also be provided to the City.
123)Subject to the agreement of Los Angeles County and if applicable,the applicant
shall turn over all eligible drainage facilities to the Los Angeles County Public
Works Department upon completion and acceptance of the facilities by the
County of Los Angeles.
SOURCE REDUCTION AND RECYCLING
124)Prior to issuance of any Certificate of Occupancy,the applicant shall prepare and
submit to the Director of Public Works for review a,nd approval a comprehensive
Integrated Waste Management Plan that addresses source reduction,reuse and
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Exhibit A
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recycling.The Plan shall include a description of the materials that will be
generated,and measures to reduce,reuse and recycle materials,including,but
not limited to,beverage containers,food waste,office and classroom waste.The
Plan shall also incorporate grass cycling,composting,mulching and xeriscaping
in ornamental landscaped areas.It is the City's intention for the project to meet
Local and State required diversion goals in effect at the time of operation.The
specifics of the Plan shall be addressed by the applicant at the time of review by
the Director of Public Works.'
125)Prior to issuance of any building or grading permits,an approved Construction
and Demolition Materials Management Plan (CDMMP or the Plan)shall be
prepared and submitted to the Director of Public Works for approval.The
CDMMP shall include all deconstruction,new construction,and
alterations/additions.The CDMMP shall document how the Applicant will divert
85%of the existing on-site asphalt,base and concrete,through reuse on-site or
processing at an off-site facility for reuse.The Plan shall address the parking
lots,concrete walkways,and other underground concrete structures.The Plan
shall also identify measures to reuse or recycle building materials,including
wood,metal,and concrete block to meet the City's diversion goal requirements
as established by the State Integrated Waste Management Act (AB 939).In no
case shall the Plan propose to recycle less than the State mandated goals as
they may be amended from time to time.
126)Prior to issuance of any Certificate of Occupancy a Construction and Demolition
Materials Disposition Summary (Summary)shall be submitted to the Director of
Public Works upon completion of deconstruction and construction.The
Summary shall indicate actual recycling activities and compliance with the
diversion requirement,based on weight tags or other sufficient documentation.
127)Where possible,the site design shall incorporate for solid waste minimization,the
use of recycled building materials and the re-use of on-site demolition debris.
128)The project site design shall incorporate areas for collection of solid waste with
adequate space for separate collection of recyclables.
OPERATIONAL
129)Any repair work conducted in or outside the Maintenance Building that may be
visible to the public,including from the public right-of-way,shall be screened with
landscaping from public view.
130) Unless an earlier time is specified in these COQditions of Approval,campus
facilities open for student,participant,and public use shall close by 10:00 p.m.
Resolution No.2010-42
Exhibit A
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with the exception of the Library,Auditorium,and Athletic Building,which shall
close by 11 :00 p.m.Notwithstanding the foregoing,the College may hold up to
six student activity events,such as dances,within a calendar year in which
campus facilities for such events may remain open until midnight provided that at
least three weeks before the event,the College provides written notice of the
special event to the Community Development Director.All such events shall also
be posted on the College's ~ebsite.
131)The following areas of the campus shall be closed for all use between sunset and
sunrise and such hours of closure shall be visibly posted in the applicable
location,unless a special use permit is obtained:
•Library Building outdoor deck
•athletic field
•tennis courts
•Athletic Facility outdoor balcony
•rose garden
132)Use of the outdoor pool shall be prohibited between 10:00 p.m.and 6:00 a.m.
Monday through Friday,and between 8:00 p.m.and 6:00 a.m.on Saturday and
Sunday,unless a Special Use Permit is obtained.
133)The delivery of goods and supplies,including food supplies,shall be limited to
the hours between 7:00 a.m.and 7:00 p.m.,Monday through Sunday.
134)All regular truck deliveries shall use the loading docks adjacent to the student
union.
135)24-hour campus security shall be provided,including but not limited to the
monitoring of parking lots,to ensure outdoor noise levels are kept to a minimum
and the College's Code of Conduct,as described in the Mitigation Monitoring and
Reponing Program attached to Resolution No.2010-41,is being adhered to.
Between the hours of 7 a.m.and 7 p.m.,Monday to Friday,a security guard shall
be on duty at the information booth located near the campus entrance.At all
other times,the campus security shall patrol the campus.
136)The use of outdoor amplification equipment for outdoor events shall be prohibited
unless a Special Use Permit is obtained.Prior to September 1st of each year,the
College may request an annual Special Use Permit to conduct no more than 24
outdoor events that include amplified sound,including sporting events,
graduation ceremonies,and evening tent events,during the next twelve months
(ending August 31 st)Such activities and other outdoor events shall only be
allowed to occur at Chapel Circle,the plazas adjacent to the Library and the
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Exhibit A
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Auditorium (as shown on the site plan approved by the City Council),and the
outdoor pool area.The Athletic Field and Tennis Courts may only be used with
amplified sound for graduation ceremonies.
137)The existing preschool shall discontinue its operation upon the demolition of the
building occupied for this use in Phase I,as described in these Conditions of
Approval.The future use of a preschool,either within an existing building or in a
new building that needs to be constructed,shall require a revision to this
Conditional Use Permit pursuant to the provisions stated in the RPVMC and the
appropriate environmental review.
138)The College shall establish a Neighborhood Advisory Committee consisting of
<me representative selected by each of the following neighboring homeowner's
associations:EI Prado,San Ramon,Mira Catalina,Seacliff Hilltop,and
Mediterrania;two at-large representatives who live within 3000 feet of the
campus (one of which shall be selected by the Community Development Director
and one by the College);and a representative from City Staff (non-voting
member). The Committee shall meet,at a minimum of once every fall and spring
term,to review any campus operational and neighborhood concerns.Reports on
the meetings shall be provided to the City Council.
PROGRAMS I STUDENT ENROLLMENT
139)The use of the College campus is permitted for only the following academic and
recreational programs and related activities as further described below and
defined in Condition 140:
•Traditional Degree Programs
•Non-Traditional Degree Programs
•Continuing Educational Programs,such as but not limited to English as a
Second Language (ESL)
•Recreational Activities
•Summer Educational Programs,such as but not limited to:
o Upward Bound
o High School Courses
o International Students Taking ESL courses
The use of the campus by groups or organizations unaffiliated with the College's
educational and recreational programs listed above that would have less than
100 participants or visitors present on campus at one time or would occupy less
than 20%of the 463 required parking spaces during such use is also allowed.
Any and all other uses and activities on the College campus that do not meet this
threshold are prohibited unless approved with a revision to this Conditional Use
Resolution No.2010-42
Exhibit A
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Permit or a Special Use Permit is obtained,whichever is applicable based on the
request.
The sub-leasing of the campus for commercial purposes that are unaffiliated with
the College is prohibited.
140)The College's "Traditional .Degree Programs"are the academic programs
(Associates and Bachelors degrees)that offer classes primarily during the day on
weekdays (Monday to Friday).The College's "Non-Traditional Degree
Programs"are the academic programs (Associates,Bachelors,and Masters
degrees)that offer classes,including post-secondary academic classes,primarily
during weekday evenings and on weekends (Saturday and Sunday),so as to
generally avoid overlap with the class schedules of the Traditional Degree
Programs.The Traditional and Non-Traditional Degree Programs are referred
collectively as the "Degree Programs."
141)The College may also provide lifelong learning programs ("Continuing Education
Programs")such as English as a second language (ESL).For the purposes of
this Conditional Use Permit,all students in such Continuing Education Programs
will be included as part of the total full-time and part-time permitted student
enrollment for both the Traditional and Non-Traditional Degree Programs.The
determination as to which enrollment category such students are counted
towards will be based on whether the applicable classes are primarily offered
during the weekdays (in which case the students would be classified as part of
the Traditional Degree Program enrollment)or nights/weekends (in which case
they would be classified as part of the Non-Traditional Degree Program
enrollment).
142)As used in this Conditional Use Permit,a "student"means either a "full-time
student,"who is a person enrolled in a Bachelor of Arts or Associates of Arts
Degree Program or a Continuing Education Program on campus for at least 12
hours of course work during the applicable Term (as defined below),or a "part-
time student,"who is a person enrolled in a Bachelor of Arts or Associates of Arts
Degree Program or Continuing Education Program on campus for at least 3
hours,but up to 11 hours,of course work during the applicable Term.
143)The campus facilities may also be used for "Summer Educational Programs."
Summer Educational Programs are educational programs for persons generally
14 years or older such as college-credit classes for local high school students,
Upward Bound,and international students taking ESL classes along with other
educational classes and recreational activities.Persons enrolled in Summer
Educational Programs are referred to in this CUP as "participants"for the
purpose of establishing enrollment limitations.
Resolution No.2010-42
Exhibit A
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144)The College may operate·throughout the calendar year under the following
general "Term"schedule:"Fall Term"(August through December),"Winter Term"
(January),"Spring Term"(February to May)and "Summer Term"(June through
July/August).
The College shall provide all of its incoming students a driver's training course
regarding local roadway conditions.The total number of students receiving the
required driver's training course shall be included in the enrollment report for
each term as described in Condition No.146.
145)The following enrollment limitations apply:
A.The maximum total permitted enrollment in Traditional Degree Programs
on campus during the Fall,Winter,and Spring Terms is 793 students (full-
time and part-time).Of these 793 students,a maximum of 250 students
shall be enrolled in a Bachelor of Arts degree program (BA Program).For
the Summer Term,if other educational or recreational programs are
concurrently offered during weekdays,the maximum total permitted
enrollment in Traditional Degree Programs must be proportionally reduced
so that the combined enrollment in all such programs (e.g.,Traditional
Degree Programs and Summer Educational Programs)does not exceed a
total of 600 students (full-time and part-time)and participants.
B.The maximum total permitted enrollment in Non-Traditional Degree
Programs on campus during any Term is 150 students.
C.The maximum total permitted enrollment in any combination of Traditional
Degree Programs and Summer Educational Programs offered
concurrently during summer weekdays (June to August)is 600 students
and participants.
146)The College shall submit to the City an enrollment report for each Term within an
academic year for all Traditional and Non-Traditional Degree Programs and
Summer Educational Programs no later than 30-days after a term has
commenced.Failure to submit such a report on a timely basis will constitute a
violation punishable by administrative citation per the RPVMC.
NOISE I MECHANICAL EQUIPMENT
147)All new mechanical equipment,regardless of its location,shall be housed in
enclosures designed to attenuate noise to a level of 65 dBA CNEL at the project
site's property lines.Mechanical equipment for food service shall incorporate
filtration systems to reduce exhaust odors.
Resolution No.2010-42
Exhibit A
Page 30 of 39
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148)Mechanical equipment shall be oriented away from any sensitive receptors such
as neighboring residences;and where applicable,must be installed with any
required acoustical shielding.
149)All hardscape surfaces,such as the parking area and walkways,shall be
properly maintained and kept clear of trash and debris.The hours of
maintenance of the project grounds shall be restricted to Mondays through
Fridays from 7:00 a.m.to 5:00 p.m.,and on Saturdays from 9:00 a.m.to 4:00
p.m.Said maintenance activities shall be prohibited on Sundays and Federal
holidays listed in the RPVMC.
150)Noise levels resulting from on-campus activities (parking areas,athletic field,
tennis courts,swimming pool,and outdoor gathering areas and plazas),including
those allowed through the annual Special Use Permit except for graduation
ceremonies,shall not exceed 65 dba CNEL at all property lines.Within 6 months
of completion of each Phase of the Facilities Plan,as described in these
conditions,the College shall provide the City with sound test reports prepared by
a certified noise consultant that is approved by the Community Development
Director.Said sound test reports shall be taken at locations indentified by the
Community Development Director,to establish compliance with this condition.
The College shall establish a Trust Deposit,in an amount deemed acceptable by
the Community Development Director,to cover all City costs incurred for the
noise monitoring.
LIGHTING
151)The applicant shall prepare and submit a Lighting Plan for the project site that is
in compliance with the RPVMC.The Lighting Plan,including a Photometric Plan,
shall clearly show the location,height,number of lights,wattage and estimates of
maximum illumination on site and spill/glare at property lines for all exterior
circulation lighting,outdoor building lighting,trail and sidewalk lighting,parking lot
lighting,landscape ambiance lighting,and main entry sign lighting.The Lighting
Plan shall be submitted for review and approval by the Community Development
Director prior to issuance of any building permit.An as-built lighting plan shall
be submitted to the City prior to the issuance of the Final Certificate of
Occupancy for each construction phase (as described in the conditions herein).
Prior to the installation of anyon-site lighting for the parking lots and walkways,
one illuminated mock-up of each type of light fixture that would be used for the
parking lots and walkways shall be set-up for review and approval by the
Community Development Director to ensure compliance with the Municipal
Code.The applicant shall make any adjustments to the light fixtures determined
Resolution No.2010-42
Exhibit A
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by the Community Development Director necessary to prevent the fixture from
being excessively bright or creating other adverse impacts.
152)Parking and Security lighting shall be kept to minimum safety standards and shall
conform to City requirements.Fixtures shall be shielded so that only the subject
property is illuminated;there shall be no spillover onto residential properties or
halo into the night sky.A trial period of thirty (30)days from the installation of all
the project exterior lighting,>including building and parking lot lighting shall be
assessed for potential impacts to the surrounding properties.At the end of the
thirty (30)day period,the Community Development Director may require
additional screening or reduction in the intensity or numbers of lights which are
determined to be excessively bright or otherwise create adverse impacts.
Furthermore,said lighting shall be reviewed as part of the six (6)month review
described in Condition No.18.
153)No outdoor lighting is permitted where the light source or fixture,if located on a
building,is above the line of the eaves.If the light source or fixture is located on
a building with no eaves,or if located on a standard or pole,the light source or
fixture shall not be more than ten feet above existing grade,adjacent to the
building or pole.
154)No outdoor lighting shall be allowed for the tennis courts or the athletic field,
other than safety lighting used to illuminate the walkways and trails through the
campus.A Special Use Permit shall be obtained for the temporary use of
lighting in these areas for special events as described in Condition No.139.
155)The light standards at the parking lot along the property line adjacent to the
properties located on San Ramon Drive shall be no higher than the top of the
existing 5-foot tall privacy wall.
156)The light standards at the east parking lot,located within the lower tier,shall be
limited to a height of 42-inches,as measured from adjacent finished grade.
PARKING
157)Prior to the issuance of any grading permit,a Parking Lot Plan shall be reviewed
and approved by the Community Development Director.The Parking Lot Plan
shall be developed in conformance with the parking space dimensions and
parking lot standards set forth in RPVMC or allowed in this condition of approval,
and shall include the location of all light standards,planter boxes,directional
signs and arrows.No more than 20%of the total parking spaces shall be in the
form of compact spaces.
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Exhibit A
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158)The applicant shall construct and maintain no fewer than 463 on-site parking
spaces consisting of 391 standard parking spaces at a minimum dimension of 9'
wide by 20'deep and a maximum 72 compact parking spaces at a minimum
dimension of 8'wide by 15'deep.In addition,the applicant shall construct and
maintain off-street loading spaces pursuant to the criteria set forth in Section
17.50.050 of the RPVMC.
Prior to the completion of'Phase I,as described in Condition No.60,the
applicant shall institute,to the satisfaction of the Community Development
Director and the Director of Public Works,a Parking Management Strategies
Plan to reduce College related parking in order to minimize street parking by
students and visitors by the following values:
•11 percent or greater for student enrollment between 744 and 793;
• 6 percent or greater for student enrollment between 694 and 743;
• 0 percent or greater for student enrollment of 693 or less.
Parking Management Strategies may include,but are not limited to,the following:
•Provision of "carpool only"parking spaces
•Implementation of parking restrictions for students living in College-owned
off-campus residential housing
•Utilization of remote parking
•Provision of increased shuttle service
•Offering of financial incentives,such as providing transit passes
•Utilization of campus security to direct vehicles to available on-campus
parking during peak times (8am to noon,Monday through Friday)
•Utilization of campus security personnel to monitor street parking and
direct students and visitors to available on-campus parking spots
A Parking Management Strategy Program shall be prepared and submitted by
the Applicant for review and approval by the Community Development Director,
by July 1st of every year.Said Program shall:
•Document the prior-year's achieved parking demand reductions;
•Identify strategies for use in the upcoming academic school year;
•Be modified on an as needed basis,as deemed necessary by the
Community Development Director.
159)Parking on the east side of the campus adjacent to the properties on San Ramon
Drive in the area marked on the site plan reviewed and approved by the City
Council at its March 31,2010 meeting shall be limited to faculty and staff
Resolution No.2010-42
Exhibit A
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between 7:00 a.m.and 10:00 p.m.All parking between 10:00 p.m.and 7:00 a.m.
is prohibited in this area.
160)Parking at the lower terrace of the eastern parking lot in the area marked on the
site plan reviewed and approved by the City Council at its March 31,2010
meeting shall be prohibited between 7:00 p.m.and 7:00 a.m.During this period
this portion of the parking lot must be closed off with the use of a chain or other
similar devise to prevent cars from parking or accessing this area.
161)Prior to the final inspection of project grading in Phase One,emergency vehicular
access shall be installed at the project site.A plan identifying such emergency
access shall be submitted to the Los Angeles County Fire Department and the
Director of Public Works for review and approval prior to issuance of any building
permit.
162)Prior to issuance of any building permit,the applicant shall prepare an
Emergency Evacuation Plan for review and approval by the Community
Development Director.Such plan shall comply with the City's SEMS Multihazard
Functional Plan.
163)The use of grasscrete pavers shall be prohibited within the Geologic Building
Setback Area.
LANDSCAPING
164)A Landscape Plan shall be prepared by a qualified Landscape Architect in
accordance with the standards set forth in RPVMC.The Landscape Plan shall
be reviewed and approved by the Community Development Director,a qualified
Landscape Architect,and an Arborist hired by the City,prior to the issuance of
any building or grading permits.The applicant shall establish a Trust Deposit
account with the City prior to the submittal of Landscape Plans to cover all costs
incurred by the City in conducting such review.The Landscape Plan shall
include,at a minimum,the plant species (Latin and common names),growth
rate,and maximum height at maturity for all proposed trees.The Landscape
Plan shall also identify the areas to be landscaped based on the phased
construction plan described in these conditions of approval.Included in the
Landscape Plan shall be a maintenance schedule as stated in these conditions.
During the Director's review,the Landscape Plan shall also be made available to
the public for review and input.
The Landscape Plan shall comply with the water conservation concepts,the
View Preservation Ordinance,the planting requir~ments,the irrigation system
design criteria,and all other requirements of the RPVMC.All new trees and
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Exhibit A
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foliage shall not exceed 16-feet in height,as measured from grade adjacent to
the tree or foliage,except along the south slope of the campus where the height
of such new trees must be maintained at a level below the ridgeline of the
nearest structure to the tree or foliage.
Prior to the completion of Phase I,as described in Condition No.60,the existing
eucalyptus trees located on the upper western portion of the southern slope and
the existing canary pine tre'es located at the existing parking lot and drop-off
circle shall either be laced,trimmed,removed or any combination thereof,as
determined by the Community Development Director to restore views of Catalina
Island from the viewing area of properties to the north,including 2925 Crest Rd.
165)The applicant shall preserve existing on-site mature trees for the purpose of
incorporating the mature trees into the landscaping of the southern slope,which
shall be planted in a manner to reasonably screen the Athletic Building and the
retaining walls that support the Fire Access Lane when viewed from the Palos
Verdes Drive East roadway.The selection of the mature trees for preservation
and re-planting shall be made by the Community Development Director based on
consultation with the City Arborist.The re-planting of the mature trees shall
occur prior to the completion of Phase I as described in Condition No.60.
Additionally,the applicant shall replace any of the existing trees removed from
the southern slope and the adjacent area prior to the completion of Phase I,as
described in Condition No.60,with 24"box trees at a 2:1 ratio,to minimize the
scarring or erosion of the southern slope that may result from the project grading.
Included in the Landscape Plan described in the above Condition No.164,the
applicant shall indicate the location of the existing mature trees that will be
removed,preserved,and replanted.The replacement tree species shall be
approved by the Community Development Director based on consultation with
the City Arborist as part of the Landscape Plan review and prior to the issuance
of any grading permit.If any of the retained mature trees become diseased or
die,such trees shall be removed and replaced with 24"box trees at a 2:1 ratio by
the applicant within thirty days of removal with a tree species approved by the
Community Development Director after consultation with the City Arborist.The
College shall establish a Trust Deposit account with the City to cover costs
incurred by the City Arborist's in implementing this condition.
166)Where practical,landscaping shall be planted and maintained to screen the
project buildings,ancillary structures,and the project's night lighting as seen from
surrounding properties and/or public rights-of-way,as depicted on the Landscape
Plan.Landscaping,as described in Condition No.165,shall be planted and
maintained to reasonably screen the Athletic Building and the retaining walls for
the Fire Access Lane from Palos Verdes Drive East and down-slope properties.
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Exhibit A
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167)All landscaping shall be planted and maintained in accordance with the City
approved Landscape plan ..During project construction,the respective planting
for each phase must be completed prior to the issuance of the certificate of
occupancy for the adjacent building or improvement area,as deemed
appropriate by the Community Development Director.
168)The area between the retaining wall along the eastern parking area and the
existing privacy wall for the adjacent properties along San Ramon Drive shall be
used as a landscaped buffer area and planted with trees not to exceed 16-feet in
height to provide additional screening.
169)The area between the front and street-side property lines and the required 42-
inch wrought iron fence/wall adjacent to the parking areas and the 6-foot wrought
iron fence along the curvature of Palos Verdes Drive East between the
northeastern corner of the tennis courts and the detention basin shall be
landscaped and maintained on both sides of the fence/wall.
170)Prior to issuance of any grading permit,a Campus Landscape Maintenance Plan
shall be submitted and approved by the Community Development Director.At a
minimum,the Campus Landscape Plan shall be consistent with the following
requirements:
•That landscape maintenance activities,including lawn mowing,are
prohibited between the hours of 7:00 p.m.and 7:00 a.m.Monday through
Saturday,and on Sundays and Federal holidays.
•That the use of weed and debris blowers and parking lot sweeping shall
be prohibited before 8:00 a.m.or after 5:00 p.m.,Monday through Friday,
or before 9:00 a.m.or after 4:00 p.m.on Saturday or at any time on
Sundays and Federal holidays.
•General identification of the irrigation hours.
•General tree pruning and trimming schedule.
The implementation of the Campus Landscape Maintenance Plan shall be
formally reviewed by the Community Development Director three (3)months after
the installation of the campus landscaping for each phase of construction,and
shall be subsequently reviewed by the City Council at the six (6)month review
described in Condition No.18.At either review,the Director and/or the City
Council may determine that the Plan needs to be revised to address confirmed
noise impacts.
Resolution No.2010-42
Exhibit A
Page 36 of 39
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If the City receives any justified noise complaints that are caused by the
maintenance of the athletic field or campus landscape and lawn areas,as
verified by the Community Development Director,upon receipt of notice from the
City,the College shall respond to said verified complaint by notifying the City of
the implementing corrective measures within 24 hours from the time of said
notice.
Notice of the Director's decision resulting from the 3-month review of Campus
Landscape Maintenance Plan shall be provided to all interested parties and may
be appealed to the City Council by any interested party.Any violation of this
condition may result in the revocation of the Conditional Use Permit.
171)The area between the eastern parking lot and the property line (adjacent to the
City-owned San Ramon Reserve)depicted on the approved site plan shall be
landscaped with native plants that require little to no irrigation,as deemed
acceptable by the City Geologist.Such landscaping shall be reviewed and
approved by the Fire Department prior to planting for fuel modification
compliance.Such plants shall not exceed a height of 42-inches,unless the
Community Development Director determines that such landscaping may exceed
42-inches,but no higher than 7-feet,in order to minimize any view impairment to
the properties at 2742 and 2750 San Ramon Drive.
FENCES,WALLS,AND HEDGES
172)The applicant shall install and maintain a 42-inch tall combination wrought iron
fence and wall,finished in a stone veneer similar to the approved entry signs,
along the entire Palos Verdes Drive East frontage between the eastern property
line (adjacent to the corner of the rear property line for San Ramon)to the
northeastern corner of the eastern tennis courts.Said fence/wall shall be
setback a minimum of 5-feet from the property line to allow this area to be
landscaped,irrigated and maintained with approved plants,not to exceed 42-
inches in height,as identified on the Landscape Plan.
173)The applicant shall construct a 6-foot tall screening wall along the College's
eastern property line,as depicted on the approved site plan,beginning at the
southwest corner property line for Lot 26 (2742 San Ramon Drive /Tooley
property).
174)The applicant shall install and maintain a wrought iron fence,painted black,along
the westerly edge of the property,between the northeast corner of the tennis
courts and the detention basin,at a maximum height of 6-feet and 80%open to
light and air,as permitted with the City Council's approval of the Minor Exception
Permit,as part of planning case number ZON2003-00317.Said wrought iron
fence shall be setback a minimum of 3-feet from the property line to allow this
Resolution No.2010-42
Exhibit A
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area to be landscaped,irrigated and maintained with approved plants,not to
exceed 42-inches in height,as identified on the Landscape Plan.The installation
of lighting onto said fence is prohibited.
175)The applicant shall install and maintain a retractable net at the south,north and
west sides of the Athletic Field as depicted in Athletic Field Alternative D-2 and
the plans dated December 2008 and January 2009.Said net,when extended,
shall not exceed a height of 30-feet,as measured from the lowest adjacent grade
(891 ')on the Athletic Field side.The Athletic Field net shall be extended at all
times when the field is used for recreational activities involving balls and shall be
lowered at the conclusion of the recreational activity.Recreational activities
requiring the use of said net shall be prohibited on Sundays and the Federal
holidays listed in the RPVMC,unless a Special Use Permit is obtained.
Use of the Athletic Field shall be prohibited for activities involving baseballs,golf
balls,or other similar sized balls that cannot be adequately contained by the use
of the field net.
176)The use of chain link fencing shall be prohibited within the front and street-side
setback yards (along Palos Verdes Drive East)with the exception of the chain
link fencing for the tennis courts permitted with the City Council's approval of the
Minor Exception Permit,as part of planning case number ZON2003-00317.
177)The chain link fence for the tennis courts shall be 20-feet in height along the
entire perimeter.of the westerly tennis courts and 10-feet in height for the easterly
tennis courts (including combined retaining walls and fencing),as measured from
the lowest adjacent finished grade to the top of the fence.Said fence shall
consist of a green or black mesh that is 80%open to light and air.The
installation of lighting onto said fence is prohibited.
178)All pools and spas shall be enclosed with a minimum 5'high fence (80%open to
light and air),with a self-closing device and a self-latching device located no
closer than 4'above the ground.
SIGNS
179)The applicant shall be permitted to construct two entry signs,adjacent to the
driveway entrance at Palos Verdes Drive East and Crest Road,at a maximum
height of 6-feet and affixed to a stone veneer decorative wall,as illustrated in the
project plans reviewed by the City Council on March 31,2010.The entry signs
shall consist of individually mounted brass finished letters that are reverse
channel lighting (back lit).
Resolution No.2010-42
Exhibit A
Page 38 of 39
1-56
180)Prior to the issuance of any grading permit by Building and Safety,the applicant
shall submit for review and approval by the Community Development Director a
Master Sign Plan that is consistent with the sign requirements of the RPVMC.
The Master Sign Plan shall include,but not be limited to,the entry identification
signs for the College,the way-finding signs,the building signs,and other signs
related to an educational use to ensure that such signs are in compliance with
the City's Codes.
Resolution No.2010-42
Exhibit A
Page 39 of 39
1-57
City Staff Letter Dated October 26,2011
1-58
CITVOF
October 26,2011
Via email and U.S.Mail
Marymount College
Dr.Michael Brophy
30800 Palos Verdes Drive East
Rancho Palos Verdes,CA 90275
RANCHO PALOS VERDES
COMMUNITY DEVELOPMENT DEPARTMENT
Subject:Marymount College Facilities Expansion Project -Condition No.158
Parking Management Strategies
Dear Dr.Brophy,
As you are aware,according to Condition No.158,the College is required to implement
Parking Management Strategies,on an annual basis,to the satisfaction of the
Community Development Director and the Director of Public Works to minimize street
parking by Marymount students and visitors.In the spirit of the City's ongoing efforts to
work with the College to address student parking on the streets adjacent to the College,
various Parking Management Strategies have been identified by both the College and
the City.The effectiveness of these Parking Management Strategies has been
monitored by the City since the first day fall 2011 classes commenced,on August 29,
2011.
On September 21,2011,the City notified the College of its observations of the
effectiveness of the Parking Management Strategies,as described in the College's
August 24,2011 letter,which were implemented during the first three weeks of school.
Based on Staff's observations,the City concluded that the implemented strategies were
ineffective because there were student cars,ranging between 70 and 90 cars,parked
each day on Palos Verdes Drive East,Crest Road,and Calle Aventura primarily
between the hours of 10am and 3pm.As such,pursuant to Condition No.158,the City
required the College to implement the follOWing additional Parking Management
Strategies by October 10,2011:
•Temporarily reduce the number of designated carpool spaces at the south
parking lot until carpooling increases,at which time the number of designated
carpool spaces can increase in direct relation to the number of carpool permits
issued.
•Do not charge for parking permits.
•Designate campus security or College personnel to monitor student parking on
the streets,specifically at the driveway entrance.Utilize these individuals to
30940 HAWTHORNE BLVD./f<ANCHO PALOS VERDES.CA 90275-5391
PLANNINC,&CODE ENFORCEMENT DIVISION (310)544-5228/BllILOINe>&SAFETY DIVISION (310)265-7800 I DEPT r-AX (310)544-5293
E·MAIL PLANNING@r~PVC()M I WvVWPALOSVERDts C()M/I~PV 1-59
MARYMOUNT COLLEGE -PARKING MANAGEMENT STRATEGIES
OCTOBER 26,2011
PAGE 2
•identify students who are carpooling and parking on the street so that these
students are encouraged to use the designated carpool parking lot and promote
the benefits of carpooling or using the shuttle service to students parking on the
street.
•Increase and promote the financial incentives to students who park at designated
off...campus parking facilitie~and utilize the shuttle service..Incentives or a
frequent..user program should be designed to 2lPpeal and to reward the user for
daily and weekly use of the shuttle service.
•Utilize public announcements,posters,and flyers identify the benefits in utilizing
the shuttle service.
•Utilize various aspects of social media to promote shuttle service or carpooling.
•fmplemeht social events for shuttle users such as a IImeet &greet"mixer.
On October 12,2011,the College provided the City with a written response to the City's
September 21 sl letter.In Summary,the College's letter indicates that many of the
strategies identified by the City in its September 21 sl letter are already being
implemented by the College.The College also pointed out the following:
•On ..street parking is busiest on Mondays,Tuesdays and Thursday,at peak
periods when area residents have left for work and subsides before area
residents retum home;
•Neither the City nor the College has received complaints from area residents
regarding the street parking in front of homes or related disturbances;
•The initial impact of street parking occurs during the first few weeks of school and
subsides over time as students settle into routines and become more aware of
transportation options;
•Students traveling from area neighborhoods (not student housing offered by the
College)pose a larger problem because of minimal alternative transportation
options;and,
•The College is exploring areas of the community where students liVing off..
campus are concentrated to provide shuttle services.
Since receiving the October 12th letter,Staff has continued to monitor the parking
conditions at MarymountCollege to determine the effectiveness of the modified Parking
Management Strategies.Based on Staff's observations,the on-street parking condition
has not improved,and the currently implemented Parking Management Strategies
continue to be ineffective.This is because there continues to be between 70-90 student
cars parked on the public streets during peak periods (1 Dam and 3pm)while during the
same period there continues to be only 0-5 parking spaces available on-campus.
According to Condition No.60,the expanded parking 'lot,which is to provide 463
parking spaces on-campus (an increase of 120 parking spaces from the existing 343
space parking lot)is not required to be constructed until September 30,2012.However,
according to Condition No.158,the College is required to implement Parking
Management Strategies to minimize street parking by students and visitors.Based on
1-60
MARYMOUNT COLLEGE -PARKING MANAGEMENT STRATEGIES
OCTOBER 26,2011
PAGE.3
the existing parking conditions observed by Staff,pursuant to Condition No.158,Staff is
of the opinion that the only effective means for the College to minimize street parking by
students and visitors is to provide,at a minimum,90 additional temporary parking
spaces on-campus until the expanded parking lot is constructed.As discussed with the
College on October 25 th ,the City is requiring the College to implement one,or any
combination of,the following Parking Management Strategies so that 90 temporary
parking spaces are provided on the College campus by the first day of Spring 2012
classes (January 9,2012)to minimize student and visitor street parking.
1.Off-Campus Parking and Shuttle for Faculty and Staff
One of the parking management strategies the College is currently implementing
is increased shuttle service for students between the RPV main campus and the
College'ssatelUte campuses (PVDN North and Waterfront Campuses).As a
means of increasing student ridership,the College offers the shuttle service free
of charge and offers an express service to the RPV campus.The College is also
considering offering financial incentives,such as gift cards,for the use of the
shuttles.Staff has observed an increased frequency of the shuttle service but
ridership,although increased from years past,still seems low.
It is Staff's belief that the students'lack of useaf the shuttle is primarily based on
convenience and behavior.To ask a student to park off-campus and use the
shuttle service essentially requires a student to begin his or her day
approximately one hour eartier,which is likely not conducive to a student's
lifestyle.As such,City Staff believes that the College will be more successful in
increasing shuttle ridership and reducing the on-campus parking demand if its
faculty and $taff are required to park at its off-campus facilities and utilize the
shuttle service.There are currently approximately 90 parking spaces (out of the
existing 343 parking spaces)designated for faculty and staff parking.If the
COllege required it$faCUlty and staff to park at the PVDN and/or Waterfront
campuses and use the shuttles,up to 90 of these parking spaces can then be
designated,at least temporarily until the expanded parking lot is constructed,for
use by students.
2.Construction of a Temporary Parking Lot
As previously reported,during peak hours the number of student cars parked on
the street range between 70-90 cars.Another parking management strategy for
consideration is for the College to prOVide an on-campus temporary parking lot
that would accommodate up to 90 temporary parking spaces.This can be
achieved by either one,or any combination of the f<:.')lIowing:
a.Utilizing the unimproved area west of the existing preschool,the location
of the proposed athletic field and tennis courts,as a temporary lawn or
1-61
M.ARYMOUNT COLLEGE -PARKING MANAGEMENT STRATEGIES
OCTOBER 26,2011
PAGE 4
gravel parking lot.Minimal grading will be needed and access can be
provided from the existing parking lot.
b.Converting all or a portion of the eXisting athletic field into a temporary
parking lot.In this case,vehicle access can be provided from a temporary
driveway south of the academic bUilding.
c.Converting portions of the existing tennis courts and/or basketball courts
into a temporary parking lot.This can be achieved by removing the
existing fencing .and equipment,and using slurry seal to pave over the
court.Access can be provided off the existing parking lot.
This required Parking Management Strategy is intended to be temporary only
until the College's expanded parking lot Is constructed and operational.In order
to allow a temporary parking lot,pursuant to Section 17.76.010.C,a temporary
parking permit would be issued by the Community Development Director SUbject
to certain conditions to minimize impacts upon neighboring properties.
Moreover,as previously noted,the temporary parking lot would only be used
during peak parking periods.,and would be closed off at all other times.
3.Valet13arking
In cases when adequate parking is not available during peak periods,valet
parking services could be utilized to stack cars in parking spaces.Based on the
current parking lot configuration,the area on-campus that can likely
accommodate valet parking is the southern parking lot in the area adjacent to the
south facing fayade of the Student Union and the Academic Building.In order to
minimize disruption to on-site vehicle circulation,vehicles queuing for drop-off
and pick-up would occur within the driveway aisle past the existing Maintenance
BUilding.Cars using the valet service that are not parked in stripped stalls would
be parked in the driveway aisle perpendicular to the stalls.In order to be
effective,this service would be offered free of charge to the students and visitors.
It sho'uld be noted that this strategy cannot be considered independently but
rather in combination with one of the previously listed strategies.This is
because,based on Staff's calculations,the southern parking lot can only
accommodate approximately 25 cars when parked perpendicular to the stripped
stalls and,as previously stated,at a minimum,90 additional temporary parking
spaces are currently needed to address the on-campus parking deficiency.
Furthermore,20 feet of the eXisting 30-foot driveway aisle in the southern parking
lot serves as an emergency vehicle lane and parked cars cannot obstruct such
access.Lastly,the Fire Department will have to review and approve a valet
parking plan before it can be approved and implem~nted.
City Staff has proposed the aforementioned strategies to accomplish a reduction of
student and visitor parking on the street.Staff believes these strategies will be effective
because they do not solely put the responsibility on the students to seek alternatives to
1-62
MARYMOUNT COLLEGE -PARKING MANAGEMENT STRATEGIES
OCTOBER 26,2011
PAGES
the lack of available on-site parking,and provide students with available on-campus
parking.In order for the above listed Parking Management Strategies to be most
effective,the College also should provide a staff member at the driveway entrance to
direct student vehicles to the newly designated parking spaces on-campus.The
College also should use social media and other forms of advertisement to promote the
newly created parking spaces and to discourage students from continuing to park on the
streets.The suggested parking ma'nagement strategies identified herein,in combination
with the strategies currently being implemented by the College,should achieve a
significant reduction in student and visitor parking on the street,as required by
Condition No.158,until the expanded parking lot is constructed.
Thus,-in summary,pursuant to Condition No.158,the Director of Community
Development and the Director of Public Works are requiring that the College provide a
minimum of 90 temporary parking spaces on the College campus by the first day of
Spring 2012 classes (January 9,2012)to minimize student and visitor street parking.
To meet this deadline,the City requests that the College submit its proposal/plan to
meet this requirement by November 30,2011.
As indicated in an email to ~ou and Mr.Davis on October 20,2011 and during our
conversation on October 25 ,the City Council will receive a status report on the
effectiveness of the 2011/2012 Parking Management Strategies and the
aforementioned Parking Management Strategies at its upcoming November 1st,2011
meeting.The November 1st City Council Staff Report will be posted on the City's
website later this week.
If you should have any questions please do not hesitate to me at 310-544-5228 or via
email ataram@rpv.com.
ihrania'n
Deputy Community Development Director
c.Jim Reeves,Vice-President,Marymount College
Don Davis,Marymount College Legal Counsel
Carolyn Lehr,City Manager
Carol Lynch,City Attomey
Joel Rojas,Community Development Director
Ray Holland,Director of Public Works
Nicole Jules,Senior Engineer
1-63
College Letter Dated December 21,2011
1-64
444 South Flower Street -Suite 2400
Los Angeles.California 90071-2953
voice 213.236.0600 -fax 213.236.2700
www.bwsJaw.com
Direct No.:213.236.2702
Our File No.:04693-0001
ddavis@bwslaw.com
December 21,2011
Joel Rojas,Director
Ara Mihranian,Deputy Director
Comml;lnity Development
City of Rancho Palos Verdes
30940 Hawthorne Boulevard
Rancho Palos Verdes,California 90275-5391
Re:Marymount College:Provision of Additional Permanent Parking Under
Revision "E"to CUP No.9
Dear Messrs.Rojas and Mihranian:
I write in response to your letters to Marymount College of October 26 and November
16,2011,and in furtherance of my letter to the City Council of October 31,2011,as well as to
several subsequent telephone conference calls between City staff and representatives of the
College regarding the referenced SUbject.
Without rehashing all the details of these exchanges,I want to make just a few
preliminary points to explain Marymount's position on this matter.During our conference call on
October 25,2011,Marymount explained that one of the staff proposed parking management
strategies (off-campus faculty parking and shuttle bus use)was not feasible and that we would
have to look into the cost of constructing a temporary lot before we could respond to that
proposal.We requested some additional time to do so.Unfortunately,and apparently due in
part to time constraints with respect to a request for a City Council update on the matter
scheduled for November 1,what Marymount believed were preliminary discussions resulted In a
purported directive to build a temporary lot pursuant to Mr.Mihranian's letter the following day
(October 26,2011),which was issued before Marymount or City staff even knew what would be
involved in constructing such a lot.When Marymount learned that the cost of a temporary lot
would be upwards of $100,000 (see attached letter from Rasmussen &Associates of 10/31/11),
this proposal became significantly onerous and unnecessary in light of the two-year period to
construct the additional permanent parking approved as part of Revision "E"to Marymount's
CUP and the College's pending plans to initiate such construction in summer 2012.Marymount
conveyed this objection along with other legal objections in my letter to the City Council of
October 31,2011.
,
In the ensuing period,we have appreciated the opportunity to discuss with you
Marymount's plans to commence construction of some of the City-approved Phase I campus
improvements in the summer of 2012.Specifically,Marymount will be submitting the applicable
applications and addressing the conditions necessary to construct a permanent 93-space
parking lot in the southeast area of the campus in the same location as depicted on the site plan
Los Angeles -Inlilnd Empire -Oakland -Orange County -Palm Desert -Silicon Valley -Ventura County1-65
Joel Rojas and Ara Mihranian
December 21,2011
Page 2
approved in 2010.Because this location is the site of the existing athletic field,Marymount will
also be processing an application with the City to construct either an interim athletic field or the
approved permanent athletic field in the location that was also approved on the 2010 site plan.
A copy of the proposed site plan for these improvements is attached,and further details will be
forthcoming with the College's permit application materials.
In light of Marymount's stated intention and commitment to pursue a permanent parking
lot in the summer of 2012 that will provide the 90 spaces that City staff has requested,
Marymount respectfully requests that City staff defer the directive to construct an interim parking
lot on the campus so that Marymount and City staff can focus their time and energy on
implementing the proposed permanent parking lot in the approved location.
On behalf of the College,I appreciate your consideration of this matter,and we look
forward to working with the City in order to begin the implementation of these campus
improvements.
Sincerely,
DMD:ir
Attachments:2
cc:Dr.Michael Brophy,President,Marymount College
Jim Reeves,Vice President,Marymount College
Carol Lynch,City Attorney
Randall Fulton,Stegeman and Kastner,Inc.
LA #4820-1643-0346 v1 1-66
Architecture
Planning
31 October 2011
Michael S.Brophy,Ph.D.,M.F.A.
President of Marymount College
30800 Palos Verdes Drive East
Rancho Palos Verdes,CA 90275
R~:City Requested Temporary Parking Lot
Dear Michael,
Per your request,we have looked into the possibility of providing a temporary
parking lot (90 spaces)on the undeveloped area on the west side of the campus.
The lot would need to be approximately 30,000 square feet in size.Because it is
temporary,we would propose a gravel surface be used.The design of the
parking lot would follow the existing slopes as much as possible in the flatter area
below the eXisting parking level.The majority of grading will likely be to grade
out a short road to access that parking lot with daylight slopes.A storm drainage
system would need to be installed and storm water treatment would need to
addressed.
We have consulted with our Civil Engineer to estimate the probable construction
cost at $70,000 to $100,000.This cost would include the following:
•Clearing and Grubbing
•Grading and Earthwork
•6"thick gravel
•Perimeter gravel bags
•Storm drainage system
•Design &permit fees
If you have any questions,please call.
Yours truly,
RASMUSSEN &ASSOCIATES
~~
Scott Boydstun,A.I.A.,LEED AP BD+C
Principal
21 S.CAUFORNIA STREET
FOURTH FLOOR
VENTURA,CALIFORNIA 93001
805 648·1234 FAX 805 6484444 1-67
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1-68
Public Comments Letters
1-69
Page 1 of 1
Ara M
From:Ron Gallemore [retina2000@yahoo.com]
Sent:Sunday,April 08,20129:35 PM
To:aram@rpv.com
Subject:College parking lot
Dear Ara,
We are new residents in RPV and recently purchased a home on Vista del Mar.Before we
purchased our home I called the city and was advised there were no plans for construction near
our property -plans for the dorms at College had been abandoned and I did not hear of other
plans.I spoke with an engineer and should have records of this in my office.I have since
learned that the College has plans for a parking lot and that the lot is being moved from one area
of the College property to another which is adjacent to our home.I understand the city is
considering ~s to be a minor change to the plans.We do not see this change as minor.I am
opposed to any construction which may adversely affect our neighborhood.We live near a fault
and there are already issues of drainage and grading in our area.In addition,the noise,light,
human traffic and environmental disruption of the area during and after construction could have
a profound impact on our neighborhood as well as the neighbors.My daughter and I have
allergies and both of us have had anaphylactic reactions in the past.I ask that you carefully
reconsider any change in plans proposed by the College in the location of their new parking lot.
Rather than allowing an endless growth of the college I suggest you restrict the growth in the
same way the city tends to restrict growth in other arenas.If the old lot location is not adequate
perhaps an off-campus lot in San Pedro may be more appropriate.This could also unload the
parking from the other neigborhoods that college students reportedly use.We moved here to get
away from congestion,city lights,and city noise.Please represent the citizens of RPV and limit
the adverse impact construction may have on our community.I look forward to your response
and kindly request that you forward this email to all other members of the city council.
Sincerely,
Ron P.Gallemore,M.D.,Ph.D.,Inc.
Founder and Director
Retina Macula Institute and the
Retina Macula Research Center
4201 Torrance Blvd,Ste.220
Torrance,CA 90503
Office:310-944-9393
Cell:310-413-7020
4/11/2012
1-70
.JohnM &Elizabeth C.OcNardo
2903 Vista de)Mnr
Rancho Palos Verdes,CA 90275
.(310)514-3048
mdenardo@aol.com
April 9,2012
City of Rancho Palos Verdes
City Council Members
City Planning Department
As homeowners immediately adjacent to Marymount College (and sharing a back wall),
we are extremely concerned over plans before city council on April 17t11 •This parking lot
is not what was approved.Inc city and Marymount agreed to a contract when they
signed the Conditions of Approval,we feel you should only proceed with what was
approved.The geology and hydrology that was in the tinal approvals must be followed;
without that,the City is liable for anything detrimental to our property.Is the city willing
to take on that liability?Fwther points:
•The planning department is considering this a minor modification,however,it is
not minor in the respect of significantly increasing parking immediately adjacent
to om home.We are concerned with the added noise,lighting an human noise-
this is not a minor modification ifyou are on our property,and we do not feel it
should be treated as such.
•It is our understanding that adding a significantly different parking lot is not in
compliance with condition #60.
•We are not confident that allnccessary engineering has successfully been
completed to insme we do not encounter water runoff or geological issues.As a
matter of fact,it is our understanding these issues have not been adequately
resolved.How will this massive grading affect om property?
• I have not seen any schedule of deadlines for completions.How long would we
have this construction in om backyard?
•We have been told this parking lot will have limited access -will there be a gate
and only used for staff?
•Will this parking lot be closed in the evenings and the lights turned off?
•The lighting is certain to make an impact _..the engineers calculations I believe,
are based on grOlmd level --what are the impacts for a person 6'tall when
standing upright?How about from our second story?
•The additional parking lot will certainly have added noise -what about car
alarms,conversations and the noises from remote door locks at all hours.
•Furthermore,in talking to planning and in reading correspondence,there seems to
be a bias in the Planning Department's thinking towards considering this "minor"
and wanting to push this forward -just an opinion,but I believe it to be true.
1-71
Regarding construction,if City Council were to somehow let this begin:
•What is the schedule for grading,compaction and completion?
• I understand that the standard for dust is no dust into neighboring properties.
How is this enforced?Our home is immediately adjacent,we do not have air
conditioning,and I am allergic to airborne particles.In talking to Am at planning,
I did not get a complete answer to the question;"is the standard of compliance 110
dust on our property,or the college following "accepted practices?"I believe the
council should state the standard as no dust in neighboring properties,and
planning should be tasked with enforcing this standard.Otherwise,we could have
layers of dust,triggering a medical issue,with the college stating they are
following "acceptable practices,"
At the end ofthe day,each councilmcmber must be able to ask themselves how they
w0'4Id feel if this action were happening in their OW11 backyard,and if so,how would they
act.I have faith that you will each address this in an honest manner,with nothing less
than a loud and firm '"no,this is not a minor change,and should not be allowed to
proceed without better understanding the impacts on neighboring properties."
We do 110t believe this modification to the plan should be allowed.
I appreciate yoW'c011sideration of our concerns,and hope that you will look at the
interests of neighboring homeowners.
Sincerely,
~#I!"~~~(J[)/~
John M.(Mike)DeNardo Elizabeth C.DeNardo
1-72