CC SR 20180605 02 -Nantasket Public Hearing
PUBLIC HEARING
Date: June 5, 2018
Subject: Consideration and possible action to approve the redesigned residence for 11
Nantasket Drive (Lot No. 1) and approve revisions to the City Council-approved height,
grading quantity, and lot coverage conditions of approval for 11 and 21 Nantasket
Drive (Case Nos. PLRV2018-0010 and -0011)
Subject Property/Location: 11 Nantasket Drive and 21 Nantasket Drive
1. Report of Notice Given: City Clerk
2. Request for Staff Report: Mayor Brooks
3. Staff Report & Recommendation: Amy Seeraty, Senior Planner
4. Council Questions of Staff (factual and without bias):
5. Declare Public Hearing Open: Mayor Brooks
6. Public Testimony:
Principal Parties 10 Minutes Each. The appellant or their representative speaks first and will generally be allowed ten minutes. If the
applicant is different from the appellant, the applicant or their representative will speak following the appellant and will also be
allowed ten minutes to make a presentation.
A. Applicant: Allen Wix (Wix Design)
Property Owner: Dana Ireland
i. Mayor Brooks invites the Applicant to speak. (10 mins.)
B. Testimony from members of the public:
The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking
for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who
intend to speak.
7. Rebuttal: Mayor Brooks invites brief rebuttals by Appellant and Applicant. (3 mins)
Normally, the applicants and appellants will be limited to a three (3) minute rebuttal, if requested after all other interested persons have
spoken.
8. Council Questions of Appellant (factual and without bias):
9. Council Questions of Applicant (factual and without bias):
10. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor Brooks
11. Council Deliberation: The Council may ask staff to address questions raised by the testimony, or
to clarify matters. Staff and/or Council may also answer questions posed by speakers during their
testimony. The Council will then debate and/or make motions on the matter.
12. Council Action: The Council may: vote on the item; offer amendments or substitute motions to
decide the matter; reopen the hearing for additional testimony; continue the matter to a later date
for a decision.
RANCHO PALOS VERDES CITY COUNCIL MEETING DATE: 06/05/2018
AGENDA REPORT AGENDA HEADING: Public Hearing
AGENDA DESCRIPTION:
Consideration and possible action to approve the redesigned residence for 11
Nantasket Drive (Lot No. 1) and approve revisions to the City Council-approved height,
grading quantity, and lot coverage conditions of approval for 11 and 21 Nantasket Drive
(Case Nos. PLRV2018-0010 and -0011).
RECOMMENDED COUNCIL ACTION:
(1) Approve, via Minute Order, the redesigned residence for 11 Nantasket Drive,
finding that it minimizes the impairment of views from properties located at 6619,
6617 and 6615 Beachview Drive pursuant to Condition No. 46 of Resolution
No. 2010-87; and,
(2) Adopt Resolution No. 2018-___, approving Revision A to the City Council-
approved Grading Permit and Coastal Permit to increase the structure height,
grading quantity, and lot coverage conditions of approval for 11 and 21
Nantasket Drive.
FISCAL IMPACT: None
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: Amy Seeraty, Senior Planner
REVIEWED BY: Ara Mihranian, AICP, Director of Community Development
APPROVED BY: Doug Willmore, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Draft Resolution No. 2018-___ (page A-1)
B. Public Correspondence (page B-1)
C. Project Plans (page C-1)
D. City Council Resolution No. 2010-87 (page D-1)
E. City Council Resolution No. 2010-09 (page E-1)
F. City Council Resolution No. 2010-08 (page F-1)
BACKGROUND AND DISCUSSION:
On February 2, 2010, the City Council adopted Resolution Nos. 2010-08 and 2010-09
(Attachments F and E, respectively), approving Vesting Tentative Parcel Map
No. 69928 along with the related Mitigated Negative Declaration, General Plan
1
Amendment, Coastal Specific Plan Amendment, Zone Change, Variance, Grading
Permit, Height Variation, and Coastal Development Permit to allow the subdivision of an
existing 1.41-acre vacant parcel on Nantasket Drive (east of the Terranea Resort) into 4
residential lots to accommodate the construction of a single-family residence and
associated grading on each lot (see illustration below).
On August 13, 2010, the Coastal Commission approved the project, including a
modification to the Coastal Specific Plan. On September 21, 2010, the City Council
adopted Resolution No. 2010-87 (superseding Resolution No. 2010-09), approving the
Coastal Commission-modified policies and language to the City’s certified Coastal
Specific Plan (Attachment D).
On April 7, 2014, the Final Vesting Parcel Map No. 69928 was recorded. On May 5,
2015, the City Council approved a one-year time extension for the Planning
2
Entitlements, setting their new expiration date as April 7, 2016. On March 15, 2016, prior
to permit expiration, the Applicant submitted rough grading plans for all 4 lots to the
Building and Safety Division, for which a rough grading permit is expected to be issued
within the next two weeks.
On May 11, 2018, in accordance to Condition No. 46 of Resolution No. 2010-87,
redesigned architectural plans for 11 Nantasket Drive were submitted to the City
reducing the footprint of the originally-approved residence. At the same time, a request
was made to amend the Grading Permit and Coastal Development Permit (original
permit numbers ZON2008-00075 & -00076) for 11 and 21 Nantasket Drive to modify
certain City Council-adopted conditions of approval. The application was deemed
complete for processing on May 14, 2018.
On May 17, 2018, a public hearing notice was mailed to property owners and
homeowners’ associations within a 500-foot radius of 11 and 21 Nantasket Drive and to
the Coastal Commission, and was published in the Palos Verdes Peninsula News. One
written comment was received in response to the public notice (Attachment B).
Redesigned Residence at 11 Nantasket Drive (Lot 1)
In 2010, when the City Council was originally considering the proposed subdivision,
concerns were raised regarding potential view impacts to certain properties located on
Beachview Drive. Of particular concern were potential view impacts caused by the
structure at 11 Nantasket Drive, also referred to as Lot 1. This structure is on a sloping
lot that allows a “by-right” building height envelope of 16’ as measured from the highest
existing grade adjacent to the structure (15.2’ proposed) and 30’ as measured from the
lowest finished grade (25.1’ proposed). Although the City’s view ordinance is not
triggered for structures within the 16’/30’ “by-right” height envelope for sloping lots, such
as 11 Nantasket Drive, the Beachview Drive residents requested that this residence be
redesigned to reduce the impact on their views. In response, the City Council adopted
Condition No. 46 of Resolution No 2010-87, requiring the residence be redesigned to
minimize view impairment. The Condition specifically states:
Prior to submittal of grading plans and/or building plans for the residence
on Lot 1 into plan check with the Building and Safety Division, the
applicant shall redesign the proposed residence on Lot 1 to minimize view
impairment from the viewing areas of properties located at 6619
Beachview Drive, 6617 Beachview Drive and 6615 Beachview Drive. Said
redesign shall be submitted to the Director of Community Development
and shall be reviewed by the City Council. Notice of said review hearing
shall be published and provided to owners of property within a 500-foot
radius, to persons requesting notice, to all affected homeowners
associations, and to the property owner in accordance with Rancho Palos
Verdes Development Code Section 17.80.090.
3
In accordance to Condition No. 46, revised architectural plans were submitted to the
City, reducing the building footprint along the entire length of the south facing façade
and a portion of the rear façade of the residence at 11 Nantasket Drive (Lot 1). It
should be noted that the revised architectural plans were submitted after the rough
grading plans were submitted to the Building and Safety Department, and this is
because the Director of Community Development determined that the submittal of rough
grading plans did not trigger satisfaction of this condition.
To determine whether the revised design would minimize a potential view impairment,
Staff conducted a view assessment from the properties at 6619, 6617, and 6615
Beachview Drive, as described below (aerial maps with the extent of the view frame are
shown in yellow, as well as photographs of the viewing areas). The Applicant sent
letters to the property owners of 6619, 6617, and 6615 Beachview Drive, requesting to
visit their properties to conduct view analyses with Staff. Two of the three property
owners coordinated site visits with the Applicant and Staff. The property owner at 6619
Beachview Drive (who would benefit the most from the project revision) did not make
himself available to meet, despite several attempts made by the Applicant.
6619 Beachview Drive
The residence at 6619 Beachview Drive has a view of the ocean and Catalina Island
from the viewing area of the first floor window, which would be impaired by the original
design of the residence at 11 Nantasket Drive. To minimize this view impairment, the
Applicant has reduced the size of the residence by 538ft2 by cutting back the entire
south facing facade of the residence, which Staff believes provides a wider view frame
of the ocean and Catalina Island from the viewing area of 6619 Beachview Drive, as
illustrated below.
Approx.
extent of
view with
2010
design
Approx.
extent of
view
increase
with
redesign
11
21
4
6617 Beachview Drive
The proposed structure at 11 Nantasket Drive will be located entirely behind the existing
building at 6619 Beachview Drive and will therefore not be visible. As a result, there
would be no view impacts caused by the proposed structure on 11 Nantasket Drive, as
illustrated below.
6615 Beachview Drive
The proposed structure on 11 Nantasket Drive is outside of the view frame and
therefore, not visible. As a result, there would be no view impacts caused by the
proposed structure on 11 Nantasket Drive, as illustrated below.
Based on the above analysis, Staff believes that the redesign for 11 Nantasket Drive
minimizes view impacts from the Beachview Drive properties, and is therefore in
compliance with Condition No. 46 on Resolution No. 2010-87.
11
21
31
41
6619
Beachview
Dr
11
21
31
41
The 11
Nantasket
structure is to
the right of
this photo,
outside of the
visible view
frame.
Avana
(previously
Villa)
Apartment
building
Avana
(previously
Villa)
Apartment
building
Photo – 6617 Beachview Drive
The 11
Nantasket
structure is
to the right
of this
photo,
outside of
the visible
view frame.
5
Revised Conditions of Approval for 11 and 21 Nantasket Drive
The Applicant is requesting revisions to the 2010 City Council-approved Conditions
of Approval related to height, grading quantities, and lot coverage for the
residences on the following two lots:
11 Nantasket Drive (Lot No. 1)
• Increase the total structure height by 1’ from 24.1’ to 25.1’, by reducing the pad
elevation from 156’ to 155’. The maximum roof ridgeline elevation will not
increase and will remain at the approved maximum ridgeline elevation of 180.1’;
• Increase the allowed grading from 340yd3 cut to 735yd3 cut to accommodate the
lowered pad elevation; and,
• Increase the lot coverage from 35% to 37% to accommodate an increased
balcony/loggia footprint and new exterior stairs.
21 Nantasket Drive (Lot No. 2)
• Increase the total structure height by 1’, from 24.1’ to 25.1’, by reducing the pad
elevation from 141.3’ to 140.3’. The maximum roof ridgeline elevation will not
increase and will remain at the approved maximum ridgeline elevation of 165.4’;
• Increase the allowed grading from 793yd3 cut to 1,343yd3 of cut to accommodate
the lowered pad elevation; and,
• Increase the lot coverage from 32.5% to 36%, resulting from an enlarged
balcony/loggia and new stairs.
In accordance to Condition No. 45 of Resolution No. 2010-87, a revision to the City
Council-approved Grading Permit must be considered by the City Council because the
grading quantities are increasing to lower the building pads for 11 and 21 Nantasket Drive
to accommodate a 1’ increase to the overall height of these structures. Additionally, a
revision to the City Council-approved Coastal Development Permit is also required for
any major changes to an approved project within the Coastal Zone.
Grading Permit Revision
In order to consider the Applicant’s request to increase the overall grading from
4,028yd3 to 4,973yd3, an increase of 945yd3, the City Council must find that the
following criteria set forth in Section 17.76.040(E) of the Municipal Code can still be met
1. The grading does not exceed that which is necessary for the permitted primary
use of the lot;
2. The proposed grading and/or related construction does not significantly
adversely affect the visual relationships with, nor the views from the viewing area
of neighboring properties;
3. The nature of the grading minimizes disturbance to the natural contours and
finished contours are reasonably natural;
6
4. The grading takes into account the preservation of natural topographic features
and appearances by means of land sculpturing so as to blend any man-made or
manufactured slope into the natural topography;
5. For new single-family residences, the grading and/or related construction is
compatible with the immediate neighborhood character;
6. In new residential tracts, the grading includes provisions for the preservation and
introduction of plant materials so as to protect slopes from soil erosion and
slippage and minimize the visual effects of grading and construction on hillside
areas;
7. The grading utilizes street designs and improvements which serve to minimize
grading alternatives and harmonize with the natural contours and character of the
hillside;
8. The grading would not cause excessive and unnecessary disturbance of the
natural landscape or wildlife habitat through removal of vegetation; and,
9. The grading conforms to the following standards:
Development
Standard Grading Criteria
a) Grading on
slopes over 35%
steepness
Permitted on lots created prior to the City’s incorporation, not
zoned OH, based upon a finding that the grading will not
threaten public health, safety and welfare
b) Maximum
finished slopes
35% steepness, unless next to a driveway where 67%
steepness is permitted
c) Maximum
depth of cut or fill
Except for the excavation of a basement or cellar, a fill or cut
not exceeding 5’ depth, unless based upon a finding that
unusual topography, soil conditions, previous grading or other
circumstances make such grading reasonable and necessary
d) Restricted
grading areas
No grading on slopes over 50% steepness
e) Retaining walls One 8’-tall upslope wall (unless in front yard or street side
setback)
One 3½’-tall downslope wall
One 3½’-tall up- or downslope wall in each side yard
One 5’-tall up- or downslope wall adjacent to driveway
Retaining walls within building footprint may exceed 8’
f) Driveways 20% maximum slope permitted, with a single 10’-long section
up to 22%
67% slopes permitted adjacent to driveways
In 2010, the City Council approved a total of 4,028yd3 of earth movement for the
development of four terraced building pads to accommodate the construction of four
single-family residences. The proposed revision to lower the pad elevations of Lots 1
and 2 by 1’ would result in an additional 395yd3 of cut for 11 Nantasket Drive (Lot No.1)
and an additional 550yd3 of cut for 21 Nantasket Drive (Lot No. 2), for a total of 945yd3
of additional cut. Although the grading quantity is proposed to increase, Staff believes
that the additional grading does not exceed that which is necessary for the primary
7
permitted use for the RS-3 zoning district, which supports the construction of single-
family residences.
The proposed increase to the overall grading quantities to lower the building pads for 11
and 21 Nantasket Drive will not modify the original lot design approved by the Council.
The proposed building pads will continue to step down the slope in the same direction
as the existing slope, thereby minimizing disturbance to the natural contours and
blending any man-made or manufactured slope into the natural topography.
Furthermore, the additional grading does not constitute a granting of special privileges
inconsistent with the limitations upon other neighboring properties, as many other
properties in the City, especially in the surrounding neighborhood, are terraced and
have similar grading to allow for split-level homes to be notched into existing slopes.
In terms of neighborhood compatibility, the increased grading will not alter the
architectural style of the two homes originally approved by the City Council. The
architectural materials will continue to consist of smooth stucco finishes, stone and
wood details, and hip-pitched roofs with clay tile roof materials. As split-level structures,
the two-story portion of the façades will continue to only be visible at the rear (west)
elevations, which face Terranea, and left side elevations, which face the adjacent
properties to the south. Furthermore, the 1’ increase in overall structure height will be
negligible, due to the continued incorporation of a variety of design elements that
enhance the articulation of the facade and further minimize bulk and mass, as viewed
from the street. In order to soften the visual appearance of the 1’ structure height
increase resulting from a lowered building pad, several garden planters, ranging from 2
to 6 feet in height are proposed along the street-facing façade.
The increase in the approved lot coverage by 2% and 3.5% for Lots 1 and 2,
respectively, to accommodate a larger balcony/loggia and new exterior stairs will
continue to be consistent with the immediate neighborhoods to the north and south of
the properties and will continue to be within the maximum allowed lot coverage for the
RS-3 zoning district, as shown in Table 1 below.
Table 1
Development Standard Allowed Approved Proposed
Lot Coverage
Lot 1 Lot 2 Lot 1 Lot 2 Lot 1 Lot 2
45% 45% 35% 32.5% 37% 36%
Therefore, Staff believes the requested revisions to the building pads and grading
quantities for 11 and 21 Nantasket Drive remain compatible with the immediate
neighborhood character, as well as with all the required Grading Permit findings made
by the City Council in 2010.
8
Coastal Development Permit Revision
The project is located entirely within the appealable portion of the City’s Coastal Zone
(Subregion 2) and therefore, the proposed modifications require the processing of a
revision to the Coastal Development Permit. Pursuant to Section 17.72.090 of the
Municipal Code, the City Council must find that the proposed revisions do not result in
changes to the findings originally made in 2010 (findings are shown in bold followed by
Staff’s analysis).
A. The proposed development is consistent with the Coastal Specific Plan.
There are several policies listed in the Coastal Specific Plan that are particular to
Subregion 2. Several of these policies were amended and one policy was added via
the previously-approved project, which included a Coastal Specific Plan Amendment.
These policies are listed in bold italics below, with Staff’s analysis in normal type.
1. Encourage the county to incorporate native plant materials beneficial to
migratory and resident bird species into the landscaping plan for Point
Vicente Beach Park.
This policy is not applicable as the project is not within or directly adjacent to Point
Vicente Beach Park.
2. Encourage establishment of designated intertidal areas as marine reserves
and apply strict enforcement of the regulations of the reserves.
This policy is not applicable as the project is not within or directly adjacent to any marine
reserves.
3. Encourage restoration of kelp beds off Point Vicente.
This policy is not applicable as the project site is not within or directly adjacent to any
kelp beds.
4. Encourage the inclusion of Point Vicente Lighthouse in the national register of
Historic places.
This policy is not applicable as the project site is not within or directly adjacent to the
Point Vicente Lighthouse property.1
5. Ensure that impacts such as noise, outdoor lighting, etc., are mitigated at the
point of origin.
The project includes conditions of approval imposed by the City Council, intended to
address potential impacts to neighboring properties specific to noise and outdoor
1 The Point Vicente Lighthouse was added to the National Register in 1980.
9
lighting. At this time, the project plans do not include specific ancillary improvements
such as a swimming pool or mechanical equipment (i.e., pool equipment, air
conditioning condensers, and fountains) that could generate noise impacts, nor outdoor
lighting which could generate glare impacts. Thus, the proposed project is consistent
with this policy.
6. Encourage mass transit systems to service Subregion 2, especially during
peak use periods, in order to reduce the amount of auto intrusion onto the
Peninsula.
This policy is not applicable as it does not involve the expansion of any mass transit
systems nor will generate excessive auto intrusion onto the Peninsula.
7. Encourage actions deemed necessary or appropriate in the upgrading of
Marineland and its activities so long as such action(s) is not- detrimental and
does not result in an adverse effect on surrounding areas.
This policy is not applicable as Marineland no longer exists (it was replaced by the
Terranea Resort).
8. Change the primary land use on the 1.42 acre site, which was subdivided from
the former Abalone cove school site, located on the west side of Nantasket
Drive adjacent to the Terranea Hotel Resort site from agriculture to residential.
Parcels adjacent to the natural habitat areas created as mitigation for
development of the Terranea Resort including the residential parcels along
Nantasket Drive to the east shall be required to use only non-invasive plant
species, as identified by the California invasive pest council (Cal-IPC) or the
Santa Monica Mountains Chapter handbook entitled Recommended List of
Native Plants for Landscaping in the Santa Monica Mountains. In addition, all
landscaping shall be required to consist of primarily native, drought resistant
species and all landscaping within 15 feet of the rear property line adjacent to
the natural habitat area shall consist of noninvasive, native plant species only.
Fuel modification for parcels adjacent to the Terranea Resort Hotel shall not
be carried out in native habitat zones created as a part of the Terranea
Resort."
Prior to the issuance of building permits, a proposed landscape plan will be reviewed
and approved by the City’s landscape consultant to ensure compliance with this policy,
which is also required by the conditions of approval for the subdivision project. The
conditions of approval also require the plants be installed prior to building permit final
and that the property owner(s) will be required to maintain the landscaping in perpetuity.
With the incorporation of these conditions, the proposed project is consistent with this
policy.
10
9. Require the Point Vicente Beach Park site plan to reflect city concerns with
regard to shoreline access and prohibit any stairway.
This policy is not applicable as the subject lot is not within or directly adjacent to Point
Vicente Beach Park (now known as Pelican Cove Park).
10. The sidewalk along Nantasket Drive, which connects to the Flowerfield Trail
on the Terranea Resort site, shall remain open to the public and no physical
obstructions such as gates or guardhouses or signs that restrict public
access to the trail shall be allowed on or fronting Nantasket Drive."
The proposed residences do not include any physical obstructions to the sidewalk along
Nantasket Drive, and any future proposed ancillary improvements will not be allowed to
obstruct the trail/sidewalk. Therefore, the proposed project is consistent with this policy.
Based on the discussion above, Staff believes that the proposed project is consistent
with the City’s Coastal Specific Plan, and that this finding can be made.
B. The proposed development, when located between the sea and the first
public road, is consistent with applicable public access and recreation
policies of the Coastal Act.
The project is located between the sea and the first public road (i.e., Palos Verdes Drive
South), and the revisions being considered will not impact public access to the sea and
do not include improvements that may obstruct the public’s use of the sidewalk or public
street along Nantasket Drive, which connects to the Flowerfield Trail on the Terranea
Resort site. Therefore, Staff believes that this finding can be made.
Based on the discussion above, Staff believes that the required findings can still be
made supporting the original City Council-approved Coastal Development Permit. Since
the project site is located within the appealable portion of the City’s coastal zone, an
appeal of the City Council’s decision may be filed with the Coastal Commission by any
aggrieved person or any two members of the Coastal Commission. Any such appeal
must be submitted in writing to the Coastal Commission within 10 working days
following the receipt of the Final Notice by the Coastal Commission, which is mailed out
to all interested parties and the Coastal Commission within seven (7) days of the City
Council’s decision.
It should also be noted that for the Council’s reference, the attached resolution
(Attachment A) identifies the modified condition language as struck out for the deleted
text and underlined for the added conditions, but the final resolution will be a clean
version with no strike-outs or underlines.
11
ADDITIONAL INFORMATION
Public Correspondence
In response to the public notice, the City received an email from Sunshine regarding the
proposed project (Attachment B). She raises concerns about view impact issues
associated with foliage along Palos Verdes Drive South and the prospect of acacia
eradication in the City, both of which are not related to the project revision under
consideration by the City Council this evening. She also asks whether or not the City
may wish to use the soil, which is now proposed to be exported from the site, for City
projects. It would be up to the Applicant and the Public Works Department to determine
whether or not the exported soil from this site is needed for City projects.
Property Maintenance
The City recently received a complaint about the unsightly and neglected condition of 11
Nantasket Drive with trash and an overgrown tree that extends onto the sidewalk. Staff
informed the Applicant that in order to avoid delays in processing this application, the
property maintenance issues, which are a violation of Section 8.24 of the Municipal
Code, must be corrected by June 1, 2018.
Sidewalk (Trail) and Parkway Improvements
Condition No. 17.b of Resolution No. 2010-87 requires the Applicant to remove and
replace any damaged or off-grade portions of the existing sidewalk for the entire project
frontage length of Nantasket Drive. Prior to recording the Final Map in 2014, the
Applicant posted a surety bond with the City to assure this occurs to the City’s
satisfaction. Additionally, Condition No. 60 requires the sidewalk, which is a segment of
the Flowerfield Trail that provides a connection between the neighborhood and
Terranea Resort, remain open to the public and unobstructed with site improvements,
such as gates or guardhouses. As proposed, there will be no impacts or obstructions to
the Flowerfield Trail. Furthermore, Condition No. 18 of Resolution No. 2010-87 states
that it is the property owners’ responsibility to maintain landscaping in the public right-of-
way and keep it in a safe condition.
Ancillary Site Improvements
The Applicant has informed Staff that they are considering submitting plans for ancillary
site improvements, such as swimming pools, for 11 and 21 Nantasket Drive. These
improvements will require the processing of a Coastal Development Permit along with a
Site Plan Review, which would be considered by the City’s Coastal Hearing Officer
(Director of Community Development) at a noticed public hearing pursuant to Section
17.72.070(B) of the Municipal Code.
12
Total Structure Square Footage
Condition No. 45 of Resolution No. 2010-87 requires that the cumulative total square
footage of all four residences plus garages do not exceed 23,411.7ft2, and that the
structure size of any one residence plus garage does not exceed 6,744ft2. This
requirement stems from a determination by the City Council in 2010 that the four
proposed homes were still slightly too large, but that the project could be approved with
a condition requiring a 10% reduction in the total square footage of all four structures.
The structures on 11 and 21 Nantasket are both proposed to be 5,895ft2, making the
total square footage of all four structures 23,408ft2, which is 3.7ft2 less than the allowed
23,411.7ft2.2
CEQA Compliance
Pursuant to §15162 of the City's Local CEQA Guidelines, and Government Code
Section 65962.5(f) (Hazardous Waste and Substances Statement), no additional
environmental review is required for the project beyond the original City Council-
adopted Mitigated Negative Declaration, as there are no new significant environmental
effects, nor a substantial increase in the severity of previously-identified significant
effects.
CONCLUSION:
Based on the foregoing discussion, Staff recommends that the City Council approve, via
Minute Order, the redesigned residence at 11 Nantasket Drive in accordance with the
City Council-adopted Condition No 46 of Resolution No. 2010-87; and adopt the
attached Resolution No. 2018-__, approving the revised Grading Permit and Coastal
Development Permit to allow modifications to the conditions of approval for 11 and 21
Nantasket Drive.
ALTERNATIVES:
In addition to the Staff recommendation, the following alternative actions are available
for the City Council’s consideration:
1. Approve the redesigned residence at 11 Nantasket Drive, but deny the
revisions to the Grading Permit and Coastal Development Permit, and
direct Staff to return with a revised resolution for adoption on June 19,
2018.
2. Reject the redesigned residence at 11 Nantasket Drive and deny the
revisions to the Grading Permit and Coastal Development Permit, and
direct Staff to return with a revised resolution for adoption on June 19,
2018.
2 For the City Council’s information only, the plans for the residences and garages for 31 and 41
Nantasket (Lot Nos. 3 and 4) are currently under review in the Building and Safety Division and measure
5,583ft2 and 6,035ft2, respectively.
13
3. Identify any issues of concern with the proposed project, provide Staff
and/or the Applicant with direction in modifying the project, and continue
the public hearing.
14
RESOLUTION NO. 2018-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING REVISION “A”
TO CITY-COUNCIL-APPROVED GRADING PERMIT AND
COASTAL DEVELOPMENT PERMIT TO INCREASE THE
STRUCTURE HEIGHT, GRADING QUANTITY, AND LOT
COVERAGE CONDITIONS OF APPROVAL FOR 11 AND 21
NANTASKET DRIVE
WHEREAS, on February 2, 2010, the City Council adopted Resolution Nos. 2010-
08 and 2010-09, approving Vesting Tentative Parcel Map No. 69928 along with the
related Mitigated Negative Declaration, General Plan Amendment, Coastal Specific Plan
Amendment, Zone Change, Variance, Grading Permit, Height Variation, and Coastal
Development Permit to allow the subdivision of an existing 1.41-acre vacant parcel into 4
residential lots to accommodate the construction of a single-family residence and
associated grading on each lot; and,
WHEREAS, on August 13, 2010, the Coastal Commission, approved the project,
including a modification to the Coastal Specific Plan; and,
WHEREAS, on September 21, 2010, the City Council adopted Resolution No.
2010-87, (superseding Resolution No. 2010-09), approving the Coastal Commission-
modified policies and language to the City’s certified Coastal Specific Plan; and,
WHEREAS, on April 7, 2014, the Final Vesting Parcel Map No. 69928 was
recorded with the Los Angeles County Recorder’s Office; and,
WHEREAS, on May 5, 2015, the City Council approved a one-year time extension
for the Planning Entitlements, setting their new expiration date of April 7, 2016; and,
WHEREAS, on March 15, 2016, prior to permit expiration, the Applicant submitted
rough grading plans for all four lots to the Building and Safety Division; and,
WHEREAS, on May 11, 2018, in accordance to Condition No. 46, revised
architectural plans for 11 Nantasket Drive were submitted to the City reducing the footprint
of the originally approved residence. At the same time, a request was made to amend the
Grading Permit and Coastal Development Permit (original permit numbers ZON2008-
00075 & -00076) for 11 and 21 Nantasket Drive to modify certain conditions of approval
pertaining to structure height, grading quantity, and lot coverage; and,
WHEREAS, the applications were deemed complete for processing on May 14,
2018; and,
A-1
Resolution No. 2018-__
Page 2 of 21
WHEREAS, on May 17, 2018, a public hearing notice was mailed to properties
and homeowner’s associations within a 500’ radius of the subject site and the Coastal
Commission, and was published in the Palos Verdes Peninsula News; and,
WHEREAS, Pursuant to §15162 of the City's Local CEQA Guidelines, and
Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), no
additional environmental review is required for the project beyond the original Council-
adopted Mitigated Negative Declaration, as there are no new significant environmental
effects, nor a substantial increase in the severity of previously identified significant effects;
and
WHEREAS, on June 5, 2018, the City Council held a duly noticed public hearing,
at which time all interested parties were given an opportunity to be heard and present
evidence; and
WHEREAS, the application findings made by the City Council under Resolution
Nos. 2010-08, 2010-09, and 2010-87 shall still apply unless modified under this
Resolution.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The above recitals are hereby incorporated into this Resolution as
set forth herein.
Section 2: That the approved project consists of the following:
11 Nantasket Drive (Lot No. 1)
• Increase of the total structure height by 1’ from 24.1’ to 25.1’, by reducing the pad
elevation from 156’ to 155’ and not changing the approved maximum ridgeline
elevation of 180.1’;
• Increase of the allowed grading from 340yd3 cut to 735yd3 cut to accommodate the
lowered pad elevation; and,
• Increase of the lot coverage from 35% to 37% to accommodate an increased
balcony/loggia footprint and new exterior stairs.
21 Nantasket Drive (Lot No. 2)
• Increase of the total structure height by 1’, from 24.1’ to 25.1’, by reducing the pad
elevation from 141.3’ to 140.3’ and not changing the approved maximum ridgeline
elevation of 165.4’;
• Increase of the allowed grading from 793yd3 cut to 1,343yd3 of cut to accommodate
the lowered pad elevation; and,
• Increase of the lot coverage from 32.5% to 36%, resulting from an enlarged
balcony/loggia and new stairs.
A-2
Resolution No. 2018-__
Page 3 of 21
Section 3: The Major Grading Permit is amended because the City Council finds
that the project meets the following criteria as set forth in Section 17.76.040(E) of the
Municipal Code:
1. The grading does not exceed that which is necessary for the permitted
primary use of the lot;
2. The proposed grading and/or related construction does not significantly
adversely affect the visual relationships with, nor the views from the viewing
area of neighboring properties;
3. The nature of the grading minimizes disturbance to the natural contours and
finished contours are reasonably natural;
4. The grading takes into account the preservation of natural topographic
features and appearances by means of land sculpturing so as to blend any
man-made or manufactured slope into the natural topography;
5. For new single-family residences, the grading and/or related construction is
compatible with the immediate neighborhood character;
6. In new residential tracts, the grading includes provisions for the
preservation and introduction of plant materials so as to protect slopes from
soil erosion and slippage and minimize the visual effects of grading and
construction on hillside areas;
7. The grading utilizes street designs and improvements which serve to
minimize grading alternatives and harmonize with the natural contours and
character of the hillside;
8. The grading would not cause excessive and unnecessary disturbance of the
natural landscape or wildlife habitat through removal of vegetation; and,
9. The grading conforms to the following standards: grading on slopes over
35% steepness will not threaten public health, safety, and welfare; maximum
35% finished slopes; 5’ maximum depth of fill; retaining wall heights, and
maximum 20% for driveway slopes and 67% slopes adjacent to driveway.
The approved revision to lower the pad elevations by 1’ results in an additional 395yd3
of cut for 11 Nantasket Drive (Lot No.1) and an additional 550yd3 of cut for 21
Nantasket Drive (Lot No. 2), for a total of 945yd3 of additional cut to the originally-
approved 4,028yd3 of grading. Although the grading quantity is proposed to increase,
the additional grading does not exceed that which is necessary for the primary
permitted use for the RS-3 zoning district, which supports the construction of single-
family residences.
The original approved lot design will not change, in that the approved building pads
will continue to step down the slope in the same direction as the existing slope, thereby
minimizing disturbance to the natural contours and blending any man-made or
manufactured slope into the natural topography. The additional grading does not
constitute a granting of special privileges inconsistent with the limitations upon other
neighboring properties, as many other properties in the City, especially in the
A-3
Resolution No. 2018-__
Page 4 of 21
surrounding neighborhood, are terraced and have similar grading to allow for split-
level homes to be notched into existing slopes.
In terms of neighborhood compatibility, the increased grading will not alter the
architectural style of the two homes originally approved by the City Council. The
architectural materials will continue to consist of smooth stucco finishes, stone and
wood details, and hip-pitched roofs with clay tile roof materials. As split-level
structures, the two-story portion of the façades will continue to only be visible at the
rear (west) elevations, which face the Terranea Resort, and left side elevations, which
face the adjacent properties to the south. Furthermore, the 1’ increase in overall
structure height will be negligible, due to the incorporation of a variety of design
elements, including garden walls that enhance the articulation of the facade and
further minimize bulk and mass, as viewed from the street.
Section 4: The Coastal Development Permit is amended based on the following
findings:
A. The project is consistent with the Coastal Specific Plan. More specifically,
the project is consistent with the following applicable amended policies of
Subregion 2 of the City’s Coastal Specific Plan:
1. Ensure that impacts such as noise, outdoor lighting, etc., are mitigated at
the point of origin.
The conditions of approval address potential impacts to neighboring properties
specific to noise and outdoor lighting. Future improvements will require a
Coastal Development Permit to be processed along with the required Site Plan
Review application, and appropriate conditions will be added at that time to
ensure such adverse impacts are mitigated, such as limiting noise generated
by mechanical equipment not to 65 dBA at the property line and regulating the
wattage and the direction of outdoor lighting in accordance to Section
17.56.030 of the Municipal Code. A lighting plan will be required to be approved
prior to building permit final.
2. Change the primary land use on the 1.42 acre site, which was subdivided
from the former Abalone cove school site, located on the west side of
Nantasket Drive adjacent to the Terranea Hotel Resort site from
agriculture to residential. Parcels adjacent to the natural habitat areas
created as mitigation for development of the Terranea Resort Hotel
including the residential parcels along Nantasket Drive to the east shall
be required to use only non-invasive plant species, as identified by the
California invasive pest council (cal-IPC) or the Santa Monica Mountains
Chapter handbook entitled Recommended List of Native Plants for
Landscaping in the Santa Monica Mountains. In addition, all landscaping
A-4
Resolution No. 2018-__
Page 5 of 21
shall be required to consist of primarily native, drought resistant species
and all landscaping within 15 feet of the rear property line adjacent to the
natural habitat area shall consist of noninvasive, native plant species
only. Fuel modification for parcels adjacent to the Terranea Resort Hotel
shall not be carried out in native habitat zones created as a part of the
Terranea Resort."
Prior to the issuance of building permits, a proposed landscape plan will be
approved by the City’s landscape consultant to ensure compliance with this
policy and the project’s original Conditions of Approval. Prior to building permit
issuance, the City-approved landscaping will be installed and is conditioned to
be maintained in perpetuity by the property owner.
3. The sidewalk along Nantasket Drive, which connects to the Flowerfield
trail on the Terranea Resort site shall remain open to the public and no
physical obstructions such as gates or guardhouses or signs that restrict
public access to the trail shall be allowed on or fronting Nantasket Drive."
The proposed residences do not include any physical obstructions to the
sidewalk along Nantasket Drive, and any future proposed ancillary
improvements will not be allowed to obstruct the trail.
B. The proposed development, when located between the sea and the first
public road, is consistent with applicable public access and recreation
policies of the Coastal Act.
The lowered building pads do not impact the public’s access to the sea, as there
are no trails or public access across the properties at 11 and 21 Nantasket Drive,
and no obstructions are proposed within the sidewalk or public street along
Nantasket Drive, which connects to the Flowerfield Trail on the Terranea Resort
site. The proposed revisions also do not impact any of the recreational marine
activities in Subregion 2.
Section 5: The City Clerk shall certify to the passage, approval, and adoption of
this Resolution, and shall cause this Resolution and her certification to be entered in the
Book of Resolutions of the City Council.
Section 6: The time within which judicial review of the decision reflected in this
Resolution must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure or other applicable short periods of limitation. A Final Notice of Decision will
be mailed out to all interested parties and the Coastal Commission within seven days of
the City Council’s decision on this application. An appeal of the City Council’s Decision
may then be filed by an applicant, any aggrieved person or any two members of the
Coastal Commission within 10 working days following the receipt of the Final Notice by
A-5
Resolution No. 2018-__
Page 6 of 21
the Coastal Commission. If no appeal is filed to the Coastal Commission, the decision
shall become final.
PASSED, APPROVED and ADOPTED this 5th day of June 2018.
_________________________________
Mayor
ATTEST:
____________________________
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF RANCHO PALOS VERDES )
I, Emily Colborn, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the
above Resolution No. 2018-__, was duly and regularly passed and adopted by the said
City Council at a regular meeting thereof held on June 5, 2018.
__________________________________
CITY CLERK
A-6
Resolution No. 2018-__
Page 7 of 21
RESOLUTION 2018-
EXHIBIT 'A'
REVISION “A” TO THE CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE PARCEL MAP NO. 69928, MITIGATED NEGAVTIVE
DECLARATION, GENERAL PLAN AMENDMENT, COASTAL SPECIFIC PLAN
AMENDMENT, ZONE CHANGE, VARIANCE, GRADING PERMIT, HEIGHT
VARIATION, AND COASTAL DEVELOPMENT PERMIT
(PLANNING CASE NOS. PLRV2018-0010 AND PLRV2018-0011)
GENERAL
1. This approval is for a General Plan Amendment to change the Land Use
Designation from Commercial Recreational to Residential (2-4 d.u./ac); a Coastal
Specific Plan Amendment to change the Land Use Designation from Agriculture to
Residential; a Zone Change from CR to RS-3 (Single-Family Residential); a 4-lot
subdivision and residential development; a Variance to allow the RS-3 zoned lots
to maintain a lot depth of 93-feet; a Grading Permit for a total of 4,028 cubic yards
of grading to facilitate the construction of the four new residences; and Height
Variation applications for the new residences on Lots 3 and 4 to exceed the 16-
foot height limit.
2. Final approval of this project shall be contingent upon approval of the Coastal
Specific Plan Amendment by the California Coastal Commission.
3. The property owner/applicant shall submit a trust deposit in an amount deemed to
be appropriate by the Director of Planning, Building and Code Enforcement for the
City to submit the necessary applications for an Amendment to the City’s Coastal
Specific Plan.
4. Within ninety (90) days of this approval, the applicant and/or property owner shall
submit to the City a statement, in writing, that they have read, understand and
agree to all conditions of approval contained in this approval. Failure to provide
said written statement within ninety (90) days following the date of this approval
shall render this approval null and void.
4a. The Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or
any of its officials, officers, employees, agents, departments, agencies, and
instrumentalities thereof, from any and all claims, demands, lawsuits, writs of
mandamus, and other actions and proceedings (whether legal, equitable,
declaratory, administrative or adjudicatory in nature), and alternative dispute
resolutions procedures (including, but not limited to arbitrations, mediations, and
A-7
Resolution No. 2018-__
Page 8 of 21
other such procedures) (collectively “Actions”), brought against the City, and/or any
of its officials, officers, employees, agents, departments, agencies, and
instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void,
or annul, the action of, or any permit or approval issued by, the City and/or any of
its officials, officers, employees, agents, departments, agencies, and
instrumentalities thereof (including actions approved by the voters of the City), for
or concerning the project.
ADDED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO.
2018-XX
4b. Approval of this permit shall not be construed as a waiver of applicable and
appropriate zoning regulations, or any Federal, State, County and/or City laws and
regulations. Unless otherwise expressly specified, all other requirements of the
City of Rancho Palos Verdes Municipal Code shall apply.
ADDED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO,
2018-XX
4c. Pursuant to Section 17.78.040, the Director of Community Development is
authorized to make minor modifications to the approved plans and any of the
conditions of approval if such modifications will achieve substantially the same
results as would strict compliance with the approved plans and conditions.
Substantial changes to the project shall be considered a revision and require
approval by the final body that approved the original project, which may require
new and separate environmental review and public notification.
ADDED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO,
2018-XX
5. The developer shall supply the City with one mylar and 12 copies of the map after
the final map has been filed with the Los Angeles County Recorders Office.
6. This approval expires twenty-four (24) months from the date of approval of the
vesting parcel map by the City Council, unless extended per Section 66452.6 of
the Subdivision Map Act and Section 16.16.040 of the Development Code. Any
request for extension shall be submitted to the Planning Department in writing prior
to the expiration of the map.
7. With the exception of the lot depth requirement, all lots shall comply with the lot
criteria required by the Development Code for the RS-3 Zoning District, including
the 13,000 square foot minimum lot area and the 4,290 square foot minimum
contiguous lot area.
A-8
Resolution No. 2018-__
Page 9 of 21
8. Unless specific development standards for the development of the lots are
contained in these conditions of approval, the development of the lots shall comply
with the requirements of Title 17 of the City’s Municipal Code.
9. All mitigation measures contained in the approved Mitigation Monitoring Program
contained in Resolution No. 2010-08 for the Mitigated Negative Declaration, shall
be incorporated into the implementation of the proposed project and adhered to,
and are incorporated herein by reference.
VESTING TENTATIVE PARCEL MAP NO. 69928
10. The proposed project approval permits the subdivision of the existing 1.42 acre
subject parcel into four separate parcels as shown on the Vesting Tentative Parcel
approved by the Council. Parcel #1 shall measure 14,402 square feet; Parcel #2
shall measure 15,567 square feet; Parcel #3 shall measure 14,081 square feet;
and Parcel #4 shall measure 17,704 square feet.
11. Prior to submitting the Final Map for recording pursuant to Section 66442 of the
Government Code, the subdivider shall obtain clearances from affected
departments and divisions, including a clearance from the City’s Engineer for the
following items: mathematical accuracy, survey analysis, correctness of
certificates and signatures, etc.
12. An agreement shall be prepared and submitted for review and approval by the City
Attorney prior to recordation of Final Map, and shall be made part of the recordation
of the Final Map. Said agreement shall hold the City of Rancho Palos Verdes
harmless from death, damage and injury resulting from golf balls going onto the
four lots approved by Tentative Parcel Map No. 69928.
13. Installation of gates that allow for direct access from any lot of Parcel Map No.
69928 onto the Terranea property shall be prohibited.
14. The Coastal Specific Plan Land Use Amendment shall be approved by the
California Coastal Commission prior to submitting the Final Map for recording
pursuant to Section 66442 of the Government Code.
15. The thirty-foot wide access easement across the property in favor of the City of
Rancho Palos Verdes shall be abandoned by the City prior to the recordation of the
Final Parcel Map. The developer shall pay all applicable costs relating to the
abandonment of the easement and the process relating thereto.
A-9
Resolution No. 2018-__
Page 10 of 21
PUBLIC WORKS AND CITY ENGINEER CONDITIONS
16. Final Parcel Map shall be recorded for the site.
a. A Termination of Offer of Dedication shall be made for any offer of dedication
previously rejected and shall be deemed to be terminated upon the approval
of the map by the legislative body. The map is required to contain a notation
identifying the offer or offers of dedication deemed terminated by Section
66477.2(e) of the SMA.
b. The PVPUSD easement(s) shall be abandoned prior to recordation of the
Final Parcel Map, and the developer shall provide the City with
confirmation that the easement has been formally abandoned prior to the
recordation of the final parcel map.
c. ADA accessibility easements shall be provided for public sidewalk as required
at the top of all driveways or ramps
17. Per the City Engineer, subject to review and approval by the Director of Public
Works, the following items shall be constructed, or the construction shall be
guaranteed by surety or cash bond accompanied by a subdivision improvement
agreement, prior to recordation of the Final Parcel Map:
a. The developer shall remove and replace any damaged or off-grade portions
of the existing curb and gutter and replace it, in kind, with A2—200(8) curb
and gutter per APWA Standard Plan120-1 for the entire project frontage
length of Nantasket Drive – to match existing.
b. The developer shall remove and replace any damaged or off-grade portions
of the existing sidewalk and replace it with four-inch thick, 4-foot wide portland
cement concrete sidewalk for the entire project frontage length of Nantasket
Drive.
c. Subject to review and approval by the Director of Public Works, the developer
shall provide for crack filling and slurry sealing throughout the project frontage
along Nantasket Drive from edge of gutter to edge of gutter, both sides of the
street.
d. The developer shall remove any existing driveways and construct new
driveways as applicable. Driveway approach slope and details needs to
comply with APWA STD PLAN 110-0 and other applicable drawings.
e. The developer shall construct pedestrian curb ramps at the north and south
ends of Nantasket Drive that conform the latest requirements of the
Americans with Disabilities Act.
f. Subject to review and approval by the Director of Public Works, provide new
street striping to replace the existing street striping disturbed by the street
resurfacing.
g. An Engineered (Rough) Grading Plan shall be prepared for the site. Fine
Grading may be incorporated into an (overall) Grading Plan if the houses are
to be built all at one time. If the houses are to be built individually, at different
A-10
Resolution No. 2018-__
Page 11 of 21
times, separate Fine Grading Plans may be prepared for those houses in
addition to the previously required Rough Grading Plan.
h. A final Drainage Report shall be prepared for the site.
Post-development storm water run-off quantities shall be mitigated per the
NPDES (Stormwater) Review by John L. Hunter. The Final Drainage Report
calculations shall be prepared in conformance with Los Angeles County
Standards (see on line manual
http://ladpw.org/wrd/publication/engineering/2006_Hydrology_Manual/2006
%20Hydrology%20Manual-Divided.pdf
18. Per the Department of Public Works and subject to approval by the Director of
Public Works, the Applicant shall ensure the following:
• No above ground utilities permitted in the Public Right of Way.
• Only cement concrete or asphalt concrete surface are allowed in the ROW.
• Prior to the issuance of a grading permit, a complete hydrology and
hydraulic study (include off-site areas affecting the development) shall be
prepared by a qualified civil engineer and approved by the City Engineer.
The report shall include detail drainage conveyance system including
applicable swales, channels, street flows, catch basins, and storm drains
which will allow building pads to be safe from inundation by rainfall runoff
which may be expected from all storms up to and including the theoretical
100-year flood.
• It is the property owners responsibility to maintain landscaping in the right
of way and keep it in a safe condition
• ADA access by way of the public sidewalk with appropriate easements as
required, shall be provided at the back of the right of way, behind the top of
all driveways.
• Catch Basin shall have “NO Dumping-Drain to Ocean” painted on them in
the ROW and on the property
• Filtering and Water Quality devices shall be installed in all storm drain inlets
along Nantasket Drive from Beachview Drive to Seacove Drive, including
the knuckles.
• All plans shall provide Best Management Practices (BMP’s) and Water
Quality Management Plan (WQMP)
• Plans shall provide Sewer connection information, and shall be approved
by LA County Public Works Department prior to approval by the City of
Rancho Palos Verdes.
19. N.P.D.E.S. (Stormwater) Conditions
Best Management Practices (BMP’s) shall be incorporated into the design of this
project to accomplish the following goals.
a. Minimize impacts from storm water runoff on the biological integrity of Natural
Drainage Systems and water bodies in accordance with requirements under
A-11
Resolution No. 2018-__
Page 12 of 21
CEQA (Cal. Pub. Resources Code § 21100), CWC § 13369, CWA § 319, CWA
§ 402(p), CWA § 404, CZARA § 6217 (g), ESA § 7, and local government
ordinances.
b. Maximize the percentage of permeable surfaces to allow more percolation of
storm water into the ground.
c. Minimize the amount of storm water directed to impermeable surfaces and to
the MS4.
d. Minimize pollution emanating from parking lots through the use of appropriate
Treatment Control BMP’s and good housekeeping practices.
e. Properly design and maintain Treatment Control BMP’s in a manner that does
not promote breeding of vectors.
f. Provide for appropriate permanent measures to reduce storm water pollutant
loads in stormwater from the development site.
g. A SUSMP and SWPPP shall be prepared and approved by the City’s NPDES
consultant prior to any building or grading permits being issued.
h. A vegetative area (slope less than 6%) shall be constructed surrounding each
lot (minimum 10 feet wide) except for the paver driveway.
MITIGATION MONITORING
The development shall comply with all of the following mitigation measures of the adopted
Mitigated Negative Declaration.
Aesthetics:
A-1: Exterior residential lighting shall be in compliance with the standards of Section
17.56.030 of the Rancho Palos Verdes Development Code. No outdoor lighting is
permitted where the light source is directed toward or results in direct illumination of a
parcel of property or properties other than upon which such light is physically located.
Air Quality:
AQ-1: During construction the owner shall ensure that the unpaved construction areas
are watered at least twice a day during excavation and construction to reduce dust
emissions and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond
the project site boundaries.
AQ-2: During construction the owner shall ensure that all clearing, grading, earth moving
or demolition activities shall be discontinued during periods of high winds (i.e., greater
than 30 mph), so as to prevent excessive amounts of dust.
AQ-3: During construction of any improvements associated with the subdivision, the
owner shall ensure that General contractors shall maintain and operate construction
equipment so as to minimize exhaust emissions.
A-12
Resolution No. 2018-__
Page 13 of 21
AQ-4: A weatherproof notice/sign setting forth the name of the person(s) responsible for
the construction site and a phone number(s) to be called in the event that dust is visible
from the site as described in mitigation measure AQ-1 above, shall be posted and
prominently displayed on the construction fencing.
Cultural Resources:
CR-1: Prior to the commencement of grading, the applicant shall retain a qualified
paleontologist and archeologist to monitor grading and excavation. In the event
undetected buried cultural resources are encountered during grading and excavation,
work shall be halted or diverted from the resource area and the archeologist and/or
paleontologist shall evaluate the remains and propose appropriate mitigation measures.
Geology/Soils:
GEO-1: The applicant shall ensure that all applicable conditions as specified within the
geotechnical report and all measures required by the City Geologist are incorporated into
the project.
GEO-2: Prior to building permit issuance, the applicant shall prepare an erosion control
plan for the review and approval of the Building Official. The applicant shall be
responsible for continuous and effective implementation of the erosion control plan
during project construction.
Hydrology/Water Quality:
HWQ -1: Subject to review and approval of the City Public Works and Building and Safety
Departments and prior to the issuance of grading permits, the project applicant shall
submit a storm water management plan which shows the on-site and off-site storm water
conveyance systems that will be constructed by the project proponent for the purpose of
safely conveying storm water off the project site. These drainage structures shall be
designed in accordance with the most current standards and criteria of the City Engineer
and Los Angeles County Department of Public Works to ensure that adequate drainage
capacity is maintained. The plan shall also show whether existing storm water facilities
off the site are adequate to convey storm flows and what additional improvements to
these existing facilities are required by the project applicant to ensure these facilities will
be adequate to meet the needs of this project. Prior to the issuance of any building permits
for any of the proposed residences, the project applicant shall install/improve such
facilities to the satisfaction of the Director of Public Works and the City Building Official.
HWQ -2: The project shall comply with the requirements of the statewide National
Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water
A-13
Resolution No. 2018-__
Page 14 of 21
Discharges Associated with Construction Activity to prevent storm water pollution from
impacting waters of the U.S. in the vicinity of the project site.
HWQ-3: In accordance with the Clean Water Act, the project applicant shall coordinate
with the Regional Water Quality Control Board (RWQCB) regarding the required National
Pollutant Discharge Elimination System (NPDES) permit for the project. The project
applicant shall obtain this permit and provide the City with proof of the permit before any
site grading begins.
HWQ-4: Appropriate Best Management Practices (BMP), including sandbags shall be
used by the project applicant to help control runoff from the project site during project
construction activities. Measures to be used shall be approved by the City Engineer
before a Grading Permit is issued for the project.
Noise:
N-1: Demolition, grading and construction activities shall be limited to the hours of 7:00am
and 7:00pm 6:00pm, Monday through Saturday Friday, and 9:00am to 5:00pm on
Saturday. There shall be no construction on Sundays or federally observed holidays.
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO, 2018-
XX
N-2: During demolition, construction and/or grading operations, trucks shall not park,
queue and/or idle at the project site or in the adjoining public rights-of-way before 7:00
AM, Monday through Saturday Friday, and before 9:00 AM on Saturday, in accordance
with the permitted hours of construction stated above.
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO, 2018-
XX
Public Services:
PS-1: As there is no park or recreational facility designated in the general plan to be
located in whole or in part within the proposed subdivision to serve the immediate and
future needs of the residents of the subdivision, the project applicant shall, in lieu of
dedicating land, pay a fee equal to the value of the land prescribed for dedication in
Section 16.20.100.0 and in an amount determined in accordance with the provisions of
Section 16.20.100.G.
Transportation/Traffic:
T-1: Prior to the issuance of a grading permit for the project, the project applicant shall
A-14
Resolution No. 2018-__
Page 15 of 21
prepare a haul route plan for approval by the City's Public Works Department. The project
applicant shall also be required to post a bond with the City in an amount determined by
the Public Works Department that will provide for the repair of City streets damaged by
the hauling of soil away from the project site.
PARK DEDICATION
20. Prior to recordation of the Final Map, which is contingent upon California Coastal
Commission approval of the Coastal Specific Plan Amendment, the developer
shall pay to the City of Rancho Palos Verdes, subject to the City Council’s
approval, a Parkland Dedication in lieu fee which is to be calculated pursuant to
the City’s Development Code Section 16.20.100.
UTILITIES
21. Prior to submittal of plans into building division plan check, the applicant shall
provide evidence of confirmation from the applicable service providers that provide
water, wastewater treatment and solid waste disposal, that current water supplies
are adequate to serve the proposed project.
22. All utilities to and on the property shall be provided underground, including cable
television, telephone, electrical, gas and water. All necessary permits shall be
obtained for their installation. Cable television shall connect to the nearest trunk
line at the developer’s expense.
DRAINAGE
23. All drainage swales and any other on-grade drainage facilities, including gunite,
shall be of an earth tone color and shall be reviewed and approved by the Director
of Planning, Building and Code Enforcement.
24. Site surface drainage measures included in the project’s geology and soils report
shall be implemented by the project developer during project construction.
25. Prior to issuance of any permits, the City’s NPDES consultant shall review and
approve the project to ensure that the project will comply with all applicable
requirements for the control and treatment of erosion and run-off from the project
site.
SURVEY MONUMENTATION
A-15
Resolution No. 2018-__
Page 16 of 21
26. Prior to recordation of the Final Map, a bond, cash deposit, or combination thereof
shall be posted to cover costs to establish survey monumentation in an amount to
be determined by the City Engineer.
27. Within twenty-four (24) months from the date of filing the Final Map, the developer
shall set survey monuments and tie points and furnish the tie notes to the City
Engineer.
28. All lot corners shall be referenced with permanent survey markers in accordance
with the City’s Municipal Code.
29. All corners shall be referenced with permanent survey markers in accordance with
the Subdivision Map Act.
UNIT NUMBERING
30. Any unit numbering by the developer must be approved by the City Engineer.
GRADING
31. Approval of the project shall allow a total of 4,028 4,973 cubic yards of grading,
which is distributed as follows:
LOT # CUT (cy) FILL (cy)
MAX DEPTH OF
CUT
MAX HEIGHT OF
FILL
1 340 735 809 5.5 6.5ft. 6-ft.
2 793 1,343 248 5.7 6.7-ft. 1.8-ft.
3 431 489 10-ft 3.1
4 393 132 2-ft. 4-ft.
TOTAL 1,957 2,902 2,071 -- --
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO,
2018-XX
32. Prior to issuance of any grading permit for the project, the Coastal Specific Plan
Amendment shall be approved by the California Coastal Commission.
33. A construction plan shall be submitted to the Director of Planning, Building and
Code Enforcement prior to issuance of grading permits. Said plan shall include but
not be limited to: limits of grading, estimated length of time for rough grading and
improvements, location of construction trailer, location and type of temporary
utilities. The use of rock crushers shall be prohibited.
A-16
Resolution No. 2018-__
Page 17 of 21
34. Prior to filing the Final Map, a grading plan shall be reviewed and approved by the
City Engineer and City Geologist. This grading plan shall include a detailed
engineering, geology and/or soils engineering report and shall specifically be
approved by the geologist and/or soils engineer and show all recommendations
submitted by them. It shall also be consistent with the tentative map and
conditions, as approved by the City.
35. Grading shall conform to Chapter 29, “Excavations, Foundations, and Retaining
Walls”, and Chapter 70, “Excavation and Grading of the Uniform Building Code”.
36. Prior to the issuance of grading permits, the applicant shall demonstrate to the
Director of Planning, Building and Code Enforcement that dust generated by
grading activities shall comply with the South Coast Air Quality Management
District Rule 403 and the City Municipal Code requirements that require regular
watering for the control of dust.
37. During construction, all excavating and grading activities shall cease when winds
gusts (as instantaneous gusts) exceed 25 mph. To assure compliance with this
measure, grading activities are subject to periodic inspections by City staff.
38. Construction equipment shall be kept in proper operating condition, including
proper engine tuning and exhaust control systems.
39. Trucks and other construction vehicles shall not park, queue and/or idle at the
project site or in the adjoining public rights-of-way before 7:00 AM, Monday through
Saturday Friday, and before 9:00 AM on Saturday, in accordance with the
permitted hours of construction stated in Section 17.56.020(B) of the Rancho Palos
Verdes Municipal Code.
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO,
2018-XX
40. The project shall utilize construction equipment equipped with standard noise
insulating features during construction to reduce source noise levels.
41. All project construction equipment shall be properly maintained to assure that no
additional noise, due to worn or improperly maintained parts is generated.
42. Haul routes used to transport soil exported from the project site shall be approved
by the Director of Public Works to minimize exposure of sensitive receptors to
potential adverse noise levels from hauling operations.
TRACT DEVELOPMENT STANDARDS
A-17
Resolution No. 2018-__
Page 18 of 21
43. The Final Map shall be in conformance with the lot size and configuration shown
on the Vesting Tentative Parcel Map, as approved by the City Council on February
2, 2010.
44. The approved residences shall maintain the following minimum setbacks:
• Front: 20-feet
• Side: 10-feet
• Rear: 15-feet
45. The approved residences shall comply with the following standards:
LOT 1 LOT 2 LOT 3 LOT 4
CUMULATIVE
TOTAL
LOT SIZE 14,402 sf 15,567 sf 14,081 sf 17,704 sf --
LOT COVERAGE 35% 37%
32.5%
36% 37% 34%
--
MAX RIDGELINE
ELEVATION 180.1-ft. 165.4-ft. 160.3-ft. 152.9-ft. --
STRUCTURE
HEIGHT
15.2-ft./24.1-
25.1 ft.
16-ft./24.1-
25.1 ft.
19.6-ft./24-
ft.
19.9-ft./25.3-
ft.
--
The cumulative total square footage of all four residences plus garages shall not be more
than 23,411.7 square feet. However, in no case shall the structure size of any one
residence plus garage be more than 6,744 square feet.
Any request to make the size of any residence larger or taller, shall require approval of a
revision to the Grading Permit and/or the applicable Height Variation permit by the City
Council.
11 Nantasket (Lot 1) and 21 Nantasket (Lot 2) shall include the construction of a 1,126ft2
balcony and loggia with associated stairs located on the rear façade of each residence
and planter walls ranging between 2’ and 6’ in height along the east façade of both
residences
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO, 2018-
XX
46. Prior to submittal of grading plans and/or building plans for the residence on Lot 1
into plan check with the Building and Safety Division, the applicant shall redesign
the proposed residence on Lot 1 to minimize view impairment from the viewing
areas of properties located at 6619 Beachview Drive, 6617 Beachview Drive and
6615 Beachview Drive. Said redesign shall be submitted to the Director of
A-18
Resolution No. 2018-__
Page 19 of 21
Community Development and shall be reviewed by the City Council. Notice of said
review hearing shall be published and provided to owners of property within a 500-
foot radius, to persons requesting notice, to all affected homeowners associations,
and to the property owner in accordance with Rancho Palos Verdes Development
Code Section 17.80.090.
47. The landscaping for each parcel shall be required to use only non-invasive plant
species, as identified by the California Invasive Pest Council (Cal-IPC) or the Santa
Monica Mountains Chapter handbook entitled Recommended List of Native Plants
for Landscaping in the Santa Monica Mountains. In addition, all landscaping shall
be required to consist of primarily native, drought resistant species, and all
landscaping within 15 feet of the rear property line adjacent to the natural habitat
area on the Terranea property shall consist of non-invasive, native plant species
only. Fuel modification for these parcels shall not be carried out in native habitat
zones that were created as a part of the Terranea Resort. These landscape
requirements shall be noted on the approved site plan, and these landscape
requirements shall be recorded on each of the lots as part of the Final Parcel Map.
Lastly, fuel modification for these parcels adjacent to the Terranea Resort Hotel
shall not be carried out in native habitat zones created as a part of the Terranea
Resort.
PRIOR TO BUILDING PERMIT FINAL, landscaping shall be installed in the front
planters to the satisfaction of the Director of Community Development, in order to
screen the east façade of the rear stairs.
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO.
2018-XX.
48. Landscaping for the project shall be designed, implemented and maintained to
comply with the City’s Water Efficient Landscape Ordinance and with the
Landscape Regulations.
49. Subject to review and approval by the Building Official, a ridge height certification
is required for each residence by a licensed land surveyor or engineer prior to
installation of roof materials.
50. Subject to review and approval by the Building Official, structure size certification
is required for each residence by a licensed surveyor or engineer prior to building
permit final of the residences.
51. Driveway slopes shall conform to the maximum 20-percent standard set forth in
the Development Code.
A-19
Resolution No. 2018-__
Page 20 of 21
52. Each residence shall maintain a minimum three-car garage, with each space being
individually accessed and each maintaining a minimum unobstructed dimension of
9-feet-wide by 20-feet-deep by 7-feet-vertical clearance.
53. Chimneys, vents and other similar features shall not be any higher than the
minimum height required by the Uniform Building Code.
54. Fences, walls, pilasters, hedges, etc. located within the 20-foot front-yard setback
area shall not exceed forty-two inches (42”) in height.
55. With the exception of solar panels, roof-mounted mechanical equipment is not
permitted. Mechanical equipment may encroach upon the rear- and side-yard
setback areas, provided that such equipment does not generate noise levels in
excess of 65 dBA at the property line.
56. Construction of the approved project shall substantially comply with the plans
originally stamped APPROVED and with the RS-3 district and site development
standards of the Rancho Palos Verdes Development Code.
57. In the event that a Planning Division and a Building Division requirement are in
conflict, the stricter standard shall apply.
58. The construction site and adjacent public and private properties and streets shall
be kept free of all loose materials resembling trash and debris in excess of that
material used for immediate construction purposes. Such excess material may
include, but not be limited to: the accumulation of debris, garbage, lumber, scrap
metal, concrete asphalt, piles of earth, salvage materials, abandoned or discarded
furniture, appliances or other household fixtures.
59. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday
through Saturday, with no construction activity permitted on Sundays or on the
legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes
Development Code. There shall be no idling vehicles and equipments related to
the approved scope of the project prior to 7:00 a.m. and after 7 p.m.
59. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday
through Friday, 9:00AM to 5:00PM on Saturday, with no construction activity
permitted on Sundays or on the legal holidays specified in Section 17.96.920 of
the Rancho Palos Verdes Development Code. During demolition, construction
and/or grading operations, trucks shall not park, queue and/or idle at the project
site or in the adjoining street rights-of-way before 7AM Monday through Friday and
before 9AM on Saturday, in accordance with the permitted hours of construction
stated in this condition. When feasible to do so, the construction contractor shall
provide staging areas on-site to minimize off-site transportation of heavy
A-20
Resolution No. 2018-__
Page 21 of 21
construction equipment. These areas shall be located to maximize the distance
between staging activities and neighboring properties, subject to approval by the
building official.
REVISED ON JUNE 5, 2018 PER CITY COUNCIL-ADOPTED RESOLUTION NO.
2018-XX.
60. The sidewalk along Nantasket Drive, which connects to the Flowerfield trail on the
Terranea Resort site shall remain open to the public and no physical obstructions
such as gates or guardhouses or signs that restrict public access to the trail shall
be allowed on or fronting Nantasket Drive.
A-21
1
Amy Seeraty
From:SUNSHINE <sunshinerpv@aol.com>
Sent:Monday, May 28, 2018 12:25 PM
To:CC
Cc:Amy Seeraty; Ara Mihranian; Elias Sassoon; Interim IT Manager; EZStevens@cox.net;
dianestonehomes@gmail.com; ken.delong@verizon.net; Mickey Rodich
<mickeyrodich@gmail.com>; Bill Gerstner <wgg@squareoneinc.com>
Subject:Coastal Zone views and more. Fwd: New Newsflash Public Notice - Nantasket Drive.
MEMO from SUNSHINE
TO: RPV City Council, Staff and interested parties
RE: Coastal view obstructions, moving dirt, ListServe Notices all inspired by a private property
owner's request that the City Council consider amending the 2010 Council-adopted Conditions of
Approval
This is another opportunity to bring up how Staff's minimalist reviews of proposals coming to the City
Council do not address the opportunities and larger issues. The larger issues in this case are the
Viewing Station and the foliage obstructing the coastal view. If the foliage along PV Drive south were
cut down to below the 2 degree down arc from the Viewing Station (see Council Policy which should
be in the Coastal Specific Plan, Definitions), would either or both of the proposed new structures be
encroaching on the public's view? Or, are the homes on Beachview Drive already encroaching?
I understand that the residents on Beachview Dr. like the foliage for their privacy and for sound
attenuation. Number one, foliage is acoustically invisible. Number two, it is blocking the public's view
of the ocean. And, number three, RPV has an open front yards Policy. Now, these people are
requesting changes to preserve their personal views. They should pay for more than just Staff Time.
Some of that foliage is acacias. Has anyone been assigned the task of looking into creating an
acacias eradication program? That really needs to happen. Funding it with recycle money is just one
opportunity. Some acacias will be removed as a part of the arterial roadway fences and walls
project. While the appropriate contractors are on site, more of them could be done away
with. How/when will Council get to discuss it?
Back to Nantasket. Has anyone thought about how they will now be exporting dirt? We are going to
need lots of it to realign PV Drive South. It should be good, clean stuff. Stockpiling it where Ishibashi
Lake/The Sandbox area is sinking makes sense to me.
This ListServ Notice is an example of another issue. Dan Landon was working on making the notices
more user friendly by providing the complete address to the document in question. This one adds an
additional step instead of eliminating a few. A link of something like read on does not forward. One
can't get anywhere by copying and pasting it into a browser Address Bar. By making sharing
information more difficult, Staff is reducing the City's "transparency". My previous email to the Interim
IT Manager has gone unacknowledged. Is this thoughtlessness or on purpose?
One thought leads to another for the good of the community.
B-1
2
From: listserv@civicplus.com
To: sunshinerpv@aol.com
Sent: 5/17/2018 10:52:47 AM Pacific Standard Time
Subject: New Newsflash Public Notice - Nantasket Drive (11,21,32639) For rpvca.gov
View this in your browser
This complimentary message is being sent to opt-in subscribers who might be interested in its content. If you do not wish
to continue receiving these messages, please accept our apologies, and unsubscribe by following the instructions at the
bottom of this message.
* * * * * * *
May 17, 2018
Public Notice - Nantasket Drive (11,21,32639)
Right-click here to download pictures. To help protect your priv acy, Outlook prevented automatic download of thi s pi ctu re from the In ternet.Alert Photo
The City Council of the City of Rancho Palos Verdes will conduct a public hearing on Tuesday,
June 5, 2018, at 7:00 PM at Hesse Park Community Building, 29301...… Read on
* * * * * * *
This complimentary message is being sent to opt-in subscribers who might be interested in its content. If you do not wish
to continue receiving these messages, please accept our apologies, and unsubscribe by visiting our website at:
http://www.rpvca.gov/list.aspx ;
Please note, we will not sell or give your e-mail address to any organization without your explicit permission.
You are receiving this message because you are subscribed to Public Notices on www.rpvca.gov. To
unsubscribe, click the following link:
Unsubscribe
B-2
54" S.D.
54" S.D.
54" S.D.
8" S.S.
8" S.S.
30
'
30
'
3
0
'
3
0
'
1
2
5
1
3
0
1
3
5
1
4
0
1
4
5
1
5
0
1
5
5
1
6
5
1
6
0
1
7
0
17
0
16
5
16
0
15
5 15
0
1
4
5
1
4
0
1
3
5
130
12
5
12" W.
12" W.
1
2
"
W
.
12" W.
18
"
S
.
D
.
8" S.S.
EDISON VAULT
STORM DRAIN
INLET
Ed
&
G
T
E
Ed>E
Te
l
c
o
M
.
H
.
GAS
GAS
GAS
Ed>E
Ed>E
CA
T
V
P
B
Ed
V
a
u
l
t
Ed
V
a
u
l
t
CA
T
V
P
B
Te
l
c
o
M
.
H
.
JOB ADDRESS
LEGAL DESCRIPTION
LOT 2 AS SHOWN ON PARCEL MAP RECORDED IN BOOK 131, PAGES 83-84
OF MAPS IN THE RECORDS OF THE OFFICE OF THE COUNTY RECORDER,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
OWNER:
Dana and Paige Ireland
1 Seacove Drive
Rancho Palos Verdes, CA 90275
310-462-1300
1" = 30' HORIZ.
1" = 30' VERT.
SURVEY NOTE:
EXISTING TOPOGRAPHY AND BOUNDARY INFORMATION
WAS COMPILED FROM RECORD INFORMATION AND
SOURCES OF VARYING RELIABILITY. IT DOES NOT
REPRESENT A CURRENT TOPOGRAPHIC SURVEY BY
BOLTON ENGINEERING CORP. AND SHOULD NOT BE RELIED
UPON FOR LINE, GRADE, OR LEGAL INFORMATION.
CREST ROADHA
W
T
H
O
R
N
E
BL
V
D
PALOS
V
E
R
D
E
S
DR. S
PACIFIC OCEAN
PROJECT LOCATION
VICINITY MAP
NOT TO SCALE
Parcel Gross Area Net Area Min Net Area
1 14,402 7,754 3,333
2 15,567 8,456 "
3 14,081 7,563 "
4 17,704 9,749 "
WEST SIDE OF NANTASKET DRIVE, BETWEEN BEACHVIEW DRIVE AND
SEACOVE DRIVE, IN THE CITY OF RANCHO PALOS VERDES (NO ADDRESS
ASSIGNED, APN 7573-014-013)
C1
INDEX OF SHEETS
SCOPE OF WORK
RANCHO PALOS VERDES NOTES
ENGINEER / SURVEYOR:
HAUL ROUTE (CHANDLER'S LANDFILL)
•HEAD NORTH ON NANTASKET DR.
•CONTINUE ONTO BEACHVIEW DR.
•TURN LEFT ONTO SEAHILL DR.
•TURN LEFT ONTO PALOS VERDES DR. SOUTH
•TURN RIGHT ONTO HAWTHORNE BLVD.
•TURN RIGHT ONTO PALOS VERDES DR. N.
•TURN LEFT ONTO PALOS VERDES DR. E. AND ARRIVE AT
CHANDLER'S PALOS VERDES SAND & GRAVEL CO.
Rough Grading Plans
for
PARCEL MAP 69928
RANCHO PALOS VERDES, CALIF.
NANTASKET VILLAS
1" = 30'
WDID#: 4 19W002972
SOILS ENGINEER:
CUT (Approved):1,957 cy
CUT (Additional): 945 cy
CUT (Eliminated): (358 cy)
TOTAL CUT (Proposed):2,544 cy
FILL (Approved):2,071 cy
TOTAL FILL (Proposed):2,071 cy
TOTAL FILL (15% Shrinkage): 2,436 cy
NET (Approved): 114 cy (Import)
NET (Proposed): 108 cy (Export)
C-1
C-2
C-3
C-4
C-5
C-6
C-7
C-8
C-9
C-10
C-11
RESOLUTION NO.2010-87
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES CONDITIONALLY APPROVING CASE NOS.SUB2008-
00001 AND ZON2008-00074 THRU -00078 FOR A GENERAL PLAN
AMENDMENT,ZONE CHANGE,COASTAL SPECIFIC PLAN
AMENDMENT AS APPROVED BY THE CALIFORNIA COASTAL
COMMISSION,VESTING PARCEL MAP,VARIANCE,COASTAL PERMIT,
GRADING PERMIT AND HEIGHT VARIATIONS TO ALLOW THE
FOLLOWING:GENERAL PLAN LAND USE CHANGE FROM
COMMERCIAL RECREATIONAL (CR)TO SINGLE-FAMILY RESIDENTIAL,
TWO-TO-FOUR DWELLING UNITS PER ACRE;ZONE CHANGE FROM
CR TO RS-3;LAND DIVISION OF A 1.42-ACRE LOT INTO FOUR SINGLE-
FAMILY RESIDENTIAL LOTS;A VARIANCE TO ALLOW LOT DEPTHS OF
93-FEET INSTEAD OF 11 O-FEET;HEIGHT VARIATIONS TO ALLOW THE
NEW SINGLE-FAMILY RESIDENCES ON LOTS 3 AND 4 TO EXCEED
THE 16-FOOT HEIGHT LIMITS;AND ALLOW A TOTAL OF 4,028 CUBIC
YARDS OF GRADING TO ACCOMMODATE THE CONSTRUCTION OF
SINGLE-FAMILY RESIDENCES ON FOUR NEW LOTS;ON AN EXISTING
VACANT LOT LOCATED 32639 NANTASKET DRIVE,WHICH IS ON THE
WEST SIDE OF NANTASKET DRIVE BETWEEN BEACHVIEW DRIVE
AND SEACOVE DRIVE IN THE CITY'S COASTAL ZONE (APN 7573-014-
013).
WHEREAS,on September 26,2006,November 14,2006,January 9,2007,March
13,2007,and March 27,2007,the Planning Commission considered Case Nos.ZON2005-
00536 and ZON2006-00180 thru -00182 for a proposed General Plan Land Use
Designation Change from Commercial to Residential,a Coastal Specific Plan Land Use
Designation Change from Agricultural to Residential,a Zone Change from CR (Commercial
Recreational)to RS-4 (Single-Family Residential),a 5-lot subdivision and development of
five single-family residences on a vacant parcel on Nantasket Drive between Beachview
Drive and Seacove Drive (APN 7573-014-013);and,
WHEREAS,on April 24,2007,the Planning Commission adopted PC Resolution
Nos.2007-29,2007-30 and 2007-31,recommending that the City Council certify the
Mitigated Negative Declaration;approve the Land Use Designation changes to Residential;
approve the Zone Change to RS-4 (Single-Family Residential);approve the single-family
residences on Lots 1 and 2;and deny the single-family residences on Lots 3,4,and 5 due
to these residences not being compatible with the immediate neighborhood with regards to
bulk and mass;and,
WHEREAS,on May 15,2007,the proposed project,along with the Planning
Commission's recommendation was presented to the City Council for consideration.After
hearing public testimony and discussing the merits of the project,the City Council denied
the applications and remanded the item back to the Planning Commission with instructions
that consideration be given to rezone the project from Commercial Recreational to RS-2 or
Resolution No.2010-87
Page 1 of 17
D-1
RS-3,which are less dense residential zoning districts than the Planning Commission's
recommendation of RS-4;and,
WHEREAS,in response to the City Council's May 15,2007 directive,the property
owner/applicant submitted new applications on January 31,2008,which are the same
application types submitted in 2006 and 2007.However,the current proposal includes a
zone change to RS-3 instead of RS-4,which is a lower density;a 4-lot subdivision and
residential development instead of a 5-lot subdivision;Height Variation applications for
Lots 3 and 4 to exceed the 16-foot height limit;a Grading Permit for a total of 4,028 cubic
yards of grading to facilitate the construction of the new residences;and,continues to
propose a General Plan Land Use Designation Change from Commercial to Residential,a
Coastal Specific Plan Land Use Designation Change from Agricultural to Residential,a
Variance to allow the RS-3 zoned lots to maintain a lot depth of 93-feet instead of the 110-
feet lot depth requirement (hereinafter referred to as Case Nos.SUB2008-00001 and
ZON2008-00074 thru -00078);and,
WHEREAS,on February 25,2008,Case Nos.SUB2008-00001 and ZON2008-
00074 thru -00078 were deemed incomplete pending the submittal of additional
information;and,
WHEREAS,after submittal of additional information,including construction and
certification of the required temporary silhouettes,on September 29,2009 the applications
were deemed to be complete for processing;and,
WHEREAS,pursuant to the provision of the California Environmental Quality Act,
Public Resources Code Section 21000 et.seq.(UCEQA"),the State's CEQA Guidelines,
California Code of Regulation,Title 14,Section 15000 et.seq.,the City's Local CEQA
Guidelines,and Government Code Section 65962.5(F)(Hazardous Waste and Substances
Statement),the City of Rancho Palos Verdes prepared an Initial Study and determined
that,by incorporating mitigation measures into the Negative Declaration,there is no
substantial evidence that the approval of Case Nos.SUB2008-00001 and ZON2008-00074
thru -00078,otherwise known as General Plan Amendment,Zone Change,Coastal
Specific Plan Amendment,Vesting Parcel Map,Variance,Coastal Permit,Grading,and
Height Variations,would result in a significant adverse effect on the environment.
Accordingly,a Draft Mitigated Negative Declaration was prepared and notice of that fact
was given in the manner required by law;and,
WHEREAS,the Mitigated Negative Declaration and Initial Study were prepared and
circulated for public review between October 2,2009 and November 10,2009;and,
WHEREAS,on October 2,2009,the City mailed notices to all property owners
within a 500-foot radius from the subject property,including the Sea Bluff HOA,informing
them of the Planning Commission hearing to consider the pending development
applications.Further,the notice was published in the Peninsula News on October 8,2009.
Resolution No.2010-87
Page 2 of 17
D-2
WHEREAS,in accordance with the requirements of CEQA,a Mitigation Monitoring
program has been prepared,and is attached to the Environmental Assessment and
Resolution No.2010-08 as Exhibit "A";and,
WHEREAS,copies of the draft Mitigated Negative Declaration were distributed to
the Planning Commission,and prior to taking action on the proposed development
proposal,the Planning Commission independently reviewed and considered the
information and findings contained in the Negative Declaration and determined that the
document was prepared in compliance with the requirements of CEQA and local
guidelines,with respect thereto;and,
WHEREAS,after issuing notices pursuant to the requirements of the Rancho Palos
Verdes Development Code and the State CEQA Guidelines,the Planning Commission
held a dUly noticed public hearing on November 10,2009,at which time all interested
parties were given an opportunity to be heard and present evidence;and,
WHEREAS,at a public hearing held on November 10,2009,the Planning
Commission adopted P.C.Resolution No.2009-47,recommending that the City Council
certify the Mitigated Negative Declaration for Case Nos.SUB2008-00001 and ZON2008-
00074 thru -00078; and,
WHEREAS,at a public hearing held on November 10,2009,the Planning
Commission adopted P.C.Resolution No.2009-48,recommending that the City Council
approve the land use amendments,zone change,and development project associated with
Case Nos.SUB2008-00001 and ZON2008-00074 thru -00078;and,
WHEREAS,at a public hearing held on February 2,2010,the City Council adopted
Resolution No.2010-08,certifying a Mitigated Negative Declaration and determining that
there is no substantial evidence that the approval of Case Nos.SUB2008-00001 and
ZON2008-00074 thru -00078,otherwise known as General Plan Amendment,Zone
Change,Coastal Specific Plan Amendment,Vesting Parcel Map,Variance,Coastal Permit,
Grading,and Height Variations,would result in a significant adverse effect on the
environment;and,
WHEREAS,at a public hearing held on February 2,2010,the City Council adopted
Resolution No.2010-09,approving Case Nos.SUB2008-00001 and ZON2008-00074 thru -
00078,for a General Plan Land Use change from Commercial Recreational (CR)to Single-
Family Residential,two-to-four dwelling units per acre;a Zone Change from CR to RS-3;a
Parcel Map,subdividing a 1.42-acre lot into four single-family residential lots;a Variance to
allow lot depths of 93-feet instead of 11 O-feet;Height Variations to allow the new single-
family residences on Lots 3 and 4 to exceed the 16-foot height limits;and allow a total of
4,028 cubic yards of grading to accommodate the construction of single-family residences
on the four new lots;and,
WHEREAS,since final approval of the project was contingent upon the California
Coastal Commission approval of an amendment to the City's Local Coastal Plan (i.e.,
Coastal Specific Plan),City Staff submitted a LCP Amendment to Coastal Commission
Resolution No.2010-87
Page 3 of 17
D-3
Staff on March 17,2010 to change the Coastal Specific Plan Land Use designation from
Agriculture to Residential,and the zoning from Commercial Recreation (CR)to Single-
Family Residential (RS-3);and,
WHEREAS,the City's LCP Amendment was accepted by the California Coastal
Commission Staff and identified as Local Coastal Program Amendment RPV-MAJ-1-10,
and subsequently deemed complete for processing in May 2010;and,
WHEREAS,on August 13,2010,the California Coastal Commission considered the
City's LCP Amendment,and approved the LCP Amendment with suggested modifications
to the text and policies of the City's LCP (Le.,the City's Coastal Specific Plan);and,
WHEREAS,after issuing notice pursuant to the requirements of the City's
Development Code,the City Council of the City of Rancho Palos Verdes held a public
hearing on September 21,2010,to consider the Coastal Commission's suggested
modifications,at which time all interested parties were given an opportunity to be heard
and present evidence.
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES
DOES HEREBY FIND,DETERMINE,AND RESOLVE AS FOLLOWS:
Section 1:The proposed project is for a General Plan Amendment to change the
land use designation from Commercial Recreational (CR)to Single-Family Residential,2-
to-4 dwelling units per acre;a Zone Change from CR to RS-3;Coastal Specific Plan
Amendment to change the land use designation from Agricultural to Residential;
subdivision of the existing 1.42-acre site to four single-family residential lots;development
of a single-family residence on each lot;a Variance to allow the four lots to maintain a lot
depth of 93-feet,which is less than the 11 O-foot lot depth requirement for RS-3 zoned lots;
a Grading Permit for approximately 4,028 cubic yards of total grading on all 4 lots to
accommodate the construction of a single-family residence on each lot;Height Variation
Permits for the single-family residential structures on Lots 3 and 4 (the 2 lots closest to Sea
Cove Drive),to exceed the 16-foot building height requirement;and,a coastal Permit for
development within the City's Coastal Zone.
GENERAL PLAN AMENDMENT
Section 2:The City Council finds that the request for a General Plan Amendment,
which involves changing the Land Use designation from Commercial Recreational (CR)to
Single-Family Residential,2-to-4 dwelling units per acre is warranted for the following
reasons:
A.The size of the subject site,at 1.42-acres,does not meet the minimum development
site area for CR Zoned lots.The Development Code calls for CR Zoned lots to be a
minimum of 20-acres in area,and maintain a minimum of 250-feet of lot width and
150-feet of lot depth.The subject property,as a result of previous subdivisions,
maintains an existing lot depth of 93-feet,which does not conform to the current CR
Zoning standards.
Resolution No.2010-87
Page 4 of 17
D-4
B.The appropriateness of the site lends itself to the need within the community for the
proposed residential use,and is compatible with surrounding uses.A commercial
use would create more sensory impacts than a residential use with regards to hours
of operation,noise,and traffic circulation.The subject site is an existing in-fill site,
accessed from the residential streets of Beachview Drive,Nantasket Drive,and Sea
Cove Drive.Although the subject site abuts a commercial development,Le.,the
Terranea Resort Hotel,to the immediate north,west,and south,there are also
single-family residences to the north and south of the subject site and a multi-family
residential development to the east,all within 500-feet of the subject site.Any
development would be required to front along Nantasket Drive,and either type of
development is anticipated to impact the adjoining commercial recreational,single-
family,and multi-family residences;however,a single-family residential
development on the subject site would have less impact on the adjoining residential
properties with regards to traffic,light,and noise pollution.As such,the Residential
land use is more compatible with the existing residential uses of the adjoining area.
C.Changing the land use to Residential brings it into consistency with the "Residential
type land uses found on the other properties along Beachview,Seacove and
Nantanket Drives,and is thereby internally consistent with the General Plan and is
not contrary to the goals and policies of the General Plan.The General Plan states,
'The predominance of residential use [within the City}is based on several factors:
the ability of residential activity to produce low environmental stress,the
geographical location of the community with no major transportation facilities,lack of
market potential for any major commercial,and need for support facilities only to
meet the community's demand"(General Plan Page No.194).Additionally,the
General Plan states,"Commercial uses tend to have environmental impacts unless
small in scale and vel}'carefully designed"(General Plan Page No.196).Even
though this site is small in scale,it is currently vacant,and any commercial venture
would cause impacts to the area that would be considered more intrusive than what
could be found from a residential development.More specifically,residential uses
tend to generate less vehicle trips,create less noise,and have less light and glare
impacts than commercial uses.Thus,the General Plan Amendment to Residential
will be in the public's interest,and the General Plan Amendment is appropriate.
COASTAL SPECIFIC PLAN AMENDMENT
Section 3:The City Council finds that the request for a Coastal Specific Plan
Amendment,which involves changing the Coastal Specific Plan Land Use designation from
Agricultural to Residential,is warranted for the following reasons:
A.With respect to commercial recreational development on the subject site,the
Coastal Specific Plan states that "access should not be taken from Nantasket
Drive (in Subregion 3)since it is designated as a residential street and
commercial traffic would in all likelihood cause significant problems."Currently,
Nantasket Drive is used to access the existing single-family and multi-family
Resolution No.2010-87
Page 5 of 17
D-5
residential developments along Beachview Drive and Sea Cove Drive.
Additionally,vehicular access from the privately owned Terranea Resort Hotel to
the subject site does not exist and it is not likely that a driveway easement would
ever be created to facilitate vehicular access to the site so that access to the site
is not via Nantasket Drive.Thus,a CR development on the subject site would be
inconsistent with this policy direction of the Coastal Specific Plan.
B.The Coastal Specific Plan speaks of potentially adverse impacts resulting from a
CR development on the adjoining residential developments in Subregion 3.In
general,a single-family residential use on the site would be a less intensive use
of the subject site than were it developed with a comparable sized commercial
development when examining the potential traffic,noise,and light pollution
generated from the site.Further,a residential development would be more
compatible with the existing residential uses in the adjoining area.Furthermore,
the development of a CR use on the subject site would result in an appearance
incompatible with the existing single-and multi-family uses in the adjoining
areas.For instance,the site being used as a commercial filming site,a recycling
facility,a helistop,or a small hotel,etc.,would erode the character of the
neighborhood,which is primarily composed of single-family and multi-family
residential structures.
C.The current Agricultural Coastal Specific Plan Land Use Designation is
inconsistent with the current Commercial-Recreational General Plan Land Use
Designation,and changing the land use designation to Residential will be
compatible with the proposed revisions to the General Plan and Zoning
designations.Further,the size of the subject property,at 1.42-acres,is too
small to conduct a viable agricultural use on the property.
Section 4:Subregion 2 of the City's Coastal Specific Plan is hereby amended to
read as follows (the bold underlined text represents new language and strikethrough text
represents deleted text):
Agriculture Section (page S2-7):
"AGRICULTURE
The most extensive agricultural operation in the area takes place on a 17 acre site
located at the eastern extremity of this Subregion.This site is currently leased for
$800 per year from Palos Verdes peninsula unified school district,which has
declared the site surplus and intends to sell it in the near future.Additional
agricultural activity takes place on an undeveloped portion of Marineland's site.The
grain and tree farming activities are bounded on the south by Marineland's access
road and on the north by Palos Verdes drive south.
The coastal specific plan makes a primary effort to maintain agricultural activity on
the 17 acre school site.This action is warranted because of the site's high crop
yield,irrigation and substantial site size.In order to maintain the activity,the city
Resolution No.2010-87
Page 6 of 17
D-6
needs to add an agricultural district to its development code and apply it to this site.
Maintaining agriculture on this site is contingent on the site not being needed for a
school,and sufficient,funding from other agencies being available for purchase of
the site.Should these conditions not be met,then the plan recommends a
secondary use of commercial recreation as proposed by the general plan."
Potential Activities Section (pages 52-7 and 52-8):
"POTENTIAL ACTIVITIES
The only totally undeveloped site capable of supporting new activity is the 17 acre
site owned by the school district.The district had intended to use this site for
development of an intermediate school;however,enrollment studies done by the
district did not substantiate the need for an additional school in this vicinity.
Therefore,the site has been found potentially surplus and may be sold in the next
few years.The site's gentle topography and its lack of biotic resources and geologic
constraints make it a desirable area for supporting structured activities.
Additional potential activity is presented on those areas which presently have limited
site development.This potential is reflective of site buildout and is discussed below
under each site's respective land use designation.
Should the primary aim of maintaining agriculture on this site prove unworkable,
then a secondary proposal of commercial recreation should be implemented.
Development under a commercial recreational use would raise PNO concerns.One,
the point of primary access which is discussed under vehicular networks and should
be referred to therein;and two,possible adverse impacts onto adjoining residential
areas located in Subregion 3.Site planning efforts need to be cognizant of
adjoining residential areas.Buffer areas should be supplied along the site's
common property lines along 'Nith the shielding of any outdoor lighting.Noise should
be retarded at the generating sources.A critical view corridor traverses the site
(see corridor section)requiring structural improvements to be carefully reviewed in
the affected area.Also,consideration should be given to a de~lelopment's
appearance from residential areas."
Induced Activity Section (page 52-11):
"INDUCED ACTIVITY
The general plan designates a commercial recreational use for the 17 acre
surplused school site.The coastal specific plan changes this proposal.It
designates a land use of residential for the 1.4-acre parcel on the eastern
boundary near Nantasket Drive on the site and a commercial recreation use
on the remainder.Primary use of agriculture on the site,a secondary use of
commercial recreation,and encouragement of a retirementlsenior citizen/fixed
income facility on a portion of the site.Aside from this,the coastal specific plan
concurs with land uses established in the general plan."
Resolution No.2010-87
Page 7 of 17
D-7
Transportation Systems Section (page S2-14):
With respect to the future potential development of the school site as a commercial
recreation facility (secondary use),this plan does not identify specific recommended
uses;however,the following are guidelines 'A'hich should be considered in any such
development plans:
1)access should not be taken from Nantasket drive (in Subregion 3)
since it is designed as a residential street and commercial traffic
would in all likelihood cause significant problems.
2)the project proponents should investigate the possibility of sharing
access with Marineland through the use of appropriate legal methods.
3)parking and access should be designed so that it is sufficiently
buffered from existing and future residential development."
Policy NO.8 (page S2-16):
"8.Change the primary land use on the designate as agricultural use on 1.42-
acre site,which was subdivided from the former Abalone cove school
site,located on the west side of Nantasket Drive adjacent to the
Terranea Hotel Resort site in the event that the property is not required for
construction of a school and if sufficient non city funds are made available to
the city through the coastal conservancy (or other funding)for purchase of
the site.l\secondary use designation shall be commercial recreation and
encouragement of a retirementJsenior citizen/fixed income facility on a
portion of the site.from agriculture to residential.
Parcels adjacent to the natural habitat areas created as mitigation for
development of the Terranea Resort Hotel including the residential parcels
along Nantasket Drive to the east shall be required to use only non-invasive
plant species,as identified by the California invasive pest council (cal-IPC)
or the Santa Monica Mountains Chapter handbook entitled Recommended
List of Native Plants for Landscaping in the Santa Monica Mountains.In
addition,all landscaping shall be reqUired to consist of primarily native,
drought resistant species and all landscaping within 15 feet of the rear
property line adjacent to the natural habitat area shall consist of non-
invasive,native plant species only.Fuel modification for parcels adjacent
to the Terranea Resort Hotel shall not be carried out in native habitat zones
created as a part of the Terranea Resort."
New Policy No.10 (page S2-16):
"10.The sidewalk along Nantasket Drive,which connects to the Flowerfield
trail on the Terranea Resort site shall remain open to the public and no
physical obstructions such as gates or guardhouses or signs that
restrict public access to the trail shall be allowed on or fronting
Resolution No.2010-87
Page 8 of 17
D-8
Nantasket Drive."
ZONE CHANGE
Section 5:The City Council finds that the request for a Zone Change,which
involves changing the underlying Zoning of the subject property from CR to RS-3,is
warranted for the following reasons:
A.In order to bring the zoning in compliance with the proposed General Plan Land
Use Designation,the project warrants the subsequent change of the site's
zoning designation from CR (Commercial Recreational)to RS-3 (Single-Family
Residential,two-to-four dwelling units per acre).By changing the zoning,the
land use on the subject site would be consistent with the adjacent residential
areas and the General Plan.
B.An RS-3 zoning of the property provides a transitional neighborhood between
the existing RS-1 zoned properties to the south along the bluff on Sea Cove
Drive and the RS-4 zoned properties that exist to the north (i.e.,the Sea Bluff
community).Further,an RS-3 zoning designation is a suitable zoning
designation for the subject property.Although there is no other RS-3 zoning in
close proximity to the proposed project site,an RS-3 zoning would provide a
transitional zoning district not only between the RS-1 zone to the south and the
RS-4 zone to the north,but also between the non-conforming multi-family
development to the east and the open space of the Teranea site to the west;
therefore the zone change is appropriate.
VESTING PARCEL MAP
Section 6:The City Council hereby approves the Vesting Tentative Parcel Map to
subdivide the existing 1.42-acre lot into four single-family residential lots for the following
reasons:
A.Since the General Plan Land Use designation changes from Commercial
Recreational to Single-Family Residential,and the zoning changes from CR to
RS-3,the subject site is located in an area designated as Residential,two-to-
four dwelling units per acre (RS-3).Vacant land designated in this density range
has low to moderate physical and social constraints,and the density is
compatible with the adjacent existing densities,which range from one d.u./ac
(along Seacove Drive)to 4-6 d.u./ac (along Beachview Drive).The proposed lot
sizes range between 14,081 square feet and 17,704 square feet,which are
consistent with the RS-3 zone,which requires a minimum lot size of 13,000
square feet.
B.The subject application permits the division of a 1.42-acre lot into four residential
lots,which will maintain a minimum lot area of 13,000 square feet and a
Resolution No.2010-87
Page 9 of 17
D-9
minimum contiguous lot area of 4,290 square feet,as required by the City's
Development Code and Subdivision Ordinance for lots located within the
designated RS-3 zoning district.
C.The site is physically suitable for the proposed type and density of the
development in that the proposed subdivision will result in four residential lots
that will each have a gross lot area that exceeds the 13,000 square foot
minimum area required by the City's Development Code for the RS-3 zoning
district.Further,the proposed lots will exceed the minimum 4,290 square feet of
contiguous land requirement.The proposed contiguous lot area of each lot will
be large enough to accommodate a residence that complies with the standards
set forth in the City's Development Code for an RS-3 zoning district,as it
pertains to structure size,lot coverage,and setbacks.
D.The proposed division of land will not cause substantial environmental damage
or substantially and avoidably injure fish or wildlife or their habitat.According to
the City's most recent Natural Communities Conservation Plan (NCCP),no
Coastal Sage Scrub habitat or sensitive species have been identified on the
subject property.Further,the proposed Initial Study determined that the
potential impacts to the surrounding environment would not result in a significant
effect that cannot be mitigated to a level of insignificance with the appropriate
mitigation measures.
E.The proposed division of land will not cause serious public health problems.The
proposed residences will have to be constructed in conformance with the
recommendations of the City's Geotechnical Consultant who has reviewed the
proposed division of land site plan during the planning stage and identified no
significant concerns.Further review and approval of geotechnical reports will be
required prior to the issuance of grading permits and at the time the lots are
developed.Additionally,the applicant will also be required to make certain
public improvements to ensure that the residential development will not be
detrimental to the public's health and safety as set forth in the Mitigation
Monitoring Program,Exhibit "A",attached to Resolution No.2010-08,and
incorporated into the scope of the proposed project.
F.The proposed division of the land will not be in conflict with the easements,
acquired by the public at large,for access through or use of,property within the
proposed subdivision.The existing 30-foot wide access easement to the benefit
of the City on the northernmost end of the site exists,which was created to
provide access to the adjoining property to the west,now Terranea Resort Hotel
site.However,since the Terranea Resort Hotel provides its own access,this
access point is no longer necessary and can be vacated.Vacation of said
easement shall be done prior to Final Parcel Map approval and/or issuance of
any grading/building permits.
Resolution No.2010-87
Page 10 of 17
D-10
VARIANCE
Section 7:The City Council finds that the request for a Variance to allow the four
lots to maintain a lot depth of 93-feet,which is less than the 11 O-foot lot depth requirement
for RS-3 zoned lots,is warranted for the following reasons:
A.There are extraordinary circumstances applicable to the property inVOlved,or to
the intended use of the property,which do not apply generally to other property
in the same zoning district to warrant an approval of a variance to allow for
nonconforming lot depths of 93-feet,which does not comply with the 11 O-foot
minimum requirement for RS-3 zoned lots.Specifically,the subject site has had
a nonconforming lot depth upon its creation by the City under any zoning district.
B.The approval of the variance is necessary for the preservation and enjoyment of
a substantial property right of the applicant,which right is possessed by other
property owners under like conditions in the same zoning district.The property
right in question is the applicant's ability to develop the subject site,in
accordance with the Development Code and the Subdivision Map Act;thus a
variance is necessary to ensure the applicant's property right to develop single-
family residential lots,which is a right that other property owners of Residentially
zoned and designated properties maintain.With the exception of the
nonconforming lot depth, the proposal satisfies the minimum contiguous lot
area,minimum lot size,and minimum lot width requirements.
C.Granting the variance for these four lots created with nonconforming lot depths
will not be detrimental to the public welfare or injurious to property improvements
in the area since a residential development will bring compatibility to the existing
residential use in the adjoining area.The lot depth deficiency does not result in
a deficient rear yard setback,as the residences will maintain rear yard setbacks
that exceed the minimum requirement.This is further augmented with the fact
that the rears of the parcels abut the golf course area which provides for
additional open area.Thus,there is no impact upon the appearance of the
residences,the appearance of the lots or to the location of the residences since
they do not have to encroach into any required setback area.
D.Granting the variance will not be contrary to the objectives of the General Plan or
the policies and requirements of the Coastal Specific Plan.The development of
single-family residential structures on the four lots is consistent with the
underlying Residential Land Use designation since the Development Code
allows for subdivision of land,provided that such proposal meet the minimum
conditions as warranted by the Subdivision Map Act and City's Development
Code.As concluded,the new residential lots will not be detrimental to the public
welfare,or injurious to property and improvements in the area,which is
consistent with the General Plan's goal to protect the general health,safety,and
welfare of the community (Land Use Plan,Page 192-193).Further,the new
residential lots are consistent with General Plan Housing Policy NO.3 to
"[encourage]and assist in the maintenance and improvement of all existing
Resolution No.2010-87
Page 11 of 17
D-11
residential neighborhoods so as to maintain optimum local standards ofhousing
quality and design."Thus,granting the variance will not be contrary to the City's
General Plan.
COASTAL PERMIT
Section 8:The City Council finds that the request for a Coastal Permit to allow
the development project within the "appealable area"of the City's Coastal Zone is
warranted for the following reasons:
A.For the reasons specified in the General Plan Amendment,Zone Change,
Coastal Specific Plan Amendment,and Subdivision sections above,the project
is consistent with the Coastal Specific Plan.
B.The proposed project,when located between the sea and the first public road,is
consistent with applicable public access and recreation policies of the Coastal
Act.The proposed land use change,the division of land and subsequent
development of four single-family residential structures are confined to the
property limits and will not interfere with the public's right of access to the sea
since the subject property does not abut the coastline.Further,the proposed
development of residences on the lots is not anticipated to interfere with the
existing unique water-oriented activities,such as the Point Vicente Fishing Point
or other recreational uses,which can be engaged in near the shoreline.
GRADING PERMIT (LOTS 1 THRU 4)
Section 9:The City Council finds that the request for a Grading Permit to conduct
4,028 cubic yards of total grading on all 4 lots to accommodate the construction of a single-
family residence on each lot,is warranted for the following reasons:
A.The grading proposed does not exceed that which is necessary for the permitted
primary use of the lot.The subject properties will be designated and zoned RS-
3 (Single-Family Residential),which permits single-family residential
development.The grading will facilitate construction of the new residential
structures.Terracing the subject 1.42-acre lot by means of grading will
accommodate the new construction of four residences on the four lots that are
created by the subdivision.In addition,the grading will facilitate a basement for
the residence on Lot 3.Although it is to increase the residential square footage
on this lot,the grading does not exceed that which is necessary for the permitted
primary uses of the lots since a single-family residence is classified as a
permitted primary use in the RS zoning district.Further,the proposed terracing
has been designed to follow the existing street grade and the basement will not
be evident from the surrounding residences or from the street.
Resolution No.2010-87
Page 12 of 17
D-12
B.The proposed grading and/or related construction will not significantly adversely
affect the visual relationships with,or the views from the "viewing area"of
neighboring parcels.The grading will not affect the maximum ridgeline
elevations for the new residences.Lots 1 and 2 are considered sloping lots,and
new structures are limited to 16-feet in height as measured from the highest
preconstruction grade elevation covered by structure,and 3D-feet as measured
from the lowest finish grade elevation covered by structure,to the highest
ridgeline elevation.The new residences on Lots 1 and 2 are at ridgeline
elevations that are 16-feet or less above the highest preconstruction grade
elevation covered by the proposed structures.Further,the overall heights of
these residences on Lots 1 and 2 will be 24.1-feet as measured from the highest
ridgeline elevations down to the finish pad elevations covered by the structures.
Although fill is proposed on Lots 1 and 2,the fill does not result in a higher
ridgeline elevation than what is allowed "by-right".Rather,the fill is a function of
the sloping lot condition,which results in a split-level design,but does not result
in a higher ridgeline elevation than what is allowed "by-right",and does not result
in higher structures than what can be built in the same location on the lots if
measured from existing grade.
Lots 3 and 4 also contain fill;however,similar to the grading for lots 1 and 2,the
fill on these lots is provided so that there is no crawl space under the up-slope
portion of the new residences.Although Lots 3 and 4 will be constructed with
grading that does not artificially raise the grade for the proposed residences,the
ridgeline elevations of these residences exceed the 16-foot height limits,and are
thus subject to Height Variations,which can be approved for the reasons stated
below.
C.The nature of proposed grading minimizes disturbance to the natural contours
and finished contours so that they will be reasonably natural.The existing
contours of the project site are not the original natural contours,partly as the
result of past farming on the subject site until the late 1980s.The subject site is
a gently sloping lot with steeper slopes around the front edge of the lot.The
subject lot is proposed to be re-contoured in a manner to minimize change to the
existing contours.
D.The grading proposed takes into account the preservation of natural topographic
features and appearances by means of land sculpturing so as to blend any man-
made or manufactured slope into natural topography.The existing "natural"
contours of the project site are partly the result of human alteration in the past.
Thus,there are no significant natural topographic features that would be
disturbed by the proposed grading.
E.The proposed grading is associated with the construction of residences on these
lots;therefore,a Neighborhood Compatibility Analysis of the proposed
residences is warranted.For the purposes of conducting a Neighborhood
Compatibility Analysis,the current project constitutes its own immediate
neighborhood for the purpose of the neighborhood compatibility analysis,which
Resolution No.2010-87
Page 13 of 17
D-13
is consistent with the City Attorney's previous opinion on performing a
neighborhood compatibility analysis for the proposed project and is supported by
the City Council approved Neighborhood Compatibility Guidelines.According to
the Neighborhood Compatibility Guidelines,"for purposes of Neighborhood
Compatibility,the immediate neighborhood is normally considered to be at least
the twenty (20)closest residences within the same zoning district."Since the
Zone Change allows for RS-3 zoning of the subject property and since there are
no other RS-3 zoned properties in the area,this creates its own neighborhood
and creates a transition between the existing RS-1 and RS-4 zones that are to
the north and south of the subject site.
The structure sizes and lot coverages are significantly less than the previous
project,and are consistent with the neighborhoods to the north and south of the
subject site,which are in different zoning districts than the subject property.
Notwithstanding,the residential development will comply with and exceed the
minimum setback standards for RS-3 zoned lots.With regards to fagade
treatments,the new residences will incorporate smooth stucco finishes,hip-
pitched roofs and clay tile roof materials,which is consistent with the materials
found in the residential developments in the area.Lastly,with regards to bulk
and mass,the applicant has modified the proposed architectural design of the
residences to address the concerns that led to the denial of the previous
proposal.
F.The project conforms to all the City's grading criteria in that the grading will be
conducted in a manner that facilitates construction of the residences with a split-
level design that slopes with the topography of the site.The grading will not be
conducted on extreme slopes,no slopes steeper than 2:1 will be created,and
the retaining walls will be under the building footprints to accommodate for the
split-level designs.
HEIGHT VARIATIONS (LOTS 3 AND 4)
Section 10:The City Council finds that the request for Height Variation permits to
allow for the construction of single-family residences on Lots 3 and 4 that exceed the 16-
foot height limit,is warranted for the following reasons:
A.The applicant has complied with the Early Neighbor Consultation process
established by the City by providing addressed,stamped/pre-paid postage
envelopes,a copy of the mailing list,reduced copies of the plans,a letter with a
description of the proposed project,along with a $10.00 fee,to the City for
mailing.The City mailed the envelopes on August 28,2009,which satisfied this
finding.
B.The proposed structure is not located on a ridge or promontory,which the
Development Code defines as an elongated crest or linear series of crests of
hills,bluffs,or highlands,while a promontory is defined as a prominent mass of
Resolution No.2010-87
Page 14 of 17
D-14
land,large enough to support development which overlooks or projects onto a
lowland or body of water on at least two sides.The subject property and the
new single-family residences are proposed to be on a lot which was previously
used as farmland and is gently sloping,which is not considered a ridge or
promontory.
C.The proposed structures comply with all other Code requirements.The
proposed residences meet or exceed the minimum Development Code
standards with regards to lot coverage and setbacks.The residences will be
constructed outside of any required setbacks.Lastly,the resulting lot coverages
will be 37%for Lot 3 and 34%for Lot 4,which is less than the 45%maximum
permissible by the RS-3 zoning district.
D.As indicated above in the Grading Permit Section,the current project constitutes
its own immediate neighborhood for the purpose of the neighborhood
compatibility analysis.
E.Several view analyses were conducted from residences in the Sea Bluff
Community,which identified two residences at 6617 and 6619 Beachview Drive
as containing views.Further,view analyses were conducted from the Villa
Apartments;however,consistent with the City's Height Variation Guidelines,one
unit in each structure of the apartment complex was identified to be ",...where
the best and most important view is taken"(Page 2,Height Variation Guidelines,
April 20,2004).The three units were units #334,#45 and #88,which have views
in the direction of and over the subject property.Thus,the portions of the new
residences on Lots 3 and 4 that are above 16-feet will not significantly impair a
view or cause significant cumulative view impairment from the viewing area of
another parcel as follows:
Beachview Residences:
i.The angle of the view,the topography of the area,and the location of
the residences on the proposed lots results in a Lot-4-residence that
is only partially visible from the viewing area at 6619 Beachview Drive
since the proposed residence on Lot 3 will screen most of the
proposed residence on Lot 4.In light of the whole view that is
obtained from the viewing area at 6619 Beachview Drive,the
proposed residences on Lots 3 and 4 will only encroach into the lower
part of the view frame,obstructing a small amount of ocean view.
However,a large portion of the ocean will continue to be
unobstructed,and the view of Catalina Island will not be impaired by
these structures;thus,the proposed structures will not result in
significant view impairment.
Villas Apartments:
Resolution No.2010-87
Page 15 of 17
D-15
ii.Three units (one in each structure)were identified as having the best
and most important views,which are units #334,#45 and #88.These
units have views over the subject property.Staff's view analyses of
the previous project concluded that the previous project significantly
impaired the view from only Unit #45.Since the proposal has been
modified,Staff conducted new view analyses from the same three
units on November 4,2009.Based upon the analyses,Staff has
concluded that the new project will not cause any view impairment to
Unit #334 in structure 1 (closest to Beachview Drive)and Unit #88 in
structure 3 (closest to Seacove Drive).With regards to Unit #45 in
structure 2 (located between the aforementioned structures),the
proposed residence on Lot 3 will impair the view of the Teranea hotel,
which is not a significant impairment.The residence on Lot 4 will
impair some ocean view at the bottom of the view frame,but the view
of Catalina Island will not be impaired.Although some ocean view will
be impaired,the amount of view impairment is minimal,is located at
the periphery of the view frame, and Catalina Island is not impaired;
thus,the structure on lot 4 will not result in significant view
impairment.
Section 11:The time within which the judicial review of the decision reflected in
this Resolution,if available,must be sought is governed by Section 1094.6 of the California
Code of Civil Procedure and other applicable shortened period of limitations.
Section 12:For the foregoing reasons and based on the information and findings
included in the California Coastal Commission Staff Report considered by the Coastal
Commission on August 13,2010,Planning Commission and City Council Staff Reports,
Environmental Assessment and other components of the legislative record,in the
proposed Mitigated Negative Declaration,and in the public comments received by the City
Council,the City Council of the City of Rancho Palos Verdes hereby approves the
modifications approved by the California Coastal Commission on August 13,2010 for Case
Nos.SUB2008-00001 and ZON2008-00074 thru -00078 subject to the conditions in Exhibit
B attached hereto,thereby alloWing a General Plan Amendment to change the Land Use
Designation from Commercial Recreational to Residential (2-4 d.u.lac);a Coastal Specific
Plan Amendment to change the Land Use Designation from Agriculture to Residential;a
Zone Change from CR to RS-3 (Single-Family Residential);a 4-lot subdivision and
residential development;a Variance to allow the RS-3 zoned lots to maintain a lot depth of
93-feet;a Grading Permit for a total of 4,028 cubic yards of grading to facilitate the
construction of the four new residences;Height Variation applications for the new
residences on Lots 3 and 4 to exceed the 16-foot height limit;and,a Coastal Permit to
allow the development within the appealable area of the City's Coastal Zone.
Resolution No.2010-87
Page 16 of 17
D-16
PASSED,APPROVED,and ADOPTED this 21 st day of September 2010.
lsI Stefan Wolowicz
Mayor
ATTEST:
lsI Carla Morreale.
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I,Carla Morreale,City Clerk of the City of Rancho Palos Verdes,hereby certify that the
above Resolution No.2010-87 was duly and regularly passed and adopted by the said City
Council at a regular meeting held on September 21,2010.
Resolution No.2010-87
Page 17 of 17
D-17
EXHIBIT "B"RESOLUTION NO.2010-87
CONDITIONS OF APPROVAL
CASE NOS.SUB2008-00001 &ZON2008-00074 THRU -00078
ENVIRONMENTAL ASSESSMENT,GENERAL PLAN AMENDMENT,ZONE CHANGE,
COASTAL SPECIFIC PLAN AMENDMENT,VESTING PARCEL MAP,VARIANCE,
COASTAL PERMIT,GRADING PERMIT,AND HEIGHT VARIATIONS (LOTS 3 &4)
GENERAL
1.This approval is for a General Plan Amendment to change the Land Use
Designation from Commercial Recreational to Residential (2-4 d.u.lac);a Coastal
Specific Plan Amendment to change the Land Use Designation from Agriculture to
Residential;a Zone Change from CR to RS-3 (Single-Family Residential);a 4-lot
subdivision and residential development;a Variance to allow the RS-3 zoned lots to
maintain a lot depth of 93-feet;a Grading Permit for a total of 4,028 cubic yards of
grading to facilitate the construction of the four new residences;and Height
Variation applications for the new residences on Lots 3 and 4 to exceed the 16-foot
height limit.
2.Final approval of this project shall be contingent upon approval of the Coastal
Specific Plan Amendment by the California Coastal Commission.
3.The property owner/applicant shall submit a trust deposit in an amount deemed to
be appropriate by the Director of Planning,Building and Code Enforcement for the
City to submit the necessary applications for an Amendment to the City's Coastal
Specific Plan.
4.Within ninety (90)days of this approval,the applicant and/or property owner shall
submit to the City a statement,in writing,that they have read,understand and agree
to all conditions of approval contained in this approval.Failure to provide said
written statement within ninety (90)days follOWing the date of this approval shall
render this approval null and void.
5.The developer shall supply the City with one mylar and 12 copies of the map after
the final map has been filed with the Los Angeles County Recorders Office.
6.This approval expires twenty-four (24)months from the date of approval of the
vesting parcel map by the City Council,unless extended per Section 66452.6 of the
Subdivision Map Act and Section 16.16.040 of the Development Code.Any request
for extension shall be submitted to the Planning Department in writing prior to the
expiration of the map.
7.With the exception of the lot depth requirement,all lots shall comply with the lot
criteria required by the Development Code for the RS-3 Zoning District,including the
13,000 square foot minimum lot area and the 4,290 square foot minimum
contiguous lot area.
D-18
8.Unless specific development standards for the development of the lots are
contained in these conditions of approval,the development of the lots shall comply
with the requirements of Title 17 of the City's Municipal Code.
9.All mitigation measures contained in the approved Mitigation Monitoring Program
contained in Resolution No.2010-08 for the Mitigated Negative Declaration,shall be
incorporated into the implementation of the proposed project and adhered to,and
are incorporated herein by reference.
VESTING TENTATIVE PARCEL MAP NO.69928
10.The proposed project approval permits the subdivision of the existing 1.42 acre
subject parcel into four separate parcels as shown on the Vesting Tentative Parcel
approved by the Council.Parcel #1 shall measure 14,402 square feet;Parcel #2
shall measure 15,567 square feet;Parcel #3 shall measure 14,081 square feet;and
Parcel #4 shall measure 17,704 square feet.
11.Prior to submitting the Final Map for recording pursuant to Section 66442 of the
Government Code,the subdivider shall obtain clearances from affected
departments and divisions,including a clearance from the City's Engineer for the
following items:mathematical accuracy,survey analysis,correctness of certificates
and signatures,etc.
12.An agreement shall be prepared and submitted for review and approval by the City
Attorney prior to recordation of Final Map,and shall be made part of the recordation
of the Final Map.Said agreement shall hold the City of Rancho Palos Verdes
harmless from death,damage and injury resulting from golf balls going onto the four
lots approved by Tentative Parcel Map No.69928.
13.Installation of gates that allow for direct access from any lot of Parcel Map No.
69928 onto the Terranea property shall be prohibited.
14.The Coastal Specific Plan Land Use Amendment shall be approved by the
California Coastal Commission prior to submitting the Final Map for recording
pursuant to Section 66442 of the Government Code.
15.The thirty-foot wide access easement across the property in favor of the City of
Rancho Palos Verdes shall be abandoned by the City prior to the recordation of the
Final Parcel Map.The developer shall pay all applicable costs relating to the
abandonment of the easement and the process relating thereto.
Resolution No.2010-87
Exhibit B
Page 2 of 12
D-19
PUBLIC WORKS AND CITY ENGINEER CONDITIONS
16.Final Parcel Map shall be recorded for the site.
a.A Termination of Offer of Dedication shall be made for any offer of dedication
previously rejected and shall be deemed to be terminated upon the approval of
the map by the legislative body.The map is required to contain a notation
identifying the offer or offers of dedication deemed terminated by Section
66477.2(e)of the SMA.
b.The PVPUSD easement(s)shall be abandoned prior to recordation of the Final
Parcel Map,and the developer shall provide the City with confirmation that the
easement has been formally abandoned prior to the recordation of the final
parcel map.
c.ADA accessibility easements shall be provided for public sidewalk as required
at the top of all driveways or ramps
17.Per the City Engineer,subject to review and approval by the Director of Public
Works,the following items shall be constructed,or the construction shall be
guaranteed by surety or cash bond accompanied by a subdivision improvement
agreement,prior to recordation of the Final Parcel Map:
a.The developer shall remove and replace any damaged or off-grade portions of
the existing curb and gutter and replace it,in kind,with A2-200(8)curb and
gutter per APWA Standard Plan120-1 for the entire project frontage length of
Nantasket Drive -to match existing.
b.The developer shall remove and replace any damaged or off-grade portions of
the existing sidewalk and replace it with four-inch thick,4-foot wide portland
cement concrete sidewalk for the entire project frontage length of Nantasket
Drive.
c.Subject to review and approval by the Director of Public Works,the developer
shall provide for crack filling and slurry sealing throughout the project frontage
along Nantasket Drive from edge of gutter to edge of gutter,both sides of the
street.
d.The developer shall remove any existing driveways and construct new
driveways as applicable.Driveway approach slope and details needs to
comply with APWA STD PLAN 110-0 and other applicable drawings.
e.The developer shall construct pedestrian curb ramps at the north and south
ends of Nantasket Drive that conform the latest requirements of the Americans
with Disabilities Act.
f.Subject to review and approval by the Director of Public Works,provide new
street striping to replace the existing street striping disturbed by the street
resurfacing.
g.An Engineered (Rough)Grading Plan shall be prepared for the site.Fine
Grading may be incorporated into an (overall)Grading Plan if the houses are
to be built all at one time.If the houses are to be built individually,at different
times,separate Fine Grading Plans may be prepared for those houses in
addition to the previously required Rough Grading Plan.
Resolution No.2010-87
Exhibit 8
Page 3 of 12
D-20
h.A final Drainage Report shall be prepared for the site.
Post-development storm water run-off quantities shall be mitigated per the
NPDES (Stormwater)Review by John L.Hunter.The Final Drainage Report
calculations shall be prepared in conformance with Los Angeles County
Standards (see on line manual
http://ladpw.org/wrd/publication/engineering/2006 Hydrology Manual/2006%2
OHydrology%20Manual-Divided.pdf
18.Per the Department of Public Works and subject to approval by the Director of
Public Works,the Applicant shall ensure the following:
•No above ground utilities permitted in the Public Right of Way.
•Only cement concrete or asphalt concrete surface are allowed in the ROW.
•Prior to the issuance of a grading permit,a complete hydrology and hydraulic
study (include off-site areas affecting the development)shall be prepared by
a qualified civil engineer and approved by the City Engineer.The report shall
include detail drainage conveyance system including applicable swales,
channels,street flows,catch basins,and storm drains which will allow
building pads to be safe from inundation by rainfall runoff which may be
expected from all storms up to and including the theoretical 1OO-year flood.
•It is the property owners responsibility to maintain landscaping in the right of
way and keep it in a safe condition
•ADA access by way of the public sidewalk with appropriate easements as
required,shall be provided at the back of the right of way,behind the top of
all driveways.
•Catch Basin shall have "NO Dumping-Drain to Ocean"painted on them in the
ROWand on the property
•Filtering and Water Quality devices shall be installed in all storm drain inlets
along Nantasket Drive from Beachview Drive to Seacove Drive,including the
knuckles.
•All plans shall provide Best Management Practices (BMP's)and Water
Quality Management Plan (WQMP)
•Plans shall provide Sewer connection information,and shall be approved by
LA County Public Works Department prior to approval by the City of Rancho
Palos Verdes.
19.N.P.D.E.S.(Stormwater)Conditions
Best Management Practices (BMP's)shall be incorporated into the design of this
project to accomplish the following goals.
a.Minimize impacts from storm water runoff on the biological integrity of Natural
Drainage Systems and water bodies in accordance with requirements under
CEQA (Cal.Pub.Resources Code §21100),CWC §13369,CWA §319,CWA
§402(p),CWA §404,CZARA §6217 (g),ESA §7,and local government
ordinances.
b.Maximize the percentage of permeable surfaces to allow more percolation of
storm water into the ground.
Resolution No.2010-87
Exhibit B
Page 4 of 12
D-21
c.Minimize the amount of storm water directed to impermeable surfaces and to
the MS4.
d.Minimize pollution emanating from parking lots through the use of appropriate
Treatment Control BMP's and good housekeeping practices.
e.Properly design and maintain Treatment Control BMP's in a manner that does
not promote breeding of vectors.
f.Provide for appropriate permanent measures to reduce storm water pollutant
loads in stormwater from the development site.
g.A SUSMP and SWPPP shall be prepared and approved by the City's NPDES
consultant prior to any building or grading permits being issued.
h.A vegetative area (slope less than 6%)shall be constructed surrounding each
lot (minimum 10 feet wide)except for the paver driveway.
MITIGATION MONITORING
The development shall comply with all of the following mitigation measures of the adopted
Mitigated Negative Declaration.
Aesthetics:
A-1:Exterior residential lighting shall be in compliance with the standards of Section
17.56.030 of the Rancho Palos Verdes Development Code.No outdoor lighting is
permitted where the light source is directed toward or results in direct illumination of a
parcel of property or properties other than upon which such light is physically located.
Air Quality:
AQ-1:During construction the owner shall ensure that the unpaved construction areas are
watered at least twice a day during excavation and construction to reduce dust emissions
and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond the project
site boundaries.
AQ-2:During construction the owner shall ensure that all clearing,grading,earth moving
or demolition activities shall be discontinued during periods of high winds (i.e.,greater than
30 mph),so as to prevent excessive amounts of dust.
AQ-3:During construction of any improvements associated with the subdivision,the
owner shall ensure that General contractors shall maintain and operate construction
equipment so as to minimize exhaust emissions.
AQ-4:A weatherproof notice/sign setting forth the name of the person(s)responsible for
the construction site and a phone number(s)to be called in the event that dust is visible
from the site as described in mitigation measure AQ-1 above,shall be posted and
prominently displayed on the construction fencing.
Resolution No.2010-87
Exhibit B
Page 5 of 12
D-22
Cultural Resources:
CR-1:Prior to the commencement of grading,the applicant shall retain a qualified
paleontologist and archeologist to monitor grading and excavation.In the event
undetected buried cultural resources are encountered during grading and excavation,work
shall be halted or diverted from the resource area and the archeologist and/or
paleontologist shall evaluate the remains and propose appropriate mitigation measures.
Geology/Soils:
GEO-1:The applicant shall ensure that all applicable conditions as specified within the
geotechnical report and all measures required by the City Geologist are incorporated into
the project.
GEO-2:Prior to building permit issuance,the applicant shall prepare an erosion control
plan for the review and approval of the Building Official.The applicant shall be
responsible for continuous and effective implementation of the erosion control plan during
project construction.
HydrologylWater Quality:
HWQ-1:Subject to review and approval of the City Public Works and Building and Safety
Departments and prior to the issuance of grading permits,the project applicant shall submit
a storm water management plan which shows the on-site and off-site storm water
conveyance systems that will be constructed by the project proponent for the purpose of
safely conveying storm water off the project site.These drainage structures shall be
designed in accordance with the most current standards and criteria of the City Engineer
and Los Angeles County Department of Public Works to ensure that adequate drainage
capacity is maintained.The plan shall also show whether existing storm water facilities off
the site are adequate to convey storm flows and what additional improvements to these
existing facilities are required by the project applicant to ensure these facilities will be
adequate to meet the needs of this project.Prior to the issuance of any building permits for
any of the proposed residences,the project applicant shall install/improve such facilities to
the satisfaction of the Director of Public Works and the City Building Official.
HWQ-2:The project shall comply with the requirements of the statewide National Pollutant
Discharge Elimination System (NPDES)General Permit for Storm Water Discharges
Associated with Construction Activity to prevent storm water pollution from impacting
waters of the U.S.in the vicinity of the project site.
HWQ-3:In accordance with the Clean Water Act,the project applicant shall coordinate with
the Regional Water Quality Control Board (RWQCB)regarding the required National
Pollutant Discharge Elimination System (NPDES)permit for the project.The project
applicant shall obtain this permit and provide the City with proof of the permit before any
site grading begins.
Resolution No.2010-87
Exhibit 8
Page 6 of 12
D-23
HWQ-4:Appropriate Best Management Practices (BMP),including sandbags shall be used
by the project applicant to help control runoff from the project site during project
construction activities.Measures to be used shall be approved by the City Engineer before
a Grading Permit is issued for the project.
Noise:
N-1:Demolition,grading and construction activities shall be limited to the hours of 7:00am
and 7:00pm,Monday through Saturday.There shall be no construction on Sundays or
federally observed holidays.
N-2:During demolition,construction and/or grading operations,trucks shall not park,
queue and/or idle at the project site or in the adjoining public rights-of-way before 7:00 AM,
Monday through Saturday,in accordance with the permitted hours of construction stated
above.
Public Services:
PS-1:As there is no park or recreational facility designated in the general plan to be
located in whole or in part within the proposed subdivision to serve the immediate and
future needs of the residents of the subdivision,the project applicant shall,in lieu of
dedicating land,pay a fee equal to the value of the land prescribed for dedication in
Section 16.20.100.0 and in an amount determined in accordance with the provisions of
Section 16.20.100.G.
TransportationlTraffic:
T-1:Prior to the issuance of a grading permit for the project,the project applicant shall
prepare a haul route plan for approval by the City's Public Works Department.The project
applicant shall also be required to post a bond with the City in an amount determined by
the Public Works Department that will provide for the repair of City streets damaged by the
hauling of soil away from the project site.
PARK DEDICATION
20.Prior to recordation of the Final Map,which is contingent upon California Coastal
Commission approval of the Coastal Specific Plan Amendment,the developer shall
pay to the City of Rancho Palos Verdes,subject to the City Council's approval,a
Parkland Dedication in lieu fee which is to be calculated pursuant to the City's
Development Code Section 16.20.100.
UTILITIES
21.Prior to submittal of plans into building division plan check,the applicant shall
provide evidence of confirmation from the applicable service providers that provide
Resolution No.2010-87
Exhibit 8
Page 7 of 12
D-24
water,wastewater treatment and solid waste disposal,that current water supplies
are adequate to serve the proposed project.
22.All utilities to and on the property shall be provided underground,including cable
television,telephone,electrical,gas and water.All necessary permits shall be
obtained for their installation.Cable television shall connect to the nearest trunk line
at the developer's expense.
DRAINAGE
23.All drainage swales and any other on-grade drainage facilities,including gunite,
shall be of an earth tone color and shall be reviewed and approved by the Director
of Planning,Building and Code Enforcement.
24.Site surface drainage measures included in the project's geology and soils report
shall be implemented by the project developer during project construction.
25.Prior to issuance of any permits,the City's NPDES consultant shall review and
approve the project to ensure that the project will comply with all applicable
requirements for the control and treatment of erosion and run-off from the project
site.
SURVEY MONUMENTATION
26.Prior to recordation of the Final Map,a bond,cash deposit,or combination thereof
shall be posted to cover costs to establish survey monumentation in an amount to
be determined by the City Engineer.
27.Within twenty-four (24)months from the date of filing the Final Map,the developer
shall set survey monuments and tie points and furnish the tie notes to the City
Engineer.
28.All lot corners shall be referenced with permanent survey markers in accordance
with the City's Municipal Code.
29.All corners shall be referenced with permanent survey markers in accordance with
the Subdivision Map Act.
UNIT NUMBERING
30.Any unit numbering by the developer must be approved by the City Engineer.
GRADING
31.Approval of the project shall allow a total of 4,028 cubic yards of grading,which is
distributed as follows:
Resolution No.2010-87
Exhibit B
Page 8 of 12
D-25
1 340 809 5.5-ft.G-ft.
2 793 248 5.7-ft.1.8-ft.
3 431 489 10-ft 3.1
4 393 132 2-ft.4-ft.
TOTAL 1,957 2,071
32.Prior to issuance of any grading permit for the project,the Coastal Specific Plan
Amendment shall be approved by the California Coastal Commission.
33.A construction plan shall be submitted to the Director of Planning,Building and
Code Enforcement prior to issuance of grading permits.Said plan shall include but
not be limited to:limits of grading,estimated length of time for rough grading and
improvements,location of construction trailer,location and type of temporary
utilities.The use of rock crushers shall be prohibited.
34.Prior to filing the Final Map,a grading plan shall be reviewed and approved by the
City Engineer and City Geologist.This grading plan shall include a detailed
engineering,geology and/or soils engineering report and shall specifically be
approved by the geologist and/or soils engineer and show all recommendations
submitted by them.It shall also be consistent with the tentative map and conditions,
as approved by the City.
35.Grading shall conform to Chapter 29,"Excavations,Foundations,and Retaining
Walls",and Chapter 70,"Excavation and Grading of the Uniform Building Code".
36.Prior to the issuance of grading permits,the applicant shall demonstrate to the
Director of Planning,Building and Code Enforcement that dust generated by
grading activities shall comply with the South Coast Air Quality Management District
Rule 403 and the City Municipal Code requirements that require regular watering for
the control of dust.
37.During construction,all excavating and grading activities shall cease when winds
gusts (as instantaneous gusts)exceed 25 mph.To assure compliance with this
measure,grading activities are subject to periodic inspections by City staff.
38.Construction equipment shall be kept in proper operating condition,including proper
engine tuning and exhaust control systems.
39.Trucks and other construction vehicles shall not park,queue and/or idle at the
project site or in the adjoining public rights-of-way before 7:00 AM,Monday through
Resolution No.2010-87
Exhibit B
Page 9 of 12
D-26
Saturday,in accordance with the permitted hours of construction stated in Section
17.56.020(B)of the Rancho Palos Verdes Municipal Code.
40.The project shall utilize construction equipment equipped with standard noise
insulating features during construction to reduce source noise levels.
41.All project construction equipment shall be properly maintained to assure that no
additional noise,due to worn or improperly maintained parts is generated.
42.Haul routes used to transport soil exported from the project site shall be approved
by the Director of Public Works to minimize exposure of sensitive receptors to
potential adverse noise levels from hauling operations.
TRACT DEVELOPMENT STANDARDS
43.The Final Map shall be in conformance with the lot size and configuration shown on
the Vesting Tentative Parcel Map,as approved by the City Council on February 2,
2010.
44.The approved residences shall maintain the following minimum setbacks:
•Front:20-feet
•Side:10-feet
•Rear:15-feet
45.The approved residences shall comply with the following standards:
LOT SIZE 14,402 sf 15,567 sf 14,081 sf 17,704 sf
LOT COVERAGE 35%32.5%37%34%
MAX RIDGELINE
ELEVATION 180.1-ft. 165.4-ft.160.3-ft.152.9-ft.
STRUCTURE
HEIGHT 15.2-ft./24.1-ft.16-ft./24.1-ft.19.6-ft./24-ft.19.9-ft./25.3-ft.
The cumulative total square footage of all four residences plus garages shall not be more
than 23,411.7 square feet.However,in no case shall the structure size of anyone
residence plus garage be more than 6,744 square feet.
Any request to make the size of any residence larger or taller,shall require approval of a
revision to the Grading Permit and/or the applicable Height Variation permit by the City
Council.
46.Prior to submittal of grading plans and/or building plans for the residence on Lot 1
into plan check with the Building and Safety Division,the applicant shall redesign
the proposed residence on Lot 1 to minimize view impairment from the viewing
Resolution No.2010-87
Exhibit B
Page 10 of 12
D-27
areas of properties located at 6619 Beachview Drive,6617 Beachview Drive and
6615 Beachview Drive.Said redesign shall be submitted to the Director of
Community Development and shall be reviewed by the City Council.Notice of said
review hearing shall be published and provided to owners of property within a 500-
foot radius,to persons requesting notice,to all affected homeowners associations,
and to the property owner in accordance with Rancho Palos Verdes Development
Code Section 17.80.090.
47.The landscaping for each parcel shall be required to use only non-invasive plant
species,as identified by the California Invasive Pest Council (Cal-I PC)or the Santa
Monica Mountains Chapter handbook entitled Recommended List of Native Plants
for Landscaping in the Santa Monica Mountains.In addition,all landscaping shall
be required to consist of primarily native,drought resistant species,and all
landscaping within 15 feet of the rear property line adjacent to the natural habitat
area on the Terranea property shall consist of non-invasive,native plant species
only.Fuel modification for these parcels shall not be carried out in native habitat
zones that were created as a part of the Terranea Resort.These landscape
requirements shall be noted on the approved site plan,and these landscape
requirements shall be recorded on each of the lots as part of the Final Parcel Map.
Lastly,fuel modification for these parcels adjacent to the Terranea Resort Hotel
shall not be carried out in native habitat zones created as a part of the Terranea
Resort.
48.Landscaping for the project shall be designed,implemented and maintained to
comply with the City's Water Efficient Landscape Ordinance and with the
Landscape Regulations.
49.SUbject to review and approval by the Building Official,a ridge height certification is
required for each residence by a licensed land surveyor or engineer prior to
installation of roof materials.
50.SUbject to review and approval by the Building Official,structure size certification is
required for each residence by a licensed surveyor or engineer prior to building
permit final of the residences.
51.Driveway slopes shall conform to the maximum 20-percent standard set forth in the
Development Code.
52.Each residence shall maintain a minimum three-car garage,with each space being
individually accessed and each maintaining a minimum unobstructed dimension of
9-feet-wide by 20-feet-deep by 7-feet-vertical clearance.
53.Chimneys,vents and other similar features shall not be any higher than the
minimum height required by the Uniform Building Code.
54.Fences,walls,pilasters,hedges,etc.located within the 20-foot front-yard setback
Resolution No.2010-87
Exhibit B
Page 11 of 12
D-28
area shall not exceed forty-two inches (42")in height.
55.With the exception of solar panels,roof-mounted mechanical equipment is not
permitted.Mechanical equipment may encroach upon the rear-and side-yard
setback areas,provided that such equipment does not generate noise levels in
excess of 65 dBA at the property line.
56.Construction of the approved project shall substantially comply with the plans
originally stamped APPROVED and with the RS-3 district and site development
standards of the Rancho Palos Verdes Development Code.
57.In the event that a Planning Division and a Building Division requirement are in
conflict,the stricter standard shall apply.
58.The construction site and adjacent public and private properties and streets shall be
kept free of all loose materials resembling trash and debris in excess of that
material used for immediate construction purposes.Such excess material may
include,but not be limited to:the accumulation of debris,garbage,lumber,scrap
metal,concrete asphalt,piles of earth,salvage materials,abandoned or discarded
furniture,appliances or other household fixtures.
59.Permitted hours and days for construction activity are 7:00 AM to 7:00 PM,Monday
through Saturday,with no construction activity permitted on Sundays or on the legal
holidays specified in Section 17.96.920 ofthe Rancho Palos Verdes Development
Code.There shall be no idling vehicles and equipments related to the approved
scope of the project prior to 7:00 a.m.and after 7 p.m.
60.The sidewalk along Nantasket Drive,which connects to the Flowerfield trail on the
Terranea Resort site shall remain open to the public and no physical obstructions
such as gates or guardhouses or signs that restrict public access to the trail shall be
allowed on or fronting Nantasket Drive.
Resolution No.2010-87
Exhibit B
Page 12 of 12
D-29
RESOLUTION NO.2010-09
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES CONDITIONALLY APPROVING CASE NOS.SUB2008-00001 AND
ZON2008-00074 THRU -00078 FOR A GENERAL PLAN AMENDMENT,ZONE
CHANGE,COASTAL SPECIFIC PLAN AMENDMENT,VESTING PARCEL MAP,
VARIANCE,COASTAL PERMIT,GRADING PERMIT AND HEIGHT VARIATIONS
TO ALLOW THE FOLLOWING:GENERAL PLAN LAND USE CHANGE FROM
COMMERCIAL RECREATIONAL (CR)TO SINGLE-FAMILY RESIDENTIAL,TWO-
TO-FOUR DWELLING UNITS PER ACRE;ZONE CHANGE FROM CR TO RS-3;
LAND DIVISION OF A 1.42-ACRE LOT INTO FOUR SINGLE-FAMILY
RESIDENTIAL LOTS;A VARIANCE TO ALLOW LOT DEPTHS OF 93'INSTEAD
OF 110';HEIGHT VARIATIONS TO ALLOW THE NEW SINGLE-FAMILY
RESIDENCES ON LOTS 3 AND 4 TO EXCEED THE 16-FOOT HEIGHT LIMITS;
AND ALLOW A TOTAL OF 4,028 CUBIC YARDS OF GRADING TO
ACCOMMODATE THE CONSTRUCTION OF SINGLE-FAMILY RESIDENCES ON
FOUR NEW LOTS;ON AN EXISTING VACANT LOT LOCATED 32639
NANTASKET DRIVE,WHICH IS ON THE WEST SIDE OF NANTASKET DRIVE
BETWEEN BEACHVIEW DRIVE AND SEACOVE DRIVE IN THE CITY'S
COASTAL ZONE (APN 7573-014-013).
WHEREAS.on September 26,2006,November 14,2006,January 9,2007,March 13,2007,
and March 27,2007,the Planning Commission considered Case Nos.ZON2005-00536 and
ZON2006-00180 thru -00182 for a proposed General Plan Land Use Designation Change from
Commercial to Residential,a Coastal Specific Plan Land Use Designation Change from Agricultural
to Residential,a Zone Change from CR (Commercial Recreational)to RS-4 (Single-Family
Residential),a 5-lot subdivision and development of five single-family residences on a vacant parcel
on Nantasket Drive between Beachview Drive and Seacove Drive (APN 7573-014-013);and,
WHEREAS,on April 24,2007,the Planning Commission adopted PC Resolution Nos.2007-
29,2007-30 and 2007-31,recommending that the City Council certify the Mitigated Negative
Declaration;approve the Land Use Designation changes to Residential;approve the Zone Change
to RS-4 (Single-Family Residential);approve the single-family residences on Lots 1 and 2;and deny
the single-family residences on Lots 3,4,and 5 due to these residences not being compatible with
the immediate neighborhood with regards to bulk and mass;and,
WHEREAS,on May 15,2007,the proposed project,along with the Planning Commission's
recommendation was presented to the City Council for consideration.After hearing public testimony
and discussing the merits of the project,the City Council denied the applications and remanded the
item back to the Planning Commission with instructions that consideration be given to rezone the
project from Commercial Recreational to RS-2 or RS-3,which are less dense residential zoning
districts than the Planning Commission's recommendation of RS-4;and,
WHEREAS,in response to the City Council's May 15,2007 directive,the property
owner/applicant submitted new applications on January 31,2008,which are the same application
types submitted in 2006 and 2007.However,the current proposal includes a zone change to RS-3
instead of RS-4,which is a lower density;a 4-lot subdivision and residential development instead of
a 5-lot subdivision;Height Variation applications for Lots 3 and 4 to exceed the 16-foot height limit;a
Grading Permit for a total of 4,028 cubic yards of grading to facilitate the construction of the new
residences;and,continues to propose a General Plan Land Use Designation Change from
Commercial to Residential,a Coastal Specific Plan Land Use Designation Change from Agricultural
to Residential,a Variance to allow the RS-3 zoned lots to maintain a lot depth of 93'instead of the
E-1
110'lot depth requirement (hereinafter referred to as Case Nos.SUB2008-00001 and lON2008-
00074 thru -00078);and,
WHEREAS,on February 25,2008,Case Nos.SUB2008-00001 and lON2008-00074 thru-
00078 were deemed incomplete pending the submittal of additional information;and,
WHEREAS,after submittal of additional information,including construction and certification
of the required temporary silhouettes,on September 29,2009 the applications were deemed to be
complete for processing;and,
WHEREAS,pursuant to the provision of the California Environmental Quality Act,Public
Resources Code Section 21000 et.seq.("CEQA"),the State's CEQA Guidelines,California Code of
Regulation,Title 14,Section 15000 et.seq.,the City's Local CEQA Guidelines,and Government
Code Section 65962.5(F)(Hazardous Waste and Substances Statement),the City of Rancho Palos
Verdes prepared an Initial Study and determined that,by incorporating mitigation measures into the
Negative Declaration,there is no substantial evidence that the approval of Case Nos.SUB2008-
00001 and lON2008-00074 thru -00078,otherwise known as General Plan Amendment,lone
Change,Coastal Specific Plan Amendment,Vesting Parcel Map,Variance,Coastal Permit,
Grading,and Height Variations,would result in a significant adverse effect on the environment.
Accordingly,a Draft Mitigated Negative Declaration was prepared and notice of that fact was given
in the manner required by law;and,
WHEREAS,the Mitigated Negative Declaration and Initial Study were prepared and
circulated for public review between October 2,2009 and November 10,2009;and,
WHEREAS,on October 2,2009,the City mailed notices to all property owners within a 500-
foot radius from the subject property,including the Sea Bluff HOA,informing them of the Planning
Commission hearing to consider the pending development applications.Further,the notice was
published in the Peninsula News on October 8,2009.
WHEREAS,in accordance with the requirements of CEQA,a Mitigation Monitoring program
has been prepared,and is attached to the Environmental Assessment and Resolution as Exhibit "A";
and,
WHEREAS,copies of the draft Mitigated Negative Declaration were distributed to the
Planning Commission,and prior to taking action on the proposed development proposal,the
Planning Commission independently reviewed and considered the information and findings
contained in the Negative Declaration and determined that the document was prepared in
compliance with the requirements of CEQA and local guidelines,with respect thereto;and,
WHEREAS,after issuing notices pursuant to the reqUirements of the Rancho Palos Verdes
Development Code and the State CEQA Guidelines,the Planning Commission held a duly noticed
public hearing on November 10,2009,at which time all interested parties were given an opportunity
to be heard and present evidence;and,
WHEREAS,at a public hearing held on November 10,2009,the Planning Commission
adopted P.C.Resolution No.2009-47,recommending that the City Council certify the Mitigated
Negative Declaration for Case Nos.SUB2008-00001 and lON2008-00074 thru -00078;and,
WHEREAS,at a public hearing held on November 10,2009,the Planning Commission
adopted P.C.Resolution No.2009-48,recommending that the City Council approve the land use
amendments,zone change,and development project associated with Case Nos.SUB2008-00001
and lON2008-00074 thru -00078;and,
Resolution No.2010-09
Page 2 of 11
E-2
WHEREAS,after issuing notice pursuant to the requirements of the City's Development
Code and the State CEQA Guidelines,the City Council of the City of Rancho Palos Verdes held a
public hearing on February 2,2010,at which time all interested parties were given an opportunity to
be heard and present evidence.
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES
HEREBY FIND,DETERMINE,AND RESOLVE AS FOLLOWS:
Section 1:The proposed project is for a General Plan Amendment to change the land
use designation from Commercial Recreational (CR)to Single-Family Residential,2-to-4 dwelling
units per acre;a Zone Change from CR to RS-3;Coastal Specific Plan Amendment to change the
land use designation from Agricultural to Residential;subdivision of the existing 1.42-acre site to
four single-family residential lots;development of a single-family residence on each lot;a Variance
to allow the four lots to maintain a lot depth of 93',which is less than the 110'lot depth requirement
for RS-3 zoned lots;a Grading Permit for apprOXimately 4,028 cubic yards of total grading on all 4
lots to accommodate the construction of a single-family residence on each lot;Height Variation
Permits for the single-family residential structures on Lots 3 and 4 (the 2 lots closest to Sea Cove
Drive),to exceed the 16'building height requirement;and,a coastal Permit for development within
the City's Coastal Zone.
GENERAL PLAN AMENDMENT
Section 2:The City Council finds that the request for a General Plan Amendment,which
involves changing the Land Use designation from Commercial Recreational (CR)to Single-Family
Residential,2-to-4 dwelling units per acre is warranted for the following reasons:
A.The size of the subject site,at 1.42-acres,does not meet the minimum development site
area for CR Zoned lots.The Development Code calls for CR Zoned lots to be a minimum of
20-acres in area,and maintain a minimum of 250-feet of lot width and 150-feet of lot depth.
The subject property,as a result of previous subdivisions,maintains an existing lot depth of
93-feet,which does not conform to the current CR Zoning standards.
B.The appropriateness of the site lends itself to the need within the community for the
proposed residential use,and is compatible with surrounding uses.A commercial use would
create more sensory impacts than a residential use with regards to hours of operation,
noise,and traffic circulation.The subject site is an existing in-fill site,accessed from the
residential streets of Beachview Drive,Nantasket Drive,and Sea Cove Drive.Although the
sUbject site abuts a commercial development,i.e.,the Terranea Resort Hotel,to the
immediate north,west,and south,there are also single-family residences to the north and
south of the subject site and a multi-family residential development to the east,all within 500'
of the subject site.Any development would be required to front along Nantasket Drive,and
either type of development is anticipated to impact the adjoining commercial recreational,
single-family,and multi-family residences;however,a single-family residential development
on the subject site would have less impact on the adjoining residential properties with
regards to traffic,light,and noise pollution.As such,the Residential land use is more
compatible with the existing residential uses of the adjoining area.
Resolution No.2010-09
Page 3 of 11
E-3
C.Changing the land use to Residential brings it into consistency with the "Residential type
land uses found on the other properties along Beachview,Seacove and Nantanket Drives,
and is thereby internally consistent with the General Plan and is not contrary to the goals and
policies of the General Plan.The General Plan states,'The predominance ofresidential use
[within the City}is based on several factors:the ability of residential activity to produce low
environmental stress,the geographical location of the community with no major
transportation facilities,lack of market potential for any major commercial,and need for
support facilities only to meet the community's demand"(General Plan Page No.194).
Additionally,the General Plan states,"Commercial uses tend to have environmental impacts
unless small in scale and very carefully designed"(General Plan Page No.196).Even
though this site is small in scale,it is currently vacant,and any commercial venture would
cause impacts to the area that would be considered more intrusive than what could be found
from a residential development.More specifically,residential uses tend to generate less
vehicle trips,create less noise,and have less light and glare impacts than commercial uses.
Thus,the General Plan Amendment to Residential will be in the public's interest,and the
General Plan Amendment is appropriate.
COASTALSPECWICPLANAMENDMENT
Section 3:The City Council finds that the request for a Coastal Specific Plan
Amendment,which involves changing the Coastal Specific Plan Land Use designation from
Agricultural to Residential,is warranted for the following reasons:
A.With respect to commercial recreational development on the subject site,the Coastal
Specific Plan states that "access should not be taken from Nantasket Drive (in
Subregion 3)since it is designated as a residential street and commercial traffic would in
all likelihood cause significant problems."Currently,Nantasket Drive is used to access
the existing single-family and multi-family residential developments along Beachview
Drive and Sea Cove Drive.Additionally,vehicular access from the privately owned
Terranea Resort Hotel to the subject site does not exist and it is not likely that a driveway
easement would ever be created to facilitate vehicular access to the site so that access
to the site is not via Nantasket Drive.Thus,a CR development on the subject site would
be inconsistent with this policy direction of the Coastal Specific Plan.
B.The Coastal Specific Plan speaks of potentially adverse impacts resulting from a CR
development on the adjoining residential developments in SUbregion 3.In general,a
single-family residential use on the site would be a less intensive use of the subject site
than were it developed with a comparable sized commercial development when
examining the potential traffic,noise,and light pollution generated from the site.Further,
a residential development would be more compatible with the existing residential uses in
the adjoining area.Furthermore,the development of a CR use on the subject site would
result in an appearance incompatible with the existing single-and multi-family uses in
the adjoining areas.For instance,the site being used as a commercial filming site,a
recycling facility,a helistop,or a small hotel,etc.,would erode the character of the
neighborhood,which is primarily composed of single-family and multi-family residential
structures.
C.The current Agricultural Coastal Specific Plan Land Use Designation is inconsistent with
the current Commercial-Recreational General Plan Land Use Designation,and changing
the land use designation to Residential will be compatible with the proposed revisions to
Resolution No.2010-09
Page 4 of 11
E-4
the General Plan and Zoning designations.Further,the size of the subject property,at
1.42-acres,is too small to conduct a viable agricultural use on the property.
ZONE CHANGE
Section 4:The City Council finds that the request for a Zone Change,which involves
changing the underlying Zoning of the sUbject property from CR to RS-3,is warranted for the
following reasons:
A.In order to bring the zoning in compliance with the proposed Genera[Plan Land Use
Designation,the project warrants the subsequent change of the site's zoning designation
from CR (Commercial Recreational)to RS-3 (Single-Family Residential,two-to-four
dwelling units per acre).By changing the zoning,the land use on the subject site would
be consistent with the adjacent residential areas and the General Plan.
B.An RS-3 zoning of the property provides a transitional neighborhood between the
existing RS-1 zoned properties to the south along the bluff on Sea Cove Drive and the
RS-4 zoned properties that exist to the north (i.e.,the Sea Bluff community).Further,an
RS-3 zoning designation is a suitable zoning designation for the subject property.
Although there is no other RS-3 zoning in close proximity to the proposed project site,an
RS-3 zoning would provide a transitional zoning district not only between the RS-1 zone
to the south and the RS-4 zone to the north,but also between the non-conforming multi-
family development to the east and the open space of the Teranea site to the west;
therefore the zone change is appropriate.
VESTING PARCEL MAP
Section 5:The City Council hereby approves the Vesting Tentative Parcel Map to
subdivide the existing 1.42-acre lot into four single-family residential lots for the following reasons:
A.Since the General Plan Land Use designation changes from Commercial Recreationa[to
Single-Family Residential,and the zoning changes from CR to RS-3,the subject site is
located in an area designated as Residential,two-to-four dwelling units per acre (RS-3).
Vacant [and designated in this density range has [ow to moderate physical and social
constraints,and the density is compatible with the adjacent existing densities,which
range from one d.u.lac (along Seacove Drive)to 4-6 d.u.lac (along Beachview Drive).
The proposed lot sizes range between 14,081 square feet and 17,704 square feet,which
are consistent with the RS-3 zone,which requires a minimum lot size of 13,000 square
feet.
B.The sUbject application permits the division of a 1.42-acre lot into four residential lots,
which will maintain a minimum lot area of 13,000 square feet and a minimum contiguous
lot area of 4,290 square feet,as required by the City's Deve[opment Code and
Subdivision Ordinance for lots located within the designated RS-3 zoning district.
C.The site is physically suitable for the proposed type and density of the development in
that the proposed subdivision will result in four residential lots that will each have a gross
lot area that exceeds the 13,000 square foot minimum area required by the City's
Development Code for the RS-3 zoning district.Further,the proposed lots will exceed
Reso[ution No.2010-09
Page 5 of 11
E-5
the minimum 4,290 square feet of contiguous land requirement.The proposed
contiguous lot area of each lot will be large enough to accommodate a residence that
complies with the standards set forth in the City's Development Code for an RS-3 zoning
district,as it pertains to structure size,lot coverage,and setbacks.
D.The proposed division of land will not cause substantial environmental damage or
substantially and avoidably injure fish or wildlife or their habitat.According to the City's
most recent Natural Communities Conservation Plan (NCCP),no Coastal Sage Scrub
habitat or sensitive species have been identified on the subject property.Further,the
proposed Initial Study determined that the potential impacts to the surrounding
environment would not result in a significant effect that cannot be mitigated to a level of
insignificance with the appropriate mitigation measures.
E.The proposed division of land will not cause serious public health problems.The
proposed residences will have to be constructed in conformance with the
recommendations of the City's Geotechnical Consultant who has reviewed the proposed
division of land site plan during the planning stage and identified no significant concerns.
Further review and approval of geotechnical reports will be required prior to the
issuance of grading permits and at the time the lots are developed.Additionally,the
applicant will also be required to make certain public improvements to ensure that the
residential development will not be detrimental to the public's health and safety as set
forth in the Mitigation Monitoring Program,Exhibit "A",attached to Resolution No.2010-
08,and incorporated into the scope of the proposed project.
F.The proposed division of the land will not be in conflict with the easements,acquired by
the public at large,for access through or use of,property within the proposed
subdivision.The existing 30'wide access easement to the benefit of the City on the
northernmost end of the site exists,which was created to provide access to the adjoining
property to the west,now Terranea Resort Hotel site.However,since the Terranea
Resort Hotel prOVides its own access,this access point is no longer necessary and can
be vacated.Vacation of said easement shall be done priorto Final Parcel Map approval
and/or issuance of any grading/building permits.
VARIANCE
Section 6:The City Council finds that the request for a Variance to allow the four lots to
maintain a lot depth of 93',which is less than the 110'lot depth requirement for RS-3 zoned lots,is
warranted for the follOWing reasons:
A.There are extraordinary circumstances applicable to the property involved,or to the
intended use of the property,which do not apply generally to other property in the same
zoning district to warrant an approval of a variance to allow for nonconforming lot depths
of 93',which does not comply with the 110'minimum requirement for RS-3 zoned lots.
Specifically,the subject site has had a nonconforming lot depth upon its creation by the
City under any zoning district.
B.The approval of the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant,which right is possessed by other property
owners under like conditions in the same zoning district.The property right in question is
the applicant's ability to develop the subject site,in accordance with the Development
Code and the Subdivision Map Act;thus a variance is necessary to ensure the
Resolution No.2010-09
Page 6 of 11
E-6
applicant's property right to develop single-family residential lots,which is a right that
other property owners of Residentially zoned and designated properties maintain.With
the exception of the nonconforming lot depth,the proposal satisfies the minimum
contiguous lot area,minimum lot size,and minimum lot width requirements.
C.Granting the variance for these four lots created with nonconforming lot depths will not
be detrimental to the public welfare or injurious to property improvements in the area
since a residential development will bring compatibility to the existing residential use in
the adjoining area.The lot depth deficiency does not result in a deficient rear yard
setback,as the residences will maintain rear yard setbacks that exceed the minimum
requirement.This is further augmented with the fact that the rears of the parcels abut the
golf course area which provides for additional open area.Thus,there is no impact upon
the appearance of the residences,the appearance of the lots or to the location of the
residences since they do not have to encroach into any required setback area.
D.Granting the variance will not be contrary to the objectives of the General Plan or the
policies and requirements of the Coastal Specific Plan.The development of single-
family residential structures on the four lots is consistent with the underlying Residential
Land Use designation since the Development Code allows for subdivision of land,
provided that such proposal meet the minimum conditions as warranted by the
Subdivision Map Act and City's Development Code.As concluded,the new residential
lots will not be detrimental to the public welfare,or injurious to property and
improvements in the area,which is consistent with the General Plan's goal to protect the
general health,safety,and welfare of the community (Land Use Plan,Page 192-193).
Further,the new residential lots are consistent with General Plan Housing Policy NO.3 to
"[encourage]and assist in the maintenance and improvement of all existing residential
neighborhoods so as to maintain optimum local standards of housing quality and
design."Thus,granting the variance will not be contrary to the City's General Plan.
COASTAL PERMIT
Section 7:The City Council finds that the request for a Coastal Permit to allow the
development project within the "appealable area"of the City's Coastal Zone is warranted for the
folloWing reasons:
A.For the reasons specified in the General Plan Amendment,Zone Change,Coastal
Specific Plan Amendment,and Subdivision sections above,the project is consistent with
the Coastal Specific Plan.
B.The proposed project,when located between the sea and the first public road,is
consistent with applicable public access and recreation policies of the Coastal Act.The
proposed land use change,the division of land and sUbsequent development of four
single-family residential structures are confined to the property limits and will not interfere
with the public's right of access to the sea since the sUbject property does not abut the
coastline.Further,the proposed development of residences on the lots is not
anticipated to interfere with the existing unique water-oriented activities,such as the
Point Vicente Fishing Point or other recreational uses,which can be engaged in near the
shoreline.
Resolution No.2010-09
Page 7 of 11
E-7
GRADING PERMIT (LOTS 1 THRU 4)
Section 8:The City Council finds that the request for a Grading Permit to conduct 4,028
cubic yards of total grading on all 4 Jots to accommodate the construction of a single-family
residence on each lot,is warranted for the following reasons:
A.The grading proposed does not exceed that which is necessaryforthe permitted primary
use of the lot.The subject properties will be designated and zoned RS-3 (Single-Family
Residential),which permits single-family residential development.The grading will
facilitate construction of the new residential structures,Terracing the subject 1,42-acre
lot by means of grading will accommodate the new construction of four residences on
the four lots that are created by the subdivision,In addition,the grading will facilitate a
basement for the residence on Lot 3,Although it is to increase the residential square
footage on this lot,the grading does not exceed that which is necessaryforthe permitted
primary uses of the lots since a single-family residence is classified as a permitted
primary use in the RS zoning district.Further,the proposed terracing has been
designed to follow the existing street grade and the basement will not be evident from
the surrounding residences or from the street.
B,The proposed grading and/or related construction will not significantly adversely affect
the visual relationships with,or the views from the "viewing area"of neighboring parcels,
The grading will not affect the maximum ridgeline elevations for the new residences,
Lots 1 and 2 are considered sloping lots,and new structures are limited to 16-feet in
height as measured from the highest preconstruction grade elevation covered by
structure,and 3D-feet as measured from the lowest finish grade elevation covered by
structure,to the highest ridgeline elevation,The new residences on Lots 1 and 2 are at
ridgeline elevations that are 16-feet or less above the highest preconstruction grade
elevation covered by the proposed structures.Further,the overall heights of these
residences on Lots 1 and 2 will be 24,1-feet as measured from the highest ridgeline
elevations down to the finish pad elevations covered by the structures,Although fill is
proposed on Lots 1 and 2,the fill does not result in a higher ridgeline elevation than what
is allowed "by-right",Rather,the fill is a function of the sloping lot condition,which
results in a split-level design,but does not result in a higher ridgeline elevation than what
is allowed "by-right",and does not result in higher structures than what can be built in the
same location on the lots if measured from existing grade,
Lots 3 and 4 also contain fill;however,similar to the grading for lots 1 and 2,the filion
these lots is provided so that there is no crawl space under the up-slope portion of the
new residences,Although Lots 3 and 4 will be constructed with grading that does not
artificially raise the grade for the proposed residences,the ridgeline elevations of these
residences exceed the 16-foot height limits,and are thus subject to Height Variations,
which can be approved for the reasons stated below,
C,The nature of proposed grading minimizes disturbance to the natural contours and
finished contours so that they will be reasonably natural.The existing contours of the
project site are not the original natural contours,partly as the result of past farming on
the subject site until the late 1980s.The subject site is a gently sloping lot with steeper
slopes around the front edge of the lot.The subject lot is proposed to be re-contoured in
a manner to minimize change to the existing contours.
D,The grading proposed takes into account the preservation of natural topographic
features and appearances by means of land sculpturing so as to blend any man-made or
Resolution No,2010-09
Page 8 of 11
E-8
manufactured slope into natural topography.The existing "natural"contours of the
project site are partly the result of human alteration in the past.Thus,there are no
significant natural topographic features that would be disturbed by the proposed grading.
E.The proposed grading is associated with the construction of residences on these lots;
therefore,a Neighborhood Compatibility Analysis of the proposed residences is
warranted.For the purposes of conducting a Neighborhood Compatibility Analysis,the
current project constitutes its own immediate neighborhood for the purpose of the
neighborhood compatibility analysis,which is consistent with the City Attorney's previous
opinion on performing a neighborhood compatibility analysis for the proposed project
and is supported by the City Council approved Neighborhood Compatibility Guidelines.
According to the Neighborhood Compatibility Guidelines,"for purposes ofNeighborhood
Compatibility,the immediate neighborhood is normally considered to be at least the
twenty (20)closest residences within the same zoning district."Since the Zone Change
allows for RS-3 zoning of the subject property and since there are no other RS-3 zoned
properties in the area,this creates its own neighborhood and creates a transition
between the existing RS-1 and RS-4 zones that are to the north and south of the subject
site.
The structure sizes and lot coverages are significantly less than the previous project,and
are consistent with the neighborhoods to the north and south of the subject site,which
are in different zoning districts than the SUbject property.Notwithstanding,the residential
development will comply with and exceed the minimum setback standards for RS-3
zoned lots.With regards to fayade treatments,the new residences will incorporate
smooth stucco finishes,hip-pitched roofs and clay tile roof materials,which is consistent
with the materials found in the residential developments in the area.Lastly,with regards
to bulk and mass,the applicant has modified the proposed architectural design of the
residences to address the concerns that led to the denial of the previous proposal.
F.The project conforms to all the City's grading criteria in that the grading will be conducted
in a manner that facilitates construction of the residences with a split-level design that
slopes with the topography of the site.The grading will not be conducted on ex1reme
slopes,no slopes steeper than 2:1 will be created,and the retaining walls will be under
the building footprints to accommodate for the split-level designs.
HEIGHT VARIA TlONS (LOTS 3 AND 4)
Section 9:The City Council finds that the request for Height Variation permits to allow for
the construction of single-family residences on Lots 3 and 4 that exceed the 16-foot height limit,is
warranted for the following reasons:
A.The applicant has complied with the Early Neighbor Consultation process established by
the City by providing addressed,stamped/pre-paid postage envelopes,a copy of the
mailing list,reduced copies of the plans,a letter with a description of the proposed
project,along with a $10.00 fee,to the City for mailing.The City mailed the envelopes on
August 28,2009,which satisfied this finding.
B The proposed structure is not located on a ridge or promontory,which the Development
Code defines as an elongated crest or linear series of crests of hills,bluffs,or highlands,
while a promontory is defined as a prominent mass of land,large enough to support
development which overlooks or projects onto a lowland or body of water on at least two
Resolution No.2010-09
Page 9 of 11
E-9
sides.The subject property and the new single-family residences are proposed to be on
a lot which was previously used as farmland and is gently sloping,which is not
considered a ridge or promontory.
C.The proposed structures comply with all other Code requirements.The proposed
residences meet or exceed the minimum Development Code standards with regards to
lot coverage and setbacks.The residences will be constructed outside of any required
setbacks.Lastly,the resulting lot coverages will be 37%for Lot 3 and 34%for Lot 4,
which is less than the 45%maximum permissible by the RS-3 zoning district.
D.As indicated above in the Grading Permit Section.the current project constitutes its own
immediate neighborhood for the purpose of the neighborhood compatibility analysis.
E.Several view analyses were conducted from residences in the Sea Bluff Community,
which identified two residences at 6617 and 6619 Beachview Drive as containing views.
Further,view analyses were conducted from the Villa Apartments;however,consistent
with the City's Height Variation Guidelines,one unit in each structure of the apartment
complex was identified to be "....where the best and most important view is taken"(Page
2.HeightVariation Guidelines.April 20,2004).The three units were units #334,#45 and
#88.which have views in the direction of and over the sUbject property.Thus.the
portions of the new residences on Lots 3 and 4 that are above 16-feet will not
significantly impair a view or cause significant cumulative view impairment from the
viewing area of another parcel as follows:
Beachview Residences:
i.The angle of the view.the topography of the area,and the location of the
residences on the proposed lots results in a Lot-4-residence that is only
partially visible from the viewing area at 6619 Beachview Drive since the
proposed residence on Lot 3 will screen most of the proposed residence on
Lot 4 In light of the whole view that is obtained from the viewing area at
6619 Beachview Drive,the proposed residences on Lots 3 and 4 will only
encroach into the lower part of the view frame,obstructing a small amount of
ocean view.However,a large portion of the ocean will continue to be
unobstructed,and the view of Catalina Island will not be impaired by these
structures;thus.the proposed structures will not result in significant view
impairment.
Villas Apartments:
ii.Three units (one in each structure)were identified as having the best and
most important views.which are units #334.#45 and #88.These units have
views over the subject property.Staffs view analyses of the previous project
concluded that the previous project significantly impaired the view from only
Unit #45.Since the proposal has been modified,Staff conducted new view
analyses from the same three units on November 4,2009.Based upon the
analyses,Staff has concluded that the new project will not cause any view
impairment to Unit #334 in structure 1 (closest to Beachview Drive)and Unit
#88 in structure 3 (closest to 8eacove Drive).With regards to Unit #45 in
structure 2 (located between the aforementioned structures),the proposed
residence on Lot 3 will impair the view of the Teranea hotel,which is not a
significant impairment.The residence on Lot 4 will impair some ocean view
Resolution No.2010-09
Page 10 of 11
E-10
at the bottom of the view frame,but the view of Catalina Island will not be
impaired.Although some ocean view will be impaired,the amount of view
impairment is minimal,is located at the periphery of the view frame,and
Catalina Island is not impaired;thus,the structure on lot 4 will not result in
significant view impairment.
Section 10:The time within which the judicial review of the decision reflected in this
Resolution,if available,must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure and other applicable shortened period of limitations.
Section 11:Forthe foregoing reasons and based on the information and findings included
in the Staff Report,Environmental Assessment and other components of the legislative record,in
the proposed Mitigated Negative Declaration,and in the public comments received by the City
Council, the City Council of the City of Rancho Palos Verdes hereby approves Case Nos.SUB2008-
00001 and ZON2008-00074 thru -00078 sUbject to the conditions in Exhibit B attached hereto,
thereby allowing a General Plan Amendment to change the Land Use Designation from Commercial
Recreational to Residential (2-4 d.u./ac);a Coastal Specific Plan Amendment to change the Land
Use Designation from Agriculture to Residential;a Zone Change from CR to RS-3 (Single-Family
Residential);a 4-lot subdivision and residential development;a Variance to allow the RS-3 zoned
lots to maintain a lot depth of 93';a Grading Permit for a total of 4,028 cubic yards of grading to
facilitate the construction of the four new residences;Height Variation applications for the new
residences on Lots 3 and 4 to exceed the 16-foot height limit;and,a Coastal Permit to allow the
development within the appealable area of the City's Coastal Zone.
PASSED,APPROVED,and ADOPTED this 2nd day of February 2010.
/s/Stefan Wolowicz
Mayor
ATTEST:
/s/Carla Morreale
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I,Carla Morreale,City Clerk of the City of Rancho Palos Verdes,hereby certify that the above
Resolution No.2010-09 was duly and regularly passed and adopted by the said City Council at a
regular meeting held on February 2,2010.
Resolution No.2010-09
Page 11 of 11
E-11
EXHIBIT "B"
CONDITIONS OF APPROVAL
CASE NOS.SUB2008-00001 &ZON2008-00074 THRU -00078
ENVIRONMENTAL ASSESSMENT,GENERAL PLAN AMENDMENT,ZONE CHANGE,
COASTAL SPECIFIC PLAN AMENDMENT,VESTING PARCEL MAP,VARIANCE,
COASTAL PERMIT,GRADING PERMIT,AND HEIGHT VARIATIONS (LOTS 3 &4)
GENERAL
1.This approval is for a General Plan Amendment to change the Land Use
Designation from Commercial Recreational to Residential (2--4 d.u.lac);a Coastal
Specific Plan Amendment to change the Land Use Designation from Agriculture to
Residential;a Zone Change from CR to RS-3 (Single-Family Residential);a 4-lot
subdivision and residential development;a Variance to allow the RS-3 zoned lots to
maintain a lot depth of 93-feet;a Grading Permit for a total of 4,028 cubic yards of
grading to facilitate the construction of the four new residences;and Height
Variation applications for the new residences on Lots 3 and 4 to exceed the 16-foot
height limit.
2.Final approval of this project shall be contingent upon approval of the Coastal
Specific Plan Amendment by the California Coastal Commission.
3.The property owner/applicant shall submit a trust deposit in an amount deemed to
be appropriate by the Director of Planning,Building and Code Enforcement for the
City to submit the necessary applications for an Amendment to the City's Coastal
Specific Plan.
4.Within ninety (90)days of this approval,the applicant and/or property owner shall
submit to the City a statement,in writing,that they have read,understand and agree
to all conditions of approval contained in this approval.Failure to provide said
written statement within ninety (90)days following the date of this approval shall
render this approval null and void.
5.The developer shall supply the City with one mylar and 12 copies of the map after
the final map has been filed with the Los Angeles County Recorders Office.
6.This approval expires twenty-four (24)months from the date of approval of the
vesting parcel map by the City Council,unless extended per Section 66452.6 ofthe
Subdivision Map Act and Section 16.16.040 of the Development Code.Any request
for extension shall be submitted to the Planning Department in writing prior to the
expiration of the map.
7.With the exception of the lot depth requirement,all lots shall comply with the lot
criteria required by the Development Code for the RS-3 Zoning District,including the
13,000 square foot minimum lot area and the 4,290 square foot minimum
E-12
contiguous lot area.
8.Unless specific development standards for the development of the lots are
contained in these conditions of approval,the development of the lots shall comply
with the requirements of Title 17 of the City's Municipal Code.
9.All mitigation measures contained in the approved Mitigation Monitoring Program
contained in Resolution No.2010-08 forthe Mitigated Negative Declaration,shall be
incorporated into the implementation of the proposed project and adhered to,and
are incorporated herein by reference.
VESTING TENTATIVE PARCEL MAP NO.69928
10.The proposed project approval permits the subdivision of the existing 1.42 acre
subject parcel into four separate parcels as shown on the Vesting Tentative Parcel
approved by the Council.Parcel #1 shall measure 14,402 square feet;Parcel #2
shall measure 15,567 square feet;Parcel #3 shall measure 14,081 square feet;and
Parcel #4 shall measure 17,704 square feet.
11.Prior to submitting the Final Map for recording pursuant to Section 66442 of the
Government Code,the subdivider shall obtain clearances from affected
departments and divisions,including a clearance from the City's Engineer for the
following items:mathematical accuracy,survey analysis,correctness of certificates
and signatures,etc.
12.An agreement shall be prepared and submitted for review and approval by the City
Attorney priorto recordation of Final Map,and shall be made part of the recordation
of the Final Map.Said agreement shall hold the City of Rancho Palos Verdes
harmless from death,damage and injury resulting from golf balls going onto the four
lots approved by Tentative Parcel Map No.69928.
13.Installation of gates that allow for direct access from any lot of Parcel Map No.
69928 onto the Terranea property shall be prohibited.
14.The Coastal Specific Plan Land Use Amendment shall be approved by the
California Coastal Commission prior to submitting the Final Map for recording
pursuant to Section 66442 of the Government Code.
15.The thirty-foot wide access easement across the property in favor of the City of
Rancho Palos Verdes shall be abandoned by the City priorto the recordation of the
Final Parcel Map.The developer shall pay all applicable costs relating to the
abandonment of the easement and the process relating thereto.
Resolution No.2010-09
Exhibit B
Page 2 of 12
E-13
PUBLIC WORKS AND CITY ENGINEER CONDITIONS
16.Final Parcel Map shall be recorded for the site.
a.A Termination of Offer of Dedication shall be made for any offer of dedication
previously rejected and shall be deemed to be terminated upon the approval of
the map by the legislative body.The map is required to contain a notation
identifying the offer or offers of dedication deemed terminated by Section
66477.2(e)of the SMA.
b.The PVPUSD easement(s)shall be abandoned prior to recordation of the Final
Parcel Map,and the developer shall provide the City with confirmation that the
easement has been formally abandoned prior to the recordation of the final
parcel map.
c.ADA accessibility easements shall be provided for public sidewalk as required
at the top of all driveways or ramps
17.Per the City Engineer,subject to review and approval by the Director of Public
Works,the following items shall be constructed,or the construction shall be
guaranteed by surety or cash bond accompanied by a subdivision improvement
agreement,prior to recordation of the Final Parcel Map:
a.The developer shall remove and replace any damaged or off-grade portions of
the existing curb and gutter and replace it,in kind,with A2-200(8)curb and
gutter per APWA Standard Plan 120-1 for the entire project frontage length of
Nantasket Drive -to match existing.
b.The developer shall remove and replace any damaged or off-grade portions of
the existing sidewalk and replace it with four-inch thick,4-foot wide portland
cement concrete sidewalk for the entire project frontage length of Nantasket
Drive.
c.Subject to review and approval by the Director of Public Works,the developer
shall provide for crack filling and slurry sealing throughout the project frontage
along Nantasket Drive from edge of gutter to edge of gutter,both sides of the
street.
d.The developer shall remove any existing driveways and construct new
driveways as applicable.Driveway approach slope and details needs to
comply with APWA STD PLAN 110-0 and other applicable drawings.
e.The developer shall construct pedestrian curb ramps at the north and south
ends of Nantasket Drive that conform the latest requirements of the Americans
with Disabilities Act.
f.Subject to review and approval by the Director of Public Works,provide new
street striping to replace the existing street striping disturbed by the street
resurfacing.
g.An Engineered (Rough)Grading Plan shall be prepared for the site.Fine
Grading may be incorporated into an (overall)Grading Plan if the houses are
to be built all at one time.If the houses are to be built individually,at different
times,separate Fine Grading Plans may be prepared for those houses in
Resolution No.2010-09
Exhibit B
Page 3 of 12
E-14
addition to the previously required Rough Grading Plan.
h.A final Drainage Report shall be prepared for the site.
Post-development storm water run-off quantities shall be mitigated per the
NPDES (Stormwater)Review by John L.Hunter.The Final Drainage Report
calculations shall be prepared in conformance with Los Angeles County
Standards (see on line manual
http://ladpw.org/wrd/publication/engineering/2006 Hydrology Manual/2006%2
OHydrology%20Manual-Divided.pdf
18.Per the Department of Public Works and subject to approval by the Director of
Public Works,the Applicant shall ensure the following:
•No above ground utilities permitted in the Public Right of Way.
•Only cement concrete or asphalt concrete surface are allowed in the ROW.
•Prior to the issuance of a grading permit,a complete hydrology and hydraulic
study (include off-site areas affecting the development)shall be prepared by
a qualified civil engineer and approved by the City Engineer.The report shall
include detail drainage conveyance system including applicable swales,
channels,street flows,catch basins,and storm drains which will allow
building pads to be safe from inundation by rainfall runoff which may be
expected from all storms up to and including the theoretical 1OO-year flood.
•It is the property owners responsibility to maintain landscaping in the right of
way and keep it in a safe condition
•ADA access by way of the public sidewalk with appropriate easements as
required,shall be provided at the back of the right of way,behind the top of
all driveways.
•Catch Basin shall have "NO Dumping-Drain to Ocean"painted on them in the
ROWand on the property
•Filtering and Water Quality devices shall be installed in all storm drain inlets
along Nantasket Drive from Beachview Drive to Seacove Drive,including the
knuckles.
•All plans shall provide Best Management Practices (BMP's)and Water
Quality Management Plan (WQMP)
•Plans shall provide Sewer connection information,and shall be approved by
LA County Public Works Department prior to approval by the City of Rancho
Palos Verdes.
19.N.P.D.E.S.(Stormwater)Conditions
Best Management Practices (BMP's)shall be incorporated into the design of this
project to accomplish the following goals.
a.Minimize impacts from storm water runoff on the biological integrity of Natural
Drainage Systems and water bodies in accordance with requirements under
CEQA (Cal.Pub.Resources Code §21100),CWC §13369,CWA §319,CWA
§402(p),CWA §404,CZARA §6217 (g),ESA §7,and local government
ordinances.
b.Maximize the percentage of permeable surfaces to allow more percolation of
storm water into the ground.
Resolution No.2010-09
Exhibit B
Page 4 of 12
E-15
c.Minimize the amount of storm water directed to impermeable surfaces and to
the MS4.
d.Minimize pollution emanating from parking lots through the use of appropriate
Treatment Control BMP's and good housekeeping practices.
e.Properly design and maintain Treatment Control BMP's in a manner that does
not promote breeding of vectors.
f.Provide for appropriate permanent measures to reduce storm water pollutant
loads in stormwater from the development site.
g.A SUSMP and SWPPP shall be prepared and approved by the City's NPDES
consultant prior to any building or grading permits being issued.
h.A vegetative area (slope less than 6%)shall be constructed surrounding each
lot (minimum 10 feet wide)except for the paver driveway.
MITIGATION MONITORING
The development shall comply with all of the following mitigation measures of the adopted
Mitigated Negative Declaration.
Aesthetics:
A-1:Exterior residential lighting shall be in compliance with the standards of Section
17.56.030 of the Rancho Palos Verdes Development Code.No outdoor lighting is
permitted where the light source is directed toward or results in direct illumination of a
parcel of property or properties other than upon which such light is physically located.
Air Quality:
AQ-1:During construction the owner shall ensure that the unpaved construction areas are
watered at least twice a day during excavation and construction to reduce dust emissions
and meet SCAQMD Rule 403 which prohibits dust clouds to be visible beyond the project
site boundaries.
AQ-2:During construction the owner shall ensure that all clearing,grading,earth moving
or demolition activities shall be discontinued during periods of high winds (i.e.,greater than
30 mph),so as to prevent excessive amounts of dust.
AQ-3:During construction of any improvements associated with the subdivision,the
owner shall ensure that General contractors shall maintain and operate construction
equipment so as to minimize exhaust emissions.
AQ-4:A weatherproof notice/sign setting forth the name of the person(s)responsible for
the construction site and a phone number(s)to be called in the event that dust is visible
from the site as described in mitigation measure AQ-1 above,shall be posted and
prominently displayed on the construction fencing.
Resolution No.2010-09
Exhibit B
Page 5 of 12
E-16
Cultural Resources:
CR-1:Prior to the commencement of grading,the applicant shall retain a qualified
paleontologist and archeologist to monitor grading and excavation.In the event
undetected buried cultural resources are encountered during grading and excavation,work
shall be halted or diverted from the resource area and the archeologist and/or
paleontologist shall evaluate the remains and propose appropriate mitigation measures.
Geology/Soils:
GEO-1:The applicant shall ensure that all applicable conditions as specified within the
geotechnical report and all measures required by the City Geologist are incorporated into
the project.
GEO-2:Prior to building permit issuance,the applicant shall prepare an erosion control
plan for the review and approval of the Building Official.The applicant shall be
responsible for continuous and effective implementation of the erosion control plan during
project construction.
HydrologylWater Quality:
HWQ-1:Subject to review and approval of the City Public Works and Building and Safety
Departments and prior to the issuance of grading permits,the project applicant shall submit
a storm water management plan which shows the on-site and off-site storm water
conveyance systems that will be constructed by the project proponent for the purpose of
safely conveying storm water off the project site.These drainage structures shall be
designed in accordance with the most current standards and criteria of the City Engineer
and Los Angeles County Department of Public Works to ensure that adequate drainage
capacity is maintained.The plan shall also show whether existing storm water facilities off
the site are adequate to convey storm flows and what additional improvements to these
existing facilities are required by the project applicant to ensure these facilities will be
adequate to meet the needs of this project.Prior to the issuance of any building permits for
any of the proposed residences,the project applicant shall install/improve such facilities to
the satisfaction of the Director of Public Works and the City Building Official.
HWQ-2:The project shall comply with the requirements of the statewide National Pollutant
Discharge Elimination System (NPDES)General Permit for Storm Water Discharges
Associated with Construction Activity to prevent storm water pollution from impacting
waters of the U.S.in the vicinity of the project site.
HWQ-3:In accordance with the Clean Water Act,the project applicant shall coordinate with
the Regional Water Quality Control Board (RWQCB)regarding the required National
Pollutant Discharge Elimination System (NPDES)permit for the project.The project
applicant shall obtain this permit and provide the City with proof of the permit before any
site grading begins.
Resolution No.2010-09
Exhibit B
Page 6 of 12
E-17
HWQ-4:Appropriate Best Management Practices (BMP),including sandbags shall be used
by the project applicant to help control runoff from the project site during project
construction activities.Measures to be used shall be approved by the City Engineer before
a Grading Permit is issued for the project.
Noise:
N-1:Demolition,grading and construction activities shall be limited to the hours of 7:00am
and 7:00pm,Monday through Saturday.There shall be no construction on Sundays or
federally observed holidays.
N-2:During demolition,construction and/or grading operations,trucks shall not park,
queue and/or idle at the project site or in the adjoining public rights-of-way before 7:00 AM,
Monday through Saturday,in accordance with the permitted hours of construction stated
above.
Public Services:
PS-1:As there is no park or recreational facility designated in the general plan to be
located in whole or in part within the proposed subdivision to serve the immediate and
future needs of the residents of the subdivision,the project applicant shall,in lieu of
dedicating land,pay a fee equal to the value of the land prescribed for dedication in
Section 16.20.100.0 and in an amount determined in accordance with the provisions of
Section 16.20.100.G.
TransportationlTraffic:
T-1:Prior to the issuance of a grading permit for the project,the project applicant shall
prepare a haul route plan for approval by the City's Public Works Department.The project
applicant shall also be required to post a bond with the City in an amount determined by
the Public Works Department that will provide for the repair of City streets damaged by the
hauling of soil away from the project site.
PARK DEDICATION
20.Prior to recordation of the Final Map,which is contingent upon California Coastal
Commission approval of the Coastal Specific Plan Amendment,the developer shall
pay to the City of Rancho Palos Verdes,subject to the City Council's approval,a
Parkland Dedication in lieu fee which is to be calculated pursuant to the City's
Development Code Section 16.20.100.
UTILITIES
21.Prior to submittal of plans into building division plan check,the applicant shall
provide evidence of confirmation from the applicable service providers that provide
Resolution No.2010-09
Exhibit B
Page 7 of 12
E-18
water,wastewater treatment and solid waste disposal,that current water supplies
are adequate to serve the proposed project.
22.All utilities to and on the property shall be provided underground,including cable
television,telephone,electrical,gas and water.All necessary permits shall be
obtained for their installation.Cable television shall connect to the nearest trunk line
at the developer's expense.
DRAINAGE
23.All drainage swales and any other on-grade drainage facilities,including gunite,
shall be of an earth tone color and shall be reviewed and approved by the Director
of Planning,Building and Code Enforcement.
24.Site surface drainage measures included in the project's geology and soils report
shall be implemented by the project developer during project construction.
25.Prior to issuance of any permits,the City's NPDES consultant shall review and
approve the project to ensure that the project will comply with all applicable
requirements for the control and treatment of erosion and run-off from the project
site.
SURVEY MONUMENTATION
26.Prior to recordation of the Final Map,a bond,cash deposit,or combination thereof
shall be posted to cover costs to establish survey monumentation in an amount to
be determined by the City Engineer.
27.Within twenty-four (24)months from the date offiling the Final Map,the developer
shall set survey monuments and tie points and furnish the tie notes to the City
Engineer.
28.All lot corners shall be referenced with permanent survey markers in accordance
with the City's Municipal Code.
29.All corners shall be referenced with permanent survey markers in accordance with
the Subdivision Map Act.
UNIT NUMBERING
30.Any unit numbering by the developer must be approved by the City Engineer.
GRADING
31.Approval of the project shall allow a total of 4,028 cubic yards of grading,which is
distributed as follows:
Resolution No.2010-09
Exhibit B
Page 8 of 12
E-19
LOT#CUT Icvl FILL Icvl MAX DEPTH OF CUT MAX HEIGHT OF FILL
1 340 809 5.5-ft.6-ft.
2 793 248 5.7-ft.1.8-ft.
3 431 489 10-ft 3.1
4 393 132 2-ft.4-ft.
TOTAL 1,957 2,071 ----
32.Prior to issuance of any grading permit for the project,the Coastal Specific Plan
Amendment shall be approved by the California Coastal Commission.
33.A construction plan shall be submitted to the Director of Planning,Building and
Code Enforcement prior to issuance of grading permits.Said plan shall include but
not be limited to:limits of grading,estimated length of time for rough grading and
improvements,location of construction trailer,location and type of temporary
utilities.The use of rock crushers shall be prohibited.
34.Prior to filing the Final Map,a grading plan shall be reviewed and approved by the
City Engineer and City Geologist.This grading plan shall include a detailed
engineering,geology and/or soils engineering report and shall specifically be
approved by the geologist and/or soils engineer and show all recommendations
submitted by them.It shall also be consistent with the tentative map and conditions,
as approved by the City.
35.Grading shall conform to Chapter 29,"Excavations,Foundations,and Retaining
Walls",and Chapter 70,"Excavation and Grading of the Uniform Building Code".
36.Prior to the issuance of grading permits,the applicant shall demonstrate to the
Director of Planning,Building and Code Enforcement that dust generated by
grading activities shall comply with the South Coast Air Quality Management District
Rule 403 and the City Municipal Code requirements that require regular watering for
the control of dust.
37.During construction,all excavating and grading activities shall cease when winds
gusts (as instantaneous gusts)exceed 25 mph.To assure compliance with this
measure,grading activities are subject to periodic inspections by City staff.
38.Construction equipment shall be kept in proper operating condition,including proper
engine tuning and exhaust control systems.
39.Trucks and other construction vehicles shall not park,queue and/or idle at the
project site or in the adjoining public rights-of-way before 7:00 AM,Monday through
Resolution No.2010-09
Exhibit B
Page 9 of 12
E-20
Saturday,in accordance with the permitted hours of construction stated in Section
17.56.020(B)of the Rancho Palos Verdes Municipal Code.
40.The project shall utilize construction equipment equipped with standard noise
insulating features during construction to reduce source noise levels.
41.All project construction equipment shall be properly maintained to assure that no
additional noise,due to worn or improperly maintained parts is generated.
42.Haul routes used to transport soil exported from the project site shall be approved
by the Director of Public Works to minimize exposure of sensitive receptors to
potential adverse noise levels from hauling operations.
TRACT DEVELOPMENT STANDARDS
43.The Final Map shall be in conformance with the lot size and configuration shown on
the Vesting Tentative Parcel Map,as approved by the City Council on February 2,
2010.
44.The approved residences shall maintain the following minimum setbacks:
•Front:20-feet
•Side:10-feet
•Rear:15-feet
45.The approved residences shall comply with the following standards:
CUMULATIVE
LOT 1 LOT 2 LOT 3 LOT4 TOTAL
LOT SIZE 14,402 sf 15,567 sf 14,081 sf 17,704 sf --
LOT COVERAGE 35%32.5%37%34%--
MAX RIDGELINE
ELEVATION 180.1-ft. 165.4-ft.160.3-ft.152.9-ft.--
STRUCTURE --
HEIGHT 15.2-ft.l24.1-ft.16-ft.l24.1-ft.19.6-ft.l24-ft.19.9-ft.l25.3-ft.
The cumulative total square footage of all four residences plus garages shall not be more
than 23,411.7 square feet.However,in no case shall the structure size of anyone
residence plus garage be more than 6,744 square feet.
Any request to make the size of any residence larger or taller,shall require approval of a
revision to the Grading Permit and/or the applicable Height Variation permit by the City
Council.
46.Prior to submittal of grading plans and/or building plans for the residence on Lot 1
into plan check with the Building and Safety Division,the applicant shall redesign
the proposed residence on Lot 1 to minimize view impairment from the viewing
Resolution No.2010-09
Exhibit B
Page 10 of 12
E-21
areas of properties located at 6619 Beachview Drive,6617 Beachview Drive and
6615 Beachview Drive.Said redesign shall be submitted to the Director of
Community Development and shall be reviewed by the City Council.Notice of said
review hearing shall be published and provided to owners of property within a 500-
foot radius,to persons requesting notice,to all affected homeowners associations,
and to the property owner in accordance with Rancho Palos Verdes Development
Code Section 17.80.090.
47.Landscaping within the 15-foot rear yard setback of each lot shall be limited to
California native species and/or non-invasive plant species only.Notation of this
requirement shall be noted on the approved site plan.
48.Landscaping for the project shall be designed,implemented and maintained to
comply with the City's Water Efficient Landscape Ordinance and with the
Landscape Regulations.
49.Subject to review and approval by the Building Official,a ridge height certification is
required for each residence by a licensed land surveyor or engineer prior to
installation of roof materials.
50.Subject to review and approval by the Building Official,structure size certification is
required for each residence by a licensed surveyor or engineer prior to building
permit final of the residences.
51.Driveway slopes shall conform to the maximum 20-percent standard set forth in the
Development Code.
52.Each residence shall maintain a minimum three-car garage,with each space being
individually accessed and each maintaining a minimum unobstructed dimension of
9-feet-wide by 20-feet-deep by 7-feet-vertical clearance.
53.Chimneys,vents and other similar features shall not be any higher than the
minimum height required by the Uniform Building Code.
54.Fences,walls,pilasters,hedges,etc.located within the 20-foot front-yard setback
area shall not exceed forty-two inches (42")in height.
55.With the exception of solar panels,roof-mounted mechanical equipment is not
permitted.Mechanical equipment may encroach upon the rear-and side-yard
setback areas,provided that such equipment does not generate noise levels in
excess of 65 dBA at the property line.
56.Construction of the approved project shall substantially comply with the plans
originally stamped APPROVED and with the RS-3 district and site development
standards of the Rancho Palos Verdes Development Code.
57.In the event that a Planning Division and a Building Division requirement are in
Resolution No.2010-09
Exhibit B
Page 11 of 12
E-22
conflict,the stricter standard shall apply.
58.The construction site and adjacent public and private properties and streets shall be
kept free of all loose materials resembling trash and debris in excess of that
material used for immediate construction purposes.Such excess material may
include,but not be limited to:the accumulation of debris,garbage,lumber,scrap
metal,concrete asphalt,piles of earth,salvage materials,abandoned or discarded
furniture,appliances or other household fixtures.
59.Permitted hours and days for construction activity are 7:00 AM to 7:00 PM,Monday
through Saturday,with no construction activity permitted on Sundays or on the legal
holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development
Code.There shall be no idling vehicles and equipments related to the approved
scope of the project prior to 7:00 a.m.and after 7 p.m.
Resolution No.2010-09
Exhibit B
Page 12 of 12
E-23
RESOLUTION NO.2010-OS
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES CERTIFYING A MITIGATED NEGATIVE DECLARATION
MAKING CERTAIN ENVIRONMENTAL FINDINGS IN ASSOCIATION WITH
AN ENVIRONMENTAL ASSESSMENT,FOR CASE NOS.SUB200S-Q0001
AND ZON200S-00074 THRU -0007S FOR A PROPOSED 4-LOT
SUBDIVISION TO ACCOMMODATE CONSTRUCTION OF FOUR NEW
SINGLE-FAMILY RESIDENCES ON THE FOUR NEW LOTS;LOCATED AT
32639 NANTASKET DRIVE,WHICH IS ON THE WEST SIDE OF
NANTASKET DRIVE BETWEEN BEACHVIEW DRIVE AND SEACOVE
DRIVE IN THE CITY'S COASTAL ZONE (APN 7573-014-013).
WHEREAS,on September 26,2006,November 14,2006,January 9,2007,March
13,2007,and March 27,2007,the Planning Commission considered Case Nos.ZON2005-
00536 and ZON2006-00180 thru -00182 for a proposed General Plan Land Use
Designation Change from Commercial to Residential,a Coastal Specific Plan Land Use
Designation Change from Agricultural to Residential,a Zone Change from CR (Commercial
Recreational)to RS-4 (Single-Family Residential),a 5-lot subdivision and development of
five single-family residences on the subject property,which is a vacant parcel located at
32639 Nantasket Drive,between Beachview Drive and Seacove Drive (APN 7573-014-
013);and,
WHEREAS,on April 24,2007,the Planning Commission adopted PC Resolution
Nos.2007-29,2007-30 and 2007-31,recommending that the City Council certify the
Mitigated Negative Declaration;approve the Land Use Designation changes to Residential;
approve the Zone Change to RS-4 (Single-Family Residential);approve the single-family
residences on Lots 1 and 2;and deny the single-family residences on Lots 3,4,and 5 due
to these residences not being compatible with the immediate neighborhood with regards to
bulk and mass;and,
WHEREAS,on May 15,2007,the proposed project,along with the Planning
Commission's April 24,2007 recommendations were presented to the City Council for
consideration.After hearing public testimony and discussing the merits of the project,the
City Council denied the applications and remanded the item back to the Planning
Commission with instructions that consideration be given to rezone the subject property
from Commercial Recreational to RS-2 or RS-3,which are less dense residential zoning
districts than the Planning Commission's recommendation to rezone the subject property to
RS-4;and,
WHEREAS,in response to the City Council's May 15,2007 directive,the property
owner/applicant submitted new applications on January 31,2008,which are the same
application types submitted in 2006 and 2007.However,the current January 31,2008
proposal includes a zone change to RS-3 instead of RS-4,which is a lower density;a 4-lot
subdivision and residential development instead of a 5-lot subdivision;Height Variation
applications for Lots 3 and 4 to exceed the 16-foot height limit;a Grading Permit for a total
F-1
of 4,028 cubic yards of grading to facilitate the construction of the new residences on the
four new lots;and,continues to propose a General Plan Land Use Designation Change
from Commercial to Residential,a Coastal Specific Plan Land Use Designation Change
from Agricultural to Residential,a Variance to allow the RS-3 zoned lots to maintain a lot
depth of 93'instead of the 110'lot depth requirement;and,a Coastal Permit for the
development project proposed within the City's Coastal Zone (hereinafter referred to as
Case Nos.SUB2008-00001 and ZON2008-00074 thru -00078);and,
WHEREAS,on February 25,2008,Case Nos.SUB2008-00001 and ZON2008-
00074 thru -00078 were deemed incomplete pending the submittal of additional
information;and,
WHEREAS,after submittal of additional information,including construction and
certification of the required temporary silhouettes,on September 29,2009 the applications
were deemed to be generally complete for processing;and,
WHEREAS,pursuant to the provision of the California Environmental Quality Act,
Public Resources Code Section 21000 et.seq.("CEQA"),the State's CEQA Guidelines,
California Code of Regulation,Title 14,Section 15000 et.seq.,the City's Local CEQA
Guidelines,and Government Code Section 65962.5(F)(Hazardous Waste and Substances
Statement),the City of Rancho Palos Verdes prepared an Initial Study and determined
that,by incorporating mitigation measures into the Negative Declaration,there is no
substantial evidence that the approval of Case Nos.SUB2008-00001 and ZON2008-00074
thru -00078,otherwise known as General Plan Amendment,Zone Change,Coastal
Specific Plan Amendment,Vesting Parcel Map,Variance,Coastal Permit,Grading,and
Height Variations,would result in a significant adverse effect on the environment.
Accordingly,a Draft Mitigated Negative Declaration was prepared and notice of that fact
was given in the manner required by law;and,
WHEREAS,the Mitigated Negative Declaration and Initial Study were prepared and
circulated for public review between October 2,2009 and November 10,2009;and,
WHEREAS,on October 2,2009,the City mailed notices to all property owners
within a 500-foot radius from the subject property,including the Sea Bluff HOA,informing
them of the Planning Commission hearing to consider the pending development
applications.Further,the notice was published in the Peninsula News on October 8,2009.
WHEREAS,in accordance with the requirements of CEQA,a Mitigation Monitoring
program has been prepared,and is attached to the Environmental Assessment and
Resolution as Exhibit "A";and,
WHEREAS,copies of the draft Mitigated Negative Declaration were distributed to
the Planning Commission,and prior to taking action on the proposed development
proposal,the Planning Commission independently reviewed and considered the
information and findings contained in the Negative Declaration and determined that the
document was prepared in compliance with the requirements of CEQA and local
guidelines,with respect thereto;and,
1202733
Resolution No.2010-08
Page 2
F-2
WHEREAS,after issuing notices pursuant to the requirements of the Rancho Palos
Verdes Development Code and the State CEQA Guidelines,the Planning Commission
held a duly noticed public hearing on November 10,2009,at which time all interested
parties were given an opportunity to be heard and present evidence;and,
WHEREAS,at a public hearing held on November 10,2009,the Planning
Commission adopted P.C.Resolution No.2009-47,recommending that the City Council
certify the Mitigated Negative Declaration for Case Nos.SUB2008-00001 and ZON2008-
00074 thru -00078;and,
WHEREAS,copies of the Mitigated Negative Declaration were distributed to the City
Council and prior to taking action on the proposed project associated with Case Nos.
SUB2008-00001 and ZON2008-00074 thru -00078,the City Council independently
reviewed and considered the information and findings contained in the Mitigated Negative
Declaration and determined that the document was prepared in compliance with the
requirements of CEQA and local guidelines,with respect thereto;and,
WHEREAS,after issuing notice pursuant to the requirements of the City's
Development Code and the State CEQA Guidelines,the City Council of the City of Rancho
Palos Verdes held a public hearing on February 2,2010,at which time all interested parties
were given an opportunity to be heard and present evidence.
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES
DOES HEREBY FIND,DETERMINE,AND RESOLVE AS FOLLOWS:
Section 1:The proposed project is for a General Plan Amendment to change the
land use designation from Commercial Recreational (CR)to Single-Family Residential,2-
to-4 dwelling units per acre;a Zone Change from CR to RS-3;Coastal Specific Plan
Amendment to change the land use designation from Agricultural to Residential;
subdivision of the existing 1.42-acre site to four single-family residential lots;development
of a single-family residence on each lot;a Variance to allow the four lots to maintain a lot
depth of 93',which is less than the 110'lot depth requirement for RS-3 zoned lots;a
Grading Permit for approximately 4,028 cubic yards of total grading on all 4 lots to
accommodate the construction of a single-family residence on each lot;and Height
Variation Permits for the single-family residential structures on Lots 3 and 4 (the 2 lots
closest to Sea Cove Drive),to exceed the 16'building height requirement.The City
Council finds that the project would not result in significant adverse environmental impacts.
In making this finding,the City Council considered the project's mitigation measures that
address the issues of Aesthetics,Air Quality,Cultural Resources,Geology and Soils,
Hydrology and Water Quality,Noise,Public Services,and Transportation and Circulation.
Section 2:The City Council has independently reviewed and considered the
proposed Mitigated Negative Declaration,the public comments upon it,and other evidence
before the Council prior to taking action on the proposed project and finds that the
Mitigated Negative Declaration was prepared in the manner required by law and that there
1202733
Resolution No.2010-08
Page 3
F-3
is no substantial evidence that,with appropriate mitigation measures,the approval of Case
Nos.SUB2008-00001 and ZON2008-00074 thru -00078 would result in a significant
adverse effect upon the environment.
Section 3:There are no sensitive natural habitat areas on the subject site.Thus,
no site disturbance or alteration will result from the approval of Case Nos.SUB2008-00001
and ZON2008-00074 thnu -00078,and therefore,the project will have no individual or
cumulative adverse impacts upon resources,as defined in Section 711.2 of the State Fish
and Game Code.
Section 4:The Initial Study identified the following issue areas that may result in
a potentially significant environmental impact(s)as a result of the proposed project:
Aesthetics,Air Quality,Cultural Resources,Geology and Soils,Hydrology and Water
Quality,Noise,Public Services,and Transportation and Circulation.However,with the
appropriate mitigation measures in the attached Mitigation Monitoring Program (Exhibit
"A"),which address impacts upon the aforementioned issue areas,the project will not have
a significant adverse environmental impact.
Section 5:For reasons discussed in the Initial Study,which is incorporated herein
by reference,the proposed project will not have any potential to achieve short-term,to the
disadvantage of long-term,environmental goals,nor would the project have impacts which
are individually limited,but cumulatively considerable.
Section 6:The Lead Agency has consulted the lists compiled pursuant to Section
65962.5 of the Government Code,and has certified that the development project and any
alternatives proposed in this application are not included in these lists of known Hazardous
Waste and Substances Sites as compiled by the California Environmental Protection
Agency.
Section 7:Based upon the foregoing findings,the adoption of the proposed
Mitigated Negative Declaration is in the public interest.
Section 8:The mitigation measures set forth in the Mitigation Monitoring
Program,Exhibit "A",attached hereto,are incorporated into the scope of the proposed
project.These measures will reduce potential significant impacts identified in the Initial
Study to a less than significant level.
Section 9:The time within which the judicial review of the decision reflected in
this Resolution,if available,must be sought is governed by Section 1094.6 of the California
Code of Civil Procedure or other applicable shortened periods of limitation.
Section 10:For the foregoing reasons and based on the information and findings
included in the Staff Report,Environmental Assessment and other components of the
legislative record,in the proposed Mitigated Negative Declaration,and in the public
comments received by the Council,the City Council of the City of Rancho Palos Verdes
hereby certifies that the Mitigated Negative Declaration has been prepared in compliance
1202733
Resolution No.2010-08
Page 4
F-4
with CEQA,and therefore adopts the attached Mitigation Monitoring Program (Exhibit "A")
associated with Case Nos.SUB2008-00001 and ZON2008-00074 thru -00078 (General
Plan Amendment,Coastal Specific Plan Amendment,Zone Change,Vesting Tentative
Parcel Map,Variance,Grading Permit,Height Variations,and Coastal Permit).
PASSED,APPROVED,and ADOPTED this 2nd day of February 2010.
lsI Stefan Wolowicz
Mayor
ATTEST:
lsI Carla Morreale
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I,Carla Morreale,City Clerk of the City of Rancho Palos Verdes,hereby certify that the
above Resolution No.2010-08 was duly and regularly passed and adopted by the said
City Council at a regular meeting held on February 2,2010.
f!tZitL~~
City Clerk
1202733
Resolution No.2010-08
Page 5
F-5
Exhibit A
Mitigation Monitoring Program
Project:Case Nos.SUB2008-00001 and ZON2008-00074 thru -00078,a General Plan
Amendment,Coastal Specific Plan Amendment,Zone Change;Vesting Parcel
Map,Variance,Grading Permit,Height Variation,and Coastal Permit.
Location:Vacant Lot located at 32639 Nantasket Drive,on the west side of Nantasket
Drive,between Beachview Drive and Seacove Drive in the City's Coastal Zone
(APN7573-014-013),Rancho Palos Verdes,CA 90275
Applicant:Dana Ireland,1 Seacove Drive,Rancho Palos Verdes,CA 90275
Landowner:Same.
TABLE OF CONTENTS
I.Introduction 2
Purpose 2
Environmental Procedures 2
Mitigation Monitoring Program Requirements 2
II.Management of the Mitigation Monitoring Program 3
Roles and Responsibilities 3
Mitigation and Monitoring Program Procedures 3
Mitigation Monitoring Operations 3
III.Mitigation Monitoring Program Checklist 4
IV.Mitigation Monitoring Summary Table 5
Page 1 Mitigation Monitoring Program
Resolution No.2010-08
F-6
I.INTRODUCTION
PURPOSE
This Mitigation Monitoring Program (MMP)is to allow the following project on a vacant iot
located at 32639 Nantasket Drive,which is on the west side of Nantasket Drive,between
Beachview Drive and Sea cove Drive in the City's Coastal Zone (APN7573-014-013),in the City
of Rancho Palos Verdes:
A General Plan Amendment to change the Land Use Designation from Commercial
Recreational to Residential (2-4 d.u.fac);a Coastal Specific Plan Amendment to change
the Coastal Specific Plan Land Use Designation from Agriculture to Residential;a Zone
Change from CR to RS-3 (Single-Family Residential);a Vesting Parcel Map for a 4-lot
subdivision;a Variance to allow the RS-3 zoned lots to maintain a lot depth of 93';a
Grading Permit for a total of 4,028 cubic yards of grading to facilitate the construction of
the four new single-family residences;Height Variation applications for the new single-
family residences on Lots 3 and 4 that exceed the 16-foot height limit;and,a Coastal
Permit for the development project within the City's Coastal Zone.
The MMP responds to Section 21081.6 of the Public Resources Code,which requires a lead or
responsible agency that approves or carries out a project where a Mitigated Negative
Declaration has identified significant environmental effects,to adopt a "reporting or monitoring
program for adopted or required changes to mitigate or avoid significant environmental effects."
The City of Rancho Palos Verdes is acting as lead agency for the project.
An Initial Study/Mitigated Negative Declaration was prepared to address the potential
environmental impacts of the project.Where appropriate,this environmental document
recommended mitigation measures to mitigate or avoid impacts identified.Consistent with
Section 21080 (2)(c)of the Public Resources Code,a mitigation reporting or monitoring program
is required to ensure that the adopted mitigation measures under the jurisdiction of the City are
implemented.The City will adopt this MMP when adopting the Mitigated Negative Declaration.
ENVIRONMENTAL PROCEDURES
This MMP has been prepared in accordance with the California Environmental Quality Act of
1970 (CEQA),as amended (Public Resources Code Section 21000 et seq.)and the State
Guidelines for Implementation of CEQA (CEQA Guidelines),as amended (California
Administrative Code Section 15000 et seq.).This MMP complies with the rules,regulations,and
procedures adopted by the City of Rancho Palos Verdes for implementation of CEQA.
MITIGATION MONITORING PROGRAM REQUIREMENTS
Section 21081.6 of the Public Resources Code states:"When making the findings required by
subdivision (a)of Section 21081 or when adopting a negative declaration pursuant to paragraph
(2)of subdivision (c)of Section 21081,the public agency shall adopt a reporting or monitoring
program for the changes to the project which it has adopted or made a condition of project
approval in order to mitigate or avoid significant effects on the environment.The reporting or
monitoring program shall be designed to ensure compliance during project implementation.For
those changes which have been required or incorporated into the project at the request of an
agency having jurisdiction by law over natural resources affected by the project,that agency
Page 2 Mitigation Monitoring Program
Resolution No.2010-08
F-7
shall,if so requested by the lead or responsible agency,prepare and submit a proposed
reporting or monitoring program."
II.MANAGEMENT OF THE MITIGATION MONITORING PROGRAM
ROLES AND RESPONSIBILITIES
The MMP for the project will be in place through all phases of the project including final design,
pre-grading,construction,and operation.The City will have the primary enforcement roie for the
mitigation measures.
MITIGATION MONITORING PROGRAM PROCEDURES
The mitigation monitoring procedures for this MMP consists of,filing requirements,and
compliance verification.The Mitigation Monitoring Checklist and procedures for its use are
outlined below.
Mitigation Monitoring Program Checklist
The MMP Checklist provides a comprehensive list of the required mitigation measures.In
addition,the Mitigation Monitoring Checklist inciudes:the implementing action when the
mitigation measure will occur;the method of verification of compliance;the timing of verification;
the department or agency responsible for implementing the mitigation measures;and
compliance verification.Section III provides the MMP Checklist.
Mitigation Monitoring Program Files
Files shall be established to document and retain the records of this MMP.The files shall be
established,organized,and retained by the City of Rancho Palos Verdes department of
Planning,Building,and Code Enforcement.
Compliance Verification
The MMP Checklist shall be signed when compliance of the mitigation measure is met
according to the City of Rancho Paios Verdes Director of Planning,Building,and Code
Enforcement.The compliance verification section of the MMP Checklist shall be signed,for
mitigation measures requiring ongoing monitoring,and when the monitoring of a mitigation
measure is completed.
MITIGATION MONITORING OPERATIONS
The following steps shall be followed for implementation,monitoring,and verification of each
mitigation measure:
1.The City of Rancho Palos Verdes,Director of Planning,Building,and Code Enforcement
shall designate a party responsible for monitoring of the mitigation measures.
Page 3 Mitigation Monitoring Program
Resolution No.2010-08
F-8
2.The City of Rancho Palos Verdes,Director of Planning,Building,and Code Enforcement
shall provide to the party responsible for the monitoring of a given mitigation measure,a
copy of the MMP Checklist indicating the mitigation measures for which the person is
responsible and other pertinent information.
3.The party responsible for monitoring shall then verify compliance and sign the
Compliance Verification column of the MMP Checklist for the appropriate mitigation
measures.
Mitigation measures shall be implemented as specified by the MMP Checklist.During any
project phase,unanticipated circumstances may arise requiring the refinement or addition of
mitigation measures.The City of Rancho Palos Verdes,Director of Planning,Building,and
Code Enforcement with advice from Staff or another City department,is responsible for
recommending changes to the mitigation measures,if needed.If mitigation measures are
refined,the Director of Planning,Building,and Code Enforcement would document the change
and shall notify the appropriate design,construction,or operations personnel about refined
requirements.
III.MITIGATION MONITORING PROGRAM CHECKLIST
INTRODUCTION
This section provides the MMP Checklist for the project as approved by the Planning
Commission of the City of Rancho Palos Verdes on December 11,2008.Mitigation measures
are listed in the order in which they appear in the Initial Study.
*
*
*
*
Types of measures are project design,construction,operational,or cumulative.
Time of Implementation indicates when the measure is to be implemented.
Responsible Entity indicates who is responsible for implementation.
Compliance Verification provides space for future reference and notation that
compliance has been monitored,verified,and is consistent with these mitigation
measures.
Page 4 Mitigation Monitoring Program
Resolution No.2010-08
F-9
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
1.AESTHETICS
A-1:Exterior residenliallighting shall be in compliance
with the standards of Section 17.56.030 of the Rancho
Palos Verdes Development Code.No outdoor lighting Department ofispermittedwherethelightsourceisdirectedtowardProjectDesignPriortobuildingpermitfinal,Property Owner /Planning,Building andorresultsindirectilluminationofaparcelofproperty/Operational and on-going applicant.
or properties other than upon which such light is Code Enforcement.
physically located.
3.AIR QUALITY
AQ-1:During construction the owner shall ensure that
the unpaved construction areas are watered at least
twice a day during excavation and construction to Property Owner /Department of
reduce dust emissions and meet SCAQMD Rule 403 Construction On-going during construction Planning,Building and
which prohibits dust clouds to be visible beyond the Applicant Code Enforcement.
project site boundaries.
AQ-2:During construction the owner shall ensure that
all clearing,grading,earth moving or demolition Department ofactivitiesshallbediscontinuedduringperiodsofhighConstructionOn-going during construction Property Owner /Planning,Building andwinds(i.e.,greater than 30 mph),so as to prevent Applicant Code Enforcement.excessive amounts of dust.
AQ-3:During construction of any improvements
associated with the subdivision,the owner shall ensure
Property Owner /Department of
that General contractors shall maintain and operate Construction On-going during construction Planning,Building and
construction equipment so as to minimize exhaust Applicant Code Enforcement.
emissions.
AQ-4:A weatherproof notice/sign setting forth the
name of the person(s)responsible for the construction Department ofsiteandaphonenumber(s)to be called in the event Property Owner /
that dust is visible from the site as described in Construction On-going during construction Applicant Planning,Building and
mitigation measure AQ-1 above,shall be posted and Code Enforcement.
prominently displayed on the construction fencing.
Page 5 Mitigation Monitoring Program
Resolution No.2010-08 F-10
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
5.CULTURAL RESOURCES --
CR-1:Prior to the commencement of grading,the
applicant shall retain a qualified paleontologist and
archeologist to monitor grading and excavation.In the
event undetected buried cultural resources are Prior to issuance of building Property Owner /Department of
encountered during grading and excavation,work shall Construction and/or grading permit Applicant Planning,Building and
be halted or diverted from the resource area and the Code Enforcement
archeologist and/or paleontologist shall evaluate the
remains and propose appropriate mitigation measures.
16.GEOLOGY/SOILS II
GEO-1:The applicant shall ensure that all applicable
Department ofconditionsasspecifiedwithinthegeotechnicalreportPriortoissuanceofbuildingPropertyOwner/
and all measures required by the City Geologist are Construction and/or grading permit.applicant.Planning,Building and
incorporated into the project.Code Enforcement.
GEO-2:Prior to bUilding permit issuance,the applicant
shall prepare an erosion control plan for the review and
approval of the Building Official.The applicant shall be
Prior to issuance of building Property Owner /Department of
responsible for continuous and effective Construction Planning,Building and
implementation of the erosion control plan during and/or grading permit.applicant.Code Enforcement.
project construction.
9.HYDROLOGY/WATER QUALITY
HWQ-1:Subject to review and approval of the City
Public Works and Building and Safety Departments and
prior to the issuance of grading permits,the project Public WorksapplicantshallsubmitastormwatermanagementplanDepartment,andwhichshowstheon-site and off-site storm water Projecl Design Prior to issuance of building Property Owner /the Department ofconveyancesystemsthatwillbeconstructedbytheand/or grading permit.applicant.Planning,Building andprojectproponentforthepurposeofsafelyconveyingCodeEnforcement.storm water off the project site.These drainage
structures shall be designed in accordance with the
most current standards and criteria of the Citv Enqineer
Page 6 Mitigation Monitoring Program
Resolution No.2010-08 F-11
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
and Los Angeles County Department of Public Works to
ensure that adequate drainage capacity is maintained.
The plan shall also show whether existing storm water
facilities off the site are adequate to convey storm flows
and what additional improvements to these existing
facilities are required by the project applicant to ensure
these facilities will be adequate to meet the needs of
this project.Prior to the issuance of any building permits
for any of the proposed residences,the project
applicant shall install/improve such facilities to the
satisfaction of the Director of Public Works and the City
Building Official.
HWQ-2:The project shall comply with the requirements
of the statewide National Pollutant Discharge
Elimination System (NPDES)General Permit for Storm Project design Property Owner /Department of
Water Discharges Associated with Construction Activity and On-going Planning,Building and
to prevent storm water pollution from impacting waters operational applicant Code Enforcement
of the U.S.in the vicinity of the project site.
HWQ-3:In accordance with the Clean Water Act,the
project applicant shall coordinate with the Regional
Water Quality Control Board (RWQCB)regarding the
Department ofrequiredNationalPollutantDischargeEliminationPriortobuildingand/or Property Owner /
System (NPDES)permit for the project.The project Project design grading permit issuance applicant Planning,Building and
applicant shall obtain this permit and provide the City Code Enforcement
with proof of the permit before any site grading begins.
HWQ-4:Appropriate Best Management Practices
(BMP),including sandbags shall be used by the project
applicant to help control runoff from the project site
Property Owner /Department of
during project construction activities.Measures to be Construction On-going during construction Planning,Building and
used shall be approved by the City Engineer before a applicant Code Enforcement
Grading Permit is issued for the project.
Page 7 Mitigation Monitoring Program
Resolution No.2010-08 F-12
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
12.NOISE
N-1:Demolilion,grading and construction activities Department ofshallbelimitedtothehoursof7:00am and 7:00pm,Property Owner I
Monday through Saturday.There shall be no Construction On-going.applicant.Planning,Building and
construction on Sundays or federally observed holidays.Code Enforcement.
N-2:During demolition,constnuction andlor grading
operations,trucks shall not park,queue andlor idle at Department oftheprojectsiteorintheadjoiningpublicrights-of-way Property Owner I
before 7:00 AM,Monday through Saturday,in Construction On-going.applicant Planning,Building and
accordance with the permitted hours of constnuction code Enforcement.
stated above.
14,PUBLIC SERVICES
PS-1:As there is no park or recreational facility
designated in the general plan to be located in whole or
in part within the proposed subdivision to serve the Department ofimmediateandfutureneedsoftheresidentsoftheProjectDesignPriortoRecordationofFinalPropertyOwnerIPlanning,Building andsubdivision,the project applicant shall,in lieu of Map applicant Code Enforcement.dedicating land,pay a fee equal to the value of the land
prescribed for dedication in Section 16.20,100,0 and in
an amount determined in accordance with the
provisions of Section 16.20.1 OO.G.
16.TRANSPORTATIONITRAFFIC
T-1:Prior to the issuance of a grading permit for the Public Worksproject,the project applicant shall prepare a haul route Department,andplanforapprovalbytheCity's Public Works Construction Prior to building andlor Property Owner I the Department ofDepartment.The project applicant shall also be required grading permit issuance applicant.Planning,Building andtopostabondwiththeCityinanamountdeterminedbyCodeEnforcement.the Public Works Department that will provide for the
Page 8 Mitigation Monitoring Program
Resolution No.2010-08
F-13
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
repair of City streets damaged by the hauling of soil
away from the project site.
Page 9 Mitigation Monitoring Program
Resolution No.2010-08 F-14