CC RES 2019-046 RESOLUTION NO. 2019-46
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES AMENDING CERTAIN
CONDITIONS OF APPROVAL OF THE CONDITIONAL
USE PERMIT(NO. ZON2012-00067) FOR THE SOL Y MAR
DEVELOPMENT LOCATED ON CRESTRIDGE ROAD
(CASE NO. PLCU2019-0014).
WHEREAS, on February 22, 2012, applications for an Environmental Assessment,
Conditional Use Permit, Grading Permit (Z0N2012-00067) and Tentative Tract Map
(SUB2012-00001) were submitted to the Community Development Department for
147,000 cubic yards of grading to accommodate a 60-unit senior (age restricted to 55
years and above) condominium housing project on a vacant 9.76-acre parcel located at
5601 Crestridge Road (then APN 7589-013-009); and,
WHEREAS, after the submittal of additional information, Staff deemed the project
applications complete on April 20, 2012, pursuant to the State Permit Streamlining Act
(PSA), Government Code Section 65920 et seq.; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, 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 Environmental
Impact Report (State Clearinghouse Number 2012051079) (the "EIR"); and,
WHEREAS, the City prepared an Initial Environmental Study (the "Initial Study")
for the Project pursuant to Section 15063 of the CEQA Guidelines, and on May 29, 2012,
the Initial Study (IS) and Notice of Preparation (NOP) was released to the public and
public agencies for a comment period of 31 days (through June 29, 2012). Further, a
Public Notice was mailed on May 29, 2012, to the 57 property owners within a 500-foot
radius from the subject property. Subsequently, the Notice was published in the
Peninsula News on May 31, 2012. Furthermore, the notice was posted on the City's
website, and emailed to the 587 email addresses that are registered on the City's website
listsery for this project. Lastly, a copy of the Initial Study was made available at the public
counter at City Hall, Hesse Park, the local libraries, and made available on the City's
website for the public to download and review; and,
WHEREAS, on June 26, 2012, the Planning Commission conducted a public
scoping meeting to provide a forum for agencies and members of the community to
provide verbal comments on the IS/NOP, at which time the Planning Commission
extended the comment period through July 12, 2012; and,
WHEREAS, after the NOP comment period ended, the Draft EIR was prepared
taking various comments into account. After completing the Draft EIR, the document was
made available to the public on August 21, 2012, for a 48-day public comment period that
concluded on October 8, 2012; and,
WHEREAS, on September 26, 2012, the Planning Commission held a public
comment session to provide the public with an opportunity to submit verbal comments, in
addition to the typical written comments, on the Draft EIR; and,
WHEREAS, on October 25, 2012, the Final EIR was completed and Notice was
provided via mail and publication in the Peninsula News that a public hearing was
scheduled with the Planning Commission on November 13, 2012, to review the Final EIR
and the entitlement applications for the proposed project. Subsequently, a notice was
emailed to the 611 people registered on the City's listsery for this project; and,
WHEREAS, after notice was issued pursuant to the requirements of the Rancho
Palos Verdes Development Code and CEQA, the Planning Commission held a duly
noticed public hearing on November 13, 2012, at which time all interested parties were
given an opportunity to be heard and further present evidence regarding the entitlements
associated with the Project, the Final EIR and the responses to the comments received
regarding the Draft EIR; and,
WHEREAS, on November 13, 2012, Planning Commission meeting, the Planning
Commission directed Staff to include conditions to address lighting, landscaping, trail use,
and tower height, and return to the Planning Commission on December 11, 2012 with
Resolutions for consideration; and,
WHEREAS, on the December 11, 2012, the Planning Commission adopted P.C.
Resolution No. 2012-22, recommending that the City Council certify the Environmental
Impact Report; and, adopted P.C. Resolution No. 2012-23, recommending that the City
Council conditionally approve Case Nos. SUB2012-00001 and ZON2012-00067 for a
proposed 60-unit condominium subdivision known as the Crestridge Senior
Condominium Housing Project; and,
WHEREAS, after notice was issued pursuant to the requirements of the Rancho
Palos Verdes Development Code and CEQA, the City Council continued the public
hearing to the April 2, 2013, City Council meeting at the applicant's request; and,
WHEREAS, on April 2, 2013, at the applicant's request, the public hearing was
continued to May 21, 2013; and,
WHEREAS, on May 21, 2013, 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 regarding the entitlements associated with the Project, the Final EIR, the
responses to the comments received regarding the Draft EIR, and the Planning
Commission recommendation, and adopted Resolution Nos. 2013-30 and 2013-31,
conditionally approving Case Nos. SUB2012-00001 AND ZON2012-00067 for a Tentative
Resolution No.2019-46
Page 2 of 7
Tract Map, Conditional Use Permit and Grading Permit to allow the Crestridge Senior
Condominium Housing Project; and,
WHEREAS, pursuant to Condition No. 8 of Resolution No. 2013-31, a Compliance
Review was required for the project within one year after issuance of the final Certificate
of Occupancy for the last building constructed, which occurred on July 17, 2018; and,
WHEREAS, on September 12, 2019, a public notice of the Compliance Review
was mailed to owners of property within a 500' radius of the project site, to persons
requesting notice, to all affected homeowners associations, and the property owner, in
accordance with Rancho Palos Verdes Municipal Code Section 17.80.090, and published
in the Peninsula News; and,
WHEREAS, the City Council held a duly noticed public hearing on October 1, 2019,
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: Pursuant to the provisions of the California Environmental Quality
Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA
Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., the City's
Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste
and Substances Statement), this decision by the City Council (i) constitutes a minor
modification/revision to the existing Conditions of Approval of City Coun'cil Resolution
No. 2013-31 to reduce the impacts of the site on adjacent properties; and (ii) will not have
a significant effect on the environment. Therefore, this decision is not subject to CEQA
pursuant to California Code of Regulations Sections 15601(b)(2), 15301, and 15061(b)(3)
as the existing mitigation measures for the project's EIR adopted under City Council
Resolution No. 2013-30 remain in full force and effect.
Section 2: Attached hereto as Exhibit A are conditions governing this use--
including existing, new, and modified conditions—all incorporated herein. In accordance
to Condition No. 8 of City Council Resolution No. 2013-31, this determination includes
adding new conditions; amending existing Conditions of Approval based on Staff's
assessment of the Applicant's compliance with the Conditions of Approval, memorializing
previous Minor Modifications approved by the Director; and issues raised by the Sol y
Mar Homeowners' Association (HOA), residents, and neighbors during the review period.
The amendments to the conditions are summarized as follows (deleted text shown in
stfikettwough and new text shown in underline):
A. Condition No. 51 is amended to allow for the additional retaining walls and
combination walls that were proposed, approved, and constructed pursuant to
Minor Modification Nos. 1 and 2:
Resolution No.2019-46
Page 3 of 7
51. The construction of three new garden walls, retaining walls, and
combination walls shall be permitted to be constructed as part of the
proposed project, as approved by Minor Modification #1 and #2, and
three structures on the west side of the development, as illustrated on the
approved plans submitted into Building and Safety and as shown in the
chart below. Subject to review and approval by the Community
Development Director, and prior to issuance of any permits, the Applicant
shall provide a landscape plan and/or other plan showing how the retaining
walls will be aesthetically screened by use of landscaping and wall materials
that are aesthetically pleasing.
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B. Condition No. 63 is amended to document the Council's authorization to allow for
a gate at the pedestrian entry point to the trail at Crestridge Road that would
remain open during City-designated park hours.
The pedestrian access point at the entry tower shall not contain a gate or other
similar enclosure that would prevent the general public from entering, or
discouraged from entering, the site to access the trailheads at the rear of
the property or the trails located on the City's Reserve property to the north
during City-designated park hours pursuant to Section 12.16.030 of the
RPVMC. Further, public access shall not be impeded by any gate, fence, or
improvement along the entire length of the public trail easement during City-
designated park hours pursuant to Section 12.16.030 of the RPVMC .
Resolution No. 2019-46
Page 4 of 7
C. Condition No. 115 is amended to document the August 12, 2016 Memorandum
allowing the roof design for Building Nos. 7, 14, 15, 17 and 18 to be changed from
a pitch roof to a mansard roof:
Prior to submittal of plans to the Building and Safety Division for plan check, the
buildings identified in the associated Staff Report to the Planning Commission
dated November 13, 2012 as follows:
Pursuant to the Director-issued Memorandum dated August 12, 2016, the
roofs of Building Nos. 7, 14, 15, 17, and 18 shall be allowed to be modified
from a pitched roof to mansard-style roof.
D. Condition Nos. 120 and 121 are amended to reflect the updated and corrected
building pad, finish floor and roof ridgeline elevations reconciled by the
memorandum issued by the Community Development Director on August 23,
2016:
120. With the exception of the buildings identified in Condition No. 115
above, the maximum building heights shall be limited to the ridgeline
elevations identified on the updated matrix approved by the Director
111 of the Community Development Department on August 23, 2016, and
attached herein as "Exhibit B" '- - - - - - '- -- - - - -
Commission on December 11, 2013, and approved by the City
Council on March 5, 2013. BUILDING HEIGHT CERTIFICATION
REQUIRED for every building, prior to roof sheathing inspection.
121. The pad elevations for each structure shall be limited to the pad
elevations identified on the updated matrix approved by the Director of
the Community Development Department on August 23, 2016, and
attached herein as "Exhibit B" ' •
.. ..
e - . 1 - -- -- e- a - e * -. - . -
on March 5, 2013. PAD ELEVATION CERTIFICATION REQUIRED for
each building pad, prior to construction of each building on that pad.
Furthermore, a FINISH FLOOR ELEVATION CERTIFICATION for each
building shall also be provided prior to placement of concrete.
E. Condition Nos. 129 and 130 are added to incorporate Conditions of Approval from
the memorandum issued on August 12, 2016, which addressed changes to
material, colors and texture to the flat portion of the mansard-roofed buildings:
129. The Pli-Dek Waterproof Deck Coating System shall be inspected every 3
years (from initial installation) by an Approved Applicator (Contact Pli-Dek
for details). Exposed urethane caulking at penetrations and flashing
seams shall be inspected annually and cleaned as needed.
to remove any dirt. When finished, the entire roof shall be hosed off to
Resolution No. 2019-46
Page 5of7
. These requirements shall be incorporated into the official
"Homeowners Association Maintenance Guide"for the Sol y Mar HOA.
130. The following are the approved colors for the roof tiles and the fine
knock-down texture Pli-Dek roof surface for Building Nos. 7, 14, 15,
17, and 18:
• Building Nos. 7 & 18: 3605 San Benito Blend Tile Array with Sherwin
Williams 2836 (Quartersawn Oak) for the Pli-Dek surface;
• Building No. 15: 3636 Piedmont Blend Tile Array with Sherwin
Williams 604 7 (Hot Cocoa)for the Pli-Dek surface; and,
• Building Nos. 14 & 17: 3813 San Mateo Blend Tile Array with Sherwin
Williams 6061 (Tanbark) for the Pli-Dek surface.
Modifications to the above-mentioned approved roof colors shall
require approval by the City council as a revision to the Conditional
Use Permit at a duly noticed public hearing.
F. Condition No. 131 is added to clarify what is permitted on the first-floor private patio
areas of the residences:
131. Minor improvements, including but not limited to built-in BBQs, paved
patios, fountains, planters, and decking are allowed for the private
patio areas for each residence with approval of a Site Plan Review
Permit. Prior to the issuance of any Building and or Grading permits
from the Building & Safety Division, the applicant shall obtain
approval of the Sol y Mar HOA for the proposed work, which shall
consist of a written approval letter from the HOA and a stamped plan
which shows all proposed work.
Section 3: 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 4: For the foregoing reasons and based on the information and findings
included in the Staff Report and all of the documents that were presented to the City
Council, the City Council of the City of Rancho Palos Verdes hereby adopts Resolution
No. 2019-46, amending and adding certain conditions for Conditional Use Permit
No. ZON2012-00067 in the attached Exhibits "A" and "B", which are incorporated herein
by this reference, for the Sol y Mar development on property located at Crestridge Road
(Case No. PLCU2019-0014).
Resolution No.2019-46
Page 6 of 7
i I 1
111
r Mayor
ATTEST:
17"&``" `
City Jerk
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. 2019-46, was duly and regularly passed and adopted by the
said City Council at a regular meeting thereof held on October 1, 2019.
CLAvefif.
City Clerk
111
Resolution No.2019-46
Page 7 of 7
RESOLUTION NO. 2019-46
EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT, GRADING PERMIT,
AND TENTATIVE TRACT MAP NO. 71878
(PLCU2OI 4-0014)
General
1. This approval is for the following:
A. A 60-unit, for-sale, age-restricted (55 years and older) condominium
housing complex, distributed amongst 18 individual buildings
B. Three (3) units affordable to "Extremely Low" and/or "Very Low" income
households in accordance with the City's Inclusionary Housing
requirements.
C. A private and public trail system in open space areas on the north,
and a public trail through the development connecting Crestridge Road
with the public trail 'system in open space areas on the north.
D. A 13,000-square foot outdoor community recreation area located at the
northeastern corner of the site. The amenities for this area include a
patio, a community conversation and gathering stage, a sundeck and
outdoor living room, barbequefacilities, bocce ball courts, and picnic
tables.
E. A 2,400 square-foot Community Service Center building and sundeck
providing secondary, centralized community amenities for the project's
residents. The Community Service Center building will provide a
recreation and lounge area for community gatherings, kitchen, computer
center/business room, office, fitness room, bathrooms, indoor and
outdoor fireplaces, outdoor living area, spa, barbeque and seating area.
The Community Service Center could also be used for community
gatherings and as a social venue for regular resident activities like movie
nights, book clubs and cooking classes.
F. A gated vehicular access off of Crestridge Road. The vehicular entry
gate would have a key pad and call box.
Resolution No.2019-46
Exhibit A
Page 1 of 28
G. A pedestrian entry tower and access point adjacent to the gated111
vehicular access.
H. An internal private street that is a minimum of 26 feet wide.
I. A total of 31 guest parking spaces distributed throughout the site to
supplement the two-car garages available for each condominium unit.
J. A community garden area at the northwest portion of the site (behind the
existing Belmont Assisted Living facility) for the residents and/or owners of
the Crestridge Senior Housing Condominium project.
2. 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.
3. The developer shall supply the City with one mylar, one copy, and an electronic
copy of the map after the final map has been filed with the Los Angeles County
Recorder's Office.
4. This approval expires twenty-four (24) months from the date of approval of
the tentative tract map by the City Council, unless extended per the SubdivisionIII
Map Act and Municipal Code. Any request for extension shall be submitted to
the Planning Department in writing prior to the expiration of the map.
5. Construction of the approved project shall substantially comply with the plans
originally stamped APPROVED; with the Institutional Zoning District; the
mitigation measures, conditions and development standards contained in PC
Resolution No. 2012-22 and PC Resolution No. 2012-23; City Council
Resolution No. 2013-31; and, the Rancho Palos Verdes Development Code.
6. The Community Development Director is authorized to approve minor
modifications to the approved plans or any of the conditions if such modifications
achieve substantially the same results as would strict compliance with said
plans and conditions. Otherwise, all other modifications shall be subject to
review and approval by the Planning Commission.
7. All mitigation measures contained in the approved Mitigation Monitoring and
Reporting Program (MMRP) contained in PC Resolution No. 2012-22 and
City Council Resolution No. 2013-30 for the Environmental Impact Report (EIR)
shall be adhered to. The mitigation measures are repeated herein under the
appropriate subject heading, sometimes with clarifying language that may differ
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Resolution No.2019-46
Exhibit A
Page 2 of 28
from the MMRP. Where the conditions differ from the mitigation measures, the
stricter of the two shall govern. All costs associated with implementation of the
Mitigation Monitoring Program shall be the responsibility of the Developer, and/or
any successors in interest.
8. The Conditions of Approval contained herein shall be subject to review and
modification, as deemed necessary and appropriate by the Planning
Commission at a noticed public hearing held one year after issuance of a final
Certificate of Occupancy for the last building constructed. At the review hearing,
the Planning Commission may add, delete or modify any conditions of approval
as deemed necessary and appropriate. Notice of said review hearing shall be
published and provided to owners of property within a 500' radius from the
entire project's boundary, 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. As part of the one year
review, the Planning Commission may consider and review compliance with all
the conditions of approval, assess any lighting and noise impacts, and address
any other concerns raised by Staff, the Commission and/or interested parties.
If necessary, the Planning Commission may impose more restrictive standards
and conditions to mitigate any impacts resulting from the review.
9. In order to minimize view impairing foliage when viewed from the residences along
Mistridge Drive, Oceanridge Drive and Seaside Heights Drive, all private
landscaping throughout the development shall be maintained so that it will not
exceed the height of the line illustrated and depicted on the photographs taken
from the residences along Mistridge Drive and Seaside Heights Drive, which are
on file with the Planning Department (Exhibit 8 to City Council Resolution No.
2013-31). If it is brought to the City's attention that foliage in the development
exceeds the aforementioned line and impairs a view as viewed from any residence
along Mistridge Drive, Seaside Heights Drive or Oceanridge Drive, then said
foliage shall be trimmed down to a level that no longer impairs the view.
10. Permitted hours and days for construction activity (other than the aforementioned
grading activity) are 7:00 AM to 6:00 PM, Monday through Friday, and 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
Municipal Code without a special construction permit. During demolition,
construction and/or grading operations, trucks shall not park, queue and/or idle at
the project site or in the adjoining street rights-of-way before 7:00 AM Monday
through Friday and before 9:00 AM on Saturday, in accordance with the permitted
hours of construction stated in this condition. When feasible to do so, the
construction contractor shall provide staging areas on-site to minimize off-site
transportation of heavy construction equipment. These areas shall be located to
maximize the distance between staging activities and neighboring properties,
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Resolution No.2019-46
Exhibit A
Page 3 of 28
subject to approval by the building official. I
AMENDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
Tentative Tract Map No. 71878
11. The proposed project approval permits 60, age restricted (aged 55+)
condominium units on the existing 9.76-acre subject parcel as shown on Tentative
Tract Map No. 71878, as approved by the City Council on May 21, 2013.
12. Prior to submitting the Final Map for recordation, 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.
13. The Final Map shall be in conformance with the lot size and configuration shown
on the Tentative Tract Map.
14. Prior to approval of the Final Map, copies of the Covenants, Conditions and
Restrictions (CC&R's) shall be submitted for review and approval by the Director
and the City Attorney. Said CC&R's shall reflect the applicable conditions of
approval contained in this Resolution. All necessary legal agreements, including
homeowners' association, deed restrictions, covenant, dedication of development
rights, public easements and proposed methods of maintenance and perpetuation
of drainage facilities and any other hydrological improvements shall be submitted
for review and approval prior to the approval of the Final Map.
County Recorder
15. If signatures of record title interests appear on the final map, the developer shall
submit a preliminary guarantee. A final guarantee will be required at the time
of filing of the final map with the County Recorder. If said signatures do not
appear on the final map, a preliminary title report/guarantee is needed that covers
the area showing all fee owners and interest holders. The account for this
preliminary title report guarantee shall remain open until the final map is filed
with the County Recorder.
Public Works and City Engineer Conditions
16. Subject to review and approval by the Director of Public Works, prior to final
certificate of use and occupancy, the following items shall be addressed:
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Resolution No.2019-46
Exhibit A
Page 4 of 28
• Sidewalk must be constructed on Crestridge Road that provides for a
total sidewalk width of 6' from Face of Curb to Back of Sidewalk (to
match existing conditions on Crestridge Road).
• Relocate electrical facilities along Crestridge Road to provide for 4' clear
sidewalk access to match other updated facilities and to adhere to ADA.
• Provide for ADA compliant access across the top of the proposed
site entry driveway on Crestridge Road.
• Indicate the ADA path of travel from Crestridge Rd.throughout the interior
of the site.
• Any other requirements made by the Public Works Department in
reviewing the construction plans.
17. Per the Department of Public Works and subject to approval by the Director of
Public Works, the Applicant shall ensure the following to the satisfaction of the
Public Works Director:
• No above ground utilities permitted in the Public Right-of-Way.
• All utilities must be outside of the driveway approach (minimum 2 feet away
from driving edge).
• Only cement concrete or asphalt concrete surface are allowed in the ROW.
The engineer shall provide a longitudinal profile of the driveway approach
and driveway centerline depicting vertical curves and slopes.
• Driveway approach slope and details needs to comply with APWA STD
III PLAN 110-0(latest edition) and other applicable drawings.
• 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 owner's responsibility to maintain any landscaping in the
abutting public right-of-way and keep it in a safe condition.
• Any cuts made into the existing asphalt roadway of Crestridge Road will
require full width resurfacing of the road for a length to be determined by
the Director of Public Works or his designee.
• All damaged curb and gutter, sidewalk, and asphalt in front of the proposed
property must be removed and replaced in kind.
• All ADA improvements shall be completed by the developer in the ROW.
• Catch basins 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, including existing catch basins where a connection to the
development's system is required.
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Resolution No.2019-46
Exhibit A
Page 5 of 28
• 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.
• Plans shall provide clear sight triangle at driveway per Caltrans standards.
Sewers
18. A bond, cash deposit, or other City approved security, shall be posted prior
to recordation of the Final Map or start of work, whichever occurs first, to
cover costs for construction of and connection to a sanitary sewer system, in
an amount to be determined by the Director of Public Works.
19. Prior to approval of the final map, the subdivider shall submit to the Public Works
Director a written statement from the County Sanitation District approving the
design of the tract with regard to the existing trunk line sewer. Said approval
shall state all conditions of approval, if any, and state that the County is willing
to maintain all connections to said trunk lines.
20. Approval of this subdivision of land is contingent upon the installation,
dedication and use of local main line sewer and separate laterals to serve
each unit of the land division.
21. Sewer easements may be required, subject to review by the City Engineer,
to determine the final locations and requirements.
22. Prior to construction, the subdivider shall obtain approval of the sewer
improvement plans from the County Engineer Sewer Design and Maintenance
Division.
Water
23. Prior to recordation of the Final Map or prior to commencement of work,
whichever comes first, the subdivider must submit a labor and materials bond
in addition to either:
a. An agreement and a faithful performance bond in the amount estimated
by the City Engineer and guaranteeing the installation of the water
system; or
b. An agreement and other evidence satisfactory to the City Engineer
indicating that the subdivider has entered into a contract with the serving
water utility to construct the water system, as required, and has
deposited with such water utility security guaranteeing payment for the
Resolution No.2019-46
Exhibit A
Page 6 of 28
installation of the water system.
24. There shall be filed with the City Engineer a statement from the water purveyor
indicating that the proposed water mains and any other required facilities will
be operated by the water purveyor and that, under normal operating conditions,
the system will meet the needs of the developed tract.
25. At the time the final land division map is submitted for checking, plans and
specifications for the water systems facilities shall be submitted to the City
Engineer for checking and approval, and shall comply with the City Engineer's
standards. Approval for filing of the land division is contingent upon approval
of plans and specifications mentioned above.
26. The project shall be served by adequately sized water system facilities that
shall include fire hydrants of the size and type and location as determined by
the Los Angeles County Fire Department. The water mains shall be of sufficient
size to accommodate the total domestic and fire flows required for the land
division. The City Engineer shall determine domestic flow requirements. Fire
flow requirements shall be determined by the Fire Department and evidence
of approval by the Fire Chief is required.
27. Framing of structures shall not begin until after the Los Angeles County
Fire Department has determined that there is adequate firefighting water and
access available to said structures.
28. Prior to issuance of the first building permit, the applicant shall ensure that
construction plans and specifications for the project include the following
interior water-conservation measures:
• Reduce water pressure to 50 pounds per square inch or less by means
of a pressure-reducing valve;
• Install water-conserving clothes washers;
• Install water-conserving dishwashers and/or spray emitters that are
retrofitted to reduce flow; and,
• Install one-and-one-half gallon, ultra-low flush toilets.
29. Prior to issuance of the first building permit, the applicant shall submit landscape
and irrigation plans for the common open space areas for the review and
approval of the Community Development Director. If the Community
Development Director utilizes a landscape consultant to review the plans,
the applicant shall be responsible for all costs associated with said view. Said
plans shall incorporate, at a minimum, the following water-conservation
measures:
• Extensive use of native plant materials.
• Low water-demand plants.
Resolution No 2019-46
Exhibit A
Page 7 of 28
• Minimum use of lawn or,when used, installation of warm season grasses.
• Grouped plants of similar water demand to reduce over-irrigation of
low water demand plants.
• Extensive use of mulch in all landscaped areas to improve the soil's
water- holding capacity.
• Drip irrigation, soil moisture sensors, and automatic irrigation systems.
• Use of reclaimed wastewater, stored rainwater or grey water for irrigation.
In addition, the landscaping plan shall include the following:
• A pesticide management plan to control the introduction of pesticides
into site runoff. The pesticide management plan shall be approved by
the Director of Public Works.
• Landscaping at or near the proposed driveway that does not obstruct
a driver's clear line of site to the satisfaction of the City's Public
Works Department.
• Foliage/trees are of a type of species than can be maintained so as not
to exceed the height of the line illustrated and depicted on the photos
in Exhibit 8, to Resolution No. 2012-23, which are the highest visible
roof ridgelines of the development.
Drainage,
30. All drainage swales and any other on-grade drainage facilities, including
gunite, shall be of an earth tone color approved by the Community Development
Director prior to building permit final of the last building.
31. Site surface drainage measures included in the project's geology and soils
report shall be implemented by the project developer during project construction.
32. Subject to review and approval by the City's Public Works Department and
Building and Safety Division, prior to issuance of any grading permit, the project
proponent shall submit a stormwater management plan which shows the on-
site and off-site stormwater conveyance system that will be constructed by the
project proponent for the purpose of safely conveying stormwater off of the
project site. These drainage structures shall be designed in accordance with the
most current standards and criteria of the Director of Public Works and Los
Angeles County Department of Public Works to ensure that default drainage
capacity is maintained. The plan shall also show whether existing stormwater
facilities off the site are adequate to convey storm flows.
33. In accordance with the Clean Water Act, the developer shall coordinate with
the Regional Water Quality Control Board (RWQCB) regarding the required
National Pollutant Discharge Elimination System (NPDES) permit for the
project. The developer shall obtain this permit and provide the City with proof
of the permit before construction activities begin on the project site.
I
Resolution No.2019-46
Exhibit A
Page 8 of 28
34. Appropriate Best Management Practices (BMPs), including sandbags, shall
be used to help control runoff from the project site during project construction
activities.
35. In accordance with the Clean Water Act, the project proponent shall coordinate
with the Regional Water Quality Control Board (RWQCB) on the preparation of
a Stormwater Pollution Prevention Plan (SWPPP)for the proposed project.
36. Prior to issuance of any grading permit, 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.
Streets
37. Prior to recordation of the final tract map, the applicant shall post a bond or other
security acceptable to the Director of Public Works for any approved
improvements within the public right-of-way of Crestridge Road.
38. The contractor shall be responsible for repairs to any neighboring streets in
the City of Rancho Palos Verdes (those streets to be determined by the
Director of Public Works) which may be damaged during development of the
project. Prior to issuance of a grading permit, the developer shall post a bond,
cash deposit or City approved security, in an amount determined by the
Director of Public Works to be sufficient to cover the costs to repair any
damage to streets or appurtenant structures as a result of this development.
Said streets shall be videotaped by the applicant and submitted to the
Public Works Department on CD prior to issuance of a grading permit.
39. Prior to issuance of any Certificate of Occupancy for the project, and subject
to review and approval by the Director of Public Works, the Applicant shall be
responsible for installing 1) a "STOP" sign and stop bar at the project driveway
that intersects with Crestridge Road. This feature shall be shown on all project
plans submitted for building permit review. (Mitigation Measure T-4)
Subject to review and approval by the Director of Public Works and the
Sherriffs Department, the text of said sign shall be worded in such a way and
the location of said sign shall be placed in such a way that the sign will be
enforceable by the Sherriffs Department.
40. Landscaping, walls or other site improvements at or near the proposed
project driveway shall not obstruct a driver's clear line of sight, to the
satisfaction of the Director of Public Works. (Mitigation Measure T-4)
I
Resolution No.2019-46
Exhibit A
Page 9 of 28
41. On-street parking shall be prohibited along the property frontage within the
identified sight visibility lines as determined by the Public Works Director.
(Mitigation Measure T-4)
Survey Monumentation
42. 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.
43. 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.
44. All lot corners shall be referenced with permanent survey markers in
accordance with the City's Municipal Code.
45. All corners shall be referenced with permanent survey markers in accordance
with the Subdivision Map Act.
Street Names and Unit Numbering
46. Any street names and/or unit numbering by the developer must be approved
by the City Engineer.
Grading
47. Prior to recordation of the final map or the commencement of work, whichever
occurs first, a bond, cash deposit, or combination thereof, shall be posted
to cover the costs of grading in an amount to be determined by the City Engineer.
48. Permitted hours and days for grading of the site, including site preparation,
import and export, shall be limited to the hours between 8:15 AM and 4:15
PM, Monday through Friday, with no such activities permitted on Saturdays,
Sundays or on the legal holidays specified in Section 17.96.920 of the
Rancho Palos Verdes Municipal Code without a special construction permit.
49. Prior to issuance of a grading permit by Building and Safety, the applicant shall
submit to the City a Certificate of Insurance demonstrating that the applicant
has obtained a general liability insurance policy in an amount not less than 5
million dollars per occurrence and in the aggregate to cover awards for any
death, injury, loss or damage, arising out of the grading or construction of this
project by the applicant. Said insurance policy must name the City and its
I
Resolution No 2019-46
Exhibit A
Page 10 of 28
officers, agents and employees as additional insureds and be issued by an
insurer with a minimum rating of A-VII by Best's Insurance Guide. Said
insurance shall not be canceled or reduced during the grading or construction
work and shall be maintained in effect for a minimum period of one (1) year
following the final inspection and approval of said work by the City, and without
providing at least thirty (30) days prior written notice to the City.
50. Approval of the project shall allow a total of 147,000 cubic yards of earth
movement, consisting of 145,000 cubic yards of cut and 2,000 cubic yards of
fill, of which 143,000 cubic yards will be exported from the site. Any revisions
that result in a substantial increase to the aforementioned grading quantities
shall be reviewed and approved by the City Council as a revision to the grading
application.
51. The construction of new garden walls, retaining walls, and combination walls
shall be permitted to be constructed as part of the proposed project, as illustrated
on the approved plans submitted into Building and Safety and as shown in the
chart below. Subject to review and approval by the Community Development
Director, and prior to issuance of any permits, the Applicant shall provide a
landscape plan and/or other plan showing how the retaining walls will be
aesthetically screened by use of landscaping and wall materials that are
aesthetically pleasing.
I
I
Resolution No.2019-46
Exhibit A
Page 11 of 28
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' U _ n 3 6 Area( t ori beyond t � a Line)
AMENDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
52. A construction plan shall be submitted to.the Community Development Director
prior to issuance of a grading permit. Sad 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.
53. 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 project's California State Licensed 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.
I
Resolution No. 4
Exhibit2019- A6
Page 12 of 28
54. Grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining
Walls", and Chapter 70, "Excavation and Grading of the Uniform Building Code".
55. Prior to issuance of a grading permit, 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. In reviewing the haul route, the Public Works Director shall
take into account and consideration the school traffic along the haul routes, and
shall have the ability to modify the approved haul route, modify the hours of the
grading operation, and impose any traffic-control conditions in the interest of
public safety, if deemed necessary.
56. The,following shall be implemented during construction to minimize emissions of
NOx associated with diesel-fueled construction equipment.
a) All diesel construction equipment shall meet Interim Tier 4 EPA emission
standards.
b) Construction contractors shall minimize equipment idling time throughout
construction. Engines shall be turned off if idling would be for more than
five minutes.
c) Equipment engines shall be maintained in good condition and in proper
tune as per manufacturers' specifications.
d) The number of pieces of equipment operating simultaneously shall be
minimized.
e) Construction contractors shall use alternatively fueled construction
equipment (such as compressed natural gas, liquefied natural gas, or
electric),when feasible.
f). The engine size of construction equipment shall be the minimum practical
I
Resolution No.2019-46
Exhibit A
Page 13 of 28
size. Heavy-duty diesel-powered construction equipment manufactured
after 1996 (with federally mandated clean diesel engines) shall be utilized
wherever feasible.
h) During the smog season (May through October), the construction
period should be lengthened as permitted by the City's Municipal Code
so as to minimize the number of vehicles and equipment operating at
the same time. (Mitigation Measure AQ-1(a))
57. The following shall be implemented during construction to minimize fugitive
dust emissions:
a) All exposed, disturbed, and graded areas onsite shall be watered three
times (3x) daily until completion of project construction to minimize
the entrainment of exposed soil.
b) Pre-grading/excavation activities shall include watering the area to be
graded or excavated before commencement of grading or excavating
activities. Application of water (preferably reclaimed, if available)
should penetrate sufficiently to minimize fugitive dust during grading
activities.
c) Fugitive dust produced during grading, excavation, and construction
activities shall be controlled by the following activities:
• Trucks transporting material on and off the site must be tarped
from the point of origin or must maintain at least one feet of
freeboard.
• All graded and excavated material, exposed soil areas, and
active portions of the construction site, including unpaved
on-site roadways, shall be treated to prevent fugitive dust.
Treatment shall include, but not necessarily be limited to,
periodic watering, application of environmentally-safe soil
stabilization materials, and/or roll-compaction as appropriate.
Watering shall be done as often as necessary and reclaimed
water shall be used whenever possible.
d) Ground cover must be replaced in disturbed areas as quickly as possible.
e) During periods of high winds (i.e., wind speed sufficient to cause fugitive
dust to affect adjacent properties), all clearing, grading, earth moving,
and excavation operations shall be curtailed to the degree necessary to
prevent fugitive dust from being an annoyance or hazard, either off-site
or on-site.
f) The contractor must provide adequate loading/unloading areas that
limit track-out onto adjacent roadways through the utilization of wheel
washing, rumble plates, or another method achieving the same intent.
g) Adjacent streets and roads shall be swept at least once per day,
preferably at the end of the day, if visible soil material is carried over
to adjacent streets and roads.
h) Personnel involved in grading operations, including contractors and
subcontractors, shall wear respiratory protection in accordance with
California Division of Occupational Safety and Health regulations.
Resolution No.2019-46
Exhibit A
Page 14 of 28
i) All residential units located within 500 feet of the construction site must be
sent a notice regarding the construction schedule of the proposed project.
A sign legible at a distance of 50 feet must also be posted in a prominent
and visible location at the construction site, and must be maintained
throughout the construction process. All notices and the signs must
indicate the dates and duration of construction activities, as well as
provide a telephone number where residents can inquire about the
construction process and register complaints.
j) Visible dust beyond the property line emanating from the project must
be prevented to the maximum extent feasible.
k) Signs shall be posted on-site limiting construction traffic to 15 miles
per hour or less.
I) Dust control requirements shall be shown on all grading plans.
m) These control techniques must be indicated in project specifications.
Compliance with the measure shall be subject to periodic site inspections
by the City. (Mitigation Measure AQ-1(b))
Common Area Improvements and CC&Rs
58. The community garden area at the northwest portion of the site shall not
be planted with any type of trees, including but not limited to citrus trees,
avocado trees, etc. The individual gardens in this area shall not be enclosed
with any fencing taller than 42-inches in height.
59. In order to minimize view impairing foliage when viewed from the residences
along Mistridge Drive, Oceanridge Drive and Seaside Heights Drive, all
common landscaping throughout the development shall be maintained so that
it will not exceed the height of the line illustrated and depicted on the
photographs taken from the residences along Mistridge Drive and Seaside
Heights Drive, which are on file with the Planning Department (Exhibit B to
City Council Resolution No. 2013-31). If it is brought to the City's attention
that foliage in the development exceeds the aforementioned line and impairs
a view as viewed from any residence along Mistridge Drive, Seaside Heights
Drive or Oceanridge Drive, then said foliage shall be trimmed down to a level
that no longer impairs the view.
60. The Community Service Center shall not be rented to or used by non-residents
or non-owners of the community. Additionally, the Center shall be closed daily
by no later than 10 pm.
61. The entry tower shall be limited to a maximum height of 16-feet, as measured
from adjacent finish grade to the highest point of the structure.
62. An improved public pedestrian access trail shall be provided through the
community and maintained by the developer and subsequent HOA.
Resolution No.2019-46
Exhibit A
Page 15 of 28
Specifically, the trail system shall be provided for the general public that
connects Crestridge Road to the Vista del Norte Trail and the Indian Peak
Loop Trail located on the City's Reserve property to the north.
63. The pedestrian access point at the entry tower shall not contain a gate or other
similar enclosure that would prevent the general public from entering, or
discouraged from entering, the site to access the trailheads at the rear of
the property or the trails located on the City's Reserve property to the north
during City-designated park hours pursuant to Section 12.16.030 of the
RPVMC. Further, public access shall not be impeded by any gate, fence, or
improvement along the entire length of the public trail easement during City-
designated park hours pursuant to Section 12.16.030 of the RPVMC .
AMENDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
64. The public trail shall be limited to pedestrian use only; and shall facilitate
and ensure public access through the community to the trails in the Vista del
Norte Reserve to the north.
65. The trail portions at the north of the development that connect to the City trails
shall be constructed using decomposed granite or other material approved by
the Community Development Director and maintained by the developer and
subsequent HOA.
66. Directional signage shall be posted along the entire length of the public trail
to guide the general public through the development and to the two trials
identified above. The location and signage design shall be approved by the
Community Development Director prior to installation
67. Any temporary or permanent project signage shall require the approval of a
sign permit by the Community Development Director, and shall be consistent
with the provisions of Section 17.76.050(E)(2).
68. No parking shall be allowed on the internal private street.
69. The internal private street shall be maintained by the developer and subsequent
HOA.
70. A minimum of 31 guest parking spaces shall be provided and maintained
throughout the development.
Lighting:
71. All exterior lighting shall be in compliance with the standards of Section
17.56.040 of the Rancho Palos Verdes Development Code.
I
Resolution No.2019-46
Exhibit A
Page 16 of 28
72. Prior to Building Permit issuance, the applicant shall submit a final site lighting
plan, prepared by a lighting consultant, for the review and approval of the
Community Development Director. The lighting plan shall include the location,
height, number of lights, foot candles by area and, estimates of maximum
illumination on site with no spill/glare at the property line. The lighting color
temperature shall be limited to a range between 2,700 to 3,700 Kelvin for lights.
The lighting plan shall also demonstrate that all lighting fixtures on the buildings
and throughout the entire project site are designed and installed so as to contain
light on the subject property and not spill over or be directed toward adjacent
properties or public rights-of-way. The light source on each fixture shall be
shielded such that the light source is not visible from the public rights-of-way
or adjacent properties.
73. Exterior lighting fixtures in the landscape area shall be low, downcast, bollard-
type fixtures, not to exceed forty-two 42" inches in height and shall employ
downcast and shielded luminaires.
74. No one light fixture shall exceed 1,200 watts, and the light source shall not
be directed toward or result in direct illumination of an adjacent parcel of property
or properties other than upon which such light source is physically located.
All exterior lighting shall be arranged and shielded so as to prevent direct
illumination of abutting properties and to prevent distraction of drivers of vehicles
on public rights-of-way.
75. No outdoor lighting shall be permitted where the light source or fixture, if located
on a building is more than 7-feet above existing grade, adjacent to the building,
with the exception of ceiling lights in the ceilings above exterior covered
balconies.
76. Prior to issuance of a Certificate of Occupancy for each building, the applicant
shall request that the Director or his designee conduct an inspection of the site
to ensure that there is no spill-over of light onto adjacent properties or cause
a negative impact to adjacent properties or public rights-of-way and that the
light sources on each fixture are appropriately shielded such that the light
source is not visible from the public rights-of-way or adjacent properties. Upon
determination by the Director that any installed lighting creates an impact,
the property owner shall modify said lighting to the satisfaction of the Director.
77. All exterior lighting fixtures on the grounds, pathways and common areas,
including any street lights, shall not exceed 5 feet in height, as measured
from adjacent grade.
78. No internally-illuminated signage may be used on the project site.
79. All proposed lighting shall be shielded so that it is down-cast and does not create
any direct illumination impacts to off-site properties.
Resolution No.2019-46
Exhibit A
Page 17 of 28
Street Names and Numbering
80. Any street names and/or house numbering by the developer must be approved
by the City Engineer.
Park. Open Space and Other Dedications
81. Prior to final tract map recordation, the applicant shall pay to the City a fee equal
to the value of parkland in lieu of the dedication of such land to the City, pursuant
to the provision of Section 16.20.100 of the Rancho Palos Verdes Municipal
Code.
82. A pedestrian trail easement shall be dedicated to the City and recorded on
the Final Tract Map to connect Crestridge Road with the two existing trails
located on the City's Reserve property to the north. The trail portions at the
north of the development that are not associated with the trail network for
project residents shall be constructed using decomposed granite or other
material approved by the Community Development Director.
83. The community services, building, internal roadway and public trail shall all
be constructed and completed to the satisfaction of the Community
Development Director, prior to the building permit final for the first condominium
building.
Affordable Housing
84. The applicant shall construct three (3) units affordable to households with very
low incomes. The three (3) affordable units shall be similar in exterior
appearance, interior appointments, configuration and basic amenities (such
as storage space and outdoor living areas) to the market rate units in the
proposed project, as demonstrated to the satisfaction of the Community
Development Director prior to building permit final of the affordable units.
Covenants and agreements required by Chapter 17.11 of the City's Municipal
Code must be recorded against the three (3) affordable units, which shall be
specifically designated, concurrently with the recordation of the final map or the
issuance of the certificate of occupancy for any building, whichever occurs first.
Geology
85. Prior to the issuance of a building permit by the City's Building Official, the
applicant shall obtain final approval of the grading and construction plans
from the City's geotechnical consultant. This review shall include analysis of
any potential impacts resulting from the former landslide condition on the
subject property. The applicant shall be responsible for the preparation and
Resolution No.2019-46
Exhibit A
Page 18 of 28
111 submittal of all soil engineering and/or geology reports required by the City's
geotechnical consultant in order to grant such final approval.
86. All geologic hazards associated with this proposed development shall be
eliminated or the City Geologist shall designate a restricted use area in which
the erection of buildings or other structures shall be prohibited.
87. Prior to issuance of grading or building permits, the developer shall submit
a Geology and/or Soils Engineer's report on the expansive properties of soils on
all building sites in the proposed subdivision. Such soils are defined by
Building Code Section 2904 (b).
88. An as-built geological report shall be submitted for structures founded on
bedrock. An as-built soils and compaction report shall be submitted for
structures founded on fill as well as for all engineered fill areas.
89. Compliance with the recommendations included in the previous geotechnical
studies undertaken at the site shall be required. These recommendations
include maintenance of a uniform, near optimum moisture content in the slope
soils, and avoidance of over-drying or excess irrigation, which will reduce the
potential for softening and strength loss. In addition, slope maintenance shall
include the immediate planting of the slope with approved, deep rooted,
lightweight, drought resistant vegetation, as well as proper care of erosion
and drainage control devices, and a continuous rodent control program. Brow
ditches and terraces shall be cleaned each fall, before the rainy season, and
shall be frequently inspected and cleaned, as necessary, after each rainstorm.
Access to the slopes, including foot traffic outside of designated pedestrian
footpaths, should be minimized to avoid local disturbance to surficial soils. The
City of Rancho Palos Verdes Public Works Department shall review and
approve all final plans for slope maintenance prior to issuance of a grading
permit. (Mitigation Measure GE0-2(a))
90. The proposed retaining wall at the top of the existing cut slope at the eastern
boundary of the site shall be designed as a buried retaining wall to support
the project and underlying adverse geologic structure. The system requires a
design and depth of embedment that would safeguard onsite improvements in
the event the offsite slope failed. (Mitigation Measure GE0-2(b))
91. An as-graded geotechnical report shall be prepared by the project
geotechnical consultant following completion of grading. The report shall
include the results of in-grading density tests, and a map clearly depicting
buttress fill keyway locations and depths, removal area locations and depths,
sub-drainage system locations and depths and geological conditions exposed
during grading. (Mitigation Measure GE0-2(c))
92. If required by the final geotechnical report, as reviewed and approved by the
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Exhibit A
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City Geologist, the applicant shall install permanent inclinometer stations at the
site to allow the northern slope to be monitored for possible movement following
implementation of the project. The number and location of the inclinometer
stations shall be determined by the City Geologist. The applicant shall submit
a record of inclinometer readings along with any recommendations from a
geotechnical engineer to the City every six months during the lifetime of the
project or until the City Geologist agrees that semi-annual readings are no
longer necessary. In addition, readings and geotechnical recommendations
shall be submitted to the City following a heavy rainfall month (>2 times average
monthly rainfall) or following a magnitude 5.0 or greater seismic event within
20 miles of the project site. If the geotechnical engineer determines that sufficient
movement has taken place that warrants further corrective or preventative
action, the project applicant shall be responsible for all expenses associated
with the costs of implementing any remediation recommended by the
geotechnical engineer to ensure that the slope remains stable. Further
monitoring by inclinometers may be required, if recommended by the
geotechnical engineer or required by the City. (Mitigation Measure GE0-2(d'))
93. Prior to issuance of any Grading Permit or Building Permit, the project applicant
shall comply with all recommendations contained within the Geology and
Geotechnical Investigation prepared by Group Delta Consultants (2003)
including:
• Following grading, the expansion potential of the exposed subgrade
shall be tested. The design of foundations and slabs shall consider
the high expansion potential. Following completion of grading and until
slabs and footings are poured, the exposed soil and bedrock materials
shall be periodically wetted to prevent them from drying out. Pre-
saturation is also recommended. (Mitigation Measure GE0-3(a))
94. Suitable measures to reduce impacts from expansive soils could include one
or more of the following techniques, as determined by a qualified geotechnical
engineer and approved by the City Geologist:
• Excavation of existing soils and importation of non-expansive soils. All
imported fill shall be tested and certified by a registered Geotechnical
Engineer and certified for use as a suitable fill material; and
• On-site foundations shall be designed to accommodate certain amounts of
differential expansion in accordance with Chapter 18, Division III of the
UBC. (Mitigation Measure GE0-3(b))
Utilities
95. Prior to building permit issuance, 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.
96. Prior to building permit issuance, the applicant shall ensure that construction
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Exhibit
Page 20 of 28
plans and specifications for the project includes the following interior water-
conservation measures for the following plumbing devices and appliances:
Reduce water pressure to 50 pounds per square inch or less by means of
a pressure-reducing valve; Install water-conserving clothes washers; Install
water- conserving dishwashers and/or spray emitters that are retrofitted to
reduce flow; and, install one-and-one-half gallon, ultra-low flush toilets.
97. 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.
Biology:
98. Site disturbance, including brush clearance, shall be prohibited during the
general avian nesting season (February 1 - August 30), if feasible. If breeding
season avoidance is not feasible, a qualified biologist shall conduct a
preconstruction nesting bird survey to determine the presence/absence,
location, and status of any active nests on or adjacent to the project site. The
surveys shall be conducted by a qualified biologist approved by the Community
Development Department. The extent of the survey buffer area surrounding the
site shall be established by the qualified biologist to ensure that direct and
indirect effects to nesting birds are avoided. To avoid the destruction of active
nests and to protect the reproductive success of birds protected by MBTA and
the Fish and Game Code of California, nesting bird surveys shall be performed
twice per week during the three weeks prior to the scheduled vegetation
clearance. In the event that active nests are discovered, a suitable buffer (e.g.
30-50 feet for passerines) should be established around such active nests. No
ground disturbing activities shall occur within this buffer until the City-approved
biologist has confirmed that breeding/nesting is completed and the young have
fledged the nest. (Mitigation Measure 810-3)
99. The following measures shall be employed as part of construction monitoring
for the site:
• Contractors shall be educated regarding the off-site Reserve and the
need to keep equipment and personnel within the project site prior to
the initiation of construction.
• Temporary construction fencing shall be placed at the planned limits
of disturbance adjacent to the Reserve. (Mitigation Measure B10-4(a))
100. No species listed in the Cai-IPC Invasive Plant Inventory (2006) or identified as
potentially invasive ornamental species in the Rancho Palos Verdes NCCP
Subarea Plan (2004) will be utilized in the landscaping plan for the site. Species
listed in the Subarea Plan include everblooming acacia (Acacia longifolia),
Sydney golden wattle (Acacia cyclops), Peruvian pepper tree (Schinus mol/e),
Brazilian pepper tree (Schinus terebenthifo/ia), black locust (Robinia pseudo-
Resolution No 2019-46
Exhibit A
Page 21 of 28
acacia), myoporum (Myoporum laetum), gum tree (Eucalyptus spp.), and pines
(Pinus spp.). In addition, to the extent feasible the proposed project shall
incorporate native habitat elements into the landscaping plan for the 1.67-acre
passive park with trails, scenic overlooks, and community gardens in the northern
portion of the Crestridge Senior Housing development project. Native habitat
elements include using locally sourced native shrubs such as toyon, California
sagebrush, coastal bluff buckwheat, native grasses, and native perennial forbs
as part of the planting palette. (Mitigation Measure BI0-4(b))
101. Grading and building plans submitted for the proposed project for City review
and approval shall identify areas for construction staging, fueling and
stockpiling. These areas shall be located as far as practical from the Vista del
Norte Preserve, and not closer than 70 feet from the Preserve boundary.
(Mitigation Measure B10-4(c))
102. Cut/fill slopes not subject to fuel modification and adjacent to the City's Reserve
property shall be re-vegetated with appropriate native species approved by
the PVPLC.
103. Avoid sidecasting of materials during road and utility construction and
maintenance.
104. Construction adjacent to drainage shall occur during periods of minimum
flow (i.e., summer through the first significant rain of fall) to avoid excessive
sedimentation and erosion and to avoid impacts to drainage-dependent species.
Cultural Resources
105. If cultural resources are encountered during grading or construction, the
construction manager shall ensure that all ground disturbance activities are
stopped, and shall notify the City Building and Safety Department immediately
to arrange for a qualified archaeologist to assess the nature, extent, and
potential significance of any cultural resources. If such resources are
determined to be significant, appropriate actions to mitigate impacts to the
resources must be identified in consultation with a qualified archaeologist.
Depending upon the nature of the find, such mitigation may include
avoidance, documentation, or other appropriate actions to be determined by
a qualified archaeologist. The archeologist shall complete a report of
excavations and findings, and shall the report to the South Central Coastal
Information Center. After the find is appropriately mitigated, work in the area
may resume. (Mitigation Measure CR-1)
106. Prior to the commencement of grading, the applicant shall retain a qualified
paleontologist approved by the City to monitor grading and excavation.
Monitoring onsite shall occur whenever grading activities are occurring.
Additional monitors in addition to one full-time monitor may be required to provide
Resolution No.2019-46
Exhibit A
Page 22 of 28
adequate coverage if earth-moving activities are occurring simultaneously. Any
cultural resources discovered by construction personnel or subcontractors shall
be reported immediately to the paleontologist. In the event undetected buried
resources are encountered during grading and excavation, work shall be halted
or diverted from the area and the paleontologist shall evaluate the resource and
propose appropriate mitigation measures. Measures may include testing, data
recovery, reburial, archival review and/or transfer to the appropriate museum
or educational institution. All testing, data recovery, reburial, archival review
or transfer to research institutions related to monitoring discoveries shall be
determined by the qualified paleontologist and shall be reported to the City.
(Mitigation Measure CR-2)
Noise
107. The applicant shall provide, to the satisfaction of the Community Development
Director, a Noise Mitigation and Monitoring Program that requires all of the
following:
• Construction contracts that specify that all construction equipment, fixed
or mobile, shall be equipped with properly operating and maintained
mufflers and other state required noise attenuation devices.
• That property owners and occupants located within 0.25 miles of the
project site shall be sent a notice by the developer, at least 15 days prior
to commencement of construction of each phase, regarding the
construction schedule of the project. All notices shall be reviewed and
approved by the Community Development Director prior to the mailing
or posting and shall indicate the dates and duration of construction
activities, as well as provide a contact name and telephone number where
residents can inquire about the construction process and register
complaints.
• That prior to issuance of any Grading or Building Permit, the Applicant
shall demonstrate to the satisfaction of the City's Building Official how
construction noise reduction methods such as shutting off idling
equipment and vehicles, installing temporary acoustic barriers around
stationary construction noise sources, maximizing the distance
between construction equipment staging and parking areas and
occupied residential areas, and electric air compressors and similar
power tools, rather than diesel equipment, shall be used where feasible.
• That during construction, stationary construction equipment shall be
placed such that emitted noise is directed away from sensitive noise
receivers. (Mitigation Measure N-1(a))
108. During demolition, construction and/or grading operations, trucks and other
construction vehicles shall not park, queue and/or idle at the project site or in
the adjoining public rights-of-way prior to the grading and construction hours
specified in condition nos. 10 and 48, above. (Mitigation Measure N-1(b))
Resolution No.2019-46
Exhibit A
Page 23 of 28
109. The construction contractor shall provide staging areas onsite to minimize off-
site transportation of heavy construction equipment. These areas shall be
located to maximize the distance between activity and sensitive receptors
(neighboring residences and institutional uses). This would reduce noise
levels associated with most types of idling construction equipment. (Mitigation
Measure N-1(c))
110. All diesel equipment shall be operated with closed engine doors and shall
be equipped with factory recommended mufflers. (Mitigation Measure N-1(d))
111. Electrical power shall be used to run air compressors and similar power tools
and to power any temporary structures, such as construction trailers or
caretaker facilities. (Mitigation Measure N-1(e))
112. Excavation and conditioning activities shall be restricted to between the hours
of 8:15 AM and 4:15 PM, Monday through Friday and located to maximize
the distance between activity and sensitive receptors (neighboring residences
and institutional uses). (Mitigation Measure N-1(f))
113. For all noise-generating construction activity on the project site, additional noise
attenuation techniques shall be employed to reduce noise levels to the maximum
extent feasible. Such techniques may include, but are not limited to, the use
of sound blankets on noise generating equipment and the construction of
temporary sound barriers between construction sites and nearby sensitive
receptors. (Mitigation Measure N-1(g))
Development Standards
114. Unless specific development standards for the development of the property
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.
115. Prior to submittal of plans to the Building and Safety Division for plan check,
the buildings identified in the associated Staff Report to the Planning
Commission dated November 13,2012, shall be modified as follows:
Building containing units 23 and 24: A hip roof shall be added to the East
end of the building so that most of the building is below 16 feet in height in order
to reduce roof mass at the East end of the building.
Building containing units 19, 20, 21, 22: Hip roofs shall be added to both
West and East building ends; the roof pitch shall be changed from 3:12, to 1-
3/4:12; and the plate heights of the units shall be reduced by 1 foot, from 10 feet
to 9 feet in order to reduce the overall building height by 3 feet and reduce the
roof mass at both ends of the building. Maximum overall building height shall
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Exhibit A
Page 24 of 28
be limited to 24-feet.
Building containing units 45 and 46: A hip roof shall be added to the East
end of the building; the roof pitch shall be changed from 3:12, to 1-3/4:12; and
the plate heights of the units shall be reduced by 1 foot, from 10 feet to 9 feet in
order to reduce the overall building height by 3 feet and reduce the roof mass
at the East end of building. Maximum overall building height shall be limited to
24-feet.
Pursuant to the Director-Issued Memorandum dated August 12, 2016, the roofs
of Building Nos. 7, 14, 15, 17, and 18 shall be allowed to be modified from a
pitched roof to mansard-style roof.
AMENDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
116. All buildings shall maintain minimum setbacks of at least twenty-five feet (25'-
0") front and street side setbacks, and twenty (20'-0") side and rear. setbacks.
117. Driveway slopes shall conform to the maximum 20-percent standard set forth
in the Development Code.
118. The private driveway and parking areas shall meet Fire Department
111 standards, including any painting or stenciling of curbs denoting its existence
as a Fire Lane and turn-arounds.
119. Prior to building permit issuance, the building elevations shall be revised to
provide architectural trim and detailing on any blank 2-story facades of the facing
wings of the building.
120. With the exception of the buildings identified in Condition No. 115 above,
the maximum building heights shall be limited to the ridgeline elevations
identified on the updated matrix approved by the Director of Community
Development on August 23, 2016, and attached herein as "Exhibit B".
BUILDING HEIGHT CERTIFICATION REQUIRED for every building, prior
to roof sheathing inspection.
ADDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
121. The pad elevations for each structure shall be limited to the pad elevations
identified on the updated matrix approved by the Director of Community
Development on August 23, 2016, and attached herein as "Exhibit B". PAD
ELEVATION CERTIFICATION REQUIRED for each building pad, prior to
construction of each building on that pad. Furthermore, a FINISH FLOOR
ELEVATION CERTIFICATION for each building shall also be provided prior
to placement of concrete.
ADDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
Resolution No.2019-46
Exhibit A
Page 25 of 28
122. The approved project shall consist of sixty (60) 2-bedroom condominium units,
age restricted to 55 years and older.
123. The approved project shall provide and maintain a 2-car enclosed garage
for each unit. Further, a minimum of 31 off-street guest parking spaces shall
be provided and maintained.
124. Chimneys, vents and other similar features shall be r o higher than the minimum
requirements of the Uniform Building Code.
125. The following attached unit development standards from Chapter 17.06 of
the Rancho Palos Verdes Development Code shall apply to all units in the
building:
a. No plumbing fixture or other such permanent device which generates
noise or vibration shall be attached to a common wall adjacent to a living
room, family room, dining room, den or bedroom of an adjoining unit. All
plumbing fixtures or similar devices shall be located on exterior walls,
on interior walls within the unit or on common walls, if adjacent to a
similar fixture or device.
b. All water supply lines within common walls and/or floors/ceilings shall
be isolated from wood or metal framing with pipe isolators specifically
manufactured for that purpose and approved by the city's building official.
In multistory residential structures, all vertical drainage pipes shall be
surrounded by three-quarter-inch thick dense insulation board or full thick
fiberglass or wool blanket insulation for their entire length, excluding
the sections that pass through wood or metal framing. The building
official may approve other methods of isolating sound transmission
through plumbing lines where their effectiveness can be demonstrated.
c. All common wall assemblies which separate attached single-family
units shall be of a cavity-type construction.
d. All common wall assemblies which separate all other attached dwelling
units (multiple-family condominiums, stock cooperatives, community
apartment houses) or a dwelling unit and a public or quasi-public space
shall be of a staggered-stud construction.
All common wall assemblies which separate dwelling units from each
other or from public or quasi-public spaces (interior corridors, laundry
rooms, recreation rooms and garages) shall be constructed with a
minimum rating of fifty-five STC (sound transmission class).
e. All common floor/ceiling assemblies which separate dwelling units from
each other or from public or quasi-public spaces (interior corridors,
laundry rooms, recreation rooms and garages) shall be constructed with
a minimum rating of fifty STC (sound transmission class) and a
minimum rating of fifty-five IIC (impact insulation class). Floor coverings
may be included in the assembly to obtain the required ratings, but
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Exhibit A
Page 26 of 28
III must be retained as a permanent part of the assembly and may only
be replaced by another insulation.
f. STC and IIC ratings shall be based on the result of laboratory
measurements and will not be subjected to field testing. The STC rating
shall be based on the American Society for Testing and Materials system
specified in ASTM number 90-66t or equivalent. The IIC rating shall
be based on the system in use at the National Bureau of Standards
or equivalent. Ratings obtained from other testing procedures will
require adjustment to the above rating systems. In documenting wall
and floor/ceiling compliance with the required sound ratings, the applicant
shall either furnish the city's building official with data based upon tests
performed by a recognized and approved testing laboratory, or furnish the
building official with verified manufacturer's data on the ratings of the
various wall and floor/ceiling assemblies utilized.
126. Fences and walls located within the 25-foot front-yard setback area shall not
exceed forty-two inches (42") in height, with the exception of the intersection
visibility triangle at the driveway and Crestridge Road, where the height of any
fences or walls shall be subject to review and approval by the Public Works
Department. No perimeter fencing is approved with these entitlements; however,
any future request to install perimeter fencing shall be subject to review and
approval by the Community Development Director prior to installation of any
perimeterfencing.
127. 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.
128. The condominium development is a senior housing development for seniors
aged 55 and older. The development shall comply with all applicable Federal
and State Laws governing senior housing for seniors aged 55 and older.
129. The Pli-Dek Waterproof Deck Coating System shall be inspected every 3 years
(from initial installation) by an Approved Applicator. (Contact Pli-Dek for details).
Exposed urethane caulking at penetrations and flashing seams shall be
inspected annually and cleaned as needed. These requirements shall be
incorporated into the official "Homeowners Association Maintenance Guide" for
the Sol y Mar HOA.
ADDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
130. The following are the approved colors for the roof tiles and the fine knock-down
texture Pli-Dek roof surface for Building Nos. 7, 14, 15, 17, and 18:
I
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Exhibit A
Page 27 of 28
• Building Nos. 7 & 18: 3605 San Benito Blend Tile Array with
Sherwin Williams 2836 (Quartersawn Oak) for the Pli-Dek surface;
• Building No. 15: 3636 Piedmont Blend Tile Array with Sherwin
Williams 604 7 (Hot Cocoa)for the Pli-Dek surface; and,
• Building Nos, 14 & 17: 3813 San Mateo Blend Tile Array with
Sherwin Williams 6061 (Tanbark) for the Pli-Dek surface.
Modifications to the above-mentioned approved roof colors shall require
approval by the City council as a revision to the Conditional Use Permit at
a duly noticed public hearing.
ADDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019.
131. Minor improvements, including but not limited to built-in BBQs, paved patios,
fountains, planters, and decking are allowed for the private patio areas for each
residence with approval of a Site Plan Review Permit. Prior to the issuance of any
Building and/or Grading permits from the Building & Safety Division, the applicant
shall obtain approval of the Sol y Mar HOA for the proposed work, which shall
consist of a written approval letter from the HOA and a stamped plan which shows
all proposed work.
ADDED PER RESOLUTION NO. 2019-46 ON OCTOBER 1, 2019
I
Resolution No.2019-46
Exhibit A
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Exhibit B
Resolution No. 2019-46
Exhibit B
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Mistridge Drive Residen ce
Exhibit B
Resolution No. 20 19-46
Exhibit B
Page 2 of 4
Mistridge Drive Residenc e
Exhibit B
Resolution No. 2019-46
Exhibit B
Page 3 of 4
Mistridge Drive Residenc e
Exhibit B
Resolution No. 20 19-46
Exhibit B
Page 4 of 4
Seaside Heights Drive Residence
Resolution No. 20 19-46
Exhibit C
Page 1 of 5
Exhibit C
Resolution No. 2019-46
Exhibit C
Page 2 of 5
Resolution No. 20 19-46
Exhibit C
Page 3 of 5
Resolution No. 20 19-46
Exhibit C
Page 4 of 5
Resolution No. 2019-46
Exhibit C
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