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Allen H. Ginsburg & Charlotte A. Ginsburg - FY2021-012 LIMITED LICENSE TO ENTER AGREEMENT
THIS LIMITED LICENSE TO ENTER AGREEMENT ( Agreement") is made and
entered into this 6th day of July, 2020 ( Effective Date") by and between on the one hand, Allen
H Ginsburg & Charlotte A Ginsburg, husband and wife (the Ginsburgs" or `Owner") and on
the other hand,the City of Rancho Palos Verdes, a California municipal corporation( City") City
and Owner may be referred to, individually or collectively, as Party" or Parties."
RECITALS
A. The Ginsburgs are the owner of that certain real property commonly known as 5500 Palos
Verdes Drive South in the City of Rancho Palos Verdes, County of Los Angeles(APN No
7572-019-005), legally described in Exhibit "A" attached hereto and incorporated herein
by this reference ( Owner's Property")
B. City is the owner of that certain real property commonly known as 5970 Palos Verdes
Drive South in the City of Rancho Palos Verdes, County of Los Angeles (APN Nos 7572-
018-900 and 7572-019-900), legally described on Exhibit "B" attached hereto and
incorporated herein by this reference ( City's Property")
C. City's Property and Owner's Property are located in the Abalone Cove Reserve (the
Reserve"),one of the ecological reserves within the Palos Verdes Nature Preserve located
in the City and managed by the Palos Verdes Peninsula Land Conservancy ( PVPLC")
D. In May 2015,the Ginsburgs performed unpermitted grading work that impacted the natural
vegetation in certain areas of City's Property and Owner's Property in the Reserve
E. On December 12, 2017, the Planning Commission adopted Resolution No 2017-45 and
Resolution No 2017-46, attached hereto in Exhibit "C" and incorporated herein by this
reference (collectively, ' Resolutions"), certifying a Mitigated Negative Declaration
(MND) and approving an After-the-Fact (ATF) Major Grading Permit and Coastal
Development Permit to regrade the areas of the Owner's Property and the City's Property
where unpermitted grading occurred in the Reserve
F. As part of the Conditions of Approval of Planning Commission Resolution No 2017-46,
Condition No 41, required the Applicant to revegetate the City's impacted habitat and pay
a mitigation fee in order to address the habitat loss caused by the unpermitted grading
G. The Ginsburgs have deposited $76,525 into a Trust Deposit account with the City for the
performance of the revegetation work to address habitat loss caused by the unpermitted
grading
H. The City has contracted PVPLC to perform the revegetation work, which shall consist of
the installation of an irrigation system, planting of vegetation, and maintenance and
monitoring in the areas of the City's Property that were impacted by the unpermitted
grading work in the Reserve ( Habitat Restoration Project"or Project")
01203001h/633285 I Itt 1
H. The City has contracted PVPLC to perform the revegetation work, which shall consist of
the installation of an imgation system, planting of vegetation, and maintenance and
monitoring in the areas of the City's Property that were impacted by the unpermitted
grading work in the Reserve ("Habitat Restoration Project" or"Project")
I. The work to be performed for the Habitat Restoration Project requires that the City,
and/or its contractors, including PVPLC, have license to enter onto Owner's Property to
perform Project work and to access areas of the City's Property not otherwise accessible,
except through Owner's Property to perform Project work
J In August 2018, pursuant to Condition of Approval No 41 of Resolution 2017-46, the
Ginsburgs obtained the necessary Planning Commission approvals for the Revegetation
Landscape Plan
K In October 2019, the Ginsburgs, City Staff, and PVPLC representatives met to discuss
implementation of the Habitat Restoration Project and the potential revision of the
Revegetation Landscape Plan to address the Ginsburgs' concerns regarding fire
clearances between the planned vegetation and the structures on Owner's Property
L On or about February 28, 2020, the Ginsburgs submitted a revised Revegetation
Landscape Plan with minor modifications to address the concerns regarding the fire
clearances
M On or about Apnl 21, 2020 the City's Director of Community Development approved the
requested modifications to the Revegetation Landscape Plan and issued a Notice of
Decision together with the Conditions of Approval and revised Revegetation Landscape
Plan, attached hereto as Exhibit"D" and incorporated herein by this reference
N City and the Ginsburgs now desire to enter into this Agreement to memorialize the terms
and conditions under which the City, and/or its employees, agents or contractors,
including PVPLC, may enter Owner's Property in order to perform the Habitat
Restorations Project work
NOW, THEREFORE, in consideration of the mutual promises and covenants made by
the Parties contained herein and other consideration, the value and adequacy of which are hereby
acknowledged, the Parties agree as follows
1 Grant of License Owner hereby grants to City a license to enter Owner's
Property to perform the Habitat Restoration Project work in the area of the Abalone Cove
Reserve in the City, subject to the following
A The City's access to Owner's Property shall be for the purpose of completing the
Habitat Restoration Project, consisting of an initial implementation period
involving the installation of an irrigation system and the planting of vegetation,
followed by five (5) years of maintenance, monitoring, and reporting on the
condition of the work performed in accordance with the Revegetation Landscape
Plan
01203 0005/633285 1 Id 2
B The City's access to Owner's Property under this License shall include the
authority to traverse Owner's Property, to perform Project work on approved
areas of Owner's Property, and to use mutually designated areas of Owner's
Property for the staging of materials necessary for completion of the Habitat
Restoration Project
C Nothing contained herein shall be construed as limiting the City's ability to
maintain areas of the Reserve owned by the City, for which the enhancement
and/or mitigation of vegetation loss is performed or supervised by PVPLC, in
accordance with PVPLC's scientific and ecological standards, or as granting
Owner any right to modify the Revegetation Project or conduct any additional
grading on Owner's Property or City's Property in the Reserve without first
applying for and obtaining a permit from the City
D Should Owner default by failing to allow City to enter Owner's Property in
accordance with the license granted in this Agreement, and if at the end of fifteen
(15) days after written notice from the City stating, with particularity the nature
and extent of such default, Owner fails to cure such default, City may elect to
move to rescind the Mitigated Negative Declaration referenced in the Resolutions
and reinitiate the code enforcement action against Owner, in addition to any other
proceedings for full and adequate relief from such default
2 Conditions for Access Owner agrees that City, and its respective employees,
contractors, consultants and agents, including PVPLC, and their vehicles and equipment
(collectively referred to as "City"), may enter Owner's Property for the purposes of completing
the Habitat Restoration Project, subject to the following
A At least seven (7) days prior to a time period in which City seeks to enter Owner's
Property to perform Project work ("Access Period"), City shall give wntten notice
to Owner of City's intent to enter Owner's Property
B The notice of Access Period shall indicate the date and time of the Access Period,
the work to be done, the heavy equipment that will be used, if any, the City's
staging requirements, if any, and the contact person for the City for that Access
Period City may only access Owner's Property between 7 00 a in to 6 00 p m
Monday through Friday, 9 00 a m to 5 00 p m on Saturday, to perform the
Project work
C Owner shall provide written confirmation of City's notice of Access Period or, if
Owner cannot accommodate the noticed Access Period, Owner shall promptly
respond to the City with an alternative Access Period(s) that fall within seven (7)
days of the noticed Access Period Owner shall not unreasonably withhold
confirmation of an Access Periods noticed by the City If Owner does not respond
to the City's notice, such non-response shall be deemed confirmation of City's
notice for the Access Period
01203 0005/633285 1 Itl 3
D All communications between Owner and the City regarding this License or the
Habitat Restoration Project shall be conducted with Octavio Silva or the contact
person indicated on the City's notice for the particular Access Period There shall
be no communication from Owner to PVPLC regarding this License or the
Habitat Restoration Project
E The City shall endeavor to utilize alternative routes of access over City-owned
property, and shall only request access through Owner's Property when necessary
to reach certain areas of the Reserve that are not otherwise accessible by
alternative routes over City-owned property
3 Effect City has not represented, and Owner hereby acknowledges that it does not
expect, that cooperation pursuant to this Agreement will result in the issuance of any building or
grading permit, or the approval of any other entitlement, to Owner by the City
4 Term This Agreement will become effective on the date executed by the City,
and shall continue in full force and effect for a term of five (5) years until completion of the
Habitat Restoration Project, and may be extended for one (1) additional year by mutual written
agreement of the Parties, not-to-exceed six (6) years cumulatively
5 Indemnity To the full extent permitted by law, Owner agrees to indemnify,
defend and hold harmless City, its officers, elected officials, employees, and agents (collectively,
the "City") against, and will hold and save them and each of them harmless from, any and all
actions, either judicial, administrative, arbitration or regulatory claims, damages to persons or
property, losses, costs, penalties, obligations, errors, omissions or liabilities whether actual or
threatened (herein "claims or liabilities") that may be asserted or claimed by any person, firm, or
entity arising out of or in connection with the negligent performance of the obligations provided
herein by Owner or any individual or entity for which Owner is legally liable ("indemnitors"), or
arising from Owner's or indemnitors' reckless or willful misconduct, or arising from Owner's or
indemnitors' negligent performance of or failure to perform any term, provision, covenant or
condition of this Agreement, except claims or liabilities occurring as a result of City's sole
negligence or willful acts or omissions The indemnity obligation shall be binding on successors
and assigns of Owner and shall survive termination of this Agreement
6 Insurance Owner shall procure and maintain, at its sole cost and expense, in a
form and content satisfactory to Licensee, during the entire term of this Agreement including any
extension thereof
(a) General Liability Insurance A policy of comprehensive general liability
insurance written on a per occurrence basis for bodily injury, personal injury, and property
damage The policy of insurance shall be in an amount not less than $1,000,000 00 per
occurrence or if a general aggregate limit is used, then the general aggregate limit shall be twice
the occurrence limit
The above policy of insurance shall be primary insurance and shall name City, its elected
and appointed officers, employees, and agents as additional insureds and any insurance
maintained by City or its officers, employees or agents may apply in excess of, and not
01203 0005/633285 1 Itf 4
contribute with Owner's insurance The insurer is deemed to waive all rights of subrogation and
contribution it may have against City, its officers, employees, and agents and their respective
insurers
7 Notice Any notice, request, confirmation, consent, approval, or other
communication that either Party desires or is required to give to the other shall be in writing and
be served personally, sent by first class mail, or sent by electronic mail as follows
To Owner Allen H Ginsburg & Charlotte A Ginsburg
5500 Palos Verdes Drive South
City of Rancho Palos Verdes, CA 90275
Email ladytoscano(gmail corn
With a Copy to Tony Apodaca
Email tong a,beachapts net
To City City of Rancho Palos Verdes
30940 Hawthorne Blvd
Rancho Palos Verdes, CA 90275
Attn Octavio Silva, Interim Deputy Director of
Community Development
Email OctavioS(n�rpvca gov
With a Copy to Palos Verdes Peninsula Land Conservancy
916 Silver Spur Road#207
Rolling Hills Estates, CA 90274
Attn Adrienne Mohan
Email amohanRpvplc org
8 Severability If any term of this Agreement is held by a court of competent
jurisdiction to be invalid or unenforceable, then this Agreement, including all of the remaining
terms, will remain in full force and effect as if such invalid or unenforceable term had never been
included
9 Governing Law This Agreement shall be construed and enforced in accordance
with the laws of the State of California If any legal action is necessary to enforce the terms and
conditions of this Agreement, the parties agree that a court of competent jurisdiction in Los
Angeles County shall be the sole venue and jurisdiction for the bringing of such action.
10 Legal Fees and Costs In the event of any litigation or other legal proceeding
including, but not limited to, arbitration or mediation, which is between the parties to enforce
provision(s) of this Agreement, the prevailing party shall be entitled to recover, in addition to
any other relief awarded or granted, its reasonable costs and expenses (including attorney's fees)
incurred in the proceeding
01203 0005/633285 1 Itf 5
11. Final Agreement This Agreement terminates and supersedes all prior
understandings or agreements on the subject matter hereof This Agreement supersedes all prior
agreements and understandings between the parties with respect to such subject matter
12 Construction In determining the meaning of, or resolving any ambiguity with
respect to, any word, phrase or provision of this Agreement, no uncertainty or ambiguity shall be
construed or resolved against a party under any rule of construction, including the party
primarily responsible for the drafting and preparation of this Agreement Headings used in this
Agreement are provided for convenience only and shall not be used to construe meaning or
intent
13 Qualification, Authority Each Party represents and warrants to the other that (i)
such Party is duly organized and existing, (ii) the person or persons executing and delivering this
Agreement on such Party's behalf arc duly authorized to do so, (iii) by executing this
Agreement, such Party is formally bound to the provisions of this Agreement, and (iv) entering
into this Agreement does not violate any provision of any other agreement to which such Party is
bound
14 Amendment Any modification or amendment of any provision of this
Agreement must be in writing and bear the signature of the duly authorized representatives of
both Parties
15 No Waiver The failure of either Party to enforce any term, covenant, or
condition of this Agreement on the date it is to be performed shall not be construed as a waiver
of that Party's right to enforce this, or any other, term, covenant, or condition of this Agreement
at any later date or as a waiver of any term, covenant, or condition of this Agreement
16. No Third Party Beneficiaries This Agreement is only between the Parties, and
is not intended to be nor shall it be construed as being for the benefit of any third party
17 Counterparts This Agreement may be executed in any number of counterparts,
each of which shall be deemed an original but all of which shall be deemed but one and the same
instrument, and a facsimile copy of such execution shall be deemed an original
[SIGNATURES OF FOLLOWING PAGE]
01203 0005/633285 1 Itf 6
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
executed on the dates hereinafter respectively set forth
OWN ^ •
CITY:
CITY OF RANCHO PALOS VERDES, a
municipal corporation
• . LEN H GINSBURG
Date 4 � 6 2 0 2_v
By
Ara Mihranian, City Manager
47(�� ` P � Date 1 • 1 -2.02-t%
CHARLOTTE A GINSBURG
Date .,Ju- y 4( 2020
APPROVED AS TO FORM
Aleshire & Wynder, LLP
By `�w" 4vtle
William W Wynder, City Attorney
01203 0005/633285 1 Itf 7
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached,and not the truthfulness,accuracy,or validity of that document
State of California )
County of 2of �¢/73-c `�f ) 1
On g/y 6/ 20 z o before me, ,C . l, ,'- e e ,(% 4 12e_A /i c,
Date H re Insert Name and Title oOfficer
personally appeared C/ a`/ -// /hr bK
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Name(s)of Signer(s)
who proved to me on the basis of satisfactory evidence to be the personwhose name(sY
subscribed to the within instrument and acknowledged to me that fatl§beyxly executed the same in
bor/ier/tf r authorized capacity(jee), and that by 1- lilierittleffsignaturejsf on the instrument the person4
or the entity upon behalf of which the person(syacted, executed the instrument
I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph
is true and correct
rb' l
K CARR WITNESS my hand and official seal
Notary Public-California z
z1 Los Angeles County
•T Commission M 2212527
j ' MYCornrnExresSeP22O?j
Signature
Signature of Notary Public
Place Notary Seal Above
OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or
fraudulent reattachment of this form to an unintended document
Description of Attached Document
Title or Type of Document Document Date
Number of Pages Signer(s) Other Than Named Above
Capacity(ies) Claimed by Signer(s)
Signer's Name Signer's Name
❑Corporate Officer — Title(s) ❑Corporate Officer — Title(s)
❑ Partner — ❑ Limited El General ❑ Partner — ❑ Limited ❑ General
❑ Individual ❑Attorney in Fact ❑ Individual ❑Attorney in Fact
❑Trustee ❑ Guardian or Conservator ❑Trustee ❑ Guardian or Conservator
❑Other ❑ Other
Signer Is Representing Signer Is Representing
©2014 National Notary Association •www NationalNotary org • 1-800-US NOTARY(1-800-876-6827) Item #5907
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE§ 1189
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached,and not the truthfulness,accuracy,or validity of that document
State of California )
County of Ia J .-47_, ./ )) /1 /
On 4-7: 6r 2 0 2 c) before me, /e C.4.2 4 b,E / / yr /"cam 1/, c..- ,
Date Here Insert Name and ?file of the Officer
personally appeared A7/€.07 4< i' f b -r
Namearrof Signer
who proved to me on the basis of satisfactory evidence to be the person(z)`whose namekslaZajd
subscribed jo the within instrument and acknowledged to me that beLsl lthrexecuted the sam in
bisih 1/thauthorized capacity(i 4, and that byis/hi(/their signature(aaon the instrument the person(s'f
or the entity upon behalf of which the person) acted, executed the instrument
I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph
is true and correct
K CARR WITNESS my hand and official seal
f _ Notary Public-California Z
Los Angeles County >
` �/ Commission N 2212527 � �
— —MyComm ExpuesSep2 2021 Signature
Signature of Notary Public
Place Notary Seal Above
OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or
fraudulent reattachment of this form to an unintended document
Description of Attached Document
Title or Type of Document Document Date
Number of Pages Signer(s) Other Than Named Above
Capacity(ies) Claimed by Signer(s)
Signer's Name Signer's Name
❑Corporate Officer — Title(s) ❑Corporate Officer — Title(s)
❑ Partner — ❑ Limited ❑General ❑ Partner — ❑ Limited ❑General
❑ Individual ❑Attorney in Fact ❑ Individual ❑Attorney in Fact
❑Trustee ❑Guardian or Conservator ❑Trustee ❑ Guardian or Conservator
❑Other ❑ Other
Signer Is Representing Signer Is Representing
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©2014 National Notary Association • www NationalNotary org • 1-800-US NOTARY(1-800-876-6827) Item #5907
EXHIBIT"A"
LEGAL DESCRIPTION OF OWNER'S PROPERTY
That certain real property in the City of Rancho Palos Verdes, County of Los Angeles, State
of California legally described as follows. LA Co Assessor Map# 51 Lot Corn At Most E Cor
Of Lot 124 Th Sw And Following Bdry Line Of Lot 125,404.05 Ft Th S 10 39'15' E 54.24 Ft
Th S 6448'30' E 19.06 Ft Th N 2513' E 17.2 Ft Th N 56 Lots 110 And Lot 125.
•
•
•
01203.0005/633285.1 Itf 2
EXHIBIT "B"
LEGAL DESCRIPTION OF CITY'S PROPERTY
That certain real property in the City of Rancho Palos Verdes, County of Los Angeles.
State of California legally described as follows. Land Des in Doc No 969. 75-4-9 L A Co
Assessor Map No 51 Lot Com At Sw Cor Of Lot 124 Th N On W Line Of Sd Lot 762.46
Ft Th N 1941'14'E To Sw Line Of Palos Verdes Dr. South Th Se Lot 124 and L A Co
Assessor Map No 51 Lot Corn At Most W Cor Of Lot 125 Th Ne And Follow- Ing Bdry
Line Of Sd Lot 494.91 Ft Th S 103915' E 54.24 Ft Th S 6448'30' E 1906 Ft Th N 2513'
E 17 2 Ft Th N 56 Beg Por Of Lot 125.
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01203.0005/633285.1 ltf 1
P C RESOLUTION NO 2017-45
A RESOLUTION OF PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES CERTIFYING A MITIGATED NEGATIVE
DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT FOR A MAJOR GRADING PERMIT AND COASTAL
DEVELOPMENT PERMIT FOR 6,414YD3 OF AFTER-THE-FACT
GRADING WITH 794YD3 OF EXPORT TO REGRADE THE CONTOURS
WHERE UNPERMITTED GRADING OCCURRED OVER THE 5500
PALOS VERDES DRIVE SOUTH PROPERTY AND THE CITY-OWNED
ABALONE COVE RESERVE PROPERTY(CASE NO ZON2017-00115)
WHEREAS, on May 13, 2015, during a site visit, City Staff found that grading and
vegetation removal of sensitive habitat occurred without City approvals on the subject property
at 5500 Palos Verdes Drive South (PVDS) and portions of the City-owned Abalone Cove
Reserve property On the same day, the City's Code Enforcement Division sent a letter to the
property owners informing them that the unpermitted activity must cease immediately and to
contact City Staff to develop a plan to rectify the situation, and,
WHEREAS, on May 16, 2015, the Code Enforcement Division observed continued
unpermitted activity on the subject property and issued the property owners a stop work order,
and,
WHEREAS, on June 18, 2015, the Code Enforcement Division sent a letter to the
property owners identifying specific actions to remedy the situation including submitting
appropnate planning applications to regrade the contours and replant the vegetation Since
then, the property owners have been working with the City to address the unpermitted work
including the submittal of a property line survey and a geotechnical report, and,
WHEREAS, on March 24, 2017, the property owners submitted an after-the-fact Grading
Permit and Coastal Development Permit to conduct 6,414yd3 of grading with 794yd3 export to
regrade the contours where unpermitted grading occurred over the subject property and the
City-owned Abalone Cove Reserve property After initial review of the submitted application
package, Staff deemed the application incomplete due to insufficient information Subsequently,
the property owner submitted additional information and the application was deemed complete
on May 8, 2017, and,
WHEREAS, on December 12, 2017, the Planning Commission continued the public
hearing to September 26, 2017 to address the requirements of the California Environmental
Quality Act, and,
WHEREAS, on November 16, 2017, notice of the draft Mitigated Negative Declaration
and the proposed after-the-fact Grading Permit and Coastal Development Permit was sent to all
property owners within 500' of the subject site and appropriate public agencies for a comment
period exceeding 20-days, commencing on November 16, 2017 and concluding on December
12, 2017 Additionally, the notice was published on the same day in the Palos Verdes Peninsula
News Staff did not receive any comments in response to the public notice, 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
P C Resolution No 2017-45
Page 1 of 6
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
there is no substantial evidence that the approval for the after-the-fact Grading Permit and
Coastal Development Permit would result in a significant adverse effect on the environment,
provided appropriate mitigation measures are imposed on the project Thus, a Mitigated
Negative Declaration was prepared and notice thereof was given in the manner required by law,
and,
WHEREAS, the Planning Commission held a duly noticed public hearing on December
12, 2017, at which time all interested parties were given an opportunity to be heard and present
evidence
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS
Section 1 The Planning Commission has independently reviewed and considered
the proposed Mitigated Negative Declaration, the public comments upon it, and other evidence
and finds that the Mitigated Negative Declaration was prepared in the manner required by law,
and there is no substantial evidence, provided appropriate mitigation measures are imposed,
that the approval of Case No ZON2017-00115 (Major Grading Permit and Coastal
Development Permit)would result in a significant adverse effect upon the environment
Section 2 With the imposition of the following mitigation measures that address
impacts upon air quality, biological resources, cultural resources, geology/soils, hydrology/water
quality, and noise in the community and as set forth in the Mitigation Monitoring Program,
Exhibit "B", which is attached hereto and incorporated herein by this reference, the proposed
project's potential significant impacts will be reduced below a level of significance
AQ-1 During construction, including grading, excavating, and land cleanng, storage piles and
unpaved disturbed areas shall be continuously stabilized or covered when matenal is not
being added to or removed from the pile
AQ-2 During construction, including grading, excavating, and land clearing, measures should
be taken to prevent emitting dust and to minimize visible emissions from crossing the
boundary line
AQ-3 Dunng construction including grading, excavating, and land cleanng, construction
vehicles leaving the site shall be cleaned to prevent dust, silt, mud, and dirt from being
released or tracked off site
AQ-4 During construction, including grading, excavating, and land clearing, the Applicant shall
be responsible for minimizing bulk matenal or other debris from being tracked onto the
City's public roadways, and if tracked, the Applicant's contractor shall be responsible for
cleaning up the impacted City's public roadways
AQ-5 During construction, including grading, excavating, and land cleanng, no trucks shall be
allowed to transport excavated material off-site unless the trucks are maintained such
that no spillage can occur from holes or other openings in cargo compartments, and
loads are either covered with tarps, wetted and loaded such that the matenal does not
touch the front, back, or sides of the cargo compartment at any point less than 6" from
the top and that no point of the load extends above the top of the cargo compartment
P C Resolution No 2017-45
Page 2 of 6
AQ-6 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE,the Applicant shall demonstrate
to the Director of Community Development's satisfaction 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
AQ-7 During construction, including grading, excavating and land clearing 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
AQ-8 During construction, including grading, excavating, and land clearing, construction
equipment shall be kept in proper operating condition, including proper engine tuning
and exhaust control systems
610-1 Prior to any grading or permit issuance, vegetation previously impacted by the
unpermitted grading and vegetation needed to be cleared for fuel modification shall be
offset by the property owner using a 3 1 ratio for CSS, a 0 5 1 ratio for non-native
grassland, and a 3 1 ratio for native grassland as descnbed in the Council-adopted
NCCP for loss occurring in an area greater than 0 3 acres by using one of the following
three methods 1) With the approval of the City, PVPLC, and the Wildlife Agencies, the
property owner shall dedicate additional acreage to the Palos Verdes Nature Preserve
that will add to the biological function of the Preserve and the property owner shall
provide management funding for the additional acreage according to a Property Analysis
Record or similar method, 2) Revegetation of impacted habitat at the Abalone Cove
Reserve and the payment of a mitigation fee to the City's Habitat Restoration Fund for
the remaining mitigation, pursuant to the City's NCCP Subarea Plan, or 3) With the
approval of the City, PVPLC, and the Wildlife Agencies, the property owner shall
dedicate additional acreage to the Palos Verdes Nature Preserve that will add to the
biological function of the Preserve and submit payment of a mitigation fee to the City's
Habitat Restoration Fund for the remaining mitigation, pursuant to the City's NCCP
Subarea Plan If the revegetation option is selected, the property shall prepare a
Revegetation Plan for review and approval by the Director of Community Development,
Wildlife Agencies and the Palos Verdes Peninsula Land Conservancy (PVPLC) shall be
hired by the City, at the property owner's expense, to grow and plant the required
vegetation
BIO-2 Prior to commencing construction, the construction area shall be clearly delineated with
fencing or other boundary markers Temporary fencing (with silt barners) shall be
installed at the limits of Project impacts to prevent habitat impacts and prevent the
spread of silt from the construction zone into adjacent habitats (i e Altamira Canyon)
Fencing shall be installed in a manner that does not affect adjacent habitats to be
avoided and in compliance with Section 17 56 020 C of the RPVMC
BIO-3 Prior to commencing construction the Project limits shall be clearly marked on Project
maps provided to the construction contractor and areas outside of the Project limits shall
be designated as "no construction" zones
810-4 During construction, construction workers shall strictly limit their activities vehicles
equipment, and construction materials to the designated construction limits
P C Resolution No 2017-45
Page 3 of 6
810-5 During construction all equipment maintenance staging and dispensing of fuel oil
coolant, or any other such activities shall occur in designated areas within the fenced
Project limits These designated areas shall be located in previously compacted and
disturbed areas, in such a manner to prevent runoff into adjacent areas and shall be
shown on the construction plans Fueling of equipment shall take place on level surfaces
and contractor equipment shall be checked daily for leaks pnor to operation and repaired
as necessary
BIO-6 During construction the construction work zone shall be kept as clean of debris as
possible to avoid attracting predators of native and sensitive wildlife All food-related
trash items shall be enclosed in sealed containers and removed daily from the
construction work zone
BI0-7 In order to avoid unnecessary impacts, should any non-listed species be found within the
property they shall be avoided and allowed to leave the Project site on their own
volition, or a qualified biologist shall relocate them outside of the Project site
BI0-8 Pets of Project personnel shall not be allowed on the Project site dunng construction
BI0-9 During construction, equipment for immediate cleanup shall be kept at the staging area
This plan shall also include erosion control measures to control surface runoff, erosion,
and sedimentation outside of the project footprints
BIO-10 A qualified biologist shall monitor construction during clearing, grubbing and initial
excavation activities, as needed
BIO-11 The clearance of vegetation and any construction shall occur outside of the nesting
season (generally February 1 through September 1) If avoiding the nesting season is
not practicable the following additional measures shall be employed
A pre-construction nesting survey shall be conducted by a qualified biologist within 3
days prior to the start of construction activities to determine whether active nests are
present within or directly adjacent to the construction zone All nests found shall be
recorded
If construction activities must occur within 300 feet of an active nest of any passerine
bird or within 500 feet of an active nest of any raptor with the exception of an
emergency, a qualified biologist shall monitor the nest on a weekly basis and the
construction activity shall be postponed until the biologist determines that the nest is no
longer active
If the recommended nest avoidance zone is not feasible the qualified biologist shall
determine whether an exception is possible and obtain concurrence from the resource
agencies before construction work can resume within the avoidance buffer zone All
work shall cease within the avoidance buffer zone until either agency concurrence is
obtained or the biologist determines that the adults and young are no longer reliant on
the nest site
CUL-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall consult with
the South Central Coastal Information Center (SCCIC) regarding any known
archaeological sites on or within a half-mile radius of the subject property
P C Resolution No 2017-45
Page 4 of 6
CUL-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall conduct a
Phase 1 archaeological survey of the property for approval by the Director of Community
Development
CUL-3 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
GEO-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit any
information required by the City Geologist, including a soils report, and/or a geotechnical
report, for the review and approval of the City Geologist The Applicant shall comply
with any requirements imposed by the City Geologist and shall substantially repair the
geologic conditions to the satisfaction of the City Geologist
GEO-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, a Hold Harmless Agreement,
satisfactory to the City Attorney promising to defend, indemnify, and hold the City
harmless from any claims or damages resulting from the requested project shall be
submitted to the Director of Community Development for recordation with the Los
Angeles County Recorders Office
GEO-3 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit for
recordation a covenant satisfactory to the City Attorney, agreeing to construct the
project strictly in accordance with the approved plans, and agreeing to prohibit further
projects on the subject site without first filing an application with the Director Such
covenant shall be submitted to the Director of Community Development for recordation
with the Los Angeles County Recorders Office
GEO-4 PRIOR TO BUILDING/GRADING 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 dunng project construction
HYD-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit for
review and approval by the City's Building Official an Erosion Control Plan that shall
include BMPs for erosion sedimentation and run-off control during construction activities
to protect the water quality
HYD-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit and
obtain approval of a Drainage Plan by the City's Building & Safety Division and the City's
Public Works Director If lot drainage deficiencies are identified by the Public Works
Director, all such deficiencies shall be corrected by the Applicant
N-1 Permitted hours and days for construction activity are 7 00 AM to 6 00 PM, Monday
through Friday 9 OOAM to 5 OOPM 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
P C Resolution No 2017-45
Page 5 of 6
with the permitted hours of construction stated in this condition When feasible to do so,
the construction contractor shall provide staging areas on-site to minimize off-site
transportation of heavy construction equipment These areas shall be located to
maximize the distance between staging activities and neighboring properties subject to
approval by the building official
N-2 The project shall utilize construction equipment equipped with standard noise insulating
features during construction to reduce source noise levels
N-3 All project construction equipment shall be properly maintained to assure that no
additional noise, due to worn or improperly maintained parts is generated during
construction
Section 3 For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings the Planning
Commission of the City of Rancho Palos Verdes hereby adopts P C Resolution No 2017-45
determining that the project as conditioned and mitigated will not have a significant adverse
impact on the environment and also finds that the preparation of the Mitigated Negative
Declaration attached hereto complies with CEQA Therefore, the Planning Commission hereby
adopts the Mitigated Negative Declaration, which is attached hereto as Exhibit "A" and
Mitigation Monitoring Program, which is attached hereto as Exhibit 'B' and incorporated herein
by this reference, making certain environmental findings to allow 6,414yd3 of grading with
794yd3 of export to regrade the contours where unpermitted grading occurred over the 5500
Palos Verdes Drive South property and portions of the City-owned Abalone Cove Reserve
property, subject to the conditions of approval contained in the attached Exhibit "A" (Case No
ZON2017-00115)
PASSED, APPROVED AND ADOPTED this 12th day of December 2017, by the following vote
AYES COMMISSIONERS NELSON, BRADLEY, EMENHISER, TOMBLIN, AND VICE
CHAIRMAN JAMES
NOES COMMISSIONER LEON
ABSTENTIONS NONE
RECUSALS NONE
ABSENT NONE
VIZ
Vacs..William J Jame
Vice Chairman
da .
Ara Mihranian, AICP
Director of Community Development and
Secretary of the Planning Commission
P C Resolution No 2017-45
Page 6 of 6
City of Rancho Palos Verdes
ENVIRONMENTAL CHECKLIST FORM L1
1 Project title
After-the-fact Major Grading Permit and Coastal Development Permit (ZON2017-00115)
2 Lead agency name/address
City of Rancho Palos Verdes
Community Development Department
30940 Hawthorne Boulevard
Rancho Palos Verdes, CA 90275
3 Contact person and phone number
So Kim, Deputy Director/Planning Manager
City of Rancho Palos Verdes
(310) 544-5222
4 Project location
5500 Palos Verdes Drive South and Abalone Cove Reserve
City of Rancho Palos Verdes
County of Los Angeles
5 Project sponsor's name and address
Allen & Charlotte Ginsburg
3046 Crownview Drive
Rancho Palos Verdes, CA 90275
6 General Plan designation
Residential (f1 du/acre) & Natural Environment/Hazard
7 Coastal Plan designation
Coastal Zone Subregion 5
8 Zoning
Single-Family Residential District (RS-1), Open Space-Recreational (OR) and Urban
Design Overlay Control District (OC-3)
9 Description of project
The proposed project involves 6 414yd3 of grading (3,604yd3 of cut and 2,810yd'of fill)with
794yd3 of export to regrade the contours where unpermitted grading occurred over portions
of a private property(5500 PVDS)and the City-owned Abalone Cove Reserve property The
proposed grading will occur on both sides of the shared property line, disturbing
approximately 32,100ft2 of total area
10 Description of project site (as it currently exists)
The 5500 Palos Verdes Drive South project site is 2 06-acres in size and developed with two
dwelling units totaling 6,179ft2 in size and an attached 5-car garage The Abalone Cove
Reserve property is part of the City's Palos Verdes Nature Preserve and is approximately
Environmental Checklist
Case No ZON2017-00115
110 acres in size The Preserve provides passive public recreational opportunities and the
protection of biological resources
11 Surrounding land uses and setting
Land Uses Significant Features
Project Privately-owned Single-family The private property has a building pad
Area residential and Abalone Cove with descending slopes to the east and
Reserve west, improved with residential
development Abalone Cove Reserve is a
public park by the ocean featuring two
beaches, trails, caves and picnic areas
East, City-owned Abalone Cove Reserve Public park by the ocean featuring two
West, and beaches trails, caves and picnic areas
South
North Single-family residential These residential properties are located
with the City's designated Portuguese
Bend Landslide Moratonum Area
12 Other public agencies whose approval is required
Page 2
Environmental Checklist
Case No. ZON2017-00115
Figure 1
Grading Plan for portions of 5500 PVDS and Abalone Cove Reserve
Iimalr
-,‘.7%..1„411 ._ - _ _
Abalone Cove
j Reserve
5500 Palos Verdes Drive South
z ,
r _ -
• AREA '
•
�,'� SEE SHEET r2 —AREA 2
}i. t N_--. ;�,o SEE SHEET .
., A \ • ',,,• - '..'N'''* I ,C-.' • ' - :4'''' 'Ll
/ ,,,,::4", ,•
k -. ..4„ . ,f.feet 5-t... ).: ,.. "1
., '''.-1.-----------.. E-
.-
Abal4oSn�e Co • . s��
,,
Reserve . ''1...
-.i- ,z,
Page 3
Environmental Checklist
Case No.ZON2017-00115
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the
following pages
- Aesthetics i Agricultural Resources " Air Quality
7-7 Biological Resources j Cultural Resources Geology/Soils
•
Greenhouse Gas Emissions j-I Hazards&Hazardous Materials ! Hydrology/Water Quality
Land Use/Planning Mineral Resources • Noise
- Population/Housing Public Services i1 Recreation
Transportation/Traffic Utilities/Service Systems Mandatory Findings of Significance
DETERMINATION:
On the basis of this initial evaluation:
I find that the project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
X I find that,although the proposed project could have a significant effect on the environment,there will not be a
significant effect in this case because revisions in the project have been made by or agreed to by the project
proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL
IMPACT REPORT is required.
I find that the proposed project MAY have a"potentially significant impact"or"potentially significant unless
mitigated"impact on the environment, but at least one effect 1)has been adequately analyzed in an earlier
document pursuant to applicable legal standards,and 2)has been addressed by mitigation measures based
on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required
but must analyze only the effects that remain to be addressed.
I find that. although the proposed project could have a significant effect on the environment, because all
potentially significant effects, (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and(b)have been avoided or mitigated pursuant to that
earlier EIR or NEGATIVE DECLARATION,including revisions or mitigation measures that are imposed on the
proposed project. nothing further is required
Signature: Date December 12, 2017
Printed Name' So Kim, Deputy Director/Ping Manager For' City of Rancho Palos Verdes
Page 4
Environmental Checklist
Case No. ZON2017-00115
EVALUATION OF ENVIRONMENTAL IMPACTS:
Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
I. AESTHETICS. Would the project:
a) Have a substantial effect on a scenic 1 X
vista?
b) Substantially damage scenic resources.
including, but not limited to. trees, rock 1 X
outcroppings, and historical buildings.
within a state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its 1. 9 X
surroundings?
d) Create a new source of substantial light
or glare, which would adversely affect 9 X
day or nighttime views in the area?
Comments:
a) The proposed project area does not fall within any scenic vista identified in the City's General Plan. Therefore.there
would be no impact caused by the proposed project.
b) The existing residential development at 5500 PVDS is better known as the Harden Estate.which is identified as a
historical resource in the City. It is the oldest remaining structures in the City,designed by architect Gordon Kaufmann
and the landscape by Frederick Olmstead. The proposed project will not impact or alter the Harden Estate with
exception to two separate areas below the building pad area along the south property line.The proposed grading area
was previously altered without City approvals by the property owner to increase future parking areas.As a result of the
past unpermitted grading, 21,780ft2 of protected habitat was impacted. With the mitigation measured recommended
under the Biological Resources Sections of this Initial Study,the proposed project would cause less than significant
impact.
c) Unpermitted grading occurred in the past on portions of the private property and the City's Abalone Cove Reserve
that degraded the aesthetic visual character by disturbing natural slopes and existing mature vegetation.The proposed
project involves restoring the site contours by regrading and recontouring unpermitted graded slopes. The finished
contours will not impact the visual character of the site or its surroundings as the grading occurs on descending slopes
below the building pad area of the 5500 PVDS.Additionally,the unpermitted past grading area will be recompacted and
excess fill will be exported off site.As such,the unsuitable fill existing on site will be removed and the proposed grading
will re-stabilize the immediate area.The finished contours will be appear more natural and blend in with the surrounding
contours By implementing and adhering to avoidance and minimization measures recommended under the Biological
Resources and Hydrology Sections of this Initial Study. the proposed project would cause less than significant.
d) The proposed project does not introduce new light sources that may affect day or nighttime views Therefore.there
would be no impact caused by the proposed project.
II. AGRICULTURE RESOURCES. Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the 1. 2. 7 X
Farmland Mapping and Monitoring
Program of the California Resource
Agency. to non-agricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act 1, 2. 7 X
contract?
Page 5
Environmental Checklist
Case No. ZON2017-00115
Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
c) Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
§12220(g)), timberland (as defined by
Public Resources Code §4526). or 1. 2, 7 X
timberland zoned Timberland
Profduction (as defined by Government
Code§51104(g))?
d) Result in the loss of forest land or
conversion of forest land to non-forest 1, 2, 7 X
use?
e) Involve other changes in the existing
environment which,due to their location
or nature, could result in conversion of 1 2 7 X
Farmland. to non-agricultural use or
conversion of forest land to non-forest
use?
Comments:
a-e)The project site includes portions of a private property with an existing land use of single-family residential and City-
owned property that is part of the Abalone Cove Preserve, a sub-area of the Palos Verdes Nature Preserve. Neither
property is zoned for agriculture or forestry use.Additionally.the project site does not include any farmland,forest land,
or timberland and therefore,not in conflict with the Williamson Act. Therefore,there would be no impact caused by the
proposed project.
III. AIR QUALITY. Would the project:
a) Conflict with or obstruct implementation 3 X
of the applicable air quality plan?
b) Violate any air quality standard or
contribute substantially to an existing or 3 X
projected air quality violation?
c) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is non-
attainment under an applicable federal 3 X
or state ambient air quality standard
(including releasing emissions that
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to 3 X
substantial pollutant concentrations?
Page 6
Environmental Checklist
Case No. ZON2017-00115
Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
e) Create objectionable odors affecting a 1 2 X
substantial number of people?
Corn ments:
a-d) The project area is located within the South Coast Air Basin,which is an area of non-attainment for Federal air
quality standards for ozone (03), carbon monoxide (CO), and suspended particulate matter (PM' and PM=') The
proposed movement of soil and the operation of construction equipment may have the potential to create short-term
construction-related air quality impacts upon nearby sensitive receptors.such as single-family residences and federally
and state protected species,such as the California gnatcatcher. Based upon the South Coast Air Quality Management
District(SCAQMD)guidelines for estimating air quality impacts from construction activities,the project area of less than
1-acre would not exceed Localized Significance Thresholds(LSTs)for nitrous oxides(NOx),CO.PM':'or PM='. With
the incorporation of the following mitigation measures.the proposed project would cause less than significant impacts:
AQ-1: During construction, including grading, excavating, and land clearing, storage piles and unpaved disturbed
areas shall be continuously stabilized or covered when material is not being added to or removed from the pile.
AQ-2: During construction, including grading. excavating. and land clearing, measures should be taken to prevent
emitting dust and to minimize visible emissions from crossing the boundary line.
AQ-3: During construction, including grading. excavating, and land clearing, construction vehicles leaving the site
shall be cleaned to prevent dust, silt. mud,and dirt from being released or tracked off site.
AQ-4: During construction, including grading. excavating, and land clearing, the Applicant shall be responsible for
minimizing bulk material or other debris from being tracked onto the City's public roadways,and if tracked,the
Applicant's contractor shall be responsible for cleaning up the impacted City's public roadways
AQ-5: During construction, including grading. excavating, and land clearing. no trucks shall be allowed to transport
excavated material off-site unless the trucks are maintained such that no spillage can occur from holes or other
openings in cargo compartments, and loads are either covered with tarps, wetted and loaded such that the
material does not touch the front. back, or sides of the cargo compartment at any point less than 6"from the
top and that no point of the load extends above the top of the cargo compartment.
AQ-6: Prior to the Building/Grading Permit issuance the Applicant shall demonstrate to the Director of
Community Development's satisfaction 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.
AQ-7: During construction, including grading,excavating, and land clearing, 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.
AQ-8: During construction. including grading. excavating. and land clearing. construction equipment shall be kept
in proper operating condition, including proper engine tuning and exhaust control systems
e) The zoning of the subject lot does not permit industrial or commercial uses. Therefore,no objectionable odors are
expected to be generated as a result of the proposed project.
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect,either
directly or through habitat modifications, 6, 7. 13. X
on any species identified as a 14
candidate. sensitive. or special status
Page 7
Environmental Checklist
Case No. ZON2017-00115
Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
species in local or regional plans.
policies, or regulations, or by the
California Department of Fish and
Game or U S Fish and Wildlife Service?
b) Have a substantial adverse effect on 6, 7. 13.
any riparian habitat or other sensitive 14
natural community identified in local or
regional plans. policies, or regulations, X
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on 6, 7. 13,
federally protected wetlands.as defined 14
by Section 404 of the Clean Water Act
(including. but not limited to. marsh. X
vernal pool.coastal,etc),through direct
removal,filling,hydrological interruption,
or other means?
d) Interfere substantially with the 6, 7, 13,
movement of any native resident or 14
migratory fish or wildlife species or with X
established native resident or migratory
wildlife corridors. or impede the use of
native wildlife nursery sites?
e) Conflict with any local polices or 6, 7. 13,
ordinances protecting biological 14 X
resources, such as tree preservation
policy or ordinance?
f) Conflict with the provisions of an 6. 7, 13,
adopted Habitat Conservation Plan, 14
Natural Community Conservation Plan, X
or other approved local, regional, or
state habitat conservation plan?
Comments:
a. b.e,f)Portions of the project site within the Abalone Cove Reserve are within the designated Natural Communities
Conservation Planning (NCCP) Subarea Plan Reserve Area, also known as a sub-area of the Palos Verdes Nature
Preserve (Preserve). The Palos Verdes Peninsula Land Conservancy (PVPLC). the City's land manager for the
Preserve,at the request of the City conducted field surveys and reviewed historical aerial imagery and determined that
0 5 acres of Coastal Sage Scrub(CSS)was impacted by the unpermitted grading Specifically,this disturbance includes
0 4 acres within the Abalone Cove Reserve and 0 1 acres on private property(5500 PVDS) This 0.5 acres of impact is
considered significant. However.by implementing the guidelines in the NCCP Subarea Plan,as provided in Mitigation
Measure BIO-1 below.the direct impacts to CSS would be compensated and therefore.considered less than significant.
BIO-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE vegetation previously impacted by the unpermitted
grading and vegetation needed to be cleared for fuel modification shall be offset by the property owner using a
3:1 ratio for CSS.a 0 5 1 ratio for non-native grassland.and a 3.1 ratio for native grassland as described in the
Council-adopted NCCP for loss occurring in an area greater than 0.3 acres by using one of the following two
methods' 1) With the approval of the City, PVPLC, and the Wildlife Agencies, the property owner shall
dedicate additional acreage to the Palos Verdes Nature Preserve that will add to the biological function of the
Page 8
Environmental Checklist
Case No. ZON2017-00115
Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
Preserve and the property owner shall provide management funding for the additional acreage according to a
Property Analysis Record or similar method,2)Revegetation of impacted habitat at the Abalone Cove Reserve
and the payment of a mitigation fee to the City's Habitat Restoration Fund for the remaining mitigation,
pursuant to the City's NCCP Subarea Plan, or 3) With the approval of the City, PVPLC, and the Wildlife
Agencies,the property owner shall dedicate additional acreage to the Palos Verdes Nature Preserve that will
add to the biological function of the Preserve and submit payment of a mitigation fee to the City's Habitat
Restoration Fund for the remaining mitigation,pursuant to the City's NCCP Subarea Plan. lithe revegetation
option is selected. the property shall prepare a Revegetation Plan for review and approval by the Director of
Community Development. Wildlife Agencies, and the Palos Verdes Peninsula Land Conservancy(PVPLC)
shall be hired by the City, at the property owner's expense, to grow and plant the required vegetation.
LSA Associates, Inc. also conducted a field survey and found that the proposed area to be regraded, which was
previously disturbed by unpermitted grading.was comprised entirely of nonnative/ruderal vegetation and bare ground.
While the proposed project areas may not contain any habitat, the PVPLC determined that some native habitat
consisting of lemonade berry and mature Coastal Sage Scrub adjacent to the project areas may be impacted during
grading and erosion control measures. However, by implementing and adhering to avoidance and minimization
measures provided in Mitigation Measures BIO-2 through BIO-11 below,along with mitigation measured recommended
under the Air Quality and Hydrology Sections of this Initial Study, indirect impacts to the surrounding sensitive natural
community would be less than significant.
BIO-2 Prior to commencing construction, the construction area shall be clearly delineated with fencing or other
boundary markers.Temporary fencing(with silt barriers)shall be installed at the limits of Project impacts to
prevent further habitat impacts and prevent the spread of silt from the construction zone into adjacent habitat
areas(i.e.Altamira Canyon). Fencing shall be installed in a manner that does not affect adjacent habitats to
be avoided and in compliance with Section 17.56.020(C)of the RPVMC.
BIO-3 Prior to commencing construction, the Project limits shall be clearly marked on Project maps, deemed
acceptable by the Director of Community Development.and provided to the construction contractor and areas
outside of the Project limits shall be designated as"no construction'zones.
BIO-4 During construction, construction workers shall strictly limit their activities, vehicles. equipment, and
construction materials to the designated construction limits.
BI0-5 During construction, all equipment maintenance, staging. and dispensing of fuel, oil, coolant, or any other
such activities shall occur in designated areas within the fenced Project limits These designated areas shall
be located in previously compacted and disturbed areas. in such a manner to prevent runoff into adjacent
areas and shall be shown on the construction plans. Fueling of equipment shall take place on level surfaces
and contractor equipment shall be checked daily for leaks prior to operation and repaired as necessary
BIO-6 During construction,the construction work zone shall be kept as clean of debris as possible toavoid attracting
predators of native and sensitive wildlife All food-related trash items shall be enclosed in sealed containers
and removed daily from the construction work zone.
BIO-7 In order to avoid unnecessary impacts to protected species.should any non-listed species be found within the
property, they shall be avoided and allowed to leave the Project site on their own volition, or a qualified
biologist shall relocate them outside of the Project site.
BIO-8 Pets of Project personnel shall not be allowed on the Project site during construction.
BIO-9 During construction,equipment for immediate cleanup shall be kept at the staging area.This plan shall also
include erosion control measures to control surface runoff,erosion,and sedimentation outside of the project
footprints.
Page 9
Environmental Checklist
Case No. ZON2017-00115
Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
BIO-10 A qualified biologist shall monitor construction during clearing. grubbing. and initial excavation activities, as
needed.
BIO-11 The clearance of vegetation and any construction shall occur outside of the nesting season (generally
February 1 through September 1). If avoiding the nesting season is not practicable, the following additional
measures shall be employed:
• A pre-construction nesting survey shall be conducted by a qualified biologist within 3 days prior to
the start of construction activities to determine whether active nests are present within or directly
adjacent to the construction zone.All nests found shall be recorded.
• If construction activities must occur within 300 feet of an active nest of any passerine bird or
within 500 feet of an active nest of any raptor,with the exception of an emergency, a qualified biologist
shall monitor the nest on a weekly basis, and the construction activity shall be postponed until the
biologist determines that the nest is no longer active.
• If the recommended nest avoidance zone is not feasible, the qualified biologist shall determine
whether an exception is possible and obtain concurrence from the resource agencies before construction
work can resume within the avoidance buffer zone.All work shall cease within the avoidance buffer zone
until either agency concurrence is obtained or the biologist determines that the adults and young are no
longer reliant on the nest site.
c) Altamira Canyon is an ephemeral stream that occurs along the northwestern perimeter of the subject site and
receives protection under the Clean Water Act and California Fish and Game Code.The limits of ground disturbance as
a result of the proposed project will over 100'away from the top of the stream bank.As a result,permits from regulatory
agencies for impacts to waters pursuant to CWA Section 404,and waters of the State pursuant to CFGC Sections 1600-
1670 are not required
d) The subject site represents a small area and is primarily composed of non-native species that are generally
unsuitable to support wildlife movement. Additionally. indirect effects of construction on wildlife movement would be
temporary in nature, restricted to the project construction time period. Furthermore, implementation of Mitigation
Measures BIO-2 through BIO-10 above would ensure impacts to a wildlife movement corridor are less than significant.
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in
the significance of a historical resource 1 X
as defined in§15064 5?
b) Cause a substantial adverse change in
the significance of an archaeological 1, 5 X
resource pursuant to§15064 5'?
c) Directly or indirectly destroy a unique
paleontological resource or site or 1, 5 X
unique geologic feature?
d) Disturb any human remains, including
those interred outside of formal 1, 5 X
cemeteries'?
Comments:
a) Harden Estate located at 5500 PVDS is identified as a major historical resource in the City's General Plan. The
regrading is proposed to occur in an undeveloped portion of the subject property in order to recontour and stabilize the
site. Therefore, there would be no impacts to the Harden Estate caused by the proposed project.
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b-d) According to the City's Archaeology Map, the project area is identified as a probable area of archaeological
resources. The General Plan describes that there are locations along the coastline where the Gabnelinos had
established campsites for many years and also a few locations indicating trade centers For these reasons,the coastal
area is generally considered as "archaeologically sensitive". While the proposed project is to recontour previously
altered area,to ensure that the proposed project would cause less than significant impacts to cultural resources, the
following mitigation measures will be incorporated:
CUL-1 Prior to the Building/Grading Permit issuance, the Applicant shall consult with the South Central Coastal
Information Center(SCCIC) regarding any known archaeological sites on or within a half-mile radius of the
subject property.
CUL-2 Prior to the Building/Grading Permit issuance.the Applicant shall conduct a Phase 1 archaeological survey of
the property for approval by the Director of Community Development.
CUL-3 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.
VI.GEOLOGY/SOILS. Would the project:
a) Expose people or structures to potential
substantial adverse effects, including
the risk of loss. injury, or death
involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State 4 X
Geologist for the area or based on
other substantial evidence of a known
fault?
ii) Strong seismic ground shaking? 4 X
iii) Seismic-related ground failure, in- 4 X
cluding liquefaction?
iv) Landslides? 4 X
b) Result in substantial soil erosion or the 4 X
loss of topsoil?
c) Be located on a geological unit or soil
that is unstable, or that would become
unstable as a result of the project, and 4 X
potentially result in on- or off-site
landslide,lateral spreading.subsidence,
liquefaction or collapse?
d) Be located on expansive soil,as defined
in Table 18-1-B of the Uniform Building 4 X
Code (1994), thus creating substantial
risks to life or property?
e) Have soils incapable of adequately
supporting the use of septic tanks or 4, 7 X
alternative waste water disposal
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systems where sewers are not available
for the disposal of wastewater?
Comments:
a c-d) On October 20.2016.the City Geologist reviewed the proposed project and required additional input during the
Building&Safety plan check process. According to the Official Maps of Seismic Hazard Zones provided by the State of
California Department of Conservation,the subject lot is located within an area that is potentially subject to earthquake-
induced landslides.Cabrillo Fault dissects the City from the northwest border to the east and the Palos Verdes fault runs
in the same direction, but outside of the City borders The project site is located at the southwestern edge of the City
and there is no evidence of active faulting on the subject site.The soils of the Palos Verdes Peninsula are also generally
known to be expansive and occasionally unstable.Given the known and presumed soils conditions in and around the
subject site,it is expected that soil investigations,reviewed and approved by the City's geotechnical consultant,will be
required prior to construction.With the incorporation of the following mitigation measures.the proposed project would
cause less than significant impacts:
GEO-1 Prior to the Building/Grading Permit issuance, the Applicant shall submit any information required by the City
Geologist, including a soils report, and/or a geotechnical report, for the review and approval of the City
Geologist. The Applicant shall comply with any requirements imposed by the City Geologist and shall
substantially repair the geologic conditions to the satisfaction of the City Geologist.
GEO-2 Prior to the Building/Grading Permit issuance.a Hold Harmless Agreement,satisfactory to the City Attorney,
promising to defend. indemnify, and hold the City harmless from any claims or damages resulting from the
requested project,shall be submitted to the Director of Community Development for recordation with the Los
Angeles County Recorders Office.
GEO-3 Prior to the Building/Grading Permit issuance, the Applicant shall submit for recordation a covenant,
satisfactory to the City Attorney, agreeing to construct the project strictly in accordance with the approved
plans: and agreeing to prohibit further projects on the subject site without first filing an application with the
Planning Division of the Community Development Department. Such covenant shall be submitted to the
Director of Community Development for recordation with the Los Angeles County Recorders Office prior to any
grading permit issuance.
b) It is the City's standard practice to require the preparation and implementation of an erosion control plan for wind-
and waterborne soil for projects. With the incorporation of the following mitigation measures. the proposed project
would cause less than significant impacts:
GEO-4 Prior to the Building/Grading 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.
e) The proposed project involves regrading over previously altered area for stabilization purposes and does not include
new structures. Therefore. there will be no impacts.
VII.GREENHOUSE GAS EMISSIONS. Would the project:
a) Generate greenhouse gas emissions,
either directly or indirectly, that may 16 X
have a significant impact on the
environment?
b) Conflict with any applicable plan, policy
or regulation adopted for the purpose of 16 X
reducing the emissions of greenhouse
gases?
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Sources Sources Impact Incorporated Impact Impact
Comments:
a-b) The United States Environmental Protection Agency explains that the primary sources of greenhouse gas
emissions are electricity production, transportation, industry, commercial/residential, agriculture. and land use and
forestry. The proposed project involves grading to recontour and stabilize a undeveloped area of the project site and
therefore will not have any impacts to greenhouse gases or related policies.
VIII. HAZARDS&HAZARDOUS MATERIALS. Would the project:
a) Create a significant hazard to the public
or the environment through the routine X
transport,use,or disposal of hazardous
materials?
b) Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident X
conditions involving the release of
hazardous materials into the environ-
ment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within 7 X
one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included
on a list of hazardous materials sites
complied pursuant to Government Code11 X
Section 65962.5 and,as a result,would
it create a significant hazard to the
public or the environment?
e) For a project located within an airport
land use plan or,where such a plan has
not been adopted, within two miles of a
public airport or public use airport, 7 X
would the project result in a safety
hazard for people residing or working in
the project area?
f) For a project within the vicinity of a
private airstrip, would the project result 7 X
in a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically
interfere with an adopted emergency
12 X
response plan or emergency evacuation
plan?
h) Expose people or structures to a
significant risk of loss, injury. or death
involving wildland fires,including where 7 X
wildlands are adjacent to urbanized
areas or where residences are
intermixed with wildlands?
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Sources Sources Impact Incorporated Impact Impact
Comments:
a-b)No hazardous materials or conditions are known or expected to exist on the subject property.The proposed grading
will utilize conventional methods will not involve the use or transport of hazardous materials. Therefore,there would be
no impacts caused by the proposed project.
c) The nearest school in the vicinity of the subject property is the Portuguese Bend Nursery School at Abalone Cove
At its closest point, the subject property is over 1,200 away from the nursery school. Therefore, there would be no
impact caused by the proposed project.
d) The subject lot is not included on a list of hazardous materials sites compiled pursuant to Government Code Section
65962.5.Therefore,there would be no impact caused by the proposed project.
e-f) The subject lot is riot located within 2 miles of Torrance Municipal Airport or in the vicinity of any private airstrip.
Therefore,there would be no impact caused by the proposed project.
g) In 2014.the cities of Rancho Palos Verdes and Rolling Hills Estates adopted a Joint Natural Hazards Mitigation Plan
(JNHMP). The purpose of the JNHMP is"to promote sound public policy designed to protect citizens,critical facilities,
infrastructure, private property,and the environment from natural hazards." The proposed project is to recontour and
stabilize areas that contain unsuitable fill as a result of past unpermitted grading.The finished project will reinforce the
slope and the improvements beyond. Therefore, the proposed project would be consistent and not interfere with
adopted emergency response or evacuation plan. Therefore, there would be no impacts caused by the proposed
project.
h) Based upon the most recent maps prepared by the California Department of Forestry and Fire Protection(CalFire),
the entire Palos Verdes Peninsula is within a Very High Fire Hazard Severity Zone. The project site is located partially
on a private residential property and the City's Abalone Cove Reserve,surrounded by open space to the east,south and
west,with an arterial street(Palos Verdes Drive South)to the north.As the proposed project involves regrading an area
that is unimproved and that was previously disturbed through unpermitted grading.there will be no impacts to increased
or exposed risks to people or structures.
IX. HYDROLOGYIWATER QUALITY. Would the project:
a) Violate any water quality standards or 9 X
wastewater discharge requirements?
b) Substantially deplete groundwater
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
(e.g.,the production rate of pre-existing 9 X
nearby wells would drop to a level which
would not support existing land uses or
planned uses for which permits have
been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a 7 X
stream or nver. in a manner which
would result in substantial erosion or
siltation on-or off-site?
d) Substantially alter the existing drainage
pattern of the site or area including
through the alteration of the course of a
stream or river,or substantially increase 9 X
the rate or amount of surface runoff in a
manner that would result in flooding on-
or off-site?
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Sources Sources Impact Incorporated Impact Impact
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems 9 X
or provide substantial additional sources
of polluted runoff?
f) Otherwise substantially degrade water 9 X
quality?
g) Place housing within a 100-year flood
hazard area, as mapped on a federal
Flood Hazard Boundary or Flood 9 X
Insurance Rate map or other flood
hazard delineation map?
h) Place within a 100-year flood hazard
area structures which would impede or 9 X
redirect flood flows?
i) Expose people or structures to a
significant risk of loss, injury, or death 7 X
involving flooding,including flooding as
a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or
mudflow? 7 X
Comments:
a, c-f) While the proposed project will not result in changes to the current drainage patterns of the area as the finished
grades will be relatively the same as what exists,there may be potential for erosion and run-off during construction.With
the incorporation of the following mitigation measures.the proposed project would cause less than significant impacts:
HYD-1 Prior to the Building/Grading Permit issuance,the Applicant shall submit for review and approval by the City's
Building Official an Erosion Control Plan that shall include BMPs for erosion.sedimentation and run-off control
during construction activities to protect the water quality.
HYD-2 Prior to the Building/Grading Permit issuance. the Applicant shall submit and obtain approval of a Drainage
Plan by the City's Building&Safety Division and the City's Public Works Director. If lot drainage deficiencies
are identified by the Public Works Director, all such deficiencies shall be corrected by the Applicant.
b) The proposed project involves regrading of a previous graded vacant area.Therefore,there would no impact caused
by the proposed project.
g-h) The proposed project does not involve structures. Therefore,there would be no impact caused by the proposed
project
i) There is no dam or levee anywhere in the vicinity of the subject lot.Therefore.there would be no impact caused by
the proposed project.
j) The lowest elevation of the project area is at least 110'above mean sea level(MSL) Therefore,there would be less
no impact caused by the proposed project.
X. LAND USE/PLANNING. Would the project:
a) Physically divide an established corn- 1 2 7 X
munity?
b) Conflict with any applicable land use
plan, policy, or regulation of an agency 1, 2. 7 X
with jurisdiction over the project
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Sources Sources Impact Incorporated Impact Impact
(including, but not limited to the general
plan,specific plan,local coastal plan,or
zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable Habitat
7.
Conservation Plan or Natural Com- 6. 1413 X
munity Conservation Plan?
Comments:
a) The proposed project involves regrading over a previously graded vacant area Therefore,there would be no impact
caused by the proposed project.
b-c) See Section IV, Biological Resources section above.
Xl. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a
known mineral resource that would be of 1 X
value to the region and the residents of
the state?
b) Result in the loss of availability of a
locally-important mineral resource
recovery site delineated on a local 1 X
general plan,specific plan,or other land
use plan?
Comments:
a-b) There are no mineral resources known or expected to exist on the project area Therefore, there would be no
impact caused by the proposed project.
XII.NOISE. Would the project result in:
a) Exposure of persons to or generation of
noise levels in excess of standards
established in the local general plan or 1 X
noise ordinance. or applicable stan-
dards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or X
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project X
vicinity above levels existing without the
project?
d) A substantial temporary or periodic
increase in ambient noise levels in the X
project vicinity above levels existing
without the project?
e) For a project located within an airport
land use plan or,where such a plan has 7 X
not been adopted,within two miles of a
public airport or a public use airport,
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Sources Sources Impact Incorporated Impact Impact
would the project expose people
residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a
private airstrip,would the project expose 7 X
people residing or working in the project
area to excessive noise levels?
Comments:
a) The proposed project area includes and is surrounded by City-owned open space area(Abalone Cove Reserve)and
the closest residential properties are at least 100' away, across an arterial street (Palos Verdes Drive South)to the
north. Nevertheless,the proposed grading operation may have the potential to create short-term construction-related
noise and vibration impacts to those residential properties across Palos Verdes Drive South.With the incorporation of
the following mitigation measure,the proposed project would cause less than significant impacts
N-1 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 7:00 AM Monday through Friday and before 9:00 AM on Saturday,in accordance with the permitted
hours of construction stated in this condition. When feasible to do so,the construction contractor shall provide
staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be
located to maximize the distance between staging activities and neighboring properties.subject to approval by
the building official.
N-2: The project shall utilize construction equipment equipped with standard noise insulating features during
construction to reduce source noise levels.
N-3: All project construction equipment shall be properly maintained to assure that no additional noise,due to
worn or improperly maintained parts is generated during construction.
e-f) The subject lot is not located within 2 miles of Torrance Municipal Airport or in the vicinity of any private airstrip.
Therefore,there would be no impact caused by the proposed project.
XIII. POPULATION/HOUSING. Would the project:
a) Induce substantial growth in an area
either directly (e.g., by proposing new
homes or businesses)or indirectly(e.g.. 9 X
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing
housing. necessitating the construction 9 X
of replacement housing elsewhere'?
c) Displace substantial numbers of
people, necessitating the construction 9 X
of replacement housing elsewhere'?
Comments:
a-c) The proposed project does not involve new construction or demolition of existing structures.Therefore,there would
be no impact caused by the proposed project.
XIV. PUBLIC SERVICES.
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Sources Sources Impact Incorporated Impact Impact
a) Would the project result in substantial
adverse physical impacts associated
with the provision of new or physically
altered governmental facilities,need for
new or physically altered governmental
facilities,the construction of which could
cause significant environmental im-
pacts, in order to maintain acceptable
service ratios, response times or other
performance objectives for any of the
following public services:
i) Fire protection? X
ii) Police protection? X
iii) Schools? X
iv) Parks? X
v) Other public facilities? X
Comments:
a) The proposed project involves grading to recontour and stabilize an undevelopable vacant area.There would be no
impact to public services caused by the proposed project.
XV. RECREATION.
a) Would the project increase the use of
neighborhood and regional parks or
other recreational facilities such that X
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities, X
which might have an adverse physical
effect on the environment?
Comments:
a-b) The proposed project involves grading to recontour and stabilize an undevelopable vacant area.The project area
consists of an undeveloped area absent of public trails,facilities,and/or amenities Therefore,there would be no impact
to recreational uses or facilities caused by the proposed project.
XVI. TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with an applicable plan,
ordinance, or policy establishing
measures of effectiveness for the
performance of the circulation system,
taking into account all modes of
transportation including mass transit X
and non-motorized travel and relevant
components of the circulation system,
including but not limited to intersections,
streets. highways and freeways,
pedestrian and bicycle paths,and mass
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Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact • Impact
transit?
b) Conflict with an applicable congestion
management program. including. but
not limited to level of service standards
and travel demand measures, or other X
standards established by the county
congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic X
levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to a
design feature (e.g. sharp curves or
dangerous intersections) or X
incompatible uses (e.g. farm
equipment?
e) Result in inadequate emergency ac- 9 12 X
cess?
f) Conflicts with adopted policies,plans,or
programs supporting alternative trans-
portation (e.g. bus turnouts, bicycle X
racks)?
Comments:
a-f) The proposed project involves grading to recontour and stabilize an undevelopable vacant area. Therefore, the
proposed project would not impact circulation patterns, congestion management programs. air traffic patterns. and
alternative transportation.Additionally,the proposed grading is not to create any street or driveway design features that
may increase hazards or impact existing emergency access. As such. there would be no impact caused by the
proposed project.
XVII. UTILITIES/SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment require-
ments of the applicable Regional Water X
Quality Control Board?
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing X
facilities,the construction of which could
cause significant environmental effects?
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the X
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available
to serve the project from existing
entitlements and resources, or are new X
or expanded entitlements needed?
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e) Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it X
has adequate capacity to serve the
project's projected demand in addition
to the provider's existing commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the X
projects solid waste disposal needs?
g) Comply with federal, state, and local
statures and regulations related to solid X
waste?
Comments:
a-g)The proposed project involves grading to recontour and stabilize an undevelopable vacant area. Therefore,the
proposed project would have no impacts to wastewater and its facilities,storm water drainage facilities,water supplies,
landfill for solid waste disposal, and solid waste regulations.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels,threaten to eliminate a X
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
Comments:
The proposed project,with mitigation,will not degrade the quality of the environment:substantially reduce the habitat of
a fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels:threaten to eliminate a
plant or animal community: or reduce the number or restrict the range of a rare or endangered plant or animal. The
proposed project will not eliminate important examples of the major periods of California history or pre-history
b) Does the project have impacts that are
individually limited. but cumulatively X
considerable?'
Comments:
The proposed project is to regrade a previously graded area for stabilization purposes.While there would be temporary
construction related impacts.with the imposition of the recommended mitigation measures these potential cumulative
impacts will be reduced to less-than-significant levels
c) Does the project have environmental
effects which will cause substantial X
adverse effects on human beings,either
directly or indirectly?
1 "Cumulatively considerable"means that the incremental effects of a project are considerable when viewed in connection with
the effects of the past projects,the effects of other current projects.and the effects of probable future projects
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Less Than
Significant
Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
Comments:
As discussed above all potentially-significant environmental effects of the proposed project can be mitigated to less-
than-significant levels Therefore,the proposed project will have no substantial adverse effects on human beings,either
directly or indirectly.
XIV. EARLIER ANALYSES.
Earlier analysis may be used where,pursuant to the tiering. program EIR,or other CEQA process,one or more effects
have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a
discussion should identify the following items:
a) Earlier analysis used. Identify and state where they are available for review.
Comments: Not applicable.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards.and state whether such effects
were addressed by mitigation measures based on the earlier analysis.
Comments: Not applicable.
c) Mitigation measures. For effects that are"Less than Significant with Mitigation Measures Incorporated,"describe
the mitigation measures which were incorporated or refined from the earlier document and the extent to which they
address site-specific conditions of the project.
Comments: Not applicable.
Authority: Public Resources Code Sections 21083 and 21087.
Reference: Public Resources Code Sections 21080(c).21080.1.21080.3.21082.1,21083,21083.3,21093,321094,
21151, Sundstrom v. County of Mendocino.202 Cal.App. 3d 296(1988): Leonofff v. Monterey Board of Supervisors,
222 Cal.App. 3d 1337(1990).
20.SOURCE REFERENCES.
1 City of Rancho Palos Verdes, Rancho Palos Verdes General Plan, and associated Environmental
Impact Report. Rancho Palos Verdes, California as amended through August 2001
2 City of Rancho Palos Verdes Zoning Map
3 South Coast Air Quality Management District. CEQA AIR Quality Handbook. Diamond Bar, California:
November 1993(as amended).
4 Official Maps of Seismic Hazard Zones provided by the Department of Conservation of the State of
California. Division of Mines and Geology
5 City of Rancho Palos Verdes Archeology Map.
6 City of Rancho Palos Verdes, Natural Communities Conservation Plan. Rancho Palos Verdes.
California as adopted August 2004
7 City of Rancho Palos Verdes Geographic Information System (GIS)database and maps
8 State of California. Department of Forestry and Fire Protection. Very High Fire Hazard Severity Zone
Maps. Sacramento, California. accessed via website. March 2008
9 Project Plans
10 City of Rancho Palos Verdes Municipal Code
11 Hazardous Waste and Substances Site List(i.e.. "Cortese List")
12 Cities of Rancho Palos Verdes and Rolling Hills Estates Joint Natural Hazards Mitigation Plan
13 Gould, Bo(LSA). (2017, September 8). Biological Resources Technical Memorandum for 5500 Palos
Verdes Drive South. City of Rancho Palos Verdes, Los Angeles County. California.
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Potentially Impact with Less Than
Issues and Supporting Information Significant Mitigation Significant No
Sources Sources Impact Incorporated Impact Impact
14 Mohan,Adrienne(Palos Verdes Peninsula Land Conservancy). (2017, October 27). Habitat impact
assessment of past and future grading areas at 5500 Palos Verdes Drive South.
15 Lancaster, James(Kling Consulting Group. Inc). (2016. December 2). City of Rancho Palos Verdes
Geotechnical Report Response Checklist.
16 United States Environmental Protection Agency. Overview of Greenhouse Gases Accessed via
website, November 2017.
ATTACHMENTS:
Mitigation Monitoring Program
Page 22
Exhibit "B"
Mitigation Monitoring Program
Project: After-the-Fact Major Grading Permit and Coastal Development Permit (ZON2017-
00115)
Location: 5500 Palos Verdes Drive South and Abalone Cove Shoreline
Park Reserve
City of Rancho Palos Verdes
County of Los Angeles
Applicant/Landowner: Allen & Charlotte Ginsburg
TABLE OF CONTENTS
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 5
IV. Mitigation Monitoring Summary Table 6
Mitigation Monitoring Program
Exhibit B - Page 1 Resolution No 2017-45
I. INTRODUCTION
PURPOSE
This Mitigation Monitoring Program (MMP) is to allow the following project at 5500 Palos Verdes Drive South and
Abalone Cove Reserve in the City of Rancho Palos Verdes:
Conduct 6.414yd3 of grading (3,604yd3 of cut and 2.810yd3 of fill) with 794yd3 of export to regrade
the contours where unpermitted grading occurred over portions of a private property(5500 PVDS)
and the City-owned Abalone Cove Reserve property. The proposed grading will occur on both sides
of the shared property line, disturbing approximately 32.100ft2 of total area.
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 shall, if so requested by the lead or
responsible agency. prepare and submit a proposed reporting or monitoring program."
Mitigation Monitoring Program
Exhibit B - Page 2 Resolution No. 2017-45
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 role 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 includes: 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 Community Development
Compliance Verification
The MMP Checklist shall be signed when compliance of the mitigation measure is met according to the City of
Rancho Palos Verdes Community Development Director. 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, Community Development Director shall designate a party responsible for
monitoring of the mitigation measures.
2. The City of Rancho Palos Verdes, Community Development Director 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 Community Development 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 Community Development would document the change and shall notify the appropriate design.
Mitigation Monitoring Program
Exhibit B - Page 3 Resolution No 2017-45
construction, or operations personnel about refined requirements.
Mitigation Monitoring Program
Exhibit B - Page 4 Resolution No. 2017-45
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 12, 2017 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.
Mitigation Monitoring Program
Exhibit B - Page 5 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
1.AIR QUALITY _
AQ-1 During construction, including grading,
excavating, and land clearing, storage piles and Community
unpaved disturbed areas shall be continuously Construction During construction Property Owner/ Development
stabilized or covered when material is not being Applicant. Department
added to or removed from the pile.
AQ-2. During construction, including grading, Community
excavating, and land clearing, measures should be Property Owner/
taken to prevent emitting dust and to minimize visible Construction During construction Applicant. Development
emissions from crossing the boundary line. Department
AQ-3. During construction, including grading, Community
excavating, and land clearing, construction vehicles Construction During construction Property Owner/ Development
leaving the site shall be cleaned to prevent dust, silt, Applicant Department
mud,and dirt from being released or tracked off site.
AQ-4 During construction, including grading,
excavating, and land clearing, the Applicant shall be
responsible for minimizing bulk material or other Property Owner/
Community
debris from being tracked onto the City's public Construction During construction Development
roadways, and if tracked, the Applicant's contractor Applicant Department
shall be responsible for cleaning up the impacted
City's public roadways. _ ,
AQ-5. During construction, including grading,
excavating, and land clearing, no trucks shall be
allowed to transport excavated material off-site
unless the trucks are maintained such that no
spillage can occur from holes or other openings in Property Owner/ Community
cargo compartments, and loads are either covered Construction During construction Development
with tarps; wetted and loaded such that the material Applicant Department
does not touch the front, back, or sides of the cargo
compartment at any point less than 6" from the top
and that no point of the load extends above the top
•
of the cargo compartment. _
AQ-6. Prior to the Building/Grading Permit issuance, Community
the Applicant shall demonstrate to the Director of Prior to Building & Safety Property Owner/ ,
Community Development's satisfaction that dust Plan Check permit issuance Applicant. Development
generated by grading activities shall comply with the _ Department
Mitigation Monitoring Program
Exhibit B - Page 6 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
South Coast Air Quality Management District Rule
403 and the City Municipal Code requirements that
require regular watering for the control of dust.
AQ-7. During construction, including grading,
excavating, and land clearing, all excavating and Community
grading activities shall cease when winds gusts (as Construction During Construction Property Owner/ Development
instantaneous gusts) exceed 25 mph. To assure Applicant. Department
compliance with this measure. grading activities are
subject to periodic inspections by City staff.
AQ-8. During construction, including grading,
excavating, and land clearing, construction Community
Property Owner/
equipment shall be kept in proper operating Construction During Construction Development
condition, including proper engine tuning and Applicant Department
exhaust control systems.
2. BIOLOGICAL RESOURCES
t31O-1 Prior to Building/Grading Permit issuance,
vegetation previously impacted by the unpermitted
grading and vegetation needed to be cleared for fuel
modification shall be offset by the property owner
using a 3:1 ratio for CSS, a 0.5.1 ratio for non-native
grassland, and a 3:1 ratio for native grassland as
described in the Council-adopted NCCP for loss
occurring in an area greater than 0.3 acres by using
one of the following two methods: 1) With the
approval of the City, PVPLC, and the Wildlife Community
Prior to Building & Safety Property Owner i
Agencies, the property owner shall dedicate Planning Review permit issuance Applicant. Development
additional acreage to the Palos Verdes Nature Department
Preserve that will add to the biological function of the
Preserve and the property owner shall provide
management funding for the additional acreage
according to a Property Analysis Record or similar
method; 2) Revegetation of impacted habitat at the
Abalone Cove Reserve and the payment of a
mitigation fee to the City's Habitat Restoration Fund
for the remaining mitigation, pursuant to the City's
NCCP Subarea Plan; or 3) With the approval of the
Mitigation Monitoring Program
Exhibit B - Page 7 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
•
City, PVPLC, and the Wildlife Agencies, the property
owner shall dedicate additional acreage to the Palos
Verdes Nature Preserve that will add to the biological
function of the Preserve and submit payment of a
mitigation fee to the City's Habitat Restoration Fund
for the remaining mitigation, pursuant to the City's
NCCP Subarea Plan. If the revegetation option is
selected, the property shall prepare a Revegetation
Plan for review and approval by the Director of
Community Development,Wildlife Agencies,and the
Palos Verdes Peninsula Land Conservancy(PVPLC)
shall be hired by the City, at the property owner's
expense, togrow and plant the required vegetation.
BIO-2. Prior to commencing construction, the
construction area shall be clearly delineated with
fencing or other boundary markers Temporary
fencing (with silt barriers) shall be installed at the Community
limits of Project impacts to prevent habitat impacts Property Owner/
and prevent the spread of silt from the construction Construction Prior to Construction Applicant. Development
zone into adjacent habitats (i.e Altamira Canyon). Department
Fencing shall be installed in a manner that does not
affect adjacent habitats to be avoided and in
compliance with Section 17 56.020.0 of the RPVMC.
BIO-3. Prior to commencing construction,the Project
limits shall be clearly marked on Project maps Community
provided to the construction contractor and areas Construction Prior to Construction Property Owner/ Development
outside of the Project limits shall be designated as Applicant. Department
"no construction"zones
BIO-4 During construction, construction workers Community
shall strictly limit their activities,vehicles,equipment, Property Owner/
and construction materials to the designated Construction During Construction Applicant Development
construction limits. Department
BIO-5. During construction, all equipment
maintenance, staging, and dispensing of fuel, oil, Property Owner/ Community
coolant, or any other such activities shall occur in Construction During Construction Development
designated areas within the fenced Project limits. Applicant. Department
These designated areas shall be located in _
Mitigation Monitoring Program
Exhibit B - Page 8 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
previously compacted and disturbed areas, in such a
manner to prevent runoff into adjacent areas and
shall be shown on the construction plans. Fueling of
equipment shall take place on level surfaces and
contractor equipment shall be checked daily for leaks
prior to operation and repaired as necessary. ,
BIO-6 During construction, the construction work
zone shall be kept as clean of debris as possible to Community
avoid attracting predators of native and sensitive Construction During Construction Property Owner/ Development
wildlife. All food-related trash items shall be Applicant. Department
enclosed in sealed containers and removed daily
from the construction work zone. ,
BIO-7. In order to avoid unnecessary impacts,should
any non-listed species be found within the property, Community
they shall be avoided and allowed to leave the Property Owner/
Construction Prior to Construction Development
Project site on their own volition, or a qualified Applicant Department
biologist shall relocate them outside of the Project
site. - _
,_ BIO-8. Pets of Project personnel shall not be allowed Property Owner/ Community
on the Project site during construction. Construction During Construction Development
Applicant
Department
BIO-9. During construction,equipment for immediate
cleanup shall be kept at the staging area. This plan Community
Prior to Building& Safety Property Owner/
shall also include erosion control measures to control Plan Check permit issuance Applicant. Development
surface runoff,erosion, and sedimentation outside of Department
the project footprints. _ .
BIO-10. A qualified biologist shall monitor Community
Plan Check and Prior to and During Property Owner/
construction during clearing, grubbing, and initial Construction Construction Applicant Development
excavation activities, as needed. Department
BIO-11. The clearance of vegetation and any
construction shall occur outside of the nesting
season(generally February 1 through September 1) Community
If avoiding the nesting season is not practicable, the Property Owner/
following additional measures shall be employed: Construction During Construction Applicant Development
Department
I • A pre-construction nesting survey shall be
1 conducted by a qualified biologist within 3 days prior _ _
Mitigation Monitoring Program
Exhibit B - Page 9 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
to the start of construction activities to determine
whether active nests are present within or directly
adjacent to the construction zone. All nests found
shall be recorded.
•
If construction activities must occur within
300 feet of an active nest of any passerine bird or
within 500 feet of an active nest of any raptor, with
the exception of an emergency, a qualified biologist
shall monitor the nest on a weekly basis, and the
construction activity shall be postponed until the
biologist determines that the nest is no longer active.
If the recommended nest avoidance zone is not
feasible, the qualified biologist shall determine
whether an exception is possible and obtain
concurrence from the resource agencies before
construction work can resume within the avoidance
buffer zone. All work shall cease within the
avoidance buffer zone until either agency
concurrence is obtained or the biologist determines
that the adults and young are no longer reliant on the
nest site.
3. CULTURAL RESOURCES
CUL-1. Prior to the Building/Grading Permit
issuance, the Applicant shall consult with the South Community
Prior to Building & Safety Property Owner/
Central Coastal Information Center (SCCIC) Plan Check permit issuance Applicant. Development
regarding any known archaeological sites on or Department
within a half-mile radius of the subject property.
CUL-2. Prior to the Building/Grading Permit Community
issuance, the Applicant shall conduct a Phase 1 Prior to Building& Safety Property Owner/
archaeological survey of the property for approval by Plan Check permit issuance Applicant Development
the Director of Community Development. Department
CUL-3. Prior to the commencement of grading, the Property Owner/ Community
Applicant shall retain a qualified paleontologist and Construction Prior to Construction Applicant Development
. archeologist to monitor grading and excavation. In - - Department
Mitigation Monitoring Program
Exhibit B - Page 10 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
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
4.GEOLOGY/SOILS
GEO-1 Prior to the Building/Grading Permit
issuance, the Applicant shall submit any information
required by the City Geologist, including a soils report, Community
and/or a geotechnical report,for the review and approval Prior to Building & Safety Property Owner/
of the City Geologist The Applicant shall comply with any Plan Check permit issuance Applicant. Development
requirements imposed by the City Geologist and shall Department
substantially repair the geologic conditions to the
satisfaction of the City Geologist.
-
GEO-2 Prior to the Building/Grading Permit
issuance, a Hold Harmless Agreement, satisfactory to
the City Attorney promising to defend,indemnify,and hold Prior to Building & Safety Property Owner/ Community
the City harmless from any claims or damages resulting Plan Check Development
from the requested project, shall be submitted to the permit issuance Applicant. Department
Community Development Director for recordation with the
Los Angeles County Recorders Office.
GEO-3 Prior to the Building/Grading Permit
issuance, the Applicant shall submit for recordation a
covenant, satisfactory to the City Attorney, agreeing to
construct the project strictly in accordance with the Prior to Building& Safety Property Owner/ Community
approved plans; and agreeing to prohibit further projects Plan Check Development
permit issuance Applicant.
on the subject site without first filing an application with Department
the Director. Such covenant shall be submitted to the
Community Development Director for recordation with the
Los Angeles County Recorders Office
GEO-4. Prior to the Building/Grading Permit
issuance, the Applicant shall prepare an erosion control Community
plan for the review and approval of the Building Official. Prior to Building & Safety Property Owner/
The Applicant shall be responsible for continuous and Plan Check permit issuance Applicant Development
effective implementation of the erosion control plan during Department
project construction —
Mitigation Monitoring Program
Exhibit B - Page 11 Resolution No. 2017-45
MITIGATION MEASURES TYPE TIME OF RESPONSIBLE COMPLIANCE
IMPLEMENTATION ENTITY VERIFICATION
5. HYDROLOGY/WATER QUALITY
HYD-1 Prior to the Building/Grading Permit
issuance, the Applicant shall submit for review and Community
approval by the City's Building Official an Erosion ControlPrior to Building & Safety Property Owner
Plan Check issuance Applicant
Development
Plan that shall include BMPs for erosion, sedimentation permitpp Department
and run-off control during construction activities to protect
the water quality.
HYD-2. Prior to the Building/Grading Permit
issuance,the Applicant shall submit and obtain approval Community
of a Drainage Plan by the City's Building&Safety Division Plan Check Prior to Building &Safety Property Owner/
Development
and the City's Public Works Director. If lot drainage permit issuance Applicant. Department
deficiencies are identified by the Public Works Director,all
such deficiencies shall be corrected by the Applicant
6. NOISE
N-1. 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 streetProperty Owner/
Community
rights-of-way before 7AM Monday through Friday and Construction During Construction Development
Applicant.
before 9AM on Saturday,in accordance with the permitted Department
hours of construction stated in this condition. When
feasible to do so,the construction contractor shall provide
staging areas on-site to minimize off-site transportation of
heavy construction equipment. These areas shall be
located to maximize the distance between staging
activities and neighboring properties,subject to approval
by the building official.
N-2. The project shall utilize construction equipment Property Owner/ Community
equipped with standard noise insulating features during Construction During Construction Development
Applicant.
construction to reduce source noise levels. Department
N-3. All project construction equipment shall be properly Community
maintained to assure that no additional noise,due to worn Property Owner/
Construction During Construction Development
or improperly maintained parts is generated during Applicant. Department
construction.
Mitigation Monitoring Program
Exhibit B - Page 12 Resolution No. 2017-45
P.C. RESOLUTION NO 2017-46
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING A MAJOR GRADING PERMIT
AND COASTAL DEVELOPMENT PERMIT FOR 6,414YD3 OF AFTER-
THE-FACT GRADING WITH 794YD3 OF EXPORT TO REGRADE THE
CONTOURS WHERE UNPERMITTED GRADING OCCURRED OVER
THE 5500 PALOS VERDES DRIVE SOUTH PROPERTY AND THE
CITY-OWNED ABALONE COVE RESERVE PROPERTY (CASE NO
ZON2017-00115)
WHEREAS, on May 13, 2015, dunng a site visit, City Staff found that grading and
vegetation removal of sensitive habitat occurred without City approvals on the subject property
at 5500 Palos Verdes Dnve South (PVDS) and portions of the City-owned Abalone Cove
Reserve property On the same day, the City's Code Enforcement Division sent a letter to the
property owners informing them that the unpermitted activity must cease immediately and to
contact City Staff to develop a plan to rectify the situation, and,
WHEREAS, on May 16, 2015, the Code Enforcement Division observed continued
unpermitted activity on the subject property and issued the property owners a stop work order,
and,
WHEREAS, on June 18, 2015, the Code Enforcement Division sent a letter to the
property owners identifying specific actions to remedy the situation including submitting
appropriate planning applications to regrade the contours and replant the vegetation Since
then, the property owners have been working with the City to address the unpermitted work
including the submittal of a property line survey and a geotechnical report, and,
WHEREAS, on March 24, 2017, the property owners submitted an after-the-fact Grading
Permit and Coastal Development Permit to conduct 6,414yd3 of grading with 794yd3 export to
regrade the contours where unpermitted grading occurred over the subject property and the
City-owned Abalone Cove Reserve property, and,
WHEREAS, on May 8, 2017, the application was deemed complete for processing,
setting the action deadline to November 4, 2017, and,
WHEREAS, on June 13, 2017, the Planning Commission conducted a duly noticed
public heanng and continued the matter to September 26, 2017 to address the requirements of
the California Environmental Quality Act, and,
WHEREAS, on October 24, 2017, the Applicant granted a one-time 90-day extension,
setting the action deadline to February 2, 2018, and,
WHEREAS, on November 16, 2017, notice of the draft Mitigated Negative Declaration
and the proposed After-the-fact Major Grading Permit and Coastal Development Permit was
sent to all property owners within 500' of the subject site and appropnate public agencies for a
comment penod exceeding 20-days, commencing on November 16, 2017 and concluding on
December 12, 2017 Additionally, the notice was published on the same day in the Palos
Verdes Peninsula News Staff did not receive any comments in response to the public notice,
and,
P C Resolution No 2017-46
Page 1 of 15
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 Planning Commission of the City of Rancho Palos Verdes adopted P C
Resolution No 2017-45, determining there is no substantial evidence that the approval for the
Major Grading Permit and Coastal Development Permit would result in a significant adverse
effect on the environment, provided appropriate mitigation measures are imposed on the
project, and,
WHEREAS, the Planning Commission held a duly noticed public heanng on December
12, 2017, at which time all interested parties were given an opportunity to be heard and present
evidence
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS
Section 1 A Major Grading Permit is approved for 6,414yd3 of grading with 794yd3
export to regrade the contours where unpermitted grading occurred over the subject property
and the City-owned Abalone Cove Reserve property because
A The grading does not exceed that which is necessary for the permitted pnmary
use of the lot The pnmary use of the subject lot is residential and the City-owned lot is
open space for preservation and passive recreational purposes The after-the-fact
grading is to regrade the unpermitted disturbed areas over a portion of the rear yard of
the 5500 PVDS property and the adjacent slopes on the City-owned Preserve property
This grading is limited to the previously disturbed area with unpermitted fill prior to the
Applicant's current ownership The City Geologist determined that the unpermitted fill
areas are approximately 50' to 150' in width and range between approximately 2' and 25'
in depth The previous unpermitted fill is not suitable to support additional fill material,
structures or utility lines because of the lack of appropriate compaction Therefore,
grading will include recompaction of the existing unpermitted fill for stabilization
purposes and to recontour the area so that the finished contours blend in with the
existing surrounding slopes As engineered, the proposed recompaction and
recontoured slopes will further stabilize the condition of the site which would benefit the
Applicant and the City
B The grading does not significantly adversely affect the visual relationships with,
nor the views from the viewing area of neighboring properties because the neighboring
properties to the north is at least 15' lower than the street elevation and screened behind
the existing residential and ancillary structures Neighbonng properties to the west and
east are located at least 2,700' and 4,000' away from the nearest property lines and
therefore, the proposed grading area will not be readily visible South of the proposed
grading area is the larger Abalone Cove Reserve area and the ocean
C The nature of the grading minimizes disturbance to the natural contours and
finished contours are reasonably natural by ensuring the finished grades seamlessly
blends with the surrounding slopes The finished contours will maintain a maximum of
2 1 slopes, which is consistent with the surrounding slopes
P C Resolution No. 2017-46
Page 2 of 15
D 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 Manufactured slopes of 2 1 maximum
will be created to blend in the proposed grading areas with the surrounding contours
E The grading would not cause excessive and unnecessary disturbance of the
natural landscape or wildlife habitat through removal of vegetation The unpermitted
grading resulted in the unauthorized removal of protected habitat from both the subject
property and the City-owned Abalone Cove Reserve property In October 2017, the
Palos Verdes Peninsula Land Conservancy identified the area of habitat loss as
measuring approximately 0 5 acres (0 1 acres on private and 0 4 acres on public
property) Pursuant to the 2004 Council-adopted Draft NCCP, the following Mitigation
Measure BIO-1 has been added to the attached Exhibit "A" to mitigate for the habitat
loss
BIO-1 Pnor to any grading or permit issuance, vegetation previously impacted by
the unpermitted grading and vegetation needed to be cleared for fuel
modification shall be offset by the property owner using a 3 1 ratio for CSS, a
0 5 1 ratio for non-native grassland, and a 3 1 ratio for native grassland as
described in the Council-adopted NCCP for loss occurring in an area greater
than 0 3 acres by using one of the following three methods 1) With the approval
of the City, PVPLC, and the Wildlife Agencies, the property owner shall dedicate
additional acreage to the Palos Verdes Nature Preserve that will add to the
biological function of the Preserve and the property owner shall provide
management funding for the additional acreage according to a Property Analysis
Record or similar method, 2) Revegetation of impacted habitat at the Abalone
Cove Reserve and the payment of a mitigation fee to the City's Habitat
Restoration Fund for the remaining mitigation, pursuant to the City's NCCP
Subarea Plan, or 3) With the approval of the City, PVPLC, and the Wildlife
Agencies, the property owner shall dedicate additional acreage to the Palos
Verdes Nature Preserve that will add to the biological function of the Preserve
and submit payment of a mitigation fee to the City's Habitat Restoration Fund for
the remaining mitigation, pursuant to the City's NCCP Subarea Plan If the
revegetation option is selected, the property shall prepare a Revegetation Plan
for review and approval by the Director of Community Development, Wildlife
Agencies, and the Palos Verdes Peninsula Land Conservancy (PVPLC) shall be
hired by the City, at the property owner's expense, to grow and plant the required
vegetation
F The grading conforms to the grading standards for grading on slopes over 35%
steepness and maximum depth of cut or fill The grading does not conform to the
grading standards that limit the gradient of the maximum finished slopes to 35%
steepness and grading on slopes over 50% steepness The proposed project is to rectify
the unpermitted grading that resulted in unsuitable fill that may be prone to erosion,
settlement and potential slope failure The grading involves recontounng the areas over
35% gradient and overexcavation in excess of 5' in depth to stabilize the area and create
manufactured slopes around the boundary of the unpermitted grading area to blend it
with the existing surrounding contours The proposed grading is therefore, consistent
with the purposes of the Grading Permit to promote the public health, safety and general
welfare as set forth in the Municipal Code While the proposed grading is not typically
permitted for other properties in the vicinity, given the uniqueness of the matter and
P C Resolution No 2017-46
Page 3 of 15
safety considerations, the proposed grading over 35% gradient and 5' in depth is
necessary The City Geologist and the Building Official will be required to review and
approve engineered grading plans prior to grading permit issuance and will be required
to conduct inspections throughout the grading process Therefore, the proposed grading
in excess of the maximum allowed gradient for finished slopes and over 50% steepness
is warranted
Section 2 A Coastal Permit is approved for the proposed project because
A The proposed development is consistent with the Coastal Specific Plan The
Coastal Specific Plan designation for the project site is Residential <1 Dwelling Unit/Acre
(5500 PVDS) and Agriculture (City-owned Abalone Cove Reserve), located within an
appealable portion of Subregion 5 of the Coastal Specific Plan (CSP) distnct The
discussion of Subregion 5 in the CSP notes that the Harden Estate gatehouse is the only
residential development in the Subregion, and that it "serves as an important component
in the Peninsula's few remaining historical sites " This is reiterated in the Socio-Cultural
Element of the CSP, which calls upon the City to "[consider] the implementation of
appropriate measures to protect the identified cultural resources" in the City's coastal
zone The CSP further describes the City-owned area to contain natural vegetation
(Coastal Sage Scrub) The proposed project serves to protect a historical site (i e
Harden Estate gatehouse) by stabilizing the surrounding slopes through the removal and
recompaction of the unpermitted and unsuitable fill that was placed on the site over the
years The property owners will then be required, as mitigation to the habitat loss caused
by the unpermitted grading, to either dedicate additional acreage to the City's Nature
Preserve or revegetate the impacted habitat and pay a mitigation fee The grading will
stabilize the slopes on the City-owned Abalone Cove Reserve further protecting the
natural resources and passive recreational trails The proposed grading area will be
limited to the previously graded area Also, the proposed grading area is not located
within a visual corridor identified in the Corridors Element of the CSP and therefore,
there will have no adverse effects upon a public view from Palos Verdes Dnve South
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 Although the project site is located seaward of the first public road (i e , Palos
Verdes Drive South), it is limited in area and is partially surrounded by the Harden Estate
and partially surrounded by Abalone Cove Shoreline Park and does not extend to the
mean high-tide line As such, the property does not provide an opportunity for additional
public access to coastal resources than what currently exists By contrast, the
surrounding City Park and Preserve provide extensive and existing opportunities for
public access to coastal resources in the form of improved trails, trailheads, public beach
access and public off-street parking The grading will not impact any improved public
trails, public beach access or parking However, an unauthonzed trail that leads from the
5500 PVDS property into the City-owned property will be closed and eventually
revegetated with habitat
Section 3 The proposed project complies with the purpose of the Urban
Appearance Overlay Control District (OC-3), which is established to preserve, protect and
maintain land and water areas, structures and other improvements which are of significant value
because of them recreational, aesthetic and scenic qualities, preserve, protect and maintain
significant views and vistas, ensure that site planning, grading, and landscape techniques will
preserve, protect and enhance the visual character of the City, and preserve, protect and
P C Resolution No 2017-46
Page 4 of 15
maintain significant views of and from slope areas within the community which charactenze the
City's dominant land form The grading is designed in a manner that does not adversely impact
views, vistas, or the existing visual character of the City The project is to regrade and stabilize
the unsuitable fill areas as a result of unpermitted import Additionally, the grading is limited to
the previously graded area, which will be recontoured to blend in with the remaining contours
Lastly, the removed habitat as a result of unpermitted past grading will be revegetated in the
City-owned Abalone Cove Reserve area
Section 4 Any interested person aggneved by this decision or by any portion of this
decision may appeal to the City Council Pursuant to Sections 17 02 040(C)(1)(g) of the Rancho
Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing, setting
forth the grounds of the appeal and any specific actions requested by the appellant, and
accompanied by the appropriate appeal fee, no later than fifteen (15) days following December
12, 2017, the date of the Planning Commission's final action
Section 5 For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby adopts P C Resolution No 2017-46,
approving the requested after-the-fact Major Grading Permit and Coastal Development Permit
to conduct 6,414yd3 of grading with 794yd3 of export to regrade the contours where unpermitted
grading occurred over the 5500 Palos Verdes Drive South property and portions of the City-
owned Abalone Cove Reserve property, subject to the Conditions of Approval contained in the
attached Exhibit "A" (Case No ZON2017-00115)
PASSED, APPROVED AND ADOPTED this 12th day of December 2017, by the following vote
AYES COMMISSIONERS NELSON, BRADLEY, EMENHISER, TOMBLIN, AND VICE
CHAIRMAN JAMES
NOES COMMISSIONER LEON
ABSTENTIONS NONE
RECUSALS NONE
ABSENT NONE
1)(4., s5?21.og.......
William J Jame
Vice Chairman
(01 .
Ara Mi-r:!"1"-.7 AICP
Director of Community Development and
Secretary of the Planning Commission
P C Resolution No 2017-46
Page 5 of 15
EXHIBIT 'A'
CONDITIONS OF APPROVAL
AFTER-THE-FACT MAJOR GRADING PERMIT
AND COASTAL DEVELOPMENT PERMIT(ZON2017-00115)
5500 PALOS VERDES DRIVE SOUTH &ABALONE COVE RESERVE
General Conditions
1 Pnor to the submittal of plans into Building and Safety plan check, the Applicant and the
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 Resolution Failure
to provide said written statement within ninety (90) days following the date of this
approval shall render this approval null and void
2 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 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
3 PRIOR TO BUILDING/GRADING PERMIT ISSUANCES the Applicant shall submit to the
City a Certificate of Insurance demonstrating that the Applicant or its applicable
contractor has obtained a general liability insurance policy in an amount not less than $5
million dollars per occurrence and in the aggregate to cover awards for any death, injury,
loss or damage, arising out of the grading or construction of this project Said insurance
policy must be issued by an insurer that is authorized to do business in the State of
California with a minimum rating of A-VII by Best's Insurance Guide or a rating of at least
A by Standard & Poors Such insurance shall name the City and past, present and
future the members of its City Council, boards, committees, commissions, officers,
employees, servants, attorneys, volunteers and agents serving as its independent
contractors in the role of City officials, as additional insureds A copy of this
endorsement shall be provided to the City Said insurance shall be maintained in effect
at all times during actual project construction shall not be canceled or reduced dunng the
grading or construction work without providing at least thirty (30) days prior written notice
to the City Further, the insurance shall remain in place for a minimum period of five (5)
years following final inspection and approval
4 General liability insurance The contractor shall maintain commercial general liability
insurance with coverage at least as broad as Insurance Services Office form CG 00 01,
in an amount not less than $2,000,000 per occurrence, $4,000,000 general aggregate,
for bodily injury, personal injury and property damage, and a $2,000,000 completed
operations aggregate The policy must include contractual liability that has not been
P C Resolution No 2017-46
Page 6 of 15
amended Any endorsement restricting standard ISO "insured contract" language will not
be accepted
5 Workers Compensation Insurance A policy of workers compensation insurance in such
amount as will fully comply with the laws of the State of California and which shall
indemnify, insure and provide legal defense for the Contractor against any loss, claim or
damage arising from any injuries or occupational diseases occurring to any worker
employed by or any persons retained by the Contractor in the course of carrying out the
work or services contemplated in this Agreement
6 Automobile liability insurance The contractor shall maintain automobile insurance at
least as broad as Insurance Services Office form CA 00 01 covering bodily injury and
property damage for all activities of the contractor arising out of or in connection with
Work to be performed under this Agreement, including coverage for any owned, hired,
non-owned or rented vehicles, in an amount not less than $2,000,000 combined single
limit for each accident
7 Professional Liability Professional liability insurance appropriate to the Contractor's
profession This coverage may be written on a "claims made" basis, and must include
coverage for contractual liability The professional liability insurance required by this
Agreement must be endorsed to be applicable to claims based upon, arising out of or
related to services performed under this Agreement The insurance must be maintained
for at least 5 consecutive years following the completion of Contractor's services or the
termination of this Agreement During this additional 5-year period, Contractor shall
annually and upon request of the City submit written evidence of this continuous
coverage
8 Subcontractors The contractor shall include all subcontractors as insureds under its
policies or shall furnish separate certificates and certified endorsements for each
subcontractor All coverages for subcontractors shall be subject to all of the
requirements stated herein
9 Prior to issuance of any grading permits, a bond, cash deposit, or other City-approved
security, shall be posted to cover the costs of grading in an amount to be determined by
the Director of Public Works The bond, cash deposit, or other City-approved security, at
a minimum, shall be sufficient to pay for the cost of restonng the project site to an
acceptable condition, as determined by the Building Official and the Director of Public
Works, in the event that the project is not completed and shall include, but not be limited
to, stabilizing and hydro-seeding all slopes, completing all retaining walls that are
required to maintain the slopes, installing erosion control improvements, and filling in
grade depressions or holes Said security shall be released after all grading related
activities are completed and after the approval of the as-built grading plans by the
Building Official
10 Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters,
temporary improvements and/or permanent improvements, the Applicant shall obtain an
encroachment permit from the Director of Public Works
11 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
P C Resolution No 2017-46
Page 7 of 15
Verdes Municipal Code shall apply
12 Pursuant to Section 17 78 040, Director of Community Development is authonzed 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 onginal
project, which may require new and separate environmental review and public
notification
13 The project development on the site shall conform to the specific standards contained in
these conditions of approval or, if not addressed herein, shall conform to the residential
development standards of the City's Municipal Code, including but not limited to height,
setback and lot coverage standards
14 Failure to comply with and adhere to all of these Conditions of Approval may be cause to
revoke the approval of the project pursuant to the revocation procedures contained in
Section 17 86 060 of the City's Municipal Code or administrative citations as described
in Section 1 16 of the City's Municipal Code
15 If the Applicant has not submitted an application for a grading permit or building permit
for the approved project or not commenced the approved project as descnbed in Section
17 86 070 of the City's Municipal Code within 90-days of the final effective date of this
Resolution, approval of the project shall expire and be of no further effect unless, pnor to
expiration, a written request for extension is filed with the Community Development
Department and approved by the Director
16 In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stncter standard shall
apply
17 In the event that a Condition of Approval is in conflict or is inconsistent with any
Mitigation Measure for this project, the more restnctive shall govern
18 Unless otherwise designated in these conditions, all construction shall be completed in
substantial conformance with the plans stamped APPROVED by the City with the effective
date of this Resolution
19 This approval is only for the items described within these conditions and identified on the
stamped APPROVED plans and is not an approval of any existing illegal or legal non-
conforming structures on the property, unless the approval of such illegal or legal non-
conforming structure is specifically identified within these conditions or on the stamped
APPROVED plans
20 The construction site and adjacent public and pnvate properties and streets shall be kept
free of all loose matenals 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
P C Resolution No 2017-46
Page 8 of 15
21 All construction sites shall be maintained in a secure, safe, neat and orderly manner, to
the satisfaction of the City's Building Official All construction waste and debris resulting
from a construction, alteration or repair project shall be removed on a weekly basis by
the contractor or property owner Existing or temporary portable bathrooms shall be
provided during construction Portable bathrooms shall be placed in a location that will
minimize disturbance to the surrounding property owners, to the satisfaction of the City's
Building Official
22 If construction projects that are accessible from a street right-of-way or an abutting
property and which remain in operation or expect to remain in operation for over 30
calendar days, the Applicant shall provide temporary construction fencing, as defined in
Section 17 56 050(C) of the Development Code Unless required to protect against a
safety hazard, temporary construction fencing shall not be erected sooner than 15 days
prior to commencement of construction
23 For all grading, landscaping and construction activities, the Applicant shall employ
effective dust control techniques, either through screening and/or watering
24 The Applicant shall be required to pay the estimated amount of the cost of services to be
provided on behalf of the City by any outside consultants that have been retained by the
City to render services specifically in connection with this project, in the form of a trust
deposit account, prior to commencement of such services (e g City Engineer, City
Attorney, geotechnical consultants, biologist, landscape architect, City Arbonst, noise
consultant, environmental consultants, recycling consultants, etc) The Applicant shall
adequately fund said trust deposit accounts prior to the commencement of services, in
amounts reasonably requested by the City, based upon an estimate of the cost of
services for the period of at least 90 days for which services are rendered In addition,
the trust deposits shall be replenished within two weeks of receipt of notice from the City
that additional funds are needed
25 All existing easements shall remain in full force and effect unless expressly released by
the holder of the easement
Prosect Specific Conditions
26 This approval is for 6,414yd3 (3,604yd3 of cut and 2,768yd3 of fill) of grading over two
separate areas with 794yd3 export to regrade the contours where unpermitted grading
occurred over the subject property and the City-owned Abalone Cove Reserve property
as shown below
A Area 1
a 5500 PVDS—55yd3 of grading (13yd3 of cut and 42yd3 of fill)
b City Property—789y3 of grading (449yd3 of cut and 340yd3 of fill)
B Area 2
a 5500 PVDS—7yd3 of grading (5yd3 of cut and 2yd3 of fill)
b City Property—819y3 of grading (765yd3 of cut and 54yd3 of fill)
C Overexcavation and Recompaction on both Areas 1 and 2
a 4,744yd3 (2,372yd3 of cut and 2372yd3 of fill)
The maximum depth of cut is 15' and the maximum depth of fill is 14' (includes the
height of over-excavation and recompaction)
P C Resolution No 2017-46
Page 9 of 15
27 Prior to the final inspection of the precise grading, the Applicant shall provide the
Building Official with a certified as-built grading plan prepared and wet-stamped by a
licensed engineer
28 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, a haul route shall be obtained
from the Department of Public Works
29 PRIOR TO BUILDING/GRADING PERMIT FINAL, an as-built wet-stamped survey shall
be submitted to the satisfaction of the Director of Community Development
30 Temporary construction fencing shall be installed in accordance with the RPVMC
PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit a
Temporary Construction Fence Plan, as part of the Construction Management Plan, that
identifies items including, but not limited to, the type, the location and the time duration
of construction fencing to be installed to address health and safety issues that are
related to grading or other construction activities
31 No overnight parking or storage of vehicles associated with construction shall be
permitted in the public right-of-way or on the City-owned Abalone Cove Reserve
property dunng construction
32 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit to the
Director of Public Works and the Director of Community Development, for review and
approval, a Construction Management Plan Said Plan shall include, but not be limited
to, the proposed routes to and from the project site for all deliveries of equipment,
materials, and supplies, and shall set forth the parking plan for construction employees,
the installation of traffic control signs at and around the project site, hours of arrival and
departure for construction workers, sound abatement measures, and street maintenance
(street cleaning and repairs) All construction related parking must be accommodated
on-site No on-street construction related parking shall be permitted The queuing and
idling of construction worker vehicles and construction vehicles/equipment shall be
prohibited on-site and on City streets Furthermore, the Plan shall identify the staging
area which shall not result in adverse impacts to the surrounding environment
33 The Applicant shall be responsible for repairs to any public streets that may be damaged
as a result of development of the project as required by the Director of Public Works
34 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall film the
public roads that will be used for construction traffic to and from the project site, as
described in the City approved Construction Management Plan, to document the pre-
construction road condition Said film, in either a DVD or CD format, shall be submitted
to the Director of Public Works and shall be used to document any roadway damage that
may be associated with project construction
35 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit
security, in a form reasonably acceptable to the City, to cover any damage to existing
public roadways caused by project construction The amount of such secunty shall be
determined by the Director of Public Works and shall not be released until all
construction related activities have been completed and after final inspections by the
City's Building Official
P C Resolution No 2017-46
Page 10 of 15
36 Prior to the release of the security to cover any damages to existing public
roadways (see above conditions), the Applicant shall repair or replace all curbs, gutters,
and sidewalks that are damaged as a result of project construction, as determined by the
Director of Public Works
37 Recommendations made by the City Geologist, the City Engineer, and the Building and
Safety Division during the ongoing review of the project shall be incorporated into the
design and construction of the project
38 Recommendations made by the project Applicant's geologist, as modified by comments
from the City's Geologist, shall be incorporated into the design and construction of the
project
39 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the City's Geologist and
Building Official shall review all applicable structural plans or design information and
reports as deemed necessary by the City's Geologist, Building Official, or both, including
but not limited to, geotechnical reports during the Plan Check review process to ensure
that the proposed project will not threaten public health, safety, and welfare
40 If applicable, as determined by the City Geologist, PRIOR TO BUILDING/GRADING
PERMIT ISSUANCE, a bond, cash deposit, or combination thereof, shall be posted to
cover costs for any geologic hazard abatement in an amount to be determined by the
Director of Public Works Said secunty shall be released after all grading related
activities are completed and after the approval of the as-built grading plans by the
Building Official
41 A revegetation Landscape Plan, including an irrigation plan, shall be prepared by a
qualified Landscape Architect in accordance with the standards set forth in RPVMC
The Landscape Plan shall be reviewed and approved by the Director of Community
Development, a qualified Landscape Architect, and an Arborist hired by the City, PRIOR
TO BUILDING/GRADING PERMIT ISSUANCE The Applicant shall establish a Trust
Deposit account with the City prior to the submittal of Landscape Plans to cover all costs
incurred by the City in conducting such review The Landscape Plan shall include, at a
minimum, the plant species (Latin and common names), growth rate, and maximum
height at maturity for all proposed trees Included in the Landscape Plan shall be a
maintenance schedule as stated in these conditions During the Director's review, the
Landscape Plan shall also be made available to the public, including the PVPLC, for
review and input
The Landscape Plan shall comply with the water conservation concepts, the View
Preservation Ordinance, the planting requirements, the irngation system design criteria,
and all other requirements of the RPVMC
Mitigation Measures
AQ-1 During construction, including grading, excavating, and land clearing, storage piles and
unpaved disturbed areas shall be continuously stabilized or covered when matenal is not
being added to or removed from the pile
P C Resolution No 2017-46
Page 11 of 15
AQ-2 During construction, including grading, excavating, and land clearing, measures should
be taken to prevent emitting dust and to minimize visible emissions from crossing the
boundary line
AQ-3 During construction, including grading, excavating, and land clearing, construction
vehicles leaving the site shall be cleaned to prevent dust, silt, mud, and dirt from being
released or tracked off site
AQ-4 During construction, including grading, excavating, and land clearing, the Applicant shall
be responsible for minimizing bulk material or other debns from being tracked onto the
City's public roadways, and if tracked, the Applicant's contractor shall be responsible for
cleaning up the impacted City's public roadways
AQ-5 Dunng construction, including grading, excavating, and land cleanng, no trucks shall be
allowed to transport excavated material off-site unless the trucks are maintained such
that no spillage can occur from holes or other openings in cargo compartments, and
loads are either covered with tarps, wetted and loaded such that the matenal does not
touch the front, back, or sides of the cargo compartment at any point less than 6" from
the top and that no point of the load extends above the top of the cargo compartment
AQ-6 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall demonstrate
to the Director of Community Development's satisfaction that dust generated by grading
activities shall comply with the South Coast Air Quality Management Distnct Rule 403
and the City Municipal Code requirements that require regular watering for the control of
dust
AQ-7 During construction, including grading, excavating, and land cleanng, 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 penodic
inspections by City staff
AQ-8 During construction, including grading, excavating, and land clearing, construction
equipment shall be kept in proper operating condition, including proper engine tuning
and exhaust control systems
BIO-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, vegetation previously impacted
by the unpermitted grading and vegetation needed to be cleared for fuel modification
shall be offset by the property owner using a 3 1 ratio for CSS, a 0 5 1 ratio for non-
native grassland, and a 3 1 ratio for native grassland as described in the Council-
adopted NCCP for loss occurring in an area greater than 0 3 acres by using one of the
following three methods 1) With the approval of the City, PVPLC, and the Wildlife
Agencies, the property owner shall dedicate additional acreage to the Palos Verdes
Nature Preserve that will add to the biological function of the Preserve and the property
owner shall provide management funding for the additional acreage according to a
Property Analysis Record or similar method, 2) Revegetation of impacted habitat at the
Abalone Cove Reserve and the payment of a mitigation fee to the City's Habitat
Restoration Fund for the remaining mitigation, pursuant to the City's NCCP Subarea
Plan, or 3)With the approval of the City, PVPLC, and the Wildlife Agencies, the property
owner shall dedicate additional acreage to the Palos Verdes Nature Preserve that will
add to the biological function of the Preserve and submit payment of a mitigation fee to
the City's Habitat Restoration Fund for the remaining mitigation, pursuant to the City's
P C Resolution No 2017-46
Page 12 of 15
NCCP Subarea Plan If the revegetation option is selected, the property shall prepare a
Revegetation Plan for review and approval by the Director of Community Development,
Wildlife Agencies, and the Palos Verdes Peninsula Land Conservancy (PVPLC) shall be
hired by the City, at the property owner's expense, to grow and plant the required
vegetation
BIO-2 Prior to commencing construction, the construction area shall be clearly delineated with
fencing or other boundary markers Temporary fencing (with silt barners) shall be
installed at the limits of Project impacts to prevent habitat impacts and prevent the
spread of silt from the construction zone into adjacent habitats (i e Altamira Canyon)
Fencing shall be installed in a manner that does not affect adjacent habitats to be
avoided and in compliance with Section 17 56 020 C of the RPVMC
BIO-3 Pnor to commencing construction, the Project limits shall be clearly marked on Project
maps provided to the construction contractor and areas outside of the Project limits shall
be designated as"no construction"zones
BIO-4 During construction, construction workers shall strictly limit their activities, vehicles,
equipment, and construction materials to the designated construction limits
BIO-5 During construction, all equipment maintenance, staging, and dispensing of fuel, oil,
coolant, or any other such activities shall occur in designated areas within the fenced
Project limits These designated areas shall be located in previously compacted and
disturbed areas, in such a manner to prevent runoff into adjacent areas and shall be
shown on the construction plans Fueling of equipment shall take place on level surfaces
and contractor equipment shall be checked daily for leaks pnor to operation and repaired
as necessary
BIO-6 During construction, the construction work zone shall be kept as clean of debns as
possible to avoid attracting predators of native and sensitive wildlife All food-related
trash items shall be enclosed in sealed containers and removed daily from the
construction work zone
BIO-7 In order to avoid unnecessary impacts, should any non-listed species be found within the
property, they shall be avoided and allowed to leave the Project site on their own
volition, or a qualified biologist shall relocate them outside of the Project site
BIO-8 Pets of Project personnel shall not be allowed on the Project site during construction
BIO-9 During construction, equipment for immediate cleanup shall be kept at the staging area
This plan shall also include erosion control measures to control surface runoff, erosion,
and sedimentation outside of the project footprints
BIO-10 A qualified biologist shall monitor construction during cleanng, grubbing, and initial
excavation activities, as needed
BIO-11 The clearance of vegetation and any construction shall occur outside of the nesting
season (generally February 1 through September 1) If avoiding the nesting season is
not practicable, the following additional measures shall be employed
P C Resolution No 2017-46
Page 13 of 15
A pre-construction nesting survey shall be conducted by a qualified biologist within 3
days prior to the start of construction activities to determine whether active nests are
present within or directly adjacent to the construction zone All nests found shall be
recorded
If construction activities must occur within 300 feet of an active nest of any passenne
bird or within 500 feet of an active nest of any raptor, with the exception of an
emergency, a qualified biologist shall monitor the nest on a weekly basis, and the
construction activity shall be postponed until the biologist determines that the nest is no
longer active
If the recommended nest avoidance zone is not feasible, the qualified biologist shall
determine whether an exception is possible and obtain concurrence from the resource
agencies before construction work can resume within the avoidance buffer zone All
work shall cease within the avoidance buffer zone until either agency concurrence is
obtained or the biologist determines that the adults and young are no longer reliant on
the nest site
CUL-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall consult with
the South Central Coastal Information Center (SCCIC) regarding any known
archaeological sites on or within a half-mile radius of the subject property
CUL-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall conduct a
Phase 1 archaeological survey of the property for approval by the Director of Community
Development
CUL-3 Pnor 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 appropnate mitigation measures
GEO-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit any
information required by the City Geologist, including a soils report, and/or a geotechnical
report, for the review and approval of the City Geologist The Applicant shall comply
with any requirements imposed by the City Geologist and shall substantially repair the
geologic conditions to the satisfaction of the City Geologist
GEO-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, a Hold Harmless Agreement,
satisfactory to the City Attorney promising to defend, indemnify, and hold the City
harmless from any claims or damages resulting from the requested project, shall be
submitted to the Director of Community Development for recordation with the Los
Angeles County Recorders Office
GEO-3 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit for
recordation a covenant, satisfactory to the City Attorney, agreeing to construct the
project stnctly in accordance with the approved plans, and agreeing to prohibit further
projects on the subject site without first filing an application with the Director Such
covenant shall be submitted to the Director of Community Development for recordation
with the Los Angeles County Recorders Office
P C Resolution No 2017-46
Page 14 of 15
GEO-4 PRIOR TO BUILDING/GRADING 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
HYD-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit for
review and approval by the City's Building Official an Erosion Control Plan that shall
include BMPs for erosion, sedimentation and run-off control during construction activities
to protect the water quality
HYD-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit and
obtain approval of a Drainage Plan by the City's Building & Safety Division and the City's
Public Works Director If lot drainage deficiencies are identified by the Public Works
Director, all such deficiencies shall be corrected by the Applicant
N-1 Permitted hours and days for construction activity are 7 00 AM to 6 00 PM, Monday
through Friday, 9 OOAM to 5 OOPM 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 nghts-
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 construction equipment These areas shall be located to
maximize the distance between staging activities and neighboring properties, subject to
approval by the building official
N-2 The project shall utilize construction equipment equipped with standard noise insulating
features dunng construction to reduce source noise levels
N-3 All project construction equipment shall be properly maintained to assure that no
additional noise, due to worn or improperly maintained parts is generated during
construction
P C Resolution No 2017-46
Page 15 of 15
CITY OF A
Li
RANCHO PALOS VERDES
Apnl 20, 2020
NOTICE OF DECISION
NOTICE IS HEREBY GIVEN that the Director of Community Development of the City of Rancho
Palos Verdes has approved Minor Modification No 1 to allow for the following modifications to
the onginal Planning Commission-approved project and landscape plan (Case No ZON2017-
00115)
• Exchange plant palettes 1 and 3 at the recommendation of the PVPLC More specifically,
the "Butterfly Habitat" palette was relocated to an area closer to the residence, and the
"Coastal Sage Scrub"palette was located farther away from the residence
• Decrease density of the planting at the recommendation of the Los Angeles County Fire
Department More specifically, the density of the following plants was reduced within 50'
of the residence
• Enogonum parvifolium (Cliff Buckwheat)
• Artemisia California (California Sagebrush)
LOCATION 5500 Palos Verdes Drive South
APPLICANT• Stephanie Harris, SEED Group
LANDOWNER. Charlotte Ginsburg
Said decision is subject to the Conditions of Approval set forth in the attached Exhibit"A"
This decision may be appealed, in venting,to the Planning Commission The appeal shall set forth
the grounds for appeal and any specific action being requested by the appellant Any appeal letter
must be filed within fifteen(15)calendar days of the date of this notice, or by 5 30PM on Tuesday,
May 5, 2020 A $2,275 00 appeal fee must accompany any appeal letter If no appeal is filed
timely, the Director's decision will be final at 5 30PM on Tuesday, May 5, 2020 If you have any
questions regarding this application, please contact Octavio Silva at(310) 5445234 or via email
at octavios(7p.rpvca qov In light of COVID-19 response measures from the Governor of the
State of California and the Los Angeles County Public Health Department, and in the
interest of the health and well-being of residents and City employees. City Hall will be
closed to the public. Monday March 16. 2020 through Friday. May v15. 2020 and possibly
longer City Hall will remain open for business, however, by telephone, email, and online
Appeals should be filed electronically and directed to the Protect Planner listed on this
notice or to Planninqerpvca goy
''''.7,,Chr
Terry - .d gue, Or
Interim Director of Community Development
Enclosure
Cc Applicant
Property Owner
Interested Parties
ig
CITY OF RANCHO PALOS VERDES
MEMORANDUM
TO TERRY RODRIGUE, INTERIM DIRECTOR OF COMMUNITY
DEVELOPMENT
FROM OCTAVIO SILVA, INTERIM DEPUTY DIRECTOR OF
COMMUNITY DEVELOPMENT
CC 5500 PALOS VERDES DRIVE SOUTH-ADDRESS FILE
DATE APRIL 20, 2020
SUBJECT MINOR MODIFICATION NO 1 TO THE PLANNING COMMISSION
APPROVED AFTER-THE-FACT GRADING PERMIT & COASTAL
PERMIT (PLANNING CASE NO ZON2017-00115)
On December 12, 2017, the Planning Commission adopted Resolution No 2017-45 and
Resolution No 2017-46 certifying a Mitigated Negative Declaration (MND) and approving
an After-the-Fact (ATF) Major Grading Permit and Coastal Development Permit,
respectively, for 6,414yd3 of ATF grading with 794yd3 of export to regrade the contours
where unpermitted grading occurred over 5500 Palos Verdes Drive South and the City-
owned Abalone Cove Reserve property (Case No ZON2017-00115)
As part of the Conditions of Approval of P C Resolution No 2017-46, Condition No 41,
required the Applicant to revegetate the City's impacted habitat and pay a mitigation fee
in order to address the habitat loss caused by the unpermitted grading In August 2018,
the Applicant obtained approval of a revegetation landscape plan pursuant to the
provisions of Condition No 41 Subsequently, in October 2018, the Applicant obtained
approval of a Grading Permit (Case No GRADE2018-00001) to conduct the approved
grading, which was finalized by the City's Building & Safety Division in March 2019 The
landscape revegetation activities, which were to be completed by the Palos Verdes
Peninsula Land Conservancy (PVPLC) were set to commence in the fall of 2019
In October 2019, City Staff and the Applicant along with PVPLC representatives met to
discuss possible revisions to the approved landscape plan to address the Applicant's
concerns with the fire clearances of the new landscaping On February 28, 2020, the
Applicant submitted revised landscape plans, which were forwarded to the PVPLC
representatives for review On March 24, 2020, City Staff received notification from
PVPLC representatives that the revised landscape plan was consistent with previous
approvals and conditions
5500 Palos Verdes Drive South - Minor Modification No 1
April 20, 2020
Page 2 of 15
The proposed landscape revisions include
• Exchanged plant palettes 1 and 3 at the recommendation of the PVPLC More
specifically, the "Butterfly Habitat" palette was relocated to an area closer to the
residence, and the "Coastal Sage Scrub" palette was located farther away from
the residence
• Decreased density of the planting at the recommendation of the Los Angeles
County Fire Department More specifically, the density of the following plants were
reduced within 50' of the residence
• Enogonum parvifolium (Cliff Buckwheat)
• Artemisia California (California Sagebrush)
Pursuant to Section 17 78 040(C) of the Rancho Palos Verdes Municipal, the Director is
authorized to approve modifications to the approved plans and/or any of the Conditions
of Approval if such modifications are determined by the Director to be minor and if the
Director can make the following findings
1. That the proposed modifications achieve substantially the same results as
would strict compliance with the approved plans and conditions;
2. That the proposed modifications remain compatible with the character of the
neighborhood;
3 That the proposed modifications do not result in a new or increased privacy
infringement;
4. That the proposed modifications do not result in a new or increased adverse
view impacts; and,
5. That, as modified, the project remains consistent with the General Plan,
Development Code, and Coastal Specific Plan.
The proposed modification involves a revision to the previously approved landscape plan
that involves changes to the plant palettes and reduction in planting density Afthough
plants shifted locations,the revised landscape plan was designed to keep the overall plant
numbers and quantities similar to the previously approved landscape plan The concept
and overall palette of the planting project have not changed Therefore, the proposed
modifications will achieve the same results as would stnct compliance with the approved
plans and conditions and will meet the five findings above
Based upon the foregoing information, the Director has determined that the proposed
modifications, as detailed in this report, qualify as a"Minor Modification"to Planning Case
No ZON2017-00115 in that they will achieve substantially the same results as would
strict compliance with the City Council-approved plans and Conditions of Approval
5500 Palos Verdes Drive South - Minor Modification No 1
April 20, 2020
Page 3 of 15
Therefore, this "Minor Modification" is hereby approved, with the revised Conditions of
Approval attached, which modify the City Council-approved Conditions of Approval for
Case No ZON2011-00115 to accommodate the proposed modifications
Accepted /
p �:w. "►`' Dated
Terry : n• r,
Irat im Director of Community Development
ATTACHMENTS
• Exhibit"A"- Conditions of Approval
• Revised Project Plans
5500 Palos Verdes Drive South - Minor Modification No 1
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Page 4 of 15
EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
AFTER THE FACT GRADING PERMIT
AND COASTAL DEVELOPMENT PERMIT
PLANNING CASE NO ZON2017-00115
(5500 PALOS VERDES DRIVE SOUTH)
General Conditions
1 Prior to the submittal of plans into Building and Safety plan check, the Applicant
and the 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
Resolution Failure to provide said written statement within ninety (90) days
following the date of this approval shall render this approval null and void
2 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
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
3 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE,the Applicant shall submit
to the City a Certificate of Insurance demonstrating that the Applicant or its
applicable contractor has obtained a general liability insurance policy in an amount
not less than $5 million dollars per occurrence and in the aggregate to cover
awards for any death, injury, loss or damage, arising out of the grading or
construction of this project Said insurance policy must be issued by an insurer
that is authorized to do business in the State of California with a minimum rating
of A-VII by Best's Insurance Guide or a rating of at least A by Standard & Poors
Such insurance shall name the City and past, present and future the members of
its City Council, boards, committees, commissions, officers, employees, servants,
attorneys, volunteers and agents serving as its independent contractors in the role
of City officials, as additional insureds A copy of this endorsement shall be
provided to the City Said insurance shall be maintained in effect at all times during
actual project construction shall not be canceled or reduced during the grading or
construction work without providing at least thirty (30) days prior written notice to
5500 Palos Verdes Drive South - Minor Modification No 1
April 20, 2020
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the City Further, the insurance shall remain in place for a minimum period of five
(5) years following final inspection and approval
4 General liability insurance The contractor shall maintain commercial general
liability insurance with coverage at least as broad as Insurance Services Office
form CG 00 01, in an amount not less than $2,000,000 per occurrence, $4,000,000
general aggregate, for bodily injury, personal injury, and property damage, and a
$2,000,000 completed operations aggregate The policy must include contractual
liability that has not been amended Any endorsement restricting standard ISO
"insured contract" language will not be accepted
5 Workers Compensation Insurance A policy of workers compensation insurance in
such amount as will fully comply with the laws of the State of California and which
shall indemnify, insure and provide legal defense for the Contractor against any
loss, claim or damage arising from any injuries or occupational diseases occurring
to any worker employed by or any persons retained by the Contractor in the course
of carrying out the work or services contemplated in this Agreement
6 Automobile liability insurance The contractor shall maintain automobile insurance
at least as broad as Insurance Services Office form CA 00 01 covering bodily injury
and property damage for all activities of the contractor arising out of or in
connection with Work to be performed under this Agreement, including coverage
for any owned, hired, non-owned or rented vehicles, in an amount not less than
$2,000,000 combined single limit for each accident
7 Professional Liability Professional liability insurance appropriate to the
Contractor's profession This coverage may be written on a "claims made" basis,
and must include coverage for contractual liability The professional liability
insurance required by this Agreement must be endorsed to be applicable to claims
based upon, arising out of or related to services performed under this Agreement
The insurance must be maintained for at least 5 consecutive years following the
completion of Contractor's services or the termination of this Agreement During
this additional 5-year period, Contractor shall annually and upon request of the City
submit written evidence of this continuous coverage
8 Subcontractors The contractor shall include all subcontractors as insureds under
its policies or shall furnish separate certificates and certified endorsements for
each subcontractor All coverages for subcontractors shall be subject to all of the
requirements stated herein
9 Prior to issuance of any grading permits, a bond, cash deposit, or other City-
approved security, shall be posted to cover the costs of grading in an amount to
be determined by the Director of Public Works The bond, cash deposit, or other
City-approved security, at a minimum, shall be sufficient to pay for the cost of
restoring the project site to an acceptable condition, as determined by the Building
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Official and the Director of Public Works, in the event that the project is not
completed and shall include, but not be limited to, stabilizing and hydro-seeding all
slopes, completing all retaining walls that are required to maintain the slopes,
installing erosion control improvements, and filling in grade depressions or holes
Said security shall be released after all grading related activities are completed
and after the approval of the as-built grading plans by the Building Official
10 Prior to conducting any work in the public right of way, such as for curb cuts,
dumpsters, temporary improvements and/or permanent improvements, the
Applicant shall obtain an encroachment permit from the Director of Public Works
11 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
12 Pursuant to Section 17 78 040, 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
13 The project development on the site shall conform to the specific standards
contained in these conditions of approval or, if not addressed herein, shall conform
to the residential development standards of the City's Municipal Code, including
but not limited to height, setback and lot coverage standards
14 Failure to comply with and adhere to all of these Conditions of Approval may be
cause to revoke the approval of the project pursuant to the revocation procedures
contained in Section 17 86 060 of the City's Municipal Code or administrative
citations as described in Section 1 16 of the City's Municipal Code
15 If the Applicant has not submitted an application for a grading permit or building
permit for the approved project or not commenced the approved project as
described in Section 17 86 070 of the City's Municipal Code within 90-days of the
final effective date of this Resolution, approval of the project shall expire and be of
no further effect unless, prior to expiration, a written request for extension is filed
with the Community Development Department and approved by the Director
16 In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stricter standard
shall apply
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17 In the event that a Condition of Approval is in conflict or is inconsistent with any
Mitigation Measure for this project, the more restrictive shall govern
18 Unless otherwise designated in these conditions, all construction shall be
completed in substantial conformance with the plans stamped APPROVED by the
City with the effective date of this Resolution
19 This approval is only for the items described within these conditions and identified
on the stamped APPROVED plans and is not an approval of any existing illegal or
legal non-conforming structures on the property, unless the approval of such illegal
or legal non-conforming structure is specifically identified within these conditions
or on the stamped APPROVED plans
20 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
21 All construction sites shall be maintained in a secure, safe, neat and orderly
manner, to the satisfaction of the City's Building Official All construction waste
and debris resulting from a construction, alteration or repair project shall be
removed on a weekly basis by the contractor or property owner Existing or
temporary portable bathrooms shall be provided during construction Portable
bathrooms shall be placed in a location that will minimize disturbance to the
surrounding property owners, to the satisfaction of the City's Building Official
22 If construction projects that are accessible from a street right-of-way or an abutting
property and which remain in operation or expect to remain in operation for over
30 calendar days, the Applicant shall provide temporary construction fencing, as
defined in Section 17 56 050(C) of the Development Code Unless required to
protect against a safety hazard, temporary construction fencing shall not be
erected sooner than 15 days prior to commencement of construction
23 For all grading, landscaping and construction activities, the Applicant shall employ
effective dust control techniques, either through screening and/or watering
24 The Applicant shall be required to pay the estimated amount of the cost of services
to be provided on behalf of the City by any outside consultants that have been
retained by the City to render services specifically in connection with this project,
in the form of a trust deposit account, prior to commencement of such services
(e g City Engineer, City Attorney, geotechnical consultants, biologist, landscape
architect, City Arborist, noise consultant, environmental consultants, recycling
consultants, etc ) The Applicant shall adequately fund said trust deposit accounts
5500 Palos Verdes Drive South - Minor Modification No 1
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prior to the commencement of services, in amounts reasonably requested by the
City, based upon an estimate of the cost of services for the period of at least 90
days for which services are rendered In addition, the trust deposits shall be
replenished within two weeks of receipt of notice from the City that additional funds
are needed
25 All existing easements shall remain in full force and effect unless expressly
released by the holder of the easement
Proiect Specific Conditions
26 This approval is for 6,414yd3 (3,604yd3 of cut and 2,768yd3 of fill) of grading over
two separate areas with 794yd3 export to regrade the contours where unpermitted
grading occurred over the subject property and the City-owned Abalone Cove
Reserve property as shown below
A Area 1
a 5500 PVDS—55yd3 of grading (13yd3 of cut and 42yd3 of fill)
b City Property— 789y3 of grading (449yd3 of cut and 340yd3 of
fill)
B Area 2
a 5500 PVDS — 7yd3 of grading (5yd3 of cut and 2yd3 of fill)
b City Property — 819y3 of grading (765yd3 of cut and 54yd3 of
fill)
C Overexcavation and Recompaction on both Areas 1 and 2
a 4,744yd3 (2,372yd3 of cut and 2372yd3 of fill)
The maximum depth of cut is 15' and the maximum depth of fill is 14' (includes the
height of over-excavation and recompaction)
27 Prior to the final inspection of the precise grading, the Applicant shall provide the
Building Official with a certified as-built grading plan prepared and wet-stamped by
a licensed engineer
28 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, a haul route shall be
obtained from the Department of Public Works
29 PRIOR TO BUILDING/GRADING PERMIT FINAL, an as-built wet-stamped
survey shall be submitted to the satisfaction of the Director of Community
Development
30 Temporary construction fencing shall be installed in accordance with the RPVMC
PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit
a Temporary Construction Fence Plan, as part of the Construction Management
Plan, that identifies items including, but not limited to, the type, the location and
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the time duration of construction fencing to be installed to address health and
safety issues that are related to grading or other construction activities
31 No overnight parking or storage of vehicles associated with construction shall be
permitted in the public right-of-way or on the City-owned Abalone Cove Reserve
property during construction
32 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit
to the Director of Public Works and the Director of Community Development, for
review and approval, a Construction Management Plan Said Plan shall include,
but not be limited to, the proposed routes to and from the project site for all
deliveries of equipment, materials, and supplies, and shall set forth the parking
plan for construction employees, the installation of traffic control signs at and
around the project site, hours of arrival and departure for construction workers,
sound abatement measures, and street maintenance (street cleaning and repairs)
All construction related parking must be accommodated on-site No on-street
construction related parking shall be permitted The queuing and idling of
construction worker vehicles and construction vehicles/equipment shall be
prohibited on-site and on City streets Furthermore, the Plan shall identify the
staging area which shall not result in adverse impacts to the surrounding
environment
33 The Applicant shall be responsible for repairs to any public streets that may be
damaged as a result of development of the project as required by the Director of
Public Works
34 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall film
the public roads that will be used for construction traffic to and from the project
site, as described in the City approved Construction Management Plan, to
document the pre-construction road condition Said film, in either a DVD or CD
format, shall be submitted to the Director of Public Works and shall be used to
document any roadway damage that may be associated with project construction
35 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall submit
security, in a form reasonably acceptable to the City, to cover any damage to
existing public roadways caused by project construction The amount of such
security shall be determined by the Director of Public Works and shall not be
released until all construction related activities have been completed and after final
inspections by the City's Building Official
36 Prior to the release of the security to cover any damages to existing public
roadways (see above conditions), the Applicant shall repair or replace all curbs,
gutters, and sidewalks that are damaged as a result of project construction, as
determined by the Director of Public Works
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37 Recommendations made by the City Geologist, the City Engineer, and the Building
and Safety Division during the ongoing review of the project shall be incorporated
into the design and construction of the project
38 Recommendations made by the project Applicant's geologist, as modified by
comments from the City's Geologist, shall be incorporated into the design and
construction of the project
39 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the City's Geologist and
Building Official shall review all applicable structural plans or design information
and reports as deemed necessary by the City's Geologist, Building Official, or both,
including but not limited to, geotechnical reports during the Plan Check review
process to ensure that the proposed project will not threaten public health, safety,
and welfare
40 If applicable, as determined by the City Geologist, PRIOR TO
BUILDING/GRADING PERMIT ISSUANCE, a bond, cash deposit, or combination
thereof, shall be posted to cover costs for any geologic hazard abatement in an
amount to be determined by the Director of Public Works Said security shall be
released after all grading related activities are completed and after the approval of
the as-built grading plans by the Building Official
41 A revegetation Landscape Plan, including an irrigation plan, shall be prepared by
a qualified Landscape Architect in accordance with the standards set forth in
RPVMC The Landscape Plan shall be reviewed and approved by the Director of
Community Development, a qualified Landscape Architect, and an Arborist hired
by the City, PRIOR TO BUILDING/GRADING PERMIT ISSUANCE The Applicant
shall establish a Trust Deposit account with the City prior to the submittal of
Landscape Plans to cover all costs incurred by the City in conducting such review
The Landscape Plan shall include, at a minimum, the plant species (Latin and
common names), growth rate, and maximum height at maturity for all proposed
trees Included in the Landscape Plan shall be a maintenance schedule as stated
in these conditions During the Director's review, the Landscape Plan shall also be
made available to the public, including the PVPLC, for review and input
The Landscape Plan shall comply with the water conservation concepts, the View
Preservation Ordinance, the planting requirements, the irrigation system design
criteria, and all other requirements of the RPVMC
Mitigation Measures
AQ-1 During construction, including grading, excavating, and land clearing,
storage piles and unpaved disturbed areas shall be continuously stabilized
or covered when material is not being added to or removed from the pile
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AQ-2 During construction, including grading, excavating, and land clearing,
measures should be taken to prevent emitting dust and to minimize visible
emissions from crossing the boundary line
AQ-3 During construction, including grading, excavating, and land clearing,
construction vehicles leaving the site shall be cleaned to prevent dust, silt,
mud, and dirt from being released or tracked off site
AQ-4 During construction, including grading, excavating, and land clearing, the
Applicant shall be responsible for minimizing bulk material or other debris
from being tracked onto the City's public roadways, and if tracked, the
Applicant's contractor shall be responsible for cleaning up the impacted
City's public roadways
AQ-5 During construction, including grading, excavating, and land clearing, no
trucks shall be allowed to transport excavated material off-site unless the
trucks are maintained such that no spillage can occur from holes or other
openings in cargo compartments, and loads are either covered with tarps,
wetted and loaded such that the material does not touch the front, back, or
sides of the cargo compartment at any point less than 6" from the top and
that no point of the load extends above the top of the cargo compartment
AQ-6 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall
demonstrate to the Director of Community Development's satisfaction 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
AQ-7 During construction, including grading, excavating, and land clearing, 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
AQ-8 During construction, including grading, excavating, and land clearing,
construction equipment shall be kept in proper operating condition,
including proper engine tuning and exhaust control systems
BIO-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, vegetation
previously impacted by the unpermitted grading and vegetation needed to
be cleared for fuel modification shall be offset by the property owner using
a 3 1 ratio for CSS, a 0 5 1 ratio for non-native grassland, and a 3 1 ratio for
native grassland as described in the Council-adopted NCCP for loss
occurring in an area greater than 0 3 acres by using one of the following
three methods 1) With the approval of the City, PVPLC, and the Wildlife
Agencies, the property owner shall dedicate additional acreage to the Palos
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Verdes Nature Preserve that will add to the biological function of the
Preserve and the property owner shall provide management funding for the
additional acreage according to a Property Analysis Record or similar
method, 2) Revegetation of impacted habitat at the Abalone Cove Reserve
and the payment of a mitigation fee to the City's Habitat Restoration Fund
for the remaining mitigation, pursuant to the City's NCCP Subarea Plan, or
3) With the approval of the City, PVPLC, and the Wildlife Agencies, the
property owner shall dedicate additional acreage to the Palos Verdes
Nature Preserve that will add to the biological function of the Preserve and
submit payment of a mitigation fee to the City's Habitat Restoration Fund
for the remaining mitigation, pursuant to the City's NCCP Subarea Plan If
the revegetation option is selected, the property owner shall prepare a
Revegetation Plan for review and approval by the Director of Community
Development, Wildlife Agencies, and the Palos Verdes Peninsula Land
Conservancy (PVPLC) shall be hired by the City, at the property owner's
expense, to grow and plant the required vegetation
BIO-2 Prior to commencing construction, the construction area shall be clearly
delineated with fencing or other boundary markers Temporary fencing (with
silt barriers) shall be installed at the limits of Project impacts to prevent
habitat impacts and prevent the spread of silt from the construction zone
into adjacent habitats (ie Altamira Canyon) Fencing shall be installed in a
manner that does not affect adjacent habitats to be avoided and in
compliance with Section 17 56 020 C of the RPVMC
BIO-3 Prior to commencing construction, the Project limits shall be clearly marked
on Project maps provided to the construction contractor and areas outside
of the Project limits shall be designated as "no construction" zones
BIO-4 During construction, construction workers shall strictly limit their activities,
vehicles, equipment, and construction materials to the designated
construction limits
BIO-5 During construction, all equipment maintenance, staging, and dispensing of
fuel, oil, coolant, or any other such activities shall occur in designated areas
within the fenced Project limits These designated areas shall be located in
previously compacted and disturbed areas, in such a manner to prevent
runoff into adjacent areas and shall be shown on the construction plans
Fueling of equipment shall take place on level surfaces and contractor
equipment shall be checked daily for leaks prior to operation and repaired
as necessary
BIO-6 During construction, the construction work zone shall be kept as clean of
debris as possible to avoid attracting predators of native and sensitive
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wildlife All food-related trash items shall be enclosed in sealed containers
and removed daily from the construction work zone
BIO-7 In order to avoid unnecessary impacts, should any non-listed species be
found within the property, they shall be avoided and allowed to leave the
Project site on their own volition, or a qualified biologist shall relocate them
outside of the Project site
BIO-8 Pets of Project personnel shall not be allowed on the Project site during
construction
BIO-9 During construction, equipment for immediate cleanup shall be kept at the
staging area This plan shall also include erosion control measures to
control surface runoff, erosion, and sedimentation outside of the project
footprints
BIO-10 A qualified biologist shall monitor construction during clearing, grubbing,
and initial excavation activities, as needed
6I0-11 The clearance of vegetation and any construction shall occur outside of the
nesting season (generally February 1 through September 1) If avoiding the
nesting season is not practicable, the following additional measures shall
be employed
A pre-construction nesting survey shall be conducted by a qualified biologist
within 3 days prior to the start of construction activities to determine whether
active nests are present within or directly adjacent to the construction zone
All nests found shall be recorded
If construction activities must occur within 300 feet of an active nest of any
passerine bird or within 500 feet of an active nest of any raptor, with the
exception of an emergency, a qualified biologist shall monitor the nest on a
weekly basis, and the construction activity shall be postponed until the
biologist determines that the nest is no longer active
If the recommended nest avoidance zone is not feasible, the qualified
biologist shall determine whether an exception is possible and obtain
concurrence from the resource agencies before construction work can
resume within the avoidance buffer zone All work shall cease within the
avoidance buffer zone until either agency concurrence is obtained or the
biologist determines that the adults and young are no longer reliant on the
nest site
CUL-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall
consult with the South Central Coastal Information Center (SCCIC)
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regarding any known archaeological sites on or within a half-mile radius of
the subject property
CUL-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall
conduct a Phase 1 archaeological survey of the property for approval by the
Director of Community Development
CUL-3 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
GEO-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall
submit any information required by the City Geologist, including a soils
report, and/or a geotechnical report, for the review and approval of the City
Geologist The Applicant shall comply with any requirements imposed by
the City Geologist and shall substantially repair the geologic conditions to
the satisfaction of the City Geologist
GEO-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, a Hold Harmless
Agreement, satisfactory to the City Attorney promising to defend, indemnify,
and hold the City harmless from any claims or damages resulting from the
requested project, shall be submitted to the Director of Community
Development for recordation with the Los Angeles County Recorders
Office
GEO-3 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE,the Applicant shall
submit for recordation a covenant, satisfactory to the City Attorney, agreeing
to construct the project strictly in accordance with the approved plans, and
agreeing to prohibit further projects on the subject site without first filing an
application with the Director Such covenant shall be submitted to the
Director of Community Development for recordation with the Los Angeles
County Recorders Office
GEO-4 PRIOR TO BUILDING/GRADING 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
HYD-1 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall
submit for review and approval by the City's Building Official an Erosion
Control Plan that shall include BMPs for erosion, sedimentation and run-off
control during construction activities to protect the water quality
5500 Palos Verdes Drive South - Minor Modification No 1
April 20, 2020
Page 15 of 15
HYD-2 PRIOR TO BUILDING/GRADING PERMIT ISSUANCE, the Applicant shall
submit and obtain approval of a Drainage Plan by the City's Building &
Safety Division and the City's Public Works Director If lot drainage
deficiencies are identified by the Public Works Director, all such deficiencies
shall be corrected by the Applicant
N-1 Permitted hours and days for construction activity are 7 00 AM to 6 00 PM,
Monday through Friday, 9 OOAM to 5 OOPM 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 construction
equipment These areas shall be located to maximize the distance between
staging activities and neighboring properties, subject to approval by the
building official
N-2 The project shall utilize construction equipment equipped with standard
noise insulating features during construction to reduce source noise levels
N-3 All project construction equipment shall be properly maintained to assure
that no additional noise, due to worn or improperly maintained parts is
generated during construction
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WATER USE CALCULATIONS \� ;.: ::� :•'• ' \ t` :;it i�jll�•l�/ /� /;'% ��r.rr�rr�
�\ : ••' I • _ / / .. ....... RANCHO PALOS VERDES,CA 90275
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Stu Infomlatlon IlNamt »UlYubs VerdesUr Souln ;:;:• .:•• / • :: 4�I�t.iA J',i// '///ii// SHEET DESCRIPTION
Srtt type i Cuinncr�ial Allowtd E7AF:1 0.45 I \� . .••:•• •'rr:• / � �♦ •• r/�JI• / ////////
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SYMBOL MANUFACTURER/MODEUDESCRIPTK)NInl IonEstimated :•: r _ IRRIGATION PLAN
HydroluneurPlanUn` Irtlaetlon tarldscape • ; ) J1/ /i / /// d Netahm LVbledCo trol ZoFvlanc,actor(P,) Etlldenq (TAF(PF/IE) .(TAFNNs' TotalWaler •r •:•:•: :• ♦ „,! \ /-- -- -�_MethoeIIE) Arla(sgk.) uselWdTr•I , ";' •.�.; •.. ('� ,� � � �.•� /�� / Pre-Assembled Control Zone Kit,wrthl"Serles80
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--valves 717T U 1 low unp 0.81 0 l2 27000 3.333 88,670 I - 1'•'•'•' � 7::.
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•: • _ \ TOTAL REVEGETATION AREA—
ETAF CalculaUoro Notes \�,''11't f � '• �� l W
Irrigation Lateral Line.PVC Schedule 40
He ula•UnduapeArras \``:'':' 1 \\\\\1 \ � ,.�: 1.5 ACRES ,�
It \',�\�1 ''' , //(//////� \ Irrigation Mainline.PVC Schedule 80
total tlA,*Alta 8,b154 , ``\\1\\
\II 1•\ 1 ( `(f/1r85,910 /U,YW `,'.\ -i'\ \ I ��,��� � `` �, vow.Comms`� , 111 ( „\ 1 ,/ � _ __ SHEET NUMBER L-1.0 CF 4
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ENCELIA CALIFURNICA/CALIFORNIA ENCELIA 121 U40 15%a 60"oc+ ,� T 31Q781.1OSS F 310.787.9291
w ic s� GROUP SIZE.S
FUEL MUD ZONE 8
fUEI MOD ZONE A ERIOGONUM CINEREUM/ASITYLEAF BUCKWHEAT 41 1 GAL 5% 60"oc
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- ji„ ERIOGONUM PARVIFULIUM/CLIFF BUCKWHEAT 177 1 GAL 22% 60"oc
_—_ ' �' ( -151, .w. GROUPSIZE.5
f ( ISOGOMA MENZIESII I GOLOENBUSH 49 1 GAL 6% 60"oc
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r•. �l!/• A.‘
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SALVIA LEUCOPHYLLA/PURPLE LEAF SAGE 49 1 GAL 6% 60"oc 4,\ l fit *�� �'�� ,', , � "r,�- 1.�� \\ ��� I �ItiN�1(twj�,•:. � \. '., GROUPSIZE.5 .t.►.11l' I v. �. �!1�`�4 M `� r '� wl 1 SALVIAMELLIFERA/BLACK SAGE 41 1 GAL 5%4a 60 oc
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�_�'� ACTUS27,000 SFN 'y =r����__ ill.. ____ _ PRICKLY� •. •.—_' �_ _� • I�I,. • 'o, ` I IqIII PERITOMA ARBOREA/BLADDERPOD040 4%�7'"u. ..rr
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IRRIGATION NOTES: LANDSCAPE NOTES: 1EEa
NATURE OF THE PLANS:THE PLANS ARE DIAGRAMMATIC.THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS AND NOTIFY THE CITY OF
1. DRAWINGS ARE DIAGRAMMATIC.CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTMENTS NECESSARY TO CONFORM TO ACTUAL RANCHO PALOS VERDES OF ANY DISCREPANCIES PRIOR TO STAR f OF WORK.
FIELD CONDITIONS.EQUIPMENT SHOWN IN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED GR OUP
WHENEVER POSSIBLE,WITHIN PLANTING AREAS OR LOCATED AS REQUESTED BY THE CITY OF RANCHO PALOS VERDES. CLEARING AND GRUBBING:THE CONTRACTOR SHALL CLEAR AND GRUB ALL LANDSCAPE IMPROVEMENT AREAS TOA DEPTH OF 8 INCHES
BELOW FINISHED GRADE.CLEARING AND GRUBBING OPERATIONS SHALL REMOVE ALL NATURAL AND MAN MADE OBJECTS WITHIN THE SOIL landscape architecture
2. THE CONTRACTOR SHALL PROVIDE ALL LABOR.MATERIALS AND EQUIPMENT NECESSARY TO FURNISH AND INSTALL THE IRRIGATION INCLUDING BUT NOT LIMITED TO ALL ROOTS.CLODS AND STONES LARGER THAN 1 GREATEST DIMENSION,POCKETS OF COARSE SAND. 1505 border avenue
SYSTEM AS SHOWN ON THESE DRAWINGS IN ACCORDANCE WITH THE IRRIGATION LEGEND AND AS DESCRIBED IN THESE NOTES NOXIOUS WEEDS.STICKS.BRUSH AND OTHER LITTER.FOOTINGS ABANDONED PIPES AND UTILITY LINES AND CONSTRUCTION LITTER,ETC.ALL
AND IN ACCORDANCE WITH APPLICABLE GLIDES,DETAILS.AND/OR THE MANUFACTURER'S WRITTEN RECOMMENDATIONS.COSTS BULKING OF SOIL RESULTING FROM GRUBBING OPERATIONS SHALL BE UNIFORMLY SPREAD AND COMPACTED TO GRADE OR REMOVED FROM 10ff CQ 90501
INCURRED DUE TO ANY ADJUSTMENT.INCLUDING THOSE REQUESTED BY THE CITY OF RANCHO PALOS VERDES,RELATIVE TO THE THE SITE AS NECESSARY AT NO ADDITIONAL COST TO THE CITY OF RANCHO PALOS VERDES.TREES INDICATED"TO REMAIN"SHALL BE T 31078078 7.1055 F 310787.9291
LOCATION OR INSTALLATION OF EQUIPMENT AS SHOWN ON THE DRAWINGS SHALL BE THE RESPONSIBILITY OF THE CUNTRACTOR. PROTECTED IN PLACE BY THE CONTRACTOR.
3. THE CONTRACTOR SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING QUANTITIES PLANT AND MATERIAL QUANTITIES SHOWN ON THE PLANS ARE FOR CONTRACTOR CONVENIENCE ONLY AND DO NOT LIMIT THE
INSTALLATION.IF ANY DISCREPANCIES EXIST,THEY SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE CITY OF RANCHO CONTRACTOR TO THOSE SPECIFIC QUANTITIES.PRIOR TO BID SUBMITTAL CONTRACTOR SHALL VERIFY PLANT COUNTS AND FURNISH THE
PALOS VERDES. QUANTITIES AS NECESSARY TO DO THE SPECIFIED WORK.
4. THE IRRIGATION SYSTEM HAS BEEN DESIGNED BASED ON A MINIMUM OPERATING PRESSURE AND MAXIMUM GPM DEMAND.THE TOPSOIL:IN FORMERLY PAVED AREAS.THE CONTRACTOR SHALL REMOVE THE TOP 18 INCHES AND BACK FILL WITH AN APPROVED CLASS
CONTRACTOR SHALL VERIFY THE MINIMUM OPERATING PRESSURE AT EACH POINT OF CONNECTION PRIOR TO COMMENCING `A"IMPORTED TOP SOIL CAPABLE OF SUSTAINING HEALTHY PLANT LIFE.IT SHALL BE OF A UNIFORM COMPOSITION AND STRUCTURE,FERTILE
INSTALLATION. AND FRIABLE SANDY LOAM CONTAINING AN AMOUNT OF ORGANIC MATTER NORMAL TO THE REGION.AND SHALL NOT BE INFESTED WITH
NEMATODES OR OTHER UNDESIRABLE INSECTS AND PLANT DISEASE ORGANISMS.TOPSOIL SHALL BE FROM A SOURCE DESIGNATED BY THE
5. THE CONTRACTOR SHALL VERIFY LOCATION OF ALL SERVICES AND UNDERGROUND UTILITIES AND SHALL ASSUME RESPONSIBILITY CONTRACTOR AND APPROVED BY THE CITY OF RANCHO PALOS VERDES THE CONTRACTOR SHALL GUARANTEE THE QUALITY OF THE TOPSOIL --r--r—
FOR ANY DAMAGE INCURRED DURING HIS WORK. WITH A CERTIFIED AGRICULTURAL SUITABILITY EVALUATION REPORT.SUBMIT THE EVALUATION REPORT TO THE CITY OF RANCHO PALOS
VERDES FOR APPROVAL 30 DAYS PRIOR TO ANY TOPSOIL PURCHASE.
6. PRIOR TO COMMENCING WORK ON THE PROJECT.THE CONTRACTOR SHALL ARRANGE AN ON SITE CONFERENCE WITH THE CITY OF
RANCHO PALOS VERDES TO DISCUSS THE USE OF MATERIALS,INSTALLATION METHODS.AND ANY CLARIFICATIONS. SOILS TESTING:TEST SOIL FOUND IN-PLACE IN THE DESIGNATED LANDSCAPE AREAS,INCLUDING SOIL COMPACTED IN PLACE AS PART OF THE
EARTHWORK.TEST SAMPLES OF ON-SITE SOILS SHALL BE TAKEN UNDER THE SUPERVISION AND DIRECTION OF THE CITY OF RANCHO PALOS
7. THE IRRIGATION CONTRACTOR SHALL COORDINATE AND MAKE IRRIGATION CONNECTION AT BOTH ELECTRICAL AND WATER VERDES(MAXIMUM OF 2 SAMPLES).SOIL AMENDMENTS SHALL BE ADDED IN ACCORDANCE TO THE SOILS TESTING LABORATORY'S
SERVICE POINTS AS DESIGNATED BY BOTH THE GENERAL AND PLUMBING CONTRACTOR PRIOR TO THE START OF THE OVER-ALL RECOMMENDATION UPON WRITTEN APPROVAL OF THE CITY OF RANCHO PALOS VERDES.SOIL AMENDMENTS SPECIFIED AREA REQUIRED DATE 02-27-20
PROJECT CONSTRUCTION. MINIMUM FOR BIDDING PURPOSES AND SHALL BE MODIFIED IN ACCORDANCE TO THE SOILS TEST WRITTEN RECOMMENDATIONS.ALONG WITH
SOIL TEST SAMPLES THE CONTRACTOR SHALL SUBMIT TO THE TESTING LABORATORY A COPY OF THE PLANT LIST. SCALE AS SHOWN
8, ALL IN GROUND NON-PRESSURE LINES SHALL BE PVC SCHEDULE 40(MIN.3/4"1 WITH PVC SCHEDULE 40 SOLVENT-WELD FITTINGS.
ALL IN GROUND PRESSURE MAINS SHALL BE SCH.80 PVC WITH SCH 80 PVC FITTINGS.ALL IN GROUND NON-PRESSURE AND FINISHED GRADES:SHALL BE I"BELOW TOP OF SURROUNDING HARD SURFACES FOR GROUND COVER AREAS AND 2"IN LAWN AREAS. DRAWN BY SH
PRESSURE LINES SHALL BE INSTALLED IN PLANTERS AND LAWN AREAS WHENEVER POSSIBLE.
SOIL PREPARATION: CHECKED BY AA
9. THREADED FITTINGS AND RISERS SHALL BE SCHEDULE 80 PVC UNLESS OTHERWISE INDICATED ON THE DRAWINGS. IRRIGATE DEEPLY TO HELP LOWER ALKALINITY AND SODIUM.BALANCE SOIL MOISTURE WITH SOIL AERATION.WHEN THE ALKALINITY AND
SODIUM ARE LOWER,DO NOT OVER LEACH AND REMOVE ESSENTIAL MINERALS.
10. ALL PIPES UNDER PAVED AREAS SHALL BE INSTALLED IN OVERSIZED PVC SCHEDULE 40 PIPE SLEEVES PRIOR TO PAVING(MINIMUM
TWICE THE DIAMETER OF THE IRRIGATION UR ELECTRICAL LINES,UNLESS OTHERWISE INDICATED ON THE DRAWINGS). PLANT MATERIALS:PROVIDE PLANTS OF THE SPECIES,KINDS.SIZES.AND SPACING,ETC.,AS NOTED ON THE DRAWINGS.PLANTS SHALL BE
SYMMETRICAL,TYPICAL FOR VARIETY AND SPECIES.SOUND,HEALTHY,VIGOROUS,FREE FROM PLANT DISEASE,INSECT PESTS OR THEIR EGGS,
11. THE CONTRACTOR SHALL FLUSH ALL IRRIGATION LINES AND ADJUST ALL IRRIGATION HEADS AND DRIPLINE FOR 100%COVERAGE AND SHALL HAVE HEALTHY,NORMAL ROOT SYSTEMS.WELL FILLING THEIR CONTAINERS,BUT NOT TO THE POINT OF BEING ROOT BOUND.
AND TO PREVENT OVERSPRAY ONTO WALKS WALLS DRIVEWAYS.AND BUILDING. REVISIONS/PLAN LOG
12. BACKFLOW DEVICES SHALL BE PROVIDED AND INSTALLED IN ACCORDANCE WITH THE DRAWINGS AND LOCAL PLUMBING CODE.
FERTILIZER/HERBICIDES: !11 02-27-20
• THE CONSULTANT/CONTRACTOR SHALL LIMIT THE USE OF FERTILIZER DURING THE RESTORATION PROJECT TO AREAS DIRECTLY AROUND
13. IRRIGATION HEADS IN AREAS ADJACENT TO WALKS,CURBS OR OTHER MOUNTABLE HAROSCAPE SHALL BE POP-UPS. THE PLANTED CONTAINERS.
• THE CONSULTANT/CONTRACTOR SHALL AVOID THE USE OF PRE-EMERGENT HERBICIDES THROUGHOUT THE PROJECT AREA.INSTEAD.THE
14. UPON COMPLETION OF THE WORK.THE CONTRACTOR SHALL REMOVE ALL HIS MATERIALS,EQUIPMENT AND WASTE AND DEBRIS TO CONSULTANT/CONTRACTOR SHOULD EVALUATE WHETHER THE USE OF MULTIPLE GROW AND KILL CYCLES IS APPROPRIATE FOR SITE
THE SATISFACTION OF THE CITY OF RANCHO PALOS VERDES. PREPARATION.
15. THE SPRINKLER INSTALLATION SHALL NOT BE DEEMED"COMPLETE"UNTIL THE CONTRACTOR HAS INSTALLED AND ADJUSTED ALL
SPRINKLER HEADS,VALVES DRIPLINE,AND ALL RELATED IRRIGATION EQUIPMENT TO THE SATISFACTION OF THE CITY OF RANCHO
PALOS VERDES AND HAS SUBMITTED APPROVED"AS-BUILT"DRAWINGS.
16. THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS,CONFERENCE AND INSPECTIONS REQUIRED BY THE CITY FOR HIS
PORTION OF THE WORK.
17. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES.
18. PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF
THE SPECIFIED IRRIGATION DEVICES.
PROJECT AND CLIENT NAME
19. CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.
20. ALL IRRIGATION EQUIPMENT AND INFRASTRUCTURE WILL BE TEMPORARY IN NATURE AND INSTALLED ABOVE GROUND SO THAT IT
CAN EASILY BE REMOVED Al THE CONCLUSION OF THE PROJECT.
21. THE RESTORATION SITE SHALL BE OFF IRRIGATION FOR A MINIMUM OF ONE YEAR PRIOR TO SIGN OFF TO DEMONSTRATE THAT THE
SITE IS SUSTAINABLE.
HERITAGE CASTLE
MUSEM
SUCCESS CRITERIA 5500 PALOS VERDES DR.SOUTH
THE FOLLOWING CRITERIA MUST BE ACHIEVED BEFORE THE RESTORATION IS DEEMED COMPLETE RANCHO PALOS VERDES,CA 90275
1.SOIL AT THE SITE IS STABLE AND SHOWS NO SIGNIFICANT EROSION.
SHEET DESCRIPTION
2.AFTER FIVE YEARS.NON-NATIVE PLANT COVER IS LESS THAN 25%WITH LESS THAN 15%COVER OF INVASIVE PERENNIAL
SPECIES.WITH THE POSSIBLE EXCEPTION OF NON-NATIVE ANNUAL GRASSES.
3.NATIVE PLANT COVER AFTER THREE YEARS IN THE CSS COMMUNITY SHOULD BE GREATER THAN 40%VWATH AT LEAST 30% NOTES
COVER FROM PERENNIAL SPECIES.AT FIVE YEARS,TOTAL NATIVE COVER SHOULD BE GREATER THAN 50%PERCENT WITH
APPROPRIATE SPECIES DIVERSITY.
MONITORING PROGRAM.
THE REVEGETATED AREA SHOULD BE MONITORED FOR FIVE YEARS WITH REPORTS PREPARED IN YEARS ONE THROUGH THREE.AND
FIVE.MONITORING SHOULD DOCUMENT RESTORATION PROGRESS AND PROVIDE DIRECTION AND MAINTENANCE RECOMMENDATIONS.
MONITORING WILL INCLUDE BOTH HORTICULTURAL AND BOTANICAL COMPONENTS.PVPLC OR THEIR AGENTS SHALL
1.CONDUCT HORTICULTURAL MONITORING TO DETERMINE PLANT COMPOSITION,PLANT HEALTH PERFORMANCE OF
MAINTENANCE PERSONNEL AND RECOMMENDED MAINTENANCE ACTIVITIES.
2.CONDUCT BOTANICAL MONITORING IN YEARS 3 AND 5 TO QUANTITATIVELY MEASURE THE PROGRESS OF THE RESTORATION
EFFORT BY MEASURING PLANT COVER,PLANT COMPOSITION,AND WEED COVER.BOTANICAL MONITORING SHALL FOLLOW THE
CALIFORNIA NATIVE PLANT SOCIETY FIELD SAMPLING PROTOCOL(GNPS 2011).
3.TAKE PHOTOGRAPHS OF THE RESTORATION SITE VIEWING THE SITE FROM DIFFERENT LOCATIONS.PHOTOGRAPHS SHALL BE
TAKEN AT THE SAME LOCATIONS EACH YEAR.
SHEET NUMBER L-3.0 CF 4
PROJECT NUMBER
:AEU URUUF INC.IS NUT RESPONSIBLE FUR IME
+1.l.UNAL,f UR,v1APLETENESS OF REPRUDUUIIONS
vl THIS U.-WENT GENERATED Sv LITHE.FNUM
EL,MA".ME UK
NUI PUBLISHED-ALL RIGHTS RESER JEU
■
■
NOTES:
CO VALVE BOX WITH COVER
1, SEE SPECIFICATIONS PRIOR TO INSTALLATION OF
PLANT MATERIALS.
VARIES,SEE® RAINBIRD VB-STD
-REDUCED PRESSURE BACKFLOW GROUP
2. CROWN OF ROOTBALL TO BE 1/2"•1"ABOVE FINISH
I••'
V HANDLE DEVICE AS SPECIFIED. PVC MAINLINE 3/4"DISC FILTER 3GRADE.
. PLANTING HOLE TO BE DUSTED WITH GYPSUM
landscape architecture
__ 0 /�\ REMOTE CONTROL 3/4"PRV 45 PSI HF BEFORE BACKFILLING.
U 12 INCH DEPTH OF 3/4 INCH `, --UALVANILED NIPPLES AND VALVE 1"FPT 1505 border avenue
`� $<>, 4 WASHED CRUSHED ROCK - ' 4 ELL AS REQUIRED. 12'X 18' PVC OR POLY L� �� A SHALLOW BASIN 2" itOrfQt1C@ CO 90501
�/ 3`MIN- Iltl III LATERAL LINE T 31Q787.1055 F 31Q787.9291
�_ 10"MAX. �,, U PVC UNION SCH.80(2) � `•� VALVE BOX \ DEEP SHALL BE
„..
`J v FORMED AROUND
GALVANIZED UNIONS AT ��r uo�" ° ROOTBALL BELOW
6"
I�, 1 i; ('�PVC SCH.80 NIPPLE. EACH SIDE. illpirli FINISH(aRAOE-�• LENGTH AS REQUIRED. cy
GALVANIZED RISERS. 2 FINISH GRADE
� _ _ ♦ U5 I. BALL VALVE u-�- !-U Il OJ# "- I-,.f_{-W D—III— =ffil �—'T _UALVANILEDELL.10 • 1 IM o a f1 ► ° ..1".,o, -II-( III=I(-IZ-11,31- NIPPLE TYPICAL EA.SIDE, ` x _ - �� y' ,E.,5�•.�. $�, � f �- -�- +r a
� I i i 1t. a � �,o
o$O�o 08•'$$O°° $° °•cN -W-1 n-m-m=m 0 ®APPROVED BACKFILL, '''',..CO,',eG Caa
12' $$�$° ° t3°� PVC MALE ADAPTER SCH. - rMwIMUM - -\ ` -1 THOROUGHLY MIXED 4a' F 4hI
_PVI COUPLER AND Tl-I% ' 0 PRIOR TO �'3
'o :°O o 0,381.q
$N ° $ W , g0 sC;HEDULE 80 TOE NIPPLE. CLEARANCE Q U
�cl.''qr.'•° +o ° °$ $o$$ IYPI(AL EA(H SIDE r r Z i I INSTALLATION(SEE s-
•„Q`bn R$r r o o o o o o 0 0 0 0 0 0 0
8 FINISH GRADE/TOP OF SERVICE 0 0 0 0 0 0 0�• 0 0 0 0 0 0 0 0 0 ' O III-��/ 'III- SPECIFICATIONS) •-.h..-•
,.✓,,.,... J SIDE ' • •/.,/, g g g %, O I �- -
MULCH 2'FOR SHRUB 3 �� 0 0 0 0 0 0•�� o 0 0 0 0 0 0 0 0 _� Al--11
G.C.AREAS,1"FOR LAWN o o°o°o°o°o°0°u o 00 00 00 00 00 00 0000 00 . ��lr P'6 1. M n 9 r,°.,4 M.P-4?n4r,i 4 r,9A(..2 n4r.4�,.`9 A9.;4 O ._!-/ /`� III A•9F CAL+1l
0 0 3 AREAS •'__ MAINLINE SIZE L, +� T'-"1 [11
AS PER PLANS. 1 CU.FT.PEA 1"X 3M'SCH 40 Lu 11-�I-ffl I M 1 -1 UNDISTURBED NATIVE
BRICK(1 OF 2) CONE RETE THRUST bLUCK i� ❑
WOWS.OF CONCRETELEACH GRAVEL SUMP RED BUSHING TzT -I T I I-T=I'„��I I I ��� GRADE OR CERTIFIED
NOTE COMPACTED FILL PER
1. BALL VALVE SHALL BE INSTALLED IN SHRUB AREAS UNLESS OTHERWISE BRICK SUPPORT - 4 SPECIFICATIONS DATE 02-27-20
DIRECTED. (1-EA.CORNER) X DIAMETER OF ROOT BAL
2. USE TEFLON TAPE ON ALL THREADED FITTINGS. SCALE AS SHOWN
O NIBCO BALL VALVE 2
(4 REDUCED PRESSURE BACKFLOW DEVICE © d:
NETAFIM HIGH FLOW CONTROL ZONE �„� SHRUB PLANTING DRAWN BY SH
N.T.6. 328406.31N.1.L P-NEAM.RUHL-11 N.1.8. NO-C0 0 N.1A 32 1/333,13-04 CHECKED BY AA
-FLUSH VALVE - BUBBLER OR DRIP EMITTER -PRESS.REGULATOR
REVISIONS/PLAN LOG
--- „u-fes-.N ` A 02-27-20
I I I, I I - I ' I NOTE'RAIN BIRD BUBBLERS.EMITTERS.SPX-FLEX TUBING.AND SPX FITTINGS.INSTALL
TOP BUBBLER/EMITTER INSIDE OF PLANT WATERING BASIN ADJACENT TO ROOT BALL.USE A46 'I 6
/ \J I 410 OF
SL NON-HARDENING TEFLON PIPE SEALANT ON ALL THREADED CONNECTIONS.
l\ SLOPE
BUBBLER OR DRIP EMITTER
SPX-FLEXR SBA-050
TUBING. EQ. EQ SPIRAL BARB
LENGTH ASFITTINGS.2 STAKE
REQUIRED 1 I I REQ./TUBE CHECK VALVE
RAIN BIRO SPX-FLEX TUBING,
41111 EQ. t LENGTH AS REQUIRED,SWEEP
SHRUBS . TUBING FROM FITTING UP TO
MAXIMUM LATERAL LENGTH-200 FEET ---r VERTICAL AT BASE OF PLANT
-•-?------ -- P AS SHOWN,ANGLE VARIES
I I I 11 PLANT.SEE PLANTING
. PLANS 4111 .A I 7 1 I SEE AND SPACING PE,SIZE
l LATERAL LINE,
/ SPECIFICATIONS FOR TYPE f'flUJE C(AND CLIENT NAME
C4'-'
TOS-050 PIPE STABILIZER UVR•SCH.40 PVC SxSxT TEE 1�IGALVANIZEDFITTING LATERAL x tr2"INLETmonemo
TUBING STAKE� SIZE r/' SBA-050 SPIRAL BARB FITTING
I / %,
Oy TOE
REE OF
WV
DRIP CONTROL VALVE AND- SLOPE HERITAGE CASTLE
J WYE FILTER WITHIN A
JUMBO VALVE BOX PLANT WATERING BASIN MUSEM
-/TREE IRRIGATIO r SBA-050 SPIRAL BARB FITTING / _� f 5500 PALOS VERDES DR.SOUTH
.'I I SSf\.'Ill IIS _ _ _ _-III RANCHO PALOS VERDES,CA 90275
CONTROL VALVE SIZED RISER `. -I1 "Ara I 1-11 11I- III I
ASSEMBLY WITH 280'ELLS 11=111=111=1 11-I I I1=1 11= E9�j SHEET DESCRIPTION
III—III_III_III—III—I ! •�.
r En 11-I11-111-III-III-III= Ark
-III=III-111=111-111-1 !! DETAILS
CONTROL VALVE t SLOPE TRANSITION ASSEMBLY WITH i I-I I 1-III-111-1 1-11 11-•I'-'Ir1!;_;;;;_••• •,._..._•••
MANIFOLD MAINLINE 2 SXT 80•ELLS ANDA 6"LONG NIPPLE NATIVE SOIL
ROOT BALI OF PLANT
RAIN BIRD BUBBLERS.EMITTERS.SPX-FLEX TUBING.SPX FITTINGS&TOS-050 TUBING STAKES.
BACKFILL
© POINT TO POINT DRIP IRRIGATION LAYOUT 6 DRIP EMITTER INSTALLATION
N.1.8 P{IyNEN-HERF13 N.I.8 P•C6HER•HERF 18
SHEET NUMBER L-4.0 OF 4
PROJECT NUMBER
bEEU UNVVF MLU.lb NUT RE`uVUNSISLE FUR THE
AULUNAUf UN LUail TENESS Uf REPRUDUUIIONS
VF I.WLVMENI GENERAIEV SY C.,NIERS FROM
LILLIKONR.MEUN.
O NUI PUBLISH.,ALL RIUNIS RESERVED
in
