CC SR 20211019 02 - Ladera Linds Park and Community Center
PUBLIC HEARING
Date: October 19, 2021
Subject:
Consideration and possible action to approve the Landscape Plan, Lighting Plan and Safety and Security
Plan for the Ladera Linda Community Center and Park project.
Recommendation:
1. Approve the updated Landscape Plan;
2. Approve the updated Lighting Plan;
3. Approve the updated Safety and Security Plan;
4. Receive and file the project cost estimates; and,
5. ADOPT RESOLUTION NO. 2021-___, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING REVISION NO. 1 TO A VARIANCE, CONDITIONAL USE
PERMIT, MAJOR GRADING PERMIT, AND SITE PLAN REVIEW FOR THE LADERA LINDA PARK AND
COMMUNITY CENTER PROJECT THEREBY AMENDING 1) CONDITION NOS. 12, 57, 60 AND 61 TO
ALLOW AN INCREASE IN THE OVERALL HEIGHT OF ON-SITE LIGHT STANDARDS AND CAMERA
POLES TO 16 FEET THROUGHOUT THE PROJECT SITE TO ACCOMMODATE A SURVEILLANCE
CAMERA SYSTEM AND IMPROVING ON-SITE LIGHTING; AND 2) CONDITION NOS. 40, 41, 42, 43
AND 59 TO FURTHER CLARIFY PARK AND COMMUNITY CENTER HOURS OF OPERATION (CASE
NO. PLCU2020-0007).
6. Report of Notice Given: City Clerk
7. Declare Public Hearing Open: Mayor Alegria
8. Request for Staff Report: Mayor Alegria
9. Staff Report & Recommendation: Ramzi Awwad, Director of Public Works and Octavio Silva,
Deputy Director/ Planning Manager
10. Council Questions of Staff (factual and without bias):
11. Public Testimony:
Principal Parties 10 Minutes Each. The appellant or their representative speaks first and will generally be allowed ten minutes. If the
applicant is different from the appellant, the applicant or their representative will speak following the appellant and will also be
allowed ten minutes to make a presentation.
A. Applicant: City of Rancho Palos Verdes
B. Testimony from members of the public:
The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking
for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who
intend to speak.
12. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor Alegria
13. Council Deliberation:
The Council may ask staff to address questions raised by the testimony, or to clarify matters. Staff and/or Council may also answer
questions posed by speakers during their testimony. The Council will then debate and/or make motions on the matter.
14. Council Action:
The Council may: vote on the item; offer amendments or substitute motions to decide the matter; reopen the hearing for additional
testimony; continue the matter to a later date for a decision.
CITY COUNCIL MEETING DATE: 10/19/2021
AGENDA REPORT AGENDA HEADING: Public Hearing
AGENDA TITLE:
Consideration and possible action to approve the Landscape Plan, Lighting Plan and
Safety and Security Plan for the Ladera Linda Community Center and Park project.
RECOMMENDED COUNCIL ACTION:
(1) Approve the updated Landscape Plan;
(2) Approve the updated Lighting Plan;
(3) Approve the updated Safety and Security Plan;
(4) Receive and file the project cost estimates; and,
(5) ADOPT RESOLUTION NO. 2021-___, A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF RANCHO PALOS VERDES APPROVING REVISION NO. 1 TO
A VARIANCE, CONDITIONAL USE PERMIT, MAJOR GRADING PERMIT, AND
SITE PLAN REVIEW FOR THE LADERA LINDA PARK AND COMMUNITY
CENTER PROJECT THEREBY AMENDING 1) CONDITION NOS. 12, 57, 60 AND
61 TO ALLOW AN INCREASE IN THE OVERALL HEIGHT OF ON -SITE LIGHT
STANDARDS AND CAMERA POLES TO 16 FEET THROUGHOUT THE
PROJECT SITE TO ACCOMMODATE A SURVEILLANCE CAMERA SYSTEM
AND IMPROVING ON-SITE LIGHTING; AND 2) CONDITION NOS. 40, 41, 42, 43
AND 59 TO FURTHER CLARIFY PARK AND COMMUNITY CENTER HOURS OF
OPERATION (CASE NO. PLCU2020-0007).
FISCAL IMPACT: None
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: James O'Neill, Project Manager
Octavio Silva, Deputy Director of Community Development/Planning
Manager
REVIEWED BY: Ramzi Awwad, Public Works Director
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Resolution No. 2021-__ (page A-1)
B. Updated Landscape Plan (page B-1)
C. Updated Lighting Plan (page C-1)
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D. Updated Safety and Security Plan (page D-1)
BACKGROUND:
On September 21, 2021, a public hearing was conducted by the City Council to consider
approving a Safety and Security Plan for the Ladera Linda Community Center and Park
Project and amending the City Council-adopted Conditions of Approval to increase the
height of on-site light poles to 16 feet to accommodate collocating security surveillance
cameras (Planning Case No. PLC2020-0007).
At that meeting, the City Council received community input and directed Staff to bring
back an updated Safety and Security Plan, Lighting Plan, and Landscape Plan, as well
as an updated project budget for City Council review. The City Council also directed Staff
to work with residents from the Ladera Linda neighborhood in considering updates to
these plans, particularly as it relates to the location and number of surveillance cameras
and poles, and lighting.
Since the September 21 meeting, Staff virtually met on two occasions with certain
residents from the Ladera Linda Neighborhood , and worked closely with the project
architect and security subconsultant to update the Safety and Security Plan, Lighting
Plan, and Landscape Plan. The City Council is now being asked to review and approve
the updated plans this evening, as well as receive and file the project cost estimates.
DISCUSSION:
Updated Landscape, Lighting and Safety and Security Plans
Based on the September 21, 2021 Council input and concerns raised by certain residents
from the Ladera Linda neighborhood at that meeting, Staff made initial revisions to the
Lighting and Safety and Security Plans to present to the neighbors that included the
following:
• Lighting Plan
o Eliminated bollard lighting around pedestrian path of lower tier
o Eliminated bollard lighting at pedestrian access gate
o Eliminated bollard lighting on pathway behind building
o Replaced pole lighting for path to dispersal area with handrail lighting
o Reduced number of light poles in play area
• Safety and Security Plan
o Eliminated camera at driveway entrance
o Eliminated two cameras at Americans with Disabilities Act (ADA) pedestrian
entrance/maintenance gate
o Relocated camera for large lawn area at lower tier
o Relocated camera from small field area to paddle tennis court
o Relocated camera at play area
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On September 30, 2021, Staff virtually met with some of the neighbors in the Ladera
Linda neighborhood to review and receive their input on the initial revisions to the Lighting,
Safety and Security, and Landscape plans. During that meeting, the neighbors provided
Staff with their requested further revisions. Based on that meeting, a second set of
revisions to the Lighting, Safety and Security, and Landscape plans were made.
On October 7, 2021, Staff again met virtually with some of the neighbors in the Ladera
Linda community to discuss the second set of revisions to the Lighting, Safety and
Security, and Landscape plans. Based on those discussions, a third set of revisions to
the Lighting, Safety and Security, and Landscape plans were made.
Staff’s goal was to converge with the neighbors on a common recommendation for the
Lighting, Safety and Security, and Landscape plans. However, at the conclusion of these
meetings, there remained some differences between the neighbors’ recommendations
and Staff’s recommendations. Those differences and the reasoning behind Staff’s
recommendations will be summarized below by plan type. Additionally, the differences
will be noted between what was presented to Council on September 21, 2021 and the
current updated plans.
Updated Landscape Plan
Residents from the Ladera Linda neighborhood that met with Staff recommended the
following revisions:
• Provide a sidewalk on the north side of the driveway .
• Eliminate the node and bench at the southeast corner of the lower tier, or as a
secondary option, move the node and bench to the middle or upper tier.
• Locate the ADA compliant pedestrian path near the driveway to eliminate the need
to provide an ADA compliant pedestrian access through a locked, call -activated
gate adjacent to the maintenance gate on Forrestal Drive .
• Eliminate the pedestrian path around the large lawn at the lower tier, or as a
secondary option, eliminate the pedestrian path on the south side .
• Do not open ocean views by removing existing brush just below the top of the slope
on the south side of the site, or as a secondary option, maintain existing vegetation
adjacent to the southern slope at the lower tier.
In response to meetings with the residents from Ladera Linda while factoring past City
Council decisions regarding the project, Staff updated the Landscape Plans (Attachment
B) to include the following:
• Retain the existing sidewalk on the south side of the driveway and provide ADA
compliant pedestrian access through a locked, call-activated gate adjacent to the
maintenance gate on Forrestal Drive. This will minimize costs for constructing a
new driveway with a sidewalk on the north side or constructing a new ADA -
compliant access ramp between Forrestal Drive and the park site. Furthermore,
the City Council had previously decided against this option due to the cost of
providing the needed ramp system.
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• Move the viewing node and bench to the west side of the lower tier, or middle or
upper tier, and expand the lawn area into the area previously allocated for the
viewing node and bench. Staff recommends moving, rather than eliminating, the
viewing node. This is because it provides a feature, not included anywhere else in
the park, that allows a small gathering separate from the other activity areas.
It should also be noted that Staff does not recommend eliminating any of the pedestrian
paths around the large lawn at the lower tier because it is a core concept of the original
project, which has already been approved by the City Council.
Regarding improving views experienced from the site, including the proposed building,
Staff does not recommend limiting the opening of ocean views because it is also a core
concept of the original project, which has already been approved by the City Council.
Moreover, as it relates to public views, pursuant to the General Plan , specifically the
Visual Resources Element, the City’s Goal is to “preserve views and vistas for the public
benefit and, where appropriate, the City should strive to enhance and restore these
resources and the visual character of the City, and provide and maintain access for the
benefit and enjoyment of the public.” Many of the policie s listed in the Visual Resources
Element support this goal as it relates to the Ladera Linda Community Center and Park
Project, such as, enhance views and vistas through visual accents, and develop and
maintain public access to paths and trails for the enjoyment of views.
Updated Lighting Plan
Residents from the Ladera Linda neighborhood that met with Staff recommended the
following revisions to the Lighting Plan:
• Include automatic light shutoffs when the facility closes.
• Move the dispersal area to the parking lot.
• No on-site lighting outside of the parking lot.
• Light poles should not exceed 10 to 12 feet in height.
• Close the Ladera Linda Community Center and Park at sunset so that no lighting
is needed.
In response to meetings with the residents from Ladera Linda and input from the City
Council at the September 21 meeting, Staff updated the Lighting Plan (Attachment C) to
include the following:
• Amend the Council-adopted Conditions of Approval to require lights to be shut off
approximately one hour after the community center closes.
• Move the dispersal area to the parking lot and meet the minimum lighting level for
the dispersal area by changing the parking lot lighting from 16 single-head poles
to 11 single-head poles and 6 double-head poles, for a total of 17 light poles.
• Amend the Council-adopted Conditions of Approval to allow the light and
surveillance camera poles to be 16 feet in height.
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• Use bollard and handrail lighting, instead of overhead lights mounted on poles, to
light pedestrian pathways outside of the parking lot.
Staff does not recommend closing the Ladera Linda Community Center and Park site at
sunset because that would be inconsistent with hours set for other City parks and
recreational facilities, and would further limit the use of the park grounds by the general
public including residents from the Ladera Linda neighborhood who use the park ground
for their evening walks. However, Staff recommends amending the Council-adopted
Conditions of Approval requiring that the on-site lights, except for minimal security
lighting, be shut off approximately one hour after the community center closes to allow for
Staff to complete shutdown operations and safety leave the premises.
Staff does not recommend eliminating lights outside the parking lot. The lighting proposed
outside the parking lot has been greatly reduced from what was originally recommended
by the lighting consultant. Lighting has been removed from the updated Lighting Plan
throughout many areas of the park site, and only bollard and handrail lighting is proposed
to provide some minimal safety lighting for travel paths to assist exiting the facility in the
hour after sunset.
Lastly, Staff does not recommend limiting pole heights to 10 or 12 feet because such
limited heights would not allow for the co-location of lights and security cameras, and thus
prevent an overall reduction of poles for the project; and lower pole heights would require
more poles to achieve similar light levels in the parking lot which is not considered best
practice. Additionally, 10- to 12-foot tall poles would not provide sufficient lighting to create
a dispersal area in the parking lot, thereby causing the dispersal area to be relocated to
the upper tier and increasing the number of light poles to properly illuminate the dispersal
area per the building code.
The change in the number of light fixtures between what is currently recommended by
Staff in the updated Lighting Plan (in boldface) and what was originally presented on
September 21, 2021, is as follows:
• Lower Tier:
o September 21, 2021: 11 light poles (10 feet in height) and 11 bollards.
o October 19, 2021: 13 bollards.
• Middle Tier:
o September 21, 2021: 16 light poles (16 feet in height) and 7 bollards.
o October 19, 2021: 17 light poles including 6 double-head poles (16 feet
in height) and 0 bollards.
• Upper Tier:
o September 21, 2021: 9 light poles (16 feet in height), 3 bollards, and
handrail lighting.
o October 19, 2021: 0 light poles, 8 bollards, and handrail lighting.
• Total
o September 21, 2021: 25 light poles at 16 feet in height, 11 light poles at 10
feet in height, 21 bollards at 42 inches in height, and handrail lighting.
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o October 19, 2021: 17 light poles at 16 feet in height (including 6 double-
head poles), 21 bollards at 42 inches in height, and handrail lighting.
Updated Safety and Security Plan
Residents from the Ladera Linda neighborhood that met with Staff recommended the
following revisions to the Safety and Security Plan:
• No cameras at the top of the driveway or at the ADA compliant pedestrian
gate/maintenance gate along Forrestal Drive.
• Minimize the number of overall cameras used throughout the site.
• Install security shutters to the Community Center for all glazed areas.
In response to meetings with the residents from Ladera Linda and input from the City
Council at the September 21 meeting, Staff updated the Safety and Security Plan
(Attachment D) to include the following:
• No cameras at the top of the driveway or at the ADA compliant pedestrian
gate/maintenance gate along Forrestal Drive.
• Install cameras for the activity areas and some paths.
• Install security shutters only for the breezeway, as shown in the Council-approved
plans dated April 6, 2021.
As a matter of best practices as it relates to current safety and security measures, Staff
does not recommend minimizing the use of overall cameras, and instead recommends
cameras for activity areas and some paths to deter vandalism and theft, and aid in
investigations in the event an incident occurs.
Staff does not recommend security shutters for all glazing for several reasons. The cost
of shutters (estimated to be approximately $195,000, after deducting the costs of some
building cameras and all glass break sensors yet excluding architectural/engineering
costs and contingencies) do not seem to be proportional to the value of the items being
protected from theft or vandalism. Additionally, the shutters are not considered a
replacement for an intrusion system. Staff does not recommend altering the building
design to accommodate the addition of security shutters at a later date because it is
estimated to cost approximately 50% or more of the estimated cost to install the shutters.
The change in the number of surveillance cameras between what is currently
recommended by Staff in the updated Safety and Security Plan (in boldface) and what
was originally presented on September 21, 2021, is as follows:
• Lower Tier:
o September 21, 2021: 2 cameras at ADA accessible pedestrian
entrance/maintenance gate, 1 camera at the driveway, and 1 camera
situated at the southern part of the large lawn area.
o October 19, 2021: 1 camera co-located with a light pole at the
northeast part of the parking lot facing towards the lawn area.
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• Middle Tier:
o September 21, 2021: 1 camera at the base of the driveway, 2 cameras at
the parking lot, 1 camera south of the building, and 7 cameras on the
building.
o October 19, 2021: 1 camera at the base of the driveway, 2 cameras at
the parking lot, 1 camera south of the building, and 7 cameras on the
building.
• Upper Tier
o September 21, 2021: 2 cameras for play areas, 1 camera for the basketball
court area, 1 camera for the ramps to the building, and 1 camera for the
small lawn area to
o October 19, 2021: 2 cameras for play areas, 1 camera for the basketball
court area, 1 camera for the ramps to the building, and 1 camera for
the paddle-tennis court.
• Total:
o September 21, 2021: 13 cameras on 13 poles and 7 building cameras.
o October 19, 2021: 10 cameras on 8 poles and 7 building cameras.
The updated Safety and Security plan recommended at this time incorporates the use of
light and/or camera poles that are 16 feet in height. This requires an amendment to the
Council-adopted Conditions of Approval to increase the pole height from 10 feet to 16
feet, which is discussed later in this report.
Project Cost Estimates
At the September 21 meeting, the City Council requested information on the project cost.
Below are the cost estimates for the project, as presented on July 6, 2021 . The site
lighting estimate was revised from $800,000 to $700,000 to account for a value
engineering change of the light pole type. The current proposed changes to the
landscape, lighting, security, and design costs have not yet been estimated. If Council
approves the recommended plans, the overall costs are expected to be cost neutral.
Table Nos. 1 through 5 below show the estimated project costs. The “Committed” column
shows commitments as of July 6, 2021 where the City has contracted with a particular
vendor. The “Estimated Future” column shows estimated future costs from July 6, 2021
forward. The “Total Estimate” column shows the total estimated projects costs from July
6, 2021 forward.
To date, the City has expended approximately $550,000 which is n ot included in the
commitments or estimated future costs below, consistent with prior cost estimate
reporting.
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Table 1- Estimated Building Construction Costs
ENCLOSED BUILDING COMMITTED
(07-06-21)
ESTIMATED
FUTURE
TOTAL
ESTIMATE
Demolition (Existing Building) - $340,000 $340,000
Foundation, Walls, Roof, and
Floor - $3,210,000 $3,210,000
Mechanical, Electrical, and
Plumbing - $1,635,000 $1,635,000
Furniture, Fixtures, and
Equipment (Fixed) - $245,000 $245,000
Sub Total - $5,430,000 $5,430,000
COVERED BUILDING
Roof Framing - $80,000 $80,000
Roofing - $155,000 $155,000
Soffit Finish - $320,000 $320,000
Sprinklers - $65,000 $65,000
Sub Total - $620,000 $620,000
BUILDING SECURITY ELEMENTS
Building Security - $75,000 $75,000
Sub Total - $75,000 $75,000
LOOSE FURNITURE, FIXTURES,
AND EQUIPMENT
Tables, Chairs, Etc. - $200,000 $200,000
Audio-Visual Equipment - $140,000 $140,000
Sub Total - $340,000 $340,000
UTILITIES
Site Utility Lines - $515,000 $515,000
Electric Transformer and Feeder - $200,000 $200,000
Sub Total - $715,000 $715,000
OTHER
Hazardous Materials Abatement
for Existing Buildings - $105,000 $105,000
Sub Total - $105,000 $105,000
CONSTRUCTION CONTINGENCY
5% Construction Contingency
(Excludes Loose FFE, Electric
Transformer and Feeder, Hazmat
Abatement)
- $335,000 $335,000
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ENCLOSED BUILDING COMMITTED
(07-06-21)
ESTIMATED
FUTURE
TOTAL
ESTIMATE
Sub Total - $335,000 $335,000
Building Construction Total - $7,620,000 $7,620,000
All costs are rounded to the nearest $5,000 to reflect a level of precision that is commensurate with
a forecast of expected future costs.
Table 2- Estimated Park Grounds Construction Costs
PARK GROUNDS COMMITTED
(07-06-21)
ESTIMATED
FUTURE
TOTAL
ESTIMATE
Site Preparation, Including Rough
Grading
- $995,000 $995,000
Landscaping and Irrigation - $1,385,000* $1,385,000*
Stormwater Drainage - $420,000 $420,000
Outdoor Furnishings - $200,000 $200,000
Fencing and Walls - $895,000 $895,000
Sub Total - $3,895,000* $3,895,000*
EXTERIOR LIGHTING
Exterior Lighting - $700,000** $700,000**
Sub Total - $700,000** $700,000**
SITE SECURITY ELEMENTS
Site Security - $25,000*** $25,000***
Sub Total - $25,000*** $25,000***
CONSTRUCTION CONTINGENCY
5% Construction Contingency - $235,000 $235,000
Sub Total - $235,000 $235,000
Park Construction Total - $4,855,000 $4,855,000
All costs are rounded to the nearest $5,000 to reflect a level of precision that is commensurate with
a forecast of expected future costs.
*Will need to be re-estimated to account for changes in Landscape Plan
**Will need be re-estimated to account for changes in Lighting Plan
***Will need to be re-estimated to account for changes in Safety and Security Plan
Table 3- Estimated General Construction Costs
HARDSCAPE COMMITTED
(07-06-21)
ESTIMATED
FUTURE
TOTAL
ESTIMATE
Parking Lot - $640,000 $640,000
Sidewalk and Paths, including
Fine Grading
- $1,070,000* $1,070,000*
Sub Total - $1,710,000* $1,710,000*
CONSTRUCTION CONTINGENCY
5% Construction Contingency - $85,000 $85,000
Sub Total - $85,000 $85,000
General Construction Total - $1,795,000 $1,795,000
All costs are rounded to the nearest $5,000 to reflect a level of precision that is commensurate with
a forecast of expected future costs.
*Will need to be re-estimated to account for changes in landscape plan
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Table 4- Estimated Architecture, Engineering, Management, Administration,
Permitting, and Inspection Costs
PERMITTING AND FEES COMMITTED
(07-06-21)
ESTIMATED
FUTURE
TOTAL
ESTIMATE
Building Plan Check Review - $100,000 $100,000
Utility Service Fees - $50,000 $50,000
Sub Total - $150,000 $150,000
ARCHITECTURE, ENGINEERING,
MANAGEMENT,
ADMINISTRATION, AND
INSPECTION
Planning,
Architecture/Engineering Design
and Construction Administration
Services
$460,000 $335,000Ŧ $1,050,000 Ŧ
Project Management,
Construction Management, and
Inspection
- $880,000 $880,000
Sub Total $460,000 $1,215,000 Ŧ $1,675,000 Ŧ
Architecture, Engineering,
Management, Administration,
Permitting, and Inspection Total
$460,000 $1,365,000 Ŧ $1,825,000 Ŧ
All costs are rounded to the nearest $5,000 to reflect a level of precision that is commensurate with
a forecast of expected future costs.
Ŧ Will need to be re-estimated to account for design changes to landscape, lighting, and security plans
Table 5 – Project Total
PROJECT TOTAL COMMITTED
(07-06-21)
ESTIMATED
FUTURE
TOTAL
ESTIMATE
Building - $7,620,000 $7,620,000
Park Grounds - $4,855,000 $4,855,000
General Construction - $1,795,000 $1,795,000
Architecture/Engineering,
Management, Administration,
Permitting, and Inspection
$460,000 $1,365,000 $1,825,000
Project Total $460,000 $15,635,000 $16,095,000
Comparison to July 6, 2021 Reported Cost Estimate
The July 6, 2021 cost estimate, totaling $15,895,000, only reported commitments from
July 6, 2021 forward; therefore excluding prior commitments, dating as early as 2019, of
approximately $300,000 for services to be provided by Johnson -Favaro, Michael Baker,
and Kosmont. The cost estimate being presented today, totaling $16,095,000 includes
these prior commitments, but also deducts approximately $100,000 in value engineering
savings described earlier in the report.
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Escalation and Market Volatility
The total estimate excludes approximately $100,000 in expected escalation reported on
July 6, 2021. This escalation was the result of moving the construction start date from
February 2022 to March 2022 in order to bring sub-consultant contracts as one single
package rather than sequentially by critical path.
At the July 6, 2021 Council Meeting, Staff informed Council of increased uncertainty in
the construction market, which may affect the overall price that potential construction
contractors would bid to build the project. This is due to greater market volatility in certain
material and skilled labor prices. This may be a temporary phenomenon that resolves in
the short term, or it may continue for a prolonged period. For this reason, the cost
estimating sub-consultant for this project, GMAC, recommends a market volatility factor
of at least 10% of construction costs, or approximately $1,440,000 to account for possible
continuing market volatility.
Revision No. 1 to the Council-adopted Variance and Conditions of Approval
Revisions to Approved Variance
Pursuant to Section 17.56.040(B)(4) (Outdoor Lighting for Non -Residential Uses) of the
RPVMC, light standards are limited to a maximum height of 10 feet, as measured from
the existing grade. Accordingly, City Council-adopted Resolution No. 2021-13 includes
project Conditions of Approval Nos. 12, 57, 60, and 61 that essentially memorialize a light
standard height limit of 10 feet. Based on the Staff recommended Safety and Security
Plan, collocating the proposed surveillance cameras to the light standards is
recommended, but would require increasing the light standard height from 10 feet to 16
feet. To achieve this, a revision to the previously approved Variance and specific
Conditions of Approval is warranted, as discussed below:
Pursuant to Section 17.64.010(A) of the RPVMC, a Variance may be granted because of
practical difficulties, unnecessary hardships or results inconsistent with the general intent
and purpose of the title occurred by reason of the strict interpretation of an y of its
provisions, as reflected in the following findings (Zoning language is in boldface, followed
by Staff's assessment of the project in normal type):
1. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved, or to the intended use of the property, which
do not apply generally to other property in the same zoning district;
The project site is 11.031 acres in size and was originally developed as an elementary
school with multiple classroom buildings and play areas on a three-tiered site due to
the unique and steep topographic conditions in the area, which have been used as a
community center and park facilities since the 1980s. The project proposes to maintain
the same three-tier park layout with new park facilities, sport fields, playground areas
and walking paths. The overall size of the project site and its unique topographic
conditions along with the multi-use components present circumstances that warrant
16-foot-tall light standards and poles to accommodate surveillance cameras to better
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monitor site entry, parking areas and walking trails, while minimizing visual clutter by
limiting the number of on-site vertical infrastructure.
2. That such variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant, which right is possessed by other
property owners under like conditions in the same zoning district;
The installation of 16-foot-tall light standards and poles to accommodate collocating
surveillance cameras is necessary for the preservation and enjoyment of a substantial
property right, which right is possessed by other property owners under like conditions
in the same zoning district. The project site is encumbered by steep topographical
conditions in certain areas of the project site, including transitional slopes between the
various tiers of the park that are not present in other developed institutional zoned
properties. As a public facility owned and operated by the City of Rancho Palos
Verdes, the City is required to provide for safety and security measures throughout
the site to protect the public.
3. That granting the variance will not be materially detrimental to the public welfare
or injurious to property and improvements in the area in which the property is
located; and
The proposal to install 16-foot-tall light standards and poles will not be materially
detrimental to the public welfare or injurious to property and improvements. As part of
the September 21 City Council hearing, some property owners in the area of the
project site expressed view and privacy concerns related to the proposed 16 -foot-tall
light standards and the collocated surveillance cameras. On October 12, Staff visited
a neighboring property at 3855 Pirate Drive, which is located at the intersection of
northeast corner of Pirate Drive and Forrestal Drive to further assess view and privacy
related concerns. Staff also attempted to visit the property at 32205 Sea Raven Drive,
which is located on the southeast corner of Pirate Drive and Forrestal Drive to assess
view and privacy concerns, but was not able to coordinate a day and time with the
property owner to assess the concerns. Based on the site visit that was co mpleted,
views from 3855 Pirate Drive are observed from the living room area in a
southwesterly direction over the lower tier of the project site and include views of the
ocean and Catalina Island, as seen in the photograph below:
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2020 File Photograph
As outlined in the updated Lighting and Safety and Security plans, the proposed 16-
foot-tall light standards and associated cameras have been eliminated from the lower
tier of the project site and along the Forrestal Drive entry. Proposed improvements are
now limited to the middle and upper tiers of the project site, primarily in the parking
lot, community center, and playground areas. Furthermore, the parking lot will be
approximately 30 feet below Forrestal Drive providing for views over the site and over
the proposed light standards. As proposed, the 16-foot-tall light standards and
collocation of surveillance cameras will provide for enhanced safety and security
measures throughout the project site without adversely impairing views.
Public concerns were also expressed with respect to light spillover/glare effect
resulting from the proposed light standards. It is important to note that the proposed
light standards will be designed to incorporate shields to limit light source s and
minimize glare and light trespass. In addition, Staff proposes minimizing the light
spillover/glare effect by amending Condition No. 59 of the proposed Conditions of
Approval to require that all on-site light standards and bollard lighting be turned off no
later than approximately one hour after the closure of the Ladera Linda Community
Center and Park site, seven days a week. As such, Staff is of the opinion that this
finding can be made as outlined in the discussion above.
4. That granting the variance will not be contrary to the objectives of the General
Plan or the policies and requirements of the Coastal Specific Plan.
The project site is not located in the City’s Coastal Specific Plan and the proposal will
not be contrary to the objectives of the City’s General Plan because enhanced security
throughout the site will promote public access to all recreational land and building
additional parks and playfields, where appropriate, for multiple use s by various
groups, as outlined in the Conservation and Open Space Element (Pg. COS -6) section
of the City’s General Plan. Furthermore, conditions are recommended to ensure the
height increase will not adversely impact surrounding properties, as discussed in the
next section.
Revisions to the Conditions of Approval
The proposal to install 16-foot-tall light standards and poles to accommodate the
collocation of surveillance cameras and lighting will require revisions to the previously
approved Project Conditions of Approval, including Condition Nos. 12, 57, 60, and 61 as
follows (deleted text is identified in strikethrough and new text is identified in bold and
underline):
• Condition No. 12: This approval allows for the following:
o Demolition of five existing buildings (18,574 ft 2 in gross area), parking, ancillary
site improvements and landscaping;
13
o Construction of a new 6,790 gross ft2 single-story building (community center) and
adjacent 137 ft2 of covered patio areas with an overall height of 16 feet – 6 ¼
inches;
o Construction of a 400 ft2 storage facility at 12 feet in height for City and emergency
supplies;
o Construction of a 54-stall parking lot located adjacent to building and playground,
including four clean air vehicle spaces;
o Construction of a naturalistic children’s playground area in the upper terrace;
o Construction of one full basketball court and a half-court basketball court in the
upper terrace;
o Renovation of two existing paddle tennis courts in the upper terrace;
o Construction of walking paths throughout park area along with upper and lower
lawn areas;
o Construction of an outdoor tiered seating area between the middle- and upper-
terraces;
o Construction of a lawn area in the lower terrace;
o Utilization of existing Forrestal Drive entrance into the park;
o Installation of low-impact, native and drought-tolerant landscaping, including 30-
foot to 100-foot buffer zone between the building and southerly slope;
o 9,000 cubic yards combined balanced on -site grading (4,500 cubic yards of cut
and 4,500 cubic yards of fill);
o Grading cut and fill over 5 feet in height to support an Americans with Disability Act
(ADA) access ramp between the middle- and upper terraces;
o Construction of retaining and combination walls to a maximum height of
15 ½ feet to accommodate accessibility and ADA compliant ramps;
o Installation of a new 12-foot flagpole;
o Construction of mechanical equipment and refuse storage area;
o Installation of new bike and storage area;
o Installation of vehicular entry gate for park security; and,
o Installation of on-site lighting standards and poles up to 16 feet in height.
• Condition No. 57: An Illuminated mock-up of one of the proposed -10 16-foot-tall light
poles shall be installed for review by the Director of Community Development
prior to installation of the project lighting. shall be placed prior to installation for review
by the Director of Community Development
• Condition No. 60: No outdoor lighting is permitted where the light source or fixture if
located on a building, is above the line of the eaves. If the light source or fixture is
located on a building with no eaves, or if located on a standard or pole, the light source
or fixture shall not be more than 10 16 feet above existing grade, adjacent to the
building or pole.
• Condition No. 61: The parking lot light standards and poles shall be limited to a
maximum height of 10 16 feet, as measured from the adjacent finished grade.
City Council-adopted Resolution No. 2021-13 also includes project Conditions of
Approval Nos. 40, 41, 42, and 43 that establish general hours of operation for the park
14
site, parking lot and community center including facility rental hours. As part of the
preparation of the Safety and Security Plan, Staff identified a need to modify these
conditions to further clarify community center and park closing times, better accommodate
for City-related use of the site and to ensure internal consistency among the established
conditions. In addition, Staff proposes revising Condition No. 59 to establish operational
requirements for the on-site light standards and bollard lighting. More specifically, the
revision would require lights to be turned off no later than approximately one hour after
the closure of the community center and park, seven days a week to limit light spill or
glare from the project site and to preserve the dark sky. These proposed revisions were
not previously presented as part of the City Council’s consideration of the Ladera Linda
Safety and Security Plan on September 21. The proposal to modify the park and
community center operational hours including on-site lighting will require revisions to
Condition Nos. 40, 41, 42, 43 and 59 as follows (deleted text is identified in strikethrough
and new text is identified in bold and underline):
• Condition No. 40: Pursuant to RPVMC Section 12.16.030, the Ladera Linda park
ground hours shall be one hour before sunrise to one hour after sunset, seven
days a week, or as designated by City Council action. Park ground hours may
be extended for City authorized events.
• Condition No. 41: The Ladera Linda parking lot shall be open at 8:00 a.m. to one
hour past the closing of the Community Center as described in Condition No.
42. dusk or to one-half hour after classes end, whichever is later, seven days a
week, or to one-half hour past the ending time of an authorized event, or as
designated by City Council action. such as public meetings
• Condition No. 42: The Ladera Linda Community Center hours shall be open to the
public 8:00 a.m. to 9:00 p.m. one hour after sunset, seven days a week, but no
later than 9:00 p.m. for a scheduled class, program, activity, rental, or as
designated by City Council action. Operating hours may be extended if rentals
are scheduled, or for City conducted business, such as public meetings.
• Condition No. 43: Rental for purposes of the use of the community center shall
mean any contracted or permitted use of a park facility by an individual, business,
non-profit, HOA, or the City, and hours of use shall be limited to between 10:00
a.m. and 9:00 p.m. This restriction does not apply to City meetings.
• Condition No. 59: Parking and security lighting shall be kept to minimum safety
standards and shall conform to City requirements. Fixtures shall be shielded to
emit light below 90 degrees so that only the project site is illuminated; there shall
be no spillover onto residential properties or halo into the night sky.
All on-site light standards and bollard lights shall be turned off no later than
approximately one hour after the closure of the Ladera Linda Community
Center and Park, seven days a week.
15
Based on the above-mentioned analysis, Staff recommends allowing 16 -feet-tall light
standards and poles for the Project to allow collocating the surveillance cameras and
lights where possible on site. This would both reduce costs and result in fewer poles. In
addition, Staff recommends modifying the park and community center hours of operation
including on-site lighting to clarify the closing time for the park and community center,
better accommodate City-related use of the site and to be internally consistent with all
established Conditions of Approval.
ADDITIONAL INFORMATION
Public Notice
On September 30, 2021, a notice announcing consideration of revising the City Council-
adopted Variance and Conditions of Approval at the October 19, 2021 , public hearing
was sent to property owners within a 500-foot radius of the project site, interested parties,
and published in the Peninsula News. It should be noted that the public notice identified
revisions to Conditions of Approval Nos. 12, 29, 57, 60, 61, 41, and 42. Staff inadvertently
did not include proposed revisions to Condition Nos. 40, 43, and 59 as are being
presented as part of this report.
Public Comments
As of the preparation of this report, Staff received no public comments in response to the
notice. Public correspondence received after the transmittal of this st aff report will be
provided to the City Council as late correspondence in advance of the October 19 public
hearing.
ALTERNATIVES:
In addition to Staff recommendation, the following alternative action s are available for the
City Council’s consideration:
1. Do not approve one, two or all three of the updated plans and give alternative
direction to Staff regarding the plan or plans that are not approved.
2. Take other action, as deemed appropriate.
16
RESOLUTION NO. 2021-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING REVISION NO. 1 TO
A CONDITIONAL USE PERMIT, MAJOR GRADING PERMIT,
VARIANCE, AND SITE PLAN REVIEW FOR THE LADERA
LINDA COMMUNITY CENTER AND PARK PROJECT
THEREBY REVISING 1) CONDITION NOS. 12, 57, 60 AND 61
TO ALLOW AN INCREASE IN THE OVERALL HEIGHT OF ON-
SITE LIGHT STANDARDS AND CAMERA POLES TO 16 FEET
THROUGHOUT THE PROJECT SITE TO ACCOMMODATE A
SURVEILLANCE CAMERA SYSTEM AND IMPROVING ON-
SITE LIGHTING; AND 2) CONDITION NOS. 40, 41, 42, 43 AND
59 TO FURTHER CLARIFY COMMUNITY CENTER AND PARK
HOURS OF OPERATION (CASE NO. PLCU2020-0007).
WHEREAS, On December 18, 2018, the City Council approved a Professional
Services Agreement (PSA) with Johnson Favaro for architectural and engineering design
services for the Ladera Linda Community Center and Park Project (Project), and
subsequently amended the agreement multiple times to continue the design towards
construction documents. The PSA was set up to add sub-consultants for specialized
design components after the overall design had reached certain stages, so that the
needed sub-consultant services would be better defined and re -design could be
minimized; and
WHEREAS, on April 6, 2021, the City Council adopted Resolution No. 2021-13,
upholding the Planning Commission-approved Conditional Use Permit, Major Grading
Permit, Variance and Site Plan Review for the Ladera Linda Community Center and Park
project with modifications to the Conditions of Approval (Case No. PLCU2020-0007)
based on a conceptually design approved by the City Council on August 20, 2019; and
WHEREAS, the City Council approved an amendment to the PSA to add a security
sub-consultant to provide security plan options for approval by the City Council, and
subsequently prepare construction plans and specifications for a security system for the
building and surrounding grounds to be incorporated into the Project; and,
WHEREAS, on September 21, 2021, the City Council considered a Safety and
Security Plan and revision to the City Council-approved Variance and Conditions of
Approval including Condition Nos. 12, 57, 60 and 61 to allow for the installation of
surveillance cameras on 16-foot-tall light standards to deter vandalism, limit whiteouts,
and provide a good view of incidents throughout the project site; and,
WHEREAS, at this same meeting, the City Council continued consideration of the
proposed Safety and Security Plan as well as revisions to the Conditions of Approval to
a meeting date uncertain in order to provide staff an opportunity to work with interested
parties to address concerns related to project site lighting and surveillance camera; and
WHEREAS, further assessment of the Conditions of Approval including Condition
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Resolution No. 2021-__
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Nos. 59, 40, 41, 42 and 43, determined that additional revisions are needed to clarify Park
and Community Center hours of operation including on-site lighting, better accommodate
for City-related use of the site and to ensure internal consistency with other project
Conditions of Approval; and
WHEREAS, on September 30, 2021, a new 15-day public notice of the public
hearing regarding the revision request was provided to all property owners within a 500-
foot radius of the project site, interested parties, and published in the Palos Verdes
Peninsula News; and
WHEREAS, Pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code the proposed project has been found to be
categorically exempt under Section 15301 (Existing Facilities) of the California Guidelines
for Implementation of the CEQA. Specifically, the revisions involve an increase in light
standard and pole heights up to 16 feet in height, which are considered Class 1
exemptions that consist of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of existing or
former use; and
WHEREAS, on October 19, 2021, the City Council held a duly noticed public
hearing, at which time all interested parties were given an opportunity to be heard and
present evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The above recitals are hereby incorporated into this Resolution as
set forth herein.
Section 2: The project involves the revision of the City Council-adopted
Variance and Project Conditions Nos. 12, 57, 60 and 61 to accommodate the collocation
of surveillance cameras on 16-foot-tall light standards throughout the project site.
Section 3: The revision to the approved Variance is warranted based on the
following findings:
A. The project site is 11.031 acres in size and was originally developed as an
elementary school with multiple classroom buildings and play areas on a
three-tiered site due to the unique and steep topographic conditions in the
area, which have been used as a community center and park facilities since
the 1980s. The project proposes to maintain the same three-tier park layout
with new park facilities, sport fields, playground areas and walking paths.
The overall size of the project site and its unique topographic conditions
along with the multi-use components present circumstances that arrant 16-
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Resolution No. 2021-__
Page 3 of 17
foot-tall light standards and poles to accommodate surveillance cameras to
better monitor site entry, parking areas and walking trails.
B. The installation of 16-foot-tall light standards and poles to accommodate
surveillance cameras are necessary for the preservation and enjoyment of
a substantial property right, which right is possessed by other property
owners under like conditions in the same zoning district. The project site is
encumbered by steep topographical conditions in certain areas of the
project site, including transitional slopes between the various tiers of the
park that are not present in other developed Institutional zoned properties.
As a public facility, owned and operated by the City of Rancho Pa los
Verdes, the City is required to provide for safety and security measures
throughout the site to protect the public.
C. The proposal to install 16-foot-tall light standards and poles to
accommodate surveillance cameras and lighting will not be materially
detrimental to the public welfare or injurious to property and improvements.
the proposed 16-foot-high light standards and associated cameras have
been eliminated from the lower tier of the project site and along the Forrestal
Drive entry. Proposed improvements are now limited to the middle and
upper tiers of the project site, primary in the parking lot, community center
and playground areas. Furthermore, the approved parking lot will be
approximately 30 feet below Forrestal Drive providing for views over the site
and over the proposed light standards. The light standards and poles will
be designed to incorporate shields to limit light source and minimize glare
and light trespass. Revised Condition No. 59 of the proposed Conditions of
Approval will require that all on-site light standards and bollard lighting be
turned off no later than approximately one hour after the closure of the
Ladera Linda Community center and Park Project site, seven days a week
D. The project site is not located in the City’s Coastal Specific Plan and the
proposal will not be contrary to the objectives of the City’s General Plan
because enhanced security throughout the site will promote public access
to all recreational land and building additional parks and playfields, where
appropriate, for multiple use by various groups, as outlined in the
Conservation and Open Space Element (Pg. COS -6) of the City’s General
Plan. Conditions are added to ensure the height increase will not adversely
impact surrounding properties, as discussed in the next section.
Section 4: The proposal to install 16-foot-tall light standards and poles to
accommodate surveillance cameras will require revisions to the previously approved
Project Conditions of Approval including Condition Nos. 12, 57, 60 and 61 as follows
(deleted text is identified in strikethrough and new text is identified in bold and
underline):
• Condition No. 12: This approval allows for the following:
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Resolution No. 2021-__
Page 4 of 17
o Demolition of five existing buildings (18,574 ft2 in gross area), parking, ancillary
site improvements and landscaping;
o Construction of a new 6,790 gross ft2 single-story building (community center)
and adjacent 137 ft2 of covered patio areas with an overall height of 16 feet –
6 ¼ inches;
o Construction of a 400 ft2 storage facility at 12 feet in height for City and
emergency supplies;
o Construction of a 54-stall parking lot located adjacent to building and
playground, including four clean air vehicle spaces;
o Construction of a naturalistic children’s playground area in the upper terrace;
o Construction of one full basketball court and a half-court basketball court in the
upper terrace;
o Renovation of two existing paddle tennis courts in the upper terrace;
o Construction of walking paths throughout park area along with upper and lower
lawn areas;
o Construction of an outdoor tiered seating area between the middle- and upper-
terraces;
o Construction of a lawn area in the lower terrace;
o Utilization of existing Forrestal Drive entrance into the park;
o Installation of low-impact, native and drought-tolerant landscaping, including
30-foot to 100-foot buffer zone between the building and southerly slope;
o 9,000 cubic yards combined balanced on-site grading (4,500 cubic yards of cut
and 4,500 cubic yards of fill);
o Grading cut and fill over 5 feet in height to support an Americans with Disability
Act (ADA) access ramp between the middle- and upper terraces;
o Construction of retaining and combination walls to a maximum height of
15 ½ feet to accommodate accessibility and ADA compliant ramps;
o Installation of a new 12-foot flagpole;
o Construction of mechanical equipment and refuse storage area;
o Installation of new bike and storage area;
o Installation of vehicular entry gate for park security; and,
o Installation of on-site lighting standards and poles up to 16 feet in height.
• Condition No. 57: An Illuminated mock-up of one of the proposed -10 16-foot-tall
light poles shall be installed for review by the Director of Community
Development prior to installation of the project lighting. shall be placed prior
to installation for review by the Director of Community Development
• Condition No. 60: No outdoor lighting is permitted where the light source or fixture,
if located on a building, is above the line of the eaves. If the light source or fixture
is located on a building with no eaves, or if located on a standard or pole, the light
source or fixture shall not be more than 10 16 feet above existing grade, adjacent
to the building or pole.
• Condition No. 61: The parking lot light standards and poles shall be limited to a
maximum height of 10 16 feet, as measured from the adjacent finished grade.
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Resolution No. 2021-__
Page 5 of 17
Section 5: The proposal to modify the Conditions of Approval will require
revisions to the previously approved Project Conditions of Approval including Condition
Nos. 40, 41, 42, 43 and 59 as follows (deleted text is identified in strikethrough and new
text is identified in bold and underline):
• Condition No. 40: Pursuant to RPVMC Section 12.16.030, the Ladera Linda park
ground hours shall be one hour before sunrise to one hour after sunset, seven
days a week, or as designated by City Council action. Park ground hours may
be extended for City authorized events.
• Condition No. 41: The Ladera Linda parking lot shall be open at 8:00 a.m. to one
hour past the closing of the Community Center as described in Condition No.
42. dusk or to one-half hour after classes end, whichever is later, seven days a
week, or to one-half hour past the ending time of an authorized event, or as
designated by City Council action. such as public meetings
• Condition No. 42: The Ladera Linda Community Center hours shall be open to the
public 8:00 a.m. to 9:00 p.m. one hour after sunset, seven days a week, but no
later than 9:00 p.m. for a scheduled class, program, activity, rental, or as
designated by City Council action. Operating hours may be extended if rentals
are scheduled, or for City conducted business, such as public meetings.
• Condition No. 43: Rental for purposes of the use of the community center shall
mean any contracted or permitted use of a park facility by an individual, business,
non-profit, HOA, or the City, and hours of use shall be limited to between 10:00
a.m. and 9:00 p.m. This restriction does not apply to City meetings.
• Condition No. 59: Parking and security lighting shall be kept to minimum safety
standards and shall conform to City requirements. Fixtures s hall be shielded to
emit light below 90 degrees so that only the project site is illuminated; there shall
be no spillover onto residential properties or halo into the night sky.
All on-site light standards and bollard lights shall be turned off no later than
approximately one hour after the closure of the Ladera Linda Community
Center and Park, seven days a week.
Section 6: 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 the proposed project has been found to be
categorically exempt under Section 15301 (Existing Facilities) of the California Guidelines
for Implementation of the CEQA. Specifically, the revisions involve an increase in light
standard and pole heights up to 16 feet in height, which are considered Class 1
exemptions that consist of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of existing or
former use
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Resolution No. 2021-__
Page 6 of 17
Section 7: The City Clerk shall certify to the passage, approval, and adoption
of this Resolution, and shall cause this Resolution and her certification to be entered in
the Book of Resolutions of the City Council.
Section 8: The time within which judicial review of the decision reflected in this
Resolution must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure and/or Section 21167 of the California Public Resources Code.
PASSED, APPROVED and ADOPTED this 19th day of October 2021.
_________________________________
Eric Alegria, Mayor
ATTEST:
____________________________
Teresa Takaoka, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF RANCHO PALOS VERDES )
I, Teresa Takaoka, City Clerk of the City of Rancho Palos Verdes, do hereby certify that
the above Resolution No. 2021-__, was duly and regularly passed and adopted by the
said City Council at a regular meeting thereof held on October 19, 2021.
__________________________________
CITY CLERK
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Resolution No. 2021-__
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EXHIBIT 'A'
REVISION NO. 1
CONDITIONS OF APPROVAL
FOR CONDITIONAL USE PERMIT, VARIANCE,
MAJOR GRADING PERMIT & SITE PLAN REVIEW
(CASE NO. PLCU-0007)
1. 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 (RPVMC) shall apply.
2. One year after the issuance of the Certificate of Occupancy for the Community
Center building, the Planning Commission shall review the Conditions of Approval
contained herein at a duly noticed public hearing. As part of the review, the
Planning Commission shall assess the project’s compliance with the Conditions of
Approval and the adequacy of the conditions imposed. At that time, the Planning
Commission may add, delete, or modify any conditions of approval as evidence
presented at the hearing demonstrates are necessary and appropriate to address
impacts resulting from operation of the project. Notice of the review hearing shall
be published and provided to owners of property within a 500-foot radius of the
site, to persons requesting notice, to all affected homeowners associations, and to
the property owner, in accordance with the RPVMC. As part of this one-year
review, the Planning Commission shall consider, among other things, the parking
conditions, circulation patterns, lighting, landscaping, noise, and operational hours.
The Planning Commission may require such subsequent additional reviews, as the
Planning Commission deems appropriate. This provision shall not be construed as
a limitation on the City’s ability to enforce any provision of the RPVMC regarding
this project.
3. Pursuant to RPVMC Section 17.78.040, the Director of Community Development
is authorized to make minor modifications to the approved plans and any of the
conditions of approval if such modifications will achieve substantially the same
results as would strict compliance with the approved plans and conditions.
Substantial changes to the project shall be considered a revision and require
approval by the final body that approved the original project, which may require
new and separate environmental review and public notification.
4. 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 Institutional zoning district development standards of the RPVMC,
including but not limited to height, setback standards.
5. In the event that any of these conditions conflict with the recommendations and/or
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Resolution No. 2021-__
Page 8 of 17
requirements of another permitting agency or City department, the stricter standard
shall apply.
6. 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.
7. 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.
8. 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.
9. 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 remov ed
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.
10. Permitted hours and days for construction activity are 7:00 a.m. to 6:00 p.m.,
Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturday, with no construction
activity permitted on Sundays or on the legal holidays specified in RPVMC Section
17.96.920. During demolition, construction and/or grading operations, trucks shall
not park, queue and/or idle at the project site or in th e adjoining street rights-of-
way before 7:00 a.m. Monday through Friday and before 9:00 a.m. 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.
11. 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 City shall provide temporary construction fencing, as defined
in RPVMC Section 17.56.050(C). Unless required to protect against a safety
hazard, temporary construction fencing shall not be erected sooner than 15 days
prior to commencement of construction.
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Resolution No. 2021-__
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Project Specific Conditions
12. This approval allows for the following:
• Demolition of five existing buildings (18,574 ft2 in gross area), parking,
ancillary site improvements and landscaping;
• Construction of a new 6,790 gross ft2 single-story building (community
center) and adjacent 137 ft2 of covered patio areas with an overall height of
16 feet – 6 ¼ inches;
• Construction of a 400 ft2 storage facility at 12 feet in height for City and
emergency supplies;
• Construction of a 54-stall parking lot located adjacent to building and
playground, including four clean air vehicle spaces;
• Construction of a naturalistic children’s playground area in the upper
terrace;
• Construction of one full basketball court and a half-court basketball court in
the upper terrace;
• Renovation of two existing paddle tennis courts in the upper t errace;
• Construction of walking paths throughout park area along with upper and
lower lawn areas;
• Construction of an outdoor tiered seating area between the middle- and
upper- terraces;
• Construction of a lawn area in the lower terrace;
• Utilization of existing Forrestal Drive entrance into the park;
• Installation of low-impact, native and drought-tolerant landscaping,
including 30-foot to 100-foot buffer zone between the building and southerly
slope;
• 9,000 cubic yards combined balanced on-site grading (4,500 cubic yards of
cut and 4,500 cubic yards of fill);
• Grading cut and fill over 5 feet in height to support an Americans with
Disability Act (ADA) access ramp between the middle- and upper terraces;
• Construction of retaining and combination walls to a maximum height of
15 ½ feet to accommodate accessibility and ADA compliant ramps;
• Installation of a new 12-foot flagpole;
• Construction of mechanical equipment and refuse storage area;
• Installation of new bike and storage area;
• Installation of vehicular entry gate for park security; and,
• Installation of on-site lighting standards and poles up to 16 feet in height.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
13. The height of the proposed community center shall be 16 feet-6 ¼ inches tall, as
measured from the highest existing grade covered by the structure
(elev. 448.00 feet) to the highest roof ridgeline (464.525 feet).
BUILDING HEIGHT CERTIFICATION IS REQUIRED TO BE PROVIDED BY A
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LICENSED LAND SURVEYOR OR CIVIL ENGINEER PRIOR TO ROOF
SHEATHING INSPECTION.
14. The height of the proposed accessory storage building shall not exceed a height
of 12 feet as measured as measured from the lowest preconstruction grade adjacent to
the foundation wall to the ridge.
15. Unless modified by the approval of future planning applications, the approved
community center building and storage building shall maintain the following
setbacks:
• Front & Street Side- 25 feet (abutting a dedicated street)
• Interior Side & Rear- 20 feet
Grading Permit Conditions
16. The following maximum quantities and depths of grading are approved for the
project site as shown on the grading plan reviewed and approved by the Planning
Commission:
a. 9,000 cubic yards of combined on-site grading (4,500 cubic yards of cut and
4,500 cubic yards of fill) with retaining walls up to 12 feet in height in support
of the proposed improvements.
b. Cut and fill depths up to 10 feet in height
No export or import of earth material shall occur with the exception of base material
and other construction related material.
17. The Director of Community Development shall be authorized to allow deviations to
the project grading quantities up to 200 cubic yards over the stated maximum
quantities for unforeseen circumstances due to conditions encountered in the field
provided that such deviation or modification to the grading quantities achieve
substantially the same results as with the strict compliance with the grading plan.
Any modifications resulting in additional grading in excess of the above amounts
shall require approval of an amendment to the grading permit by the Planning
Commission at a duly noticed public hearing. This is a balanced grading project.
No export or import of earth shall be permitted, except for rock material or fine
grading materials, such as select fill.
18. Prior to the final inspection of the precise grading, a certified as -built grading plan
prepared and wet-stamped by a license engineer shall be reviewed and approved
by the Building Official and the Director of Public Works. If applicable, the as -built
grading plan shall identify any revisions to the grading plan.
19. For all grading, landscaping and construction activities, the City shall employ
A-10
Resolution No. 2021-__
Page 11 of 17
effective dust control techniques, either through screening and/or watering.
20. PRIOR TO ISSUANCE OF GRADING OR BUILDING PERMITS, haul routes to
transport soil shall be approved by the Public Works Department, if applicable.
21. PRIOR TO THE ISSUANCE OF GRADING OR BUILDING PERMITS, the
contractor shall demonstrate to the satisfaction of the Director of Community
Development how dust generated by the grading activities will be mitigated, so as
to comply with the South Coast Air Quality Management District Rule 403 and the
RPVMC requirements, which require watering for the control of dust.
22. PRIOR TO THE ISSUANCE OF GRADING OR BUILDING PERMITS, the project
geologist shall review and approve final plans and specifications and shall stamp
and sign such plans and specifications.
23. PRIOR TO ISSUANCE OF GRADING OR BUILDING PERMITS, the City shall
submit for review and approval a drainage plan that complies with the National
Pollutant Discharge Elimination System (NPDES) permits for stormwater
discharges.
24. All grading shall be monitored by a licensed engineering geologist and/or soils
engineer in accordance with the applicable provis ions of the RPMVC and the
recommendations of the Director of Public Works. Written reports, summarizing
grading activities, shall be submitted on a weekly basis to the Director of Public
Works and the City’s Building Official.
25. Grading activity on-site shall occur in accordance with all applicable City safety
standards.
26. If applicable, any water features, including bioswales, shall be lined to prevent
percolation of water into the soil. Designs of all water features shall be included on
the grading plans submitted for review by the City’s Building Official and the City’s
Geologist prior to the issuance of any grading permits.
27. Prior to the final grading inspection by the Building and Safety Division, the graded
slopes shall be properly maintained in accordance with the project landscape plan.
Plan materials shall generally include significant low ground cover to impede
surface water flows.
Safety Conditions
28. PRIOR TO THE ISSUANCE OF ANY GRADING OR BUILDING PERMITS, the
project plans shall be reviewed and approved by the Los Angeles County Fire
Department to ensure compliance with the fire code and fuel modification
requirements.
A-11
Resolution No. 2021-__
Page 12 of 17
29. PRIOR TO THE ISSUANCE OF ANY GRADING OR BUILDING PERMITS, the
City shall contract with a security consultant to develop a Safety & Security Plan,
which incorporates the following safety design elements:
• Clear points of entry and improved sight lines in the final design;
• Appropriately placed exterior and interior security cameras and motion
sensors with lighting;
• Appropriate low-level landscaping;
• Control of ingress and egress points during operating hours and non -
operating hours;
• Glass break sensors;
• On-site security lighting incorporating comprehensive best practices in
lighting design throughout the park grounds and building;
• Ability to secure park perimeter at night through fencing and improved
entrance gates for both pedestrian and vehicular access points;
• Ability to make restroom and vestibule area secured and inaccessible
during community center non-operating hours;
• Reduction/elimination of blind spots; ,
• Increased utilization of the park combined with increased staff supervision
30. The on-site surveillance system, including security cameras and motion sensors
shall be maintained by the City in perpetuity.
31. The community center open lobby, restrooms and accompanying sink areas shall
be designed to be secured on a nightly basis with a roll-down security gate or other
means to secure the area and prevent hour use.
Landscape and Park Improvement Conditions
32. A final Landscape Plan shall be prepared by a qualified Landscape Architect in
accordance with the standards set forth in the RPVMC. The Landscape Plan shall
be reviewed and approved by the Director of Community Development, a qualified
Landscape Architect, and/or an Arborist hired by the City, prior to the issuance of
any building or grading permits. The Landscape Plan shall include, at include, a
minimum, the plant species (Latin and common names), growth rate, and
maximum height at maturity of all proposed trees. During the Director’s review, the
Landscape Plan shall also be made available to the public for review.
The Landscape Plan shall comply with the City’s Water Efficient Landscape
Ordinance, the View Preservation Ordinance, the planting requirements, the
irrigation system design criteria, and all other requirements RPVMC. All new trees
and foliage shall not exceed 16-feet in height, as measured from the grade
adjacent to the tree or foliage. The Landscape Plan shall also include an Integrated
Pest Management Plan that addresses the use of grass-cycling and pesticides for
the lawn and landscape areas.
A-12
Resolution No. 2021-__
Page 13 of 17
33. Prior to approval of the landscape plan, the project shall comply with the City’s Low
Impact Development Ordinance, as applicable.
Construction Conditions
34. All construction vehicles onsite shall minimize idling time by requiring that
equipment be shut down after 5 minutes when not in use (as required by the State
airborne toxics control measure, 13 CCR § 2485). Clear signs that lists this
requirement shall be posted with the requirements for workers at the entrances to
the site and provide a plan for the enforcement of this requirement including a
phone number to contact a designated City employee (i.e. project manager).
35. Unless safety provisions require otherwise, the construction contractor shall adjust
all audible back‐up alarms to the lowest volume appropriate for safety purposes
(i.e. still maintaining adequate signal‐to‐noise ratio for alarm effectiveness). The
contractor shall consider signal persons, strobe lights, or alternative safety
equipment and/or processes as allowed for reducing reliance on high ‐amplitude
sonic alarms.
36. The project shall utilize construction equipment equipped with standard noise
insulating features during construction to reduce source noise levels.
37. All project construction equipment shall be properly maintained to assure that no
additional noise, due to worn or improperly maintained parts is generated.
38. Construction of the project should not impede upon any City Council-approved
public trails in the immediate area.
39. PRIOR TO THE ISSUANCE OF ANY GRADING OR BUILDING PERMITS, a
Staging Plan shall be prepared and reviewed by the Director of Community
Development, which includes, but is not limited to, the identification of equipment
staging and construction-associated parking.
Operational Conditions
40. Pursuant to RPVMC Section 12.16.030, the Ladera Linda park ground hours shall
be one hour before sunrise to one hour after sunset, seven days a week, or as
designated by City Council action. Park ground hours may be extended for City
authorized events.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
41. The Ladera Linda parking lot shall be open at 8:00 a.m. to one hour past the closing
of the Community Center as described in Condition No. 42.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
42. The Ladera Linda Community Center hours shall be open to the public 8:00 a.m.
A-13
Resolution No. 2021-__
Page 14 of 17
to one hour after sunset, seven days a week, but no later than 9:00 p.m. for a
scheduled class, program, activity, rental, or as designated by City Council action.
Operating hours may be extended for City conducted business, such as public
meetings.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
43. Rental for purposes of the use of the community center shall mean any contracted
or permitted use of a park facility by an individual, business, non -profit, HOA, or
the City, and hours of use shall be limited to between 10:00 a.m. and 9:00 p.m.
This restriction does not apply to City meetings.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
44. Classes (instructor-led class, either private or City-sponsored) shall be conducted
only between 8:00 a.m. and 9:00 p.m.
45. No more than two private rentals per month shall be allowed after 5:00 p.m. This
restriction shall not apply to non-profits, City events, or HOA rentals.
46. No more than eight special events (a large City-sponsored or permitted private
event) shall be allowed per calendar year. Special events that extend until after
9:00 P.M. shall only be permitted upon approval of a Special Event Permit.
47. All maintenance and grounds-keeping equipment shall be entirely enclosed when
not in use.
Parking Conditions
48. No fewer than 54 on-site parking spaces consisting of standard parking spaces,
electric and clean air vehicle spaces per the CalGreen Code, and accessible
spaces per Title 24.
49. All parking, loading and access shall comply with RPVMC Chapter 17.50
(Nonresidential Parking and Loading Standards).
50. PRIOR TO THE ISSUANCE OF ANY GRADING OR BUILDING PERMITS, a
Parking Plan shall be reviewed and approved by the Director of Community
Development that shall include, but not be limited to, parking striping, directional
arrows, wheel stops or curbs, landscaping, way finding signs and other necessary
parking and circulation amenities.
51. All proposed driveways and aisle shall be designed in substantially the same
alignment as shown on the propose project site plan, subject to final design review
and approval by the Los Angeles County Fire Department and Director of Public
Works.
A-14
Resolution No. 2021-__
Page 15 of 17
52. Prior to the installation of the bicycle storage lockers, a color sample for the
locker exterior shall be reviewed and approved by the Director of Community
Development.
On-Site Walk and Pathway Conditions
53. The location and number of on-site walk and pathways shall generally comply with
the project plans. These walk and pathways shall be constructed pursuant to the
standards approved by the Director of Public Works.
54. Handicap access ramps shall be installed in accordance with the current standards
established by the Americans with Disabilities Act.
55. All sidewalks and pathways throughout the project site shall be designed to comply
with the minimum width standards set forth in the most recent Disabled
Accessibility Guidebook.
Site Lighting Conditions
56. The Lighting Plan approved by the Planning Commission shall comply with the
Non-Residential Outdoor Light Ordinance pursuant to RPVMC Section 17.56.040.
An as-built lighting plan shall be submitted to the City prior to the final inspection
and shall include, but not limited to, the location, height, number of lights, wattage
and estimates of maximum illumination on site and spill/glare at properties lines
for all exterior circulation lighting, outdoor building lighting, walking and sidewalk
lighting, parking lot lighting, landscape ambiance lighting and sign lighting. The
Lighting Plan shall be submitted for review and approval by the Director of
Community Development prior to the issuance of any building permit.
57. An Illuminated mock-up of one of the proposed 16-foot-tall light poles shall be
installed for review by the Director of Community Development prior to installation
of the project lighting.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
58. There shall be a trial period of thirty (30) days from the installation of all the project
exterior lighting, including building and parking lot lighting, during which the lighting
shall be assessed for potential impacts to the surrounding properties. At the end
of the thirty (30) day period, the Director of Community Development may require
additional screening or reduction in the intensity or numbers of lights which are
determined to be excessively bright or otherwise create adverse impacts.
Furthermore, said lighting shall be reviewed as part of the one-year compliance
review described in Condition No. 3.
59. Parking and security lighting shall be kept to minimum safety standards and shall
conform to City requirements. Fixtures shall be shielded to emit light below 90
degrees so that only the project site is illuminated; there shall be no spillover onto
residential properties or halo into the night sky.
A-15
Resolution No. 2021-__
Page 16 of 17
All on-site light standards and bollard lights shall be turned off no later than
approximately one hour after the closure of the Ladera Linda Community Center
and Park, seven days a week.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
60. No outdoor lighting is permitted where the light source or fixture, if located on a
building, is above the line of the eaves. If the light source or fixture is located on a
building with no eaves, or if located on a standard or pole, the light source or fixture
shall not be more than 16 feet above existing grade, adjacent to the building or
pole.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
61. The parking lot light standards and poles shall be limited to a maximum height of
16 feet, as measured from the adjacent finished grade.
(AS REVISED BY THE CITY COUNCIL ON OCTOBER 19, 2021)
62. The lighting bollards shall be limited to a maximum height of 42 inches, as
measured from adjacent finished grade.
63. The use of laser lights, strobe lights, flashing lights, or any similar lighting shall be
prohibited during all events.
Utility Conditions
64. Prior to issuance of the final inspection for the project grading, all new utilities
exclusively serving the project site shall be placed underground including, but not
limited to, cable, telephone, electrical, gas and water. All appropriate permits shall
be obtained for any such installation.
65. No above ground utility structure cabinets, poles, pipes, or valves shall be
constructed within the public rights-of-way without prior approval of the Director of
Public Works. If permitted, above ground utility structure cabinets, pipes, or valves
shall not impede on the pedestrian circulation flow and shall be painted a color to
the satisfaction of the Director of Community Development. The use of above
ground utility poles is prohibited.
66. The project shall comply with all recorded easements on the property.
Noise and Mechanical Equipment
67. If applicable, all new mechanical equipment, regardless of its location, shall be
housed in enclosures designed to attenuate noise to a level of 65 dBA CNEL at
the project site’s property lines.
A-16
Resolution No. 2021-__
Page 17 of 17
68. Mechanical equipment shall be oriented away from any sensitive receptors such
as neighboring residences, and where applicable, must be installed with any
required acoustical shielding.
69. Use of amplified sound in excess of 65 dB at the property lines shall require a
special event permit pursuant to RPVMC Section§ 12.20.040.
70. The use of indoor amplified music shall be permitted between 11:00 a.m and 8:00
p.m. Music amplification or reproduction equipment shall not be operated in such
a manner that it is plainly audible from the nearest property line in any direction
from the community center building for classes or exercise programs . Use of
amplified music outdoors shall require a special event permit; not be allowed after
9 p.m.; speakers shall be oriented away from residential property and sound shall
not be in excess of 65 dB at the property lines.
71. All deliveries of goods and supplies; trash pick -up, including the use of parking
lot trash sweepers; and the operation of machinery or mech anical equipment
which emits noise levels in excess of 65 dBA, as measured from the closest
property line to the equipment, shall only be allowed between the hours of 8:00
a.m. and dusk, Monday through Sunday .
April 6, 2021 City Council-Approved Conditions
72. Prior to on-site grading or construction activities, the City shall place all Discovery
Room exhibits/displays into storage at Point Vicente Interpretive Center or at other
City facilities as deemed appropriate. After construction is complete, the
exhibits/displays that are not incorporated into the Discovery Room, shall remain
in storage.
73. Prior to on-site grading or construction activities, the City shall conduct a traffic
engineering study to collect baseline traffic data in the area of the park.
74. The City shall perform a parking demand analysis to assess alternatives for the
development of a parking management program as part of the annual compliance
review.
75. The access stairs between the upper tier of the project site and the adjacent
property in the area of the lower soccer fields shall be removed as part of the park
reconstruction.
A-17
Study alternate locations on park
site for small lawn area to replace
circular lawn
Extend large elliptical lawn
to extend into this area
10/12/21
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L IM IT O F W O R K
L IM IT O F W O R K
LIMIT OF WORK
L IM IT O F W O R K
FORRESTAL DR PIRATE DRD A U N T L E S S D R
PROPERTY LINE
PROPERTY LINEP R O P E R T Y L IN E P R O P E R T Y L IN E
LIMIT OF WORK LIM IT O F W O R K
LIMIT OF WORKStudy alternate
locations on park
site for small lown
area to replace
circular lawn
Enlarge large elliptical
lawn to extend into
this area
42" HIGH BOLLARD LIGHT
16' HIGH POLE LIGHT
16' HIGH POLE LIGHT WITH ARM
16' HIGH POLE LIGHT, DOUBLE ARM
IN WALL SITE LIGHT
TREE LIGHT
SAFE DISPERSAL AREA
EGRESS PATH TO DISPERSAL AREA50.0 ftLADERA LINDA SITE LIGHTING: STAFF RECOMMENDATION
10/12/21
WHEN A 1 FOOTCANDLE ILLUMINATED PATHWAY FROM A BUILDING TO PUBLIC
RIGHT OF WAY IS INFEASIBLE, CODE REQUIRES AN AREA OF DISPERSAL BE
PROVIDED 5O FT MIN AWAY FROM A BUILDING, SIZED AT 5 FT PER BUILDING
OCCUPANT, WITH BOTH THE PATH FROM THE BUILDING TO AREA OF DISPERSAL
AND AREA ITSELF LIT AT 1 FOOTCANDLE.
NUMBER OF BUILDING OCCUPANTS: 291
REQUIRED SF OF AREA OF DISPERSAL: 1455 SF
In ground site lights
in below building
canopy not visible in
this view
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S503.00145POC PCL498.00146PL COR
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L IM IT O F W O R K
L IM IT O F W O R K
LIMIT OF WORK
L IM IT O F W O R K
FORRESTAL DR PIRATE DRD A U N T L E S S D R
PROPERTY LINE
PROPERTY LINEP R O P E R T Y L IN E P R O P E R T Y L IN E
LIMIT OF WORK LIM IT O F W O R K
LIMIT OF WORKPOLE MOUNTED
CAMERA
BUILDING MOUNTED
CAMERA
LADERA LINDA STAFF RECOMMENDED SECURITY CAMERAS
10/12/2021
Study alternate
locations on park
site for small lown
area to replace
circular lawn
Enlarge large elliptical
lawn to extend into
this area
D-1