Rancho Palos Verdes City Council

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL

FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT

DATE: SEPTEMBER 7, 2004

SUBJECT: SIX (6) MONTH REVIEW OF conditional use permit no. 195, revision "a" (case no. zon2004-00455), FOR PROPERTY LOCATED AT 5701 CRESTRIDGE ROAD. (Applicant/Property Owner: BelmontCorp)

Staff Coordinator: Dave Blumenthal, Associate Planner

RECOMMENDATION

Adopt Resolution No. 2004-__, conducting a six (6) month review of Conditional Use Permit No. 195, Revision "A" (Case No. ZON2004-00455), and modifying the conditions of approval thereof.

EXECUTIVE SUMMARY

The approved conditions of approval for the new Belmont Village Assisted Living Facility require that the City Council conduct a six-month review of the Belmont Village project to ensure that all of the conditions of approval are appropriate and are being complied with. Staff believes that all of the conditions are being complied with, but that one condition of approval should be modified, to eliminate the requirement for an annual review of the parking. Therefore, staff requests that the Council conduct the public hearing for the six-month review and adopt the attached resolution modifying the conditions of approval.

BACKGROUND

On August 28, 2002, the City Council certified a supplement to Final Environmental Impact Report No. 27, and approved Conditional Use Permit No. 195, Revision "A" and Grading Permit No. 1903, Revision "A" (Case No. ZON2001-00055), which approved the 122-unit Belmont Village assisted living facility. As a condition of approval (#13), the City Council required that a six-month review of the project be conducted. The purpose of the review is to assess the applicant’s compliance with the conditions of approval and the adequacy of the conditions imposed. Additionally, the review allows the City Council to 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.

On January 9, 2003, the City issued building permits, which allowed the applicant to begin the 163,060 cubic yards of grading and construction of the 92,000 square foot facility on the 4.57-acre lot. On June 5, 2003, the Director of Planning, Building, and Code Enforcement approved a minor modification to the project to reduce the unit count to 115 units. It was determined that this was a minor modification since the applicant was proposing to combine several units, thus did not alter any of the building characteristics. Construction on the building concluded on January 31, 2004, at which time the certificate of occupancy was issued.

On August 19, 2004, notice of the public hearing was sent to all property owners within 500’ of the subject site. Additionally, the notice was published in the Palos Verdes Peninsula News on August 21, 2004.

ENVIRONMENTAL ASSESSMENT

Staff has reviewed the proposed application for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Existing Facilities).

Categorical Exemptions are projects, which have determined not to have a significant effect on the environment and have been exempted from the requirements of the California Environmental Quality Act. Section 15301 (Class 1 Exemption) includes the permitting and operation of use that involves no expansion of the use. It is Staff’s opinion that the review of the Conditional Use Permit meets this provision and therefore qualifies for a Class 1 exemption.

DISCUSSION

Staff has periodically monitored the site since the beginning of construction. During the construction phase of the project, staff did not note any significant issues of concern with the project. However, after the facility was opened staff raised two issues with Belmont Village.

The first issue was excessive light and glare from the project site. After the exterior lighting was installed and turned on, staff received same calls from adjacent upslope neighbors complaining about the brightness and glare. Based on evening site visits, staff agreed and raised this issue with Belmont. To rectify this problem, Belmont reduce the wattage on the building accent lights and added light shields to the parking lot light standards. This combination reduced the light and glare from the project in a manner that is suitable to staff. In addition, staff followed up with the neighbors, who had complained, in which they indicated that the revised lighting was suitable.

The second issue that was raised was standing water in a drainage culvert on the east side of the site. Upon conducting a site investigation, staff noted that the drainage culvert was improperly constructed and did not have a positive gravitational flow to the street; therefore, sprinkler water runoff was accumulating within the culvert. Belmont has made the necessary repairs to this culvert, thus eliminating the standing water. Nevertheless, staff will continue to monitor this situation to determine if additional repairs are necessary.

Based on staff’s review of the project, including the corrections noted in the previous paragraph, it is staff’s opinion that all conditions of approval and mitigation measures are being complied with. Therefore, staff does not believe it is necessary to add or modify conditions, as the facility operation does not create adverse impact to the neighborhood. Furthermore, there were no comments or recommended changes requested by any residents in response to the recent public notice.

Since the six-month review allows the Council to add, delete, and/or modify conditions of approval that the Council deems appropriate, staff is recommending a modification to Condition of Approval No. 22, which currently states, "The project shall have 70 parking spaces, which shall meet the minimum size requirements of Municipal Code Section 17.50.040(F)(7). All employees of the facility shall utilize the twenty (20) parking spaces on the west side of the building. Parking demand characteristics shall be reviewed and evaluated twelve (12) months after issuance of Certificate of Occupancy and annually thereafter and a report shall be provided to the City Council by the operator of the facility." The Development Code requires that there be minimum 32 off street parking spaces for the facility. As such, the site is over-parked by 38 parking spaces. In staff’s review of the project, the availability of parking has not been an issue. Even though the facility is currently at 60% capacity, staff does not anticipate a future parking problem on the site. Furthermore, as required by the conditions of approval, there is an area on the northwest corner of the building dedicated to provide an additional four parking spaces, if required by the City. Based on this, staff is recommending that this condition be modified to delete the requirement of the annual parking demand characteristics report, after the first year, provided that the parking demand report indicates that there are no parking deficiencies on the site and at such time no future parking deficiencies are anticipated. Therefore, staff recommends that Condition of Approval No. 22 be modified as follows (new ext is bold):

22. The project shall have 70 parking spaces, which shall meet the minimum size requirements of Municipal Code Section 17.50.040(F)(7). All employees of the facility shall utilize the twenty (20) parking spaces on the west side of the building. Parking demand characteristics shall be reviewed and evaluated twelve (12) months after issuance of Certificate of Occupancy and annually thereafter and a report shall be provided to the City Council by the operator of the facility. Should the parking demand characteristic report indicate that there are no parking deficiencies on the site and at such time no future parking deficiencies are anticipated, future annual reports shall no longer be required.

ADDITIONAL INFORMATION

Correspondence Received:

Other than the correspondence received prior to the Planning Commission public hearings (attached), staff did not receive any correspondence regarding this item.

FISCAL IMPACT

The City Council’s action in this matter will have no fiscal impact upon the City.

ALTERNATIVES

In addition to the staff’s recommendation, the following alternatives are available for the City Council’s consideration:

Approve the six (6) month review of Conditional Use Permit No. 195, Revision "A" (Case No. ZON2004-00455), with no modifications to the conditions of approval; or,

Identify any issues or concerns with the proposed project, and provide the applicant with direction in modifying the project, and continue the hearing to a date certain.

Extend the review period for an additional six (6) months.

Respectfully submitted:

Joel Rojas, aicp, Director of Planning, Building and Code Enforcement

Reviewed:

Les Evans, City Manager

Attachments:

Draft Resolution No. 2004-__, approving the six (6) month review of Conditional Use Permit No. 195, Revision "A" (Case No. ZON2004-00455), and modify the conditions of approval thereof.

City Council Minute Excerpts, dated August 28, 2002.

RESOLUTION NO. 2004-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES APPROVING THE SIX MONTH REVIEW OF conditional use permit no. 195, revision "a" (case no. zon2004-00455) AND A MODIFICATION OF THE CONDITIONS OF APPROVAL THEREOF, FOR PROPERTY LOCATED AT 5701 CRESTRIDGE ROAD.

WHEREAS, on August 28, 2002, the City Council certified a supplement to Final Environmental Impact Report No. 27, and approved Conditional Use Permit No. 195, Revision "A" and Grading Permit No. 1903, Revision "A" (Case No. ZON2001-00055), which approved the 122-unit Belmont Village assisted living facility. As a condition of approval (#13), the City Council required that a six-month review of the project be conducted. The purpose of the review is to assess the applicant’s compliance with the conditions of approval and the adequacy of the conditions imposed. Additionally, the review allows the City Council to 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; and,

WHEREAS, on January 9, 2003, the City issued building permits, which allowed the applicant to begin the 163,060 cubic yards of grading and construction of the 92,000 square foot facility on the 4.57-acre lot. Construction on the building concluded on January 31, 2004, at which time the certificate of occupancy was issued; and,

WHEREAS, on June 5, 2003, the Director of Planning, Building, and Code Enforcement approved a minor modification to the project to reduce the unit count to 115 units. It was determined that this was a minor modification since the applicant was proposing to combine several units, thus did not alter any of the building characteristics; and,

WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), Staff found no evidence that review of Conditional Use Permit No. 195, Revision "A" will have a significant effect on the environment and, therefore, the review has been found to be categorically exempt under Class 1 (Section 15301); and,

WHEREAS, after notice issued pursuant to the requirements of the Ranchos Palos Verdes Development Code, the City Council held a duly noticed public hearing on September 7, 2004, 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 Belmont Village Assisted Living Facility, located at 5701 Crestridge Road, is complying with all mitigation measures of the supplement to Final Environmental Impact Report No. 27, as noted in Resolution No. 2002-68, and all conditions of approval of Conditional Use Permit No. 195, Revision "A", as noted in Resolution No. 2002-69.

Section 2: Based on the site being over-parked by 38 parking spaces, the ability to expand the parking by four additional spaces, and the actual utilization of the parking during the first six months of operation, Condition of Approval No. 22 is hereby modified as follows (new text is bold):

Section 3: The time within which the judicial review of the decision reflected in this Resolution, if available, must be sought is governed by Section 1094.6 of the California Code of Civil Procedure and other applicable short periods of limitation.

Section 4: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of these proceedings, the City Council of the City of Rancho Palos Verdes hereby approves the six month review of Conditional Use Permit No. 195, Revision "A" and approves the modifications to the conditions of approval (Case No. ZON2004-00455), as contained in Exhibit "A", attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare.

PASSED, APPROVED, AND ADOPTED this 7^th day of September 2004,

_______________________

Peter Gardiner, Mayor

ATTEST:

____________________
Jo Purcell, City Clerk

State of California )
County of Los Angeles ) ss
City of Rancho Palos Verdes )

I, JO PURCELL, City Clerk of the City of Rancho Palos Verdes, hereby certify that the above Resolution No. 2004-__ was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on September 7, 2004.

_________________________________

City Clerk

Exhibit "A"

Conditions of Approval

(Resolution No. 2004-__)

Conditional Use Permit No. 195, Revision "A"

Grading Permit No. 1903, Revision "A"

(Case No. ZON2004-00455)

General

Approval of Conditional Use Permit No. 195, Revision "A" Grading Permit No. 1903, Revision "A"(Case No. ZON2001-00055) shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply.

Prior to the submittal of plans to building 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 of final approval by the City Council shall render this approval null and void.

All construction shall be completed in substantial conformance to the plans approved by the City Council.

This approval is for a 122 unit assisted living facility on a 4.57-acre parcel. Any proposed future changes to the size of the subject 4.57 acre parcel, through a Lot Line Adjustment or other subdivision process, shall require approval of an amendment to Conditional Use Permit No. 195, and shall be reviewed through a public hearing by the City Council.

The facility is approved to contain 122 units (98 assisted living units and 24 dementia units), 128 beds (6-2 bedroom units), and associated services. The major function of the proposed facility is to provide 24-hour care to the elderly. The proposed three-story facility is 94,000 square feet in size, with a building footprint of 45,668 square feet (including the center courtyard). Seventy parking spaces are proposed. The site also will include other improvements such as landscaping, 12' high gazebos, concrete walkways, and a 28' wide access road surrounding the proposed structure, private outdoor areas, trash enclosure, one satellite dish antennae, a monument sign, and a loading area. Any proposed future changes to the approved project shall require approval by the City Council through a public hearing.

These approvals shall expire twenty-four (24) months from the date of this action unless application for building permits is made. Extensions of up to one year may be granted by the City Council, if requested prior to expiration.

This facility shall be operated in compliance with the requirements of, and licensed by, the State Department of Social Services Community Care Licensing Branch, Department of Health Services and other appropriate government agencies.

All utilities on the property shall be provided underground, including cable television, satellite dish antenna, telephone, electrical, gas and water. All necessary permits shall be obtained for their installation. Cable television shall connect to the nearest trunk line at the property owner's expense.

Permitted hours of construction are 8:00 a.m. to 4:00 p.m. Monday through Saturday. No work is permitted on Sundays or legal holidays.

The construction site, adjacent public and private properties 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.

The applicant shall obtain approval of a Special Use Permit for the Director of Planning, Building, and Code Enforcement prior to locating the proposed temporary Marketing Information Center on the site.

All construction shall adhere to the requirements of the California Uniform Building Code, including but not limited to:

310.1.1 [For SFM] Special Provisions for Group R, Division 2 Occupancies. Clients who become temporarily bedridden as defined in Health and Safety Code Section 1569.72, as enforced by the Department of Social services, may continue to be housed on any story in Group R, Division 2 Occupancies classified as Residential-care Facilities for the Elderly (RCFE). Every Residential-Care Facility for the Elderly (RCFE) admitting or retaining a bedridden resident shall, within 48 hours of the resident’s admission or retention in the facility, notify the local fire authority with jurisdiction of the estimated length of time the resident will retain his or her bedridden status in the facility.

310.1.2 [For SFM] In Group R, Division 2 Occupancies classified as Residential Facilities (RF), bedridden clients shall not be located above the first story.

310.1.3 [For SFM] Restraint shall not be practiced in Group R, Division 2 Occupancies.

Exception: Group R, Division 2 Occupancies which meet all the construction requirements for a Group I, Division 3 Occupancy.

Mitigation Measures

The development shall comply with all mitigation measures found in FEIR No. 27 and the Final Supplement to FEIR No. 27 as certified through Resolution No. 2002-68, which are incorporated herein as conditions of approval of the project.

Conditional Use Permit No. 195

Six (6) months after the issuance of the Certificate of Occupancy, the City Council shall review the Conditions of Approval contained herein at a duly noticed public hearing. As part of said review, the City Council shall assess the applicant’s compliance with the conditions of approval and the adequacy of the conditions imposed. At that time, the City Council may add, delete or modify any conditions of approval as evidence presented at the hearing demonstrates are necessary and appropriate to address impacts resulting from operation of the project. Said modifications shall not result in substantial changes to the design of the structures or to the ancillary structures. Notice of said review hearing shall be published and provided to owners of property within a 500’ radius of the site, to persons requesting notice, to all affected homeowners associations, and to the property owner in accordance the Rancho Palos Verdes Municipal Code (RPVMC). As part of the six-month review, the City Council shall consider the parking conditions, circulation patterns (pedestrian, bicycle, and vehicular), lighting, landscaping, and noise. The Council may also consider other concerns raised by the Council, Planning Commission, Traffic Committee and/or interested parties. The City Council may require such subsequent additional reviews, as the City Council 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.

Detailed landscape (including all planted, hardscape and fencing elements) and irrigation plans shall be submitted for review and approval by the Director of Planning, Building and Code Enforcement prior to issuance of building permits. Said plans shall incorporate drought tolerant plant materials. Irrigation systems shall be on automatic timers and shall use drip and bubbler systems where appropriate. Hillside plant materials shall be minimal and of low maintenance and low water use varieties. Irrigation systems shall be adjusted for seasonal water needs. Particular attention shall be paid to the plant palette in an attempt to ensure that plants will not encroach into protected views, as defined by the Municipal Code. The landscape plan shall include the following:

Hedges shall be used to screen the proposed air conditioning condenser from Crestridge Road.

A three-foot tall hedge shall be planted between the south parking lot and Crestridge Road.

The building setbacks shall not be less than 78.5’ to the west side property line, 67.5’ to the east property line, 93' to the northern property line, and 153’ from the building and 106’ feet from the porte cochere to the southern property line.

The maximum height of the proposed facility shall not exceed 35' (elevation 1241.5' msl) as measured from the finished pad elevation of 1206.5'. The maximum height of the proposed gazebos shall not exceed 12' from the nearest adjacent finished grade. Subject to review and approval by the Director of Planning, Building and Code Enforcement, prior to pouring of concrete for foundations and slab, the developer shall provide certification of finished pad elevation. Subject to review and approval by the Director of Planning, Building and Code Enforcement, prior to installation of roof sheathing, Ridge Height Certification shall be submitted by the developer.

Prior to issuance of Building Permits, and subject to review and approval by the Director of Planning, Building and Code Enforcement, the developer shall submit plans for the proposed service area and trash enclosure to show how these areas will be compatible with the colors and materials of the main structure. The trash enclosure shall have a separate pedestrian access, be no higher than 6 feet high, have solid, self-closing gates, and be integrated into the building design. Additionally the developer shall show how the proposed trash enclosure area is consistent with Section 17.58.030 "Requirements and Guidelines for Collecting and Loading of Recyclable materials in Development Projects".

The trash enclosure, electrical transformer, and emergency generator shall be relocated, subject to the review and approval by the Director of Planning, Building, and Code Enforcement, so as not to be adjacent to the windows in the east wall of the Congregation Ner Tamid building.

The electrical transformer shall be soundproofed or enclosed to reduce noise that will adversely affect adjacent properties, subject to the review and approval of the Director of Planning, Building, and Code Enforcement.

The emergency generator and electrical transformer shall not exceed six (6) feet in height.

There shall be no roof mounted mechanical equipment on the building.

The project shall have 70 parking spaces, which shall meet the minimum size requirements of Municipal Code Section 17.50.040(F)(7). All employees of the facility shall utilize the twenty (20) parking spaces on the west side of the building. Parking demand characteristics shall be reviewed and evaluated twelve (12) months after issuance of Certificate of Occupancy and annually thereafter and a report shall be provided to the City Council by the operator of the facility. Should the parking demand characteristic report indicate that there are no parking deficiencies on the site and at such time no future parking deficiencies are anticipated, future annual reports shall no longer be required.

An area of the site shall be reserved so that it can be redesigned to accommodate additional employee parking, if required in the future by the City.

The operator of the project shall provide shuttle service, to the nearest bus stop, for employees who use the bus to travel to and from work.

All curbs on site, not associated with parking spaces, shall be painted red.

The use of gardening equipment and garbage collection shall not occur between the hours of 5:00 pm and 7:00 am. The use of Leaf Blowers on the site shall be consistent with Municipal Code Section 8.16.

Parking and security lighting shall be kept to minimum safety standards and shall conform to City requirements within the Development Code. Fixtures shall be shielded so that only the subject property is illuminated; there shall be no spillover onto residential properties. A trial period of three (3) months from issuance of Certificate of Occupancy, for assessment of exterior lighting impacts shall be instituted. At the end of the 3-month period, subject to review and approval by the Director of Planning Building and Code Enforcement, the City may require additional screening or reduction in intensity of any light which has been determined to be excessively bright.

No gates or other devices shall be constructed which limit direct access to the site.

Subject to review and approval by the Director of Planning, Building and Code Enforcement, all block wall fences shall be composed of a decorative material such as slumpstone. All fences within the front twenty-five foot setback shall be a maximum 3'-6" tall. All fences and screen walls on the property, which are located outside of the front setback, shall be maximum six (6) feet tall, as measured from the lowest adjacent finished grade.

Changes in operational characteristics, including but not limited to, change in unit count (122 units = 24 dementia units and 98 assisted living units), or change in bed count (128 beds), shall require approval of a major revision to the Conditional Use Permit to be approved by the City Council through a public hearing. Changes to the employee shift count from 34 to 50 employees may be permitted. Accessory services, such as food service, health services and transportation shall not be sold commercially to non-residents.

Prior to submittal of plans to the Building Department for Building Plan Check, an Exiting Plan, complete with occupancy calculations and approved by the Fire Department, shall be submitted for review and approval by the Director of Planning, Building and Code Enforcement and the Building Official. Depending upon the results of the Exiting Plan, the developer may be required to modify the interior and exterior of the proposed structure in order to ensure safe exiting for all occupants.

Grading Permit No. 1903

Grading activity shall be limited to a total of 89,500 cubic yards of cut and 73,560 cubic yards of fill with 15,940 cubic yards of export (total earth movement 163,060 cubic yards). With the exception of some minor off-site grading onto the adjacent 29.40-acre parcel, grading shall be limited to on site. The applicant may also clean and grub the site of existing landscaping. Any proposed changes to the grading of the project as described above and shown on the approved plan, shall require review and approval by the City Council through a public hearing.

The approved haul route for the project shall be as follows: trucks may arrive at the site from Pacific Coast Highway, via Crenshaw Boulevard, turning right onto Crestridge Road; trucks leaving the site shall turn right onto Crestridge Road, then turning right onto Highridge Road, then turning right onto Hawthorne Boulevard to Pacific Coast Highway. A haul route permit shall be obtained from the Department of Public Works prior to the issuance of grading permits.

Prior to issuance of grading permits, 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.

An as-built geological report shall be submitted for structures founded on bedrock. An as-built soils and compaction report shall be submitted for structures founded on fill as well as for all engineered fill areas.

An as-graded soils and geologic report, complete with geologic map, will be submitted for review and approval prior to issuance of a building permit.

Foundations and floor slabs cast on expansive soils will be designed in accordance with Los Angeles County Code Section 2907-i.

Foundations shall be set back from a descending slope in accordance with the Code and will extend to such a depth as to be unaffected by any creep prone surficial soil and/or weathered bedrock. Field review is required.

All grading shall be monitored by a licensed engineering geologist and/or soils engineer in accordance with applicable provisions of the Municipal Code and the recommendations of the Director of Public Works and/or City Engineer.

Grading activity on the site shall occur in accordance with all applicable City safety standards.

Any dirt or other material deposited on the roadways from construction operations shall be removed by the applicant on a timely basis.

Graded slopes shall be properly planted and maintained. Plants shall be selected that are capable of developing deep root systems. Watering shall be done on cycles that will promote deep rooting. Watering shall be diminished or stopped just prior to and during the rainy season.

Slope planting shall generally consist of low ground cover to impede water flow on the surface.

To provide greater slope protection against scour and erosion, slopes shall be covered with a jute mat to provide protection while the ground cover is being established.

All manufactured slopes shall be contour graded.

The use of a rock crusher is not permitted on the site.

Prior to issuance of a Grading Permit, subject to review and approval by the City Attorney, Director of Public Works and the Director of Planning, Building and Code Enforcement, the developer shall provide proof that approval for off-site grading on the adjacent parcel has been obtained from the owner(s) of the adjacent parcel.

Sewers

A bond, cash deposit, or combination thereof, shall be posted prior to the issuance of grading permits, to cover costs for construction of any required sanitary sewer system, in an amount to be determined by the Director of Public Works.

Prior to issuance of grading permits, the developer shall submit to the Director of Planning, Building and Code Enforcement, a written statement from the County Sanitation District accepting any new facility design and/or system upgrades with regard to existing trunk line sewers. Said statement shall include any necessary conditions of approval.

Approval of this development is contingent upon the installation, dedication and use of local main line sewers.

If it is found that the requirements of the Plumbing Code cannot be met, no building permit will be issued for construction.

Prior to recordation of the Final Map, the final location and requirements for Sewer Easements, if any are needed, shall be subject to review and approval by the City Engineer and Director of Public Works.

Prior to the issuance of grading permits, the developer shall submit to the Director of Public Works, a study analyzing the capacity of the existing sewer system versus the impact from the development.

Water

Prior to issuance of grading permits, the developer must submit a labor and materials bond in addition to either:

An agreement and a faithful performance bond in the amount estimated by the Director of Public Works and guaranteeing the installation of the water system; or

An agreement and other evidence satisfactory to the Director of Public Works indicating that the developer has entered into a contract with the servicing water utility to construct the water system, as required, and has deposited with such water utility security guaranteeing payment for the installation of the water system.

There shall be filed with the Director of Public Works a statement from the purveyor indicating that the proposed water mains and any other required facilities will be operated by the purveyor, and that under normal operating conditions, the system will meet the needs of the development.

The development shall be served by adequately sized water system facilities, which shall include fire hydrants of the size and type and location as determined by the Los Angeles County Fire Department. The water mains shall be of sufficient size to accommodate the total domestic and fire flows required for the development. Domestic flow requirements shall be determined by the Director of Public Works. Fire flow requirements shall be determined by the Los Angeles County Fire Department and evidence of approval by the Los Angeles County Fire Department is required.

Framing of structures shall not begin until after the Los Angeles County Fire Department has determined that there is adequate fire fighting water and access available to the said structures.

Drainage

Prior to issuance of grading permits, a bond, cash deposit, or combination thereof, shall be posted to cover costs of construction in an amount to be determined by the Director of Public Works.

Prior to issuance of grading permits, the developer shall submit a hydrology study to the Director of Public Works to determine any adverse impacts to existing flood control facilities generated by this project. Should the Director of Public Works determine that adverse impacts will result, the developer will be required to post a cash deposit or bond or combination thereof in an amount to be determined by the Director of Public Works, which will be based on the project's share of the necessary improvements.

Drainage plans and necessary support documents to comply with the following requirements must be approved by the Director of Public Works prior to the issuance of building permits or commencement of grading, whichever comes first:

Provide drainage facilities to remove any flood hazard to the satisfaction of the Director of Public Works and dedicate and show easements on the Final Map.

Eliminate any sheet overflow and ponding.

Provide drainage facilities to protect the property from high velocity scouring action.

Provide for contributory drainage from adjoining properties.

Subject to the review and approval by the Director of Public Works, the developer shall pay its fair share in upgrading the existing storm drain system in Crestridge at Crenshaw to accommodate flow from the project site.

All drainage swales and any other on-grade drainage facilities, including gunite, shall be of an earth tone color, as deemed necessary by the Director of Planning, Building and Code Enforcement.

Prior to the issuance of grading permits by Building and Safety, the applicant shall submit a Standard Urban Storm Water Mitigation Plan (SUSMP) to the Director of Planning, Building, and Code Enforcement for review and approval.

Streets

The developer shall post an additional bond, cash deposit, letter of credit, or a combination thereof in an amount sufficient to cover the cost of full improvement and repairs to all facilities within the right of way of Crestridge Road, adjacent to the development. Said improvements shall include, but are not limited to, A.C. paving, curb and gutter, sidewalk, drainage improvements, bikeways, and landscaping. The design of such improvements shall be subject to the adopted street standards and the approval of the Director of Public Works.

The proposed improvements to public streets shall be designed to the satisfaction of the Director of Public Works, pursuant to the following specifications:

Sidewalks along Crestridge Road shall be concrete, and six (6) feet wide, with a minimum of unobstructed width of 48" in all areas. The developer shall also provide handicapped accessible curb cuts as applicable.

Traffic circulation signs shall be placed at all intersections and/or corners unless modification is authorized by the Director of Public Works, and shall meet City standards.

The proposed driveway shall be designed in substantially the same alignment as shown on the approved development plans.

Any raised and landscaped medians and textured surfaces shall be designed to standards as approved by the Director of Public Works.

The contractor shall be responsible for repairs to any neighboring streets, which may be damaged during development of the site including, but not limited to, damage caused by trucks using the designated haul route to remove vegetation and debris from the site. Prior to issuance of grading permits, the developer shall post a bond, cash deposit or combination thereof, in an amount sufficient to cover the costs to repair any damage to streets and appurtenant structures as a result of this development. In addition to providing a bond or cash deposit, the developer shall for a pavement analysis of the streets to be used as the designated haul truck route prior to the start of construction and at completion of construction. The developer shall provide compensation for any loss of pavement life along the designated truck haul route as a result of this development.

Detailed plans of the project entrance areas shall be submitted to the Public Works Department for geometric review and to review sight distance at the time of preparation of final grading, landscaping and street improvements plans prior to the issuance of a grading permit.

A "Stop" sign and appropriate pavement markings shall be installed at the project driveway.

Full access will be allowed to the project to include left turn out, subject to the following:

Sight distance at the project entrance to be further reviewed with respect to standard Caltrans and City of Rancho Palos Verdes sight distance standards prior to the issuance of grading permits.

Traffic Flow Access and operation will be reviewed six (6) months after the project is fully occupied.

Crestridge Road may be redesigned to incorporate a raised median barrier, based on traffic conditions such as accident problems or information as may be identified through implementation of "Part B" of this condition.

Internal traffic signing and striping shall be implemented in conjunction with the detailed construction plans for the project.

The minimum width of the driveway shall be at least 28 feet, with a flat pad of 20-foot depth at the bottom of the driveway.

The driveway shall be a curb return type to facilitate ingress/egress.

If the nature or characteristic of the project changes, such that the ADT and peak hour traffic volumes increase, the project’s traffic access and circulation issues shall be returned to the Traffic Committee for review.

Construction activity shall be restricted to the hours between 8:00 a.m. and 4:00 p.m. This recommendation is based on the restriction mobility and reduced speeds of the loaded trucks. No vehicle staging will be allowed on Crestridge Road prior to 8:00 a.m. Construction traffic (dirt hauling) shall use Crenshaw southbound unloaded and Crestridge-Highridge-Hawthorne northbound loaded.

The applicant shall prepare a detailed public improvement plans for submittal to the City’s Public Works Department for review and approval. This will include a signing and striping plan for modification of markings and controls on Crestridge Road to accommodate access requirements/restrictions and a separate traffic control plan.

Sign Permit No. 842

One monument sign shall be permitted on the subject property as shown on the approved Site Plan and approved Sign Plan. The sign shall be a maximum 6' above adjacent finished grade and have a maximum sign area of 20 square feet. Any other proposed signage or changes to the approved sign will require an amendment to the Sign Permit, to be reviewed by the Director of Planning, Building and Code Enforcement.