Rancho Palos Verdes City Council
   

December 5, 2006 RANCHO RANCHO PALOS VERDES CITY COUNCIL AGENDA-LONG POINT (TERRANEA) RESORT HOTEL PROJECT: ZON2006-00615 (REVISION E TO CUP 215, ET. AL.) December 5, 2006 RANCHO RANCHO PALOS VERDES CITY COUNCIL AGENDA-LONG POINT (TERRANEA) RESORT HOTEL PROJECT: ZON2006-00615 (REVISION E TO CUP 215, ET. AL.) December 5, 2006 RANCHO RANCHO PALOS VERDES CITY COUNCIL AGENDA-LONG POINT (TERRANEA) RESORT HOTEL PROJECT: ZON2006-00615 (REVISION E TO CUP 215, ET. AL.)



TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL

FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT

DATE: DECEMBER 5, 2006

SUBJECT: LONG POINT (TERRANEA) RESORT HOTEL PROJECT: ZON2006-00615 (REVISION ‘E’ TO CUP 215, ET. AL.)

Prepared By: Ara Michael Mihranian, AICP, Principal Planner

RECOMMENDATION

Adopt Resolution No 2006-______, approving Revision ‘E’ to Conditional Use Permit No 215 et al, to allow an updated and revised site plan, grading plan and public amenities plan for the Long Point Resort Hotel and approving new and modified Conditions of Approval associated with the updated project plans.

EXECUTIVE SUMMARY

As the project proceeds towards breaking ground, the applicant has refined various components of the approved project to improve the overall success of the project and enhance the overall experience of the hotel. As a result, the applicant is requesting that the Council review and accept a number of design and operational refinements to the proposed project. In addition, Staff is taking this opportunity to improve certain facets of the approved Public Amenities Plan. All of the requested changes are being processed as the fifth revision to the original application package (CUP No. 215, et al. - Revision ‘E’). Based on a review of the revised changes, Staff believes that all of the proposed improvements are generally consistent with the original approved site plan and conditions of approval. Therefore, Staff is recommending approval of the proposed modifications with the addition or modification of specific conditions of approval.

BACKGROUND

On August 28, 2002, the Long Point Resort project was unanimously approved by the City Council Subsequently, the City’s decision was appealed to the Coastal Commission. On August 7, 2003, after conducting an appeal hearing, the Coastal Commission approved the project with modified conditions of approval. On October 7, 2003, the modified conditions were accepted by the City Council marking the Council’s decision as the final project approval date. Subsequent to the Council’s final approval, the applicant requested the Council’s consideration of the following revisions:

- Revision ‘A’ – On September 7 2004 the City Council amended the conditions of approval to allow a mix of 50 guest rooms or guest suites (maximum 66 keys) and 20 bungalow units (maximum 40 keys) to be sold to individual persons or private entities with deed restrictions limiting the duration of use. In addition, the Council agreed to establish a 1% Property Transfer Fee payable to a nonprofit organization when the units are sold.

- Revision ‘B’ – On April 19, 2005, the City Council amended Condition No. 40a to clarify the subdivision process available to the applicant for satisfying the State Subdivision Map Act requirements relating to the sale of the villas, casitas, bungalows, and hotel suites.

- Revision ‘C’ – On October 4, 2005, the City Council amended the conditions of approval to allow for limited valet and compact stall parking standards, and to eliminate the requirement for the construction of a Class I bicycle path.

- Revision ‘D’ – On March 21, 2006, the City Council amended the conditions of approval to change the approved project from a 3-hole golf practice facility with a driving range to a 9-hole short game golf academy.

In addition to the above, on May 17, 2005 and on March 21, 2006, the City Council determined that modifications to the layout of the site plan, specifically in regards to the placement of certain buildings, were in substantial compliance with the original Council approved project. The Council approved minor modifications to the site plan were subsequently approved by the Coastal Commission. The site plan modifications approved by the Council are as follows:

- Hotel Building - reduced building footprint

- Specialty Restaurant - relocated as a new stand alone building

- Villa Units - reconfigured floor plan and reduced the number of buildings (no change to the number of room accommodations)

- Casita Units - reoriented buildings

- Bungalow Units - reoriented buildings

- Parking Structure - eliminated the parking structure

- Tennis Courts - eliminated the two tennis courts

- Spa Building - relocated end revised building footprint (two separate structures fitness building / spa building)

- Lookout Bar - expanded structure landward of the coastal setback line

- Parking Lot and Emergency Access Roads - reconfigured and widened emergency vehicle access

- Hotel Pools - reduced and relocated pool facilities

DISCUSSION

Proposed Amendments

As the project proceeds toward its final design in preparation for breaking ground, the applicant has refined various components of the approved project to improve the overall success of the project and enhance the overall experience of the hotel. As a result, the applicant is requesting that the Council review and accept the following design and operation refinements to the proposed project:

1. Minor revisions to the overall layout of the project site,

2. Modifications to the 9-hoIe golf course approved by the City Council at its March 21, 2006 meeting, along with new minor improvements, such as pool pavilions and cabanas, trellises, garden walls.

3. The Placement of the Fire Access Road out of buffer area.

4. Revisions to the design grades and site contours, including cut and fill quantities, to reflect the refinements made to the project since the 2002 approval.

5. Revisions to the two elevator override towers to accommodate rooftop stair access for emergency fire personnel.

6. Allowance for outdoor events, such as weddings, banquets, charity events, to name a few, with amplified sound to occur at seven designated areas throughout the site.

7. The construction and operation of an entry drive “greeting kiosk.”

In addition, as an eighth item, Staff is taking this opportunity to improve certain aspects of the approved Public Amenities Plan. Specifically, Staff is proposing that a 5-foot minimum width be established for all trails and that a sidewalk be provided along the western entry driveway between the villas and the hotel building.

Analysis

As stated below, Condition of Approval No. 17 sets the standard for reviewing subsequent changes to the approved project.

These approvals authorize the construction and operation of a resort hotel, a golf practice facility and other related amenities. Any significant changes to the operational characteristics of the development, including, but not limited to, significant changes to the site configuration or golf practice facility; number of guest rooms (increases or decreases); size or operation of the conference center, banquet facilities, spa, restaurants, or other ancillary uses or significant alterations shall require an application for revision to this Conditional Use Permit pursuant to the provisions stated in the RPVMC. At that time, the City Council may impose such conditions, as it deems necessary upon the proposed use resulting from operations of the project. Further, the Council may consider all issues relevant to the proposed change of use.

For simplicity, Staff is processing all of the applicant’s requested changes as the fifth revision to the original application package (CUP No. 215, et al. - Revision ‘E’). This allows the existing project conditions of approval to be modified for consistency with the refined site and grading plans. Staff’s analysis and recommendations on the various proposed changes are contained on the following pages.

1. MINOR REVISIONS TO THE OVERALL SITE PLAN

The revised site plan submitted to the Planning Department identifies the major components of the project including, but not limited to, the hotel building, the villa buildings, the casita buildings, the spa building, the fine dining restaurant, the lookout bar, the lower pool facility, the building pad elevations, the public trails, the 2.2 acre bluff lop park, the public and hotel parking lots, the 9-hole golf course, roadways, finished contours, habitat zones and other project related improvements. There are some new minor improvements, such as pool pavilions and cabanas, trellises, garden walls, and other improvements that Staff believes are consistent with the original approval.

Site Plan Consistency with Coastal Permit Findings

According to the City’s Coastal Specific Plan, the City’s Development Code, and the project conditions of approval, development within the Coastal Setback Zone and the Coastal Structure Setback Zone is highly restricted. The project approved by the City Council in 2002, specifically permitted certain uses and improvements, such as trails, paving, the lower pool facility, grading and garden walls, to name a few, within the Coastal Setback Zone and the Coastal Structure Setback Zone. Based on Staff’s review of the revised site plan, new minor improvements are proposed and permitted within the Coastal Structure Setback Zone, such as trellises (less than 120 square feet), garden walls, and guardrails. A pool was identified within this zone in the initial submittal, but has subsequently been deleted from the revised site plan. Therefore, Staff believes the revised the site plan complies with the original Coastal Permit Findings.

Site Plan Consistency with View Protection Conditions

The project originally approved by the Council in 2002, contains specific conditions of approval ensuring that public and private views, particularly from the Point Fermin Vista Corridor and the Catalina View Corridor, are protected. Based on the proposed site plan layout and sections provided by the applicant, Staff believes that all the proposed modifications shown on the revised site plan are consistent with the project’s existing conditions of approval, that are intended to avoid and/or minimize impacts to public and private views. This is because the design utilizes the natural down-sloping nature of the lot. Moreover, conditions are in place limiting the height of structures with the intent to protect public and private views. However, the Council adopted conditions do not establish maximum ridgeline elevations for structures other than the main hotel building. Therefore, in order to ensure that the revised site plan is consistent with the view protections intended through the original approval, Staff is recommending that the Council amend the Conditions of Approval to establish maximum ridgeline elevations for each structure (villas, casitas, bungalows, spa, restaurant, and etc.) based on the revised grading plan, as identified in the attached conditions.

In addition, Staff believes that there is some ambiguity to the intent of Condition of Approval No. 53 (see below) that addresses structures shown on the site plan. Due to the varying elevation grade of Palos Verdes Drive South along the project frontage, there is a question as to the meaning of the “closest street curb” elevation. It is Staffs interpretation that the condition requires the height of any structure on the site plan not to exceed the closest street curb most parallel to the structure in question. Therefore, to clarify the intent, Staff is recommending that condition No. 53 be amended as follows (the underlined text represents new language and the strike-out text represents deleted language):

In no event shall any structure, including architecture features, exceed the elevation height of Palos Verdes Drive South adjacent to the Resort Hotel Area, as measured from the closest street curb most parallel to the structure adjacent to the Resort Hotel Area. This condition shall not apply to chimneys built to the minimum standards of the Uniform Building Code.

In summary, based on a review of the revised site plan, Staff believes that the proposed improvements are generally consistent with the original approved site plan and conditions of approval. Therefore, Staff recommends that the modifications to the site plan be approved with an amendment to existing condition of approval no. 51 to establish maximum ridgeline elevations for all the structures on the site plan and with an amendment to existing condition of approval no. 53.

2. MODIFIICATIONS TO THE 9-HOLE GOLF COURSE

At the March 21, 2006 City Council meeting, the Council considered Revision ‘D’ to Conditional Use Permit No. 215 to allow, among other things, a 9-hole short game golf course rather than a 3-hole practice facility. At the meeting, the neighboring property owners raised safety concerns with the close proximity of Hole No. 7 to their rear yards. After much discussion, the Council ultimately approved the applicant’s proposed 9-hole golf course since the City’s golf safety consultant concluded that the golf course design did not pose any safety concerns. However, the Council suggested that the applicant work with the neighbors and City Staff to address the safely concerns. In response, the applicant subsequently submitted a revised golf plan with the following changes:

1. Hole No. 1 was relocated from the eastern side of the entry driveway to the western side of the entry driveway to provide additional area for the relocation of Hole No, 7. The fairway was reduced from 140 yards to 127 yards.

2. Hole No. 2 was oriented towards the ocean and the fairway was reduced from 195 yards to approximately 108 yards.

3. The par 3 for Hole No. 7 was shortened from approximately 180 yards to 152 yards.

4. Hole No. 7 was shifted southward increasing the distance separation between the edge of the green and the rear property lines from approximately 150-feet to approximately 300-feet.

5. The grade for the tee for Hole No. 7 was reduced in elevation from 145-feet to I 40-feet.

6. The grade for the green for Hole No. 7 was reduced in elevation from 170-feet to 168-feet.

The revised golf course plan was presented to the neighbors, who after reviewing the changes, found the revised plan acceptable. Additionally, the revised golf course plan was also given to the City’s golf safety consultant, Mr. Kipp Schulties, who reviewed and approved the revisions to the golf course. He concluded that “all reasonable considerations appear to have been meet relative to roads, pedestrians, and residential units.” As such, Staff believes that the revised golf plan is consistent with the golf course plan approved by the City Council in 2006. Therefore, Staff recommends that the modified golf course be formally approved without the need for any additional conditions of approval.

3. THE PLACEMENT OF THE FIRE ACCESS ROAD OUT OF BUFFER AREA

In October 2005, the Coastal Commission administratively approved an Immaterial Amendment to the project’s coastal permit to allow minor modifications to the project site plan. As part of the approval, the Commission allowed the encroachment of a fire access road into the designated 80-foot “habitat enhancement area” (also known as Zone B) by adjusting the final boundary line and requiring the developer to balance the net loss by increasing the habitat area elsewhere on the project site. This modification was recently observed by representatives from the Sierra Club and the California Native Plan Society (CNPS) during their review of the project plans. Both organizations raised a concern with the change, citing that such a change was inconsistent with the City’s adopted conditions of approval and mitigation measures. Furthermore, they raised a concern that they were not properly noticed of this proposed amendment despite being active interested parties. As a result, the Sierra Club and the CNPS requested that the Coastal Commission revoke the project’s coastal permit (see attached letters).

In response to this issue, City Staff met with the applicant and informed them that the placement of the fire access road within the 80-foot “habitat enhancement area” was inconsistent with both the City’s conditions of approval and mitigation measures. After meeting with Staff and representatives from the Sierra Club and the California Native Plant Society, the applicant agreed to relocate the fire access road outside the 80-foot “habitat enhancement area.” Revised plans reflecting this change were submitted to the City on November 20, 2006 (see attachment). Based on Staff’s review of the revised project site plan, the fire access road in question has been relocated outside the 80-foot “habitat enhancement area” and thereby complies with the adopted conditions of approval and mitigation measures. In light of the revised site plan, the Council is no longer being asked to amend the respective conditions relating to the fire access road.

In order to relocate the fire access road, the applicant will need to revise several of the construction plans. Although the grading plan can be revised relatively quickly, other plans will require additional time to address issues such as relocating utilities under the new location of the fire access road. In order to meet the project schedule and begin rough grading, the applicant is requesting that they be allowed to pull a rough grading permit while the final construction drawings are being revised to reflect the new location of the fire access road and related utilities. City Staff can support the applicant’s request provided that the revised rough grading plan is reviewed and approved by the City Engineer prior to permit issuance.

4. GRADING PLAN REVISIONS

The project approved by the City Council in 2002 included a grading plan that identified earth work needed to prepare the project site for construction. According to Condition No. 130, the following maximum quantities and depths of grading were approved for the project based on the grading plans received by the City on May 21, 2002, and prepared by Incledon Kirk Engineers:

a. Maximum Total Grading (Cut and Fill): 754,650 cubic yards.

b. Maximum Cut: 411,889 cubic yards (292,276 cubic yards with 5% shrinkage).

c. Maximum Fill: 392,275 cubic yards.

d. Maximum Depth of Cut: 35 fact (located in the area of the western most bungalow units).

e. Maximum Depth of Fill: 21 feet (located in the area of the more inland row of Western Casitas).

Furthermore, the above condition specifies that the project grading shall be balanced on-site with no export or import.

In the course of preparing the detailed construction plans, the applicant has had to revise the grading plan to address project modifications, such as the reconfiguration and the reduction of the main hotel building, the lowered Villa pad elevations, the reorientation of the casitas and bungalows, and the relocation of the spa building. Furthermore, the applicant has had to ensure that the grade changes remain balanced. These modifications to the overall project have reduced the amount of total grading by 16, 950 cubic yards from 784,550 cubic yards to 767,600 cubic yards. In addition to the overall quantities, the depth of cut has been reduced from 35-feet (western most bungalows) to 31-feet (in the area of the villas). Despite the reduction in total grading, the amount of cut has increased by 611 cubic yards, from 411,589 cubic yards to 412,500 cubic yards. Furthermore, the finished grades and finished building pad elevations for several of the proposed structures, such as the casitas and the bungalows, have increased 3 to 6 feet in height. This is primarily due to the condition requiring that the earth movement be balanced on-site.

Staff has reviewed the revised grading plan in relation to the original grading plan to determine whether the changes are significant, specifically relating to the introduction of new impacts, such as views, and consistency with the grading findings made in 2002. Based on Staff’s review of the revised grading plan, the overall change to the design of the final grades appear to be generally consistent with the grading findings made in 2002. The revised grades resemble the natural topography of the site by sloping downward towards the coast, and the revised grades and finished pad elevations do not appear to adversely impact the surrounding environment, with the exception of potential impacts to views from three specific areas of the project site, as discussed below. These locations are identified as areas of concern because of the height of the finished contours when combined with the construction of a structure or landscaping.

Palos Verdes Drive South – Adjacent to Project Site

Staff has raised a concern to the applicant that the combined grading and landscaping along Palos Verdes Drive West, between the Fishing Access Parking Lot and the Villas, has the potential to impair public views. In response to Staffs concern, the applicant has revised the grading plans to include a 3:1 transition slope from the property line off Palos Verdes Drive South. Staff supports this change, but recommends that the Council amend existing Condition No. 100 to further clarify the height limit of landscaping within this area, as follows (the underlined text represents new language and the strike-out text represents deleted language):

Any on-site fencing along Palos Verdes Drive South shall be no higher than two (2) feet in height and shall be modeled to generally resemble the fencing installed along Palos Verdes Drive West for the Ocean Front Estates project. The landscaping along said fence in this general area, as determined by the Planning Director, shall be limited to 1-foot in height above the most parallel street curb.

Eastern Property Line Adjacent to Nantasket Drive

According to the revised grading plan, the finished pad elevations for the eastern casitas have increased between 3 and 7 feet in height from the 2002 Council approved grading plan. The current grading plan contemplates raising the building pad elevations above the existing grades by approximately 3 to 6 feet. Staff has identified a potential view concern with the increased building pad elevations for the eastern casitas. Furthermore, a comment letter from the adjoining property owner (Dana Ireland) expressed a potential view concern with the design of an earth berm paralleling the property line (see attachment).

In order to verify that the increase to the pad elevations would not intensify view impacts from surrounding properties, as studied in the project EIR, new visual simulations were prepared by the applicant. Based on the updated visual simulations, it appears that the increase in the finished building pads for the eastern casitas do not result in a significant change to the view. This is partly because of the distance between the casitas and the viewing point (Hard copies of the visual simulations will be transmitted to the Council prior to the December 5th meeting).

In addition to the pad elevation changes, another revision to the grading plan includes a berm along the eastern property line adjacent to the lot off Nantasket Drive. This change came about in May 2005 when the golf course was revised to no longer include a driving range. The berm located to the east of the driving range shifted further east, to its present location, when the driving range was eliminated. The berm, in its present location, ranges in height from approximately 3 to 8 feet (14-feet in an isolated area) and is intended to serve as a safety barrier between Hole No. 8 and the neighboring property. In response to the neighbor’s concern regarding the berm and potential view impacts, Staff researched the possibility of lowering the berm without introducing golf safety concerns. Staff contacted the City’s Golf Safety Consultant, Kipp Schulties, for his recommendations on the berm. According to Kipp Schulties, a golf safety zone is typically 150-feet for a flat course (without consideration of wind and trees) and includes an additional 50-feet for the downhill nature of a golf shot. In this case, the distance between Hole No. 8 and the property line is nearly 200-feet. However, Mr. Schulties believes the berm in its present location adds to the overall safety of the golf course and should remain. However, he states that the berm can be reduced by 3-feet in height without compromising safety. In regards to potential view impacts, Staff believes that with the 3-foot reduction of the berm, the height of the berm will not significantly impair views from Mr. Ireland’s neighboring vacant lot, as taken from a central location of the current lot (it should be noted that although an application is currently being processed to subdivide the neighboring lot into five lots for single-family residential development, the current lot is zoned commercial recreational and is not subject to the view protection of the City’s View Ordinance is not applicable).

Therefore, Staff supports this change and recommends that the Council amend Condition of Approval No. 130, as identified in the following section, to require an overall 3-foot reduction of the berm and the elimination of the 14-foot landscape berm.

Northern Property Line at Channelview Court

Staff is concerned that the combination of grading and landscaping may potentially impair views from neighboring properties off Channelview Court. To ensure future views are not impaired by combined grading and landscaping, Staff is recommending that the Council amend existing condition No. 78 to clarify that landscaping shall not impair views, as follows (the underlined text represents new language and the strike-out text represents deleted language);

The Ornamental Landscape Plan shall comply with the water conservation concepts, the View Preservation Ordinance, the planting requirements, the irrigation system design criteria, and all other requirements of the RPVMC. In no case shall trees exceed the highest roof ridgeline of a hotel, casita, or villa structure located within 50-feet of the tree. Trees located beyond 50-feet from a hotel, casita, or villa structure shall not exceed 16-feet in height, as measured from the bottom of the tree.

Based on the above analysis, Staff believes that the revised grading plan substantially complies with the original grading plan. In areas where the finished grades have increased, Staff believes that the change does not result in new significant impacts and therefore substantially complies with the Council’s original approval. However, as stated above, Staff is recommending that the Council amend the conditions of approval to reflect the new grading quantities and to clarify the protection of views with grading and landscaping. Additionally, as previously noted, Staff is recommending that the Council amend the conditions of approval to include ridgeline elevations for all proposed structures (villas, casitas, bungalows, spa, restaurant, and etc.) based on the new finished pad elevations. Furthermore, staff is recommending that condition of approval no. 130 be amended to require submittal of a final “as-built” grading plan prior to finalizing the precise grading permit. The following is the recommended amendment to condition of approval no. 130 (the underlined text represents new language and the strike-out text represents deleted language):

The following maximum quantities and depths of grading are approved for the Resort Hotel Area, as shown on the approved revised grading plans received reviewed and approved by the City Council at its December 5, 2006 meeting May 21, 2002, and prepared by Incledon Kirk Engineers :

a. Maximum Total Grading (Cut and Fill): 784,550 767,600 cubic yards.

b. Maximum Cut: 411,889 412,500 cubic yards (392,275 391,900 cubic yards with 5% shrinkage).

c. Maximum Fill: 392,275 391,900 cubic yards (includes 16,200 cubic yards of export to golf course).

d. Maximum Depth of Cut: 35 31 feet (located in the area of the villas western most bungalow units).

e. Maximum Depth of Fill: 21 feet (located in the area of the more inland row of Western Casitas).

Prior to issuance of a grading permit by Building and Safety, the grading plan shall be revised so that the berm located to the east of Golf Hole No. 8 is reduced in overall height by a minimum of 3-feet over the entire length of the berm and that the 14-foot tall landscape mound be deleted from 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 City Council. This is a balanced grading project. No import or export of earth shall be permitted, except as provided in Condition No. 155.

Prior to the final inspection of the precise grading, the applicant shall provide the Building Official with a certified as-built grading plan prepared and wet-stamped by a licensed engineer. The as-built grading plan shall identify all revisions to the Council approved grading plan.

Staff believes that all of the proposed conditions of approval will assist City Staff and the applicant in understanding the maximum height limits for each structure, provide criteria for the building height certification, and document the final grading for consistency with the City approvals. The proposed changes to the conditions of approval are noted in the attached draft conditions of approval.

5. ELEVATOR TOWER REVISIONS

The project approved by the Council in 2002 limited the height of the main hotel building to a maximum ridgeline of 153-feet, with the exception of two elevators towers, which were permitted to exceed the maximum ridgeline height by approximately 7-feet for a maximum height of 160-feet. It was reported at the May 2005 meeting, that the two elevator towers would be lowered to 157-feet within the same general location as the 2002 approval. In March 2006, further design modifications resulted in another change to the elevator towers. Staff informed the Council that the elevator towers will be consolidated into one tower at a maximum height of 157’ feet. The Council determined that the two revisions to the elevator towers were in substantial compliance with the original approval.

The applicant is now requesting that the Council consider a further revision to the elevator towers to address requirements set forth by the Los Angeles County Fire Department. According to the Fire Department, they are requiring that the main hotel building provide roof access on various levels of the structure, in particular to the upper most roof level, via stairs. In order to provide stair access to the roof, the applicant has had to redesign the southern tower to accommodate a staircase with the necessary vertical clearance from the staircase platform. According to the architectural plans, the southern tower will be approximately 638 square feet, measuring 29-feet by 22-feet. The applicant is requesting that the Council allow the expansion of the southern elevator override tower to accommodate the fire access staircase and to extend the maximum permitted height of 160-feet to 164-feet. It should be noted that the initial submittal of the southern elevator tower was designed at a maximum ridgeline of 166-feet, but the applicant was able to lower the ridgeline by 2-feet without compromising access. The northern tower will remain in its approved location, but is no longer designed as a tower, but rather disguised as four combined chimneystacks at a maximum height of 160-feet. The design change of the northern tower is to proportionally complement the design of the new southern elevator/stair tower.

In reviewing the applicant’s request to modify the northern elevator tower and to allow the tower to exceed the maximum ridgeline of 160-feet, Staff contacted the Fire Department to see if there were any other viable options to access the roof without utilizing a tower, such a roof hatch. According to the Fire Department, a roof hatch is not an option because it would impede on efficient and unobstructed access to the roof in the event of an emergency. The Fire Department is requesting that the City Council allow the southern roof tower to exceed the maximum height up to 164-feet for public health and safety purposes (see attachment).

Staff supports the proposed revision to the southern elevator tower because it is in response to a requirement by the Fire Department for public health and safety. Staff does not believe that the change to both the southern and northern elevator towers will significantly impair views because they are in the previously approved locations, the southern tower will be 4-feet taller than what the conditions permit and the northern tower will be within the permitted 160-foot maximum ridgeline. Furthermore, the applicant prepared a view study, as taken from the entry driveway at Palos Verdes Drive South, that demonstrates that the proposed revisions to the elevator towers will not adversely impact views. Hard copies of the view study are not available for attachment to this Staff Report. However, the view study will be shown at the December 5th meeting.

Therefore, Staff recommends that the City Council allow the proposed elevator tower by amending existing condition No. 51, under Hotel Building, as follows (the underlined text represents new language and the strike-out text represents deleted language):

a. Maximum roof ridgeline 153 feet above sea level with a maximum roof ridgeline of 164-feet for the southern elevator override tower and 160-feet for the northern elevator override tower – plus fireplace chimney to the minimum height acceptable by the Uniform Building Code.

6. ALLOWANCE OF OUTDOOR EVENTS

The project site plan approved by the City Council included lawn areas for gathering purposes. However, the adopted conditions of approval did not acknowledge the lawn areas as possible locations for outdoor events, such as weddings, banquets, holiday parties, charity events and other similar uses. The applicant is requesting that the Council allow outdoor events to occur only in seven specific locations throughout the project site. The seven areas, as identified on the site plan, are as follows (see attachment):

1. Main ballroom Lawn and Terrace

2. Amphitheater Lawn

3. Meeting Room Terraces

4. Multi-purpose Room Terrace

5. South Terrance Lawn

6. East Terrace Lawn

7. Upper Function Lawn

Staff believes that outdoor events are uses typically associated with the operation of a hotel. Furthermore, the City conditionally approved Conditional Use Permit No. 187 in 1995 to allow the operation of outdoor events at the former Catalina Room on the site. In order to ensure the operation of outdoor events does not adversely impact the surrounding environment, Staff recommends imposing conditions that regulate the operation of outdoor events. Therefore, Staff is recommending that the City Council allow the proposed outdoor events by amending existing condition No. 41 to limit outdoor events to the areas listed above, as follows:

b) Outdoor events, such as weddings, holiday parties, charity events and other similar uses, shall be permitted only within the seven designated lawn areas identified on the site plan approved by the City Council on December 5, 2006. The operation of said outdoor events shall comply with the following standards:



o Permitted Hours of Operation

- Sundays through Thursdays 8:00 am to 9:00pm

- Fridays and Saturdays 8:00 am to 11:00 p.m.

o Amplified Sound, whether recorded or live, shall be permitted during the permitted hours of operations, as stated above, provided that all speakers are oriented towards the ocean away from surrounding properties.

o No outdoor spot-lights, neon lights, or other specialty lighting shall be permitted to shine into the sky or onto neighboring properties.

A special use permit shall be obtained from the Planning Department for outdoor events that do not comply with the above standards.

7. CONSRUCTION AND OPERATION OF GREETING KIOSK

The applicant is requesting that the City Council allow the construction of a “greeting kiosk” at the intersection of the entry drive, adjacent to the hotel public parking lot entrance. According to the applicant, the proposed kiosk will be 75 square feet and have a total height of 12-feet, as measured from adjacent finished grade to the highest roof ridgeline. The “greeting kiosk” will serve multiple purposes, such as a greeting, arrival and check-in point for hotel guests, and to direct vehicle traffic to appropriate parking and valet areas. All vehicles will be required to stop at the “greeting kiosk” to receive a parking ticket or access card. The “greeting kiosk” will be the control point to assess parking fees, with the exception of the general public seeking to park at the public parking lot.

Staff believes the “greeting kiosk” could be compared to a guardhouse that controls vehicular ingress and egress. Staff is concerned that such a feature may discourage the public from approaching the public parking lot, because the “greeting kiosk” is located before the public parking lot entrance. Therefore, if the Council is inclined to allow a “greeting kiosk,” Staff recommends that the City Council amend the Conditions of Approval to require the “greeting kiosk” to be located after the driveway leading to the public parking lot.

In addition, the hotel operators are to provide parking to the general public from one hour before dawn to one hour after sunset. Although it is implied that the public parking is to be free to the general public during these hours, Staff is recommending that the City Council amend existing condition No. 108 to specifically state that parking shall be free to the public, as follows (the underlined text represents new language and the strike-out text represents deleted language):

The applicant shall construct end retain no fewer than 875 parking spaces on the resort property, of which 50 parking spaces shell be dedicated for public use, at no cost to the users of the public parking lot, during City Park Hours, which are from one hour before sunrise until one after sunset.

8. STAFF PROPOSED AMENDMENTS TO THE PUBLIC AMENITIES PLAN

On October 4, 2005, the City Council reviewed the project’s public amenities plan and conceptually approved the plan with the understanding that minor refinements may occur at the administrative level. In the course of preparing the final construction plans, revisions to the public amenities were introduced by both the applicant and by Staff to address the design issues and rising construction costs. The following is a summary of the proposed revisions and the associated concerns.

Trails

In regards to trails, Condition No. 78 states:

All project related trails, as identified In the City’s Conceptual Trails P/an, shall be designed to the following minimum standards for trail widths, with easements extending an additional foot on either side of the trail:

f. Pedestrian Only — 4 foot improved trail width, 6 foot dedication

g. Pedestrian/Equestrian – 6 foot improved trail width, 8 foot dedication

h. Pedestrian/Bike 6 foot improved trail width, 8 foot dedication

i. Joint Pedestrian/Golf Cart — 10 foot improved trail, 12-foot dedication.

According to the State of California, improved trails and sidewalks should be designed at a minimum width that provides access to all individuals. The State of California suggests that in order to provide access to all individuals, especially those with disabilities, the width of a new improved trail or sidewalk should be at a minimum of 5-feet or 4-feet with a turning refuge at reasonable intervals not to exceed 200-feet. In light of this information, City Staff requested that the public amenities plan be updated by increasing the minimum trial width to 5-feet. The applicant has agreed to increase the minimum width of the trails to 5-feet with the exception of the Long Point Bluff Top Trail, located along the western bluff of the subject property. The applicant would like to keep this trail at a 4-foot width with a turning refuge approximately every 200-feet so that the trail does not impact the native planting located within Zone B. Staff does not believe an increase to the minimum trail width will impact habitat calculations because both the City and the Coastal Commission are requiring the trails be placed within a minimum 10-foot wide trail corridor easement (Coastal Commission requirement). Therefore, Staff is recommending that the Council amend the above condition to reflect a minimum trail width of 5-feet for all project related trails.

Entry Driveway Sidewalk

The public amenities plan reviewed by the City Council in October 2005 included a sidewalk along the western side of the entry driveway and a public trail along the eastern side of the entry driveway. In order to minimize construction costs, the applicant is requesting that the western sidewalk between the villas and the hotel building be eliminated from the construction plans. Staff is concerned that such a change will compromise the overall design integrity of the project, specifically in regards to pedestrian circulation. Such a change will discourage visitors staying at the villas from walking to the hotel facilities (spa, restaurants, etc.) because there is no designated path. Moreover, for those visitors who prefer to walk, without the sidewalk, those individuals may end up walking in the street or crossing over the entry driveway to the trail on the eastern side of the entry road, thus introducing a safety concern. Staff finds this to be a safety concern because the entry driveway is the only vehicular access point to and from the project site. Therefore, based on pedestrian circulation benefits and potential safety concerns, Staff is recommending that the Council require the applicant to construct a minimum 5-foot wide sidewalk along the western side of the entry road in addition to the trail on the eastern side of the entry road.

Flower Field Trail

The public amenities plan reviewed by the Council placed a portion of the Flower Field Trail within the public sidewalk on the western side of Nantasket Drive. This specific route of the Flower Field Trail was relocated from the project site onto the sidewalk because of golf safety concerns. The Council accepted the relocation of the trail onto the sidewalk to address potential safety concerns and with the understanding that the sidewalk, would be improved to resemble the continuation of the Flower Field Trail. Additionally, the applicant has requested that the Flower Field Trail (the portion extending south of the sidewalk) connect to the Vanderlip Trail via the Los Angeles County Sanitation driveway easement. Staff has raised a concern to the applicant that placing the trail within this easement detracts from the overall trail experience envisioned by the plan because of limited improvements. Furthermore, placing a trail easement within the Los Angeles County Sanitation easement will require that the applicant obtain easement rights from the current landowner and there are no guarantees that such an easement will be granted. As such, Staff is recommending, and the applicant has agreed, to place the trail back onto the project site at the southern end of the sidewalk off Nantasket Drive. Staff is recommending that this trail width be constructed at a 5-foot minimum and be connected to the existing Vanderlip Trail.

ENVIRONMENTAL ASSESSMENT

In accordance with the provisions of the California Environmental Quality Act (CEQA), Staff has determined that the proposed revision to the City Council approved conditions of approval will require an addendum to the Environmental Impact Report prepared and approved by the City Council under Resolution No. 2002-70 that allows the construction of a 400-room resort hotel with a golf academy/practice facility on the 102 acre Long Point parcel (6610 Palos Verdes Drive South). At the time the City Council adopted the Environmental Impact Report and Statement of Overriding considerations, it found that the Project’s impacts, with the exception of the impacts to Noise and Air Quality for which the Statement of Overriding considerations was adopted, are not significant or that potential impacts could he mitigated to a less than significant impact, as noted in the Mitigation Monitoring Program.

As such, Staff believes that the proposed project revisions and revisions to the project conditions do not modify the scope of the project nor the related uses and amenities approved by the City Council. Staff is of the opinion that the proposed revision will not result in new significant environmental impacts, specifically including impacts relating to safety and views. As a result, no further environmental review will be necessary other than the adoption of Addendum No. 6 to Environmental Assessment No. 725.

ADDITIONAL INFORMATION

Public Noticing

Pursuant to the City’s noticing procedures, the required public notice was published in the Peninsula News and circulated on November 18, 2008 to interested parties and property owners within a five hundred (500) foot radius of the subject property. Additionally, the public notice was transmitted electronically to list-serve subscribers. To date, the City has received one (1) public comment letter from a neighboring property owner, Dana and Paige Ireland (see attachment). In the event additional comment letters are submitted after the transmittal of this report, such letters will be distributed to the Council at the meeting.

Project Plans

Attached to this Staff Report, are the narratives provided by the project applicant that explain the proposed changes to the project site plan and grading plan. Additionally, enclosed are plans that illustrate the changes to the site and grading plans. The applicant will be providing the City with updated visual simulations, building plans for the elevator tower, and a colored project approval overlay (comparing the 2002, 2005, 2006, and current projects) exhibit by the end of the week. As soon as Staff receives these exhibits, they will be transmitted to the Council. The illustrative plans attached to this Staff Report have been posted on the City’s Website and a message was sent to list-serve subscribers on how to view the current project plans.

Project Timeline

According to too applicant, if the Council approves the current proposal this evening the applicant anticipates receiving its Coastal Development Permit and City grading permits in a few weeks, thus breaking ground soon after. At this time, the expected opening date for the project is December 2008.

Respectfully submitted,

Joel Rojas

Director of Planning, Building and

Code Enforcement

Reviewed by:

Les Evans

City Manager

ATTACHMENTS

- Draft Resolution No. 2006 —

o Exhibit ‘A’ Addendum No. 6 to Environmental Assessment No. 725

o Exhibit ‘B’ Conditions of Approval

- Applicant’s Narratives

- Sierra Club and Californian Native Plant Society Comment Letters Regarding Fire Access Road

- Applicant’s Response Letter to the Fire Access Road

- Fire Department’s Letter regarding Roof Top Stair Access

- Project Plans

o Illustrative Revised Site Plan

o 9-Hole Short Game Golf Academy Plan (Golf Cart Path)

o Site Sections

o Resort Hotel Building Elevations

o Villa Building Elevations

 

RESOLUTION NO. 2006-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES APPROVING REVISION ‘E’ TO CONDITIONAL USE PERMIT NO. 215, GRADING PERMIT NO. 2229, COASTAL DEVELOPMENT PERMIT NO. 166, VARIANCE NO. 489, AND TENTATIVE PARCEL MAP NO. 26073 TO ALLOW AN UPDATED AND REVISED SITE PLAN, GRADING PLAN AND PUBLIC AMENITIES PLAN FOR THE LONG POINT RESORT HOTEL AND APPROVING NEW AND MODIFIED CONDITIONS OF APPROVAL ASSOCIATED WITH THE UPDATED PROJECT PLANS.

WHEREAS, on August 28, 2002, the City Council conditionally approved Conditional Use Permit No. 215, Grading Permit No. 2229, Coastal Development Permit No. 166, Variance No. 489, and Tentative Parcel Map No. 26073 to allow the construction of a 400-room resort hotel and bungalows with banquet and retail facilities, 50 casitas (3-keys for 150 total units), 32 villas, and a driving range with a 3-hole golf practice facility on property located at 6610 Palos Verdes Drive South; and

WHEREAS, the City Council’s decision was subsequently appealed to the Coastal Commission which, after conducting several public hearings, approved the hotel project on August 7, 2003, with minor modifications to the City Council approved conditions; and

WHEREAS, on October 7, 2003, the City Council accepted the conditions of approval as modified by the Coastal Commission as the final approval and directed the applicant (Destination Development) to provide the Council with future updates on the status of the project; and

WHEREAS, on November 13, 2006, the project applicant filed a request to amend the adopted Conditions of Approval to ensure the project conditions are consistent with the revisions to the site plan and grading plan; and

WHEREAS, the City Council reviewed and analyzed the applicant’s request in accordance with the California Environmental Quality Act (“CEQA”) and determined that the proposed revision to the project conditions of approval will require an Addendum to the Final Environmental Impact Report (“FEIR”), which was certified by the City Council on May 7, 2002 under Resolution No. 2002-38, and which determined that the project’s impacts, with the exception of the impacts related to Noise and Air Quality for which a statement of overriding considerations was adopted, are not significant or that the potential impacts could be mitigated to a less than significant impact. The proposed revision involves amendments to the adopted Conditions of Approval for consistency with the revised project site plan and grading plan. The City Council finds that the change to the conditions will not alter nor diminish the spirit and intent of the original project approved by the City Council in 2002 because the project design and amenities will not be changed and that the golf amenity will be contained within the 32-acres of the project site originally set aside for golf. Furthermore, the proposed revision will not result in a deviation to the findings made by the Council when the project was approved, and does not modify the scope of the project nor the related uses and amenities, including the number of units to be sold to individual parties or private entities. As such, the City Council finds that the revised project conditions will not introduce new significant environmental effects or substantially increase the severity of the environmental impacts that previously were identified and analyzed in the FEIR; furthermore, the City Council also finds that there are no changed circumstances or new information, which was not known at the time the FEIR was certified, that would require the preparation of a subsequent EIR or major revisions to the FEIR pursuant to CEQA Guidelines Section 15162, and, in accordance with Section 15164 of the State CEQA Guidelines, the City has prepared Addendum No. 6 to the FEIR (the “Addendum”) attached herein as Exhibit A; and

WHEREAS, on November 18, 2006, pursuant to the City’s Municipal Code, a public notice was published in the Peninsula News and mailed to property owners within a 500-foot radius of the project site and to interested parties, inviting public comments on the proposed project revision; and

WHEREAS, on December 5, 2006, the City Council held a duly noticed public hearing to consider the revised project;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:

Section 1. The application for the revised project is to accept project revisions to the site plan and grading plan as being consistent with the original approved project. The proposed revision to the conditions will not amend the approved project that allows the construction of a resort hotel with 400 rooms within the main hotel structure and freestanding bungalows and 50 privately-owned, multiple-keyed casita units for a maximum aggregate of 150 additional accommodations, 32 privately-owned resort villas, a 68,000 square-foot conference/banquet facility, a 25,000 square foot spa and fitness center, 3 to 4 restaurants with an aggregate total of 22,500 square feet, and various public amenities, including public trails, a public park, 825 parking spaces for the Revised Project, including 100 parking spaces for the general public.

Section 2. Pursuant to Section 17.60.050 of the Rancho Palos Verdes Municipal Code (the “Municipal Code”), and based upon the evidence presented in the record, including staff reports, oral and written testimony, the FEIR and the Addendum, the City Council hereby finds that the proposed project revision will not change the findings made for the approved project, adopted under Resolution No. 2002-71, with respect to CUP No. 215, which are incorporated herein by this reference.

Section 3. Pursuant to Section 17.76.040, and based upon the evidence presented in the record, including staff reports, oral and written testimony, and the FEIR, the City Council hereby finds that the proposed project revision will not change or alter the findings made for the approved project, adopted under Resolution No. 2002-71, with respect to GRP No. 2229, which are incorporated herein by this reference, and the following findings:

3.1 The proposed Revised Project is consistent with the General Plan and the Zoning Code for the City of Rancho Palos Verdes. The General Plan land use map designates the Project site as Commercial/Recreational. Further, the proposed Revised Project is consistent with the City’s Official Zoning Map (adopted June 26, 1975) which designates the majority of the Project site as a Commercial Recreational (CR) zoning district, while the remainder of the Project site consists of coastal bluffs designated as an Open Hazard (OH) zoning district. Chapter 17.22 of the Municipal Code clearly defines the allowable uses in the CR zoning district and specifically permits the proposed resort hotel/conference center, golf uses, and related ancillary uses with a conditional use permit. (Section 17.22.030.) Moreover, the Revised Project, as designed, complies with all applicable restrictions for the OH zoning district. (Sections 17.32.030 and 17.32.040.) The proposed resort and ancillary uses are visitor serving and include transient occupancy facilities consisting of a 400 room Resort Hotel and freestanding bungalows, 50 multi-keyed casitas (for a maximum of 150 additional rooms), and 32 single-keyed Resort Villas, a 68,000 square foot conference/banquet facility, 3 to 4 restaurants, public recreational facilities, (including a 25,000 square foot spa/fitness center, public golf facilities, a network of public trails and vista points, and a public park), and parking. The Revised Project will provide public access to the bluffs and coastline, while still protecting the sensitive marine environment through a transitional planting area (ecotone) between the bluff edge and the adjacent public park to buffer the sensitive coastal bluff habitat from invasive non-native vegetation. These land uses are consistent with those specified in the Coastal Specific Plan in Section 17.22.030 (conditionally permitted uses in a CR zoning district).

3.2 The site is adequate in size and shape to accommodate the proposed Revised Project and all yards, setbacks, walls, fences, landscaping and other features required by Title 17 of the Municipal Code or by the conditions imposed pursuant thereto to integrate the Revised Project with adjacent land uses and the neighborhood. The Project site consists of approximately 102.1 acres along the seaward side of Palos Verdes Drive South and was formerly occupied by the Marineland Aquatic Park. The Project site is adequate in size and configuration to accommodate the required development standards, and the Revised Project, as modified by the City Council, complies with, or is conditioned to be consistent with, all setbacks, lot coverage restrictions, landscaping, parking, trails and public access requirements.

Specifically, all proposed structures are setback approximately 40 feet from the property line abutting Palos Verdes Drive South (the Villas and entry trellis), approximately 310 feet from adjacent nonresidential property (the Fishing Access); and at least 100 feet from adjacent residential property. Furthermore, there are no structures proposed within the required setbacks from residential property and residential streets, except for an entry trellis located at the main entrance, which is setback approximately 20 feet from the boundary line abutting residential property. Pursuant to the authority set forth in Section 17.12.030, the City Council hereby approves the revisions to the grades of the proposed nine-hole golf course. Additionally, except as specifically permitted by the approval of Variance No. 489, the proposed Revised Project exceeds the required 25-foot coastal setback established by the Coastal Specific Plan and complies with the required setbacks for the CR and OH zoning district.

As proposed, the lot coverage on the Project site is within the maximum 30-percent lot coverage permitted by the Municipal Code (Section 17.12.030). Moreover, the Project provides ample landscaping on the Project site. Although the Municipal Code prohibits activity within the designated landscape setbacks, the City Council has approved the proposed golf activities within these setbacks, provided that no structures are erected within the 20-foot landscaping setback. The Revised Project only proposes to locate portions of the nine-hole golf course with no structures within the required landscape setback from Nantasket Road, the abutting commercially-zoned property, and from the abutting residentially-zoned properties.

Section 4. Pursuant to Section 17.76.040, and based upon the evidence presented in the record, including staff reports, oral and written testimony, and the FEIR, the City Council hereby makes the following findings with respect to GRP No. 2229:

4.1 The proposed grading associated with the Revised Project does not exceed that which is necessary for the permitted primary use of the Project site. The grading takes advantage of the natural topography and will be balanced on the site with no import or export of material. The quantity of grading proposed does not exceed that which is necessary to improve the Project site with the proposed commercial and recreational uses, which are part of the related conditional use permit application. As previously noted, the Project site will be developed with a multitude of commercial/recreational based uses ranging from the resort hotel building to a nine-hole golf course. The topography of the Project site was altered in the past to accommodate Marineland and its related retail and entertainment uses. The proposed grading is requested to further alter the site’s topography to allow the Revised Project’s proposed uses to capture views of the Pacific Ocean and Catalina Island from various vantage points of the Project site while not impeding off-site views. The grading will improve the existing dilapidated condition of the Project site. By allowing the grading, the proposed improvements will cohesively connect active and passive recreational uses with entertainment based commercial uses by creating natural transition zones within the Project site, thus minimizing the appearance of an over abundance of uses. The recontouring of the site’s terrain to accommodate the proposed nine-hole golf course, hotel building, conference center, and parking lot is consistent with the uses conditionally permitted in the CR zoning district. Therefore, the grading associated with the Revised Project will serve the community, by providing continued commercial services and expanded recreational opportunities for the general public, in keeping with the uses that once occurred on the Project site. In fact, implementation of the Revised Project and its required grading will enhance the general character of the surrounding area and provide the community with additional services and recreational opportunities.

4.2 The grading and/or related construction does not significantly adversely affect the visual relationships with, nor the views from, neighboring residentially zoned properties. The proposed grading will step the main hotel structure into the existing topographic depression on the southwest portion of the site, thereby reducing the visual impact of the Revised Project and preserving view corridors identified in the Coastal Specific Plan when viewed from Palos Verdes Drive South and adjacent properties. To further ensure that implementation of the Revised Project does not adversely impact identified view corridors on the Project site, the City Council has conditioned the Revised Project to limit the finished height of the villas to the grade of Palos Verdes Drive South adjacent to the curb. As proposed, the grading will actually return the Project site to a more natural topographic condition and will be used to disguise and minimize the scale and mass of the Revised Project.

4.3 The nature of grading minimizes disturbance to the natural contours and finished contours are reasonably natural. The Project site was extensively graded in the past to form the building pads and parking lots for the Marineland development. The grading associated with the Revised Project will actually return the Project site to a more natural, sloping topography. The quantity of earth movement has been balanced between the proposed cut and fill, which eliminates the need to transport earth to and from the site. The use of transitional slopes, as opposed to support structures, further enhances the natural appearance of the site by visually creating an undulating feeling of the site’s terrain. Once completed, the visual appearance of the Project site will not appear as if substantial earth movement and site alterations occurred because the graded portions of the site will appear natural and landscaped accordingly. Thus, the proposed grading will minimize the disturbance of the natural contours, and finished contours will look more natural than the site’s existing appearance.

The grading takes into account the preservation of natural topographic features and appearances by means of land sculpturing designed to blend any man-made or manufactured slope into natural topography. As previously noted, the Project site was once occupied by Marineland, which largely disturbed the natural condition of the site with the exception of the natural bluff faces. The grading will attempt to restore the site to a sloping condition that is more akin to it’s original topographic condition. This is achieved by respecting the natural grade of the Project site, which descends from Palos Verdes Drive South towards the coastal bluffs. To enhance the appearance of natural topographic features, the proposed earth movement has been balanced, requiring no earth to be transported to or from the Project site. The proposed grading has been designed to manipulate the existing disturbed contours of the Project site by creating a series of terraced building pads that will allow each of the proposed uses to maintain ocean and island views. The man-made or manufactured slopes are integrated into the existing contours through the use of transitional slopes that vary in height depending on the proposed grade differences between terraced building pads.

In order to visually simulate the site’s natural condition, the proposed earth movement for the Project site is designed in a manner that manipulates the contours with the use of earth berms, earth mounds and earth depression. As previously noted, the main hotel building is designed as a stepped structure that follows the contours of the site. The fluid pattern of the grading plan with the use of undulating slopes further mimics the rolling hillside character of the Peninsula while achieving a condition that enhances public safety and visual appearance through the use of natural features. The proposed Revised Project will restore the natural sloped character of the site through the use of grading. Furthermore, the Revised Project will enhance the visual transition between the natural and improved contours, landscaping is proposed that will soften the site’s overall appearance and proposed improvements.

4.5 The grading will not cause excessive and unnecessary disturbance of the natural landscape or wildlife habitat through removal of vegetation. The Project site was previously occupied by Marineland. Hence, much, if not all, of the natural environment of the site was impacted by this pre-existing development. The Revised Project, as conditioned or modified by the City Council, preserves 6.7 acres of existing rocky shore/coastal bluff scrub habitat on the Project site and will add 1.2 acres of enhanced coastal bluff habitat as part of the Revised Project’s proposed conservation district. In addition, the Revised Project has been designed to avoid the 4.54 acres of coastal sage scrub habitat and the identified wetlands and mulefat scrub within riparian areas and drainages ), existing on the Project site as indicated in the FEIR and the Addendum. Furthermore, since the proposed Revised Project will generate increased run-off and additional water usage for the maintenance of the on-site landscaping and golf facilities, the Project has been specifically conditioned to require a drainage plan designed to address irrigation and runoff in order to regulate the Revised Project’s impacts on the surrounding environment, particularly with respect to the sensitive marine wildlife found in the coastal region abutting the Project site.

Section 5. Pursuant to Section 17.72.090, and based upon the evidence presented in the record, including staff reports, oral and written testimony, the FEIR and the Addendum, the City Council hereby finds that the proposed project revision will not change or alter the findings made for the approved project, adopted under Resolution No. 2002-71, with respect to CDP No. 166, which are incorporated herein by this reference.

Section 6. Pursuant to the requirements of the Subdivision Map Act (commencing with Section 66410 of the California Government Code), and based upon the evidence presented in the record, including staff reports, oral and written testimony, the FEIR and the Addendum, the City Council hereby finds that the proposed project revision will not change or alter the findings made for the approved project, adopted under Resolution No. 2002-71, with respect to TPM No. 26073, which are incorporated herein by this reference.

Section 7. Pursuant to Section 17.64.050, and based upon the evidence presented in the record, including staff reports, oral and written testimony, the FEIR and the Addendum, the City Council hereby finds that the proposed project revision will not change or alter the findings made for the approved project, adopted under Resolution No. 2002-71, with respect to Variance No. 489, which are incorporated herein by this reference.

Section 8. Based upon the evidence presented in the record, the findings adopted under Resolution No. 2002-71, which are incorporated herein by reference, the FEIR and the Addendum, the City Council hereby approves Revision ‘E’ to Conditional Use Permit No. 215, Grading Permit No. 2229, Coastal Development Permit No. 166, Variance No. 489, and Tentative Parcel Map No. 26073 subject to the conditions set forth in Exhibit B, attached hereto and incorporated herein by this reference.

Section 9: Based upon the evidence presented in the record, the City Council finds that the proposed revision will not “lessen or avoid the intended effect” of the approved project with respect to providing coastal access and visitor serving use, because all of the units that will be privately owned still will be available to the general public to use as part of the hotel operation. The City Council further finds that this revision to the project will not have the potential for adverse impacts to coastal resources or public access.

Section 10. The time within which the judicial review of the decision reflected in this Resolution, if available, must be sought is governed by Section 1094.6 of the California Code of Civil Procedure and other applicable short periods of limitation.

PASSED, APPROVED, AND ADOPTED this 5th day of December 2006.

____________________

Mayor

Attest:

________________

City Clerk

State of California )

County of Los Angeles ) ss

City of Rancho Palos Verdes )

I, Carolynn Petru, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the above Resolution No. 2006-__ was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on December 5, 2006.

______________________ City Clerk

 

RESOLUTION NO. 2006-__

EXHIBIT “A”

ADDENDUM NO. 6 TO FINAL ENVIRONMENT IMPACT REPORT / ENVIRONMENTAL ASSESSMENT NO. 725

DECEMBER 5, 2006

On May 7, 2002, the City Council adopted Resolution No. 2002-34, thereby adopting the Final Environment Impact Report for Environmental Assessment No. 725 to allow the construction of 400-room resort hotel and bungalows with banquet and retail facilities, 50-casitas (3-keys for 150 total units), 32 villas, and a driving range with a 3-hole golf practice facility. On August 28, 2002, the City Council adopted Resolution No. 2002-70, adopting Addendum No. 1, on September 7, 2004, the City Council adopted Resolution No. 2004-78, adopting Addendum No. 2, on April 19, 2005, the City Council adopted Resolution No. 2005-39, adopting Addendum No. 3, on October 4, 2005, the City Council adopted Resolution No. 2005-107, adopting Addendum No. 4, and on March 21, 2006, the City Council adopted Resolution No. 2006-17, adopting Addendum No. 5 to the Final Environment Impact Report. In adopting the Final Environmental Impact Report and Statement of Overriding Considerations, the City Council found that the Project’s cumulative impacts, with the exception of the impacts related to Noise and Air Quality for which the Statement of Overriding Considerations was adopted, are not significant or that potential impacts could be mitigated to a less than significant level.



The City Council has reviewed and analyzed the revised project site plan and grading plan to address project refinements resulting from the preparation of the final construction plans. Additionally, the Council has also reviewed and analyzed the proposed amendments to the project conditions for consistency purposes between the conditions and the revised site plan and grading plan. The revised site plan is generally consistent with the original approved site plan, specifically regarding the placement and orientation of buildings. The revised grading plan is designed to resemble the original project grades by utilizing the down-slope nature of the lot. Furthermore, the modified grades are generally consistent with the original approved grades, and are designed to minimize impacts to public and private views. The building revisions are at relatively similar elevations as the original project with specific architectural features, such as elevator override towers, exceeding the permitted height limits by four feet.

Having reviewed the proposed revisions, the City Council is of the opinion that the revisions to the site plan, grading plan and the respective conditions will not alter nor diminish the spirit and intent of the original project approved by the City Council in 2002. The proposed revisions will not result in any significant change that would effect the findings made by the Council when the project was approved, and does not modify the scope of the project nor the related uses and amenities. Furthermore, the proposed revisions will not introduce new significant environmental effects or substantially increase the severity of the environmental impacts that previously were identified and analyzed in the FEIR. In fact, the revisions result in less impact due to reductions in the amount of grading necessary to construct the project.

Therefore, the City Council finds that there are no changed circumstances or new information, which were not known at the time the FEIR was certified, that would require the preparation of a subsequent EIR or major revisions to the FEIR pursuant to CEQA Guidelines Section 15162. In accordance with Section 15164 of the State CEQA Guidelines, the City Council has independently reviewed and considered and hereby adopts this Addendum No. 6 to the FEIR.

 

 

RESOLUTION NO. 2006-__ - EXHIBIT B

LONG POINT RESORT HOTEL

CONDITIONS OF APPROVAL

(REVISION ‘E’ – COUNCIL APPROVED DECEMBER 5, 2006)

(Coastal Permit No. 166, Conditional Use Permit No. 215,

Grading Permit No. 2229, Variance No. 489, and Tentative Parcel Map No. 26073)

j. GENERAL CONDITIONS

2) The approvals granted by this resolution shall not become effective until the applicant and property owners submit a written affidavit that each has read, understands and accepts all conditions of approval contained herein. Said affidavits shall be submitted to the City no later than ninety (90) days from the date of approval of the project by the City Council. If the applicant and/or the property owner fail to submit the written affidavit required by this condition within the required 90 days, this resolution approving Coastal Development Permit No. 166, Conditional Use Permit No. 215, Grading Permit No. 2229, Variance No. 489 and Tentative Parcel Map No. 26073 shall be null and void and of no further effect.

3) In accordance with the provisions of Fish and Game Code §711.4 and Title 14, California Code of Regulations, §753.5, the applicant shall submit a check payable to the County of Los Angeles in the amount of $875.00 for the Fish and Game Environmental Filing Fee. This check shall be submitted to the City within five (5) business days of City Council approval of this project. If required, the applicant shall also pay any fine imposed by the Department of Fish and Game.

4) Each and every mitigation measure contained in the Mitigation Monitoring program attached as Exhibit “C” of Resolution No. 2002-34 is hereby incorporated by reference into the Conditions of Approval for Coastal Development Permit No. 166, Conditional Use Permit No. 215, Grading Permit No. 2229, Variance No. 489 and Tentative Parcel Map No. 26073.

5) The applicant shall fully implement and continue for as long as the hotel is operated the Mitigation Monitoring Program attached as Exhibit “C” to Resolution No. 2002-34 and execute all mitigation measures as identified and set forth in the Final Environmental Impact Report for the project as certified in said Resolution No. 2002-34.

6) The owner of the resort hotel and the property upon which the hotel is located shall be responsible for implementing and ensuring compliance with all of the conditions of approval stated herein. Accordingly, as used herein, the term “applicant” shall include the owner of the resort hotel and the property upon which the hotel is located.

7) The conditions set forth in this Resolution are organized by application type for ease of reference. Regardless of such organization, each condition is universally applicable to the entire project site, unless a condition clearly indicates otherwise. Said conditions shall be applicable as long as a hotel is operated on the property, unless otherwise stated herein.

8) In the event that a condition of approval is in conflict or is inconsistent with any mitigation measure for this project, the more restrictive shall govern.

9) The applicant shall pay the Environmental Excise Tax in accordance with the Rancho Palos Verdes Municipal Code (RPVMC).

10) The Resort developer shall be responsible for constructing the public amenities required by these conditions of approval. A bond, letter of credit or other security acceptable to the Director of Public Works and the City Attorney shall be provided to secure completion of such Public Amenities.

11) Prior to issuance of any grading or building permits, the applicant shall enter into an agreement that requires the owner of the property to have the hotel operator maintain to the City’s satisfaction the public amenities, including, but not limited to the bluff-top park, park benches and tables, public trails (pedestrian and bicycle), bicycle racks, public restrooms, landscaping, habitat protection, general public parking lot near the resort hotel building, fences, irrigation, and signs to name a few, as long as a hotel is operated on the property. Furthermore, the applicant shall specify in the agreement how funding will be provided to maintain the public improvements constructed as part of the project which are not maintained by the City, County or other governmental agency.

12) The Resort owner shall maintain all on-site drainage facilities not accepted by Los Angeles County, including but not limited to structures, pipelines, open channels, retention and desilting basins, mechanical and natural filtering systems, and monitoring systems, so long as the property is operated as a resort hotel. A bond, letter of credit or other security acceptable to the City shall be provided to secure completion of such drainage facilities. A bond to cover the cost of their maintenance for a period of 2 years after completion shall also be provided to the City.

13) Subject to the agreement of Los Angeles County, the applicant shall turn over all eligible drainage facilities to the Los Angeles County Public Works Department upon completion and acceptance of the facilities by the County of Los Angeles.

14) The applicant shall be required to pay 110% of the estimated amount of the cost of services to be provided on behalf of the City by outside consultants that have been retained by the City to render services specifically in connection with this project, in the form of a trust deposit account, prior to commencement of such services (e.g. golf safety consultant, geotechnical consultants, biologist, and landscape architect to name a few.). Services provided by the City Attorney and other consultants that routinely provide services to the City shall be exempt from this condition. However, in such cases, the applicant shall adequately fund said trust deposit accounts prior to the commencement of services, in amounts reasonably requested by the City, based upon an estimate of the cost of services for the period of at least 90 days to which services are rendered. In addition, the trust deposits shall be replenished within thirty days of receipt of notice from the City that additional funds are needed.

15) All costs associated with plan check reviews and site inspections for the Department of Public Works shall be incurred by the applicant through the establishment of a trust deposit with the Director of Public Works at the time of plan check submittal or site inspection request.

16) All City Attorney costs associated with the review and approval of the conditions stated herein shall be incurred by the applicant in the form of a trust deposit established with the City.

17) No later than six (6) months after the issuance of the Certificate of Occupancy for the main resort hotel building or no later than 3 months after the commencement of the operation of the 9-hole golf course, or as frequently as the Director of Planning, Building and Code Enforcement deems necessary, 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, including golf safety. Said modifications shall not result in substantial changes to the design of the hotel 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 RPVMC. As part of the review, the City Council shall consider such items as the parking conditions, circulation patterns (pedestrian, bicycle, and vehicular), lighting, landscaping, noise, the operation of outdoor events, and golf safety. The Council may also consider other concerns raised by the Council, Planning Commission, Finance Advisory 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.

If any safety issues arise concerning the operation of the 9-hole golf course, the safety issues shall be immediately addresses by the applicant to the satisfaction of the Director of Planning, Building and Code Enforcement.



(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

18) These approvals authorize the construction and operation of a resort hotel, a 9-hole golf course and other related amenities. Any significant changes to the operational characteristics of the development, including, but not limited to, significant changes to the site configuration or the 9-hole golf course; number of guest rooms (increases or decreases); size or operation of the conference center, banquet facilities, spa, restaurants, or other ancillary uses or significant alterations shall require an application for revision to this Conditional Use Permit pursuant to the provisions stated in the RPVMC. At that time, the City Council may impose such conditions, as it deems necessary upon the proposed use resulting from operations of the project. Further, the Council may consider all issues relevant to the proposed change of use.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

19) These approvals shall expire twenty-four (24) months from the date of the City Council approval unless building permits for the main hotel structure have been applied for and are being diligently pursued. Extensions of up to one (1) year may be granted by the City Council, if requested prior to expiration. Such a time extension request shall be considered by the City Council at a duly noticed public hearing, pursuant to the provisions stated in the RPVMC.

20) The hotel spa facility, and all the amenities therein, including the pool, shall be made available to the general public for a reasonable fee for use basis. Appropriate promotions shall be offered to encourage use of the spa facility by non-hotel guests, including area residents.

21) The 9-hole golf course shall be made available to the general public for a reasonable fee for use basis. Appropriate promotions shall be offered to encourage use of the 9-hole golf course by non-hotel guests, including area residents

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

22) Prior to issuance of any Certificate of Occupancy, the 9-hole golf course, public trails, public parks and public areas shall be designed to protect golfers and the general public in accordance with common safety standards and practices in the industry, subject to review and approval by the City’s duly assigned Golf Safety Consultant. The final golf course design shall incorporate the recommendations provided by the City’s Golf Safety Consultant. The applicant shall establish a trust deposit account with the City to cover all costs associated with the Golf Safety Consultant’s review, as required in Condition No. 13.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

23) Temporary construction fencing and temporary public trail fencing shall be installed in accordance with RPVMC. The beach access trail and associated parking area shall remain open to the public during City park hours during project construction with limited closures, as approved by the Director of Planning, Building and Code Enforcement, to address safety issues that are directly related to grading or other construction activities. Signs notifying the public of the closure of the beach access trail and parking area shall be posted in a visible public location at least 30-days in advance of the closure. The closure of the beach access trail and the associated parking area, the designation of temporary beach trail access and a temporary associated parking area and the language and placement of public notice signs shall be submitted to the Director of Planning, Building and Code Enforcement for review and approval at least 45-days before said closure.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

24) All on-site construction and grading activities shall be limited to the hours between seven a.m. and seven p.m. Monday through Saturday. No construction shall occur on Sundays or legal holidays as set forth in RPVMC unless a special construction permit is first obtained from the Director of Planning, Building and Code Enforcement.

25) Construction and grading activities within the public right-of-way shall be limited to the days and hours approved by the Director of Public Works at the time of permit issuance.

26) No on-site repair, maintenance or delivery of equipment and/or materials shall be performed before seven a.m. or after seven p.m. Monday through Saturday, nor on any Sunday or legal holiday, unless otherwise specified in the conditions stated herein or a Special Construction Permit is obtained from the City. Emergency repairs are exempt from this condition.

27) All construction activity shall generally adhere to the phasing scheme identified in the Addendum to the Certified Environmental Impact Report shown in Resolution No. 2002-70 Any significant changes to the construction activity schedule shall be reviewed and approved by the Director of Planning, Building and Code Enforcement.

28) A Certificate of Occupancy shall not be issued for the Villas or Casitas, unless a Certificate of Occupancy has been first issued for the main resort hotel building.

Indemnification/Insurance

29) The owner of the property upon which the project is located shall hold harmless and indemnify City, members of its City Council, boards, committees, commissions, officers, employees, servants, attorneys, volunteers, and agents serving as independent contractors in the role of city or agency officials, (collectively, “Indemnitees”), from any claim, demand, damage, liability, loss, cost or expense, including but not limited to death or injury to any person and injury to any property, resulting from willful misconduct, negligent acts, errors or omissions of the owner, the applicant, the project operator, or any of their respective officers, employees, or agents, arising or claimed to arise, directly or indirectly, in whole or in part, out of, in connection with, resulting from, or related to the construction or the operation of the project approved by this resolution.

30) The applicant shall defend, with counsel satisfactory to the City, indemnify and hold harmless the City and its agents, officers, commissions, boards, committees and employees from any claim, action or proceeding against the City or its agents, officers, commissions, boards, committee or employees, to attack, set aside, void or annul this resolution or one or more of the approvals set forth in this resolution and PC Resolutions 2001-37, 2001-39, and 2001-40. Alternatively, at the City’s election, the City may choose to defend itself from any claim, action or proceeding to attack, set aside, void or annul this resolution or one or more of the approvals set forth in this resolution. In that case, the applicant shall reimburse the City for all of its costs, including attorney fees, arising from such claim, action or proceeding. The obligations set forth in this condition include the obligation to indemnify or reimburse the City for any attorney fees that the City becomes obligated to pay as a result of any claim, action or proceeding within the scope of this condition.



The City shall promptly notify the applicant of any claim, action or proceeding within the scope of this condition and the City shall cooperate fully in the defense of any such claim or action.

31) The applicant shall submit to the City Attorney for review and approval an agreement whereby the applicant shall indemnify, defend and hold the City and members of its City Council, boards, committees, commissions, officers, employees, servants, attorneys, volunteers, and agents serving as independent contractors in the role of city or agency officials, (collectively, “Indemnitees”), harmless from any claim, demand, damage, liability, loss, cost or expense, including, but not limited to, death or injury to any person and injury to any property, caused by golf balls or any other golf–related equipment.

32) The applicant shall procure and maintain in full force and effect during the operation of the hotel and/or 9-hole golf course primary general liability insurance, which is applicable to, and provides coverage for only this hotel and 9-hole golf course, in an amount of $5 million dollars, which amount shall be increased on each fifth anniversary of the commencement of operation of the hotel to reflect increases in the consumer price index for the Los Angeles County area. Such insurance shall insure against claims for injuries to persons or damages to property that may arise from or in connection with the operation of the subject resort hotel and 9-hole golf course authorized by this resolution. Such insurance shall name the City and the members of its City Council, boards, committees, commissions, officers, employees, servants, attorneys, volunteers and agents serving as its independent contractors in the role of City officials, as additional insureds. Said insurance, shall be issued by an insurer that is admitted to do business in the State of California with a Best’s rating of at least A-VII or a rating of at least A by Standard & Poor’s, and shall comply with all of the following requirements:



(a) The coverage shall contain no limitations on the scope of protection afforded to City, its officers, officials, employees, volunteers or agents serving as independent contractors in the role of city or agency officials which are not also limitations applicable to the named insured.

(b) For any claims related to the project, applicant’s insurance coverage shall be primary insurance as respects City, members of its City Council, boards, committees, commissions, officers, employees, attorneys, volunteers and agents serving as independent contractors in the role of city or agency officials.

(c) Applicant’s $2 million primary insurance shall apply separately to each insured against whom claim is made or suit is brought. Additionally, the limits of applicant’s $ 2 million primary insurance shall apply separately to the project site.

(d) Each insurance policy required by this condition shall be endorsed to state that coverage shall not be canceled except after 30 days prior written notice by first class mail has been given to City.

(e) Each insurance policy required by this condition shall be endorsed to state that coverage shall not be materially modified except after 5 business days prior written notice by first class mail has been given to City.

(f) Each insurance policy required by this condition shall expressly waive the insurer’s right of subrogation against City and members of its City Council, boards and commissions, officers, employees, servants, attorneys, volunteers, and agents serving as independent contractors in the role of city or agency officials.

(g) Copies of the endorsements and certificates required by this condition shall be provided to the City when the insurance is first obtained and with each renewal of the policy.

(h) No golf course facilities may be operated unless such general liability insurance policy is in effect.

The applicant also shall procure and maintain in full force and effect during the operation of the hotel and/or 9-hole golf course additional general liability insurance in the amount of $3 million dollars to insure against claims for injuries to persons or damages to property which may arise from or in connection with the operation of the resort hotel and 9-hole golf course authorized by this resolution. Such insurance shall likewise name the City and the members of its City Council, boards, committees, commissions, officers, employees, servants, attorneys, volunteers and agents serving as its independent contractors in the role of City officials, as additional insureds. Said insurance, may at applicant’s option, be in the form of a separate excess insurance policy and may be issued by a non-admitted carrier so long as the insurer is authorized to do business in the State of California with a Best’s rating of at least A-VII or a rating of at least A by Standard & Poor’s and shall comply with all of the requirements of paragraphs a, b, d, e, f and g of this Condition 33.



(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

k. COASTAL PERMIT NO. 166

33) All plans submitted to the City for Building and Safety for plan check review shall identify the location of the Coastal Setback Line and the Coastal Structure Setback Line in reference to the proposed structure. Furthermore, all plans shall identify the Habitat Enhancement Area, including the 50’ planting transitional areas, as described in Condition No. 78.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

34) Except as provided herein as part of the Conditional Use Permit and Variance (allowing the construction of the Lower Pool Facility within the Coastal Setback Zone), pursuant to the RPVMC, no new uses or structural improvements shall be allowed in the area seaward of the Coastal Setback Line including, but not limited to, slabs, walkways, decks 6” or more in height, walls or structures over 42” in height, fountains, irrigation systems, pools, spa, architectural features, such as cornices, eaves, belt courses, vertical supports or members, chimneys, and grading involving more than 20 cubic yards of earth movement, or more than three feet of cut or fill.

35) All proposed structures within the Point Fermin Vista Corridor and Catalina View Corridor shall be constructed in accordance with the height limitations as identified in the City’s Coastal Specific Plan and the project’s certified EIR.

1.11.1

1.11.2 CONDITIONAL USE PERMIT NO. 215

1.11.2.1.1 Hotel Operations

o

A. The main hotel building and the freestanding bungalow units shall consist of no more than an aggregate total of 400 rooms (360 hotel rooms and 20 bungalow units, two keys per bungalow) and shall not be designed for multiple keys for a configuration exceeding 400 rooms. A main hotel room, for purposes herein, shall consist of any of the following: a typical guest room, a two-bay suite, one or more multiple-bay rooms with a single key, or a hospitality suite, as shown in Exhibit 7.14 of the Long Point Resort Permit Documentation dated June 23, 2000. Furthermore, the bungalow units shall consist of two-keyed accommodations with one or more bedroom areas which may contain a living room area as shown in Exhibit 7.15 of the Long Point Resort Permit Documentation dated June 23, 2000.

B. A maximum total of 50 hotel suites and guestrooms may be sold to individual persons or private entities, subject to the following restrictions: An owner of a unit may utilize that unit for no more than sixty (60) days per calendar year, and no more than twenty-nine (29) consecutive days at any one time. A minimum seven (7) day period shall intervene between each twenty-nine (29) consecutive day period of occupancy by the owner. When not being used by the owner, the hotel suite or guestroom shall be available as a hotel accommodation, which shall be fully managed by the resort hotel operator. Deed restrictions to this effect, which are satisfactory to the City Attorney, shall be recorded prior to any sale of any unit. The 50 hotel suites and guestrooms that may be sold to individual persons or private entities will consist of a mix of single-key suites, suites with two-keys, and single-key guestrooms. The precise location and mix of these units shall be described in detail at the time the tract map is processed by the City, but in no event shall the number of keys exceed 66 keys.

D. The bungalow units shall consist of no more than 20 bungalow units, with a maximum keying configuration of two (2) keys per bungalow unit resulting in a maximum possible 40 accommodations. The bungalow units may be sold to individual persons or private entities, subject to the following restrictions: An owner of a unit may utilize that unit for no more than sixty (60) days per calendar year, and no more than twenty-nine (29) consecutive days at any one time. A minimum seven (7) day period shall intervene between each twenty-nine (29) consecutive day period of occupancy by the owner. When not being used by the owner, the bungalow unit shall be available as a hotel accommodation, which shall be fully managed by the resort hotel operator. Deed restrictions to this effect, which are satisfactory to the City Attorney, shall be recorded prior to any sale of any unit.

(REVISED PER RESOLUTION NO. 2004-78 ON SEPTEMBER 7, 2004)

o The casita units shall consist of no more than 50 casita units, with a maximum keying configuration of three (3) keys per casita unit resulting in a maximum possible 150 accommodations. The casita units may be sold to individual persons or private entities, subject to the following restriction: An owner of a unit may utilize that unit for no more than sixty (60) days per calendar year, and no more than twenty-nine (29) consecutive days at any one time. A minimum seven (7) day period shall intervene between each twenty-nine (29) consecutive day period of occupancy by the owner. When not being used by the owner, the casitas unit shall be available as a hotel accommodation, which shall be fully managed by the resort hotel operator. Deed restrictions to this effect, which are satisfactory to the City Attorney, shall be recorded prior to any sale of any unit.

o The resort villa units shall consist of no more than 32 single keyed units. The resort villa units may be sold to individual persons or private entities, subject to the following restriction: An owner of a unit may utilize that unit for no more than ninety (90) days per calendar year, and no more than twenty-nine (29) consecutive days at any one time. A minimum seven (7) day period shall intervene between each twenty-nine (29) consecutive day period of occupancy by the owner. The Villas shall be fully managed by the resort hotel operator when not used by the owners, and made available for rental by the general public. When not being used by the owner, the villa shall be available as a hotel accommodation, which shall be fully managed by the resort hotel operator. Deed restrictions to this effect, which are satisfactory to the City Attorney, shall be recorded prior to any sale of any unit.

(REVISED PER RESOLUTION NO. 2004-78 ON SEPTEMBER 7, 2004)

o If any villa unit, casita unit, bungalow unit, hotel suite or guestroom is not sold or made available for sale, the unit shall be available as a hotel accommodation which shall be fully managed by the resort hotel operator.

(REVISED PER RESOLUTION NO. 2004-78 ON SEPTEMBER 7, 2004)

o Any person or entity ("hotel guest") who pays the hotel operator for the privilege of occupying one or more rooms, bungalows, villas or casitas ("unit") shall not occupy or have the right to occupy any unit for more than twenty-nine (29) consecutive days. On or before the twenty-ninth day, the hotel guest shall be required to check out of the unit(s).

o Prior to issuance of building permits for the resort villa units, casita units, bungalow units, and hotel suite or guestrooms that may be sold to individual persons or private entities, the following shall be completed:

a) The applicant shall process a parcel map or tract map in accordance with the Subdivision Map Act.

(REVISED PER RESOLUTION NO. 2005-39 ON APRIL 19, 2005)

b) Deed Restrictions, which restrict the use and operation of all of the privately owned units and are in a form that is acceptable to the City Attorney, shall be recorded against all of those units, including, without limitation, the bungalow units, resort villas, casitas and the fifty hotel guest suites or guest rooms.

c) The City (or, at the City's election, the applicant) shall create a new non-profit corporation or shall expand the powers of an existing non-profit corporation to undertake the duties specified in this condition. The non-profit corporation will be charged with spending its resources (net of its operating expenses) for only the following purposes: the maintenance, repair, replacement and enhancement of trails, parks, open space areas and streets within the City of Rancho Palos Verdes, which are owned in fee or by easement or by license by the City.

d) The applicant shall record against all of the condominium owned units, including, without limitation, the bungalow units, resort villas, casitas and fifty hotel guest suites or guestrooms a Declaration of Covenants, Conditions and Restrictions and Notice of Transfer Fee. Such document(s) shall set forth the obligation to pay a 1% transfer fee upon each transfer of ownership of a unit, which 1% shall be assessed against the sale price for the unit. The transfer fee is not applicable on the initial sale from the master developer to the first owner. The fee shall be required to be paid through the escrow for the sale or, if no escrow is used, at the time of recordation of the deed transferring title. The fee will be paid to the non-profit corporation. The recorded documents shall provide a lien right in favor of the nonprofit corporation to secure the payment obligations and any costs of collection, including, without limitation, attorney's fees and court costs

(REVISED PER RESOLUTION NO. 2004-78 ON SEPTEMBER 7, 2004)

36) a) The Resort Hotel building, ancillary structures, including but not limited to the Lower Pool Facility, and all accessory buildings associated with the 9-hole golf course shall substantially conform to the plans approved by the City Council and stamped by the Planning Department with the effective date of this approval.



b) Outdoor events, such as weddings, holiday parties, charity events and other similar uses, shall be permitted only within the seven designated lawn areas identified on the site plan approved by the City Council on December 5, 2006. The operation of said outdoor events shall comply with the following standards:



o Permitted Hours of Operation

- Sundays through Thursdays 8:00 am to 9:00pm

- Fridays and Saturdays 8:00 am to 11:00 p.m.

o Amplified Sound, whether recorded or live, shall be permitted during the permitted hours of operations, as stated above, provided that all speakers are oriented towards the ocean away from surrounding properties.

o No outdoor spot-lights, neon lights, or other specialty lighting shall be permitted to shine into the sky or onto neighboring properties.

A special use permit shall be obtained from the Planning Department for outdoor events that do not comply with the above standards.



(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

37) The public section of the Lower Pool Facility, which consists of public restroom facilities and a viewing deck area, as shown on the plans approved by the City Council on the effective date of the adoption of these conditions, shall be open and made available to the general public during City park hours, as specified in the RPVMC.

38) Approval of this conditional use permit is contingent upon the concurrent and continuous operation of the primary components of the project, which are the hotel, villas, casitas, banquet facilities, spa facilities, retail facilities, and the 9-hole golf course.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

39) Prior to issuance of any Certificate of Occupancy, the use of gardening equipment for the 9-hole golf course and landscape areas shall be controlled by a Golf and Hotel Landscape Maintenance Plan which is subject to review and approval by the Director of Planning, Building and Code Enforcement, based on an analysis of equipment noise levels and potential impacts to neighboring residents. The implementation of the Plan shall be formally reviewed by the Director of Planning, Building and Code Enforcement three (3) months after the first day of operation of the 9-hole golf course, and shall be subsequently reviewed on an annual basis thereafter. At the three (3) month review, the Director may determine that the Plan needs to be revised to address potential noise impacts. The Director may also determine that additional review periods and/or other conditions shall be applied to the Maintenance Plan.

Furthermore, if the City receives any justified noise complaints that are caused by the maintenance of the golf or hotel landscaped and lawn areas, as verified by the Director of Planning, Building and Code Enforcement, upon receipt of notice from the City, the operators of the hotel and the 9-hole golf course shall respond to said verified complaint by notifying the City and implementing corrective measures within 24 hours from the time of said notice.

The Director’s decision on any matter concerning the Landscape Maintenance Plan may be appealed to the City Council. Any violation of this condition may result in the revocation of the Conditional Use Permit.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

40) All deliveries utilizing vehicles over forty (40) feet in length shall be limited to the hours of 5:00 a.m. to 9:00 p.m. Monday through Friday, and 7:00 a.m. to 9:00 p.m. on Saturday and Sunday. Other vehicles shall be allowed to make deliveries 24 hours a day.

41) No heliport operations are approved or permitted for the Resort Hotel Area. If in the future such operations are desired, a revision to this Conditional Use Permit shall be required. Any such revision shall be reviewed by the City Council subject to the provisions stated in the RPVMC.

42) The applicant shall provide twenty-four (24) hour monitoring by appropriately trained hotel personnel of the project site throughout the calendar year. The monitoring shall include observation of all parks, trails and habitat areas. Additionally, the resort hotel shall provide regular monitoring of the area surrounding the lower pool facility and the nearby shore, during City park hours, as specified in the RPVMC.

43) The Maintenance Building and associated maintenance repairs shall be conducted in an area that is visually screened with landscaping from public view.

1.11.2.1.2 Building Design Standards

44) The resort hotel shall contain the following principal visitor-serving structures and uses, and shall substantially comply with, and not to exceed, the following square footage numbers:

a) Conference Center / Banquet Facilities – 60,000 square feet

b) Restaurant, bar and lounge - approximately 22,500 square feet

c) Resort related retail, visitor services and guest amenities – approximately 20,000 square feet.

d) Spa Facilities – 25,000 square feet

e) Swimming pools - Three for the resort hotel (including the lower pool facility), one for the West Casitas, one for the Resort Villas, and one within the spa facility

f) Pool Cabanas: - commensurate with size of adjacent pool

g) Lower Pool Facility – 1,400 square feet (hotel guest area: 680 square feet of restroom facilities, 350 square feet of pool kitchen area, 6,400 square feet of deck area including the 2,400 square foot pool / public area: to be no less than 2,900 square feet of deck area and 370 square feet of restroom room facilities

h) This condition was deleted

i) Golf School / Club house – 8,000 square feet.

j) Golf Cart and Maintenance Facility – 4,000 square feet.

k) This condition was deleted

l) Lookout Bar – 3,500 square feet

m) Resort Hotel Entry Trellis – 250 square feet of roof area

n) Greeting Kiosk – 75 square feet

(REVISED PER CITY COUNCIL MINUTE ORDER ON MARCH 21, 2006)

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

45) A Square Footage Certification prepared by a registered surveyor shall be submitted to the Director of Planning, Building and Code Enforcement, prior to a framing inspection, indicating that the buildings, as identified in the previous condition, do not exceed the permitted square footages.

46) The maximum heights of the buildings approved for the project site shall not exceed the following criteria:

1.k.2.1.2.1 Hotel Building

a. Maximum roof ridgeline 153 feet above sea level with a maximum roof ridgeline of 164-feet for the southern elevator override tower and 160-feet for the northern elevator override tower – plus fireplace chimney to the minimum height acceptable by the Uniform Building Code.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

b. Maximum height of 86 feet at eastern elevation, as measured from adjacent finished grade located in the middle of the elevation, 53 feet at the inland most end of the elevation, and 50 feet from the seaward most end of the elevation.

c. Maximum height of 50 feet at northern elevation, as measured from adjacent finished grade, 30 foot maximum at western most end of the elevation, and 40 foot maximum at the eastern most end of the elevation.

d. Maximum height of 85 feet, as measured from lowest finished grade at the highest point along the southern elevation, 40 feet at the eastern most end of the elevation, and 50 feet at the western most end of the elevation.

e. Maximum height of 90 feet, as measured from lowest finished grade elevation along the western elevation, 60 feet at the seaward most end of the elevation, and 50 feet at the inland most end of the elevation.

Resort Villas – Maximum height shall not exceed 26 feet, as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline for those villa structures located outside of the visual corridor of Vertical Zone 1. If any Villa structure is located within the visual corridor of Vertical Zone 1, as identified on the site plan, it shall not exceed a maximum height of 16 feet, as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to each villa building:

BUILDING NUMBER LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

10 179.10’ 195.60’ 16’

11 162.50’ 187.92’ 25.42’

12 164.80’ 190.22’ 25.42’

13 166.20’ 191.62’ 25.42’

14 154.00’ 179.92’ 25.92’

15 149.20’ 175.12’ 25.92’

16 149.00’ 174.42’ 25.42’

17 152.30’ 178.22’ 25.92’

18 156.60’ 182.52’ 25.92’

19 161.50’ 187.42’ 25.92’

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

1.11.2.1.2.1.1 Casitas - Maximum height of the casitas located outside of the visual corridor of Vertical Zone 1 shall not exceed 26 feet as measured from the lowest adjacent finished grade. The Casitas located within the Coastal Specific Plan’s Vertical Zone 1 shall not exceed 16 feet in height, as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to each casita building:

BUILDING NUMBER LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

Western Casitas

20 130.40’ 156.35’ 26’

21 133.20’ 159.20’ 26’

22 136.60’ 162.60’ 26’

23 128.50’ 145.00’ 26’

24 122.50’ 148.50’ 26’

25 119.50’ 145.50’ 26’

26 116.40’ 142.40’ 26’

27 111.30’ 137.30’ 26’

28 106.90’ 132.90’ 26’

Eastern Casitas

30 108.50’ 134.50’ 26’

31 111.50’ 137.50’ 26’

32 113.80’ 139.80’ 26’

33 114.50’ 130.50’ 16’

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

1.11.2.1.2.1.2 Bungalows - Maximum height of the bungalows shall not exceed 26 feet as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to each bungalow building:

BUILDING NUMBER LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

40 69.50’ 95.50’ 26’

41 66.50’ 92.50’ 26’

42 55.50’ 81.50’ 26’

43 59.50’ 85.50’ 26’

44 58.90’ 84.90’ 26’

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

Clubhouse – Maximum height of the clubhouse shall not exceed 16 feet as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline.

Golf Maintenance Facility - Maximum height of the maintenance facility shall not exceed 16 feet as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline.

1.11.2.1.2.1.3 Fine Dining Restaurant – Maximum height of the fine dining restaurant shall not exceed 16-feet as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to the fine dining restaurant building:

LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

97.50’ 113.50’ 16’

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

1.11.2.1.2.1.4 Lookout Bar – Maximum height of the Lookout Bar shall not exceed 19 feet as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to the lookout bar building:

LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

52.00’ 71.00’ 19’

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

1.11.2.1.2.1.5 Lower Pool Facility – Maximum height of the lower pool facility shall not exceed 16 feet, as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to the lower pool facility building:

LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

57.25’ 73.25’ 16’

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

Spa and Fitness Facility – Maximum height of the spa facility shall not exceed 31 feet and the fitness facility shall not exceed 16 feet. Both structures shall be measured from the lowest adjacent finished grade to the top of the highest roof ridgeline. The following elevation benchmarks shall apply to the spa and fitness facility:

2. BUILDING LOWEST ADJACENT FININSHED GRADE MAXIMUM

ROOF RIDGELINE MAXIMUM HEIGHT

Spa Facility 48.50’ 79.50’ 31’

Fitness Facility 48.50’ 64.50’ 16’

Parking Structure – This condition was deleted.

(REVISED PER CITY COUNCIL MINUTE ORDER ON MARCH 21, 2006)

Accessory Structures – Maximum height of all accessory structures, including but not limited to pool cabanas, pool pavilions, trellises, and other stand alone accessory structures, shall not exceed 12 feet, as measured from the lowest adjacent finished grade to the top of the highest roof ridgeline.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

Architectural Features – architectural elements (cupolas, rotundas, and towers) may exceed the foregoing height limits with the prior written approval of the Director of Planning, Building and Code Enforcement, provided that such elements are generally consistent with the plans reviewed by the City Council.

Chimneys - Fireplace chimneys shall be limited to the minimum height acceptable by the Uniform Building Code

47) A Building Pad Certification shall be prepared by a licensed engineer and submitted to Director of Planning, Building and Code Enforcement prior to final inspection of grading activities. A Roof Ridgeline Certification, indicating the maximum height of each building, shall be prepared by a licensed engineer and submitted to Director of Planning, Building and Code Enforcement prior to the final framing certifications for each building.

48) In no event shall any structure, including architectural features, exceed the elevation height of Palos Verdes Drive South adjacent to the Resort Hotel Area, as measured from the closest street curb most parallel to the structure, adjacent to the Resort Hotel Area. This condition shall not apply to chimneys built to the minimum standards of the Uniform Building Code.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

49) Glare resulting from sunlight reflecting off building surfaces and vehicles shall be mitigated by such measures as incorporating non-reflective building materials and paint colors into the design of the hotel architecture, as well as landscaping around the buildings and parking lots.

50) This condition was deleted.

(REVISED PER CITY COUNCIL MINUTE ORDER ON MARCH 21, 2006)

51) The applicant shall submit an Architectural Materials Board for review and approval by the Director of Planning, Building and Code Enforcement prior to issuance of building permits. The Materials Board shall identify, at the least, a sample of the proposed exterior building materials, such as roof tile materials and paint colors.

52) The hotel buildings, and ancillary structures, shall be finished in a muted earth-tone color, as deemed acceptable by the Director of Planning, Building and Code Enforcement during the review of the Materials Board.

53) The roof materials for all pitched roofs of the hotel buildings, including but not limited to the Villas, Casitas, Bungalows, Golf Clubhouse and all other ancillary structures, shall be tile, consisting of a muted color, as deemed acceptable by the Director of Planning, Building and Code Enforcement during the review of the Materials Board. The material for all flat roofs shall be a color that is compatible with the color of the tiles used on the pitched roofs throughout the resort hotel, as deemed acceptable by the Director of Planning, Building and Code Enforcement.

54) All trash enclosure areas shall be designed with walls six (6) feet in height with the capability of accommodating recycling bins. The enclosures shall be consistent with the overall building design theme in color and material, and shall include self-closing / self-latching gates. The enclosures shall integrate a trellis type roof cover to visually screen and to reduce their visibility from all public rights-of-way and surrounding properties.

55) In accordance with the Commercial Recreational zoning district, the Resort Hotel Area shall not exceed a maximum lot coverage of thirty (30%) percent. For the purpose of this project, the definition of Lot Coverage shall adhere to the residential standards set forth in Section 17.02.040(A)(5) of the RPVMC.

56) In addition to the Coastal Setback line, as required by the RPVMC, all other building setbacks shall comply with the Commercial-Recreational zoning requirements, unless otherwise noted herein. A Setback Certification shall be prepared by a licensed engineer and submitted to Building and Safety prior to the framing inspection on each structure.

2.1.1.1.1 Public Amenities (Trails and Parks)

57) Prior to the issuance of any building or grading permits for the hotel, casitas, spa, villas, or clubhouse, the applicant shall submit and receive approval for a Public Amenities Plan which shall include specific design standards and placement for all trails, vista points, parking facilities, signs, and park areas within the project site, as specified in the conditions herein. Additionally, the Plan shall include the size, materials and location of all public amenities and shall establish a regular maintenance schedule. City Staff shall conduct regular inspections of the public amenities. The Plan shall be reviewed and approved by the City Council at a duly noticed public hearing, as specified in the RPVMC.

58) Prior to the issuance of any Certificate of Occupancy or the operation of the 9-hole golf course, whichever occurs first, the applicant shall complete the construction of the following public access trails, public parks and other public amenities within the project site, except for the Lookout Bar, which shall be constructed within six (6) months after the issuance of the first Certificate of Occupancy for the resort hotel:

a. Implementation of the Public Amenities Plan (such as benches, drinking fountains, viewing telescopes, bicycle racks, fences, signs, irrigation, and landscaping)

b. Public trails and trail signs to the satisfaction of the City (The Marineland Trail Segment (C5), Long Point Trail Segment (D4), Flowerfield Trail Segment (E2), and Café Trail Segment (J2) improvements).

c. Bicycle paths along southern lane of Palos Verdes Drive South adjacent to the project site.

d. The coastal public parking area within the resort hotel project area serving the coastal access points.

e. The expansion of the Fishing Access Parking Lot.

f. Improvements to the existing Fishing Access Parking lot.

g. Improvements to the Public Restroom facility at the Fishing Access site.

h. Public section of the Lower Pool Facility (consisting of outdoor tables and seating, men and women restroom and changing facilities, planter boxes with trees that provide shaded seating areas, access to the pool kitchen facility, outdoor showers and drinking water fountains).

i. The 2.2 acre Bluff-Top park.

j. Habitat Enhancement Area.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

59) The City encourages incorporation of a marine theme into the project’s public trails and park area.

60) The applicant shall upgrade the Los Angeles County Fishing Access parking lot, fencing, signs, and landscaping to be consistent with the proposed 50 space parking lot expansion on the project site. Said improvements shall be reviewed and approved by the County of Los Angeles or the subsequent landowner of the Fishing Access, and shall be constructed prior to issuance of any Certificate of Occupancy for the resort hotel.

61) The applicant shall improve, to the satisfaction of the Director of Planning, Building and Code Enforcement and Public Works Director, the existing public restroom facility located at the Los Angeles County Fishing Access to architecturally and aesthetically resemble the resort hotel buildings and related public amenities. Said improvements shall be reviewed and approved by the County of Los Angeles or the subsequent landowner of the Fishing Access, and shall be constructed prior to issuance of any Certificate of Occupancy for the resort hotel.

62) Prior to the issuance of any Certificate of Occupancy, or prior to recordation of Final Parcel Map No. 26073, whichever occurs first, the applicant shall dedicate easements over all public trails, habitat areas, vista points, and public amenities to the City of Rancho Palos Verdes.

63) Prior to issuance of any Certificate of Occupancy, the applicant shall dedicate the 2.2-acre Bluff-Top Park and 1.0 acre adjacent Fishing Access parking lot expansion (50 parking spaces) to the City. Maintenance of the trails, park grounds and landscaping, including but not limited to the landscaping located within the Fishing Access Parking Lot shall be maintained by the applicant as long as a hotel is operated on the property.



64) Prior to issuance of any Certificate of Occupancy, the applicant shall dedicate an easement to the City and construct two Public Vista Points along the Long Point Trail Segment (D4) in locations to be approved by the Director of Planning, Building, and Code Enforcement in the review of the Public Trails Plan. Habitat fencing, as well as habitat protection signs shall be posted in and around any vista point. The square footage of any Habitat Enhancement Area or the 50-foot transitional area that is used for the vista points shall be replaced at a ratio of 1:1.

65) Prior to recordation of any final map or issuance of any building or grading permits, the applicant shall submit to the Director of Public Works a Public Trails Plan which identifies the on-site and off-site pedestrian and bicycle trails proposed for the project for review and approval by the City Council. The plan shall include details regarding trail surface, trail width, and trail signage. Furthermore, all trail segments shall be constructed with appropriate trail engineering techniques, as approved by the City’s Director of Public Works, to avoid soil erosion and excessive compaction. The public trails, as identified in the city’s Conceptual Trails Plan shall include: the Marineland Trail Segment (C5); the Long Point Trail Segment (D4); the Flower Field Trail Segment (E2); and the Café Trail Segment (J2). Furthermore, the beach access trail at the southeast corner of the project site shall also be kept open to the public and shall be maintained by the applicant.

66) Prior to issuance of any Certificate of Occupancy, the applicant shall construct a class II bikeways along Palos Verdes Drive South, adjacent to the project site, to the satisfaction of the Director of Public Works. In the event any drainage grates are required, all grates shall be installed in a manner that is perpendicular to the direction of traffic to the satisfaction of the Director of Public Works.

(REVISED PER RESOLUTION NO. 2005-107 ON OCTOBER 4, 2005)

67) All project related trails, as identified in the City’s Conceptual Trails Plan, shall be designed to the following minimum standards for trail widths, with easements extending an additional foot on either side of the trail:

a. Pedestrian Only – 4 5 foot improved trail width, 6 10 foot dedication

b. Pedestrian/Equestrian – 6 foot improved trail width, 8 foot dedication

c. Pedestrian/Bike - 6 foot improved trail width, 8 foot dedication

d. Joint Pedestrian/Golf Cart – 10 foot improved trail, 12 foot dedication.

Standard golf cart-only paths, if constructed, shall be 6 feet wide, and require no easement dedication.

If a golf cart path is parallel, but not immediately abutting, a pedestrian path, a 2-foot minimum separation between the two paths shall be incorporated into the design of the paths in question and shall be maintained at all times thereafter. If a golf cart path is immediately abutting a pedestrian path without separation, the golf cart path shall be curbed.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

68) Where feasible, the applicant shall design, to the satisfaction of the Director of Planning, Building, and Code Enforcement, public trails, public restrooms and public park facilities that are in compliance with the American Disabilities Act requirements.

69) The Lower Pool Facility and the trail from the public parking lot nearest the hotel building to the Lower Pool Facility shall be constructed in compliance with all the standards established by the American with Disabilities Act (ADA).

70) Where feasible, the applicant shall design trails, to the satisfaction of the Director of Planning, Building and Code Enforcement, that do not exceed a maximum gradient of twenty (20%) percent.

2.1.1.1.2 Landscaping/Vegetation

71) Prior to issuance of any building or grading permits, the applicant shall record a conservation easement covering the Bluff-face/Habitat Enhancement Area. The conservation easement shall be recorded in favor of the City of Rancho Palos Verdes, and shall first be reviewed and accepted by the City Attorney.

72) The Habitat Enhancement Area shall extend from the Los Angeles County Fishing Access Parking Lot to the toe of the slope immediately north of the Lookout Bar. The Habitat Enhancement Area shall be thirty (30) feet wide, as measured from the inland limits of the coastal bluff scrub, as specified in the Mitigation Measures adopted by the City Council by Resolution No. 2002-34. All public trails in this portion of the site shall not encroach into the Habitat Enhancement Area.

73) A Landscape Plan shall be prepared by a qualified Landscape Architect in accordance with the standards set forth in RPVMC. The Landscape Plan shall be reviewed and approved by the Director of Planning, Building and Code Enforcement, a qualified Landscape Architect and a qualified botanist, hired by the City, prior to the issuance of any building or grading permits. The applicant shall establish a Trust Deposit account with the City prior to the submittal of Landscape Plans to cover all costs incurred by the City in conducting such review. During the Director’s review, the Landscape Plan shall also be made available to the public, including but not limited to representatives from the California Native Plant Society, for review and input.

The Ornamental Landscape Plan shall comply with the water conservation concepts, the View Preservation Ordinance, the planting requirements, the irrigation system design criteria, and all other requirements of the RPVMC. In no case shall trees exceed the highest roof ridgeline of a hotel, casita, or villa structure located within 50-feet of the tree. Trees located beyond 50-feet from a hotel, casita, or villa structure shall not exceed 16-feet in height, as measured from the bottom of the tree. The Plan shall identify the plant and seed sources and the required lead time that will be needed to implement the plan. The plan shall also take into account protected view corridors as identified in the project EIR such that future impacts from tree or other plant growth will not result. A colorful plant palette shall be utilized in the design of the hotel landscaping where feasible, provided that impacts to native and protected vegetation will not occur. No invasive plant species shall be included in the plant palette, except for the following species which exist on-site or within the immediate area: Eucalyptus, Nerium Oleander, Olea Europia (olive tree), Phoenix (all species), Shinus Molle (California Pepper Tree), Shinus Terebinthifolius (Florida Pepper Tree).

The Habitat Enhancement Area, which serves as a plant buffer for the El Segundo Blue Butterfly and the Bluff Habitat shall consist of suitable, locally native plants. In addition, the 50-foot wide planting area inland of the Habitat Enhancement Area, as specified in the adopted Mitigation Monitoring Program (5.3-2c) attached as Exhibit “C” of Resolution No. 2002-34, shall also be planted with suitable, locally native plants and grasses. When available, it is recommended that seeds and plants for both areas come from local sources.

The applicant shall submit for review and approval by the Director of Planning, Building and Code Enforcement and a qualified biologist, at the expense of the applicant, a Habitat Enhancement Management Plan that shall ensure regular maintenance to prevent propagation of invasive plants into the Habitat Enhancement or buffer areas and that any invasive plants that do propagate into the Habitat Enhancement Area will be immediately removed. Said Management Plan shall be submitted for review and approval at the same time as the Landscape Plan.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

74) Landscaping proposed surrounding the Resort Villas shall be situated in a manner that, at maturity, visually screens the buildings from Palos Verdes Drive South, as well as visually separates the dense appearance of the Villas. Said landscaping shall also be permitted to grow beyond the maximum height of the Villas’ roof ridgeline, only when such landscaping is able to screen the roof materials and not block a view corridor, as determined by the Director of Planning, Building and Code Enforcement at the time the Landscape Plan is reviewed.

75) Reasonable efforts shall be made by the applicant to preserve and replant existing mature trees, as deemed acceptable by the Director of Planning, Building and Code Enforcement. Any replanted trees, if invasive, shall not be located in the native plant area (30-foot Habitat Enhancement Area and 50-foot transition area). Any such replanted or retained trees shall be noted on the required landscape plans.

76) Where practical, landscaping shall screen the hotel building, ancillary structures, and the project’s night lighting as seen from surrounding properties and/or public rights-of-way, as depicted on the Landscape Plan.

2.1.1.1.3 Lighting

77) The applicant shall prepare and submit a Lighting Plan for the Resort Hotel Area in compliance with the RPVMC. The Lighting Plan shall clearly show the location, height, number of lights, wattage and estimates of maximum illumination on site and spill/glare at property lines for all exterior circulation lighting, outdoor building lighting, trail lighting, parking lot lighting, landscape ambiance lighting, and main entry sign lighting. The Lighting Plan shall be submitted for review and approval by the Director of Planning, Building and Code Enforcement prior to issuance of any building permit for the Resort Hotel Area. Furthermore, prior to the Director’s review, the Lighting Plan shall be reviewed and approved by a qualified biologist for potential impacts to wildlife.

78) Parking and Security lighting shall be kept to minimum safety standards and shall conform to City requirements. Fixtures shall be shielded so that only the subject property is illuminated; there shall be no spillover onto residential properties or halo into the night sky. A trial period of ninety (90) days from the installation of the project exterior lighting for the hotel, spa, west casitas, east casitas, villas, clubhouse, the 9-hole golf course, and surface parking lots shall be assessed for potential impacts to the surrounding environment. At the end of the ninety (90) day period, the Director of Planning, Building and Code Enforcement may require additional screening or reduction in the intensity or number of lights which are determined to be excessively bright or otherwise create adverse impacts.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

79) This condition was deleted.

(REVISED PER CITY COUNCIL MINUTE ORDER ON MARCH 21, 2006)

 

80) No golf course lighting shall be allowed other than safety lighting for the use of trails through the 9-hole golf course areas and lighting for the clubhouse and adjacent parking lot.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

2.1.1.1.4 Signs

81) Prior to the issuance of any building, a Uniform Sign Program shall be submitted to the Planning Department for review and approval by the City Council, at a duly noticed public hearing. The Sign Program shall include all exterior signs including resort identification signs, spa identification signs, golf course signs including routing signs and any warning signs, public safety signs for trails and park areas, educational signs about habitat or wildlife and any other proposed project signs. Furthermore, the Sign Program shall indicate the colors, materials, locations and heights of all proposed signs. Said signs shall be installed prior to issuance of any Certificate of Occupancy.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

2.1.1.1.5 Utilities/Mechanical Equipment

82) Prior to issuance of any Certificate of Occupancy, all utilities exclusively serving the project site shall be placed underground including cable television, telephone, electrical, gas and water. All appropriate permits shall be obtained for any such installation. Cable television, if utilized, shall connect to the nearest trunk line at the applicant’s expense.

83) Prior to issuance of any Certificate of Occupancy, all existing above ground utilities serving the project site within the public right-of-way adjacent to the property frontage of the project site shall be placed underground by the applicant. In addition, the two (2) power poles on either side of Palos Verdes Drive South, and the lines thereon, shall be placed underground.

84) No above ground utility structures cabinets, pipes, or valves shall be constructed within the public rights-of-way without prior approval of the Director of Public Works.

85) Mechanical equipment, vents or ducts shall not be placed on roofs unless the applicant demonstrates, to the satisfaction of the Director of Planning, Building and Code Enforcement, that there is no feasible way to place the equipment elsewhere. In the event that roof mounted equipment is the only feasible method, all such equipment shall be screened and/or covered to the satisfaction of the Director of Planning, Building, and Code Enforcement so as to reduce their visibility from adjacent properties and the public rights-of-way. Any necessary screening or covering shall be architecturally harmonious with the materials and colors of the buildings, and shall not increase any overall allowed building height permitted by this approval. This condition shall apply to all buildings in the Resort Hotel Area, including but not limited to, the hotel, bungalows, casitas, villas, spa, and golf clubhouse.

86) Use of satellite dish antenna(e) or any other antennae shall be controlled by the provisions set forth in the RPVMC. Centralized antennae shall be used rather than individual antennae for each room, building or accommodation.

87) Mechanical equipment, regardless of its location, shall be housed in enclosures designed to attenuate noise to a level of 65 dBA at the project site’s property lines. Mechanical equipment for food service shall incorporate filtration systems to eliminate exhaust odors.

88) All hardscape surfaces, such as the parking area and walkways, shall be properly maintained and kept clear of trash and debris. The hours of maintenance of the project grounds shall be restricted to Mondays through Fridays from 7:00 a.m. to 5:00 p.m., and on Saturdays from 9:00 a.m. to 4:00 p.m. Said maintenance activities shall be prohibited on Sundays and National holidays.



89) The storage of all goods, wares, merchandise, produce, janitorial supplies and other commodities shall be permanently housed in entirely enclosed structures, except when in transport.

2.1.1.1.6 Fences, Walls, and Gates

90) No freestanding fences, walls, or hedges shall be allowed, unless a Uniform Fencing Plan is reviewed and approved by the Director of Planning, Building, and Code Enforcement, except as otherwise required by these conditions or the mitigation measures set forth in the Mitigation Monitoring Plan attached as Exhibit “C” to Resolution No. 2002-34. Said Fencing Plan shall be reviewed and approved prior to issuance of any building permit and shall be installed prior to issuance of any Certificate of Occupancy. No entry gates shall be permitted.

91) The design of the fencing required along the bluff top park, bluff top trails, and the Habitat Preserve Areas shall be included in the Public Amenities Plan, as required herein. Said fencing shall be modeled to generally resemble the wood / cable fence installed in City parks, such as Shoreline Park and Ocean Trails.

92) All pools and spas shall be enclosed with a minimum 5’ high fence, with a self-closing device and a self-latching device located no closer than 4’ above the ground.

93) All fencing surrounding the Lower Pool Facility, including pool and spa security fencing, shall be constructed in a manner that meets the minimum fence standards for pool safety, as noted in the above condition, and shall minimize a view impairment of the coastline as determined by the Director of Planning, Building and Code Enforcement.

94) No safety netting for the 9-hole golf course shall be permitted.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

95) Any on-site fencing along Palos Verdes Drive South shall be no higher than two (2) feet in height and shall be modeled to generally resemble the fencing installed along Palos Verdes Drive West for the Ocean Front Estates project. The landscaping along said fence in this general area, as determined by the Planning Director, shall be limited to 1-foot in height above the most parallel street curb.

2.1.1.1.7 Source Reduction and Recycling

96) Prior to issuance of any Certificate of Occupancy, the applicant shall prepare and submit to the Director of Public Works for review and approval a comprehensive Integrated Waste Management Plan that addresses source reduction, reuse and recycling. The Plan shall include a description of the materials that will be generated, and measures to reduce, reuse and recycle materials, including, but not limited to, beverage containers, food waste, office and guest room waste. The Plan shall also incorporate grass cycling, composting, mulching and xeriscaping in ornamental landscaped areas. Grass cycling, composting, or mulching shall not be used in the Habitat Areas. It is the City’s intention for the project to meet Local and State required diversion goals in effect at the time of operation. The specifics of the Plan shall be addressed by the applicant at the time of review by the Director of Public Works.

97) Prior to issuance of any building or grading permits, an approved Construction and Demolition Materials Management Plan (CDMMP or the Plan) shall be prepared and submitted to the Director of Public Works for approval. The CDMMP shall include all deconstruction, new construction, and alterations/additions. The CDMMP shall document how the Applicant will divert 85% of the existing on-site asphalt, base and concrete, through reuse on-site or processing at an off-site facility for reuse. The Plan shall address the parking lots, concrete walkways, and other underground concrete structures. The Plan shall also identify measures to reuse or recycle building materials, including wood, metal, and concrete block to meet the City’s diversion goal requirements as established by the State Integrated Waste Management Act (AB 939). In no case shall the Plan propose to recycle less than the state mandated goals as they may be amended from time to time.

98) Prior to issuance of any Certificate of Occupancy, a Construction and Demolition Materials Disposition Summary (Summary) shall be submitted to the Director of Public Works upon completion of deconstruction and construction. The Summary shall indicate actual recycling activities and compliance with the diversion requirement, based on weight tags or other sufficient documentation.

99) Where possible, the site design shall incorporate for solid waste minimization, the use of recycled building materials and the re-use of on-site demolition debris.

100) The project site design shall incorporate areas for collection of solid waste with adequate space for separate collection of recyclables.

2.1.1.1.8 Street and Parking Improvements

101) Prior to issuance of any Certificate of Occupancy, emergency vehicular access shall be installed at the project site, specifically to the hotel, villas, casitas, and the golf club house and golf practice facilities. A Plan identifying such emergency access shall be submitted to the Fire Department and the Director of Public Works for review and approval prior to issuance of any grading or building permit.

102) Prior to issuance of any building permit, the applicant shall prepare an Emergency Evacuation Plan for review and approval by the Director of Planning, Building and Code Enforcement. Said plan shall comply with the City’s SEMS Multihazard Functional Plan.

103) The applicant shall construct and retain no fewer than 875 parking spaces on the resort property, of which 50 parking spaces shall be dedicated for public use, at no cost to the users of the public parking lot, during City Park Hours, which are from one hour before sunrise until one after sunset. The 50 dedicated public parking spaces on the resort hotel property nearest to the hotel building may be used by the hotel to accommodate its overflow valet parking needs when the City parks are closed for those wishing to use hotel amenities but who are not staying overnight. Additionally, these 50 public parking spaces may be used by the operator of the resort hotel for special events during City park hours, provided that a Special Use Permit is obtained from the Planning Department, which shall be processed pursuant to the provisions of the RPVMC. The applicant shall install signs in the public parking lot nearest to the hotel building stating that additional public parking is available at the Fishing Access parking lot.

The applicant shall also expand the Fishing Access Parking Lot by constructing 50 additional public parking spaces that shall be deeded to the City as a public parking area.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

104) Prior to issuance of any Certificate of Occupancy, an appropriate public access easement in favor of the City across the resort entry drive from Palos Verdes Drive South to the designated public parking area adjacent to the main hotel building, in a form acceptable to the City Attorney, shall be recorded.

105) A Parking Lot Plan shall be reviewed and approved by the Director of Planning, Building and Code Enforcement prior to issuance of project-related grading permits. The Parking Lot Plan shall be developed in conformance with the parking space dimensions and parking lot standards set forth in RPVMC or allowed in this condition of approval, and shall include the location of all light standards, planter boxes, directional signs and arrows. No more than 20% of the total parking spaces shall be in the form of compact spaces. The filing fee for the review of the Parking Plan shall be in accordance to the City’s Fee Schedule as adopted by Resolution by the City Council.

Valet parking shall be permitted as part of the hotel operation provided it is operated and managed 24-hours a day by the hotel operators. No more than 203 (23%) of the required 875 parking spaces shall be designated as valet parking spaces. Each valet parking stall shall be a minimum of 8½’ wide by 18’ deep. Tandem parking stalls for use by a maximum of three vehicles, shall be permitted for the designated valet parking lot. All valet employees who operate a motor vehicle shall have in their possession a valid driver’s license.

(REVISED PER RESOLUTION NO. 2005-107 ON OCTOBER 4, 2005)

(REVISED PER CITY COUNCIL MINUTE ORDER ON MARCH 21, 2006)

106) Prior to the recordation of any final map, or issuance of any grading permit, the applicant shall submit security, in a form reasonably acceptable to the City, to cover any damage caused to existing public roadways during construction. The amount of said security shall be determined by the Director of Public Works.

107) Prior to issuance of any Certificate of Occupancy, the applicant shall replace all damaged curbs, gutters, and sidewalks along the project’s Palos Verdes Drive South frontage, as determined by the Director of Public Works. Prior to approval of the Street Improvement Plan, the applicant shall post a security bond in an amount sufficient to ensure completion of such improvements, including, without limitation, the costs for labor and material. The amount of such security shall be determined by the Director of Public Works

108) All proposed driveways shall be designed in substantially the same alignment as shown on the approved site plans, subject to final design review and approval by the Los Angeles County Fire Department and the Director of Public Works.

109) Any on-site raised and landscaped medians and textured surfaces shall be designed to standards approved by the Director of Public Works.

110) Handicapped access ramps shall be installed and or retrofitted in accordance with the current standards established by the Americans with Disabilities Act. Access ramps shall be provided at all intersections and driveways.

111) If excavation is required in any public roadway, the roadway shall be resurfaced with an asphalt overlay to the adjacent traffic lane line to the satisfaction of the Director of Public Works.

112) Prior to commencing any excavation within the public rights-of-way, the applicant shall obtain all necessary permits from the Director Public Works.

113) Prior to the recordation of a final map or issuance of any building or grading permits, whichever comes first, the applicant shall construct or enter into an agreement and post security guaranteeing the construction of the following public and/or private improvements in conformance with the applicable City Standards: street improvements, medians, sidewalks, drive approaches, bus turnouts and shelters, bikeways, trails, signing, striping, storm drain facilities, sub-drain facilities, landscape and irrigation improvements (medians, slopes, parks, and public areas including parkways), sewer, domestic water, monumentation, traffic signal systems, trails, and the undergrounding of existing and proposed utility lines. If security is posted it shall be in an amount sufficient to ensure completion of such improvements, including, without limitation, the costs for labor and materials. The amount of such security shall be determined by the Director of Public Works. The security referred to in this condition may be grouped into one of the following categories, provided that all of the items are included within a category: 1) Landscape and Irrigation; 2) On-site Street Improvement Plans and Parking, and 3) Palos Verdes Drive South Improvements.

114) Prior to the issuance of any Certificate of Occupancy, the applicant shall complete the street improvements to Palos Verdes Drive South as identified in the Mitigation Measures set forth in the Mitigation Monitoring Plan attached as Exhibit “C” to Resolution No. 2002-34. The improvements shall include the following: Installation of a new traffic signal on Palos Verdes Drive South at the project entrance, a right turn lane for south-bound traffic to facilitate ingress into the project and a lengthened left turn lane for north-bound traffic to facilitate ingress into the project.

115) Prior to issuance of any Certificate of Occupancy, the applicant shall improve with landscaping and irrigation the median and parkway along Palos Verdes Drive South, in the area generally located in front of the project site’s entrance driveway, including the portion of the median that is to be improved with an expanded left-turn pocket, up to the eastern most driveway of the Fishing Access Parking Lot. If available, said landscaping shall consist of non-invasive plant species, except the permitted invasive species listed in Condition No. 78, as deemed acceptable by the Director of Public Works.

116) The design of all interior streets shall be subject to review and approval by the Director of Public Works.

117) The applicant shall dedicate vehicular access rights to Palos Verdes Drive South to the City, except as provided for private driveways and emergency access as shown on the site plan.

118) Prior to the approval of Street Improvement Plans, the applicant shall submit detailed specifications for the structural pavement section for all streets, both on-site and off-site including parking lots, to the Director of Public Works for review and approval.

2.1.1.1.9 Traffic

119) Prior to the issuance of any Certificate of Occupancy, the applicant shall pay the City of Los Angeles for its fair share of the following improvements to the intersection of Western Avenue (NS) at 25th Street (EW): Provide east leg of 25th Street with one left turn lane, two through lanes, and one right turn lane.

120) Prior to the issuance of any Certificate of Occupancy, the applicant shall pay the City of Rolling Hills Estates for its fair share of the following improvements to the intersection of Hawthorne Boulevard (NS) at Palos Verdes Drive North (EW): Provide west leg with one left turn lane, one shared left and through lane, one through lane, and one right turn lane.

121) Prior to the issuance of any Certificate of Occupancy, the applicant shall pay The City of Rolling Hills Estates for its fair share of the following improvements to the intersection of Silver Spur Road (NS) at Hawthorne Boulevard (EW): Provide north leg with one left turn lane, two through lanes, and one right turn lane; and re-stripe south leg with two left turn lanes, one through lane, and one right turn lane.

122) Prior to issuance of building or grading permits, the applicant shall provide security, in a form reasonably acceptable to the Director of Public Works, in the amount of $100,000 to cover the cost of mitigating any impacts caused by this project that would require the installation of any new traffic signal that may be required along Hawthorne Boulevard, Palos Verdes Drive South, or Palos Verdes Drive West. This security will be held by the City in accordance with the provisions of Government Code Section 66001 for a minimum five-year period, from the date of the main hotel building’s Certificate of Occupancy.

123) Upon the opening of the resort hotel or 9-hole golf course, whichever occurs first, the hotel operators shall implement a shuttle service between the Long Point Resort Hotel and the Ocean Trails Golf Course. The use of low emissions vehicles shall be used for the shuttles. The hotel operators shall design the schedule of the shuttles so as to encourage and maximize its use by hotel guests.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

124) The applicant shall comply with all applicable provisions of the City's Transportation Demand Management and Trip Reduction Ordinance as set forth in RPVMC Section 10.28.

GRADING PERMIT NO. 2229

2.a.1.2 Grading

125) The following maximum quantities and depths of grading are approved for the Resort Hotel Area, as shown on the approved revised grading plans received reviewed and approved by the City Council at its December 5, 2006 meeting May 21, 2002, and prepared by Incledon Kirk Engineers :

d. Maximum Total Grading (Cut and Fill): 784,550 767,600 cubic yards.

e. Maximum Cut: 411,889 412,500 cubic yards (392,275 391,900 cubic yards with 5% shrinkage).

f. Maximum Fill: 392,275 391,900 cubic yards (includes 16,200 cubic yards of export to golf course).

d. Maximum Depth of Cut: 35 31 feet (located in the area of the villas western most bungalow units).

e. Maximum Depth of Fill: 21 feet (located in the area of the more inland row of Western Casitas).

Prior to issuance of a grading permit by Building and Safety, the grading plan shall be revised so that the berm located to the east of Golf Hole No. 8 is reduced in overall height by a minimum of 3-feet over the entire length of the berm and that the 14-foot tall landscape mound be deleted from 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 City Council. This is a balanced grading project. No import or export of earth shall be permitted, except as provided in Condition No. 155.

Prior to the final inspection of the precise grading, the applicant shall provide the Building Official with a certified as-built grading plan prepared and wet-stamped by a licensed engineer. The as-built grading plan shall identify all revisions to the Council approved grading plan.

(REVISED PER RESOLUTION NO. 2006-__ ON DECEMBER 5, 2006)

126) All recommendations made by the City Geologist, the City Engineer, and the Building and Safety Division during the ongoing review of the project shall be incorporated into the design and construction of the project.

127) All recommendations made by the project’s geologist, as modified by comments from the City’s reviewers, shall be incorporated into the design and construction of the project.

128) If applicable, as determined by the City Geologist, prior to the 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.

129) Prior to issuance of a grading permit by Building and Safety, the applicant shall submit to the City a Certificate of Insurance demonstrating that the applicant has obtained a general liability insurance policy in an amount not less than five million dollars per occurrence and in the aggregate to cover awards for any death, injury, loss or damage, arising out of the grading or construction of this project by the applicant. Said insurance policy must be issued by an insurer that is authorized to do business in the State of California with a minimum rating of A-VII by Best’s Insurance Guide or a rating of at least A by Standard & Poors. Such insurance shall name the City and the members of its City Council, boards, committees, commissions, officers, employees, servants, attorneys, volunteers and agents serving as its independent contractors in the role of City officials, as additional insureds. A copy of this endorsement shall be provided to the City. Said insurance shall be maintained in effect for a minimum period of five (5) years following the final inspection and approval of said work by the City and shall not be canceled or reduced during the grading or construction work without providing at least thirty (30) days prior written notice to the City.

130) All on-site public improvements (Parking lots, sidewalks, ramps, grading) shall be bonded for with the appropriate improvement bonds in amounts to be deemed satisfactory by the Director of Public Works.

131) Prior to issuance of a grading permit, the applicant shall provide the Director of Planning, Building and Code Enforcement a plan that demonstrates how dust generated by grading activities will be mitigated so as to comply with the South Coast Air Quality Management District Rule 403 and the City’s Municipal Code requirements which require watering for the control of dust.

132) Prior to the issuance of a grading permit, the applicant shall prepare a plan indicating, to scale, clear sight triangles, which shall be maintained at each roadway and driveway intersection. No objects, signs, fences, walls, vegetation, or other landscaping shall be allowed within these triangles in excess of three feet in height.

133) Prior to the issuance of a grading permit, the following improvements shall be designed in a manner meeting the approval of the Director of Public Works: 1) all provisions for surface drainage; 2) all necessary storm drains facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and 3) all water quality related improvements. Where determined necessary by the Director of Public Works, associated public street and utility easements shall be dedicated to the City.



134) Prior to the issuance of any precise grading permit, the applicant shall submit to the Director of Public Works, a plan for the placement of traffic signing, pavement delineation, and other traffic control devices.

135) Prior to the issuance of grading permits, the applicant shall submit to the Director of Public Works, for his review and approval, a construction traffic management plan. Said plan shall include the proposed routes to and from the project site for all deliveries of equipment, materials, and supplies, and shall set forth the parking plan for construction employees. All construction related parking must be accommodated on-site. No construction related parking shall be permitted off-site.

136) If applicable, as determined by the City Geologist, prior to the issuance of a grading permit, all geologic hazards associated with this proposed development shall be eliminated, or the City Geologist shall designate a restricted use area on the Final Parcel Map where the erection of buildings or other structures shall be prohibited.

137) Prior to the issuance of building permits, an independent Geology and/or Soils Engineer’s report on the expansive properties of soils on all building sites shall be submitted for review and approval by the City Geologist in conformance with the accepted City Practice.

138) Prior to the issuance of a building permit, an as-built geological report shall be submitted for structures founded on bedrock, and an as-built soils and compaction report shall be submitted for structures founded on fill as well as for all engineered fill areas.

139) Prior to the issuance of a grading permit, the applicant’s project geologist shall review and approve the final plans and specifications and shall stamp and sign such plans and specifications.

140) Prior to the issuance of a grading permit, a grading plan review and geologic report, complete with geologic map, shall be submitted for review and approval by the City’s Geotechnical Engineer.

141) Except as specifically authorized by these approvals, foundations shall be set back from the Coastal Setback Line in accordance with the RPVMC and shall extend to such a depth as to be unaffected by any creep-prone surficial soil and/or weathered bedrock. Field review and certification by the project geologist is required.

142) All grading shall be monitored by a licensed engineering geologist and/or soils engineer in accordance wit the applicable provisions of the RPVMC and the recommendations of the City Engineer. Written reports, summarizing grading activities, shall be submitted on a weekly basis to the Director of Public Works and the Director of Planning, Building, and Code Enforcement.

143) The project shall comply with all appropriate provisions of the City’s Grading Ordinance, unless otherwise approved in these conditions of approval.

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

145) Prior to final grading inspection by Building and Safety, the graded slopes shall be properly planted and maintained in accordance with the approved landscaping plan. Plant materials shall generally include significant low ground cover to impede surface water flows, and shall be non-invasive, except the permitted invasive species listed in Condition No. 78

146) Prior to final grading inspection by Building and Safety, all manufactured slopes shall be contour-graded to achieve as natural an appearance as is feasible.

147) Any water features (lakes, ponds, fountains, and etc.) associated with the 9-hole golf course, excluding the bioswales used in the water quality treatment train, shall be lined to prevent percolation of water into the soil. Designs for all water features shall be included on the grading plans submitted for review by the City’s Building Official and Geotechnical Engineer.

(REVISED PER RESOLUTION NO. 2006-17 ON MARCH 21, 2006)

148) The City’s Building Official, Geotechnical Engineer and Biologist shall determine in their review of the grading plans whether water features associated with the water quality treatment train, such as the bioswales or catch basins, shall be lined to prevent water percolation into the soil, and potential impacts to nearby sensitive habitat areas.

149) The proposed swimming pool and spa for the Lower Pool Facility shall be double lined and shall contain a leak detection system, subject to review and approval by the City’s Building Official.

150) Should the project require removal of earth, rock or other material from the site, the applicant shall first obtain City approval in the form of a revised Conditional Use Permit and Grading Permit application. Said review shall evaluate potential impacts to the surrounding environment associated with export or import. If the revised grading impacts are found to be greater that identified in the Certified EIR that cannot be mitigated to an insignificant level, a Supplemental EIR shall be prepared and reviewed by the City, at the expense of the applicant. Furthermore, the applicant shall prepare and submit a hauling plan to the Public Works Department for review and approval prior to issuance of grading permits.



151) The use of a rock crusher on-site shall be conducted in accordance with the project’s mitigation measures and shall be contained to the area analyzed in the project’s Environmental Impact Report.

152) During the operation of the rock crusher, a qualified biologist shall monitor noise levels generated by the activity for potential impacts to nearby wildlife. Said specialist shall be hired by the City at the cost of the applicant, in the form of a trust deposit account provided by the applicant.

153) Retaining walls shall be limited in height as identified on the grading plans that are reviewed and approved by the City. Any retaining walls exceeding the permitted heights shall require the processing of a revised grading permit for review and approval by the Director of Planning, Building and Code Enforcement.

2.1.1.2.1 Drainage



154) The irrigation system and area drains proposed shall be reviewed and approved by the City’s Geotechnical Engineer and Director of Public Works.

155) A report shall be prepared demonstrating that the grading, in conjunction with the drainage improvements, including applicable swales, channels, street flows, catch basins, will protect all building pads from design storms, as approved by the Director of Public Works.

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

157) Prior to issuance of any building or grading permits, the applicant shall submit a Local Grading and Drainage Plan identifying how drainage will be directed away from the bluff top, natural drainage courses and open channels to prevent erosion and to protect sensitive plant habitat on the bluff face. Said Plan shall be reviewed by the Director of Public Works and the Director of Planning, Building and Code Enforcement. Said review shall also analyze whether potential impacts to the bluff top or bluff face may be caused by the proposed drainage concept.

158) Drainage plans and necessary supporting documents that comply with the following requirements shall be submitted for review and approval by the Director of Public Works prior to the issuance of grading permits: A) drainage facilities that protect against design storms shall be provided to the satisfaction of the Director of Public Works and any drainage easements for piping required by the Director of Public Works shall be dedicated to the City on the Final Map; B) sheet overflow and ponding shall be eliminated or the floors of buildings with no openings in the foundation walls shall be elevated to at least twelve inches above the finished pad grade; C) drainage facilities shall be provided so as to protect the property from high velocity scouring action; and D) contributory drainage from adjoining properties shall be addressed so as to prevent damage to the project site and any improvements to be located thereon.

159) Prior to the issuance of the Certificate of Occupancy, the applicant shall upgrade the drainage facility that currently is located on the Fisherman’s access property and construct a pipe that will convey this water to the proposed drainage system terminating at Outlet No. 2 to the satisfaction of the Director of Public Works.

160) Prior to the issuance of any grading or building permit, the applicant shall prepare and submit a Master Drainage Plan for review and approval by the Director of Public Works. The Plan shall demonstrate adequate storm protection from the design storm, under existing conditions, as well as after the construction of future drainage improvements by the City along Palos Verdes Drive South immediately abutting the project site.

161) Prior to the issuance of any grading permit, the applicant shall demonstrate to the satisfaction of the Director of Public Works that the design storm can be conveyed through the site without conveying the water in a pipe and without severely damaging the integrity of the Urban Stormwater Mitigation Plan (USMP), especially the bioswale system. If such integrity cannot be demonstrated, the applicant shall redesign the USMP to the satisfaction of the Director of Public Works, which may require offsite flows to be diverted into a piped system and carried though the site. If the piped system is used, the applicant shall dedicate a drainage easement to the City to the satisfaction of the Director of Public Works.

162) Prior to the issuance of a grading permit that proposes to convey off-site drainage through the subject property, the applicant shall execute an agreement with the City that is satisfactory to the City Attorney that defending, indemnifying and holding the City, members of its City Council, boards, committees, commissions, officers, employees, servants, attorneys, volunteers, and agents serving as independent contractors in the role of city or agency officials, (collectively, “Indemnitees”) harmless from any damage that may occur to the subject property or any improvements, persons or personal property located thereon due to the conveyance of offsite design storm flows through the site.

2.1.1.2.2 NPDES

163) Prior to acceptance of the storm drain system, all catch basins and public access points that cross or abut an open channel, shall be marked with a water quality message in accordance with City Standards.

164) Prior to the issuance of any grading or building permits, the applicant shall furnish to the Director of Public Works, for review and approval, the project’s Water Quality Management Plan and Maintenance Agreement outlining the post-construction Best Management Practices (BMPs).

165) Prior to issuance of any building or grading permits, the applicant shall submit for review and approval by the Director of Public Works a Storm Water Pollution Prevention Plan (SWPPP) describing the construction phase Best Management Practices (BMPs) to ensure compliance with the NPDES General Permit for Storm Water Discharges associated with construction activity (Grading Permit), No. CA s000002.

166) Prior to issuance of any building or grading permit, the applicant shall submit to the Director of Public Works a Water Quality Management Plan (“Plan”), for review and approval by the City Council at a duly noticed public hearing. The Water Quality Management Plan, which shall remain in effect for the life of the project, shall identify the Best Management Practices (BMPs) used to minimize and reduce project storm water and runoff pollutants. The Plan shall include project water quality parameters that meet the objectives of the California Ocean Plan for non-point discharges in receiving water bodies. Additionally, all storm water treatment systems shall be designed in accordance with the Los Angeles County Department of Public Works "Manual for the Standard Urban Stormwater Mitigation Plan(SUSMP)". The specific BMP design criteria in the SUSMP (May 2002), as developed by the U.S. EPA and American Society of Civil Engineers, shall be followed.

The Plan shall contain the operation, maintenance and monitoring procedures, including Fire and Argentine ant management. The Plan shall indicate potential impacts of the storm water treatment train to surrounding plants and wildlife. The monitoring of the treatment train shall include the bioswales and catch basins for the accumulation of pollutants through sampling and testing of both soil material and vegetation. The Plan shall indicate the frequency of the required monitoring and the frequency of the removal and replacement of plant material and soil from the bioswale. Said report shall be reviewed and approved by the City’s Biologist and/or Chemists. Said monitoring shall be required for the life of the project.

All costs associated with the review, installation and maintenance of the Plan and project related BMPs shall be the responsibility of the applicant. If the plan requires construction of improvements, such plans shall be reviewed and approved by the Director of Public Works.

167) Prior to the issuance of any Certificate of Occupancy, the Water Quality Management Plan Maintenance Agreement, outlining the post-construction Best Management Practices, shall be recorded with the Los Angeles County Recorders Office.

168) Prior to issuance of any building or grading permits, the applicant shall file any required documents, including the Notice of Intent, and obtain all required permits from the California Regional Water Quality Control Board.

169) Prior to issuance of any building or grading permits, the applicant shall submit for review and approval by the Director of Public Works an Erosion Control Plan. Said Plan shall be designed in conformance with the City standards and the requirements of the Regional Water Quality Control Board.

170) Prior to issuance of any Certificate of Occupancy, the applicant shall implement the project in full compliance with the standard urban storm water mitigation plan adopted by the Regional Water Quality Control Board.

171) Prior to the City Council’s review of the Water Quality Management Plan, the City’s Geotechnical Engineer shall review and approve the Plan. In the event the City’s Geotechnical Engineer determines that additional improvements need to be constructed, the applicant shall revise the Plan accordingly.

2.1.1.2.3 Sewers

172) Prior to issuance of any building or grading permits, the applicant shall prepare sewer plans in accordance with the Countywide Sewer Maintenance District. The applicant shall be responsible for the transfer of sewer facilities to the Countywide Sewer Maintenance District for maintenance.

173) A sewer improvement plan shall be prepared as required by the Director of Public Works and the County of Los Angeles.

174) Prior to issuance of building or grading permits, the applicant shall submit to the Director of Public Works, a written statement from the County Sanitation District accepting any new facility design and/or any system upgrades with regard to existing trunk line sewers. Said approval shall state all conditions of approval, if any.

175) Prior to the issuance of any Certificate of Occupancy, the applicant shall dedicate sewer easements to the City, subject to review and approval by the Director of Building, Planning and Code Enforcement and the Director of Public Works with respect to the final locations and requirements of the sewer improvements.

176) Sewer Improvement plans shall be approved by the County of Los Angeles, the County Sanitation Districts, and the Director of Public Works.

177) A sewer connection fee shall be paid to the County Sanitation Districts of Los Angeles County prior to the issuance of a permit to connect to the sewer line.

2.1.1.2.4

2.1.1.2.5 Water

178) Prior to the construction of any water facilities, the Director of Public Works shall review and approve the water improvement plan. Any water facilities that cannot be constructed below ground shall be located on the subject property and screened from view from any public rights-of-way, to the satisfaction of the Director of Public Works and the Director of Planning, Building and Code Enforcement. In addition, an easement to California Water Service shall be dedicated prior to issuance of any grading or building permits.

179) The project site 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 City Engineer. Fire flow requirements shall be determined by the Los Angeles County Fire Department and evidence of approval by the Los County Fire Department is required prior to issuance of building permits.

180) 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 said structures.

181) The applicant shall file with the Director of Public Works an unqualified "will serve" statement from the purveyor serving the project site indicating that water service can be provided to meet the demands of the proposed development. Said statement shall be dated no more than six months prior to the issuance of the building permits for the main hotel structure. Should the applicant receive a qualified "will serve" statement from the purveyor, the City shall retain the right to require the applicant to use an alternative water source, subject to the review and approval of the City, or the City shall determine that the conditions of the project approval have not been satisfied.

182) Prior to the issuance of building or grading permits, the applicant shall file 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 project.

2.1.2 TENTATIVE PARCEL MAP NO. 26073

183) The proposed parcel map shall result in the creation of four (4) parcels (resort hotel parcel, west casita parcel, east casita parcel, and villa parcel). The 2.2 acre Bluff Top park and Fishing Access Expansion Parking Lot shall be separately deeded to the City prior to recordation of the Final Map.

184) The applicant shall record a restrictive covenant or other document that is satisfactory to the City Attorney that requires all of the various parcels that are within the boundaries of the parcel map to be fully managed by the resort hotel operator.

185) The applicant shall supply the City with one mylar and ten copies of the map no later than thirty (30) days after the final map has been filed with the Los Angeles County Recorders Office.

186) All improvement plans shall be as-built upon completion of the project. Once the as-built drawings are approved, the applicant shall provide the City with a duplicate mylar of the plans.

187) The improvement plans shall be prepared by a Registered Civil Engineer, and shall be prepared on standard city size sheets. Plans shall be in substantial conformance with the approved tentative map and site plan as approved by the City Council and stamped by the Planning Department with the effective date of this approval.

188) This approval expires twenty-four (24) months from the date of approval of the parcel map by the City Council, unless extended per Section 66452.6 of the California Government Code and Section 16.16.040 of the RPVMC. Any request for extension shall be submitted to the Planning Department in writing at least sixty (60) days prior to the expiration of the tentative map.

189) This development shall comply with all requirements of the various municipal utilities and agencies that provide public services to the property.

190) According to Section 16.20.130 of the RPVMC and the Subdivision Map Act (California Government Code Section 66410 et seq.), at the time of making the survey for the final parcel map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards of the Subdivision Map Act. Prior to recording the final map, the exterior boundary of land being subdivided shall be adequately monumented with no less than a two (2) inch iron pipe, at least eighteen (18) inches long, set in dirt and filled with concrete at each boundary corner. The parcel lot corners shall be monumented with no less than one-half inch iron pipe for the interior monuments. Spikes and washers may be set in asphalt pavement and lead and tacks may be set in concrete pavement or improvements in lieu of pipes. All monuments shall be permanently marked or tagged with the registration or license number of the engineer or surveyor under whose supervision the survey was made.

191) The applicant shall be responsible for repair to any public streets which may be damaged during development of the subject parcels.

192) Easements shall not be granted within easements dedicated or offered for dedication to the City until after the final map is filed and recorded with the County Recorder. No easements shall be accepted after recording of the final map that in any way conflict with a prior easement dedicated to the City, or any public utility. All existing easements shall remain in full force and effect unless expressly released by the holder of the easement.

193) Any easement that lies within or crosses public rights-of-way propose to be deeded or dedicated to the City, shall be subordinated to the City prior to acceptance of the rights-of-way, unless otherwise exempted by the Director of Public Works.

Prior to Submittal of the Final Map



194) Prior to submitting the final map to the City Engineer for examination, the applicant shall obtain clearance from all affected departments and divisions, including a clearance from the City Engineer for the following items: mathematical accuracy, survey analysis, correctness of certificates and signatures.

Prior to Approval of the Final Map

195) Prior to approval of the final map, any off-site improvements, such as rights-of-way and easements, shall be dedicated to the City.

196) Prior to approval of the final map, all existing public or private easements, including utility easements, shall be shown on the final parcel map.

197) Prior to the issuance of any Certificate of Occupancy, the parkland dedication requirement shall be fulfilled by the applicant in the form of either dedication of land for park purposes or the payment of in-lieu fees, or a combination thereof, as determined by the City Council pursuant to the RPVMC.

198) Prior to the issuance of any Certificate of Occupancy, the applicant shall pay the affordable housing fee required in accordance with the RPVMC.

199) The final map is subject to review and approval by the City Engineer. The applicant shall establish a trust deposit with the City to cover any costs incurred by the City in conducting this review.

200) The proposed parcel map shall adhere to all the applicable dedications and improvements required per Chapter 16.20 of the RPVMC.