Loading...
CC RES 1994-072RESOLUTION NO. 94 -72 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES APPROVING REVISIONS TO VESTING TENTATIVE TRACT MAP NO. 50666 FOR A RESIDENTIAL PLANNED DEVELOPMENT WITH THIRTY -NINE (39) SINGLE FAMILY LOTS, A PUBLIC GOLF COURSE, AND PUBLIC OPEN SPACE LOCATED ON A 153.9 ACRE SITE LOCATED IN COASTAL SUBREGIONS 7 AND 8, WHICH ARE PART OF THE DEVELOPMENT PROPOSAL KNOWN AS OCEAN TRAILS. WHEREAS, on June 1, 1992, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 93 -53, certifying Environmental Impact Report No. 36 and adopted Resolution Nos. 92 -54, 92 -55, 92 -56 and 92 -57, respectively approving Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162 and 163, Coastal Permit No. 103 and Grading Permit No. 1541 for a Residential Planned Development consisting of a total of eighty -three (83) single family dwelling units, an 18 hole public golf course and public open space on 261.4 acres in Coastal Subregions 7 and 8; and, WHEREAS, on August 12, 1992, after finding that an appeal of the City's approval of the project raised substantial issue, the California Coastal Commission denied Coastal Permit No. 103, directed the landowners to redesign the project to address the concerns raised by the Coastal Commission Staff and remanded the project back to the City of Rancho Palos Verdes for reconsideration; and, WHEREAS, on December 7, 1992, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 92 -115 approving the Addendum to Environmental Impact Report No. 36 and adopted Resolution Nos. 92 -116, 92 -117, 92 -118 and 92 -119 approving Revisions to Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162 and 163, Coastal Permit No. 103, and Grading Permit No. 1541 in order to address concerns raised by the Coastal Commission with regard to adequate provisions for public open space, public access and habitat preservation; and, WHEREAS, on April 15, 1993, the California Coastal Commission approved Coastal Development Permit No. A- 5- RPV -93 -5 (i.e. Coastal Permit No. 103), subject to additional conditions of approval. In addition, on November 5, 1993, the Coastal Commission adopted revised and expanded findings in conjunction with the project; and, WHEREAS, on October 5, 1993, the City Council of the City of Rancho Palos Verdes adopted Resolution No. 93 -89 approving a second Addendum to Environmental Impact Report No..36 and adopted Resolution Nos. 93 -90, 93 -91, 93 -92 and 93 -93 respectively re- approving Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162 and 163, and Grading Permit No. 1541 in order to comply with a Court mandate to provide affordable housing in conjunction with the project, pursuant to Government Code Section 65590; and, WHEREAS, on July 27, 1994, Palos Verdes Land Holdings Company and Zuckerman Building Company, submitted an application package to the City of Rancho Palos Verdes, requesting approval for certain revisions to the approved Ocean Trails project, including, but not limited to, relocation of the golf course clubhouse from the area southwest of the School District property to an area north of Half Way Point, locating the golf course maintenance facility and four (4) affordable housing units southeast of the corner of Palos Verdes Drive South and Paseo Del Mar, reducing the number of single family residential lots from eighty -three (83) to seventy -five (75) and increasing the height of the golf course clubhouse from thirty ( 30 ) feet to forty -eight (48 ) feet; and, WHEREAS, on August 9, 1994 and August 23, 1994, after notice issued pursuant to the provisions of the Development Code, the Planning Commission held a public hearing to consider Draft Addendum No. 3 to Environmental Impact Report No. 36 and the proposed Revisions to the Ocean Trails project, and at the conclusion of the duly noticed public hearing, the Planning Commission adopted P.C. Resolution Nos. 94 -38 through 94 -44 recommending approval of Addendum No. 3 and revisions to Vesting Tentative Tract Map Nos. 50666 and 50667 to City Council, approving revisions to Conditional Use Permit Nos. 162 and 163 and Grading Permit No. 1541, and approving (new) Variance No. 380; and, WHEREAS, on September 6', 1994, after notice issued pursuant to the provisions of the Development Code, the City Council held a public hearing to consider Draft Addendum No. 3 to Environmental Impact Report No. 36 and the proposed Revisions to the Ocean Trails project, at which time all interested parties were given an opportunity to be heard and present evidence; and, WHEREAS, on September 1, 1994, copies of the draft Addendum No. 3 to Environmental Impact Report No. 36 were distributed to the City Council and prior to taking action on the proposed Revisions to the Ocean Trails project, the City Council independently reviewed and considered the information and findings contained in Draft Addendum No. 3 to EIR No. 36 and determined that the document was prepared in compliance with the requirements of the California Environmental Quality Act and local guidelines, with respect thereto. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: In considering the proposed revisions to the project, the City Council has determined that the preparation of Addendum No. 3 to Environmental Impact Report No. 36 is appropriate, since the subsequent changes in the project will not result in any new significant environmental impacts which were not previously identified and analyzed in Environmental Impact Report No. 36, that the subsequent changes will not result in an increase in any previously identified significant environmental impacts, that the Addendum does not contain new information of substantial importance to the project and that only minor technical changes or additions are necessary to make Environmental Impact Report adequate under the provisions of the California Environmental Quality Act (CEQA). This is so, since the revised project will result in a slight decrease in the impacts identified in the previous EIR, since the number of single family residential lots will be decreased from eighty three (83) to seventy five (75) lots; the golf course clubhouse, affordable housing complex and maintenance facility will be located in areas of the site previously to be occupied by single family residential lots; the design of the clubhouse steps down with the terrain so that the upslope portion of the structure will not exceed the previously permitted 30 feet height limit and only architectural elements (a stairway tower and two chimneys) will exceed the previously approved ridge height by 8 feet in order to articulate the building mass and add visual interest; the amount of public open space and golf course is being increased by 9.8 acres and 2.1 acres, respectively; the amount of public parking will be increased by 75 spaces; and, public trails through the site will be increased. Resolution No. 94 -72 Page 2 of 8 Therefore, based on the review of Draft Addendum No. 3 to Environmental Impact Report No. 36 prepared'In "association with the proposed revisions to the Ocean Trails project, as conditioned, the City Council finds that the project still mitigates, or reduces to the extent feasible, significant adverse effects to adjacent properties or the permitted uses thereof. In approving the revised project, the City Council finds that social, recreational, and other benefits of the project continue to outweigh any unavoidable adverse environmental impacts that may occur and that due to overriding benefits and considerations, any unavoidable adverse environmental impacts of the project are acceptable. Accordingly, the City Council hereby incorporates into this Resolution, by reference, the Final EIR No. 36, the Supplemental EIR, Addendum Nos. 1 and 2, and Resolution No. 92 -115 (which includes, without limitation, the detailed statement of overriding considerations set forth therein). Section 2: All mitigation measures required in Environmental Impact Report No. 36, the Supplement to EIR No. 36, and Addendum Nos. 1 and 2 to EIR No. 36, are hereby incorporated by reference into conditions of approval for the approval of the revised vesting tentative tract map. Section 3: That the creation of thirty -nine (39) single- family residential lots, golf course with related improvements and public open space, as conditioned, is consistent with the City's General Plan and Coastal Specific Plan. The General Plan land use map designates almost the entire project site as Residential, with a maximum density of one dwelling unit per acre, and designates the coastal bluffs as hazard areas. The General Plan provides for additional commercial recreational uses within the City as appropriate to a particular location, including golf, equestrian, tennis and other recreational activities, and designates the City's entire coastal area as a specific plan district. The Coastal Specific Plan land use map shows the following general uses for the project site: (a) Residential (with a maximum density of one dwelling unit per acre) for the vast majority of the property, (b) Hazard areas along the bluffs and in the westerly natural drainage course, (c) a floating Retail Commercial area, and (d) Recreational parking. The text of the Coastal Specific Plan expressly permits visitor - serving uses, such as a golf course, subject to satisfaction of the requirements for granting a conditional use permit under the Development Code. With 39 residential units on approximately 39.6 acres, the density is slightly below one dwelling unit per acre and, therefore, consistent with the General Plan and Coastal Specific Plan. Section 4: That the creation of thirty -nine (39) single - family residential lots, common open space, a public golf course, and public open space, as conditioned, is consistent with the City's Development Code for projects within the RS -1 zoning district under a Residential Planned Development. In addition, a minimum of 30 percent of the site will be maintained within the residential development as common open space, exclusive of the golf course. The 39 -Lot Revised Site Plan does not contemplate construction of any structures on land currently zoned as Open Space Hazard. The majority of the subject property is zoned RS -1 (Residential Planned Development) with the bluff face and the southwesterly natural drainage course (commonly known as Forrestal Canyon) being zoned as Open Space Hazard (OH). Incompliance with the requirements of the OH zoning district, the applicant will not construct any permanent habitable structures on land that is zoned Open Space Hazard. Resolution No. 94 -72 Page 3 of 8 The RS -1 (RPD) zone requires a conditional use permit for any type of development (§ 17.06.050) and expressly permits single - family residential development and any other uses permitted under Chapter 17.02, including conditionally - permitted uses under Chapter 17.561 such as golf courses (S 17.06.030). Accordingly, under Chapter 17.06 and Section 17.56.020 of the Development Code, residential development and a golf course and related facilities are permissible uses, subject to a conditional use permit. The necessary findings with respect to the conditional use permits required in connection with the Residential Planned Development and golf course are contained in Resolutions Nos. 94 -74 and 94 -75, respectively. Furthermore, the residential portion of the project provides in excess of thirty percent of the Residential Planned Development as common open space, which open space is sited in a manner that is accessible for viewing and access by the general public from public roads and walkways and preserves views to the coast. Section 5: That the provision of a continuous bluff road as provided in the Coastal Specific Plan and depicted on Figure 24 of the Coastal Specific Plan is infeasible due to geologic and geotechnical constraints affecting the property and because such a road would require substantial alteration to the natural canyon area on the western portion of the property commonly known as "Forrestal Canyon ". The City geologist and geotechnical engineer have each concluded that the land upon which such a road would be built has not demonstrated sufficient stability to warrant the construction of a permanent road in that location. As an alternative, the project features the realignment of Paseo Del Mar as a long bluff road cul -de -sac taking access from Palos Verdes Drive South and the vacation of the central portion of Paseo del Mar. There will be no dwelling units located seaward of this bluff road. The combination of the vacation of the central portion of Paseo del Mar and the realignment of Paseo Del Mar as a long bluff road cul -de -sac taking access from Palos Verdes Drive South, as provided in the revised applications, is consistent with Coastal Specific Plan, Subregion 7, Policy No. 16 which states that "Paseo del Mar shall be improved to provide access to residential development and consideration shall be. given to relocating Paseo del Mar southward or exchanging it for another access route closer to the bluff edge." The intent of Coastal Specific Plan, Subregion 7, Policy 19 is satisfied by the provision of an 8.9 acre Bluff Top Public Access Corridor with a minimum width of one hundred (100) feet located along the bluff top between Half Way Point Park and Shoreline Park. This Bluff Top Corridor contains a public pedestrian trail along the entire length of the corridor and an off - road bicycle trail through the central portion of the site. The City Council finds that the Bluff Top Public Access Corridor is similar in average width and area to any coastal bluff road which would otherwise be constructed, if geologically feasible, pursuant to Coastal Specific Plan, Subregion 7, Policy 19. The City Council further finds that there shall be no road seaward of the last row of dwelling units in the residential area located on the far western portion of the property because the adverse impacts of a such a road outweigh its potential benefits. A road seaward of the last row of dwelling units in this area should not be connected to the proposed bluff road because such a connection would result in substantial alteration and damage to Forrestal Canyon and the significant biological resources located therein. Without such a connection, the City Council finds that such a road is unnecessary to provide vehicular access to the coast and the coastal bluff, adequate vehicular access having already been provided by the long bluff road cul -de -sac described above. Resolution No. 94 -72 Page 4 of 8 Section 6: That the golf course and related uses are consistent with Coastal Specific Plan, Subregion `7, = Policy =7� which states: "Ensure that any proposed commercial activity responds to the needs of the coastal residents and shall not be of an intensity which would purposefully generate a service area external of the coastal region." The City Council finds that the intent of the above policy is to limit traditional commercial development (such as retail and office uses) so as not to create a service area external to the coastal region and that such policy is not intended to apply to commercial recreational uses, which are encouraged by the General Plan and Coastal Specific Plan. City Council's interpretation of this policy is consistent with other policies in the Coastal Specific Plan and with Resolution 82 -24, which adopted Coastal Specific Plan Amendment No. 1 and specifically authorized visitor - serving uses, such as golf, in Subregion 7. Section 7: That the trails plan as shown in the revised Conceptual Public Amenities and Coastal Access Program (dated August 1994) submitted by the applicant, including the Class I Pedestrian and Bike Trail segment in the area seaward of the western residential area, is consistent with the Coastal Specific Plan requirements relating to trails. The precise alignment of this particular trail segment varies between its description in the Coastal Specific Plan, its display on Access Corridors map in the Coastal Specific Plan (Figure 24) and its location on the Coastal Specific Plan Land Use Map. Because of these slightly different configurations, City Council finds that these descriptions and maps in the Coastal Specific Plan are intended to provide a generalized location for this trail segment. The City Council has considered these different alignments and found that the alignment of this segment as shown in the Conceptual Public Amenities and Coastal Access Program (dated August 1994) provides comparable public access, minimizes incompatibility with the active public recreational uses and, when connected to the bluff road cul -de -sac via a bridge over Forrestal Canyon, provides linkage to the bluff road, bluff top areas and the remainder of the site. The City Council finds that in the absence of a road seaward of the last row of dwelling units in the western residential area (as described in Section 5 hereof), this trail segment should be located as shown in the revised Conceptual Public Amenities and Coastal Access Program, Section 8: That the golf course and related uses are consistent with Coastal Specific Plan policy and Section 17.06.040.0.8 of the Development Code, which require the area seaward of corridor improvements to be improved and either dedicated or permanently maintained through deed restriction for public use. Section 17.06.040.C.6 of the Development Code permits the preservation of open space by dedication, deed restriction or other appropriate methods approved by the City. In compliance with these provisions and policies, the East and West Bluff Preserves, Half Way Point Park, Half Way Point Preserve, the Bluff Top Public Access Corridor, the Bluff Top Wildlife Corridor (located between the West Bluff Preserve and Half Way Point Park) and the public paths, trails, parking and recreational areas associated with these public open space areas will be improved by the applicants and offered to the City for dedication. Furthermore, the golf course area will be improved by the applicants and permanently maintained through deed restriction for public use. The City Council specifically finds that the deed restriction on the golf course land constitutes permanently maintained public open space. Neither the Coastal Specific Plan nor Development Code expressly prohibit active public recreational uses, or require only passive public uses, for the area seaward of the conceptual bluff road. Section 9: For purposes of the Subdivision Map Act, the design of the subdivision, golf course, and the related improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat based on compliance with the City's Development Code, General Plan and Coastal Specific Plan and consideration of information contained in Draft, Supplemental, and Addendums to Environmental Impact Report No. 36. Resolution No. 94 -72 Page 5 of 8 The City Council acknowledges that there is the difference between the term "significant impact" under CEQA and the term "substantial environmental damage" under the Subdivision Map Act. Draft EIR No. 36, Supplement to EIR No. 36, Addendum Nos. 1, 2 and 3 to EIR No. 36 are required to base environmental findings on a "worst case" basis. As a result, the Final EIR and Addendum No. 1 conclude that significant impacts to biological resources remain after mitigation because of the loss of raptor foraging area and because of the temporal loss of Coastal Sage Scrub. Even with the 2:1 replacement of existing viable Coastal Sage Scrub and the other mitigation measures contained in the Final and Addendum No. 1 to EIR No. 36, the temporal loss of Coastal Sage Scrub, which serves as natural habitat for the California gnatcatcher, is considered significant due to the uncertainty that this species will be able to re- occupy the site after replacement of the Coastal Sage Scrub. These environmental findings are primarily the result of grading for the golf course, which itself has already been minimized through its links -type design. These specific findings and a corresponding statement of overriding considerations are contained in Resolution No. 92 -115, which is hereby incorporated by reference. With the mitigation measures adopted by the City pursuant to Resolution No. 92 -115, the project will not result in substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat under the Subdivision Map Act. However, even assuming that the project did result in substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, such damage or injury would be caused primarily by grading for the golf course. The elimination of the golf course is not feasible because it would not satisfy an important objective of the project: to provide visitor - serving public recreational uses, which objective is encouraged by policies in the Coastal Specific Plan. For this reason, this alternative or mitigation measure has been rejected by the City Council. Pursuant to Resolution No. 92 -115, the City has made a finding of infeasibility with respect to elimination of the golf course. Section 10: That the subject property is physically suitable to accommodate the revised Vesting Tentative Tract Map No. 50666, as conditioned, in terms of design and density. Section 11: That the creation of the lots, single family residential dwelling units, golf course, public open space, and related improvements will not be materially detrimental to property values, nor will it jeopardize, endanger, or otherwise constitute a menace to the surrounding areas, since physical improvements, dedications and maintenance agreements are required. Section 12: The City Council has considered the effect of the revised tract map on the housing needs of the region as set forth in the City's Housing Element, and balanced these needs against the public service needs of its residents and against available fiscal and environmental resources, and finds that the revised tract map helps to achieve those housing needs without unreasonably burdening the public service needs of existing residents and available fiscal and environmental resources. Section 13: The City Council has considered the requirements of Government Code Section 65590, which requires new housing developments located in the coastal zone to provide, where feasible, housing units for persons and families of low or moderate incomes, as defined in Section 50093 of the Health and Safety Code. The Government Code further requires that where it is not feasible to provide these housing units in a proposed new housing development, the local government shall require the developer to provide such housing, if feasible to do so, at another location within the City, either within the coastal zone or within three miles thereof. Resolution No. 94 -72 Page 6 of 8 Based on the inf ormat ion:,. _,aria ys is and findings included in Environmental Impact Report No. 36, and the subsequent conditions of approval placed on the project by the City of Rancho Palos Verdes and the California Coastal Commission, the City Council finds that the Ocean Trails project site has certain physical and environmental constraints, including geotechincal factors, topographic conditions and requirements for open space, public parks, a trails network and native habitat areas, which limit the amount of land available on -site for the construction of affordable housing units. In addition, based on information that was gathered by the City with regard to the average number of persons within the low to moderate income ranges that would be expected to be employed on the project site, including employees associated with the golf course and the residential lots, the City Council finds that the project will generate a need for affordable housing units. Therefore, taking into the account the physical constraints, yet recognizing the employment generated housing needs, the City Council finds that a requirement of 10% (currently 8 units) of affordable housing (based on the final total number of buildable lots) is a feasible requirement that would satisfy the intent of Government Code Section 65590. However, the City Council's finding is in no way intended to preclude future residents or tenants of the project site from providing additional affordable housing opportunities. Section 14: That the division and development of the property will not unreasonably interfere with the free and complete exercise of the public entity and /or public utility rights -of -way and /or easements within the tract. Section 15: That the discharge of sewage from this land division into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). Section 16: That the design of the residential subdivision, golf course, and associated improvements are not likely to cause serious public health problems. Section 17: That the design of the residential subdivision, golf course, and the type of improvements associated with them, will not conflict with easements acquired by the public at large for access through or use of property within the proposed project. Further, public trail easements which are consistent with the policies of the General Plan and the Coastal Specific Plan are required as a condition of this approval. Section 18: That the design of the revised vesting tentative tract map provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. Section 19: That the revised vesting tentative tract map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965. Section 20: That dedications required by local ordinance are shown on the tentative map and /or are set forth in the conditions of approval attached hereto in Exhibit "A ". Section 21: That the City considered the effect of approval of the residential subdivision on the housing needs of the region in which the City is situated and balanced these needs against the public service needs of its residents and available fiscal and environmental resources. Resolution No. 94 -72 Page 7 of 8 Section 22: For the foregoing reasons, and based on information and findings contained in the public record, including staff reports, minutes, records of proceedings and evidence presented at the public hearings, the City Council of the City of Rancho Palos Verdes hereby approves the revisions to Vesting Tentative Tract Map No. 50666, subject to: 1) the conditions of approval attached in Exhibit "A ", which are necessary to protect the public health, safety and general welfare; 2) the approval of revisions to Conditional Use Permit Nos. 162 and 163, and Grading Permit No. 1541; 3) approval of Variance No. 380 and Draft Addendum No. 3 to Environmental Impact Report No. 36; and, 4) approval of any amendments to the Coastal Development Permit issued by the California Coastal Commission. PASSED, APPROVED, and ADOPTED this 6th day of September 1994, IFA 'I I 1 Wo 704! MA IFA�' ATTEST: Y CLERK S'TATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF RANCHO PALOS VERDES ) I. Jo Purcell, City Clerk of the City of Rancho Palos Verdes, hereby certify that the above Resolution No. 94 -72 was duly and regularly passed and adopted by the said City Council at a regular meeting held on September 6, 1994. CP /OT3:CCVTM666.OT3 Jo Puri 11; City Clerk City off Rancho Palos Verdes Resolution No. 94 -72 Page 8 of 8 EXHIBIT "A" VESTING TENTATIVE TRACT MAP NO. 50666 CONDITIONS OF APPROVAL A. GENERAL 1. Within thirty (30) days of approval of the Vesting Tentative Tract Map, the developers shall submit, in writing, a statement that they have read, understand, and agree to all of the conditions of approval contained in this exhibit. 2. The City's fee for processing a Final Map shall be paid within six (6) months of approval of the Vesting Tentative Tract Map by the last responsible public agency. 3. All residential lots shall conform to the applicable minimum development standards as specified in Resolution No. 94 -74 for Conditional Use Permit No. 162 and Resolution No. 94 -76 for Grading Permit No. 1541. 4. The golf course and all related improvements shall conform to the applicable development standards and conditions as specified in Resolution No. 94 -75 for Conditional Use Permit No. 163 and Resolution No. 94 -76 for Grading Permit No. 1541, which are hereby incorporated by reference. 5. Pursuant to Development Code Section 17.67.090, this approval shall expire twenty -four (24) months from the date that the Coastal Permit associated with this Vesting Tentative Tract Map is approved by the last responsible agency, unless the Final Map has been recorded. Three extensions of up to one (1) year each, may be granted by the Planning Commission, if requested in writing prior to expiration. 6. The developer shall supply the City with one brown -line and one print of the recorded Final Map. 7. This approval is conditioned upon the applicant entering into an agreement with the City of Rancho Palos Verdes within twenty (20) days of the date of this approval, subject to approval by the City Attorney, to indemnify and defend the City against all damages, claims, judgements, and litigation costs, including, without limitation, attorney's fees awarded to a prevailing party, arising from the approval of the project and all issues related thereto. 8. The developer shall provide a minimum of four (4) dwelling units on -site as rental housing, which shall be affordable to very low to low income households. These units shall be provided on -site in conjunction with development of the clubhouse and /or golf course maintenance facilities. Each unit shall contain at least 850 square foot of living space and two bedrooms. A minimum of two enclosed parking spaces shall be provided for each unit. The units shall be available for rent within one year of the opening of the clubhouse. A covenant which guarantees that the affordable units shall not revert to market rate for a minimum period of thirty years shall be recorded no later than the date of recordation of the final map. Project management, including tenant selection and income monitoring, shall be provided in a manner to be approved by the City. First priority for the units shall be given to very low to low income employees of the Ocean Trails project. Second priority shall be given to persons within very low to low income levels working within four miles of the City's coastal zone. Third priority shall be given to persons within very low to low income levels, regardless of the location of employment (if employed). 9. The total number of on -site market -rate dwelling units shall be limited to one dwelling unit per buildable acre of land. However, as an incentive to the developer to provide affordable housing, the four (4) affordable dwelling units to be provided on -site, pursuant to Condition No. A.8 above, shall be allowed to exceed the one dwelling unit per buildable acre maximum. However, in no event shall more than 79 units (both market -rate and affordable) be constructed on the total project site, which includes Vesting Tentative Tract Map Nos. 50666 and 50667. 10. The developer shall provide a minimum of four (4) dwelling units off - site as rental housing, which shall be affordable to very low to low income households. The off -site units shall be located in the City, either within the City's coastal zone or within three miles thereof, and shall not already be designated for or used by persons or families of very low to moderate income levels. The units shall contain at least 850 square feet of habitable space and two bedrooms. The units shall be available for rent at the time when 50% of the market -rate lots are available for sale. The units shall remain affordable to very low to low income households for a period of at least thirty years after initial occupancy at the affordable rate. Project management, including tenant selection and income monitoring, shall be provided in a manner to be approved by the City. First priority for the units shall be given to very low to low income employees of the Ocean Trails project. Second priority shall be given to persons within very low to low levels working within four miles of the City's coastal zone. Third priority shall be given to persons within very low to low income levels, regardless of the location of employment (if employed). B. SUBDIVISION MAP ACT 1. Prior to submitting the Final Map for recording, pursuant to Section 66442 of the Government Code, the subdivider shall obtain clearances 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, etc. C. COUNTY RECORDER 1. If signatures of record or title interests appear on the Final Map, the developer shall submit a preliminary guarantee. A final guarantee will be required at the time of filing of the final map with the County Recorder. If said signatures do not appear on the final map, a preliminary title report /guarantee is needed that covers the area showing all fee owners and interest holders. 2. The account for the preliminary title report guarantee referenced in Condition C.1, shall remain open until the Final Map is filed with the County Recorder. D. ARCHAEOLOGY AND PALEONTOLOGY 1. A qualified archaeologist shall be present during all rough grading operations to further evaluate cultural resources on the site. If archaeological resources are found, all work in the affected area shall be temporarily suspended and the resources shall be removed and preserved. All "finds" shall be immediately reported to the Director of Planning, Building and Code Enforcement. All archaeological finds shall be first offered to the City for preservation. Resolution No. 94 -72 Exhibit "A" Page 2 of 14 2. A qualified paleontologist shall be present during all rough grading operations to further evaluate pre- historic resources on the site. If paleontological resources are found, all work in the affected areas shall be temporarily suspended and the resources shall be removed and preserved. All "finds" shall be immediately reported to the Director of Environmental Resources. All paleontological finds shall be first offered to the City for preservation. E. BIOLOGY 1. Prior to issuance of grading permits, or prior to final of any map, the developer shall submit a Final Biological Resources Preservation Plan /Habitat Preservation Plan ( "BRPP /HPP ") for review and comment by local wildlife and habitat preservation groups, and subject to approval by the Planning Commission. 2. A qualified biologist shall be present during all rough grading operations to verify and ensure compliance with mitigation measures contained in Environmental Impact Report No. 36 for preservation of biological resources, and conformance with the conditions and requirements of the Biological Resources Preservation Plan as described in Condition E.1 above. F. SEWERS 1. Approval of this subdivision of land is contingent upon the installation, dedication and use of local main line sewer and separate house laterals to serve each lot of the land division. 2. If, because of future grading, or for other reasons, it is found that the requirements of the Plumbing Code cannot be met on certain lots, no building permit will be issued for the construction of homes on such lots. 3. Sewer easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. 4. Prior to construction, the developer shall obtain approval of the sewer improvement plans from the County Engineer Sewer Design and Maintenance Division. 5. Prior to approval of the Final Map, the developer shall submit to the Director of Planning, Building and Code Enforcement a written statement from the County Sanitation District approving the design of the tract with regard to the existing trunk line sewer. Said approval shall state all conditions of approval, if any, and shall state that the County is willing to maintain all connections to said trunk lines. 6. Prior to the recordation of the Final Map or issuance of building permits, whichever occurs first, the developer shall post a bond, cash deposit, or other City approved security to cover costs for construction of a sanitary sewer system, in an amount to be determined by the City Engineer. G. WATER 11 There shall be filed with the City Engineer a "will serve" statement from the water purveyor indicating that water service can be provided to meet the demands of the proposed development. Said statement shall be dated no more than six (6). months prior to the issuance of the building permits for the first phase of construction. Resolution No. 94 -72 Exhibit "A" Page 3 of 14 2. Prior to recordation of the Final Map or prior to the commencement of work, whichever occurs first, the developer must submit a labor and materials bond in an amount to be determined by the City Engineer in addition to either: a. An agreement and a faithful performance bond in the amount estimated by the City Engineer and guaranteeing the installation of the water system; or b. An agreement and other evidence satisfactory to the City Engineer indicating that the subdivider has entered into a contract with the servicing water utility to construct the water system, as required, and has deposited with such water utility security guaranteeing payment for the installation of the water system. 3. A statement from the water purveyor shall be filed with the City Engineer 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 developed tracts. Said statement shall be dated no more than six (6) months prior to the issuance of the building permits for the first phase of construction.. 4. At the time the final subdivision improvement plans are submitted for checking, plans and specifications for the water system facilities shall be submitted to the City Engineer for checking and approval and shall comply with the City Engineer's standards. Approval for filing of the land division is contingent upon approval of the plans and specifications mentioned above. 5. All lots and golf course facilities 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 land division. 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 Angeles County Fire Chief is required. The developer shall be responsible for installation of any fire hydrants or other improvements required by the Los Angeles County Fire Department. 6. Framing of structures shall not begin until after the Los Angeles County Fire Department has determined that there is adequate fire fighting water and access available to the said structures. H. DRAINAGE 1. Drainage plans and necessary support documents to comply with the following requirements must be approved prior to the recordation of the Final Map or commencement of work, whichever occurs first: a. Provide drainage facilities in accordance with the Runoff Management Plan to remove any flood hazard to the satisfaction of the City Engineer and dedicate and show easements on the Final Map. b. Eliminate sheet overflow and ponding or elevate the floors of the buildings, with all openings in the foundation walls to be at least twelve inches above the finished pad grade. C. Provide drainage facilities to protect the residential lots and golf course from high velocity scouring action. Resolution No. 94 -72 Exhibit "A'° Page 4 of 14 d. Provide for contributory drainage from adjoining properties. e. Redirect high flow runoff away from the natural drainage courses and retain low flows to maintain adequate soil moisture conditions. 2. In accordance with Section 1601 and 1602 of the California Fish and Game Code, the State Department of Fish and Game, 350 Golden Shore, Long Beach, California 90802, telephone (310) 435 -7741, shall be notified prior to commencement of work within the natural drainage courses crossing the site. 3. The U.S. Army Corps of Engineers shall be contacted prior to alteration of any drainage courses on -site to determine jurisdiction and permit requirements, if any, with respect to Section 404 of the Clean Water Act (as amended 1984). 4. All storm drain facilities shall be designed and constructed so as to be accepted for maintenance be the Los Angeles County Public Works Department, Flood Control Division, subject to review and approval by the City Engineer. 5. The City shall form a maintenance district, consisting of the residential property owners and golf course owner(s) within the tract, to cover the maintenance costs associated with all drainage outlet structures that are not accepted for maintenance by the Los Angeles County Public Works Department Flood Control Division, that carry storm water generated by, or passing through, the residential and golf course areas on the site to the ocean. Neither the developer nor any successors in interest, including but not limited to individual purchasers of any individual lots shall object to the formation of such a maintenance district by the City. All fees associated with such a maintenance district shall be calculated by the Director of Public Works, and shall be based on a proportionate fair share between the owner(s) of the golf course and owners of each residential property. Written notice of this condition shall be provided to purchasers of the golf course and purchasers of any individual lot within the development. This condition shall also be included in the CC & R's for the tract. 6. All drainage swales and any other on -grade drainage facilities, including gunite, shall be of earth tone color and shall be reviewed and approved by the Director of Planning, Building and Code Enforcement. 7. Prior to the issuance of grading permits or prior to final of any map, whichever occurs first, the developer shall submit Final Run Off Management and Water Quality Control Plans for review and approval by the Planning Commission. These plans may only be approved if they meet National Pollutant Discharge Elimination System (NPDES) permit regulations and requirements. I. STREETS 1. Prior to recordation of the Final Map or commencement of work, whichever occurs first, the developer shall post a bond, cash deposit, or other City - approved security to cover costs for the full improvements of all proposed on -site and off -site streets and related improvements, in an amount to be determined by the Director of Public Works. The bonding for said improvements may be posted in conjunction with the phasing plan as per Resolution No. 94 -74 for Conditional Use Permit No. 162, Condition C.1. Resolution No. 94 -72 Exhibit "A" Page 5 of 14 2. The proposed on -site streets shall be dedicated for public use and designed to the satisfaction of the Director of Public Works. Prior to recordation of the Final Map, the developer shall submit design specifications for the on -site streets to the Director of Public Works for approval, pursuant to the following specifications: a. Paseo Del Mar (between Palos Verdes Drive South and "B" Street) shall be a minimum of fifty five ( 55 ) feet in width, measured from flow line to flow line, including a ten (10) foot wide median. Parkway widths shall be a minimum of eight (8) feet on each side. The total right -of -way width shall be seventy one (71) feet. The Final Map shall reflect these standards. b. "A" Street (Paseo Del Mar extension) shall be a minimum of thirty six ( 3 6 ) feet in width, measured from flow line to flow line. Parkway widths shall be a minimum of three (3) feet on the north side and seven (7) feet on the south side. The total right -of -way width shall be forty six ( 46 ) feet. The terminus of "A" Street shall be extended as far westward as is possible without encroaching into the Forrestal Canyon area or adjacent habitat areas, subject to review and approval by the Director of Planning, Building and Code Enforcement and the Director of Public Works. The Final Map shall reflect these standards. C. "B" Street shall be a minimum of forty (40) feet in width, measured from flow line to flow line. Parkway widths shall be a minimum of eight (8) feet on each side. The total right -of -way width shall be fifty six (56) feet. The Final Map shall reflect these standards. d. "C", "D ", and "E" Streets shall be thirty four (34) feet in width, measured from flow line to flow line. Parkway widths shall be a minimum of eight (8) feet along the southerly side along Streets "C", "D ", and "E", and shall be a minimum of four (4) feet along the northerly side on Streets "C", "D ", and "E ". The total right - of -way shall be forty six (46) feet. The Final Map shall reflect these standards. e. A public off - street parking area shall be provided on the southerly side of Palos Verdes Drive South, between Palos Verdes Drive South and "E" Street, west of Paseo del Mar, as part of the West Vista Park. Said parking area shall be at the same grade as Palos Verdes Drive South, shall contain a minimum of six (6) parking spaces, and one (1) parking space shall be reserved for handicapped use. The design of the off - street parking area and any time restrictions shall be submitted for review and approval by the Director of Public Works. Public parking and access to this area shall be prohibited after dusk. f. On- street public parking shall be provided along "A" Street (Paseo Del Mar extension). Said on- street parking area shall contain a minimum of ninety (90) parking spaces and a minimum of five (5) parking spaces shall be reserved for handicapped use. The design of the on- street parking area shall be submitted for review and approval by the Director of Public Works. g. All streets shall have a vertical type curb. The developer may request roll type curbs, subject to the review and approval of the Director of Public Works. Resolution No. 94 -72 Exhibit "A" Page 6 of 14 h. Handicapped access ramps which conform to all standards and specif ications in Title 24 of the .Uniform Building Code shall be provided at all sidewalks and at all locations where public trails intersect with streets and /or sidewalks in or adjacent to the subject development. i. Cul -de -sacs shall be designed to the specifications of the Director of Public Works. j. Street and traffic signs shall be placed at all intersections and /or corners as specified by the Director of Public Works, shall conform to City Standards, and shall be shown on a signage and striping plan to be attached to the street plans. k. Sidewalks, where required, shall be concrete, a minimum of four (4 ) feet wide, located four ( 4 ) feet behind the flow line. 1. All proposed streets shall be designed in substantially the same alignment as shown on Vesting Tentative Tract Map No. 50666, except as otherwise required in these conditions. 3. The developer shall be responsible for the design and construction of the realignment Palos Verdes Drive South from Conqueror Drive to the eastern City limits. Plans for the realignment and reconstruction shall be submitted for review and approval by the Director of Public Works and shall include a minimum twelve (12) foot wide median from Conqueror Drive to La Rotunda Drive. In addition, the developer shall be responsible for the design and construction of curb and gutter and full median improvements adjacent to the Portuguese Bend Club. The construction and realignment shall also include provisions for the future signalization of the intersections at Palos Verdes Drive South and Forrestal Drive and at Palos Verdes Drive South and La Rotunda Drive, including the installation of all necessary underground facilities and utilities during construction so that subsequent installation of signals at either intersection can be accomplished without requiring future road cuts. 4. Prior to recordation of any map, the project shall contribute to the installment of the following street improvements based on a "fair share" of the cost as determined by the Director of Public Works, which will be allotted only to new traffic: a. Construction of a second westbound left -turn lane at the intersection of Hawthorne Boulevard and Palos Verdes Drive West. b. Construction of a second eastbound left -turn lane and a second southbound right -turn lane at the intersection of Western and 25th Street, if approved by the City of Los Angeles. The developer shall be responsible for contacting the appropriate agencies in the City of Los Angeles and shall provide necessary documentation to the City of Rancho Palos Verdes Director of Public Works, including a letter of approval from the City of Los Angeles, for determination of the project's fair share of the cost for improvements to the above intersection. 5. The developer shall be responsible for repairs to any public streets which may be damaged during development of the tract. Prior to issuance of grading permits, the developer shall post a bond, cash deposit or City - approved security, in an amount sufficient to cover the costs to repair any damage to streets and appurtenant structures as a result of this development. Resolution No. 94 -72 Exhibit "A" Page 7 of 14 6. The developer shall pay traffic impact fees in an amount determined by the Director of Public Works upon the completion of all on -site public improvements, including, but not limited to, streets, drainage, and utility improvements. 7. Unless already dedicated to the City, the developer shall dedicate to the City vehicular access rights to Palos Verdes Drive South and Paseo Del Mar. A note to this effect shall be placed on the Final Map. 8. Prior to recordation of any map the developer shall post a security, bond, or cash deposit acceptable to the City in an amount to be determined by the Director of Public Works to cover the project's fair share of the cost of signalizing the intersection of Palos Verdes Drive South and Forrestal Drive at Paseo Del Mar, and the intersection of Palos Verdes Drive South and La Rotunda Drive. 9. Access to Lots 12 and 13 over Forrestal Canyon as shown on Vesting Tentative Tract Map 50666 shall be via a private driveway, with a maximum width of twenty -two (22) feet. 10. Prior to recordation of the final map, or prior to issuance of grading permits, whichever occurs first, the developer shall process an application for vacation of the portions of the street right -of -way along Paseo del Mar which are to be developed for golf course uses. J. UTILITIES 1. All utilities to and on the lots and golf course shall be provided underground, including cable television, telephone, electrical, gas and water. All necessary permits shall be obtained for their installation. Cable television shall connect to the nearest trunk line at the developer's expense. K. GEOLOGY 1. Prior to recordation of the Final Map or commencement of work, whichever occurs first, 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 City Engineer. 2. Prior to recordation of the Final Map or prior to commencement of work, whichever occurs, first, a bond, cash deposit, or other City- approved security, shall be posted to cover the costs of grading in an amount to be determined by the City Engineer. L. EASEMENTS 1. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication or other easements until after the Final Map is filed with the County Recorder, unless such easements are subordinated to the proposed grant or dedication. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the Final Map. 2. Prior to the recordation of the Final Map, the developer shall submit design specifications for construction of bike lanes on Palos Verdes Drive South, and pedestrian and bicycle trails within the boundaries of the project site for review and approval by the Director's of Planning, Building and Code Enforcement, Public Works, and Recreation and Parks, as well as the City's Recreation and Parks Committee. Resolution No. 94 -72 Exhibit "A" Page 8 of 14 3. All easements are subject to review by the City Engineer to determine the final locations and requirements. 4. As part of the roadway improvements required above by Condition I.3, the developer shall construct to Conceptual Trails Plan standards, a Class II bicycle lane on both the north and south sides of Palos Verdes Drive South, along all the entire length of the tract frontage on Palos Verdes Drive South. The bicycle lanes shall connect with the bicycle lane required along the Palos Verdes Drive frontage of Vesting Tentative Tract Map No. 50667. (Cross reference California Coastal Commission, Special Condition 3.A.1) 5. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide Class I off -road bicycle trail easement through Common Open Space Lots A and J and parallel to Palos Verdes Drive South. Within the required easement, the developer shall construct to Conceptual Trails Plan standards, a Class I off -road bicycle path with a minimum tread width of eight (8) feet and an easy level of difficulty. This trail shall be separated as much as possible from the roadway by a grade change and landscaping. (Cross reference California Coastal Commission, Special Condition 3.A.2) 6. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a six (6) foot wide pedestrian trail easement through Common Open Space Lots A and J and between Palos Verdes Drive South and the bicycle trail described above in Condition L.5. Within the required easement, the developer shall construct to Conceptual Trails standards, a soft- footed pedestrian path with a minimum tread width of four (4) feet and an easy level of difficulty. This trail shall be separated as much as possible from the roadway by a grade change and landscaping. (Cross reference California Coastal Commission, Special Condition 3.A.3) 7. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide off -road bicycle trail easement beginning at the tract boundary, south of the intersection of Paseo Del Mar and Street "B" and the golf course maintenance facility, running east through Common Open Space Lot B and Golf Course Lot No. 38 to the terminus of Street "A" (Paseo Del Mar extension) and then running south through Common Open Space Lot D to the Portuguese Overlook. Within the required easement, the developer shall construct to Conceptual Trails Plan standards, an off -road bicycle path with a minimum tread width of eight (8) feet and an easy to intermediate level of difficulty. A barrier to prevent the use of the trail by motorized vehicles shall be erected at its intersection with Palos Verdes Drive South. This trail shall cross Forrestal Canyon via a bridge dedicated for that purpose. This trail shall connect with the bicycle trails required in Condition Nos. L.9 and L.14. (Cross reference California Coastal Commission, Special Condition 3.A.4) 8. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a six (6) foot wide pedestrian trail easement beginning in the northwest corner of the tract at Palos Verdes Drive South, running east through Common Open Space Lot B and Golf Course Lot No. 38 to the terminus of Street "A" (Paseo Del Mar extension) and then running south through Common Open Space Lot D to the Portuguese Overlook. Within the required easement, the developer shall construct to Conceptual Trails Plan standards, a soft - footed pedestrian path with a minimum tread width of four (4) feet and an easy to intermediate level of difficultly. That portion of the trail between the terminus of Street "A" and the Portuguese Bend Overlook shall be handicapped accessible. A handicapped accessible, covered rest stop shall be provided at the Portuguese Bend Overlook. This trail shall cross Forrestal Canyon via a bridge dedicated for that purpose, as required in Resolution No. 94 -72 Exhibit "A" Page 9 of 14 Condition L.7. This trail shall connect with the pedestrian trail required in Condition No. L.15. (Cross reference California Coastal Commission Special Condition 3.A.5) 9. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a fifteen (15) foot wide fire access easement, with pedestrian and bicycle access, within Common Open Space Lots B and C, extending from the end of Street "E ", parallel to the western side of Forrestal Canyon, and terminating at the off -road bicycle and pedestrian trails required in Condition Nos. L.7 and L.8. Within this easement, the developer shall construct to Los Angeles County Fire Department standards, an all - weather fire access road. A break -away barrier, approved by the Fire Department, to prevent the use of the trail by unauthorized motor vehicles, but which allows pedestrian and bicycle traffic to pass through, shall be installed at the entrance to the access easement at the end of Street "E ". In addition, the developer shall dedicate to the City of Rancho Palos Verdes and record on the final map two six (6) foot wide pedestrian trail easements within Common Open Space Lots B and C, which connect the terminus of Streets "D" and "C" to the fire access road described in this condition. Within these two easements, the developer shall construct to Conceptual Trails Plan standards a soft - footed pedestrian path with a minimum tread width of three (3) feet and an easy level of difficulty. (Cross reference California Coastal Commission, Special Condition 3.A.10) 10. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide Class I off -road bicycle trail easement beginning at the southeast intersection of Palos Verdes Drive South and Paseo Del Mar, along the east side on Paseo Del Mar and "A" Street (Paseo Del Mar extension) within Golf Course Lot No. 38 to the terminus of Street "A" at Forrestal Canyon. Within the required easement, the developer shall construct to Conceptual Trails Plan standards, an off -road bicycle path with a minimum tread width of eight (8) feet and an easy level of difficulty. This trail shall be separated as much as possible from the roadway by a grade change and landscaping. This trail shall connect with the bicycle trails described in Condition L.5 and L.14 (Cross reference California Coastal Commission, Special Condition 3.A.8) 11. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, an eight (8) foot wide pedestrian trail easement beginning at the southeast intersection of Palos Verdes Drive South and Paseo Del Mar, along the east side on Paseo Del Mar and "A" Street (Paseo Del Mar extension) within Golf Course Lot No. 38 to the terminus of Street "A" at Forrestal Canyon. Within the required easement, the developer shall construct to Conceptual Trails Plan standards, a soft - footed pedestrian path with a minimum tread width of four feet ( 4 ) feet and an easy level of difficulty. This trail shall be separated as much as possible from the roadway by a grade change and landscaping. This trail shall connect with the trail described in Condition L.6 and L.15. (Cross reference California Coastal Commission, Special Condition 3.A.9) 12. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a four (4) foot wide pedestrian trail easement beginning at the terminus of the pedestrian trail required in Condition L.8 (Portuguese Overlook), through West Bluff Preserve (Lot E) along the upper bluff top to the eastern boundary of Lot E and connecting with the pedestrian trail easement required in Condition L.130 Within this easement, the developer shall construct to Conceptual Trails Plan standards, a soft - footed pedestrian path with a maximum tread width of two (2) foot and an easy to intermediate level of difficultly. (Cross Reference California Coastal Commission, Special Condition 3.A.15) Resolution No. 94 -72 Exhibit "A" Page 10 of 14 13. The developer shall dedicate to the Cityot Rancho Palos Verdes and record on the Final Map, a` four (4) foot wide pedestrian trail easement beginning from the pedestrian trail required in Condition L.8, within Golf Course Lot 38 and, parallel to the eastern boundary of West Bluff Preserve (Lot E), to the bluff top and connecting to the pedestrian trail required in Condition L.12. Within this easement, the developer shall construct to Conceptual Trails Plan standards, a soft - footed pedestrian path with a maximum tread width of two (2) foot and an easy to intermediate level of difficultly. ( Cross reference California Coastal Commission, Special Condition No. 3.A.14) 14. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide off -road bicycle trail easement beginning in the terminus of Street "A" (Paseo Del Mar extension) running through Golf Course Lot No. 38, on the south side of the public parking lot, through the upper portion Half Way Point Park (Lot H) south of the golf course clubhouse and then south along the eastern boundary of Lot H adjacent to Half Way Point Preserve (Lot F). Within the required easement, the developer shall construct to Conceptual Trails Plan standards, an off -road bicycle path with a minimum tread width of eight (8) feet and an easy level of difficulty. This trail shall connect with the off -road bicycle trails required in Conditions L.7, L.91 L.101 L.16 and L.17. 15. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide pedestrian and handicapped accessible trail easement beginning in the terminus of Street "A" (Paseo Del Mar extension) running through Golf Course Lot No. 38, on the south side of the public parking lot, through the upper portion Half Way Point Park (Lot H) south of the golf course clubhouse to the east boundary of Lot H. Within the required easement, the developer shall construct to Conceptual Trails Plan standards, and pedestrian and handicapped accessible path with a minimum tread width of eight (8) feet and an easy level of difficulty. This trail shall connect with the pedestrian trails required in Conditions L.8, L.9, L.11 and L.16, and the pedestrian and handicapped accessible trail required in Condition L.17. 16. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, two, twelve (12) foot wide bicycle and pedestrian and handicapped accessible trail easement beginning at Street "A" (Paseo Del Mar extension) on the east side of the clubhouse, extending south along the east side of Half Way Point Park to the bluff top, then west along the western boundary of the park and then north along the west side of the park and clubhouse to reconnect with Street "A ". This loop trail shall connect with the bicycle and pedestrian trail easements required in Condition No. L.14 and L.15 above. Within this easement, the developer shall construct to Conceptual Trails Plan standards, an off -road bicycle, pedestrian and handicapped accessible path with a maximum tread width of eight (8) feet and an easy level of difficulty. Resolution No. 94 -72 Exhibit "A" Page 11 of 14 17. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide off -road bicycle and pedestrian trail easement beginning at the eastern boundary of Half Way Point Park (Lot H), east along the upper edge of "Slide Scarp C" (north of Golf Hole No. 18 ) to the bluff edge generally in the center of Golf Course Lot No. 38. Within this easement, the developer shall construct to Conceptual Trails Plan standards, an off -road bicycle and pedestrian path with a maximum tread width of eight ( 8 ) feet and an easy level of difficulty. The upper portion of the loop trail (north of Golf Course Hole No. 18) may be used by golf carts and maintenance vehicles. This trail shall connect to the off -road bicycle and pedestrian trails required in Conditions L.14, L.15 and L.18. (Cross reference portions of California Coastal Commission, Special Conditions 3.A.12 and 3.A.13) 18. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a twelve (12) foot wide off -road bicycle and pedestrian trail easement beginning from the eastern boundary of Half Way Point Park (Lot H), along the bluff top through Golf Course Lot No. 38 to the eastern tract boundary at La Rotonda Canyon. Within this easement, the developer shall construct to Conceptual Trails Plan standards, an off -road bicycle and pedestrian path with a maximum tread width of eight (8) feet and an easy to intermediate level of difficulty. This trail shall connect to the off -road bicycle and pedestrian trails along the eastern edge of La Rotonda Canyon located in Vesting Tentative Tract Map No. 50667, via a bridge across La Rotonda Canyon, constructed for that purpose. (Cross California Coastal Commission, Special Condition 3.A.12) 19: The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a four (4) foot wide pedestrian trail easement beginning from the eastern boundary of Half Way Point Park (Lot H), along the bluff top through Golf Course Lot No. 38 to the eastern tract boundary at La Rotonda Canyon. Within this easement, the developer shall construct to Conceptual Trails Plan standards, a soft - footed pedestrian path with a maximum tread width of two (2) feet and an easy to intermediate level of difficulty. This trail shall connect to the bluff top pedestrian trail and the pedestrian trail along the eastern edge of La Rotonda Canyon located in Vesting Tentative Tract No. 50667 via a bridge across La Rotonda Canyon, constructed for that purpose. (Cross Reference California Coastal Commission, Special Condition 3.A.11) 20. The developer shall dedicate to the City of Rancho Palos Verdes and record on the final map a twelve (12) foot wide public pedestrian trail easement beginning at the terminus of the trail required in Condition L.15 on the eastern boundary of Half Way Point Park (Lot H) and proceeding down the bluff face through the upper portion of Half Way Point Preserve (Lot F) and through the Bluff Dedication Area (Lot G) and terminating at the shoreline. Within this easement, the developer shall construct to Conceptual Trails Plan standards, a soft - footed pedestrian path with a minimum tread width of eight (8) feet and an easy to intermediate level of difficulty. ( Cross reference California Coastal Commission, Special Condition 3.A.7) 21. The developer shall be responsible for the construction of all public trails specified in Conditions L.4 through L.20 and shall provide a bond, or other money surety for the construction of such public trails in an amount to be determined by the Director of Public Works. Construction of said trails shall coincide with the rough grading activity within each workable phase and shall be completed upon acceptance of all street improvements by the City. Dedication of the public trails shall occur at the time the Final Map is recorded. Resolution No. 94 -72 Exhibit "A" Page 12 of 14 22. The developer shall dedicate. to the City of Rancho Palos Verdes and record on the final map a lateral public access easement for passive recreational use from the twenty -five (25) foot contour line seaward to the tract boundary. M. SURVEY MONUMENTATION 1. Prior to recordation of the Final Map, a bond, cash deposit, or combination thereof, shall be posted to cover costs to establish survey monumentation, in an amount to be determined by the City Engineer. 2. Within twenty -four (24) months from the date of filing the Final Map, the developer shall set remaining required survey monuments and center line tie points and furnish the center line tie notes to the City Engineer. 3. All lot corners shall be referenced with permanent survey markers in accordance with City Municipal Code. N. STREET NAMES AND NUMBERING 1. Any street names and house numbering plans shall be provided to the City by the developer for approval by the City Engineer. O. PARK AND OPEN SPACE DEDICATION AND MAINTENANCE 1. Prior to recordation of the Final Map, the developer shall pay to the City of Rancho Palos Verdes, dedicate land, or a combination thereof to satisfy requirements of the Quimby Act. The land value used to calculate the fee shall be determined through a M.A.I. appraisal prepared and provided to the City within 60 days of City approval of the project. 2. The existing remnant from the World War II facilities located at or near Point "E" as shown on the attached Exhibit "B" Trails map shall be preserved as part of the public open space. A plaque commemorating the facility and describing its uses shall be placed at the location. 3. In order to cover the maintenance costs associated with all public parks and trails located within the tract, the City shall either 1) form a maintenance district consisting of the residential property owners and golf course owner(s) within the tract; or 2) include such areas in a City wide assessment district; or 3) otherwise assume responsibility for the maintenance of such areas. Neither the developer nor any successors in interest, including but not limited to individual purchasers of any individual lot(s), shall object to the formation of any such maintenance district(S) by the City. All fees associated with any such maintenance district(s) shall be calculated by the Director of Public Works and shall be based on a proportionate fair share between the owner(s) of the golf course and owner of each residential property, or as otherwise deemed appropriate by the City based on the type of maintenance district formed and the allocation of benefits. Written notice of this condition shall be provided to purchasers of the golf course and purchasers of any individual lot within the development. This condition shall also be included in the CC & R's for the tract. 4. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map Lots A, E, F, G and H, as public open space. Lot A (West Vista Park) shall be a minimum of 1.5 acres in size. Lot E (West Bluff Preserve) shall be a minimum of 7 acres in size. Lot F (Halfway Point Preserve) shall be a minimum of 3.3 acres in size. Lot G (Coastal Bluff Dedication) shall be a minimum of 24.4 acres in size. Lot H (Halfway Point Park) shall be a minimum of 4.9 acres in size. Resolution No. 94 -72 Exhibit "A" Page 13 of 14 5. The developer shall dedicate to the City of Rancho Palos Verdes and record on the Final Map, a Bluff Top Wildlife Corridor (between the West Bluff Preserve and Half Way Point Park) with a minimum area of 1.0 acre and a Bluff Top Public Access Corridor (between Half Way Point Park and the eastern tract boundary) with a minimum area of 8.9 acres, as public open space. The final configuration of the two Access Corridors shall be determined prior to issuance of grading permits or prior to recordation of the Final Map, whichever occurs first. P. RELATED APPLICATIONS 1. The approval is conditioned upon compliance with all conditions of approval for Tentative Parcel Map No. 20970, Conditional Use Permit No. 162 and Grading Application No. 1541, which are incorporated herein by reference and are hereby made a part of this approval. 2. This approval is conditioned upon compliance with all mitigation measures contained in Environmental Impact Report No. 36 and the Mitigation Monitoring Program, which are incorporated herein by reference and are hereby made a part of this approval. Q. COASTAL ZONE RESTRICTION 1. The Final Map shall clearly delineate and label the "Coastal Setback Zone line as established in the City's Coastal Specific Plan. A note shall be placed on the map stating that no permanent structures shall be allowed closer than twenty -five (25) feet to the Coastal Setback Zone. This area shall be designated on the final map as a "Building /Grading Restriction" area. All residential lots shown on the Final Map shall provide for a minimum buildable area of 3,000 square feet of contiguous area, exclusive of required setbacks and any portions of the lot located seaward of the Building Grading Restriction Line, or they shall be eliminated from the Final Map. R. MITIGATION MONITORING PROGRAM 1. All costs associated with implementation of the Mitigation Monitoring Program shall be the responsibility of the developer. CO /OT3 : CC6COND .OT3 Resolution No. 94 -72 Exhibit "A" Page 14 of 14