CC RES 1994-073RESOLUTION NO. 94 -73
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES APPROVING REVISIONS TO VESTING TENTATIVE
TRACT MAP NO. 50667 FOR A RESIDENTIAL PLANNED
DEVELOPMENT WITH THIRTY -SIX (36) SINGLE FAMILY LOTS, A
PUBLIC GOLF COURSE, AND PUBLIC OPEN SPACE LOCATED ON A
107.5 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, 19921 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, 19941 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 -73
Page 2 of 7
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 -six (36) 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, the natural drainage course and in certain portions north of
Paseo del Mar with extreme slopes (greater than 35% in steepness), (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 36 residential units on approximately 37.6 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 -six (36) 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 36 -Lot Revised Site Plan does not contemplate
construction of any structures on land with slopes in excess of 35 %, or on
land currently zoned Open Space Hazard.
The majority of the subject property is zoned RS -1 (Residential Planned
Development) with the bluff face and the natural drainage course and certain
areas north of Paseo del Mar being zoned as Open Space Hazard (OH). In
compliance 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 -73
Page 3 of 7
The RS -1 (RPD) zone requires a conditional use permit for any type of
development (S 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 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 off of Palos Verdes Drive South as provided in
related 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 further
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. 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.
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 July 1994) submitted by the
applicants is consistent with the Coastal Specific Plan requirements relating
to trails.
Resolution No. 94 -73
Page 4 of 7
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, or the related improvements will not cause
substantial environmental damage or substantially and unavoidably 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 of Environmental Impact Report
No. 36.
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, and Addendum Nos. 1, 2 and 3 to EIR No. 36 are required to base
environmental findings on "worst case" basis. As a result, the Final EIR and
Addendum No. 1 EIR 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 EIR 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. 50667, as conditioned,
in terms of design and density.
Resolution No. 94 -73
Page 5 of 7
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 help 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.
Based on the information, analysis 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.
Resolution No. 94 -73
Page 6 of 7
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.
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. 50667, 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.
i
ATTEST:
ciT CLERX
STPJTE 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 -73 was duly and regularly passed and adopted
by the said City Council at a regular meeting held on September 6, 1994.
Jo Pu ell, City Clerk
City Rancho Palos Verdes
CP /OT3:CCVTM667.OT3
Resolution No. 94 -73
Page 7 of 7
EXHIBIT "A"
VESTING TENTATIVE TRACT MAP NO. 50667
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
herein by reference.
5. Pursuant to Development Code Section 17.67.090, this approval expires
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 t_o the developer to provide affordable housing, the four (4)
affordable dwelling units to be provided on -site, pursuant to Condition
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, should 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 -73
Exhibit "A'"
Page 2 of 13
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
1. 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 -73
Exhibit "A"
Page 3 of 13
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 -73
Exhibit "A"
Page 4 of 13
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 by 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
successor in interest, including but not limited to individual
purchasers of any lot within the tract, 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 a 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. I*
Resolution No. 94 -73
Exhibit "A"
Page 5 of 13
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. "A" and "D" Streets shall be a minimum of thirty four (34) feet in
width, measured from flow line to flow line. Parkway widths shall
be a minimum of four (4) feet on the northerly side of the street
and eight (8) feet on the southerly side of the street. The total
right -of -way width shall be forty six (46) feet. The final map
shall reflect these standards.
b. "8" and "C" Streets shall be a minimum of forty (40) feet in
width, measured f rom f low line to f low line. Parkway widths shall
be a minimum of eight (8) feet on each side. The total right -of-
way width shall be fifty six ( 5 6 ) feet. The final map shall
reflect these standards.
C. A public off - street parking area shall be provided on the
southerly side of Palos Verdes Drive South and west of "A" Street.
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. Parking and access to this area shall be prohibited
after dusk.
d. A public parking area shall be provided at the terminus of La
Rotonda Drive, on the western side of the cul -de -sac. Said
parking area shall contain a minimum of fifty (50) parking spaces
and five (5) spaces shall be reserved for handicapped use.
Construction of the parking area may be phased, with twenty five
(25) spaces and a public rest room facility constructed
immediately following the rough grading operations for the golf
course and the remaining twenty five (25) spaces (if deemed
necessary, based on public patronage of the first phase parking
area, by the Director of Public Works and the Executive Director
of the Coastal Commission) constructed prior to the completion of
the finished grading for the residential lots. The design of the
parking area, the public rest room facility 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.
e. An area for public use as an off - street bicycle rest stop shall be
provided in the public right -of -way along the north side of Palos
Verdes Drive South between Palos Verdes Drive East and Seacliff
Drive, which is located outside the Coastal Zone. No vehicular
parking shall be permitted at this rest stop. The design of the
area shall be implemented in conformance with proposals by the
Seacliff Hills Homeowner's Association as part of the public
amenities plan for the tract. The final design of this area is
subject to the review and approval by either the City Council or
by the Planning Commission as part of the public amenities plan
required by Condition G.1 of Resolution No. 94 -74 and Condition
0.1 of Resolution No. 94 -75.
f. 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 -73
Exhibit "A"
Page 6 of 13
g. Handicapped access ramps which conform to all standards and
specifications 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.
h. Cul -de -sacs, including La Rotonda Drive, shall be designed to the
specifications of the Director of Public Works.
i. Street and traffic signs shall be placed at all intersections
and /or corners as specified by the Director of Public Works,
conform to City Standards, and shall be shown on a signage and
striping plan to shall be attached to the street plans.
j. Sidewalks, where required, shall be concrete, a minimum of four
(4 ) feet wide, located four ( 4 ) feet behind the flow line.
k. All proposed streets shall be designed in substantially the same
alignment as shown on Vesting Tentative Tract Map No. 50667,
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 traffics
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 -73
Exhibit "A"
Page 7 of 13
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 La
Rotonda Drive. A note to this effect shall be placed on the Final Map.
8. Prior to recordation of any final 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 Rotonda Drive.
9. Access to Lots 22, 23 and 33 through 36, as shown on Vesting Tentative
Tract Map 50667, shall be via a private driveway, with a maximum width
of twenty four ( 2 4) feet.
10. Prior to recordation of the final map, 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.
3. All easements are subject to review by the City Engineer to determine
the final locations and requirements.
Resolution No. 94 -73
Exhibit "A"
Page 8 of 13
4. As part of the roadway improvement required by Condition 1.3, the
developer shall construct to Conceptual Trails Plan standards, a Class
II bicycle land on both the north and south side of Palos Verdes Drive
South. These bicycle lanes shall connect with the bicycle lanes
required along the Palos Verdes Drive frontage of Vesting Tentative
Tract Map No. 50666. (Cross reference California Coastal Commission,
Special Condition 3.B.1)
5 The developer shall construct to Conceptual Trails Plan standards, a
Class II bicycle lane on both sides of La Rotonda Drive, from Palos
Verdes Drive South to the terminus of the cul -de -sac. These bicycle
lanes shall connect with the Class II bicycle lanes on Palos Verdes
Drive South required above in Condition L.4. (Cross reference
California Coastal Commission, Special Condition 3.B.2)
6. The developer shall dedicate to the City of Rancho Palos Verdes and
record on the Final Map, a twelve (12) foot wide public Class I off -road
bicycle trail through Common Open Space Lots A, B and D and Golf Course
Lot No. 38, parallel to Palos Verdes Drive South. Within this trail
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.
(Cross reference California Coastal Commission, Special Condition 3.B.3)
7. 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, B and D and Golf Course Lot No. 38,
between Palos Verdes Drive South and the bicycle trail described above
in Condition L.5. Within the trail 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 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.B.4)
8. 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 of Paseo Del
Mar to the tract boundary and south of the golf course maintenance
facility, within Common Open Space Lot D and Golf Course Lot Nos. 37 and
38. Within this 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 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 off -road bicycle path
required along the east side of Paseo Del Mar in Vesting Tentative Tract
Map No. 50666,
9. 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 of Paseo Del Mar to the
tract boundary and south of the golf course maintenance facility, within
Common Open Space Lot D and Golf Course Lot Nos. 37 and 38. Within this
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 pedestrian trail required along the
east side of Paseo Del Mar in Vesting Tentative Tract Map No. 50666,
Resolution No. 94 -73
Exhibit "A"
Page 9 of 13
10. 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 on the east side of the vehicular turn out on Palos Verdes
Drive South required in Condition I.2.c, running east through Golf
Course Lot No. 38 to the west fork of La Rotonda Canyon and then south
through Common Open Space Lot C along the east side of the west fork of
La Rotonda Canyon to the terminus of La Rotonda Drive. Within this
easement, the developer shall construct to Conceptual Trails Plan
standards, a soft - footed pedestrian trail with a minimum tread width of
two (2) feet and an intermediate to challenging level of difficulty.
This trail shall connect to the pedestrian trails required in Conditions
L.6 and L.11. (Cross reference California Coastal Commission, Special
Condition 3.B.5)
11. The developer shall dedicate to the City of Rancho Palos Verdes and
record on the Final Map, a twelve (12) foot wide public Class I off -road
bicycle trail, beginning at the terminus of La Rotonda Drive, then south
through Golf Course Lot No. 39 parallel to La Rotonda Canyon to the
bridge connecting to the bluff top off -road bicycle trail required in
Vesting Tentative Tract Map No. 50666. Within this trail 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.
12. 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 at the terminus of La Rotonda Drive, then south through Golf
Course Lot No. 39 parallel to La Rotonda Canyon to the bridge connecting
to the bluff top pedestrian trail required in Vesting Tentative Tract
Map No. 50666. Within the trail 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 level of difficulty.
13. 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 on the east side of the La Rotonda Canyon bridge, then along
the bluff top through Golf Course Lot No. 38 and then northeast through
portions of Lot G (East Bluff Preserve) and Common Open Space Lot H to
the terminus of Street "C ". 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
challenging level of difficulty. A barrier to prevent the use of the
trail by bicycles and motorized vehicles shall be erected at the
entrances to the trail at La Rotonda Canyon and the terminus of Street
"C ". Signs identifying the trail as crossing through a sensitive
habitat area and prohibiting use of the trail by bicycles and motorized
vehicles shall be placed on or near each barrier. This trail shall
connect to the bluff top pedestrian trail located in Vesting Tentative
Tract Map No. 50666 and the pedestrian trail along the east side of La
Rotonda Canyon required above in Condition L.11. (Cross reference
California Coastal Commission, Special Condition 3.B.8)
14. 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
connecting the bluff top pedestrian trail required above in Condition
L.13, through Lot G (East Bluff Preserve) to the two existing trails in
Los Angeles County Shoreline Park. 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 challenging level of difficulty. ( Cross reference California Coastal
Commission, Special Condition 3.B.11)
Resolution No. 94 -73
Exhibit "A"
Page 10 of 13
15. 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 on Palos Verdes Drive South in the extreme northeast corner of
the tract, extending south through Lot H (East Bluff Preserve) adjacent
to the rear property lines of residential Lot Nos. 1 through 5 and then
east to connect with Street "D" between Lot Nos. 5 and 6. 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 challenging level of difficulty. A barrier
to prevent the use of the trail by bicycles and motorized vehicles shall
be erected at both entrances to the trail on Palos Verdes Drive South
and Street "D ". Signs identifying the trail as crossing through a
sensitive habitat area and prohibiting use of the trail by bicycles and
motorized vehicles shall be placed on or near each barrier.
16. 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
along the south side of La Rotonda Drive from Palos Verdes Drive South
to the terminus of La Rotonda Drive. Within this trail 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 level of difficulty.
17. The developer shall be responsible for the construction of all public
trails specified in Conditions L.4 through L.15 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.
18. 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.
0. 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.
Resolution No. 94 -73
Exhibit "A"
Page 11 of 13
2. 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.
30' The developer shall dedicate to the City of Rancho Palos Verdes and
record on the Final Map Lots D. G, I and the La Rotonda parking lot as
public open space. Lot D (East Vista Park) shall be a minimum of 1.2
acres in size. Lot G (East Bluff Preserve) shall be a minimum of 7.7
acres in size. Lot I (Coastal Bluff Dedication) shall be a minimum of
10.1 acres in size. The La Rotonda parking lot shall be a minimum of
1.0 acres in size.
4. The developer shall dedicate to the City of Rancho Palos Verdes and
record on the Final Map, a Bluff Top Public Access Corridor with a
minimum area of 5.4 acres, as public open space. The final
configuration of the Access Corridor 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. 23004, 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
11 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 map as "Building Grading
Restriction" area. All lots shown of 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.
Resolution No. 94 -73
Exhibit "A"
Page 12 of 13
2. Condition A.2 shall be revised to read as follows: "The City's fees for
processing a Final Map shall be paid within six (6) months of approval
of the Vesting Tentative Tract Map and Tentative Parcel Map by the last
responsible public agency."
3. Condition E.1 shall be revised to read as follows: "Prior to the
issuance of grading permits or prior to final of any map, whichever
occurs first, the developer shall submit a . . ."
CP /OT3:CC7COND.OT3
Resolution No. 94 -73
Exhibit "A"
Page 13 of 13