CC RES 1992-118RESOLUTION NO. 92 -118
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DENYING THE APPEALS, THEREBY UPHOLDING THE PLANNING
COMMISSION'S APPROVAL OF REVISIONS TO CONDITIONAL USE PERMIT NO.
1621 COASTAL PERMIT NO. 103, AND GRADING PERMIT NO. 1541 FOR A
RESIDENTIAL PLANNED DEVELOPMENT AND PUBLIC OPEN SPACE IN
ASSOCIATION WITH VESTING TENTATIVE TRACT MAP NOS. 50666 AND 50667
AND TENTATIVE PARCEL MAP NOS. 20970 AND 23004 IN COASTAL
SUBREGIONS 7 AND 81 WHICH IS 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 Nos. 92 -54, 92 -55, 92 -56, and 92 -57 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 golf course with clubhouse, and public open space on 258 acres in Coastal
Subregions 7 and 8; and
WHEREAS, within the ten (10) day appeal period, the approval of Coastal
Permit No. 103 was appealed to the California Coastal Commission by four (4)
local residents and by two (2) members of the Coastal Commission; and
WHEREAS, on August 12, 1992, after finding substantial issue with the
project as approved by the City Council, the California Coastal Commission
denied Coastal Permit No. 103, directed the landowner 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 October 9, 1992 the applicants, Palos Verdes Land Holdings
and the Zuckerman Building Company submitted revised applications and a Draft
Addendum to Environmental Impact Report No. 36 to the City which were deemed
complete on October 19, 1992. The revised applications include additional
public open space and a revised title report for the property which indicates
the actual total project area to be 261.4 acres; and
WHEREAS, after notice issued pursuant to the provisions of the City's
Development Code, the Planning Commission held a public hearing on the
revisions to the project applications and reviewed the Draft Addendum to EIR
No. 36 on November 5, 1992, at which time all interested parties were given an
opportunity to be heard and present evidence; and
WHEREAS, a Draft Addendum to Environmental Impact Report No. 36 was
prepared in compliance with the requirements of the California Environmental
Quality Act and the Planning Commission considered the information, conclusion
and mitigation measures contained in said document prior to taking action on
the revised project. After considering the information contained in the Draft
Addendum to Environmental Impact Report No. 36, the Planning Commission
adopted P.C. Resolution No. 92 -68, recommending approval of the document to
the City Council; and
WHEREAS, the Planning Commission adopted P.C. Resolution No. 92 -69
recommending approval of revisions to Vesting Tentative Tract Map Nos. 50666
and 50667 to the City Council, re- approving Tentative Parcel Map Nos. 20970
and 23004, and approving revisions to Conditional Use Permit Nos. 162 and 163,
Coastal Permit No. 103, and Grading Permit No. 1541 with conditions; and
WHEREAS, on November 6, 1992 and November 18, 1992, respectively, less
than 15 days from the Planning Commission's action, the applicants, Palos
Verdes Land Holdings Company and the Zuckerman Building Company, and Frank
Angel representing the Sierra Club, California Native Plant Society, Coastal
Conservation Coalition, Save Our Coastline 2000, and Andrew H. Sargent, each
submitted an appeal of the Planning Commission's decision to the City Council;
and
WHEREAS, after notice issued pursuant to the provisions of the City's
Development Code, the City Council of the City of Rancho Palos Verdes held a
public hearing on December 7, 1992 to review the consider the Draft Addendum
to Environmental Impact Report No. 36, the revisions to the project
applications, and the appeals, at which time all interested parties were given
an opportunity to be heard and present evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: Based on the review of the Draft Addendum to Environmental
Impact Report No. 36 prepared in association with the revised project as
conditioned, the project mitigates or reduces to the extent feasible
significant adverse effects to adjacent properties or the permitted uses
thereof. The City Council finds that social, recreational, and other benefits
of the project outweigh any unavoidable adverse environmental impacts that may
occur and that due to overriding benefits and considerations, that any
unavoidable adverse environmental impacts of the project are acceptable.
Resolution No. 92 -115 including the detailed statement of overriding
considerations, is hereby made a part of this resolution, by reference,
pursuant to the California Environmental Quality Act.
Section 2: Pursuant to Sections 17.06.030 and 17.56.060 of the
Development Code, the City Council, in approving the revisions to the
conditional use permit to implement the Residential Planned Development, finds
as follows:
A. That the proposed uses are consistent with the General Plan
and its objectives. 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 shows 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.
With 83 residential units on approximately 87.9 acres, the density
is below one dwelling unit per acre and, therefore, consistent with the
General Plan.
Further, the Council finds that the project complies with the
criteria set forth in the General Plan for the Natural, Socio /Cultural
and Urban Overlay Control Districts on the site. As conditioned, the
project preserves natural drainage courses and significant geologic,
biologic and hydrologic features in compliance with the Natural Overlay
Control District, protects areas that have significant historical,
archeological or cultural importance in compliance with the
Socio /Cultural District and preserves, protects and enhances public
views and vistas in compliance with the Urban Overlay Control District.
Resolution No. 92 -118
Page 2 of 6
B. That the proposed uses are consistent with the Coastal
Specific Plan and its objectives and requirements. 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, in the natural drainage courses and certain areas north of Paseo
del Mar with slopes in excess of 35 percent, (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 83 residential
units on approximately 87.9 acres, the density is below one dwelling
unit per acre and, therefore, consistent with the Coastal Specific Plan.
In support of its finding regarding consistency with the Coastal
Specific Plan, the Council makes the following findings with respect to
certain policies of the Coastal Specific Plan:
(1) That the provision of a 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 a long bluff road cul de
sac taking access off of Paseo del Mar and the vacation of the
central portion of Paseo del Mar. There are no homes located
seaward of this bluff road. The Council finds that this bluff
road taking access off of Paseo del Mar partially satisfies the
intent of Coastal Specific Plan Subregion 7 Policy No. 19, which
requires a bluff road, where feasible, in the area between the
Portuguese Bend Club and La Rotonda Drive, and 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 No. 19 is
further satisfied by the provision of an 8.4 acre East /West Bluff
Top Corridor with a minimum width of twenty -five (25) feet and an
average width of seventy -five (75) feet located along the bluff
top between Half Way Point 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 project site. The City Council finds that
the average width of the Bluff Top Corridor is similar in area to
any coastal bluff road which would otherwise be constructed, if
geologically feasible, pursuant to Policy No. 19 of the Coastal
Specific Plan.
(2) That the trails plan as shown in the Public Amenities /Coastal
Access Program submitted by the applicant and approved by the
Trails Committee is consistent with the Coastal Specific Plan
requirements relating to trails.
Resolution No. 92 -118
Page 3 of 6
(3) That the residential development and related improvements are
consistent with the Coastal Specific Plan policy that limits
coverage (excluding streets) to a maximum of 25 percent of the
buildable area.
(4) That the golf course and related uses are consistent with the
Coastal Specific Plan policy that requires the area seaward of
corridor improvements to be improved and either dedicated or
permanently maintained for public use. :Section 17.06.040.0.8 of
the Development Code implements this policy and requires that this
area be improved and either dedicated or permanently maintained
through deed restriction for public use. Section 17.06.040.0.6 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 public
paths, trails, parking and recreational areas will be improved by
the applicants and offered to the City for dedication and the golf
course area will be improved by the applicants and permanently
maintained through deed restriction for public use. The 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 corridor improvements.
C. That the proposed residential use is specifically permitted
and the proposed residential density is consistent with the Residential
Single Family, One Unit Per Acre (RS -1) zoning designation and the
requirements of a Residential Planned Development (RPD) special
district, as shown on the City's Official Zoning Map.
The project provides a minimum of thirty percent of the
Residential Planned Development as common open space, which open space
is sited in a manner that is accessible to viewing by the general public
from public roads and walkways and preserves views to the coast.
D. That given the adjacent land uses and the project's location
and design, as modified herein, and conditions imposed through this
permit, the 261.4 acre site is adequate in size and configuration to
accommodate the proposed uses including a Residential Planned
Development and golf course, and that the Residential Planned
Development complies, or is conditioned to be consistent with, the
Development Standards contained in Development Code Section 17.06.040.
E. That given the adjacent land uses and the project's location
and design, as modified herein, and the conditions imposed by
Conditional Use Permit No. 163, as revised and attached hereto and
incorporated herein by reference, the site is adequate in lot size and
configuration to accommodate the golf course, clubhouse and related
facilities.
F. That the site is served by Palos Verdes Drive South which is
an improved street designed to carry the type and quantity of traffic
that would be generated by the proposed project.
Resolution No. 92 -118
Page 4 of 6
G. That, given the site location, project design, and
conditions imposed through this permit and attached hereto as Exhibit
"A", including setbacks, heights, lighting, landscaping, fencing and
other conditions, the proposed use will not significantly adversely
affect the peace, health, safety, or general welfare of the area, nor
will it be materially detrimental to property values, jeopardize,
endanger, or otherwise constitute a menace to the public health, safety,
and welfare of persons in the surrounding area.
H. That the proposed project, as conditioned, mitigates or
reduces significant adverse effects to adjacent properties or the
permitted uses thereof. The City Council finds that the social,
recreational, and other benefits of the project outweigh any unavoidable
adverse environmental impacts that may occur. The project implements
the RS -1 /RPD designation of the site as shown in the Official Zoning
Map, General Plan, and Coastal Specific Plan, while preserving a minimum
of thirty (30) percent of each tract as common open space, exclusive of
the golf course uses, with public parking, trails, and vista points that
will provide public recreational opportunities and preserve public
vistas and habitat areas. Due to overriding benefits and
considerations, the City Council finds that any unavoidable adverse
environmental impacts of the project are acceptable. Resolution No.
92 -115, including the detailed statement of overriding considerations
and mitigation monitoring program, is made a part of this resolution, by
reference, pursuant to the California Environmental Quality Act.
Section 3: Pursuant to Section 17.67.060 of the Development Code, the
City Council, in approving the revised coastal permit, finds as follows:
A. That the subject use is in conformance with the Coastal
Specific Plan, which designates the site as appropriate for Residential,
floating Retail Commercial, Recreational Parking uses, visitor - serving
uses, subject to a conditional use permit, and that the proposed
project, as conditioned, preserves the view corridors identified in the
visual corridors section of the Coastal Specific Plan.
B. That the proposed project, which is located between the sea
and the first public road, is in conformance with applicable public
access and recreational policies of the Coastal Act and Coastal Specific
Plan, in that the proposed project will provide public parking, open
space, vista points, public parks, a Bluff Top Corridor with trails and
public access to the coastline, and a public golf course.
Section 4: Pursuant to Section 17.50.070 of the Development Code, the
City Council, in approving the revised grading permit, finds as follows:
A. That the grading associated with the project is not
excessive beyond that necessary for the permitted primary use of the
property since the grading has been limited to that necessary to (i)
creating the residential lots in such a fashion that development of
homes on the lots will not adversely impact public and private views,
(ii) constructing a links golf course in which preservation of natural
open space is maximized and (iii) making improvements to Palos Verdes
Drive South which are necessary for safety reasons. In addition,
grading will be balanced on the site with no export of excavated
material.
Resolution No. 92 -118
Page 5 of 6
B. That the grading_ and /or construction does not significantly
adversely effect the visual relationships with, nor the views from
neighboring sites, since the 18- hole golf course is designed to conform
with existing topography, to the fullest extent possible, and the
grading for the residential lots will lower pad elevations to preserve
views from adjacent properties and visual corridors identified in the
Coastal Specific Plan when viewed from Palos Verdes Drive South and
adjacent properties.
C. That the nature of the grading minimizes disturbance to the
natural contours, and finished contours are reasonably natural, since
the majority of the project site will conform with the existing gently
sloping topography, with a significant portion remaining as undeveloped
open space.
Section 5: All mitigation measures required in Environmental Impact
Report No. 36, the Supplement to EIR No. 36, and the Draft Addendum to EIR No.
36 are hereby incorporated by reference into the conditions of approval for
the revisions to the conditional use permit, coastal permit, and grading
permit.
Section 6: For the forgoing 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 denies the appeal
thereby approving revisions to Conditional Use Permit No. 162, Coastal Permit
No. 103, and Grading Permit No. 1541, subject to the conditions attached in
Exhibit "A" which are necessary to protect the public health, safety and
general welfare, and subject to the re-approval of Tentative Parcel Map Nos.
23004/29070, the approval of Vesting Tentative Tract Map Nos. 50666/50667, and
approval of the Addendum to Environmental Impact Report No. 36.
PASSED, APPROVED and ADOPTED on this 7th day of December, 1992,
MAYOR
ATTEST:
CI CLERK
ST TE 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. 92 -118 was duly and regularly passed and adopted
by the said City Council at a regular meeting held on December 7, 19920
Jo cell, City Clerk
Cit of Rancho Palos Verdes
AARECUP162.0T
Resolution No. 92 -118
Page 6 of 6
"EXHIBIT A"
CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT
REVISIONS TO:
CONDITIONAL USE PERMIT NO. 162
COASTAL PERMIT NO. 103 AND GRADING PERMIT NO, 1541
VESTING TENTATIVE TRACT MAP NO3. 50666/50667
TENTATIVE PARCEL MAP NOS. 20970/23004
I. GENERAL CONDITIONS
A. DEVELOPER AGREEMENT
1. Within thirty (30) days of approval of the Conditional Use
Permits, Coastal Permit and Grading Permit, the developer 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. Approval of the Conditional Use Permits, Coastal Permit and
Grading Permit is subject to the approval of Vesting Tentative
Tract Map Nos. 50666 and 50667 and Tentative Parcel Map Nos. 20970
and 23004.
3. The developer shall participate in a proportionate share of any
City Housing Element program that is in place at the time that the
finished tract grading is certified. The determination of the
developer's fair share shall be determined by the appropriate
individual or entity, in accordance with such housing programs and
with appropriate appeal rights. This requirement is separate and
distinct from a similar requirement contained in the conditions of
approval for Conditional Use Permit No. 163.
4. The developer shall participate in, and pay any fees required by,
the City's Public Art Program. Any proposal for participation
shall be submitted to the City prior to the issuance of grading
permits.
5. In compliance with Fish and Game Code Section 711.4, the developer
shall submit to the City a cashier's check payable to the Los
Angeles County Clerk in the amount of $850.00 for a filing fee and
a cashier's check in the amount of $25.00 for a documentary
handling fee within 48 hours of City approval of these permits.
The developer shall also pay any fine imposed by the Department of
Fish and Game, if required.
6. 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.
B. CONSTRUCTION PLAN
1. Prior to the issuance of grading permits, a construction plan
shall be submitted to the Director of Environmental Services for
review and approval. Said plan shall include, but not be limited
to a phasing plan, limits of grading, estimated length of time for
rough grading and construction of improvements, location of
construction trailers, construction signs and equipment storage
areas and the location and type of temporary utilities.
2. The use of a rock crusher on the site is prohibited.
3 . The hours of operation for grading and construction activities
shall be limited from Monday to Friday, 7:00 a.m. to 7:00 p.m. and
Saturday, 7:00 a.m. to 5:00 p.m. No on -site maintenance of
equipment or vehicles shall be permitted before or after the hours
indicated. No truck queuing shall occur before 7:00 a.m.
4. Flagmen shall be used during all construction activities as
required by the Director of Public Works.
5. Prior to the issuance of grading permits and /or building permits,
a program to control and prevent dust and windblown earth problems
shall be submitted to the Director of Environmental Services for
review and approval. Methods may include, but shall not be
limited to, on -site watering and vegetative planting.
6. Noncompliance with the above construction and /or grading
restrictions shall be grounds for the City to stop work
immediately on the property.
C. COMPLETION PER APPROVED PLANS
1. The developer shall designate appropriate workable phases
(portions of the development to include adjoining clusters of
lots, their streets of access, finish grading phases, supporting
off -site improvements and on -site drainage and utility
improvements) that shall be approved by the Director of
Environmental Services and the Director of Public Works.
2. Any workable phase not under construction which has been scarified
through grading operations shall be irrigated and landscaped.
Temporary irrigation lines may be approved by the Director of
Environmental Services.
3. Prior to the issuance of grading permits, the developer shall post
a bond, cash deposit, or other City- approved security to guarantee
substantial vegetative cover and maintenance of all finish graded
lots which have not been sold for development.
4. No building permits shall be issued prior to finish grading within
the workable phase of the site in which each lot is located and
until the Director of Environmental Services has determined that
all drainage facilities and common area and off -site improvements
in the workable phase of the site and necessary for development of
the phase in the approved construction plan and as depicted in the
approved construction plan in which the lots or structures are
located are completed, to the extent that the lots or structures
are accessible and able to support development.
5. All lots within each approved workable phase of the tract shall be
graded concurrently.
D. GRADING
1. Prior to recordation of each Final Map or prior to issuance of
grading permits, whichever occurs first, the project geologist
will review and approve the final grading plans and specifications
by manual signature.
Resolution No. 92 -118
Exhibit "A"
Page 2 of 15
2. Prior to issuance of grading permits or recordation of each Final
Tract Map, whichever occurs first, a final grading plan shall be
approved by the City Engineer and City Geologist. This grading
plan shall be based on a detailed engineering, geology and /or
soils engineering reports) and shall specifically be approved by
the geologist and /or soils engineer and comply with all
recommendations submitted by them. It shall also be consistent
with the tentative tract map and conditions as approved by the
City.
30 All geologic hazards associated with this proposed development
shall be eliminated or the City Geologist shall designate a
Restricted Use Area on each Final Map, in which the erection of
buildings or other structures shall be prohibited.
4. Prior to issuance of grading permits, a bond, cash deposit, or
combination thereof, shall be posted to cover costs for any
geologic hazard abatement in an amount to be determined by the
City Engineer.
5. A note shall be placed on the approved grading plan that requires
the Director of Environmental Services' approval of rough grading
prior to final clearance. The Director (or a designated staff
member) shall inspect the graded sites for accuracy of pad
elevations, created slope gradients, and pad size. The developer
or its designee shall provide certification for all grading
related matters.
6. All of the recommendations made by the City Engineer and the City
Geologist during their on -going review of the project shall be
incorporated into the approved grading plans.
7. All of the recommendations of the project geologist, except as
modified by the City Geologist, will be incorporated into the
design and construction of the project.
8. Prior to issuance of a building permit, an independent Geology
and /or Soils Engineer's report on the expansive properties of
soils on all building sites shall be submitted to and approved by
the City Geologist in conformance with accepted City practice.
Such soils are defined by Building Code Section 2904(b).
90 Prior to issuance of a building permit, an as- graded soils and
geologic report(s), complete with geologic map shall be submitted
for review and approval by the City Geologist in conformance with
accepted City practice.
100 Prior to issuance of a building permit, an as -built geological
report(s) for structures founded on bed rock and an as -built soils
and compaction report for structures founded on fill and all
engineered fill areas shall be submitted for review and approval
by the City Geologist in conformance with accepted City practice.
110 All grading shall be monitored by a licensed engineering geologist
and /or soils engineer in accordance with applicable provisions of
the Municipal Code and the recommendations of the City Engineer.
12. All grading shall be balanced on -site. However, should earth,
rock or other material be required to be hauled from the project
site, a revision to the grading permit, pursuant to requirements
of the Development Code, shall be obtained.
Resolution No. 92 -118
Exhibit "A"
Page 3 of 15
13. All grading shall conform to Chapter 29, "Excavations,
Foundations, and Retaining Walls," and Chapter 70, "Excavation and
Grading" of the Uniform Building Code.
14. Unless otherwise provided in these conditions of approval or
permitted by the Director of Environmental Services, the project
shall comply with all appropriate provisions of the City's grading
ordinance (Chapter 17.50 Grading).
15. All grading activity on the site shall occur in accordance with
all applicable City safety standards.
16. No created slopes within the tract shall exceed 2:1, unless
approved by the Director of Environmental Services.
17. All graded slopes shall be properly planted and maintained.
Plants shall be selected that are drought tolerant, capable of
developing deep root systems and shall generally consist of low
ground cover to impede water flow on the surface. Watering for
establishment of said plant material shall be done in cycles that
will promote deep rooting. Watering shall be diminished or
stopped just prior to and during the rainy season or upon
establishment of the plant material, whichever occurs first. To
provide greater slope protection against scour and erosion, all
graded slopes shall be covered with a jute mat to provide
protection while the ground cover is being established. If
appropriate, the Director of Environmental Services may approve an
alternative material or method to control erosion.
18. Where feasible, and subject to the review and approval of the
Director of Environmental Services all graded slopes shall be
"landform "graded so as to closely reflect naturally occurring
topographic contours. Slope gradients shall be natural and no
abrupt changes between natural and graded slopes shall be
permitted.
19. All natural and created slopes greater than 3:1 shall be
designated as Restricted Use Areas on the Final map.
20. All proposed retaining walls to be constructed shall be subject to
review by the Director of Environmental Services with subsequent
review by the Planning Commission, if required, for review and
approval pursuant to Section 17.50 of the Rancho Palos Verdes
Development Code,
21. Foundations and floor slabs cast on expansive soils shall be
designed in accordance with Los Angeles County Code Section
2907 -i.
22. Prior to issuance of grading permits and or recordation of the
final map, whichever occurs first, written approval must be
obtained from the owners of adjacent properties within the City
where off -site grading for trails is proposed or may result.
23. Areas of the site that are not to. be disturbed during grading or
construction or that are to be protected in accordance with the
mitigation monitoring program established in Environmental Impact
Report No. 36 shall be fenced during construction, subject to the
review and approval of the Director of Environmental Services-,
Resolution No. 92 -118
Exhibit "A"
Page 4 of 15
E. LANDSCAPING
1. Prior to issuance of grading permits, the developer shall submit a
final landscape and irrigation plan to the Director of
Environmental Services for review and approval of all common open
space areas within the boundaries of the Vesting Tentative Tracts,
roadway medians and public trails. The-final landscape and
irrigation plan shall conform to the California State Model Water
Efficient Landsacpe Oridnance (per State Assembly Bill 325) and
shall include the following:
a. A minimum of eighty percent (80 %) drought tolerant plant
materials for all landscaped areas.
b. Landscaping within all common areas shall be planted in such
a manner so that views from adjacent properties and any
public right -of -way are not affected and so that solar
access to all dwelling units is protected.
c. All trees selected shall be of a species which reasonably
could be maintained at 16 feet. Said trees shall be
maintained not to exceed 16 feet in height.
d. The re- seeding and re- establishment of natural plant species
for all of the disturbed common open space areas. Said plan
shall include site specific and non - invasive species, and
shall be reviewed and commented on by the project biologist
and interested parties, and shall be subject to the approval
of the Director of Environmental Services.
e. Landscaping and irrigation plans for all rough graded
surfaces which have been scarified through grading
operations.
f. The landscaped entries and buffer zones shall meet the
standards for Intersection Visibility (Section 17.42.060),
as identified in the Development Code.
g. Irrigation systems shall utilize drip and bubbler systems
wherever possible. Controlled spray systems may be used
where drip or bubbler systems are not appropriate. All
sprinkler heads shall be adjusted to avoid overspray.
h. All high water use areas shall be irrigated separately from
drought tolerant areas.
i. Irrigation systems shall be on automatic timers and shall be
adjusted for seasonal water needs.
2. Within 30 days after Final Map approval, or before sale of any
individual lot, whichever occurs first, the developer shall submit
to the City a Covenant to Maintain Property to protect views for
each lot. All fees associated with recording said covenants shall
be paid by the developer.
F. TRACT FENCING PLANS
1. A complete project fencing plan for each tract included in this
approval (including public trails, habitat areas, warning signage,
and proposed fence and wall details) shall be reviewed and
approved by the Director of Environmental Services prior to
issuance of grading permits or recordation of the Final Map,
whichever occurs first. It shall be the responsibility of the
developer to install this fencing prior to sale of any lot within
Resolution No. 92 -118
Exhibit "A"
Page 5 of 15
each workable phase. Said fencing plans shall incorporate the
following:
a. A 42 inch high pipe rail fence or similar fencing of
su .table design shall be placed along the length of the
bluff top on the seaward side of the bluff top pedestrian
trail, subject to the review and approval of the Director of
Environmental Services. It shall be the responsibility of
the developer to install this fencing and warning signage to
coincide with the construction of the bluff top pedestrian
and bicycle trail.
b. A protective fence around the California gnatcatcher habitat
areas and around all wildlife corridors adjacent to
residential development, or as otherwise required by the
Director of Environmental Services shall be installed.
Fencing of all enhancement areas shall also be required,
subject to the review and approval of the Director of
Environmental Services. Said fencing shall satisfy all
requirements of the project biologist, incorporate a method
to prevent domesticated animals from entering the habitat
ares, include appropriate warning signage, and shall be
black or. dark green in color. Temporary fencing shall be
installed around the existing wildlife corridors and habitat
areas prior to the issuance of grading permits and the
permanent fencing shall be installed prior to the sale of
any lot within adjacent workable phases.
C. Vestina Tentative Tract Ma= . 50666
1) A decorative, minimum height five (5) feet, maximum
height six (6) feet fence which allows a minimum of
90% light and air to pass through shall be required
along all streetside setbacks and rear property lines.
If not specifically addressed above, said fencing
shall be required along all property lines directly
abutting common open space or adjacent to the proposed
golf course. Said fencing shall meet the minimum
standard design requirements of pool fencing. Any
change to this criteria must be approved by the
Director of Environmental Services,
2) A decorative, minimum height five (5) feet, maximum
height six (6) feet fence which allows a minimum of
90% light and air to pass through shall be required
within the rear yard setback (rear and side property
lines) areas on Lots 1 -6, 14 -17, and 21 -37. Said
fencing shall meet the minimum standard design
requirements for pool fencing. Any change to this
criteria must be approved by the Director of
Environmental Services.
d. Vesting Tentative Tract Map No. 50667
1) Except for Lots 17 -20,
five (5) feet, maximum
allows a minimum of 90%
shall be required along
along all rear property
also be required along
of Lots 31, 33, 36, 37,
a decorative, minimum height
height six (6) feet fence which
light and air to pass through
all streetside setbacks and
lines. Said fencing shall
the western side property line
and 39 and along the eastern
Resolution No. 92 -118
Exhibit "A"
Page 6 of 15
side property line of Lots 32, 34, and 38. If not
specifically addressed above, said fencing shall be
required for all property lines directly abutting
common open space or adjacent to the proposed golf
course. Said fencing shall meet the minimum standard
design requirements of pool fencing. Any change to
this criteria must be approved by the Director of
Environmental Services.
2) A decorative, minimum height five (5) feet, maximum
height six (6) feet fence which allows a minimum of
90% light and air to pass through shall be required
within the rear yard setback (rear and side property
lines) areas on Lots 1 -6, 14 -17, 21 -37, and 41 -43.
Said fencing shall meet the minimum standard design
requirements for pool fencing. Any change to this
criteria must be approved by the Director of
Environmental Services.
3) A decorative uniform wall or fence shall be required
along the rear property lines of Lots 17 -20.
4) A decorative, minimum height five (5) feet, maximum
height six (6) feet fence which allows a minimum of
90% light and air to pass through shall be required on
that portion of Lot H abutting Street "C" and the
adjacent side property lines of Lots 6 and 7.
2. Chain link or other wire fencing is prohibited on any portion of
any lot within the tract, except as otherwise required by the
project biologist for habitat protection.
3. Except as provided in Condition F1b4 above, within the front and
streetside setback areas, fences, walls, or hedges up to a maximum
of 24 inches in height shall be permitted.
G. TRAILS PLAN IMPLEMENTATION
1. Prior to issuance of any grading permit, or prior to recordation
of any final map, whichever occurs first, the developer shall
submit a detailed public amenities plan, including signage,
specific design standards and placement for all trails, vista
points and parking facilities, facilities to accommodate radio
controlled silent glider planes, and other amenities consistent
with the Conceptual Trails Plan and subject to the review of the
Recreation.and Parks Committee, the Director of Environmental
Services, the Director of Public Works, and the Director of Parks
and Recreation, and approval by the City Council. The public
amenities plan shall be in substantial conformance with the
program described in the Public Amenities and Coastal Access
Program for Rancho Palos Verdes Subregion 7 prepared on April 16,
1992 by the applicant.
2. Dedication of the public trails shall occur at the time any Final
Map is recorded.
3. Construction of the public trails shall be the obligation of the
developer. Construction shall coincide with the project grading
activity for each approved workable phase within each tract and
shall be completed upon acceptance of street improvements within
each tract.
Resolution No. 92 -118
Exhibit "A"
Page 7 of 15
H. MITIGATION MEASURES
1. The development shall comply with all mitigation measures of
Environmental Impact Report No. 36. Where more restrictive
language appears in these conditions of approval, the more
restrictive language shall control.
2. All costs associated with implementation of the Mitigation
Monitoring Program shall be the responsibility of the Developer.
DEVELOPMENT OF INDIVIDUAL LOTS
I. NUMBER OF RESIDENTIAL UNITS
J.
K.
1. No more than forty (40) single family residential units shall be
permitted in Tract 50666 and no more than forty -three (43) single
family residential units shall be permitted in Tract 50667,
PROJECT DESIGN
1. Prior to the issuance of grading permits, a f inal tract site plan
shall be submitted to the Director of Environmental Services for
review and approval, identifying the location of all lots, streets
and other lot improvements including drainage structures and
features, building pad areas and elevations, and utility
easements, as depicted on Vesting Tentative Tract Map Nos. 50666
and 50667.
2. All residential development shall conform to the specific
standards contained in this permit or, if not addressed herein,
the RS -1 (RPD) development standards of the Development Code shall
apply.
3. Any significant changes in the development characteristics of the
Residential Planned Development, including but not limited to the
number of dwelling units, street and lot configuration or
modifications to the finished contours, shall require that an
application for a major revision to the Conditional Use Permit be
filed. The scope of the review shall be limited to the request
for modification and any items reasonably related to the request,
and shall be subject to approval by the Planning Commission.
Before any minor changes are made to the Residential Planned
Development, the Director of Environmental Services shall report
to the Planning Commission a determination of significance.
4. Developer's of individual properties shall participate in any
Design Review Committee ("DRC") or similar body processes in place
at the City at the time development and /or construction plans for
each individual residence are submitted to the City for review.
5. No grading or construction of permanent structures on any
individual lot shall be allowed closer than twenty -five (25) feet
to the Coastal Setback Zone.
COMMON OPEN SPACE BONDS
1. A minimum of 30% of the acreage of each residential Tract 50666
and 50667, exclusive of the golf course area shall remain as
common open space.
2. Prior to recordation of each Final Map or commencement of work,
whichever occurs first, the developer shall post a bond, cash
deposit, or other City- approved security to ensure the completion
of all common area improvements including: rough grading,
Resolution No. 92 -118
Exhibit "A"
Page 8 of 15
landscaping, irrigation, public trails, drainage facilities, and
other site features as per approved plans.
L. CC &Rs
1. Prior to approval of the final map, copies of Covenants,
Conditions and Restrictions (CC &R's) shall be submitted to the
Director of Environmental Services and the City Attorney for
review and approval. Said CC &R's shall reflect standards provided
in Chapter 17.14 (Homeowners' Association) of the Development
Code, including those items identified herein, and any applicable
conditions of Vesting Tentative Tract Map Nos. 50666 and 50667.
2. All necessary legal agreements and documents, including
Homeowners' Association, deed restrictions, covenants, dedication
of development rights, public easements, and proposed methods of
maintenance and perpetuation of all on -site drainage facilities
and any other hydrological improvements shall be submitted and
approved by the City Attorney and the Director of Environmental
Services prior to approval of each Final Map. Said CC &R's shall
include, but not be limited to, the following provisions:
a. All provisions required by Section 17.14 (Homeowners'
Association) of the City's Development Code.
b. Membership in the Homeowners' Association shall be
inseparable from ownership in the - individual lots.
C. Identification of all materials which affect structure
appearance and use restrictions, including but not limited
to architectural controls, structure and roof materials,
exterior finishes, walls /fences, exterior lighting, and the
standards of development contained in subsections M through
V of this document (Grading, Development Plans for
Construction of Individual Residences, Private Lot Open
Space, Setbacks, Minimum Open Space Requirements of
Individual Residences, Building Facades and Roof lines,
Heights, Lighting, and Appliances). A manual containing
this information shall be provided by the developer and /or
Homeowners' Association to each individual landowner upon
purchase of any lot or residence.
d. All future residential structures, accessory structures,
improvements, and /or landscaping shall be subject to review
by the Director of Environmental Services and /or "DRC" as
described below in Condition N1 and construction and
installations of said structures and improvements shall
conform to the City- approved plans.
e. Dedicate to the City the right to prohibit construction of
residential structures on slopes greater than a 3:1
gradient, except for Lots in Tract 50667 where the building
pad is split by 2:1 transitional slopes.
f. Exterior.residential lighting shall be limited to the
standards of Environmental Protection set forth in Section
17.54 of the City Development Code.
g. Lot coverage, setback, height and private open space shall
comply with the requirements for each residential structure
as detailed in these Conditions of Approval.
Resolution No. 92 -118
Exhibit "A"
Page 9 of 15
h. Requirements for solar installations shall conform to the
Development Standards of Section 17.40 and Extreme Slope
restrictions of Section 17.57 of the Development Code.
i. All landscaping (including parkway trees) shall be selected
and maintained so that no trees or group of trees obstructs
views from the public right -of -way or adjacent properties
consistent with City Council policy regarding street trees.
j. No landscaping or accessory structure shall block or
significantly obstruct solar access to any lot.
k. The outlet structures for the on -site drainage improvements
shall be preserved and maintained by the City through the
establishment of a maintenance district comprised of the
members of the Homeowner's Association. A note to this
effect shall be placed on each Final Map.
1. All owner /tenants of lots where storm water flows to the
rear yard shall be responsible for preventing obstruction to
flows to the rear yard storm drain and to ensure that the
rear yard storm drains remain accessible for periodic
maintenance by the Los Angeles County Department of Public
Works.
M. Information detailing covenants prohibiting the developer
and any successors in interest of the developer, including
but not limited to, any purchaser of an individual lot in
this subdivision, from contesting the formation of a
maintenance district, referred to in subsection L.2.k. above
and in Condition Nos. H5 and 03 of Resolution No. 92 -116 and
Condition Nos. H5 and 02 of Resolution No. 92 -117.
n. Identification of all public trail easements for pedestrian
use. The CC &R's shall also prohibit individually owned
structures, accessory structures, fences, walls, hedges,
landscaping or any other such obstacle within said trail
easements without the written approval from the City Council
of the City of Rancho Palos Verdes.
3. Within thirty (30) days following recordation of the CC &R's, the
developer shall submit a recorded copy of the document to the
Director of Environmental Services.
GRADING FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
1. Remedial grading, consisting of over - excavation and recompaction
for geologic stability which will not alter the contours shown on
the approved tract grading plan shall be subject to review and
approval by the Director of Environmental Services. In addition,
grading of up to 1,000 cubic yards for residential use of an
individual lot shall be subject to review and approval by the
Director of Environmental Services. Grading in excess of 1,000
cubic yards, or grading to alter the finished pad elevations shall
require approval by the Planning Commission.
2. No construction and /or grading on individual lots, except for 2:1
transitional slopes between split level pad areas on the same lot,
shall be permitted on 3:1 or greater slopes.
3. All retaining walls shall be subject to review and approval by the
Director of Environmental Services with subsequent reporting to
the Planning Commission, if required, for review and approval
pursuant to Section 17.50 of the City Development Code.
Resolution No. 92 -118
Exhibit "A"
Page 10 of 15
4. Foundations and floor slabs cast on expansive soils will be
designed in accordance with Los Angeles County Code Section
2907 -i.
N. DEVELOPMENT PLANS FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
1. Prior to issuance of any grading or construction permits for
individual lots subsequent to the completion of finished pads,
final improvement plans for the particular lot and structure shall
be submitted to the Director of Environmental Services and /or
Design Review Committee ("DRC") or similar body as described below
in Condition N5 for review and approval. Said plans shall
include, but are not limited to, plot plan, section and elevation
drawings, grading and exterior lighting plans. The plot plan
shall clearly show existing and proposed topography, all proposed
structures, all easements and setbacks. The section and
elevation drawings shall clearly indicate maximum proposed
height and ridge elevation for all structures, fences, walls,
accessory structures, and equipment.
2. Unless otherwise specified in these conditions of approval, all
structures and development on individual lots shall comply with
RS -1 (RPD) development standards.
3. All fencing along interior side and front property lines, if not
otherwise addressed in Sections F1, F2, and F3 above, shall
conform with Section 17.42 of the Rancho Palos Verdes Development
Code.
4. Chain link or other wire fence is prohibited on any portion of any
lot, except as otherwise required by project biologist for habitat
protection.
5. Developer's of individual properties shall participate in any
Design Review Committee ("DRC") or similar body processes in place
at the City at the time development and construction plans for
each individual residence are submitted.
6. Development and construction plans for each individual residence
shall comply with the standards and conditions set forth in the
"Design Guidelines" for the tract and shall be incorporated within
the CC &R's for each tract and attached hereto as Exhibit "B" and
hereby included as a condition of approval. Requests for approval
of individual residences shall be reviewed for compliance with
said conditions and "Design Guidelines" by the Director of
Environmental Services and /or any Design Review Committee ( "DRC")
in place at the time development applications for individual
residences are-submitted.
7. Upon submittal of proposed development and construction plans for
each individual residence to the Director of Environmental
Services as described above in Condition N1, individual property
owners shall provide written approval of the proposed development
obtained from the established Homeowner's Association or any
Homeowner's Association Architectural Committee.
0. PRIVATE LOT OPEN SPACE
1. Each residential lot shall provide a private outdoor living area
in an amount not less than four hundred (400) square feet for each
bedroom in the unit. This area shall be adjacent to and provide a
private, usable area for each dwelling unit.
Resolution No. 92 -118
Exhibit "A"
Page 11 of 15
P. SETBACKS
1. The following setbacks shall apply for all structures located in
Vesting Tentative Tract 50666:
a. Except for Lot 12, the minimum front yard setback for all
structures on an individual lot shall be thirty -five (35)
feet. On Lot 12, the minimum front yard setback for all
structures shall be thirty (30) feet.
b. The minimum rear yard setback for all structures on an
individual lot shall be thirty -five (35) feet.
C. On Lots 1, 9 -11, 15 -17, 23 -24, 30 -31, and 33 -40, the minimum
interior side yard setback shall be fifteen (15) feet on one
side, with a minimum total of thirty -five (35) feet on both
sides.
d. On Lots 2 -8, the minimum interior side yard setback shall be
fifteen (15) feet on one side, with a minimum total of forty
(40) feet on both sides.
e. On Lots 12 -14, 18 -22, and 25 -29, the minimum interior side
yard setback shall be ten (10) feet on one side, with a
minimum total of thirty (30) feet on both sides.
f. On Lot 32, the minimum interior side yard setback shall be
fifteen (15) feet with a minimum total of thirty (30) feet
on both sides.
g. The minimum street side setback shall be twenty (20) feet.
2. The following setbacks shall apply for all structures located in Vesting
Tentative Tract 50667:
a. Except for Lots 5 -13 and 15 -20, the minimum front yard
setback for all structures on an individual lot shall be
thirty -five (35) feet. On Lots 5 -13 and 15 -20, the minimum
front yard setback for all structures on an individual lot
shall be twenty -five ( 2 5 ) feet.
b. Except for Lots 5 -13, 15, 20, and 38 -40, the minimum rear
yard setback for all structures on an individual lot shall
be thirty -five (35) feet. On Lots 5 -13, 15, 20, and 38 -40,
the minimum rear yard setback for all structures on an
individual lot shall be twenty -five (25) feet.
C. On Lots 1 -4, 14 -16, and 38 -43, the minimum interior side
yard setback shall be fifteen (15) feet, with a minimum
total of forty (40) feet on both sides.
d. On Lots 5 -13, 17 -20, and 23 -33, the minimum interior side
yard setback shall be ten (10) feet, with a minimum total of
thirty (30) feet on both sides.
e. On Lots 21 -22 and 34 -37, the minimum interior side yard
setback shall be fifteen (15 ) feet, with a minimum total of
thirty -five (35) feet on both sides.
f. The minimum street side setback shall be twenty (20) feet.
Resolution No. 92 -118
Exhibit "A"
Page 12 of 15
3. Any other architectural features or appurtenances shall conform to
Section 17.40.030 (E) of the Rancho Palos Verdes Development Code.
4. Except for driveways and parking areas, all of the required front
and street -side setback areas shall be landscaped. Driveways and
parking areas shall not cover more than fifty (50) percent of the
required front or streetside setback areas.
5. Except as described below in Condition P6, no minor or accessory
structures, including but not limited to pool equipment and trash
enclosures, shall be permitted within any required setback area.
6. Trash enclosures and other minor equipment may be permitted within
any interior sideyard setback area adjacent to the structure,
subject to review and approval of a Minor Exception Permit.
Q. MINIMUM OPEN SPACE REQUIREMENTS OF INDIVIDUAL RESIDENCES
10 The minimum open space requirement for all lots shall not be less
than 60 percent of the lot. Lot coverage shall include the
building footprint, driveway and parking area, covered patios,
covered walkways, and other accessory structures.
2. In addition, the following limitations apply to habitable area of
each structure, dependant on the size of the lot on which the
structure is located:
LOT SIZE
MAXIMUM
MAXIMUM
(RANGE)
HABITABLE SPACE
HABITABLE SPACE
SQUARE FOOTAGE
(RANGE)
6,000 SQUARE FEET
15,000 - 19,999 SQUARE FEET
30%
20,000 - 24,999 SQUARE FEET
30%
7,500 SQUARE FEET
25,000 SQUARE FEET OR GREATER
30%
10,000 SQUARE FEET
NOTES: a. Lot sizes are based on calculated gross square footag
e.
b. Maximum Habitable Space includes the living area of all
structures, and does not include garage, access, driveways,
hardscape, and non - habitable basements per the Building
Code.
C. No structure on any residential lot(s) shall exceed a
maximum of 10,000 square feet.
3. Requests to modify the permitted habitable square footage per lot
size category are subject to a Major Conditional Use Permit
revision.
Resolution No. 92 -118
Exhibit "A"
Page 13 of 15
R.
S.
T.
BUILDING FACADES AND ROOFLINES
1. In order to avoid solid, two story facades on any structure, no
unbroken, vertical two -story facades shall be allowed on the front
and rear elevations of the residences. The upper level shall be a
minimum of twenty (20) percent smaller than the footprint of the
structure. In no case should the setback area on the upper level
be less than six (6) feet. This area shall be setback from the
lower level on both the front and rear elevation of each
structure. The setback may only be used as a roof area or an
uncovered deck or balcony,
2. The roof of the main structure on each residence shall have a
pitch of at least 2 in 12, except where it is necessary to have
small areas with less pitch in order to comply with Building Code
criteria.
310 On Lots 16 -24 within Vesting Tentative Tract No. 50666, the main
ridge of the structure shall be parallel to the side property line
and generally perpendicular to Palos Verdes Drive South.
4. On Lots 21, 22, and 37 -40 within Vesting Tentative Tract No.
50667, the main ridge of the structure shall be perpendicular to
Palos Verdes Drive South.
5. Roofing materials shall be Class A and non - combustible.
HEIGHTS
1. For purposes of identifying lot types and approved heights for all
primary structures within VTM 50666, Lot 1 and Lots 9 -40 are
designated as Lot Type A.
Lots 2 -8 are designated Lot Type C.
2. For purposes of identifying lot types and approved heights for all
primary structures within VTM 50667, Lots 11 -13, 21, and 22 are
designated as Lot Type A. Lots 1 -10, 14 -20, 23 -25, and 38 -43 are
designated Lot Type B. Lots 36 and 37 are designated Lot Type D.
3. Building heights for all residential structures are limited as
follows:
Lot Type A: 16 feet
Lot Type B: 16 feet upslope /28 feet downslope
Lot Type C: 26 feet
Lot Type D: 16 feet upslope/28 feet downslope
2. All heights shall be measured pursuant to View Preservation and
Restoration Section 17.02.040 of the Development Code.
3. Accessory structures shall conform to Section 17.40.050 (C) of the
Rancho Palos Verdes Development Code.
SOLAR SYSTEM
1. All dwelling units shall be designed and constructed so that the
plumbing and circulation system will allow utilization of solar
energy as part of the hybrid system for providing hot water.
Solar panels shall not exceed the ridgeline of the structure on
which they are - placed,
Resolution No. 92 -118
Exhibit "A"
Page 14 of 15
2. All proposed solar installation shall be reviewed by the Director
of Environmental Services for consistency with the provisions of
the Development Code.
U. LIGHTING
1. Exterior residential lighting shall be limited to the standards of
Section 17.54.030 of the Development Code.
2. A typical residential unit lighting plan shall be submitted to the
Director of Environmental Services for review and approval prior
to issuance of-building permits, and there shall be no direct
offsite illumination from any light source.
V. APPLIANCES
1. All units shall be required to install and maintain in proper
working order an electronic garage door opener for each garage
door.
2. All units shall be required to install and maintain low water use
plumbing fixtures including, but not limited to, low flow toilets
and shower heads.
W. PERMIT EXPIRATION AND COMPLETION DEADLINE
1. If finished grading and construction of the streets and utilities
have not been completed and accepted within two (2) years from the
date of recordation of each Final Map, Conditional Use Permit No.
162 shall expire and be of no further effect, unless, prior to
expiration, a written request for extension pursuant to Section
17.56.080 of the City's Development Code is filed with the
Department of Environmental Services and is granted by the
Planning Commission. Otherwise, a new Conditional Use Permit must
be approved prior to further development of the tracts.
Resolution No. 92 -118
Exhibit "A"
Page 15 of 15