CC RES 1992-055RESOLUTION NO, 92 -55
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING VESTING TENTATIVE TRACT MAP NO.
50667 AND PARCEL MAP NO. 20970-FOR A RESIDENTIAL PLANNED
DEVELOPMENT WITH 43 SINGLE- FAMILY LOTS ON 53.3 ACRES AND FOR A
GOLF COURSE LOCATED IN COASTAL SUBREGION 7 AND 80
WHEREAS, the Zuckerman family and Palos Verdes Land Holdings Company
have requested approval of Vesting Tentative Tract Map No. 50667 and Tentative
Parcel Map No. 20970 for the creation a Residential Planned Development
consisting of forty -three (43) single family residential lots on 53.3 acres of
the site and for a golf course and related improvements on 39.29 acres of the
108.69 acre site which is generally bounded by Palos Verdes Drive South on the
north, Vesting Tentative Tract Map No. 50666, Paseo del Mar, and the vacant
School District property to the west, the Pacific Ocean to the south, and Los
Angeles County Shoreline Park to the east, and which is part of a 258 acre
total development area; and
WHEREAS, Draft and Supplemental Environmental Impact Reports were
prepared and circulated in compliance with the California Environmental
Quality Act and the Planning Commission considered the information,
conclusions and mitigation measures contained in these documents in acting as
an advisory committee and in forwarding the proposed project to the City
Council for final action; and
WHEREAS, after notice issued pursuant to the provisions of the City's
Development Code, the Planning Commission held public hearings on the Draft
Environmental Impact Report on July 23, and on the project applications on
August 13, August 27, November 12, 1991 and January 14, January 28, February
25, and March 19, 1992, at which time all interested parties were given an
opportunity to be heard and present evidence.
WHEREAS, on March 31, 1992, the Planning Commission of the City of
Rancho Palos Verdes adopted P.C. Resolution Nos. 92 -23 and 92 -25 forwarding
the environmental documentation and project applications to the City Council
for final action with a recommendation for approval by the City Council of
Environmental Impact Report No. 36 and Vesting Tentative Tract Map No. 50667
and Tentative Parcel Map No. 20970 for a Residential Planned Development
consisting of forty -three ( 43 ) single family dwelling units and for a golf
course; and
WHEREAS, On April 1, 1992, less than 15 days after the Planning
Commission forwarded the environmental documentation and project applications
to the City Council, the applicants, Palos Verdes Land Holdings Company and
the Zuckerman family, submitted an appeal of the Planning Commission's
recommended Conditions of Approval, 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 May 19, 1992 at which time all interested parties were given
an opportunity to be heard and present evidence.
NOW, THEREFORE, THE CITY COUNCIL THE CITY OF RANCHO PALOS VERDES DOES
HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: That the creation of forty three (43) single- family
residential lots, and golf course with related improvements, as conditioned,
is consistent with the City's General Plan and Coastal Special 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, (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 43 residential units on approximately 53 acres, the density is
below one dwelling unit per acre and, therefore, consistent with the General
Plan and Coastal Specific Plan.
Section 2: That the creation of forty three (43) single - family
residential lots and golf course, 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 43 -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 with slopes in excess
of 35 percent.
The RS -1 (RPD) zone requires a conditional use permit for any type of
development (§ 17.06.050) and expressly permits single - family residential
development and any other uses permitted under Chapter 17.02, including
conditionally-permitted uses under Chapter 17.56, such as golf courses.
(§ 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. 92 -56 and 92 -57, respectively.
Furthermore, 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 3: That the combination of the vacation of the central portion
of Paseo del Mar and the provision of a long bluff road cul de sac taking
access off of Paseo del Mar 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."
Section 4: That the golf course and related uses are consistent with
Coastal Specific Plan Policy #7 for Subregion 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." City Council finds that the
intent of the above policy is to limit traditional commercial development
Resolution No. 92 -55
Page 2 of 5
(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 5: 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.
Section 6: That the golf course and related uses are consistent with
Coastal Specific Plan policy and Section 17.06.040.C.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 17.06.040.0.6 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 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 corridor
improvements.
Section 7: 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 and Supplemental Environmental Impact Report No. 36.
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 and Supplement to EIR
NO. 36 are required to base environmental findings on "worst case" basis. As
a result, the Final EIR concludes 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, 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 92 -53, which is hereby incorporated by reference.
With the mitigation measures adopted by City Council pursuant to
Resolution 92 -53, 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
Resolution No. 92 -55
Page 3 of 5
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 92 -53, City Council has made a finding of
infeasibility with respect to elimination of the golf course.
Section 8: That the subject property is physically suitable to
accommodate Vesting Tentative Tract Map No. 50667 and Tentative Parcel Map No.
20970 as conditioned, in terms of design and density.
Section 9: That the creation of the lots, single family residential
dwelling units, golf course, 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 10: The City Council has considered the effect of the tract map
and parcel 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 tract map and parcel map help to achieve those housing needs
without unreasonably burdening the public service needs of existing residents
and available fiscal and environmental resources.
Section 11: 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
and parcel map.
Section 12: 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 13: That the design of the residential subdivision golf course,
and associated improvements are not likely to cause serious public health
problems.
Section-149. 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 15: That the design of the vesting tentative tract map and
tentative parcel map provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible.
Section 16: That the vesting tentative tract map and tentative parcel
map do not propose to divide land which is subject to a contract entered into
pursuant to the California Land Conservation Act of 1965.
Section 17: That dedications required by local ordinance are shown on
the tentative maps and /or are set forth in the conditions of approval attached
hereto in Exhibit "A ".
Section 18: 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 19: That based on the review of environmental documentation
prepared in association with the project and as conditioned herein, the
project mitigates or reduces to the extent feasible significant adverse
effects to adjacent properties or the permitted uses thereof. The City
Resolution No. 92 -55
Page 4 of 5
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 -53
including the detailed statement of overriding considerations and Mitigation
Monitoring Program, is made part of this resolution, by reference, pursuant to
the California Environmental Quality Act.
Section 20: That all of the mitigation measures required in
Environmental Impact Report No. 36 and the Supplement to EIR No. 36 shall be
incorporated herein as conditions of approval for the tentative parcel maps
and vesting tentative tract maps.
Section 21: 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 Vesting Tentative
Tract Map No. 50667, and Tentative Parcel Map 20970, subject to the conditions
of approval contained in the attached Exhibit "A ", which are necessary to
protect the public health, safety and general welfare in the area.
PASSED, APPROVED and ADOPTED on this 1st day of June, 1992.
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ATTEST:
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CI CL
ST E 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 -55 was duly and regularly passed and adopted
by the said City Council at a regular meeting held on June 1, 1992.
CI CLE K
CITY OF RANCHO PALOS VERDES
Resolution No. 92 -55
Page 5 of 5
EXHIBIT "A"
VESTING TENTATIVE TRACT MAP NO. 50667
TENTATIVE PARCEL MAP NO. 20970
RECOMMENDED CONDITIONS OF APPROVAL
A. GENERAL
1. Within thirty (30) days of approval of the Vesting Tentative Tract
Map and Tentative Parcel 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 and
Tentative Parcel Map.
3. All residential lots shall conform to the applicable minimum
development standards as specified in Resolution No. 92 -56 for
Conditional Use Permit No. 162, Coastal Permit No. 103 and 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. 92 -57 for Conditional Use Permit No. 163, Coastal
Permit No. 103, and Grading Permit No. 1541, which are hereby
incorporated herein by reference.
5. This approval expires twenty -four (24) months from the date of
approval of the Vesting Tentative Tract Map and Tentative Parcel
Map unless the Final Map has been recorded. Extensions of up to
one (1) year may be granted by the Planning Commission, if
requested in writing prior to expiration.
6. The developer shall supply the City with one brownline 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.
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.
RESOL. NO. 92 -55
2. The account for the preliminary title report guarantee referenced
in Condition C1, 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 Environmental Services. All
archaeological finds shall be first offered to the City for
preservation.
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 Biological Resources
Preservation Plan 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 E1 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 Environmental Services 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.
Resolution No. 92 -55
Exhibit "A"
Page 2 of 11
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.
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.
S. 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.
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.
Resolution No. 92 -55
Exhibit "A"
Page 3 of 11
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.
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.
50 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 Environmental Services.
Resolution No. 92 -55
Exhibit "A"
Page 4 of 11
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. 92 -56 for Conditional Use Permit No. 162, Condition No. C1.
2. The proposed on -site streets shall be public 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 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 thirty four (34)
feet in width, measured flow line to flow line. Parkway
widths shall be a minimum of eight (8) feet on each side.
The total right -of -way width shall be fifty (50) feet. The
final map shall reflect these standards.
C. Paseo del Mar shall be a minimum of sixty -two (62) feet,
measured flow line to flow line, and shall include on- street
parking as described in Condition 12e below. Parkway width
shall be a minimum of twelve (12) feet along the south side
of Paseo del Mar, and shall be a minimum of eight (8) feet
along the north side of Paseo del Mar. The total right -of-
way width shall be eighty -two (82) feet. The final tract
map shall reflect these standards.
d. A public off - street parking area containing a minimum of six
(6) parking stalls shall be provided south 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 in this area shall be
prohibited after dusk.
e. A public on- street public parking area containing a minimum
of fifty (50) parking spaces shall be provided at the
terminus of Paseo del Mar. The design of the on- street
parking and circulation plan is subject to the review and
approval of the Director of Public Works. Said on- street
parking area shall contain a minimum of five (5) handicapped
parking spaces. The design of the on- street parking area
and any time restrictions shall be submitted for review and
approval by the Director of Public Works. Parking in this
area shall be prohibited after dusk.
Resolution No. 92 -55
Exhibit "A"
Page 5 of 11
f. A public off- street amenities area for public use as an off -
street parking area and /or 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.
The design of the off - street parking 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
amenties plan required by Condition G1 of Resolution No. 92-
56 and Condition 01 of Resolution No. 92 -57.
g. All streets shall have a vertical type curb. The developer
may request roll type curbs, subject to the review and
approval of the Director of Public Works.
h. 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.
i. Cul -de -sacs shall be designed to the specifications of the
Director of Public Works.
j. Street and traffic signs shall be placed at all
intersections and /or corners as specified by the Director of
Public Works, conform to City Standards, and be shown on a
signage and striping plan to be attached to the street
plans.
k. Sidewalks, where required, shall be concrete, a minimum of
four ( 4 ) feet wide, located four ( 4 ) feet behind the flow
line.
1. All proposed streets shall be designed in substantially the
same alignment as shown on Vesting Tentative Tract Map No.
50667.
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, which will be allotted only to new
traffic:
Resolution No. 92 -55
Exhibit "A"
Page 6 of 11
J.
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.
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,
Paseo Del Mar, and La Rotunda 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 Rotunda Drive.
9. Access to Lots 39 and 40 as shown on Vesting Tentative Tract Map
50667 shall be via a private driveway, with a maximum width of
twenty -four ( 24 ) feet.
10. Access to Lots 21 and 22 as shown on Vesting Tentative Tract Map
50667 may be taken via a private driveway, with a maximum width of
twenty-four ( 2 4 ) feet.
11. 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.
TTTTT.TTTFC
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.
Resolution No. 92 -55
Exhibit "A"
Page 7 of 11
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.
3. If the geology for Lots 34 -38 is not accepted to the satisfaction
of the City Geologist prior to recordation of the Final Map, these
lots shall be deleted from the project.
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 and
pedestrian trails within the boundaries of the project site for
review and approval by the Director's of Environmental Services,
Public Works, and Recreation and Parks, and the Recreation and
Parks Committee,
3. All easements are subject to review by the City Engineer to
determine the final locations and requirements.
4. The developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails Plan
standards a twelve (12) foot wide public Class I paved bicycle
trail easement parallel to Palos Verdes Drive South as shown in
the attached Exhibit "B" from Point "B" to Point "M ". This trail
shall have a minimum tread width of eight (8) feet, shall be
constructed in a linear parkway along the south side of Palos
Verdes Drive South, and shall be separated as much as possible
from the roadway by a grade change and landscaping.
5. The developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails Plan
standards a six (6) foot wide soft footed public pedestrian trail
easement with an easy level of difficulty parallel to Palos Verdes
Drive south and adjacent to the trail described above in Condition
L4 as shown in the attached Exhibit "B" from Point "B" to Point
"M ". This trail shall have a minimum tread width of four (4)
feet, shall be constructed in a linear parkway along the south
side of Palos Verdes Drive South, and shall be separated as much
as possible from the roadway by a grade change and landscaping.
6. The developer shall construct a Class II bikeway within the public
right -of -way on the north and south side of Palos Verdes Drive
South as shown in the attached Exhibit "B" from Point "B" to Point
M Vo
Resolution No. 92 -55
Exhibit "A"
Page 8 of 11
M.
7. The developer shall construct a Class II bikeway within the public
right -of -way on the north and south sides of La Rotunda Drive as
shown in the attached Exhibit "B" from Point "H" to Point "K" .
This trail shall connect with other trails as described in
Resolution No. 92 -54 for Vesting Tentative Tract Map No. 50666 and
Tentative Parcel Map No. 23004, Condition Nos. L4 -L8, and shall
connect with the Class II bicycle trail described above in
Condition L6.
8. The developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails Plan
standards an eighteen (18) foot wide Class I and soft footed
pedestrian trail easement with an easy level of difficulty as
shown in the attached Exhibit "B" beginning at the intersection of
Palos Verdes Drive South and Point "B" and connecting to Point "T"
along the eastern side of Paseo del Mar. The minimum tread width
for the pedestrian trail shall be four (4) feet and the minimum
tread width for the Class I bicycle trail shall be eight (8) feet.
9. The developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails Plan
standards a four (4) foot wide soft footed pedestrian trail
easement with a challenging level of difficulty as shown in the
attached Exhibit "B" beginning at the intersection of Palos Verdes
Drive South and Point "J" and connecting to Point "G". A barrier
to prevent the use of the trail by bicycles and motorized vehicles
shall be erected at Points Ili,, and "G". The minimum tread width
of the trail shall be two ( 2 ) feet.
10. The developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails Plan
standards a four ( 4 ) foot wide soft footed pedestrian trail
easement with a challenging level of difficulty as shown in the
attached Exhibit "B" beginning at the intersection of Palos Verdes
Drive South and Point "L", connecting to Points "S ", "R ", and
terminating at Point "F ". A barrier to prevent the use of the
trail by bicycles and motorized vehicles shall be erected both at
the intersection of Palos Verdes Drive South Point "L" , and at
Point "F" . Signs identifying the trail as a sensitive habitat
area and prohibiting use of the trail by bicycles and motorized
vehicles shall be erected on or near the barriers. The minimum
tread with of the trail shall be two (2) feet.
11. The developer shall be responsible for the construction of all
public trails specified in conditions L4 -L10 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.
12. 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.
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.
Resolution No. 92 -55
Exhibit "A"
Page 9 of 11
N.
M
P.
',
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.
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.
PARK DEDICATION AND MAINTENANCE
1. Prior to recordation of the Final Map, the developer shall pay to
the City of Rancho Palos Verdes, dedicate land, or a combination
thereof to satisfy requirements of the Quimby Act. The land value
used to calculate the fee shall be determined through a M.A.I.
appraisal prepared and provided to the City within 60 days of City
approval of the project.
2. 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.
RELATED APPLICATIONS
1. The approval is conditioned upon compliance with all conditions of
approval for Conditional Use Permit No. 162, Coastal Permit No.
103, 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.
COASTAL ZONE RESTRICTION
1. The final map shall clearly delineate and label the ".Coastal
Setback Zone" line as established in the City's Coastal Specific
Plan. A note shall be placed on the map stating that no permanent
structures shall be allowed closer than twenty -five (25) feet to
the Coastal Setback Zone. This area shall be designated on the
Resolution No. 92 -55
Exhibit "A"
Page 10 of 11
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.
VTM50667. REV
Resolution No. 92 -55
Exhibit "A"
Page 11 of 11