PC RES 1986-038 RESOLUTION P.C. NO. 86-38
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF RANCHO PALOS VERDES RECOMMENDING
CERTIFICATION OF DRAFT ENVIRONMENTAL IMPACT
REPORT NO. 25 AND APPROVAL OF TENTATIVE TRACT
MAP NO. 44514 AND GRADING NO. 901
WHEREAS , Tentative Tract Map No. 44514 has been filed,
which would create eighty-three (8 3) single family lots of 10 ,000
square feet minimum, from a 24. 1+ acre parcel in an RS-4 zoning
district; and
WHEREAS , proposed improvements include remedial and
contour grading, construction of public roads and installation of
all necessary support facilities such as drainage systems, sewers
and underground utilities; and
WHEREAS, after notice pursuant to the provisions of the
City' s Development Code, public hearings were held on May 27,
October 28 , and November 25, 1986 at which time all interested
parties were given an opportunity to be heard and present
evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS
FOLLOWS;
Section 1: That the creation of eighty-three (83)
single family lots and related improvements is consistent with
the City' s Development Code and General Plan.
Section 2 : That the proposed use of the lots shall be
for single family dwelling units and related improvements, which
is compatible with the objectives , policies, general land use and
programs specified in the General Plan.
Section 3 : That the subject property is physically
suitable to accommodate Tentative Tract No. 44514 in terms of
design and density, and will not result in substantial
environmental damage, based on compliance with the City' s
Development Code and General Plan, and consideration of
information contained in the project' s Draft Environmental Impact
Report No. 25.
Resolution P.C. No. 86- 38
Section 4: That the creation of the lots and
associated improvements will not be materially detrimental to
property values , jeopardize, endanger, or otherwise constitute a
menace to the surrounding area, since physical improvements,
dedications and CC&R' s are required.
Section 5 : That the division and development of the
property will not unreasonably interfere with the free and
complete exercise of the public entity and/or public utility
rights-of-way and/or easements within the tract.
Section 6 : 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 7 : Dedications required by local ordinance are
shown in the tentative map and/or set forth in the conditions
attached hereto in Exhibit "A" .
Section 8 : That vacation of a 10 foot wide unimproved
section of the Highridge Road right-of-way, as shown on Tentative
Tract Map 44514, is in the best interest of the City, as that
vacated right-of-way shall be used to reduce the excessively
steep slopes along Highridge Road to a 2 : 1 slope.
Section 9 : That the Planning Commission does hereby
declare that the Draft Environmental Impact Report has been
completed in compliance with CEQA and State Guidelines and that
the Planning Commission has reviewed and considered the contents
of the report in reaching its recommendation. The Planning
Commission further finds that the approval of this tentative
tract map would not have a significant environmental impact
because mitigation measures are required for historical
significance and vegetation/landscaping.
Page 2 Resolution P.C. No. 86-38
Section 10 : For the foregoing reasons, the Planning
Commission of the City of Rancho Palos Verdes hereby recommends
certification of Draft Environmental Impact Report No. 25, and
approval of Tentative Tract Map No. 44514 and Grading No. 901 to
the City Council , subject to the attached conditions, marked
Exhibit "A" , which are necessary to protect the public health,
safety and general welfare in the area.
APPROVED and ADOPTED December 9 , 1986 .
001"
•an S. Ortolano
Chairperson
"k17
Obert Bena
Director of Environmental Services
Secretary to the Commission
Page 3 Resolution P.C. No. 86-38
EXHIBIT "A"
CONDITIONS OF APPROVAL -TENTATIVE TRACT 44514
1. This approval expires twenty-four (24) months from the date
of approval of this tract map by the City Council of the City
of Rancho Palos Verdes .
2. All lots shall conform to minimum lot area and development
standards for the RS-4 zone pursuant to Chapter 17 . 02 of the
City ' s Development Code.
3 . A landscape and irrigation plan shall be approved by the
Director of Environmental Services prior to approval of the
final map. Said plan shall utilize a majority of mature
specimen trees. Bonds and agreements shall be submitted for
any landscape improvements . Any and all retaining and
freestanding wall designs (such as height, materials and
alignment) shall be included in the landscape plans for
review and approval .
4. Prior to approval of the final map, copies of covenants,
conditions and restrictions (CC&Rs) shall be submitted to the
Planning Commission and City Attorney for approval. Said
CC&Rs shall reflect standards provided in Chapter 17. 14
(Homeowners Association) of the Development Code and include
those items identified within this resolution.
5. 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, the Los Angeles County Department of
Health Services will recommend that no building permit be
issued for the construction of homes on such lots.
6. The subdivider is advised that approval of this subdivision
of land is contingent upon the installation and use of a
sewer system.
7. Prior to approval of the final map the subdivider 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 existing trunk line sewer.
Said approval shall state all conditions of approval, if any.
8. A note shall be placed on the approved grading plan that
requires Director of Environmental Services approval of rough
grading prior to final clearance. The Director (or a
designated staff member) shall inspect the graded site for
accuracy of pad elevations, created slope gradients, and pad
Page 1 Exhibit "A" Resolution P.C. No. 86-38
size. Further, the Director may require certification of any
grading related matter.
9 . A 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 report
and shall specifically be approved by the geologist and/or
soils engineer and show all recommendations submitted by
them. It shall also agree with the tentative map and
conditions as approved by the City Council.
10. All geologic hazards associated with this proposed
development shall be eliminated or delineate a restricted use
area approved by the City Geologist and dedicate to the City
the right to prohibit the erection of buildings or other
structures within the restricted use areas .
11 . Dedicate vehicular access rights to Armaga Spring and
Highridge Road. A note to this effect shall be placed on the
final map.
12 . All drainage swales shall have the cement colored to
earth tones .
13 . Easements are tentatively required, subject to review by the
City Engineer, to determine the final locations and
requirements .
14 . Easements shall not be granted or recorded within easements
proposed to be granted, dedicated or offered for dedication
to the County of Los Angeles or the City until after the
final map is filed and recorded with the County Recorder. If
easements are granted after approval of the tentative map,
the holder of said easement shall execute a subordination in
favor of the County and/or City.
15. The City Engineer shall verify the following prior to
approval of the final map, pursuant to Section 66442 of the
Government Code: mathematical accuracy, survey analysis ,
correctness of certificates and signatures .
16. Drainage plan and necessary support documents to comply with
the following requirements shall be approved prior to filing
of a final map:
a. Provide drainage facilities to remove the flood hazard to
the satisfaction of the City Engineer and dedicate and
show easements on the final map as required.
b. Eliminate sheet overflow and ponding, or elevate the
floors of the buildings with no openings in the
Page 2 Exhibit "A" Resolution P.C. No. 86-38
foundation walls to at least twelve inches above
the finished pad grade.
c. Provide drainage facilities to protect the lots from
any high velocity scouring action.
d. Provide for contributory drainage from adjoining
properties .
17. Prior to the filing of the final map, the developer shall
submit a hydrology study to the City Engineer to determine
any adverse impacts to existing flood control facilities
generated by this project. Should the City Engineer
determine that adverse impacts will result, the developer
will be required to post a cash deposit or bond or
combination thereof in an amount to be determined by the
Director of Public Works, which will be based on the
project ' s fair share of the necessary improvements .
18. That portion of Tract Map 44514, presently in the City of
Rolling Hills Estates , shall be annexed into the City of
Rancho Palos Verdes, and made a part of the adjacent lot (s)
within said tract, prior to approval of the final map.
19. Prior to issuance of building permits, submit a Soils
Engineer ' s report on the expansive properties of soils on all
building sites in the proposed subdivision. Such soils are
defined by Building Code Section 2904 (b) .
20. The developer shall offer to dedicate to the City a 1.16 acre
park site to be located in the southeast corner of Tract
44514 . If a portion of the 1. 16 acre park site is used for a
future right-of-way, a parkland fee of $23 , 235 shall be paid
to the City. If said dedication is not accepted by the City,
a parkland fee of $192 ,863 shall be paid to the City prior to
issuance of building permits .
21. A portion of the 1. 16 acre park site shall be set aside as
future public right-of-way (50 ' total right of way width) to
provide an access route through the adjacent property to the
south of Tract 44514 (in the City of Rolling Hills Estates)
to the Highridge Road/Crestridge Road intersection. The
developer of Tract 44514 shall post a cash deposit, bond or
combination thereof, in an amount to be determined by the
Director of Public Works , to cover the full improvement costs
of said right-of-way, including but not limited to: curbs ,
gutters , sidewalks and A.C. paving. The securities for said
right-of-way improvements shall be held by the City for a
period of time not to exceed five (5) years , afterwhich time,
if said right-of-way is unable to be improved, the
securities , as well as $23 , 235 in parkland fees , shall be
Page 3 Exhibit "A" Resolution P.C. No. 86-38
released/refunded to the developer and the right-of-way shall
become part of the park site.
22 . A 7. 5 foot wide equestrian or pedestrian or bicycle trail
easement (one-half the width of a full trail easement) along
the entire south property line of Tract 44514 shall be
dedicated to the City. The developer of Tract 44514 shall
post a cash deposit, bond or combination thereof to cover the
costs of improving the 7. 5 foot wide easement. The
securities for the trail improvement shall be held by the
City for a period not to exceed five (5) years, after which
time, if the remaining 7. 5 feet of said trail easement has
not been dedicated in the City of Rolling Hills Estates,
and/or if Rancho Palos Verdes doesn' t choose to implement the
trail, the securities shall be released, and the easement
shall be vacated by the City.
23. All structures on those lots which have the trail easement
along their rear or side property lines shall have a minimum
15 foot setback from said trail easement.
24. The developer of Tract 44514, shall relocate the main
existing structure (Don Wallace Sr. ' s former residence) onto
the park site (if accepted by the City) prior to issuance of
grading permits .
25 . All lots 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 Fire Chief. 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 Fire
Chief.
26 . At the time the final land division map is submitted for
checking, plans and specifications for the water systems
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 plans and
specifications mentioned above. The subdivider must also
submit a labor and materials bond 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 serving water utility to construct
the water system, as required, and has deposited with
Page 4 Exhibit "A" Resolution P.C. No. 86-38
such water utility security guaranteeing payment for the
installation of the water system.
27. There shall also be filed with the City Engineer a statement
from the purveyor indicating that the proposed watermains and
any other required facilities will be operated by the
purveyor, and that, under normal operating conditions, the
system will meet the requirements for the land division.
28. The developer shall post a cash deposit, bond, or a
combination thereof in an amount sufficient to cover the cost
of full improvements to the full width of the right-of-way on
that portion of Armaga Spring Road which abuts this project.
Said improvements shall include but not be limited to A.C.
paving, curb/gutter, sidewalk, and landscaping. The design
of such improvements shall be subject to adopted street
standards and approval of the Director of Public Works.
29. The proposed streets shall be "public" and designed to the
following specifications , pursuant to the Director of Public
Works :
a. All proposed streets shall be at least 34 feet in width,
measured from flow-line to flow-line. Right-of-way shall
be a minimum of 50 feet, and shall include curbs, gutters
and sidewalks .
b. Street lights shall be provided at all intersections and
cul-de-sacs per City lighting standards .
c. All proposed streets shall be designed in substantially
the same alignment as shown on the approved tentative map
and to the above conditions , except as otherwise required
in this resolution.
d. Raised landscaped medians and textured surfaces shall
be designed to standards as approved by the Director
of Public Works and shall be maintained by the
Homeowners ' Association.
e. Street and traffic signs shall be placed at all
intersections and/or corners and shall meet City
standards .
30 . A bond, cash deposit, or combination thereof, shall be posted
to cover costs for the full improvement of all proposed
public streets in an amount to be determined by the Director
of Public Works .
31 . A qualified paleontologist shall be present during all rough
grading operations . If paleontological resources are found,
Page 5 Exhibit "A" Resolution P.C. No. 86-38
the paleontologist shall stop all work in the affected area
and all resources shall be excavated or preserved. All
"finds" shall be reported to the Director of Environmental
Services immediately.
32 . A qualified archaeologist shall make frequent in-grading
inspections to further evaluate cultural resources on the
site. If archaeological resources are found, all work in the
immediate area shall stop and the resources shall be removed
or preserved. All "finds" shall be reported to the Director
of Environmental Services immediately.
33 . If signatures of the record of title interests appear on the
final map, submit a preliminary title report and guarantee.
A final map 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. The account for the
preliminary title report/guarantee should remain open until
the final map is filed with the County Recorder.
34. A construction plan shall be submitted to the Director of
Environmental Services prior to any permits being issued.
Said plan shall include but not be limited to limits of
grading, estimated length of time for rough grading and
improvements , location of construction trailer, location and
type of temporary utilities. If a rock crusher is to be
used, the location and estimated time of use shall be
specified.
35 . House plans for the project shall be reviewed for zoning
conformance by the Director of Environmental Services prior
to issuance of building permits .
36. The height of all primary residential structures shall be
limited to a maximum of sixteen (16 ' -0") feet throughout
the tract, unless it can be clearly demonstrated that there
will be no significant visual impact and if approval is
granted for height variation, pursuant to Chapter 17.02 of
the City' s Development Code.
37. Prior to recordation of the final map, the developer shall
comply with Section 66493-C (relative to special assessments)
of the State Subdivision Map Act.
38 . Within thirty (3 0) days of approval by the City Council, the
developer shall submit, in writing a statement that he has
read and understands all conditions of approval.
39. The City' s filing fee for a final map shall be paid
within six (6) months of approval of the tentative tract.
Page 6 Exhibit "A" Resolution P.C. No. 86-38
40 . The developer shall supply the City with one brownline
and one print of the recorded map.
41 . All utilities to and on the lots 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 developer ' s expense.
42. All necessary legal agreements and documents, including
homeowners ' association, deed restrictions, covenants,
dedication of development rights, easements, and proposed
methods of maintenance and perpetuation of open space areas
shall be submitted and approved by the City Attorney and the
Planning Commission prior to approval of the final map. Said
CC&Rs shall include but not be limited to the following
provisions :
a. Maintenance of any commonly owned areas shall be insured
through the establishment of a homeowners ' association
(or equal) . Furthermore, maintenance fees for said area
cannot be reduced without written approval of the City.
b. Identify all factors that involve structure appearance
and use restrictions.
c. Membership in the homeowners ' association shall be
inseparable from ownership in the individual lots .
d. All structures must conform to the City approved building
plans and maximum grade elevations as shown on the
grading plan.
e. All landscaping (including parkway trees) shall
be maintained so that no trees or group of trees
significantly obstructs views from adjacent properties.
Further, no landscaping or accessory structure shall
block or significantly obstruct solar access to any lot.
f. All provisions required by Section 17.14 of the
City ' s Development Code.
g. All future structures , improvements , and/or landscaping
shall be subject to review by the Director of
Environmental Services .
h. No retaining walls shall be permitted (upslope or
downslope) , except lots 19 through 24 (inclusive) may
have one (1) upslope retaining wall not to exceed eight
(8) feet in height, in the rear slope.
Page 7 Exhibit "A" Resolution P.C. No. 86-38
43 . Following recordation of the CC&Rs, the applicant shall
submit a recorded copy of the document to the Director of
Environmental Services .
44. The developer shall install in each dwelling unit a plumbing
and circulating system that 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
upon which they are placed. The proposed solar installation
shall be reviewed by the Director of Environmental Services.
45 . Graded slope tops shall be rounded, slope gradients shall be
varied and no significant abrupt changes between natural and
graded slopes will be permitted. All created slopes shall
not be greater than 3 : 1, except the rear slopes on lots 5
through 14 and 59 through 68 may not be greater than 2: 1 .
Slopes may be split between adjacent lots .
46 . Prior to issuance of grading permits and/or building permits,
a method of control to prevent dust and windblown earth
problems shall be approved by the Director of Environmental
Services.
47. Tract 44514 shall incorporate two (2) vehicular access points
on Armaga Spring Road. One such access point shall be
aligned with the existing intersection of Armaga Spring Road
and Quailhill Drive. The other access point shall be an "in
line" extension of "D" Street, as it is shown on Tentative
Tract Map 44514. Those lots located between said access
points shall be so designated such that the front property
line shall be on Armaga Spring Road, and the rear property
line shall be on "A" Street, as shown on Tentative Tract Map
44514. All vehicular access to these lots, as well as all
other lots abutting Armaga Spring Road, shall be via "A"
Street. Direct access garages shall have a minimum 20 foot
setback.
48 . The applicants shall make application to the State of
California for the California Historical Landmark Program and
Point of Historical Interest Program. Furthermore, the
applicants shall provide for acknowledgement of the
historical significance of the site through:
a. Documentation of the site during its historical
period through research, mapping, photos, etc.
b. Salvage and retention for use on-site and/or
elsewhere of any historically significant items.
c. Preparation and placement of a plaque on the park
site.
Page 8 Exhibit "A" Resolution P.C. No. 86-38
d. Preparation and placement of a historical interpretive
panel on the site ' s history on the park site.
49 . A maximum six (6) foot high retaining wall may be constructed
in the 10 foot vacated portion of the Highridge Road right-
of-way, in order to lower the pad elevations along Highridge
Road and to reduce the steep slope adjacent to Highridge Road
to a maximum slope of 2: 1. Said retaining wall shall be
articulated at least once per lot.
Page 9 Exhibit "A" Resolution P.C. No. 86-38