PC RES 1991-030P.C. RESOLUTION NO. 91-30
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES RECOMMENDING APPROVAL OF
TENTATIVE TRACT MAP NO. 46651 TO THE CITY COUNCIL
FOR A SINGLE FAMILY RESIDENTIAL DEVELOPMENT WITH 71
RESIDENTIAL LOTS AND THREE COMMON OPEN SPACE LOTS
LOCATED ON THE SOUTHWEST CORNER OF CREST ROAD AND
HIGHRIDGE ROAD.
WHEREAS, Kajima Development Corporation has requested
approval of Tentative Tract Map No. 46651 for the creation of
seventy-six (76) single family residential lots and three (3)
common open space lots on a 59 acre site located on Crest Road
southwest of Highridge Road, pursuant to the Residential Planned
Development provisions of the City's Development Code; and
WHEREAS, after notice issued pursuant to the provisions of
the City Development Code, the Planning Commission held public
hearings for the project on March 18, April 23, May 6, May 28,
June 25 and July 9, 1991 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 seventy one (71) single
family lots and related improvements is consistent with the type
of land use and density identified in the City's General Plan.
Section 2: That the creation of seventy-one (71) single
_S —
family 10E1 as conditioned, is consistent with the City's
Development Code for projects within the RS -1 and RS -2 zoning
districts under a Residential Planned Development, with the
deletion of five (5) lots to increase the average lot size and
dimensions and to protect public views over the site.
Section 3: That the use,of the lots shall be for single
family residential dwelling units, common open space and related
improvements, which is compatible with the objectives, policies,
programs and land use specified in the Genera I I Plan and the Urban
and Natural Overlay Control Districts, which have been established
to protect existing drainage courses, natural vegetation and
extreme slopes within the City.
Section 4: That the subject property is physically suitable
to accommodateTentativeTract Map No. 46651, as conditioned, 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 Final Environmental Impact
Report No. 32.
Section 5: That the creation of the lots, single family
residential dwelling units and associated improvements will no be
materially detrimental to property values, jeopardize, endanger or
otherwise constitute a menace to the surrounding area, since
physical improvements, dedications and maintenance agreements are
required.
Section 6: 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 7: 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 8: That the design of the subdivision and the type of
improvements associated with it are not likely to cause serious
public health problems.
Section 9: That the design of the subdivision and the type of
improvements will not conflict with easements acquired by the
public at large for access through of use of property within the
proposed subdivision.
Section 10: That the tentative tract map design provided for
future passive or natural heating or cooling opportunities in the
subdivision to the extent feasible,
Section 11: That the tentative tract map does not propose to
divide land which is subject to a contract entered into pursuant
to the California Land Conservation Act of 1965.
Section 12: That dedications required by local ordinance are
shown on the tentative map and/or are set forth in the conditions
of approval attached hereto in Exhibit "A".
Section 13: That the City considered the effect of approval
of the 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 14: That the subject use, as conditioned, mitigates
or reduces significant adverse effects to adjacent properties or
the permitted uses thereof. Further, the Planning Commission
recommends that the City Council declare the EIR certified per
P.C. Resolution No. 91- in compliance with City and State
guidelines and that the Planning Commission reviewed and
considered the contents of the EIR in reaching its decision on the
P.C. Resolution No. 91-30
Page 2
project. The Planning Commission further recommends adoption and
incorporation by reference the environmental findings and
statement of overriding considerations set forth in P.C.
Resolution No. 91- .
Section 15: That all of the mitigation measures required in
Environmental Impact Report No. 32 are hereby incorporated into
the conditions of approval for the tentative tract map.
Section 16: For the foregoing reasons and based on
information and findings included in the Staff Reports, minutes,
records of proceeding and evidence presented at the public
hearings, the Planning Commission of the City of Rancho Palos
Verdes hereby recommends that the City Council approve Tentative
Tract Map No. 45661, subject to the attached conditions contained
in Exhibit "A", whish are necessary to protect the public health,
safety and general welfare in the area.
PASSED, APPROVED and ADOPTED on July 9, 1991.
Xz 41
Obert Bena d, Director of
Environmental Services and
Secretary to the Commission
/07
Peter Vorf Hagen
Chairman
P.C. Resolution No. 91-30
Page 3
EXHIBIT "A"
TENTATIVE TRACT MAP NO. 46651
CONDITIONS OF APPROVAL
A. GENERAL
1. Within thirty (30) days of approval of the tentative map the
developer shall submit, in writing, a statement that he has
read, understands and agrees to all of the conditions of
approval.
2. The City's fee for processing a final map shall be paid
within six (6) months of approval of the tentative map.
3. All lots shall conform to minimum development standards as
specified in Conditional Use Permit No. 151.
4. 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 unless the final map has been
recorded. Extensions of up to one (1) year may be granted by
the Planning Commission, if requested prior to expiration.
5. The developer shall supply the City with one brownline and
one print of the recorded final map.
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, submit a preliminary guarantee. A'final guarantee
will be required at the time of filing of the final map with
the County Recorder. If said signatures do not appear on the
final map, a preliminary title report/guarantee is needed
that covers the area showing all fee owners and interest
holders.
2. The account for this preliminary title report guarantee
should remain open until the final map is filed with the
County Recorder.
Tentative Tract No.651
Conditions of Appro 1
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 or preserved. All "finds" shall
be reported to the Director of Environmental Services
immediately.
2. A qualified paleontologist shall be present during all rough
grading operations to further evaluate cultural resources on
the site. If paleontological resources are found, all work
in the affected area shall be temporarily suspended and the
resources shall be removed or preserved. All "finds" shall
be reported to the Director of Environmental Services
immediately.
E. SEWERS
1. A bond, cash deposit, or other City approved security, shall
be posted prior to the recordation of the Final Map or start
of work whichever occurs first, to cover costs for
construction of a sanitary sewer system, in an amount to be
determined by the City Engineer.
2. 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 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.
3. 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.
4. 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.
5. Sewer Easements are tentatively required, subject to review
by the City Engineer, to determine the final locations and
requirements.
6. Prior to construction, the subdivider shall obtain approval
of the sewer improvement plans from the County Engineer Sewer
Design and Maintenance Division.
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Tentative Tract•No.*651
Conditions of Approval
F. WATER
1. There shall be filed with the City Engineer a "will serve"
statement from the 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
commencement of work whichever occurs first, the subdivider
must 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 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. There shall be filed with the City Engineer a statement from
the purveyor 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 tract.
4. At the time the final subdivision improvement plans are
submitted for checking, plans and specification 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.
5. 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 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.
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Tentative Tract No.�651
Conditions of Appr
40
G. DRAINAGE
1. Prior to recordation of the Final Map, the developer shall
submit a hydrology study to the City Engineer to determine
any adverse impacts to natural drainage on the subject
property located downslope from the proposed detention basin.
Should the City Engineer determine that a debris basin is
required downstream from the subject property, 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 share of the necessary improvement.
2. Prior to recordation of the Final Map or prior to
commencement of work whichever occurs first, a bond, cash
deposit, or combination thereof, shall be posted to cover
costs of construction of the detention basin and channel
stabilizers and/or a debris basin, in an amount to be
determined by the City Engineer, consistent with Condition
G1.
3. 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 to remove the 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 lots from high
velocity scouring action.
D. Provide for contributory drainage from adjoining
properties.
4. 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
435-7741, shall be notified prior to commencement of work
within any natural drainage courses affected by this project.
5. All drainage swales and any other on -grade drainage
facilities, including gunite, shall be of an earth tone color
and shall be reviewed and approved by the Director of
Environmental Services.
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Tentative Tract No.0651
Conditions of Appro 0—
H.
STREETS
1. Prior to recordation of the Final Map or commencement of
work, whichever occurs first, a bond, cash deposit, or other
City approved security, shall be posted to cover costs for
the full improvement of all proposed on-site and off-site
streets and related improvements, in an amount to be
determined by the Director of Public Works.
2. The proposed on-site streets shall be public and designed to
the satisfaction of the Director of Public Works, pursuant to
the following specifications:
A. All proposed streets, except as provided in Condition
H2B, shall be thirty-four (34) feet in width, measured
from flow -line to flow -line. Parkway width shall be a
minimum of four (4) feet on each side. The total right-
of-way width shall be forty-two.(42) feet.
B. The street serving Lots 14-16 and 21-28 shall be at least
twenty-eight (28) feet in width, measured from flow -line
to flow -line. Parkway width shall be a minimum of four
(4) feet on the south side of the street. The total
right-of-way width shall be thirty-two (32) feet.
C. All streets shall have a vertical type curb.
D. Sidewalks shall be concrete, a minimum of four (4) feet
wide, located in a four (4) foot wide public access
easement as depicted in the street cross sections on the
Tentative Tract Map No. 46651, originally dated 10-23-89
and revised 5-7-90 and 7-23-90, and further identified as
Revised Exhibit (For Review Only), dated 5-16-91. The
four (4) foot easement shall be in addition to the right-
of-way width referenced in Conditions H2A and H2B above.
E. Handicapped access ramps which conform to all standards
and specifications in Title 24 of the Uniform Building
Code, and equestrian ramps to be reviewed by the Trails
Committee, shall be provided at all locations where
public trails intersect with streets in or adjacent to
the subject development.
F. Cul-de-sacs shall be designed to the specifications of
the -Director of Public Works.
G. Street and traffic signs, including appropriate
equestrian signage as recommended by the Trails
Committee, shall be placed at all intersections and/or
corners as specified by the Director of Public Works,
conform to City Standards andbe shown on a signage and
striping plan to be attached to the street plans.
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Tentative Tract No.�651
Conditions of Appro
H. All proposed streets shall be designed in substantially
the same alignment as shown on the approved Tentative
Tract Map No. 46651, originally dated 10-23-89 and
revised 5-7-90 and 7-23-90, and further identified as
Revised Exhibit (For Review Only), dated 5-16-91, and to
the above conditions except that Sattes Drive shall be
designed as a through street.
I. A Class II, painted bike lane and an urban trail sidewalk
along the south side of the project's Crest Road frontage
shall be provided.
3. A left turn lane shall be required on the westbound side of
the Crest Road median into the entrance driveway across from
County Meadow Road.
4. 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 cost of signalizing the
intersection of Crest Road and Highridge Road, or the
intersection of Crest Road and Country Meadow. If the City
does not require signalization within five (5) years of the
acceptance of public works improvements, the securities shall
be returned to the developer.
5. The developer shall be responsible for repairs to any
neighboring 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 issuance of
Certificate of Occupancy.
7. Unless already dedicated to the City, the developer shall
dedicate to the City vehicular access rights to Crest Road
and Highridge. A note to this effect shall be placed on the
Final Map.
I. UTILITIES
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 the developers expense.
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Tentative Tract No.651
Conditions of Appro 10 #
J. 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. The Developer shall install groundwater monitoring wells in
compliance with the recommendations of the City Geologist and
as approved by the City. The wells shall be installed so as
to allow the placement of pumps, if, in the sole discretion
of the City Geologist, future circumstances warrant pumping.
Sufficient electrical power shall be provided to each well
site to serve future pumps.
K. 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 tract 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 Tract Map.
2. The developer shall record an irrevocable offer of easement to
the City to dedicate a minimum 40 foot wide easement for the
future construction of a tunnel to provide equestrian access
under Crest Road on a portion of common area Lots B and C.
Final location of the tunnel easement shall be determined at
the time that the tunnel is implemented and the offer of
easement is accepted by the City.
3. The developer shall construct a public pedestrian trail
adjacent to the existing sidewalk located in the public right-
of-way along Crest Road for the Crest Ranch Trail (F1)
identified in the City's Conceptual Trails Plan.
4. The developer shall dedicate to the City of Rancho Palos
Verdes, and record on the Final Map, a fifteen (15) foot wide
public pedestrian trail easement for the Kajima Trail (G1), in
the location specified in the City's Conceptual Trails Plan.
5. The developer shall record an irrevocable offer of easement to
the City to dedicate an equestrian trail easement over the
Kajima Trail (Gl) for the purpose of providing an equestrian
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Tentative Tract No. _,6651
Conditions of Appro
linkage to McCarroll Canyon if the equestrian tunnel
referenced in Condition J2 is implemented in the future, at
the sole discretion of the City.
6. The developer shall dedicate to the City of Rancho Palos
Verdes, and record on the Final Map, a 10 foot wide public
pedestrian trail easement through Lot B and along the interior
side property lines between Lots 45 and 71, to provide a
neighborhood connection to the trail referenced in'Condition
34.
7. The developer shall dedicate to the City of Rancho Palos
Verdes, and record on the Final Map, a 10 foot wide public
pedestrian trail easement along the interior side property
lines between Lots 57 and 58 to provide a neighborhood
connection to the trail referenced in Condition J5.
8. The developer shall dedicate to the City of Rancho Palos
Verdes, and record on the Final Map, a ten (10) foot wide
public pedestrian/ equestrian trail easement along the east
and south boundary of the tract beginning at the northeast
corner of the site at Highridge Road and Crest Road and ending
at Ocean Terrace Drive, parallel to the existing Crooked Patch
Trail easement (Bl) described in the City's Conceptual Trails
Plan.
9. The developer shall be responsible for the construction of all
public trails specified in Conditions K3, K4, K6, K7 and K8
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.
10. A fifty (50) foot wide landscape easement from the rear
property line towards the interior of the residential lot on
lots 2 to 13 and lots 61 to 71 shall be recorded on the Final
Map. This easement is for the planting of fire retardant
plant materials and irrigation installation by the developer.
These easements shall be maintained by the developer, until
the Homeowners Association is formed and it is appropriate to
transfer these easements to the Homeowners Association,
subject to the approval of the City.
11. All easements are subject to review by the City Engineer to
determine the final locations and requirements.
L. 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.
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Tentative Tract No. 651
Conditions of Appro
•
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.
M. 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.
N. PARK DEDICATION
1. Prior to the recordation of the Final Map, the developer shall
pay to the City of Rancho Palos Verdes a Quimby Act fee. 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.
O. RELATED APPLICATIONS
1. This approval is conditioned upon compliance with all
conditions of approval for Conditional Use Permit No. 151,
Grading Application No. 1389 and Environmental Impact Report
No. 32.
2. This approval is conditioned upon compliance with all
mitigation measures contained in Environmental Impact Report
No. 32.
P. MITIGATION MONITORING PROGRAM
1. All costs associated with implementation of the Mitigation
Monitoring Program as detailed in Volume II of Final
Environmental Impact Report No. 32 shall be the responsibility
of the Developer.
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