PC RES 1992-026P.C. RESOLUTION No. 92-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES APPROVING CONDITIONAL USE PERMIT NO. 162, COASTAL
PERMIT NO. 103, AND GRADING PERMIT NO. 1541 FOR A RESIDENTIAL
PLANNED DEVELOPMENT IN ASSOCIATION WITH VESTING TENTATIVE TRACT
MAP NOS. 50666 AND 50667 AND TENTATIVE PARCEL MAP NOS. 20970 AND
23004 IN COASTAL SUBREGIONS 7 AND 8.
WHEREAS, the Zuckerman family and Palos Verdes Land Holdings
Company have requested conditional use permits, a coastal permit, and a
grading permit to construct a golf course, clubhouse and related facilities
and a Residential Planned Development consisting of a maximum total of eighty-
three (83) single family homes within the two tracts and common open space,
all on a 258 acre site in Coastal Subregions 7 and 8, pursuant to the
provisions of the Rancho Palos Verdes Development Code; 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 forwarding
the applications to the City Council for final action with a recommendation
for approval of the project; and
WHEREAS, after notice issued pursuant to the provisions of the
City's Development Code, the Planning Commission has held a public hearing on
the environmental documentation concerning these applications 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.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: That due to the nature and scope of the project, and the
extensive public hearings that have been conducted by the Planning Commission,
the Planning Commission has determined that the needs of the community are
best served by acting as an advisory committee to the City Council and that
the project should be forwarded with a recommendation of approval to the City
Council for final action. This finding is based on the review of
environmental documentation prepared in association with the project and that,
as conditioned, the project mitigates or reduces to the extent feasible
significant adverse effects to adjacent properties or the permitted uses
thereof. In forwarding the applications to the City Council for final action
with a recommendation of approval of Conditional Use Permit No. 162, Coastal
Permit No. 103 and Grading Permit No. 1541 in association with Vesting
Tentative Tract Map Nos. 50666 and 50667 and Tentative Parcel Map Nos. 20970
and 23004, the Planning commission 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.
P.C. Resolution No. 92-23 including the detailed statement of overriding
considerations, is hereby made a part of this resolution, by reference,
pursuant to the California Environmental Quality Act.
Section 2: Pursuant to Section 17.56.060 of the Development Code, the
Planning Commission, in forwarding the conditional use permit to the City
Council for final action with a recommendation for approval, finds as follows:
A. That the proposed uses are consistent with the General Plan,
which designates almost the entire project site for single family
residential use, with a maximum density of one dwelling unit per acre
(RS -1).
B. That the proposed uses are consistent with the Coastal
Specific Plan which designates the majority of the site for single
family residential use, with a maximum density of one dwelling unit per
acre, and also designates Hazard areas.
C. That the proposed residential use is specifically permitted
and the proposed residential density is consistent with the Residential
Single Family, One Unit Per Acre (RS -1) zoning designation and the
requirements of a Residential Planned Development (RPD) special
district, as shown on the City's Official Zoning Map.
D. That given the adjacent land uses and the project's location
and design, as modified herein, and conditions imposed through this
permit, the 258 acre site is adequate in size and configuration to
accommodate the proposed uses including a Residential Planned
Development and golf course, and that the Residential Planned
Development complies, or is conditioned to be consistent with, the
Development Standards contained in Development Code Section 17.06.040.
E. That given the adjacent land uses and the project's location
and design, as modified herein, and the conditions imposed by
Conditional Use Permit No. 163, attached hereto and incorporated herein
by reference, the site is adequate in lot size and configuration to
accommodate the golf course, clubhouse and related facilities.
F. That the site is served by Palos Verdes Drive South which is
an improved street designed to carry the type and quantity of traffic
that would be generated by the proposed project.
G. That, given the site location, project design, and
conditions imposed through this permit and attached hereto as Exhibit
"A", including setbacks, heights, lighting, landscaping, fencing and
other conditions, the proposed use will not significantly adversely
affect the peace, health, safety, or general welfare of the area, nor
will it be materially detrimental to property values, jeopardize,
endanger, or otherwise constitute a menace to the public health, safety,
and welfare of persons in the surrounding area.
H. That the proposed project, as conditioned, mitigates or
reduces significant adverse effects to adjacent properties or the
permitted uses thereof. The Planning Commission, in forwarding the
application to the City Council for final action, with a recommendation
for approval, finds that the social, recreational, and other benefits of
the project outweigh any unavoidable adverse environmental impacts that
may occur. The project implements the RS-1/RPD designation of the site
as shown in the official Zoning Map, General Plan, and Coastal Specific
Plan, while preserving a minimum of thirty (30) percent of each tract as
common open space, exclusive of the golf course uses, with public
parking, trails, and vista points that will provide public recreational
opportunities and preserve public vistas and habitat areas. Due to
overriding benefits and considerations, the Planning Commission, in
forwarding the applications to the City Council for final action with a
P.C. Resolution No. 92-26
Page 2 of 4
recommendation for approval, finds that any unavoidable adverse
environmental impacts of the project are acceptable. Resolution No.
92-23, including the detailed statement of overriding considerations and
mitigation monitoring program, is made a part of this resolution, by
reference, pursuant to the California Environmental Quality Act.
Section 3: Pursuant to Section 17.67.060 of the Development Code, the
Planning Commission, in forwarding the coastal permit to the City Council for
final action with a recommendation for approval, finds as follows:
A. That the subject use is in conformance with the Coastal
Specific Plan, which designates the site as appropriate for Residential,
floating Retail Commercial, Recreational Parking uses, visitor -serving
uses, subject to a conditional use permit, and that the proposed
project, as conditioned, preserves the view corridors identified in the
visual corridors section of the Coastal Specific Plan.
B. That the proposed project, which is located between the sea
and the first public road, is in conformance with applicable public
access and recreational policies of the Coastal Act and Local Coastal
Plan, in that the proposed project will provide public parking, open
space, vista points, trails along the bluff top and a public access
point to the coastline.
Section 4: Pursuant to Section 17.50.070 of the Development Code, the
Planning Commission, in forwarding the grading permit to the City Council for
final action with a recommendation for approval, finds as follows:
A. That the grading associated with the project is not
excessive beyond that necessary for the permitted primary use of the
property since the grading has been limited to that necessary to (i)
creating the residential lots in such a fashion that development of
homes on the lots will not adversely impact public and private views,
(ii) constructing a links golf course in which preservation of natural
open space is maximized and (iii) making improvements to Palos Verdes
Drive South which are necessary for safety reasons. In addition,
grading will be balanced on the site with no export of excavated
material.
B. That the grading and/or construction does not significantly
adversely effect the visual relationships with, nor the views from
neighboring sites, since the 18 -hole golf course is designed to conform
with existing topography, to the fullest extent possible, and the
grading for the residential lots will lower pad elevations to preserve
views from adjacent properties and visual corridors identified in the
Coastal Specific Plan when viewed from Palos Verdes Drive South and
adjacent properties.
C. That the nature of the grading minimizes disturbance to the
natural contours, and finished contours are reasonably natural, since
the majority of the project site will conform with the existing gently
sloping topography, with a significant portion remaining as undeveloped
open space.
Section 5: All mitigation measures required in Environmental Impact
Report No. 36 are hereby incorporated by reference into the conditions of
approval for the conditional use permit, coastal permit, and grading permit.
P.C. Resolution No. 92-26
Page 3 of 4
Section 6: For the forgoing reasons, and based on information and
findings contained in the public record, including staff reports, minutes,
records of proceedings, and evidence presented at the public hearings, the
Planning Commission of the City of Rancho Palos Verdes hereby forwards the
proposed project to the City Council for final action with a recommendation
for approval of Conditional Use Permit No. 162, Coastal Permit No. 103, and
Grading Permit No. 1541, subject to the conditions attached in Exhibit "A"
which are necessary to protect the public health, safety and general welfare,
and subject to approval of Tentative Parcel Map Nos. 23004/29070 and Vesting
Tentative Tract Map Nos. 50666/50667 and certification of Environmental Impact
Report No. 36.
PASSED, APPROVED and ADOPTED on this 31st day of March, 1992.
Q�kz&'Vw�'J \ k-)
Q6T
Carolynn(fttru, Acting Director of
Environmental Services and Secretary
to the Planning Commission
Robert Katherr
Chairman
P.C. Resolution No. 92-26
Page 4 of 4
• 0
"EXHIBIT A"
RECOMMENDED CONDITIONS OF APPROVAL FOR RESIDENTIAL PLANNED DEVELOPMENT
CONDITIONAL USE PERMIT NO. 162
COASTAL PERMIT NO. 103 AND GRADING PERMIT NO. 1541
VESTING TENTATIVE TRACT MAP NOS. 50666/50667
TENTATIVE PARCEL MAP NOS. 20970/23004
I. GENERAL CONDITIONS
A. DEVELOPER AGREEMENT
1. Within thirty (30) days of approval of the Conditional Use Permits, Coastal
Permit and Grading Permit, the developer shall submit, in writing, a statement
that they have read, understand and agree to all of the conditions of approval
contained in this exhibit.
2. Approval of the Conditional Use Permits, Coastal Permit and Grading Permit is
subject to the approval of Vesting Tentative Tract Map Nos. 50666 and 50667
and Tentative Parcel Map Nos. 20970 and 23004.
3. The developer shall participate in a proportionate share of any City Housing
Element program that is in place at the time that the finished tract grading
is certified. The determination of the developer's fair share shall be
determined by the appropriate individual or entity, in accordance with such
housing programs and with appropriate appeal rights. This requirement is
separate and distinct from a similar requirement contained in the conditions
of approval for Conditional Use Permit No. 163.
4. The developer shall participate in, and pay any fees required by, the City's
Public Art Program. Any proposal for participation shall be submitted to the
City prior to the issuance of grading permits.
5. In compliance with Fish and Game Code Section 711.4, the developer shall
submit to the City a cashier's check payable to the Los Angeles County Clerk
in the amount of $850.00 for a filing fee and a cashier's check in the amount
of $25.00 for a documentary handling fee within 48 hours of City approval of
these permits. The developer shall also pay any fine imposed by the
Department of Fish and Game, if required.
6. This approval is conditioned upon the applicant entering into an agreement
with the City of Rancho Palos Verdes within twenty (20) days of the date of
this approval, subject to approval by the City Attorney, to indemnify and
defend the City against all damages, claims, judgements, and litigation costs,
including, without limitation, attorney's fees awarded to a prevailing party,
arising from the approval of the project and all issues related thereto.
B. CONSTRUCTION PLAN
1. Prior to the issuance of grading permits, a construction plan shall be
submitted to the Director of Environmental Services for review and approval.
Said plan shall include, but not be limited to a phasing plan, limits of
grading, estimated length of time for rough grading and construction of
improvements, location of construction trailers, construction signs and
equipment storage areas and the location and type of temporary utilities.
2. The use of a rock crusher on the site is prohibited.
3. The hours of operation for grading and construction activities shall be
limited from Monday to Friday, 7:00 a.m. to 7:00 p.m. and Saturday, 7:00 a.m.
to 5:00 p.m. No on-site maintenance of equipment or vehicles shall be
P.C. Resolution No. 92-26
Exhibit "A"
Page 1 of 13
permitted before or after the hours indicated. No truck queuing shall occur
before 7:00 a.m.
4. Flagmen shall be used during all construction activities as required by the
Director of Public Works.
5. Prior to the issuance of grading permits and/or building permits, a program to
control and prevent dust and windblown earth problems shall be submitted to
the Director of Environmental Services for review and approval. Methods may
include, but shall not be limited to, on-site watering and vegetative
planting.
6. Noncompliance with the above construction and/or grading restrictions shall be
grounds for the City to stop work immediately on the property.
C. COMPLETION PER APPROVED PLANS
1. The developer shall designate appropriate workable phases (portions of the
development to include adjoining clusters of lots, their streets of access,
finish grading phases, supporting off-site improvements and on-site drainage
and utility improvements) that shall be approved by the Director of
Environmental Services and the Director of Public Works.
2. Any workable phase not under construction which has been scarified through
grading operations shall be irrigated and landscaped. Temporary irrigation
lines may be approved by the Director of Environmental Services.
3. Prior to the issuance of grading permits, the developer shall post a bond,
cash deposit, or other City -approved security to guarantee substantial
vegetative cover and maintenance of all finish graded lots which have not been
sold for development.
4. No building permits shall be issued prior to finish grading within the
workable phase of the site in which each lot is located and until the Director
of Environmental Services has determined that all drainage facilities and
common area and off-site improvements in the workable phase of the site and
necessary for development of the phase in the approved construction plan and
as depicted in the approved construction plan in which the lots or structures
are located are completed, to the extent that the lots or structures are
accessible and able to support development.
5. All lots within each approved workable phase of the tract shall be graded
concurrently.
D. GRADING
1. Prior to recordation of each Final Map or prior to issuance of grading
permits, whichever occurs first, the project geologist will review and approve
the final grading plans and specifications by manual signature.
2. Prior to issuance of grading permits or recordation of each Final Tract Map,
whichever occurs first, a final grading plan shall be approved by the City
Engineer and City Geologist. This grading plan shall be based on a detailed
engineering, geology and/or soils engineering report(s) and shall specifically
be approved by the geologist and/or soils engineer and show all
recommendations submitted by them. It shall also be consistent with the
tentative tract map and conditions as approved by the City.
3. All geologic hazards associated with this proposed development shall be
eliminated or the City Geologist shall designate a Restricted Use Area on each
Final Map, in which the erection of buildings or other structures shall be
prohibited.
P.C. Resolution No. 92-26
Exhibit "A"
Page 2 of 13
4. Prior to issuance of grading permits, a bond, cash deposit, or combination
thereof, shall be posted to cover costs for any geologic hazard abatement in
an amount to be determined by the City Engineer.
5. A note shall be placed on the approved grading plan that requires the Director
of Environmental Services' approval of rough grading prior to final clearance.
The Director (or a designated staff member) shall inspect the graded sites for
accuracy of pad elevations, created slope gradients, and pad size. The
developer or its designee shall provide certification for all grading related
matters.
6. All of the recommendations made by the City Engineer and the City Geologist
during their on-going review of the project shall be incorporated into the
approved grading plans.
7. All of the recommendations of the project geologist, except as modified by the
City Geologist, will be incorporated into the design and construction of the
project.
8. Prior to issuance of a building permit, an independent Geology and/or Soils
Engineer's report on the expansive properties of soils on all building sites
shall be submitted to and approved by the City Geologist in conformance with
accepted City practice. Such soils are defined by Building Code Section
2904(b).
9. Prior to issuance of a building permit, an as -graded Soils and geologic
report(s), complete with geologic map shall be submitted for review and
approval by the City Geologist in conformance with accepted City practice.
10. Prior to issuance of a building permit, an as -built geological report(s) for
structures founded on bed rock and an as -built soils and compaction report for
structures founded on fill and all engineered fill areas shall be submitted
for review and approval by the City Geologist in conformance with accepted
City practice.
11. All grading shall be monitored by a licensed engineering geologist and/or
soils engineer in accordance with applicable provisions of the Municipal Code
and the recommendations of the City Engineer.
12. All grading shall be balanced on-site. However, should earth, rock or other
material be required to be hauled from the project site, a revision to the
grading permit, pursuant to requirements of the Development Code, shall be
obtained.
13. All grading shall conform to Chapter 29, "Excavations, Foundations, and
Retaining Walls," and Chapter 70, "Excavation and Grading" of the Uniform
Building Code.
14. Unless otherwise provided in these conditions of approval or permitted by the
Director of Environmental Services, the project shall comply with all
appropriate provisions of the City's grading ordinance (Chapter 17.50
Grading).
15. All grading activity on the site shall occur in accordance with all applicable
City safety standards.
16. No created slopes within the tract shall exceed 2:1, unless approved by the
Director of Environmental Services.
17. All graded slopes shall be properly planted and maintained. Plants shall be
selected that are ' drought tolerant, capable of developing deep root systems
and shall generally consist of low ground cover to impede water flow on the
surface. Watering for establishment of said plant material shall be done in
cycles that will promote deep rooting. Watering shall be diminished or
P.C. Resolution No. 92-26
Exhibit "All
Page 3 of 13
PH
0 . 0
stopped just prior to and during the rainy season or upon establishment of the
plant material, whichever occurs first. To provide greater slope protection
against scour and erosion, all graded slopes shall be covered with a jute mat
to provide protection while the ground cover is being established. If
appropriate, the Director of Environmental Services may approve an alternative
material or method to control erosion.
18. Where feasible, and subject to the review and approval of the Director of
Environmental Services all graded slopes shall be "landform" graded so as to
closely reflect naturally occurring topographic contours. Slope gradients
shall be natural and no abrupt changes between natural and graded slopes shall
be permitted.
19. All natural and created slopes greater than 3:1 shall be designated as
Restricted Use Areas on the Final map.
20. All proposed retaining walls to be constructed shall be subject to review by
the Director of Environmental Services with subsequent review by the Planning
Commission, if required, for review and approval pursuant to Section 17.50 of
the Rancho Palos Verdes Development Code.
21. Foundations and floor slabs cast on expansive soils shall be designed in
accordance with Los Angeles County Code Section
2907-i.
22. Prior to issuance of grading permits and or recordation of the final map,
whichever occurs first, written approval must be obtained from the owners of
adjacent properties within the City where off-site grading for trails is
proposed or may result.
23. Areas of the site that are not to be disturbed during grading or construction
or that are to be protected in accordance with the mitigation monitoring
program established in Environmental Impact Report No. 36 shall be fenced
during construction, subject to the review and approval of the Director of
Environmental Services.
LANDSCAPING
1. Prior to issuance of grading permits, the developer shall submit a final
landscape and irrigation plan to the Director of Environmental Services for
review and approval of all common open space areas within the boundaries of
the Vesting Tentative Tracts, roadway medians and public trails. The final
landscape and irrigation plan shall include the following:
a. A minimum of eighty percent (80%) drought tolerant plant materials for
all landscaped areas.
b. Landscaping within all common areas shall be planted in such a manner so
that views from adjacent properties and any public right-of-way are not
affected and so that solar access to all dwelling units is protected.
C. All trees selected shall be of a species which reasonably could be
maintained at 16 feet. Said trees shall be maintained not to exceed 16
feet in height.
d. The re -seeding and re-establishment of natural plant species for all of
the disturbed common open space areas. Said plan shall include site
specific and non-invasive species, and shall be reviewed and commented
on by the project biologist and interested parties, and shall be subject
to the approval of the Director of Environmental Services.
e. Landscaping and irrigation plans for all rough graded surfaces which
have been scarified through grading operations.
P.C. Resolution No. 92-26
Exhibit "A"
Page 4 of 13
A
f. The landscaped entries and buffer zones shall meet the standards for
Intersection Visibility (Section 17.42.060), as identified in the
Development Code.
9- Irrigation systems shall utilize drip and bubbler systems wherever
possible. Controlled spray systems may be used where drip or bubbler
systems are not appropriate. All sprinkler heads shall be adjusted to
avoid overspray.
h. All high water use areas shall be irrigated separately from drought
tolerant areas.
i. Irrigation systems shall be on automatic timers and shall be adjusted
for seasonal water needs.
2. Within 30 days after Final Map approval, or before sale of any individual lot,
whichever occurs first, the developer shall submit to the City a Covenant to
Maintain Property to protect views for each lot. All fees associated with
recording said covenants shall be paid by the developer.
TRACT FENCING PLANS
1. A complete project fencing plan for each tract included in this approval
(including public trails, habitat areas, warning signage, and proposed fence
and wall details) shall be reviewed and approved by the Director of
Environmental Services prior to issuance of grading permits or recordation of
the Final Map, whichever occurs first. It shall be the responsibility of the
developer to install this fencing prior to sale of any lot within each
workable phase. Said fencing plans shall incorporate the following:
a. A 42 inch high pipe rail fence or similar fencing of suitable design
shall be placed along the length of the bluff top on the seaward side of
the bluff top pedestrian trail, subject to the review and approval of
the Director of Environmental Services. It shall be the responsibility
of the developer to install this fencing and warning signage to coincide
with the construction of the bluff top pedestrian and bicycle trail.
b. A protective fence around the California gnatcatcher habitat areas and
around all wildlife corridors adjacent to residential development, or as
otherwise required by the Director of Environmental Services shall be
installed. Fencing of all enhancement areas shall also be required,
subject to the review and approval of the Director of Environmental
Services. said fencing shall satisfy all requirements of the project
biologist, incorporate a method to prevent domesticated animals from
entering the habitat ares, include appropriate warning signage, and
shall be black or dark green in color. Temporary fencing shall be
installed around the existing wildlife corridors and habitat areas prior
to the issuance of grading permits and the permanent fencing shall be
installed prior to the sale of any lot within adjacent workable phases.
C. Vesting Tentative Tract Map No. 50666
1) A decorative, minimum height five (5) feet, maximum height six (6)
feet fence which allows a minimum of 90% light and air to pass
through shall be required along all streetside setbacks and rear
property lines. If not specifically addressed above, said fencing
shall be required along all property lines directly abutting
common open space or adjacent to the proposed golf course. Said
fencing shall meet the minimum standard design requirements of
pool fencing. Any change to this criteria must be approved by the
Director of Environmental services.
P.C. Resolution No. 92-26
Exhibit "A"
Page 5 of 13
3> A decorative, minimum height five (5) feet, maximum height six (6)
feet fence which allows a minimum of 90% light and air to pass
through shall be required within the rear yard setback (rear and
side property I1aeo) areas on Lots 1-6, 14-17, and 21-37, Said
fencing shall meet the minimum standard design requirements for
pool fencing. Any change to this criteria must be approved by the
Director of Environmental Services.
6, Vestinct Tentative Tract Map No. 50667
I> Except for Lots 17-30° a decorative, minimum height five (s) feet,
maximum height six (6) feet fence which allows a minimum of 90%
light and air to pass through shall be required along all
streetoide setbacks and along all rear property lines. Said
fencing shall also be required along the western aide property
line of Imta 31, 33, 36, 37, and 39 and along the eastern side
property line of Lots 32, 34" and 38. If not specifically
addressed above, said fencing shall be required for all property
lines directly abutting common open space or adjacent to the
proposed golf course. Said fencing shall meet the mzozomm
standard design requirements of pool fencing. Any change to this
criteria must be approved by the Director of Environmental
Serviceo,
2> A decorative, minimum height five (5) feet, maximum height mix (6)
feet fence which allows a minimum of 90% light and air to pass
through shall be required within the rear yard setback (rear and
side property lines) areas on Lots 1-6, 14-17, 21-37, and 41-43.
Said fencing shall meet the minimum standard design requirements
for pool fencing. Any change to this criteria must be approved by
the Director of Environmental Services.
3) 8 decorative uniform wall or fence shall be required along the
rear property lines of Lots 17-20'
2. Chain link or other wire fencing is prohibited on any portion of any lot
within the tract, except as otherwise required by the project biologist for
habitat protection.
3. No fencing or walla shall be permitted within the required front and
streetside setback areas on all residential lots.
G. TRAILS PLAN IMPLEMENTATION
1. Prior to the issuance of a grading permit, the developer shall submit for
review and approval of a public amenities plan, including signage, specific
design standards and placement for all trails, vista points and parking
facilities, and other amenities consistent with the Conceptual Trails Plan and
subject to the review and approval of the Recreation and Parks Committee, the
Director of Environmental services and the Director of Parks and Recreation.
2. Dedication of the public trails shall occur at the time any Final Map is
recorded.
3. Construction of the public trails shall be the obligation of the developer.
0000tzootioo shall coincide with the project grading activity for each
approved workable phase within each tract and shall be completed upon
acceptance of street improvements within each tract.
H. MITIGATION MEASURES
1. The development shall comply with all mitigation measures of Environmental
Impact Report No. 36. Where more restrictive language appears in these
conditions of approval" the more restrictive language shall control.
P.C. Remmlqtxmn No. 92-26
Exhibit "A~
Page 6 of 13
2. All costs associated with implementation of the Mitigation Monitoring Program
shall be the responsibility of the Developer.
DEVELOPMENT OF INDIVIDUAL LOTS
I. NUMBER OF RESIDENTIAL UNITS
1. No more than forty (40) single family residential units shall be permitted in
Tract 50666 and no more than forty-three (43) single family residential units
shall be permitted in Tract 50667.
J. PROJECT DESIGN
1. Prior to the issuance of grading permits, a final tract site plan shall be
submitted to the Director of Environmental Services for review and approval,
identifying the location of all lots, streets and other lot improvements
including drainage structures and features, building pad areas and elevations,
and utility easements, as depicted on Vesting Tentative Tract Map Nos. 50666
and 50667.
2. All residential development shall conform to the specific standards contained
in this permit or, if not addressed herein, the RS -1 (RPD) development
standards of the Development Code shall apply.
3. Any significant changes in the development characteristics of the Residential
Planned Development, including but not limited to the number of dwelling
units, street and lot configuration or modifications to the finished contours,
shall require that an application for a major revision to the Conditional Use
Permit be filed. The scope of the review shall be limited to the request for
modification and any items reasonably related to the request, and shall be
subject to approval by the Planning Commission. Before any minor changes are
made to the Residential Planned Development, the Director of Environmental
Services shall report to the Planning Commission a determination of
significance.
4. Developer's of individual properties shall participate in any Development
Design Review Committee ("DDRC") or similar body processes in place at the
City at the time development and/or construction plans for each individual
residence are submitted to the City for review.
K. COMMON OPEN SPACE BONDS
J. A minimum of 30% of the acreage of each residential Tract 50666 and 50667,
exclusive of the golf course area shall remain as common open space.
2. Prior to recordation of each Final Map or commencement of work, whichever
occurs first, the developer shall post a bond, cash deposit, or other City -
approved security to ensure the completion of all common area improvements
including: rough grading, landscaping, irrigation, public trails, drainage
facilities, and other site features as per approved plans.
L. CC&Rs
1. Prior to approval of the final map, copies of Covenants, Conditions and
Restrictions (CC&R's) shall be submitted to the Director of Environmental
Services and the City Attorney for review and approval. Said CC&R's shall
reflect standards provided in Chapter 17.14 (Homeowners' Association) of the
Development Code, including those items identified herein, and any applicable
conditions of Vesting Tentative Tract Map Nos. 50666 and 50667.
2. All necessary legal agreements and documents, including Homeowners,
Association, deed restrictions, covenants, dedication of development rights,
public easements, and proposed methods of maintenance and perpetuation of all
on-site drainage facilities and any other hydrological improvements shall be
P.C. Resolution No. 92-26
Exhibit "A"
,Page 7 of 13
•
•
submitted and approved by the City Attorney and the Director of Environmental
Services prior to approval of each Final Map. Said CC&R's shall include, but
not be limited to, the following provisions:
a. All provisions required by Section 17.14 (Homeowners' Association) of
the City's Development Code.
b. Membership in the Homeowners' Association shall be inseparable from
ownership in the individual lots.
C. Identification of all materials which affect structure appearance and
use restrictions, including but not limited to architectural controls,
structure and roof materials, exterior finishes, walls/fences, exterior
lighting, and the standards of development contained in subsections F
through N of this document (Grading, Development Plans for Construction
of Individual Residences, Private Lot Open Space, Setbacks, Minimum Open
Space Requirements of Individual Residences, Building Facades and
Rooflines, Heights, Lighting, and Appliances). A manual containing this
information shall be provided by the developer and/or Homeowners'
Association to each individual landowner upon purchase of any lot or
residence.
d. All future residential structures, accessory structures, improvements,
and/or landscaping shall be subject to review by the Director of
Environmental Services and/or "DDRC11 as described below in Condition N1
and construction and installations of said structures and improvements
shall conform to the City -approved plans.
e. Dedicate to the City the right to prohibit construction of residential
structures on slopes greater than a 3:1 gradient, except for Lots in
Tract 50667 where the building pad is split by 2:1 transitional slopes.
f. Exterior residential lighting shall be limited to thestandardsof
Environmental Protection set forth in Section 17.54 of the City
Development Code.
9- Lot coverage, setback, height and private open space shall comply with
the requirements for each residential structure as detailed in these
Conditions of Approval.
h. Requirements for solar installations shall conform to the Development
Standards of Section 17.40 and Extreme Slope restrictions of Section,
17.57 of the Development Code.
i. All landscaping (including parkway trees) shall be selected and
maintained so that no trees or group of trees obstructs views from the
public right-of-way or adjacent properties consistent with City Council
policy regarding street trees.
j. No landscaping or accessory structure shall block or significantly
obstruct solar access to any lot.
k. The outlet structures for the on-site drainage improvements shall be
preserved and maintained by the City through the establishment of a
maintenance district comprised of the members of the Homeowner's
Association. A note to this effect shall be placed on each Final Map.
1. All owner/tenants of lots where storm water flows to the rear yard shall
be responsible for preventing obstruction to flows to the rear yard
storm drain and to ensure that the rear yard storm drains remain
accessible for periodic maintenance by the Los Angeles County Department
of Public Works.
P.C. Resolution No. 92-26
Exhibit "A"
Page 8 of 13
M.
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M. Information detailing covenants prohibiting the developer and any
successors in interest of the developer, including but not limited to,
any purchaser of an individual lot in this subdivision, from contesting
the formation of a maintenance district, referred to in subsection
II.D.k. above and in Condition No. -H5 of Resolution Nos. 92-24 and
92-25.
n. Identification of all public trail easements for pedestrian use. The
CC&R's shall also prohibit individually owned structures, accessory
structures, fences, walls, hedges, landscaping or any other such
obstacle within said trail easements without the written approval from
the City Council of the City of Rancho Palos Verdes.
3. Within thirty (30) days following recordation of the CC&R's, the developer
shall submit a recorded copy of the document to the Director of Environmental
Services.
GRADING FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
1. Remedial grading, consisting of over -excavation and recompaction for geologic
stability which will not alter the contours shown on the approved tract
grading plan shall be subject to review and approval by the Director of
Environmental Services. In addition, grading of up to 1,000 cubic yards for
residential use of an individual lot shall be subject to review and approval
by the Director of Environmental Services. Grading in excess of 1,000 cubic
yards, or grading to alter the finished pad elevations shall require approval
by the Planning Commission.
2. No construction and/or grading on individual lots, except for 2:1 transitional
slopes between split level pad areas on the same lot, shall be permitted on
3:1 or greater slopes.
3. All retaining walls shall be subject to review and approval by the Director of
Environmental Services with subsequent reporting to the Planning Commission,
if required, for review and approval pursuant to Section 17.50 of the City
Development Code.
4. Foundations and floor slabs cast on expansive soils will be designed in
accordance with Los Angeles County Code Section
2907-i.
DEVELOPMENT PLANS FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
1. Prior to issuance of any grading or construction permits for individual lots
subsequent to the completion of finished pads, final improvement plans for
each lot and structure shall be submitted to the Director of Environmental
Services and/or Development Design Review Committee ("DDRC11) or similar body
as described below in Condition NS for review and approval. Said plans shall
include, but are not limited to, plot plan, section and elevation drawings,
grading and exterior lighting plans. The plot plan shall clearly show
existing and proposed topography, all proposed structures, all easements and
setbacks. The section and elevation drawings shall clearly indicate maximum
proposed height and ridge elevation for all structures, fences, walls,
accessory structures, and equipment.
2. Unless otherwise specified in these conditions of approval, all structures and
development on individual lots shall comply with RS -1 (RPD) development
standards.
3. All fencing along interior side and front property lines, if not otherwise
addressed in Sections Fl, F2, and F3 above, shall conform with Section 17.42
of the Rancho Palos Verdes Development Code.
P.C. Resolution No. 92-26
Exhibit "A"
Page 9 of 13
4. Chain link or other wire fence is prohibited on any portion of any lot, except
as otherwise required by project biologist for habitat protection.
5. Developer's of individual properties shall participate in any Development
Design Review Committee (11DDRC11) or similar body processes in place at the
City at the time development and construction plans for each individual
residence are submitted.
6. Development and construction plans for each individual residence shall comply
with the standards and conditions set forth in the "Design Guidelines" for the
tract and shall be incorporated within the CC&Rls for each tract and attached
hereto as Exhibit "B" and hereby included as a condition of approval.
Requests for approval of individual residences shall be reviewed for
compliance with said conditions and "Design Guidelines" by the Director of
Environmental Services and/or any Development Design Review Committee (SIDDRCI-)
in place at the time development applications for individual residences are
submitted.
7. Upon submittal of proposed development and construction plans for each
individual residence to the Director of Environmental Services as described
above in Condition J5, individual property owners shall provide written
approval of the proposed development obtained from the established Homeowner's
Association Architectural Committee.
O. PRIVATE LOT OPEN SPACE
1. Each residential lot shall
not less than four hundred
This area shall be adjacent
dwelling unit.
P. SETBACKS
provide a private outdoor living area in an amount
(400) square feet for each bedroom in the unit.
to and provide a private, usable area for each
1. The minimum front yard setback for all structures on an individual lot shall
vary from thirty (30) to forty (40) feet throughout the development, depending
on the lot type.
2. All structures on an individual lot with a single story structure shall
maintain a minimum interior side yard setback of fifteen (15) feet on one
side, with a minimum total of thirty five (35) feet for both sides, or thirty-
three (33) percent of the width of the property at the front yard setback,
whichever is greater. Additionally, at least twenty five (25) percent of the
structure shall be recessed by an additional three (3) feet beyond the
required side yard setback on each side for articulation.
3. All structures on an individual lot with either a two story or split level
structure shall maintain a minimum interior side yard setback of fifteen (15)
feet on one side, with a minimum total of forty (40) feet for both sides, or
thirty-three (33) percent of the width of the property at the front yard
setback, whichever is greater. Additionally, at least twenty-five percent
(25%) of each proposed side yard elevation shall be recessed by an additional
three (3) feet beyond the required side yard setback on each side for
articulation.
3. The minimum street side setback shall be 20 feet.
4. The minimum rear yard setback shall vary from twenty-five (25) to thirty-five
(35) feet throughout the development, depending on the lot type. In addition,
at least twenty-five percent (25%) of the maximum potential rear elevation
shall be recessed by an additional five (5) feet beyond the rear yard setbacks
for articulation. Rear yard setbacks for detached accessory structures of
five hundred (500) square feet or less can be reduced by ten (10) feet from
the required setbacks.
P.C. Resolution No. 92-26
Exhibit "A"
Page 10 of 13
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5. Any other architectural features or appurtenances shall conform to Section
17.40.030 (E) of the Rancho Palos Verdes Development Code.
6. Except for driveways and parking areas, all of the required front and street -
side setback areas shall be landscaped. Driveways and parking areas shall not
cover more than fifty (50) percent of the required front or streetside setback
areas.
7. Except as described below in Condition P8, no minor or accessory structures,
including but not limited to pool equipment and trash enclosures, shall be
permitted within any required setback area. 4
8. Trash enclosures and other minor equipment may be permitted within any
interior sideyard setback area adjacent to the structure, subject to review
and approval of a Minor Exception Permit.
Q. MINIMUM OPEN SPACE REQUIREMENTS OF INDIVIDUAL RESIDENCES
1. The minimum open space requirement for all lots shall not be less than 60
percent of the lot. Lot coverage shall include the building footprint,
driveway and parking area, covered patios, covered walkways, and other
accessory structures.
2. In addition, the following limitations apply to habitable area of each
structure, dependant on the size of the lot on which the structure is located:
LOT SIZE
MAXIMUM
MAXIMUM
(RANGE)
HABITABLE SPACE
HABITABLE SPACE
LOT COVERAGE
SQUARE FOOTAGE
(RANGE)
4,500 TO
15,000 - 19,999 SQUARE FEET
30%
6,000 SQUARE FEET
6,000 TO
20,000 - 24,999 SQUARE FEET
30%
7,500 SQUARE FEET
7,500 TO
25,000 SQUARE FEET OR GREATER
30%
10,000 SQUARE FEET
NOTES:
a. Lot sizes are based on calculated gross square footage.
b. Maximum Habitable Space includes the living area of all structures, and
does not include garage, access, driveways, hardscape, and non -habitable
basements per the Building Code.
C. Structures shall maintain a minimum of 4,500 square feet and a maximum
square feet of 10,000 square feet as described above.
3. Requests to modify the permitted habitable square footage per lot size
category are subject to a Major Conditional Use Permit revision.
P.C. Resolution No. 92-26
Exhibit "A"
Page 11 of 13
R. BUILDING FACADES AND ROOFLINES
1. In order to avoid solid, two story facades on any structure, no unbroken,
vertical two-story facades shall be allowed on the front and rear elevations
of the residences. The upper level shall be a minimum of twenty (20) percent
smaller than the footprint of the structure. In no case should the setback
area on the upper level be less than six (6) feet. This area shall be setback
from the lower level on both the front and rear elevation of each structure.
The setback may only be used as a roof area or an uncovered deck or balcony.
2. The roof of the main structure on each residence shall have a pitch of at
least 2 in 12, except where it is necessary to have small areas with less
pitch in order to comply with Building Code criteria.
3. On Lots 16-24 within Vesting Tentative Tract No. 50666, the main ridge of the
structure shall be parallel to the side property line and generally
perpendicular to Palos Verdes Drive South.
4. On Lots 21, 22, and 37-40 within Vesting Tentative Tract No. 50667, the main
ridge of the structure shall be perpendicular to Palos Verdes Drive South.
5. Roofing materials shall be Class A and non-combustible.
S. HEIGHTS
1. Building heights for all residential structures are limited as follows:
Lot Type A: 16 feet
Lot Type B: 16 feet upslope/28 feet downslope
Lot Type C: 16 feet upslope/28 feet downslope
Lot Type D: 16 feet upslope/28 feet downslope
2. All heights shall be measured pursuant to View Preservation and Restoration
Section 17.02.040 of the Development Code.
3. Accessory structures shall conform to Section 17.40.050 (C) of the Rancho
Palos Verdes Development Code.
T. SOLAR SYSTEM
1. All dwelling units shall be designed and constructed so that the plumbing and
circulation system will allow utilization of solar energy as part of the
hybrid system for providing hot water. Solar panels shall not exceed the
ridgeline of the structure on which they are placed.
2. All proposed solar installation shall be reviewed by the Director of
Environmental Services for consistency with the provisions of the Development
Code.
U. LIGHTING
1. Exterior residential lighting shall be limited to the standards of Section
17.54.030 of the Development Code.
2. A typical residential unit lighting plan shall be submitted to the Director of
Environmental Services for review and approval prior to issuance of building
permits, and there shall be no direct offsite illumination from any light
source.
P.C. Resolution No. 92-26
Exhibit "A"
Page 12 of 13
E
V. APPLIANCES
1. All units shall be required to install and maintain in proper working order an
electronic garage door opener for each garage door.
2. All units shall be required to install and maintain low water use plumbing
fixtures including, but not limited to, low flow toilets and shower heads.
W. PERMIT EXPIRATION AND COMPLETION DEADLINE
1. If finished grading and construction of the streets and utilities have not
been completed and accepted within two (2) years from the date of recordation
of each Final Map, Conditional Use Permit No. 162 shall expire and be of no
further effect, unless, prior to expiration, a written request for extension
pursuant to Section 17.56.080 of the City's Development Code is filed with the
Department of Environmental Services and is granted by the Planning
Commission. otherwise, a new Conditional Use Permit must be approved prior to
further development of the tracts.
P.C. Resolution No. 92-26
Exhibit "All
Page 13 of 13