PC RES 1992-069 P.C. RESOLUTION NO. 92-69
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES RECOMMENDING
APPROVAL OF REVISIONS TO VESTING TENTATIVE
TRACT MAP NOS. 50666 AND 50667 TO THE CITY
COUNCIL AND APPROVING REVISIONS TO CONDITIONAL
USE PERMIT NOS. 162 AND 163, COASTAL PERMIT
NO. 103, AND GRADING PERMIT NO. 1541 FOR A
RESIDENTIAL PLANNED DEVELOPMENT CONSISTING OF
83 SINGLE FAMILY DWELLING UNITS, AN 18 HOLE
GOLF COURSE WITH CLUBHOUSE, AND PUBLIC OPEN
SPACE ON 261.4 ACRES IN COASTAL SUBREGIONS 7
AND 8 (OCEAN TRAILS) .
WHEREAS, on June 1, 1992, the City Council of the City of
Rancho Palos Verdes adopted Resolution Nos. 92-54, 92-55, 92-56,
and 92-57 approving Vesting Tentative Tract Map Nos. 50666 and
50667, Conditional Use Permit Nos. 162 and 163, Coastal Permit No.
103, and Grading Permit No. 1541 for a Residential Planned
Development consisting of a total of 83 single family dwelling
units, an 18 hole golf course with clubhouse, and public open space
on 258 acres in coastal Subregions 7 and 8; and
WHEREAS, within the 10 day appeal period, the approval of
Coastal Permit No. 103 was appealed to the California Coastal
Commission by four (4) local residents and by two (2) members of
the Coastal Commission; and
WHEREAS, on August 12, 1992, after finding substantial issue
with the project as approved by the City Council, the California
Coastal Commission denied Coastal Permit No. 103 and remanded the
subject applications back to the City for revisions; and
WHEREAS, on October 9, 1992 the applicants, Palos Verdes Land
Holdings and the Zuckerman Building Company submitted revised
applications and a Draft Addendum to Environmental Impact Report
No. 36 to the City which were deemed complete on October 19, 1992.
The revised applications address the concerns of the Coastal
Commission for provision of additional public open space and
include a revised title report for the property which indicates the
actual total project area to be 261.4 acres; and
WHEREAS, after notice issued pursuant to the provisions of the
City's Development Code, the Planning Commission held a public
hearing on the revisions to the project applications and the Draft
Addendum to EIR No. 36 on November 5, 1992, at which time all
interested parties were given an opportunity to be heard and
present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: Revisions to Vesting Tentative Tract Map No.
50666, including an increase of 3 .5 acres in Common Open Space
within the residential development, an increase of 17.8 acres of
public access (including an additional .4 acres of public parking) ,
an increase of 4.4 acres of coastal bluff area to be dedicated to
the City, and a reduction of 25. 3 acres of golf course within the
tract are consistent with the City's General Plan, Coastal Specific
Plan, and findings contained in Resolution No. 92-54 for Vesting
Tentative Tract Map No. 50666 for creation of forty (40) single
family residential lots, three (3) common open space lots, four (4)
public open space lots, and three (3) golf course lots with
related improvements. In reviewing the revised applications, the
Planning Commission has recommended modifications to the conditions
of approval for review by the City Council. These modifications
are attached in Exhibit "A" and reflect the revisions to Vesting
Tentative Tract Map No. 50666.
Section 2: Revisions to Vesting Tentative Tract Map No.
50667, including a decrease in the net residential area of 3 .2
acres, a decrease in the Common Open Space within the tract of 5.7
acres, an increase of 9.8 acres of public access (including an
additional .4 acres of public parking) , and increase of 10. 1 acres
of coastal bluff area to be dedicated to the City, and a reduction
of 14 acres of golf course within the tract are consistent with the
City's General Plan, Coastal Specific Plan, and findings contained
in Resolution No. 92-55 for Vesting Tentative Tract Map No. 50667
for creation of forty-three (43) single family residential lots,
ten (10) common open space lots, three (3) public open space lots
and two (2) golf course with related improvements. In reviewing
the revised applications, the Planning Commission has recommended
modifications to the conditions of approval for review by the City
Council. These modifications are attached in Exhibit "B" and
reflect the revisions to Vesting Tentative Tract Map No. 50667.
Section 3 : Revisions to Conditional Use Permit No. 162 for
construction of an 83 (eighty-three) lot Residential Planned
Development on a total of 87.9 acres including a total of 24. 6
acres of Common Open Space within the two tracts (30% of the total
residential development area) in addition to the dedication of a
total of 34.2 acres for public parks and trails and 37.4 acres of
coastal bluff dedication are consistent with the City's General
Plan, Coastal Specific Plan, and findings contained in Resolution
No. 92-56 for a Residential Planned Development in association with
revisions to Vesting Tentative Tract Map Nos. 50666 and 50667. In
approving the revised application, the Planning Commission has
incorporated modifications to the conditions of approval, attached
hereto in Exhibit "C", which reflect the revisions to Conditional
Use Permit No. 162 .
P.C. Resolution No. 92-69
Page 2 of 13
Section 4: Revisions to Conditional Use Permit No. 163 for
construction of an 18 hole golf course and clubhouse on a total of
101.4 acres within the two tracts is consistent with the City's
General Plan, Coastal Specific Plan, and findings contained in
Resolution No. 92-57 for a golf course and clubhouse facility in
association with revisions to Vesting Tentative Tract Map Nos.
50666 and 50667. In approving the revised application, the
Planning Commission has incorporated modifications to the
conditions of approval, attached hereto in Exhibit "D", which
reflect the revisions to Conditional Use Permit No. 163 .
Section 5: Revisions to Coastal Permit No. 103 and Grading
Permit No. 1541 for construction of an 83 lot Residential Planned
Development with public parking and dedication of public trails,
active and passive parks, and coastal bluff areas, and an 18-hole
golf course with clubhouse on the 261.4 acre site is consistent
with the City's General Plan, Coastal Specific Plan, and findings
contained in Resolution Nos. 92-56 and 92-57 in association with
revisions to Vesting Tentative Tract Map Nos. 50666 and 50667. In
approving the revised application, the Planning Commission has
determined that no additional or modified conditions of approval
are required.
Section 6: For the foregoing reasons, and based on
information and findings contained in Resolution Nos. 92-54, 92-55,
92-56, and 92-57 and 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 recommends
approval of revisions to Vesting Tentative Tract Map Nos. 50666 and
50667 to the City Council and approves Revisions to Conditional Use
Permit Nos. 162 and 163, Coastal Permit No. 103, and Grading Permit
No. 1541 subject to conditions attached hereto in Exhibits "A",
"B", "C", "D", and "E" which are necessary to protect the public
health, safety, and general welfare, and subject to approval of
revisions to Tentative Tract Map Nos. 50666 and 50667 and
certification of Addendum Environmental Impact Report No. 36 by the
City Council.
P.C. Resolution No. 92-69
Page 3 of 13
PASSED, APPROVED, and ADOPTED this 5th day of November, 1992 .
Robert Katherman
Chairman
/.
Du. ey Ond=r•onk, Director of
Environm- tal Services and
Secretary to the Commission
P.C. Resolution No. 92-69
Page 4 of 13
EXHIBIT "A"
RECOMMENDED REVISIONS TO CONDITIONS OF APPROVAL
FOR RESOLUTION NO. 92-54
REVISED TENTATIVE TRACT MAP NO. 50666
1. All conditions of approval and exhibits contained in
Resolution No. 92-54 which reference other resolutions adopted
in conjunction with this application shall be modified
accordingly upon adoption of revised applications and
conditions of approval by the Planning Commission and/or City
Council relating to the Ocean Trails Plan.
2 . Condition A2 shall be revised to read as follows: The City's
fees for processing a Final Map shall be paid within six (6)
months of approval of the Vesting Tentative Tract Map and
Tentative Parcel Map by the last responsible public agency.
3 . Condition El shall be revised to read as follows: Prior to
the issuance of grading permits or prior to final of any map,
whichever comes first, the developer shall submit a Final
Biological Resources Preservation Plan/Habitat Preservation
Plan ("BRPP/HPP") for review and comment by local wildlife and
habitat preservation groups, and subject to approval by the
Planning Commission.
4. The following language shall be added to Condition G5: The
developer shall be responsible for installation of any fire
hydrants or other improvements required by the Los Angeles
County Fire Department.
5. Condition H7 shall be added to read as follows: Prior to the
issuance of grading permits or prior to final of any map,
whichever occurs first, the developer shall submit Final Run
Off Management and Water Quality Control Plans for review and
approval by the Planning Commission. These plans may only be
approved if they meet National Pollutant Discharge Elimination
System (NPDES) permit regulations and requirements.
6. Condition I2f shall be revised to read as follows: A public
parking area containing a minimum seventy-five (75) public
parking spaces at the terminus of "A" street. Said on-street
parking area shall contain a minimum of five (5) handicapped
parking spaces. The design of the on-street parking area
shall be submitted for review and approval by the Director of
Public Works. Parking and access to In this area shall be
prohibited after dusk.
P.C. Resolution No. 92-69
Page 5 of 13
7. Condition L11 shall be added to read as follows: The
developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails
Plan standards, a six (6) foot wide soft footed public
pedestrian trail easement with an intermediate level of
difficulty and minimum tread width of four (4) feet as shown
in the attached Exhibit "E" beginning at Point X and
terminating at Point I.
8. Condition L12 shall be added to read as follows: The
developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails
Plan standards, a fifteen (15) foot wide soft footed public
pedestrian, off-road bicycle, and fire access trail easement
with an easy level of difficulty as shown in the attached
Exhibit "E" beginning at Point 0 and terminating at point D
within Common Open Space Lot "C" . A breakaway barrier to
prevent the use of the trail by unauthorized motor vehicles
shall be installed at Point O. Additionally, the developer
shall dedicate to the City of Rancho Palos Verdes, record on
the final map, and construct to Conceptual Trails Plan
standards two six (6) foot wide public pedestrian trail
easements with a minimum tread width of four (4) feet and
which connect respectively from the terminus of Streets "E"
and "C" to the trail described above in this condition.
9. Condition L13 shall be added to read as follows: The
developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails
Plan standards, a fifteen (15) foot wide soft footed public
pedestrian trail easement with an easy level of difficulty and
minimum tread width of eight (8) feet as shown in the attached
Exhibit "E" beginning at Point E and terminating at Point N.
10. Section 0 shall be retitled as follows: PARK AND OPEN SPACE
DEDICATION AND MAINTENANCE.
11. Condition 04 shall be added to read as follows: The developer
shall dedicate to the City of Rancho Palos Verdes and record
on the final map Lots A, D, E, and F for public open space.
Lot A (West Vista Park) shall be a minimum of 1.5 acres in
size. Lot D (Halfway Point Park) shall be a minimum of 4.9
acres in size. Lot E (West Bluff Preserve) shall be a minimum
of 7 acres. Lot F (Halfway Point Preserve) shall be a minimum
of 3 . 3 acres in size.
P.C. Resolution No. 92-69
Page 6 of 13
12. Condition 05 shall be added to read as follows: The developer
shall dedicate to the City of Rancho Palos Verdes and record
on the final map Lot G to include the Coastal Bluff Dedication
with a minimum area of 24.4 acres and the East/West Access
Corridor with a minimum area of 5.4 acres for public open
space. The final configuration of the Access Corridor shall
be determined prior to issuance of grading permits or prior to
final of any map, whichever occurs first.
P.C. Resolution No. 92-69
Page 7 of 13
EXHIBIT "B"
RECOMMENDED REVISIONS TO CONDITIONS OF APPROVAL
FOR RESOLUTION NO. 92-55
REVISED TENTATIVE TRACT MAP NO. 50667
1. All conditions of approval and exhibits contained in
Resolution No. 92-55 which reference other resolutions adopted
in conjunction with this application shall be modified
accordingly upon adoption of revised applications and
conditions of approval by the Planning Commission and/or City
Council relating to the Ocean Trails Plan.
2 . Condition A2 shall be revised to read as follows: The City's
fees for processing a Final Map shall be paid within six (6)
months of approval of the Vesting Tentative Tract Map and
Tentative Parcel Map by the last responsible public agency.
3 . Condition El shall be revised to read as follows: Prior to
the issuance of grading permits or prior to final of any map,
whichever occurs first, the developer shall submit a Final
Biological Resources Preservation Plan/Habitat Preservation
Plan ("BRPP/HPP") for review and comment by local wildlife and
habitat preservation groups, and subject to approval by the
Planning Commission.
4. The following language shall be added to Condition G5: The
developer shall be responsible for installation of any fire
hydrants or other improvements required by the Los Angeles
County Fire Department.
5. Condition H7 shall be added to read as follows: Prior to the
issuance of grading permits or prior to final of any map,
whichever occurs first, the developer shall submit a Final Run
Off Management and Water Quality Control Plans for review and
approval by the Planning Commission. These plans may only be
approved if they meet National Pollutant Discharge Elimination
System (NPDES) permit regulations and requirements.
6. Condition 112 shall be added to read as follows: Should the
geology for residential Lots 34-38 not be accepted for
construction of residential properties by the City Geologist
and are not developed for residential purposes, then the
configuration of Street "A" shall be revised to cul-de-sac
near the northeastern corner of Lot 33, and the connection to
Palos Verdes Drive South shall be eliminated.
P.C. Resolution No. 92-69
Page 8 of 13
7. Condition K3 shall be revised as follows: If the geology for
residential Lots 34-38 is not accepted to the satisfaction of
the City Geologist prior to recordation of the Final Map, then
these lots shall not be developed for residential purposes,
but may be used for golf course and/or habitat restoration
purposes. If these lots are developed for golf course uses`
they shall be subject all applicable conditions pgrtaininq to
revised Conditional Use Permit No. 163.
8. Condition L13 shall be added to read as follows: The
developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails
Plan standards, a four (4) foot wide soft footed public
pedestrian trail easement with an intermediate level of
difficulty and minimum tread width of two (2) feet as shown in
the attached Exhibit "E" beginning at Point "V" and
terminating at Point "S" . A barrier to prevent the use of the
trail by bicycles and motorized vehicles shall be erected at
Point "V" . Signs identifying the trail as a sensitive habitat
area and prohibiting use of the trail by bicycles and
motorized vehicles shall be erect on or near the barrier.
9. Condition L14 shall be added to read as follows: The
developer shall dedicate to the City of Rancho Palos Verdes,
record on the final map, and construct to Conceptual Trails
Plan standards, a four (4) foot wide soft footed public
pedestrian trail easement with an intermediate level of
difficulty and minimum tread width of two (2) feet as shown in
the attached Exhibit "E" beginning at Point "R" and
terminating at the project's eastern boundary at Point "P" .
A barrier to prevent the use of the trail by bicycles and
motorized vehicles shall be erected at Point "P". Signs
identifying the trail as a sensitive habitat area and
prohibiting use of the trail by bicycles and motorized
vehicles shall be erect on or near the barrier.
10. Section 0 shall be retitled as follows: PARK AND OPEN SPACE
DEDICATION AND MAINTENANCE.
11. Condition 03 shall be added to read as follows: The developer
shall dedicate to the City of Rancho Palos Verdes and record
on the final map Lots G and M for public open space. Lot G
(East Bluff Preserve) shall be a minimum of 7.7 acres in
size. Lot M (East Vista Park) shall be a minimum of 1.2
acres.
P.C. Resolution No. 92-69
Page 9 of 13
12 . Condition 04 shall be added to read as follows: The developer
shall dedicate to the City of Rancho Palos Verdes and record
on the final map Lot I to include the Coastal Bluff Dedication
with a minimum area of 10. 1 acres and the East/West Access
Corridor with a minimum area of 3 acres for public open space.
The final configuration of the Access Corridor shall be
determined prior to issuance of grading permits or prior to
final of any map, whichever occurs first.
P.C. Resolution No. 92-69
Page 10 of 13
EXHIBIT "C"
REVISIONS TO CONDITIONS OF APPROVAL
FOR RESOLUTION NO. 92-56
AND
REVISED CONDITIONAL USE PERMIT NO. 162
1. All conditions of approval and exhibits contained in
Resolution No. 92-56 which reference other resolutions adopted
in conjunction with this application shall be modified
accordingly upon adoption of revised applications and
conditions of approval by the Planning Commission and/or City
Council relating to the Ocean Trails Plan.
2. Condition No. Flb4 shall be added to read as follows: A
decorative, minimum height five (5) feet, maximum height six
(6) feet fence which allows a minimum of 90% light and air to
pass through shall be required on that portion of Lot H
abutting Street "C" and the adjacent side property lines of
Lots 6 and 7.
3 . Condition El shall be revised as follows: . . .The final
landscape and irrigation plan shall conform to California
State Model Water Efficient Landscape Ordinance (per State
Assembly Bill 325) and shall include the following:
4. Condition F3 shall be revised as follows: Except as provided
for Condition Flb4 above, within the front and streetside
setback areas, fences, walls, or hedges up to a maximum of
twenty-four (24) inches in height shall be permitted.
5. Condition G1 shall be revised as follows: Prior to issuance
of any grading permit or prior to recordation of any final
map, the developer shall submit a detailed public amenities
plan. . .
P.C. Resolution No. 92-69
Page 11 of 13
EXHIBIT "D"
REVISIONS TO CONDITIONS OF APPROVAL
FOR RESOLUTION NO. 92-57
AND
REVISED CONDITIONAL USE PERMIT NO. 163
1. All conditions of approval and exhibits contained in
Resolution No. 92-57 which reference other resolutions adopted
in conjunction with this application shall be modified
accordingly upon adoption of revised applications and
conditions of approval by the Planning Commission and/or City
Council relating to the Ocean Trails Plan.
2 . Condition A17 shall be added to read as follows: Any,
additional acreage needed to increase the size or area for the
golf course and related uses shall be obtained by reducing the
acreage currently designated for residential purposes within
Tract 50666, Tract 50667, or a combination thereof, provided
a minimum of thirty (30) percent of the area within each tract
remains for Common Open Space. Any additional acreage needed
to increase the area of the golf course shall not result in a
reduction in the acreage of land to be dedicated or restricted
for public open space uses as shown on the approved Ocean
Trails Plan.
2 . Condition Dl shall be revised as follows: . . .Requests for
extensions may be granted by the Director of Environmental
Services for up to one hundred eighty (180) twenty (120) days.
3 . Condition D2 shall be revised as follows: . . .Requests for
extensions may be granted by the Director of Environmental
Services for up to one hundred eighty (180) twcnty (120) days.
4. Condition D3 shall be revised as follows: . . .the developer
shall submit a detailed public amenities plan, including . . . ,
plancs, . . .
2 . Condition D4 shall be revised as follows: Prior to issuance
of grading permits or prior to final of any map, whichever
occurs first, a final site plan shall be submitted to the
Dircctor of Environmcntal Scrviccs for review and approval, by
the Planning Commission, identifying the layout of the golf
course holes and the location of the clubhouse. . .
P.C. Resolution No. 92-69
Page 12 of 13
3 . Condition D5 shall be revised as follows: Prior to issuance
of grading permits, the final clubhouse design shall be
submitted - - - - - - - - • ' - - -- - - - ' - - - for review
and approval by the Planning Commission. The clubhouse may
include ancillary facilities such as a pro shop, restaurant,
banquet facilities, and interpretative nature displays. The
developer . . .
4. Condition D6 shall be revised as follows: Any significant
changes which result in the location of the clubhouse in an
area other than that described in Condition Cl above or which
results in significant changes in the development
characteristics of the approved conceptual plan per Conditions
Dl-D5 above, . . .
4. Condition Gl shall be revised to read as follows: Prior to
the issuance of grading permits or prior to final of any map,
whichever occurs first, the developer shall submit a Final
Biological Resources Preservation Plan/Habitat Preservation
Plan ("BRPP/HPP") for review and comment by local wildlife and
habitat preservation groups, and subject to approval by the
Planning Commission.
5. Condition M1 shall be revised as follows: . . .The final
landscape and irrigation plan shall conform to California
State Model Water Efficient Landscape Ordinance (per State
Assembly Bill 325) and shall include the following:
6. Condition Nlc shall be added to read as follows: Protective
fencing along all trails and open space areas where there is
a potential conflict between golf course uses and public
access uses. The required location(s) of said fencing shall
be determined at the time the final golf course layout is
reviewed and approved by the Planning Commission.
8. Condition U1 shall be revised as follows: . . .Any increase in
height proposed after the approval of plans per Conditions Dl-
5 shall require a minor revision to the Conditional Use
Permit and a Variance application. . .
9. The following language shall be added to Condition U4: Any
other structures. . .shall not exceed sixteen (16) feet in
height unless a minor revision to the Conditional Use Permit
and a Variance are granted by the Planning Commission.
P.C. Resolution No. 92-69
Page 13 of 13
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�-� { �' / i�M1M cam OW Tp C�rrly► �� ' - ,`
�lA� •
Land Use Table \ ,, .1r :� ftp lip arimec,,,.., ° —�
USE ACREAGE '�, oar••••■•
•Residential 87.9
Public Mess GL,14�IE viotte L44E
it Active Parks 6.1
Passive Park 16.7 _.._.. OFF RA4I _P1(MCL.E 14)L
Padang Area 3.0 •• •
•• OO
Course • 101.4 `'*-T-' PePe‘TIMAN -�,L
Coastal Bluff Dedication '34.5 III 11 I`I 1 ctAss r
Subtotal 258.0 610(61AV ;4Fir FaiTe) ?v-7;€6TIVAN 'WAIL
COMBNet
Revised Property 'W' 6‘14LerDRIZEDt>�Calculation 3.419 Vj (A
Total 261.4 •
El o kw.600. & HANOICAfrao 13LL
—_. Ocean Trails Plan
October 1992
Exhibit 1
• P.C. Resolution No.92-69
•Exhibit E