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RPVCCA_CC_SR_2011_09_20_03_Tract_Map_52666_Via VictoriaPUBLIC HEARING Date:September 20,2011 Subject:Tract Map Amendment to Tract No.52666 (SUB2011-00003)/ 30039 Via Victoria (Lot 9)&30051 Via Victoria (Lot 10) Location:30039 &30051 Via Victoria 1.Declare the Hearing Open:Mayor Long 2.Report of Notice Given:City Clerk Morreale 3.Staff Report &Recommendation:Senior Planner Schon born 4.Public Testimony: Appellant:N/A Applicant:Marshall Esfahani 5.Council Questions: 6.Rebuttal: 7.Declare Hearing Closed:Mayor Long 8.Council Deliberation: 9.Council Action: 3-1 CrrvOF MEMORANDUM RANCHO PALOS VERDES TO: FROM: DATE: SUBJECT: HONORABLE MAYOR CITY COUNCIL MEMBERS JOEL ROJAS,COMMUN ELOPMENT DIRECTOR SEPTEMBER 20,2011 TRACT MAP AMENDMENT TO TRACT NO.52666 (SUB2011-00003)130039 Via Victoria (Lot 9)&30051 Via Victoria (Lot 10)/"101 REVIEWED:CAROLYN LEHR,CITY MANAGER lY--- Project Manager:Eduardo Schonborn.AICP,Senior Planne~ RECOMMENDATION Adopt Resolution No.2011-_,thereby adopting Addendum 4 to a Mitigated Negative Declaration and approving a tract amendment (Revision D)to allow for two additional access driveways along Via Victoria,each providing individual access for Lot 9 and Lot 10 of Tract 52666. EXECUTIVE SUMMARY In 2001,the City Council approved a 13-lot subdivision on a 3.92-acre parcel bounded by Palos Verdes Drive West along the west,Via Victoria along the east,the City of Palos Verdes Estates along the north,and single-family residences to the south.The approved tract map included a new street (Lunada Vista)from Palos Verdes Drive West that provides access to 9 lots.The map also included one driveway from Via Victoria to serve the remaining 4 residences,which included a shared private driveway easement on Lots 10 and 12 (see tract map illustration on the following page)allowing ingress/egress rights to Lots 9,10,12 and 13.The proposed tract amendment request is to provide two additional access driveways along Via Victoria such that each provides individual access to Lot 9 and Lot 10,while the existing access driveway would provide access for Lots 12 and 13.The proposed tract amendment will result in a total of three driveways along Via Victoria to serve the four residences,rather than one single access driveway. 3-2 Case No.SUB2011-00003 Tract Amendment -Lots 9 &10,Tract No.52666 September 20,2011 Pursuant to Development Code Section 17.78.040,an "amendment to the project shall be considered by the same body which took the final action in granting the original application ..."Since the tract map was approved by the City Council,this tract amendment is being forwarded to the City Council for consideration. BACKGROUND On September 4,2001,the City Council adopted Resolution Nos.2001-70 and 2001-71, adopting a Mitigated Negative Declaration and approving Tentative Tract Map No.52666 to allow the division of a 3.92 acre lot into 13 residential lots.The Tract Map approved by the City Council included conditions specific to the development of each residential lot,as recommended by the Planning Commission.Specifically,the tract was approved with development standards for each lot,such as maximum structure size limits,maximum building pad elevations,and maximum roof ridgeHne elevations,to name a few. On March 4,2003,the City Council authorized the recordation of the Final Tract Map and the Map was subsequently recorded with the Los Angeles County Recorders Office on February 12,2004.Since the Map's recordation,the City has processed several revisions adjusting the Council approved tract map,including grading quantities,maximum pad elevations for specific lots,and maximum roof ridgeline elevations for specific lots.Most notable was Revision C approved in 2005,which relocated the shared private driveway easements from along the rear of Lots 9 and 10 to the front portion of these lots. Lastly,thus far 11 of the 13 lots have been developed with single-family residences. Subject Lot 10 is currently under construction,while Lot 9 remains vacant. SITE DESCRIPTION As indicated above,and illustrated on the following page,the approved 13-lot subdivision included a new street (Lunada Vista)from Palos Verdes Drive West,which provides access to 9 lots in the subdivision.The remaining four lots (Lots 9,10,12 and 13)are accessed via a single driveway along Via Victoria. This driveway runs along the "pole" portion of a flag lot (Lot 12),and provides the entry point for the remaining 4 lots. Currently,the flag lot (Lot 12)and the adjacent lot to the east (Lot 13,which is "in front"of Lot 12)are developed with single-family residences and are occupied. To access the parking area on the flag lot,a vehicle drives straight from the single driveway access point.To access the parking area on Lot 13,a vehicle enters the single driveway access point,and then quickly turns left onto the property.To access the parking areas for Lots 9 and 10,a vehicle would enter the single driveway access point and then quickly turn right.An access easement currently traverses the width of Lot 10 in the front yard area to ensure access to Lot 9. 3-3 Case No.SUB2011-00003 Tract Amendment -Lots 9 &10,Tract No.52666 September 20,2011 PROJECT DESCRIPTION The proposed amendment requests a modification to the access for these 4 lots (Lots 9, 10, 12 &13)such that they would not all be accessed via this single driveway access point. As illustrated below,the proposed amendment would maintain the existing driveway apron, but access would be limited to the currently developed residences on Lots 12 and 13.Two additional driveway aprons would be provided along Via Victoria,one to provide direct access to Lot 9 and one to provide direct access to Lot 10.In addition,the current vehicular access easement that traverses the width of Lot 10 to provide street access for Lot 9 is proposed to be removed. New driveway to serve Lot 9 New driveway to serve Lot 10 .~...................-Existing driveway ~=ti~-~~~'to serve Lots 12 & 13 3-4 Case No.SUB2011-00003 Tract Amendment -Lots 9 &10,-Tract No.52666 September 20,2011 DISCUSSION As indicated above,the original final tract map that was recorded with Los Angeles County included a shared private driveway easement on Lots 10 and 12,allowing ingress/egress rights to Lots 9,10,and 13.After further review of the design of the tract and the placement of the residences,the applicant felt that it did not make sense to provide a driveway easement along the rear portion of these lots as originally approved due to the views of the Pacific Ocean oriented over the driveway.As a result,a tract amendment (Revision C)was approved in 2005 to relocate the easement to the front portion of the lots, adjacent to Via Victoria. Since construction of the single-family residences on Lots 12 and 13,the applicant has concluded that two additional driveways,rather than one common driveway serving 4 lots, provides a safer,less congested and more efficient access to the garages for each of the properties. Staff believes that the proposed amendment is warranted and creates a more practical site plan configuration for this portion of the tract.The two additional driveways will provide individual access to Lot 10 and Lot 9,and will eliminate the need to keep the access easement in the front yard area of Lot 10 clear of parked vehicles that would otherwise block access to Lot 9.This change will also allow for additional parking area in front of each garage,thereby encouraging and facilitating guest parking in the individual driveways on Lots 9 and 10 rather than parking along Via Victoria.Further,it reduces conflicts that could arise from 4 residences sharing one driveway access point. Public Works Staff has also visited the site and reviewed the proposed revision.Public Works Staff has concluded that the additional driveways will not create a traffic hazard to vehicles along Via Victoria.Further,Staff reviewed the existing driveway approach in response to a previous concern that residents cannot pull their cars into the roadway without scraping the bottom oftheirvehicles.According to Public Works Staff,the existing driveway apron configuration is a result of the physical roadway configuration along Via Victoria,which Staff acknowledges creates an awkward dip between the roadway and the driveway apron;however,the approach is constructed within industry standards and does not create a hazard.Further,since the driveway apron has been utilized for some time now by the existing residents that occupy Lots 12 and 13,there is no physical evidence on the roadway surface that leads Staff to conclude that vehicles are impeded by the driveway apron or that vehicles have been scraping the roadway.Notwithstanding,it should be noted that this section of the Via Victoria roadway is scheduled to be resurfaced this fiscal year as part of Public Work's Residential Rehab Project.As such,the roadway will be resurfaced and the awkward dip will be improved. 3-5 Case No.SUB2011-00003 Tract Amendment -Lots 9 &10,Tract No.52666 September 20,2011 ENVIRONMENTAL ASSESSMENT In adopting the original Mitigated Negative Declaration,the City Council found:1)that the project's mitigation measures adequately address issues of aesthetics,water,air quality, noise,geology,and traffic/circulation;2)that the proposed project is consistent with the Residential -Single Family 4 (RS-4)zoning district and the City's General Plan's Residential /2-4 Dwelling Units per Acre Land Use designation;and 3)that the project's mitigation measures reduce potential impacts to an insignificant level. In accordance with the provisions of the California Environmental Quality Act (CEQA),Staff has determined that the proposed revision allowing for two additional access driveways along Via Victoria,each providing individual access for Lot 9 and Lot 10 of Tract 52666 will require an Addendum to Environmental Assessment No.708 and the Mitigated Negative Declaration prepared and adopted by the City Council under Resolution No.2001-70.The proposed revision will not result in a substantive change to the design or layout of the tract. Furthermore,in terms of potential environmental impacts resulting from the additional driveways,the City's Tr,affic engineer has reviewed the proposal and has determined that the project will not result in an impact to motorists or traffic safety.As such,no intensification or new impacts are introduced by the proposed amendment,and no further environmental review is necessary other than an Addendum to the original Environmental Assessment and Mitigated Negative Declaration,as shown in the attached Addendum No. 4 (Exhibit "A"). ADDITIONAL INFORMATION On August 31 ,2011,Staff mailed notice of the public hearing to all property owners within a 500-foot radius of the tract,and subsequently the notice was published in the Palos Verdes Peninsula News on September 1,2011.As a result,one comment was received in response to this notice from Mr.Hafiz Arafat,expressing opposition to the proposed tract amendment. Mr.Arafat expresses the concern that "...the residents new homes to be built along Via Victoria will park their vehicles on the street to avoid the steep drive to their garages and with the extra curb cuts there will be less parking spaces."As indicated above,Staff believes that the approach is constructed within industry standards,does not create a hazard,and there is no physical evidence on the roadway surface that leads Staff to conclude that vehicles are impeded by the driveway apron or that vehicles have been scraping the roadway.Further,the Via Victoria roadway is scheduled to be resurfaced this fiscal year as part of Public Work's Residential Rehab Project,which will improve the awkward dip at the existing driveway that currently serves Lots 12 and 13.With regards to the concern that there will be less street parking,although two additional curb cuts will reduce the amount of parking space along via Victoria,Staff believes that the supply of street parking along Via Victoria is greater than the demand for street parking.Staff believes that this can be attributed to the supply of off-street parking available on private 3-6 Case No.SUB2011-00003 Tract Amendment -Lots 9 &10,Tract No.52666 September 20,2011 property in the area.Further,as indicated above,the proposed change will allow for additional parking area in front of each garage,thereby encouraging and facilitating guest parking in the driveways rather than on Via Victoria. CONCLUSION Based upon the discussion above,Planning Staff believes that the proposed amendment creates a more functional site plan,facilitates on-site parking,and reduces potential conflicts with 4 residences utilizing one driveway.Further,Public Works Staff believes that the amendment will not result in a hazardous condition to motorists.Therefore,Staff recommends that the City Council adopt Resolution No.2011-_,approving SUB2011- 00003 for a tract amendment allowing for two additional access driveways along Via Victoria,each providing individual access for Lot 9 and Lot 10 of Tract 52666 and removing the existing access easement at the front of Lots 9 and 10. FISCAL IMPACT None. ALTERNATIVES In addition to Staff's recommendation,the following alternatives are available for consideration by the City Council: 1.Identify any issues or concerns with the proposed project and require that the applicant revise the plans accordingly,or 2.Deny SUB20 11-00003,and direct Staff to prepare the appropriate Resolution and conditions for consideration at the next scheduled Planning Commission meeting. Attachments: •Resolution No.2011-_,adopting Addendum NO.4 and approving SUB2011-00003 (Revision D to Tract Map 52666) •Existing Conditions of Approval •Public Works Memorandum •Comment in Response to Notice •Proposed Revised Tract Map 3-7 RESOLUTION No.2011-_,ADOPTING ADDENDUM No.4 AND APPROVING SUB2011-00003 (R~VISION D TO TRACT MAP 52666) 3-8 RESOLUTION NO.2011· A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES ADOPTING ADDENDUM NO.4 TO A CERTIFIED MITIGATED NEGATIVE DECLARATION,AND APPROVING REVISION 'D'TO TRACT MAP NO.52666 TO ALLOW FOR TWO ADDITIONAL ACCESS DRIVEWAYS ALONG VIA VICTORIA,EACH PROVIDING INDIVIDUAL ACCESS FOR LOT 9 AND LOT 10 OF TRACT 52666. WHEREAS,on September 4,2001,the City Council adopted Resolution No. 2001-70 making certain environmental findings in association with Mitigated Negative Declaration /Environmental Assessment No.708,and adopted Resolution No.2001-71 approving,with conditions,Tentative Tract Map No.52666 and Grading Permit No. 2282 to allow the land division of a 3.92 acre lot into thirteen (13)residential lots in the City's designated RS-4 zoning district;and, WHEREAS,on March 4,2003 the City Council authorized the recordation of Final Tract Map No.52666;and, WHEREAS,on March 25,2003,the Planning Commission adopted P.C. Resolution Nos.2003-09 and 2003-10 making certain environmental findings in association with proposed amendments to the Tract conditions that would allow additional grading for the proposed street and to prevent the construction of a retaining wall and earth berm along the City boundary line with the City of Palos Verdes Estates. The revised grading quantities approved by the Planning Commission allowed 24,900 cubic yards of earth movement rather than the original approved 16,500 cubic yards of earth movement (combined cut and fill).Furthermore,the change to the grading quantities required 3,100 cubic yards of export rather than the approved 1,500 cubic yards of import;and, WHEREAS,on February 12,2004,Tract Map No.52666 was recorded with the Los Angeles County Recorder's Office and on April 19,2004 the project related grading began;and, WHEREAS,during the project grading and the design stage of the proposed residences,the applicant decided to modify the building pad elevations for five of the proposed thirteen lots resulting in less earth movement;and, WHEREAS,on October 5,2004,the City Council adopted Resolution Nos.2004- 89 and 2004-90 making certain environmental findings for Addendum No.2 in association with the approval of Revision 'B'to Tract Map No.52666 and Grading Permit No.2282 that allowed the amount of earth movement to be reduced to accommodate an increase to the building pad elevation for Lots 1,9,10, 12,and 13, and an increase to the maximum roof ridgeline elevation by two feet for Lot 1;and, Resolution No.2011- Page 1 of 6 3-9 WHEREAS,on October 4,2005,the City Council approved Revision "c"and Addendum No.3,to Tract Map No.52666 and Grading Permit No.2282 to increase the buildable pad area for Lots 6,7,8 and 11 through additional grading;and, WHEREAS,the applicant is requesting Revision 'D'to Tract Map No.52666 to allow for two additional access driveways along Via Victoria,each providing individual access for Lot 9 and Lot 10 of Tract 52666 and eliminating the existing access easement located on Lots 9 and 10.The revision will result in a total of three driveways along Via Victoria serving the 4 residences where the existing driveway will continue to serve as access to Lots 12 and 13,and the two new driveways will serve as individual access to Lots 9 and 10;and, WHEREAS,after issuing notice pursuant to the requirements of the Rancho Palos Verdes Development Code and the State CEQA Guidelines,the City Council held a duly noticed public hearing on September 20,2011 at which all interested parties were given the opportunity to be heard and present evidence;and, NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND,DETERMINE,AND RESOLVE AS FOLLOWS: Section 1:Addendum No.4 (referenced herein as Exhibit "A")to Mitigated Negative Declaration/Environmental Assessment No.708 for Revision D to Tract No. 52666 will not result in a significant adverse effect on the surrounding environment pursuant to the requirements of the California Environmental Quality Act and the adopted Mitigation Monitoring Program and Mitigated Negative Declaration for the proposed project, referenced in City Council Resolution No.2001-70.The additional two driveways along Via Victoria will not impact the environmental setting of the area and will not create impacts to parking and circulation for the immediate area. Section 2:There are no sensitive natural habitat areas on the subject site. Thus,no site disturbance or alteration will result from the approval of Case No. SUB2011-00003,and therefore,the project will have no individual or cumulative adverse impacts upon resources,as defined in Section 711.2 of the State Fish and Game Code. Section 3:That the mitigation measures contained in City Council Resolution No.2001-70 continue to address the impacts identified in the Initial Study/Mitigated Negative Declaration prepared for the housing development in 2001,and thus the current project will not have a significant impact. Section 4:Revision D to Tract No.52666 allows two additional driveways along Via Victoria to serve as individual access for Lots 9 and 10,and elimination of the access easement along Lot 10. Resolution No.2011- Page 2 of 6 3-10 Section 5:The proposed tract amendment allowing two additional driveways along Via Victoria to serve as individual access for Lots 9 and 10 will not alter the original approval to permit the division of a 3.92-acre lot into thirteen (13)residential lots.The lots will continue to maintain a minimum lot area of 10,000 square feet and a minimum contiguous lot area of 3,300 square feet,as required by the City's Development Code and Subdivision Ordinance for lots located within the designated RS-4 (Single-Family Residential)zoning district.As proposed,nine (9)of the lots will continue to maintain access off Palos Verdes Drive West via the new publicly dedicated street (Lunada Vista),and the remaining four (4)lots will be accessed off Via Victoria, an existing public street by a total of 3 driveways.Specifically,the existing driveway will continue to serve as access to Lots 12 and 13,and the two new driveways will serve as individual access to Lots 9 and 10. Section 6:That the propos.ed amendment creates a more functional site plan, facilitates on-site parking for Lots 9 and 10,and reduces potential conflicts with 4 residences utilizing one driveway.Further,the amendment will not result in a hazardous condition to motorists. Section 7:That the proposed amendment for two additional driveways to serve Lots 9 and 10,rather than one common driveway serving 4 lots,provides a safer, less congested and more efficient access to the garages for each of the subject properties. Sec.tion 8:The final tract map was recorded with a shared easement recorded against Lots 10 and 12 allowing egress and ingress rights to Lots 9,10 and 13.As part of the tract amendment,the applicant proposes to modify the shared private driveway easements in accordance with the State Subdivision Map Act,Section 66472.1,that states a final tract map can be amended to address the matter regarding the private driveway easements provided the process is authorized by the Municipal Code.Section 16.28.010 of the Municipal Code incorporates the provisions of the Government Code. Section 9:For the foregoing reasons,and based on the information and findings included in the Staff Report,Minutes,and other records of proceedings,the City Council of the City of Rancho Palos Verdes hereby adopts Addendum No.4 to Mitigated Negative Declaration and approves SUB2011-00003 Revision '0',to Tract Map No.52666 allowing two additional driveways to serve Lots 9 and 10,subject to the modified condition referenced herein Exhibit "B" Resolution No.2011- Page 3 of6 3-11 PASSED,APPROVED and ADOPTED this 20 th day of September 2011. MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )ss CITY OF RANCHO PALOS VERDES ) I,Carla Morreale,City Clerk of the City of Rancho Palos Verdes,hereby certify that the above Resolution No.2011-_was duly and regularly passed and adopted by the said City Council at a regular meeting held on September 20,2011. City Clerk Resolution No.2011- Page 4 of 6 3-12 RESOLUTION NO.2011--EXHIBIT A ADDENDUM NO.4 TO ENVIRONMENTAL ASSESSMENT/ MITIGATED NEGATIVE DECLARATION (EA/ND)NO.708 September 20,2011 In adopting the original Mitigated Negative Declaration,the City Council found:1)that the project's mitigation measures adequately address issues of aesthetics,water,air quality,noise,geology,and traffic/circulation;2)that the proposed project is consistent with the Residential -Single Family 4 (RS-4)zoning district and the City's General Plan's Residential /2-4 Dwelling Units per Acre Land Use designation;and 3)that the project's mitigation measures reduce potential impacts to an insignificant level. In accordance with the provisions of the California Environmental Quality Act (CEQA), the City Council has determined that the proposed revision to the approved Tract No. 52666 will require an Addendum to Environmental Assessment No.708 and the Mitigated Negative Declaration prepared and adopted by the City Council under Resolution No.2001-70.The proposed revision will not result in a substantive change to the design or layout of the tract,including the number of lots and respective lot area and dimensions.Further,in terms of potential environmental impacts resulting from the additional driveways,the City's Traffic engineer has reviewed the proposal and has determined that the project will not result in an impact to motorists or traffic safety.As such,no intensification or new impacts are introduced by the proposed amendment. Furthermore,the City Council finds that the revision is within the scope of Mitigated Negative Declaration /Environmental Assessment No.708 that was prepared and adopted in conjunction with Tentative Tract Map No.52666 and Grading Permit No. 2282 that were adopted on September 4,2001 by the City Council.Therefore,no further environmental review is necessary. Resolution No.2011- Page 5 of6 3-13 RESOLUTION NO.2011-_ EXHIBIT "B" MODIFIED CONDITION OF APPROVAL RESULTING FROM SUB2011-00003 Underlined text represents new language. EASEMENTS 1.Easements shall not be granted or recorded within areas proposed to be granted, dedicated,or offered for dedication for public streets or highway access rights, building restriction rights,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.Prior to the sale of Lots 6,7,8,9,10,11,12 or 13,the Final Map shall be amended by an amending map that shall be recorded with the County of Los Angeles so that private driveway access easements,which are satisfactory to the City Attorney and the City Engineer,are located on Lots 6,7,8,10,11 and 12, which allow egress and ingress rights to Lots 6,7,8,9,10,11 and 13. 3.Prior to building permit final for the residence on Lot 9 or Lot 10,the driveway access easement traversing Lot 10 shall be removed.Further,prior to building permit final for the re§idence on Lot 9 or Lot 10.the driveway easement on Lot 12 shall be modified to delete vehicular access for Lots 9 and 10. Resolution No.2011- Page 6 of6 3-14 EXISTING CONDITIONS OF ApPROVAL 3-15 EXHIBIT "A" CONDITIONS OF APPROVAL -REVISION 'C'(OCTOBER 18,2005) TENTATIVE TRACT MAP NO.52666,GRADING PERMIT NO.2282 AND ENVIRONMENTAL ASSESSMENT NO.708 GENERAL 1.Within ninety (90)days of this approval,the applicant and/or property owner shall submit to the City a statement,in writing,that they have read,understand and agree to all conditions of approval contained in this approval.Failure to provide said written statement within ninety (90)days following the date of this approval shall render this approval null and void. 2.The developer shall supply the City with one mylar and copies of the map after the final map has been filed with the Los Angeles County Recorders Office. 3.This approval expires twenty-four (24)months from the date of approval of the tentative tract map by the City Council,unless extended per Section 66452.6 of the Subdivision Map Act and Section 16.16.040 of the Development Code.Any request for extension shall be submitted to the Planning Department in writing prior to the expiration of the map. 4.All existing structures,including but not limited to the existing single-family residence and detached garage,shall be demolished prior to recording the final tract map.A demolition permit shall be obtained by the City's BUilding and Safety division prior to any demol~ion activity. 5.All lots shall comply with the lot criteria required by the Development Code for a RS-4 Zoning District,including the 10,000 square foot minimum lot area and the 3,300 square foot minimum contiguous lot area. 6.The hours of construction shall be limited to 7:0Q a.m.to 7:00 p.m.,Monday through Friday,and 9:00 a.m.to 5 p.m.on Saturday.No construction shall be permitted on Sundays or on legal holidays unless otherwise permitted with the approval of a Special Construction Permit. :7.Unless specific development standards for the development of the lots are contained in these conditions of approval,the development of the lots shall comply with the requirements of Title 17 of the City's Municipal Code. 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 affected departments and divisions,including a clearance f'Om the City's Engineer for the following items:mathematical accuracy,su.,.y analysis,correctness of 3-16 certificates and signatures,etc. COUNTY RECORDER 1.If signatures of record title interests appear on the final map,the developer shall submit a preliminary guarantee.A final guarantee will be required at the time of filing of the final map with the County Recorder.If said signatures do not appear on the final map,a preliminary title report/guarantee is needed that covers the area showing all fee owners and interest holders.The account for this preliminary title report guarantee shall remain open until the final map is filed with the County Recorder. ARCHAEOLOGY 1.A qualified archaeologist shall make frequent periodic grading inspections to evaluate cultural resources on the site.If archaeological resources are found,all work in the immediate area shall stop and the resources shall be removed or preserved.AU "finds"shall be reported to the Director of Planning,Building and Code Enforcement immediately. 2.A qualified paleontologist shall be present during all rough grading operations.If paleontological resources are found,the paleontologist shall stop all work in the affected area and all resources shall be excavated or preserved.All "finds"shall be reported to the Director Planning,Building and Code Enforcement immediately. SEWERS 1.A bond,cash deposit,or other City approved security,shall be posted prior to 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 Director of Public Works. 2.Prior to approval of the final map,the subdivider shall submit to the Director of Planning,Building and Code Enforcement 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 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.Sewer easements are required,subject to review by the City Engineer,to determine the final locations and requirements.. 3-17 5.Prior to construction,the subdivider·shall obtain approval of the sewer improvement plans from the County Engineer Sewer Design and Maintenance Division. WATER 1.There shall be filled with the City Engineer a "will serve"statement from the water purveyor indicating that water service can be provided to meet the demands of the proposed development.Said statement shall be dated no more than ·six (6) months prior to issuance of the building permits. 2.Prior to recordation of the Final Map or prior to commencement of work, whichever comes 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 serving 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 water purveyor indicating that the proposed water mains and any other required facilities will be operated by the water purveyor and that,under normal operating conditions,the system will meet the needs of the developed tract. 4.At the time the final land division map Is submitted for checking,plans and specifications for the water systems facilities shall be submitted to the City Engineer for checking and approval,and shall comply with the City Engineers 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 that 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.The City Engineer shall determine domestic flow requirements.Fire flow requirements shall be determined by the Fire Department and evidence of approval by the Fire Chief is required. 6.Framing of structures shall not begin until after the Los Angeles County Fire Department has determined that there is adequatElfire fighting water and access available to said structures. 3-18 DRAINAGE 1.A bond,cash deposit,or combination thereof shall be posted to cover costs of construction in an amount to be determined by the City Engineer. 2.Prior to filing of the Final Map,the developer shall submit a hydrology study to the City Engineer to determine any adverse impacts to existing flood control facilities generated by this project.Should the City Engineer determine that adverse impacts will result,the developer will be required to post a cash deposit or bond or combination thereof in an amount to be determined by the Director of Public Works,which will be based on the project's share of the necessary improvements. 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 comes 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 the sheet overflow and ponding or elevate the floors of the buildings with no openings in the foundation walls to 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 90802,562-435-7741,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 Planning,Building and Code Enforcement. STREETS 1.Prior to recordation of the Final Map or the commencement of work,whichever occurs first,a bond,cash deposit,or combination thereof shall be posted to cover costs for the full improvement of all proposed public streets and related improvements,in an amount to be determined by tlfe Director of Public Works. 3-19 2.The developer shall post an additional cash deposit,letter of credit,or combination thereof in an amount sufficient to cover the cost of full improvements of all facilities within the right-of-way of Palos Verdes Drive West and Via Victoria adjacent to the Tract.Said improvements may include,but are not limited to,A. C.paving,curb/gutter,sidewalk,drainage improvements,bikeways,bus stop improvements,medians and landscaping.The design of such improvements shall be subject to the adopted street standards and the approval of the Director of Public Works. 3.The proposed streets shall be "public"and designed to the satisfaction of the Director of Public Works,pursuant to the following specifications: A.All proposed streets shall be thirty (30)feet in width,measured from flow- line.Right-of-way shall be a minimum of forty (40)feet.Parkway easement width shall be a minimum of four (4)feet on both sides. Parkway easement to be relatively flat and level with the curb.Planting and/or trees in the parkway easement shall be reviewed and approved by the Director of Public Works prior to planting. B.Cul-de-sacs shall be designed to the specifications of the Director of Public Works. C.Street and traffic signs shall be placed at all intersections and/or comers, as specified by the Director of Public Works,and shall meet City standards. D.No improvements for the h1dividuallots will be permitted within the street parkway easement without prior approval of the Director of Public Works. This includes,but is not limited to,grading,masonry,mailboxes,fences, walls and other types of structures. E.All proposed streets shall be designed in substantially the same alignment,as shown on the approved tentative tract map,and to the above conditions. F.Any raised and landscaped medians and textured surfaces shall be designed to standards as approved by the Director of Public Works prior to construction.The developer shall provide maintenance of such improvements. G.No street lights 4.The contractor shall be responsible for repairs to any neighboring streets (those streets to be determined by the Director of Public Works)which may be damaged during development of the tract.Prior to issu'nce of grading permits,the developer shall post a bond,cash deposit or ~ity approved security,in an 3-20 amount sufficient to cover the costs to repair any damage to streets or appurtenant structures as a result of this development. 6.The applicant shall obtain approvals from the City of Palos Verdes Estates to allow the use of public streets for project related construction vehicles.In the event that the City of Palos Verdes Estates prohibits the use of public streets for project related construction vehicles,the applicant shall secure approvals from the City of Rancho Palos Verdes'Public Works Director to allow a temporary break in the roadway median for use by construction vehicles only.The applicant shall be required to post a bond in an amount deemed acceptable by the City's Public Works Director to repair the street median to its original condition,inclUding landscaping. 6.The City,at its discretion,may permit the developer to make said improvements or use the above payments to make said improvements by the City,as determined by the Director of Public Works. 7.The developer shall pay traffic impact fees in an amount determined by the Director of Public Works upon acceptance of all public works improvements by the Director of Public Works. UTILITIES 1.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 developer's expense.. 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.All geologic hazards associated with this proposed development shall be eliminated or the City Geologist shall designate a restricted use area in which the erection of bUildings or other structures shall be prohibited. 3.Prior to issuance of grading or buDding permits,the developer shall submit a Geology and/or Soils Engineer's report on the expansive properties of soils on all bUilding sites in the proposed subdivision.Such soils are defined by Building Code Section 2904 (b).. 3-21 4.An as-built geological report shall be submitted for structures founded on bedrock.An as-built soils and compaction report shall be submitted for structures founded on fill as well as for all engineered fill areas. EASEMENTS 1.Easements shall not be granted or recorded within areas proposed to be granted, dedicated,or offered for dedication for public streets or highway access rights, building restriction rights,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.Prior to the sale of Lots 6,7,8,9,10,11,12 or 13,the Final Map shall be amended by an amending map that shall be recorded with the County of Los Angeles so that private driveway access easements,which are satisfactory to the City Attorney and the City Engineer,are located on Lots 6,7,8,10,11 and 12, which allow egress'and ingress rights to Lots 6,7,8,9,10,11 and 13. (AMENDED BY THE CITY COUNCIL ON OCTOBER 18,2005) 3.Easements are required,subject to review by the City Engineer,to determine the final locations and requirements. 4.The existing 25 foot wide easements along the northern,southern and eastern property lines for road purposes,public utilities and bridle trails shall be abandoned by the developer upon a request to the Director of Planning,Building and Code Enforcement who shall set the matter for consideration by the City Council. 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. 2.Within twenty-four (24)months from the date of filing the Final Map,the developer shall set survey monuments and tie points and furnish the tie notes to the City Engineer. 3.All lot comers shall be referenced with permanent survey markers in accordance .with the City's Municipal Code. 4.All tract corners shall be referenced with peflmanent survey markers in accordance with the Subdivision Map Act.• 3-22 STREET NAMES AND NUMBERING 1.Any street names and/or house numbering by the developer must be approved by the City Engineer. PARK DEDICATION 1.Prior to recordation of the Final Map,the developer shall pay to the City of Rancho Palos Verdes a Parkland Dedication in lieu fee which is to be calculated pursuant to the City's Development Code. GRADING 1.Prior to recordation of the Final Map or the commencement of work,whichever occurs first,a bond,cash deposit,or combination thereof,shall be posted to cover the costs of grading in an amount to be determined by the City Engineer. 2.Prior to issuance of a grading "permit,the applicant shall submit and obtain approvals of a demolition plan by the City's Department of Public Works.The demolition plan shall indicate that all roadway material that is to be removed from the site be disposed of at an inert land fill so that it will not be categorized as solid waste and,instead,is counted as material that is diverted. 3.Prior to issuance of a grading permit by BUilding and Safety,the applicant shall submit to the City a Certificate of Insurance demonstrating that the applicant has obtained a general liability insurance policy in an amount not less than 5 million dollars per occurrence and in the aggregate to cover awards for any death, injury,loss or damage,arising out of the grading or construction of this project by the applicant.Said insurance policy must be issued by an insurer admitted to do business in the State of California with a minimum rating of A-VII by Best's Insurance Guide.Said insurance shall not be canceled or reduced during the grading or construction work and shall be maintained in effect for a minimum period of one (1)year following the final inspection and approval of said work by the City,and without proViding at least thirty (30)days prior written notice to the City. 4.Said approval shall allow a total of 23,240 cubic yards of earth movement, consisting of 12,100 cubic yards of cut and 11,140 cubic yards of fill,of which 1,600 cubic yards will be exported from the site.The maximum height of cut is 20 feet and the maximum height of fill is 15 feet.Any revisions that result in a substantial increase to the aforementioned grading quantities shall be reviewed and approved by the Planning Commission as a revision to the grading application.(AMENDED BY THE CITY COUNCIL'ON OCTOBER 18,2005) 3-23 5.A construction plan shall be submitted to the Director of Planning,Building and Code Enforcement prior to issuance of grading permits.Said plan shall include but not be limited to:limits of grading,estimated length of time for rough grading and improvements,location of construction trailer,location and type of temporary utilities.The use of rock crushers shall be prohibited. 6.Prior to filing the Final Map,a grading plan shall be reviewed and approved by the City Engineer and City Geologist.This grading plan shall include a detailed engineering,geology and/or soils engineering report and shall specifically be approv9d by the geologist and/or soils engineer and show all recommendations submitted by them.It shall also be consistent with the tentative map and conditions,as approved by the City. 7.A note shall be placed on the approved grading plan that requires the Director of Planning,Building and Code Enforcement to approve rough grading prior to final clearance.The Director (or a designated staff member)shall inspect the graded site for accuracy of pad elevations,created slope gradients,and pad size by requiring the applicant to provide survey certifications of the pad elevations, slope gradients,and pad sizes. 8.Grading shall conform to Chapter 29,"Excavations,Foundations,and Retaining Walls",and Chapter 70,"Excavation and Grading of the Uniform Building Code". 9.Prior to issuance of grading permits,the applicant shall submit a plan to the Director of Planning,Building and Code Enforcement that demonstrates the implementation of methods of qontrol to prevent dust and windblown earth problems.Such methods may inclUde,but not be limited to,requiring truck covers,on-site truck wash down,street sweeping and on-site grade watering. The approved methods shall be implemented by the developer dUring the grading and construction activities,and shall comply with the South Coast Air Quality Management District rule 403 and the City's Municipal Code requirements for dust control. 10.Graded slope tops shall be rounded,slope gradients shall be varied,and no significant abrupt changes between natural and graded slopes will be permitted. All created slopes shall not be greater than 2:1.Slopes may be split between adjacent lots. DEVELOPMENT STANDARDS FOR INDIVIDUAL LOTS 1.The Final Map shall be in conformance with the lot sizes and configurations shown on the Tentative Map for the RS-4 zoning district.All lots shall maintain a minimum lot size of 10,000 square feet,a minimum contiguous lot area of 3,300 square feet,which excludes setback areas and extreme slopes areas,and a minimum width of 75 feet and minimum depth 0'100 feet,as defined by the Development Code. 3-24 2.No siting or grading for homes shall occur on existing extreme slopes (greater than 35%),unless otherwise permitted by criteria set forth in the Development Code.Driveway slopes to individual homes shall conform to the standards set forth in the Development Code. 3.The private driveways shall meet Fire Department standards,including any painting or stenciling of curbs denoting its existence as a Fire Lane and turn- arounds. 4.Final bUilding and site plans,including but not limited to grading,setbacks, elevations,lot coverage calculations,landscaping,and lighting shall be submitted to the Director of Planning,Building and Code Enforcement for review and approval to determine conformance with the Development Code.The site plan shall clearly show all pad and ridgeline elevations.All residential development shall require the "Neighborhood Compatibility"analysis under a Site Plan Review application,or.other appropriate applications. 5.The maximum building pad elevations and building heights for all main structures are limited as follows and shall be certified prior to issuance of final building permits (AMENDED BY THE CITY COUNCIL ON OCTOBER 18,2005): 1 2 3 4 5 6 7 8 9 10 11 12 26' 26' 26' 26' 26' 26' 26' 26' 15'/26' 15'/26' 26' 14'/23' 304' 313' 324' 335' 346' 371' 371' 376' 400' 400' 376' 396' 6.All heights shall be measured pursuant to Section 17.02.040 of the Rancho Palos Verdes Development Code. 3-25 7.The minimum roof pitch shall be of 3:12.No flat roofs shall be permitted,except as architectural features as permitted by the Director of Planning Building and Code Enforcement. 8.Accessory Structures shall not exceed a height of twelve (12)feet,as measured from the lowest pre-construction grade adjacent to the foundation wall to the top of the highest roof ridgeline. 9.The following table lists the maximum total structure size permitted for the primarY residence,including habitable and non-habitable (garage included)floor area,for all of the homes on Lots 1 through 13: 1 2 3 . 4 5 7 8 9 10 11 12 13 4,800 s uare feet 5,600 s uare feet 5,600 s uare feet 5,600 s uare feet 4,800 uare feet 5,450 s uare feet 5,600 s uare feet 5,600 s uare feet 5,450 s uare feet 5,450 s uare feet 4,800 s uare feet 6,000 s uare feet 5,450 s uare feet 10.In all residences of the tract,the second story floor area shall not exceed 75% the first floor area including the attached garage.Furthermore,no more than 60%of the garage footprint shall be covered by the permitted second story floor area. 11.For Lot 1,the building facade facing Palos Verdes Drive West shall incorporate architectural features between the first and second floors that articulate the street facing elevation to the satisfaction of the Director of Planning,Building and Code Enforcement. 12.For Lots 9,10 and 13,fences along Via Victoria shall not exceed 42"in height (including decorative features and light fixtures)and shall be of wrought iron material that is at least 80%permeable/open to light and air. 13.All foliage on private lots shall be maintained so not to create a significant view impairment from surrounding properties in accorc,mce to Section 17.02.040 of the Rancho Palos Verdes Municipal Code.Furthermore,in no case shall foliage on Lots 9,10 and 13 exceed an elevation of 400 f'et (above sea level). 3-26 14.Unless otherwise noted herein,the proposed residences shall be subject to review and approval by the City for compliance with the standards set forth in the City's Development Code under a Site Plan Review application,or other appropriate application. M:\TRACT MAP 52666\FTM52666\REVISION c\CONDITIONS 1()"18-05.doc 3-27 Public Works Memorandum 3-28 MEMORANDUM TO: FROM: DATE: SUBJECT: EDUARDO SCHON BORN,SENIOR PLANNER r/ NICOLE JULES,P.E.,SENIOR ENGINEER ~\O SEPTEMBER 13,2011 3200 PALOS VERDES DRIVE WEST,LOT 10 As requested,the Public Works Department has conducted a field review of the proposed driveway at the subject location and offers the following comments: 1.Any and all work in the public right of way must be performed per City's standards or as approved by the Director of Public Works or his designee and that the contractor must obtain a public works encroachment permit prior to the work. 2.The existing drivE;lway on Via Victoria that accesses Lots 12 and 13,based on field observations,is operating per design.The cross fall grade on Via Victoria where the driveway intersects is relatively steep.Although steep grades exist, there is no evidence of vehicles bottoming out or being unable to safely enter the driveway. 3.It is my understanding that the applicant is proposing to construct two additional driveways that will service Lots 9 &10.The access driveway to Lot 10 will be located adjacent to the existing driveway that is currently servicing Lots 12 and 13.The construction of this new driveway will not have any negative impacts to the existing driveway for Lots 12 and 13 norfor properties Io<:;ated directly across the street provided the driveway is constructed per City and APWA standards and properly adheres to ADA guidelines.Similarly,there are no issues associated with the proposed driveway to Lot 9. 4.It was also observed that the Via Victoria has sustained considerable amounts of utility and tie-in cuts due to the development of the subject property.Via Victoria is located in Public Works Residential Area 5 which will be resurfaced in the upcoming Residential Roadway Rehabilitation Project and is anticipated to commence in Spring 2012. M:\Nicole\Projects\Plan Check Comments\3200 PVDW_Lot 10\3200 Palos Verdes Drive West memo.doc 3-29 COMMENT IN RESPONSE TO NOTICE 3-30 Page 1 of 1 EduardoS From:Hal [hharafat@yahoo.com] Sent:Monday,September 12,2011 11 :54 AM To:eduardos@rpv.com Cc:Richard Sittel Subject:Fw:Tract 52666 -----Forwarded Message ----- From:Hal <hharafat@yahoo.com> To:"eduardo@rpv.com"<eduardo@rpv.com> Cc:timothy McElroy <timmac7@msn.com> Sent:Monday,September 12,2011 11 :51 AM Subject:Tract 52666 Mr.Eduardo Schonbom Senior Planner City Of Rancho Palos Verdes Ca Dear Mr.Schonborn, lam opposed to any amendmenUo Tract number 52666 . Over a period of few years,the residents living in the properties adjacent to the subject tract,s.pent numerous hours,attended many meeting and filed appeals to reach the final tract map that was approved by the City Counsel.The issue of more than one curb cut (driveway)was part of the discussion and concern of the property owners.The major concern was the fact that the residents new homes to be built along Via Victoria will park their vehicles on the street to avoid the steep drive to their garages and with the extra curb cuts there will be less parking spaces.The applicant ,Mr.Esphahani,proposed one access to the tract to mitigate the concern of the property owners. In the City Counsel meeting leading to the tract map approval,all the conditions were clearly spelled out and all of those who spoke in supported the project knew that the final tract map will not be amended at any time in the future. Respectfully Hafiz H.Arafat 7231 Rue Godbout R.P.V> living there since 1977 9112/2011 3-31 3-32