CC SR 20231114 01 - Trump National Golf Club CUP 31925 Emerald View Drive
PUBLIC HEARING
Date: November 14, 2023
Subject: Consideration and possible action to approve Revision “III” to the Trump National Golf
Club Project Conditional Use Permit amending the Conditions of Approval to allow
Planning Entitlements to be processed for after-the-fact (ATF) grading and
construction on Lot No. 34 of Tract No. 50667 located at 31925 Emerald View Drive
(Case No. PLCU2023-0004).
Recommendation:
(1) Adopt Resolution No. 2023-__, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES ADOPTING ADDENDUM NO. 50 TO ENVIRONMENTAL IMPACT
REPORT NO. 36 IN CONNECTION WITH REVISION “III” TO THE TRUMP NATIONAL GOLF
CLUB PROJECT; and
(2) Adopt Resolution No. 2023-__, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING REVISION “III” TO THE TRUMP NATIONAL GOLF CLUB
PROJECT CONDITIONAL USE PERMIT TO ADD CONDITION OF APPROVAL NO. Z.14(e) TO
ALLOW THE PROPERTY OWNER TO APPLY FOR A MAJOR GRADING PERMIT AND MAJOR
SITE PLAN REVIEW FOR AFTER-THE-FACT GRADING AND CONSTRUCTION OVER AN
EXISTING 2:1 SLOPE ALONG THE SOUTHERLY AND WESTERLY YARD AREAS OF LOT NO. 34
OF TRACT NO. 50667 LOCATED AT 31925 EMERALD VIEW DRIVE (PLCU2023-0004).
1. Report of Notice Given: City Clerk
2. Declare Public Hearing Open: Mayor Pro Tem Cruikshank
3. Request for Staff Report: Mayor Pro Tem Cruikshank
4. Staff Report & Recommendation: Octavio Silva, Deputy Director of Community Development
5. Council Questions of Staff (factual and without bias):
6. Public Testimony:
Principal Parties 10 Minutes Each. The appellant or their representative speaks first and will generally be allowed ten minutes. If the
applicant is different from the appellant, the applicant or their representative will speak following the appellant and will also be
allowed ten minutes to make a presentation.
Applicant: Lian Boyd
Mayor Pro Tem Cruikshank invites the Applicant to speak. (10 mins.)
A. Testimony from members of the public:
The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking
for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who
intend to speak.
7. Rebuttal: Mayor Pro Tem Cruikshank invites brief rebuttals by Applicant. (3 mins)
Normally, the applicants and appellants will be limited to a three (3) minute rebuttal, if requested after all other interested persons have
spoken.
8. Council Questions of Appellant (factual and without bias):
9. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor Pro Tem Cruikshank
10. Council Deliberation:
The Council may ask staff to address questions raised by the testimony, or to clarify matters. Staff and/or Council may also answer
questions posed by speakers during their testimony. The Council will then debate and/or make motions on the matter.
11. Council Action:
The Council may: vote on the item; offer amendments or substitute motions to decide the matter; reopen the hearing for additi onal
testimony; continue the matter to a later date for a decision.
CITY COUNCIL MEETING DATE: 11/14/2023
AGENDA REPORT AGENDA HEADING: Public Hearing
AGENDA TITLE:
Consideration and possible action to approve Revision “III” to the Trump National Golf
Club Project Conditional Use Permit amending the Conditions of Approval to allow
Planning Entitlements to be processed for after-the-fact (ATF) grading and construction
on Lot No. 34 of Tract No. 50667 located at 31925 Emerald View Drive (Case No.
PLCU2023-0004).
RECOMMENDED COUNCIL ACTION:
(1)Adopt Resolution No. 2023-__, A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF RANCHO PALOS VERDES ADOPTING ADDENDUM NO. 50 TO
ENVIRONMENTAL IMPACT REPORT NO. 36 IN CONNECTION WITH
REVISION “III” TO THE TRUMP NATIONAL GOLF CLUB PROJECT; and
(2)Adopt Resolution No. 2023-__, A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF RANCHO PALOS VERDES APPROVING REVISION “III” TO THE
TRUMP NATIONAL GOLF CLUB PROJECT CONDITIONAL USE PERMIT TO
ADD CONDITION OF APPROVAL NO. Z.14(e) TO ALLOW THE PROPERTY
OWNER TO APPLY FOR A MAJOR GRADING PERMIT AND MAJOR SITE PLAN
REVIEW FOR AFTER-THE-FACT GRADING AND CONSTRUCTION OVER AN
EXISTING 2:1 SLOPE ALONG THE SOUTHERLY AND WESTERLY YARD
AREAS OF LOT NO. 34 OF TRACT NO. 50667 LOCATED AT 31925 EMERALD
VIEW DRIVE (PLCU2023-0004).
FISCAL IMPACT: None
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: Octavio Silva, Deputy Director of Community Development
REVIEWED BY: Brandy Forbes, AICP, Director of Community Development
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A.Resolution No. 2023-__, EIR Addendum No. 50 (page A-1)
B.Resolution No. 2023-__, CUP Revision “III” (page B-1)
C.Public Correspondence (page C-1)
D.Applicant correspondence after September 19, 2023 public hearing (page D-1)
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E. Project plans (page E-1)
BACKGROUND:
At the September 19, 2023 City Council meeting, the Applicant’s requested application
and proposed project for Revision “III” to the Trump National Golf Club Project Conditional
Use Permit was presented to the City Council for consideration. At this meeting, the City
Council, pursuant to Government Code 54953(b)(3), continued the public hearing to its
regularly scheduled meeting on November 7, 2023 in order to provide for at least a
quorum of the City Council to participate from locations within the boundaries of the City
in order to consider the requested application.
As the City Council meeting on November 7 was canceled, a public notice was reissued
on October 26, 2023 informing the Applicant, interested parties and the public about the
November 14, 2023 new project hearing date.
By way of project background, on June 1, 1992, the City Council adopted Resolution No.
92-53, certifying Environmental Impact Report (EIR) No. 36, and adopted Resolution Nos.
92-54, 92-55, 92-56, 92-57, thereby conditionally approving Vesting Tentative Tract Map
Nos. 50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use
Permit (CUP) Nos. 162 and 163, Coastal Permit No. 103, and Grading Permit No. 1541
for a Residential Planned Development (RPD) consisting of 83 single-family dwelling
units, an 18-hole public golf course, and 261.4 acres of public open space located at what
is now known as the Trump National Golf Club project (the “Project”).
The approved project was revised to include an 18-hole golf course, clubhouse, driving
range, public open space, and 59 single-family residential lots. The 59 single-family
residential lots are located within two different tracts (23 lots in Tract No. 50666 and 36
lots in Tract No. 50667) located at the west or east end of the Trump National Golf Club
site, in the vicinity of Palos Verdes Drive South, La Rotonda Drive, and Trump National
Drive.
Over the years, the City Council, as the final deciding body on development actions for
the Trump National Golf Club project, has approved 58 CUP revisions, some of which
were related to CUP No. 162 that specifically applied to the RPD portion of the Project
that set minimum development standards for all residential lots. Per Rancho Palos Verdes
Municipal Code (RPVMC) Chapter 17.42, the purpose of the RPD "is to provide greater
flexibility in the design of residential developments by encouraging:
a. A more creative and imaginative approach to the design of residential
developments;
b. A variety of housing types and environments;
c. A more efficient and harmonious use of the land and natural resources;
d. The retention of greater amounts of open space and amenities for recreational and
visual enjoyment;
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e. The preservation and enhancement of valuable natural areas; and,
f. Compatibility with surrounding areas.”
In essence, an RPD allows for greater flexibility in the design of a project by allowing
alternative development standards to be used while compensating for this allowance by
requiring increased amounts of open space and public amenities associated with the
project.
To date, the conditions set forth in CUP No. 162 were used by developers and/or property
owners of both tracts to design individual residential lots that are currently built or under
construction. However, it should be noted that in June 2018, CUP Revision “FFF” was
adopted to consolidate the various sets of conditions of approval into one master set for
the entire Project. By doing so, the proposed Revision “III” will apply to the master set of
conditions and not specific to CUP No. 162 as it no longer exists on its own.
Condition No. Z.14 of the Conditions of Approval prohibits construction and/or grading on
individual lots on 3:1 or greater slopes. Through the years, there have been some notable
CUP revisions adopted by the City Council in the past for CUP No. 162 to allow for grading
and construction over such slopes, which are summarized in Table No. 1 below:
Table No. 1 CUP Revisions – Residential Grading & Construction Over 2:1 Slopes
City Council
Meeting
CUP No. 162 Revision Summary
October 4, 2005
Revision “X” adopted Resolution No. 2005-105 allow lots 24, 25
and 29 in Tract No. 50667 to grade and construct improvements
over existing 2:1 slopes including basement areas, swimming
pools and decks.
May 20, 2008
Revision “MM” adopted Resolution No. 2008-42 to allow lot 17 of
Tract No. 50667 to grade and construct improvements over
existing 2:1 slopes within northerly and easterly yard areas in
order to accommodate driveway access and retaining/patio
areas.
September 16, 2008
Revision “OO” adopted Resolution No. 2008-85 to allow easterly
and westerly yard areas of Lot 18 to grade and construct
improvements over existing 2:1 slopes in order to accommodate
driveway access, retaining walls and patio areas.
Continued on the Next Page
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On April 20, 2023, the Applicant
submitted a CUP Revision application
requesting to revise the Condition No.
Z.14 to allow ATF grading and
construction of ancillary site
improvements over an existing 2:1
slope along the southerly and westerly
yard areas of the project site. Based on
Staff’s analysis of the property records,
the ATF grading was conducted shortly
after building permits for the
construction of the single-family
residence on the project site were
finalized in December 2021 (Permit No.
RES2019-00209). During this time,
property records indicate that a Minor
Grading Permit (Case No. PLGR2021-
0027) was issued by the City’s
Planning Division to cover a water
feature that was partially located along
the west side yard of the project site
and the other part of the water feature
was located on the Trump National
Golf Club, as identified in Diagram No.
1.
Following this, the Applicant obtained approvals (Case No. PLSR2022-0022) for the ATF
construction of an outdoor kitchen area along the rear yard of the project site.
Subsequently, the Applicant constructed a detached pergola and wall at the rear of the
project site without the benefit of permits.
The City’s Code Enforcement Division issued a notice of violation (Case No. CBLD2022-
0109) requiring the Applicant to obtain the necessary approvals and permits for the
construction of the improvements. In response, the Applicant obtained approval (Case
No. PLSR2022-0338) for the pergola, which was subsequently rescinded, as it was
determined that the pergola and wall were located on a portion of the undocumented
grading (fill) at the rear of the project site. During this time, the Applicant was informed
that a revision of the conditions of approval for the Trump National Golf Club Project CUP
would be required to consider allowing ATF grading and construction over the previous
2:1 slope as a separate permit application.
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DISCUSSION:
Site Description
The project site is Lot No. 34 of Tract No. 50667 (also known as 31925 Emerald View
Drive) which is an 18,872 ft2 pad lot located along the southside of Emerald View Drive,
at the end of a cul-de-sac. The site is currently improved with approximately 6,481 ft2 two-
story residence with ancillary site improvements including a pool, hardscape and
landscape areas. The rear (south) and side (west) yards of the project site are
encumbered by 2:1 sloping conditions down to Trump National Golf Club. Adjacent land
uses also include residential to the east of the project site and Palos Verdes Drive South
to the north of the project site. The project site is located in the Single-Family Residential
(RS-1) Zoning District, within the City’s Coastal Zone and has a General Plan designation
of Single-Family (R1).
Project Description
The Applicant has submitted plans (Attachment E) to allow ATF grading and construction
of ancillary site improvements over an existing 2:1 slope along the top of southerly and
westerly yard areas of the project site. Diagram No. 2 (below), highlights in blue the area
of the ATF grading along the southerly and westerly yard areas. The area highlighted in
green identifies the grading completed as part of the Planning Division approved Minor
Grading Permit (Case No. PLGR2021-0027), which was issued by the City’s Planning
Division to cover the water feature that was partially located along the west side yard of
the project site.
As the project site is subject to the Trump National Golf Club project CUP Conditions of
Approval, which restricts grading and construction on slopes greater than 3:1, the process
for the Applicant to legalize the ATF grading and site improvements is a two-step process.
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The first part of the process begins with the City Council’s consideration of Revision “III”,
which is the action outlined in this report. If the City Council approves the CUP Revision,
then the second step of the process requires the Applicant to submit a Major Grading
Permit and Major Site Plan Review application to the City’s Community Development
Department for consideration.
As part of the first step in the process to legalize ATF grading and construction of ancillary
site improvements on the project site, CUP provisions are required to be revised to allow
the Applicant to submit the necessary applications and permits to the Community
Development Department. Staff is proposing to add subsection “e” to Condition No. Z.14
of the Project Conditions of Approval as follows (bold underline for text added):
14. No construction and/or grading on individual lots shall be permitted on 3:1 or
greater slopes, with the exception of the following:
a. Driveway improvements to a partially subterranean garage on Lot Nos. 24
and 25, a basement/patio area for Lot Nos. 24 and 25, and an entry way to
Lot No. 25, provided that the retaining walls associated with these
improvements are designed in a manner that includes landscape planting
to mitigate the impacts of the height of the retaining walls, and an
aesthetically pleasing veneer applied to the retaining walls to blend the
retaining walls into the hillside. A landscape plan and wall veneer design
shall be submitted for review and approval by the Director of Community
Development prior to submittal of plans into Building Division Plan Check.
Said improvements shall be installed prior to issuance of a Certificate of
Use and Occupancy.
b. A pool/spa/patio on Lot 29, as depicted on plans prepared by Envirotechno,
dated May 4, 2005, which were reviewed by the City Council at their
meeting on September 20, 2005, provided that the retaining walls
associated with these improvements shall be stepped in height, and shall
include landscape planting areas and an aesthetically pleasing veneer to
blend the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development prior to submittal of plans into Building Division
Plan Check. Said improvements shall be installed prior to issuance of a
Certificate of Use and Occupancy.
c. Grading along the northerly and easterly yard areas of Lot #17 to
accommodate an indirect access driveway in the easterly yard area and
retaining walls/patio areas in the northerly yard area as shown on the Site
Plan/Grading Plan prepared by Tomaro Architecture Incorporated, as
reviewed by the City Council at their May 20, 2008 meeting. These
improvements may be permitted provided that the retaining walls
associated with these improvements are designed in a manner that includes
landscape planting to mitigate the impacts of the height of the retaining
walls, and an aesthetically pleasing veneer applied to the retaining walls to
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blend the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development prior to submittal of plans into Building Division
Plan Check. Said improvements shall be installed prior to issuance of a
Certificate of Use and Occupancy.
d. Grading along the easterly and westerly yard areas of Lot #18 to
accommodate an indirect access driveway, retaining walls and patio area
in the easterly yard area and retaining walls in the westerly yard area as
shown on the Site Plan/Grading Plan prepared by C.C. Partners Design
Build, as reviewed by the City Council at their September 16, 2008 meeting.
These improvements may be permitted provided that the retaining walls
associated with these improvements are designed in a manner that includes
landscape planting to mitigate the impacts of the height of the retaining
walls, and an aesthetically pleasing veneer applied to the retaining walls to
blend the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development prior to submittal of plans into building division
plan check. said improvements shall be installed prior to issuance of a
Certificate of Use and Occupancy.
e. Grading and construction along the southerly and westerly yard areas
of Lot No. 34 to accommodate after-the-fact grading consisting of
approximately 395 yd3 of fill with a maximum depth of 5 feet with the
processing of a Major Grading Permit and Major Site Plan Review.
Construction of ancillary site improvements on areas that were
previously a 2:1 slope along the southerly and westerly yard areas
shall be limited up to a maximum 4 feet in height, as measured from
the top of the as-built 2:1 slope to the top of the structure and shall
not result in a significant view impairment as observed from the
viewing area of another property.
As proposed, Condition Z.14 (e) allows the Applicant to submit a Major Grading Permit
(appealable to the City’s Planning Commission) and Major Site Plan Review application,
as well as seek the necessary building permits through the City’s Community
Development Department in order to legalize approximately 395 yd3 of undocumented fill
and associated construction. In other words, the revision to the Conditions of Approval
establishes the process for proceeding with planning entitlements and building permits,
that would otherwise be prohibited.
The proposed Condition Z.14 (e) also limits the construction of ancillary site
improvements in the project area up to a maximum height of 4 feet and which do not
result in a significant view impairment as observed from the viewing area of another
property. This provision was included in order to mitigate potential adverse impacts
associated with the consideration of the CUP Revision, as well as consideration of future
planning entitlements, which is further discussed in the section below.
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Code Consideration and Analysis
Conditional Use Permit
The requested CUP Revision “III” requires the City Council to make findings per RPVMC
§17.60.050(A), which are provided in the table below with Staff’s analysis.
Table No. 2: Conditional Use Permit Findings and Analysis
Required Findings
Staff’s Analysis
The site is adequate in size and shape to
accommodate the proposed use and other
features to integrate said use with those
on adjacent land and within the
neighborhood.
Criteria met. The project site and request
are similar to that of other sites within the
same tract which were granted similar
CUP Revisions “X,” “MM,” and “OO.”
The site for the proposed use relates to
streets and highways sufficient to carry the
type and quantity of traffic generated by
the subject use.
Criteria met. There will be no traffic-related
impacts as the use of the project site will
not change.
Approving the subject use will have no
significant adverse effect on adjacent
property or the permitted use thereof.
Criteria met with as conditioned. (please
see additional discussion below Table
No. 2)
The proposed use is not contrary to the
General Plan.
Criteria met. The project is consistent with
the General Plan Land Use Policy No. 2
(p. L-7), to “require all new housing
developed to include suitable and
adequate landscaping, open space, and
other design amenities to meet the City’s
standard.”
Project site to comply with all requirements
of Chapter 17.40 (Overlay Control
Districts), if applicable to the site.
Criteria met. The site is subject to OC-1, 2,
and 3 and meets all requirements as was
the case for similar CUP Revisions “X,”
“MM,” and “OO.”
Conditions regarding any of the
requirements listed in RPVMC Section
17.60.050(A)(6) to be imposed to protect
the health, safety and general welfare.
Criteria met. All conditions of approval
associated with the RPD will continue to
be imposed along with the mitigation
measures adopted through EIR No. 36.
View Impairment Concerns
The property owner at 31929 Emerald View Drive, which is located to the east of the
project site, submitted public comments expressing view impairment concerns related to
the proposed project. Staff visited the neighboring property at 31929 Emerald View Drive
to assess the concern and determined that the view from the neighbor’s property was
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observed in a southerly direction and consisted of multiple view components including
Catalina Island, the ocean, and the coastal bluffs along the westerly periphery of the view
frame as outlined in Diagram No. 3 below.
The viewing area from the neighboring property was observed from patio doors located
at the rear of the living room located on the first floor of the property. Based on Staff’s
analysis, Staff determined the location and structure height of the unpermitted pergola,
which ranges in height from 8 feet 5 inches to 9 feet 5 inches and is located on a portion
at the top of ATF grading area (highlighted in yellow in Diagram No. 3 on the previous
page) presented a significant view impairment of the coastal bluffs from the neighboring
property at 31929 Emerald View Drive. As currently constructed, the ATF grading and
construction over an existing 2:1 slope along the southerly yard area on the project site
was found to result in an adverse impact to an adjacent property.
Staff further examined site conditions on the project site to identify the height of an
ancillary structure that could potentially be constructed along the top of the southerly yard
area without resulting in a significant view impairment, as observed from the neighboring
property at 31929 Emerald View Drive. Based on Staff’s site visits to the area,
assessment of transitional slopes between properties, and the siting of structures on the
properties, Staff believes that an ancillary structure, such as but not limited to an outdoor
kitchen and counter areas, a fire pit, guard rails or a wall with a maximum height of up to
4 feet could be constructed in areas at top of the southerly yard area on the project site
that were previously 2:1 slopes without significantly impairing a view of the coastal bluffs.
As such, Staff’s recommended amendments to Condition No. Z.14 that includes a up to
4-foot height limit on ancillary structures constructed in areas at the top of the southerly
yard area on the project site that were previously 2:1 slopes. As conditioned, the proposed
project will not result in an adverse impact to an adjacent property.
If the CUP Revision is approved by the City Council, the unpermitted pergola located at
the top of the southerly yard area on the project site will have to be modified or relocated
to another location on the project site, so as to meet requirements of Condition No. Z.14
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(e), which limits ancillary structure heights in the project area of the property up to a
maximum height of 4 feet.
ADDITIONAL INFORMATION:
City Council Members Residing within 500 feet or 1,000 feet of the Project Site
City Council member Alegria resides within 500 feet and 1,000 feet of the overall project
site, and will be asked to consider recusing himself from participating on this agenda item.
Code Enforcement Actions
The City’s Code Enforcement Division has been notified of foliage on the project site that
is not consistent with the approved landscaping plan for the Trump National Golf Club
Project CUP which includes, but is not limited to, three palm trees located along the rear
yard slope. The Code Enforcement Division will work with the Applicant to address the
violation as well as investigate recent reports of construction activity on the backyard patio
area. The processing of any Major Grading Permit and Site Plan Review applications to
legalize the undocumented fill on the project site will be coordinated with the resolution of
pending code violations.
Public Correspondence
On August 31 and October 26, 2023, public notices were mailed to all property owners
within a 500-foot radius of the project site and published in the Peninsula News. With
respect to the August 31 public notice issuance, Staff received three comments in
response to the public notice, one comment letter from the Applicant in response to
project concerns, and a letter of support from a member of the public (Attachment C).
As of the preparation of this report, Staff did not receive any additional comments in
response to the issuance of the October 26 public notice. Staff did, however, receive
correspondence from the Applicant after the September 19 public hearing date
(Attachment D). This correspondence provides information reiterating the Applicant’s
project proposal and support.
The public comments from neighbors received in response to the August 31 public
notice included concerns related to view impairment, public safety, project precedence
and local development restrictions. Concerns related to view impairment were discussed
in in the Conditional Use Permit section of this report, while the remaining concerns are
further analyzed below:
Public Safety
Staff received a public comment expressing concerns about the geologic stability of the
affected slope area on the project site. The City’s geotechnical consultant approved a
geology report for the project site when the property was initially developed. The
Applicant is in the process of preparing an updated geology report for the project site
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that includes the ATF grading along the southerly and westerly yard areas. An updated
geology report will be required to be approved before the issuance of any grading or
building permits for the proposed project. The project will subsequently be reviewed
during the City’s Building and Safety Division Plan Check process to ensure the project
engineering conforms to all necessary code requirements. When building permits are
issued, the project will be inspected by the Building and Safety Division for compliance
with building code and permit requirements.
Project Precedence
Staff received an additional public comment generally expressing concerns that an
approval of the proposed project would set a negative precedence in the community. As
outlined in the in the Background section of this report, the City Council has approved
other CUP revision requests to allow grading and construction on restricted areas within
the immediate area. However, in those instances, the project scope did not involve ATF
grading or construction.
Local Development Standards
Another public comment suggested the proposed project is not permitted by the Trump
Estate Development Restrictions. As outlined throughout this report, the proposed
project is prohibited by the Conditions of Approval for Trump National Golf Club Project
CUP, and the Applicant’s request is to revise the CUP to allow the proposed project.
Environmental Assessment
In accordance with the provisions of the California Environmental Quality Act (CEQA),
Staff has prepared Addendum No. 50 to EIR No. 36. Several past revisions to the Project
were minor enough to require only addenda to the City Council-certified EIR No. 36. As
previously noted, similar requests have been processed on three occasions and the
proposed CUP Revision “III” is considered a relatively minor revision as it will not cause
any additional impacts to the site and surrounding areas than what was previously
evaluated within the adopted EIR, nor will there be any changes to all the previously
adopted mitigation measures found within the EIR. As such, Staff has prepared
Addendum No. 50 (Attachment A) to EIR No. 36 for the proposed CUP Revision “III.”
ALTERNATIVES:
In addition to Staff’s recommendation, the following alternative actions are available for
the City Council’s consideration:
1. Deny the requested CUP Revision “III” to amend Condition of Approval No.
Z.14, and direct Staff to bring back a resolution memorializing this decision on
October 3, 2023.
2. Approve the requested CUP Revision “III” to amend Condition of Approval No.
Z.14 to authorize ATF grading on 2:1 slope along southerly and westerly yard
areas but not allow for construction of improvements on such slope conditions.
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3. Identify issues with the proposed CUP Revision “III” and direct Staff and/or the
Applicant to come back at a future meeting with revised plans and/or
conditions.
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RESOLUTION NO. 2023-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES ADOPTING ADDENDUM
NO. 50 TO ENVIRONMENTAL IMPACT REPORT NO. 36 IN
CONNECTION WITH REVISION “III” TO THE TRUMP
NATIONAL GOLF CLUB PROJECT
WHEREAS, an application package was filed by the Zuckerman Building Company
and Palos Verdes Land Holdings Company requesting approval of tentative parcel maps,
vesting tentative tract maps, conditional use permits, a coastal permit and a grading
permit to allow the construction of a Residential Planned Development (RPD) of 120
single family dwelling units and for development of an 18-hole golf course, a clubhouse,
and parking facilities on a 258 acre site bounded by Palos Verdes Drive South on the
north, Portuguese Bend Club and Community Association on the west, the Pacific Ocean
on the south and Los Angeles County Shoreline Park on the east; and
WHEREAS, a Draft Environmental Impact Report (DEIR) was prepared and
circulated for 45 days from June 7, 1991, through July 22, 1991, in order to receive written
comments on the adequacy of the document from responsible agencies and the public;
and
WHEREAS, subsequent to the circulation of the DEIR and preparation of written
responses, the applicant revised the scope of the project and reduced the number of
proposed single family residences to 40 units in Vesting Tentative Tract Map (VTTM) No.
50666 and 43 in VTTM No. 50667, and an 18 hole- golf course with related facilities within
the boundaries of both VTTMs, and, due to the changes in the project, an Addendum to
the DEIR was prepared; and
WHEREAS, based on review of the Addendum to the DEIR, the City determined
that the information submitted cited potential additional significant environmental impacts
that would be caused by the revised project, and directed preparation of a Supplemental
Environmental Impact Report (SEIR). The SEIR, which incorporates information and
findings set forth in the Addendum to the DEIR, was prepared and circulated for 45 days
from March 19, 1992, through May 4, 1992, during which time all interested parties were
notified of the circulation period and invited to present written comments to the information
contained in the SEIR, in conformance with the requirements of the California
Environmental Quality Act (CEQA); and
WHEREAS, on June 1, 1992, the City Council adopted Resolution No. 92-53
certifying Environmental Impact Report (EIR) No. 36, in connection with VTTM Nos.
50666 and 50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit
Nos. 162 and 163, Coastal Permit No. 103, and Grading Permit No. 1541 for an 83 lot
RPD, public open space, and an 18-hole public golf course with clubhouse and related
facilities on 261.4 acres in Coastal Subregions 7 and 8; and
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WHEREAS, on December 7, 1992, the City Council adopted Resolution
No. 92-115 approving Addendum No. 1 to EIR No. 36, in connection with approving
revisions to the Trump National Golf Club project (formally known as Ocean Trails project)
applications described above, in order to address concerns expressed by the California
Coastal Commission (CCC) with regard to adequate provisions for public open space,
public access and habitat preservation; and
WHEREAS, on October 5, 1993, the City Council adopted Resolution No. 93-89
approving Addendum No. 2 to EIR No. 36, in connection with re-approval of the Trump
National Golf Club project applications described above, in order to comply with a Court
mandate to provide affordable housing in conjunction with the project, pursuant to
Government Code Section 65590; and
WHEREAS, on September 6, 1994, the City Council adopted Resolution
No. 94-71 approving Addendum No. 3 to EIR No. 36, in connection with approval of
Revision "A" to the Trump National Golf Club project applications described above, in
order to incorporate changes to the project made by the CCC in April 1993, and (based
on additional geologic information) relocate the golf course clubhouse, reduce the number
of single family lots from 83 to 75 and approve a location for the golf course maintenance
facility and on-site affordable housing units; and
WHEREAS, on March 11, 1996, the City Council adopted Resolution No. 96-15
approving Addendum No. 4 to EIR No. 36, in connection with approval of Revision "B" to
the Trump National Golf Club project applications described above, in order to incorporate
changes to the project made by the CCC in January 1995 regarding the relocation of the
golf course clubhouse, Paseo Del Mar roadway and public trails to accommodate a
reconfiguration of the public parking facilities, as well as additional modifications to the
public trails in order to provide clarification or to be consistent with the CCC's approval
and to include an 8.5 acre vacant property owned by the Palos Verdes Peninsula Unified
School District into the golf course; and
WHEREAS, on September 3, 1996, the City Council adopted Resolution
No. 96-72 approving Addendum No. 5 to EIR No. 36, in connection with approval of
Revision "C" to the Trump National Golf Club project applications described above, in
order to relocate two single family residential lots in VTTM No. 50667 from the end of
Street "A" to the end of Street "C," revise the boundaries of open space lots B, C, G and
H, convert the split-level lots in VTTM No. 50667 to single-level lots, revise the golf course
layout, revise the public trail system, combine parallel trail easements, construct a paved
fire access road west of the Ocean Terraces Condominiums and modify several
amendments to the conditions of approval and mitigation measures to change the
required timing for compliance; and
WHEREAS, on August 18, 1998, the City Council adopted Resolution No. 98-76
approving Addendum No. 6 to EIR No. 36 and the proposed Revision "G" to the Trump
National Golf Club project, which included: 1) an 18% increase in the size of the
clubhouse from 27,000 square feet to 32,927 square feet; 2) an increase in the size of
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the maintenance facility from 6,000 square feet to 9,504 square feet; 3) a 2-foot increase
in the upslope height of the maintenance facility building; and, 4) relocation of the
maintenance building and reconfiguration of the maintenance facility parking lot; and
WHEREAS, on February 2, 1999, the City Council adopted Resolution No. 99-10
approving Addendum No. 7 to EIR No. 36 and the proposed Revision "H" to the Trump
National Golf Club project, which included: changing six of the residential lots within
VTTM No. 50667 from flat pad lots to split level lots, lowering the overall pad elevation for
each lot, and lowering Street 'B' within the subdivision, and lowering the pad elevation for
six other lots within the subdivision. Additionally, the approval included the modification
of the project's mitigation measures and conditions of approval to allow the permitted
construction hours for the entire Trump National Golf Club project to be expanded to
include Sundays through March 21, 1999; and
WHEREAS, on May 4, 1999, the City Council adopted Resolution No. 99-29
approving Addendum No. 8 to EIR No. 35 and the proposed Revision “I” to the Trump
National Golf Club project, which included a change to the design of the storm drain
facilities of the Ocean Trails project from a tunneled pipe system to the existing on-site
canyons. Revision “I” only amended the drainage for the east side of the Trump National
Golf Club project, involving La Rotonda Canyon; and
WHEREAS, on July 20, 1999, the City Council adopted Resolution No. 99-55
approving Addendum No. 9 to EIR No. 36 and the proposed Revision “J” to the Trump
National Golf Club project, which included: 1) the conditions requiring the establishment
of a maintenance district be revised by eliminating the maintenance district and having
the golf course owner be the sole responsible entity for maintenance, thereby excluding
the future residential homeowners; 2) withdrawn by applicant; 3) the timing of the
installation of ornamental fencing on each residential lot be delayed until prior to issuance
of certificate of occupancy; 4) delay the construction of two trails within VTTM No. 50666
from the Second Stage to the Third Stage of phasing within the Public Amenities Plan; 5)
lower the approved residential building pad elevations and create split-level pads in VTTM
No. 50666; 6) delay the payment of traffic impact fees to prior to Final Map No. 50666; 7)
allow an increase in total building area of the clubhouse by permitting a basement space;
8) withdrawn by applicant; and 9) revise the hours permitted for golf course landscape
gardening; and
WHEREAS, on May 16, 2000, the City Council adopted Resolution No. 2000-27
approving Addendum No. 10 to EIR No. 36 and the proposed Revision “K” to the Trump
National Golf Club project, which allowed a portion of the golf course to open for play
before all of the required public amenities have been completed due to delays caused by
the failure of Landslide C on June 2, 1999; and
WHEREAS, on June 21, 2000, the City Council adopted Resolution No. 2000-38
certifying a Final Supplemental EIR to EIR No. 36, adopting a Mitigation Monitoring
Program, adopting a Statement of Overriding Considerations, and the proposed Revision
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“L” to the Trump National Golf Club project, for the repair of Landslide C at Trump National
Golf Club; and
WHEREAS, on July 18, 2000, the City Council approved Revision “M” to the
Trump National Golf Club project, thereby approving an amendment to the Habitat
Conservation Plan (HCP), an amendment to the HCP Implementing Agreement, and
approval of a Conservation Easement over the lower portion of Shoreline Park; and
WHEREAS, on September 5, 2000, the City Council approved Revision “N” to the
Trump National Golf Club project, thereby approving a Mitigated Negative Declaration
and amending the project to accommodate a change to the design of the storm drain
facilities of the Ocean Trails project from a tunneled pipe system to the existing on-site
canyons. Revision “N” only amended the drainage for the west side of the Trump National
Golf Club project, involving Forrestal Canyon; and
WHEREAS, on February 20, 2001, the City Council approved Revision “P” to the
Trump National Golf Club project, thereby approving an amendment to allow Trump
National Golf Club an extension of time to provide 4 on-site affordable housing units for
rent from "prior to one year of the opening of the clubhouse" to "prior to the opening of
the 18-hole golf course"; and
WHEREAS, on February 20, 2001, the City Council approved Revision “Q” to the
Trump National Golf Club project, thereby approving an amendment which allows Ocean
Trails to re-construct (instead of re-pave) La Rotonda Drive from Palos Verdes South to
the end of La Rotonda Drive, in lieu of re-paving Palos Verdes Drive South from La
Rotonda Drive to the eastern City limits; and
WHEREAS, on September 21, 2001, the City Council approved Revision "R" to
the Trump National Golf Club project to revise the conditions of approval for VTTM
No. 50666 and VTTM No. 50667, so as to adjust Condition I-3 allowing an extension to
completing the reconstruction of La Rotonda Drive from Palos Verdes Drive South to its
end; and
WHEREAS, on March 4, 2003, the City Council approved Amendment No. 2 to the
Ocean Trails Development Agreement to clarify that the City Council may extend any
approved tentative tract not to exceed the term of the Development Agreement and
extend VTTM No. 50666; and
WHEREAS, on April 20, 2004, the City Council approved Revision "V" to the Trump
National Golf Club project to revise CUP No. 162, thereby allowing 1) basement areas of
one-story structures to be excluded from the existing 30% "Maximum Habitable Space"
requirement, but require that the basement habitable area be added to the first floor
habitable area in complying with the "Maximum Habitable Space Square Footage"
requirement; 2) permitting a change in the height of lot no. 2 to allow for a subterranean
garage; and 3) permitted construction of retaining walls and access to the proposed
subterranean garage; and
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WHEREAS, on October 4, 2005, the City Council approved Revision "X" to the
Trump National Golf Club project to revise CUP No. 162 so as to 1) allow a change in the
maximum habitable area for lots 26-29 in Tract No. 50667; 2) allow a change in the
maximum building height for lots no. 24-29 in Tract No. 50667, which includes allowing
lots 24 and 25 to have partially subterranean garages; 3) allow lots 24, 25 and 29 in Tract
No. 50667 to grade and construct improvements over existing 2:1 slopes; 4) allow up to
30% of the front and rear facades of all two-story and split level structures to have a full
two story façade without being broken by an architectural feature; and 5) to decrease the
lot area of Lot D, within VTTM No. 50666 from 1.4 acres to 1.0 acres; and
WHEREAS, on November 20, 2007, the City Council approved Amendment No. 3
to the Ocean Trails Development Agreement which extended the life of the Development
Agreement and existing VTTM No. 50666 from November 20, 2007, through March 9,
2008; and
WHEREAS, on March 4, 2008, the City Council approved Amendment No. 4 to the
Ocean Trails Development Agreement which extended the life of the Development
Agreement and existing VTTM No. 50666 from March 9, 2008, through July 18, 2008;
and
WHEREAS, on July 15, 2008, the City Council approved Amendment No. 5 to the
Ocean Trails Development Agreement which extended the life of the Development
Agreement and existing VTTM No. 50666 from July 18, 2008, through October 22, 2008;
and
WHEREAS, on October 21, 2008, the City Council approved Amendment No. 6 to
the Ocean Trails Development Agreement which extended the life of the Development
Agreement and existing VTTM No. 50666 from October 22, 2008, through January 22,
2008; and
WHEREAS, on January 21, 2009, the City Council approved Revision “RR” to the
Trump National Golf Club project, which extended the life of the Development Agreement
and existing VTTM No. 50666 from January 22, 2009, through July 22, 2009, and revised
Grading Permit No. 1541 to allow an additional temporary opening of the driving range to
the public through July 22, 2009; and
WHEREAS, on July 21, 2009, the City Council, via Minute Order, approved a two-
month extension (Revision “SS”) of the Development Agreement, VTTM No. 50666 and
the temporary use of the driving range at the request of the Applicant in order to
accommodate the Applicant’s schedule and availability to attend the Council meeting.
Said two-month extension was granted to September 16, 2009. As part of that action, the
Council also continued the item/public hearing on Revision “SS” to September 15, 2009;
and
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WHEREAS, on September 15, 2009, the City Council approved Revision “SS” to
the Trump National Golf Club project, which extended the life of the Development
Agreement and existing VTTM No. 50666 from September 16, 2009, through March 17,
2010, and revised Grading Permit No. 1541 to allow an additional temporary opening of
the driving range to the public through March 17, 2010; and
WHEREAS, on March 16, 2010, the City Council approved Revision “UU” to the
Trump National Golf Club project, which extended the life of the Development Agreement
and existing VTTM No. 50666 from March 16, 2010, through September 21, 2010, and
revised Grading Permit No. 1541 to allow an additional temporary opening of the driving
range to the public through September 21, 2010; and
WHEREAS, on September 21, 2010, the City Council approved Revision “VV” to
the Trump National Golf Club project, which extended the life of the Development
Agreement and existing VTTM No. 50666 from September 21, 2010, through March 21,
2011, and revised Grading Permit No. 1541 to allow an additional temporary opening of
the driving range to the public through March 21, 2011; and
WHEREAS, on March 15, 2011, the City Council approved Revision “WW” to the
Trump National Golf Club project, which extended the life of the Development Agreement
and existing VTTM No. 50666 from March 21, 2011, through September 21, 2011, and
revised Grading Permit No. 1541 to allow an additional temporary opening of the driving
range to the public through September 21, 2011; and
WHEREAS, on September 20, 2011, the City Council approved Revision “XX” to
the Trump National Golf Club project, which extended the life of the Development
Agreement and existing VTTM No. 50666 from September 21, 2011, through March 21,
2012, and revised Grading Permit No. 1541 to allow an additional temporary opening of
the driving range to the public through September 21, 2012; and
WHEREAS, on March 6, 2012, the City Council approved Revision “AAA” to the
Trump National Golf Club project, which extended the life of the Development Agreement
and existing VTTM No. 50666 from March 21, 2012, through September 21, 2012, and
revised Grading Permit No. 1541 to allow an additional temporary opening of the driving
range to the public through September 21, 2012; and
WHEREAS, on August 7, 2012, the City Council approved Revision “BBB” to the
Trump National Golf Club project, which extended the life of the Development Agreement
and existing VTTM No. 50666 from September 21, 2012, through September 21, 2014,
and revised Grading Permit No. 1541 to allow an additional temporary opening of the
driving range to the public through September 21, 2014; and
WHEREAS, on September 16, 2014, the City Council approved Revision “DDD”
to the Trump National Golf Club project, which extended the life of the Development
Agreement and existing VTTM No. 50666 from September 21, 2014, through September
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21, 2016, and revised Grading Permit No. 1541 to allow an additional temporary opening
of the driving range to the public through September 21, 2016; and
WHEREAS, on August 16, 2016, the City Council adopted Resolution
No. 2016-36, approving Addendum No. 47 to EIR No. 36; adopted Urgency Ordinance
No. 587U, authorizing an extension to the Development Agreement to September 21,
2018; extended VTTM No. 50666 consistent with the term of the Development
Agreement; and adopted Resolution Nos. 2016-37 and 2016-38, approving Revision
“EEE” to Grading Permit No. 1541 to allow an extension to the operation of the driving
range to the public through September 21, 2018; and
WHEREAS, on June 19, 2018, the City Council adopted Resolution No. 2018-39,
approving Revision "FFF" to Conditional Use Permit No.162 to amend Condition No. F1.C
(Resolution No. 2008-85) to remove the requirement to build a solid 5-foot to 6-foot tall
wall along the west property line adjacent to the properties in the Portuguese Bend Club;
consolidate the various conditions of approval tied to the Trump National Golf Club
project; and update the 1997 Public Amenities Map; and
WHEREAS, September 21, 2021, the City Council adopted Resolution Nos. 2021-
47 (Addendum No. 48) and 2021-48, approving Revision “GGG”, to deviate from the
building height standards to allow a partially subterranean basement, exterior basement
patio area, and driveway access to a partially subterranean garage associated with the
construction of a new single-family residence at 32031 Isthmus View Drive (Lot No. 11);
and
WHEREAS, on November 16, 2021, the City Council adopted Resolution Nos.
2021-62(Addendum No. 49) and 2021-63, approving Revision "HHH" to Conditional Use
Permit No. 162 to allow Lot No. 9 to be constructed at 16 feet from pad of the one-story
structure, and 26 feet from the entry to a subterranean garage and exterior basement
patio areas, provided that the ridge height does not exceed 16 feet above the existing
pad elevation; and
WHEREAS, on April 20, 2023, the Applicant submitted an application to the City
of Rancho Palos Verdes requesting approval of Revision "III" to allow the filing of a Major
Grading Permit and Site Plan Review to consider after-the-fact (ATF) grading and
construction over an existing 2:1 slope along the southerly and westerly yard areas of Lot
No. 34 of Tract No. 50667 located at 31925 Emerald View Drive; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State CEQA Guidelines,
California Code of Regulations, Title 14, Sections 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65952.5(e) (Hazardous Waste and
Substances Statement), on September 12, 2023, copies of the draft Addendum No. 50 to
EIR No. 36 were distributed to the City Council in its City Council agenda packet and on
September 19, 2023, prior to taking action on the proposed Revision “III” to the Trump
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National Golf Club project, the City Council independently reviewed and considered the
information and findings contained in Addendum No. 50 to EIR No. 36; and
WHEREAS, on September 19, 2023, after notice issued pursuant to the provisions
of the Development Code, the City Council held a public hearing to consider draft
Addendum No. 50 to EIR No. 36 and the proposed Revision "III" to the Trump National
Golf Club project, at which time all interested parties were given an 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: Revision “III” to the Trump National Golf Club project is to allow the
filing of a Major Grading Permit and Site Plan Review to consider after-the-fact (ATF)
grading and construction over an existing 2:1 slope along the southerly and westerly yard
areas of Lot No. 34. Pursuant to Sections 15162 and 15164 of the State CEQA
Guidelines, approval of Addendum No. 50 to the previously certified EIR No. 36, rather
than the preparation of a subsequent or supplemental EIR, is appropriate for the
consideration of the proposed revision to the Trump National Golf Club project, based on
the following findings:
1. That subsequent changes proposed to the project do not require important
revisions to the previous EIR, since there are no new significant environmental
impacts that have been identified, which were not considered in the previous EIR.
This is so since the proposed changes identified in Section 1 and attached Exhibit
“A” would not result in any new or increased impacts to the environment that are
not already analyzed within EIR No. 36. Specifically, Revision “III” will not result in
adverse impacts to 1) views from neighboring properties nor the public right-of-
way in the vicinity as the proposed project is limited to the westerly and southerly
yard areas of the project site below the ridgeline of the residence and construction
along the project area is limited up to a height of four feet, so as to protect views
from the adjacent neighbor to the east of the project site, 2) parking or traffic related
matters, and 3) geology. Furthermore, there have been no substantial changes to
the project or to the environment that would cause the project to significantly
impact the environment, nor does the proposed amendment affect a change that
would impact the environment in any manner that was not previously considered
and mitigated to the extent feasible.
2. That substantial changes to the project would not occur with respect to the
circumstances under which the project is undertaken, which would require
important revisions to the previous EIR, since, as noted above, there are no new
significant environmental impacts that were not considered in the previous EIR,
Supplement and previous Addenda thereto, and the project is limited to changes
that will not be readily visible from neighboring properties nor the public right-of-
way in the vicinity.
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3. That there is no new information of substantial importance to the project which
indicates that these proposed changes will have one or more significant effects not
discussed previously in the EIR; that significant effects previously examined will
not be substantially more severe than shown in the EIR; that no mitigation
measures or alternatives, previously found not to be feasible, would now in fact be
feasible and would substantially reduce one or more significant effects of the
project; or that no mitigation measures or alternatives which were not previously
considered in the EIR, would now substantially lessen one or more significant
effects of the environment, because this project is only to allow modifications that
would not be readily visible to neighboring properties or from the public right-of-
way.
Section 2: In approving Addendum No. 50 to EIR No. 36, the City Council has
reviewed and considered the Addendum No. 50 document, attached hereto and made a
part thereof as Exhibit "A."
Section 3: The Addendum No. 50 to EIR No. 36 identifies no new potential
significant adverse environmental impacts to the areas listed below, beyond those already
identified in the Final EIR No. 36, the Supplement, Second Supplement, and Addenda
Nos. 1 through 50 to EIR No. 36, as a result of the proposed revisions to the Trump
National Golf Club project:
1. Landform, Geology, and Soils
2. Hydrology and Drainage
3. Biological Resources
4. Cultural and Scientific Resources
5. Aesthetics
6. Land Use and Relevant Planning
7. Circulation and Traffic
8. Air Resources
9. Noise
10. Public Services and Utilities
11. Population, Employment and Housing
12. Fiscal Impacts
Section 4: That implementation of the proposed changes to the project would not
require additional mitigation measures or significant deletions/modifications to the
mitigation measures included in the Final EIR, as well as the Supplemental, Second
Supplemental, and Addenda Nos. 1 through 50 to EIR No. 36.
Section 5: While the implementation of mitigation measures as discussed in the
Final EIR No. 36 and the Supplemental, and the Second Supplemental, and Addenda
EIR Nos. 1 through 50 to EIR No. 36 will further reduce these impacts, it is not possible
to entirely eliminate cumulative impacts to the areas of concern listed in Section 1, above.
Therefore, the Findings and Statement of Overriding Considerations, as provided in Final
EIR No. 36, are hereby incorporated by reference.
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Section 6: All findings, attachments and Statement of Overriding Considerations
contained in Resolution Nos. 92-53, 92-115, 93-89, 94-71 and 96-15, as adopted by the
City Council on June 1, 1992, December 7, 1992, October 5, 1993, September 6, 1994,
March 11, 1996, and September 3, 1996, respectively, are hereby incorporated by
reference.
Section 7: The time within which the judicial review of the decision reflected in this
Resolution, if available, must be sought is governed by Section 1094.6 of the California
Code of Civil Procedure or any other applicable short period of limitations.
Section 8: For the foregoing reasons and based on the information and findings
contained in the staff reports, minutes, and evidence presented at the public hearings,
the City Council hereby approves Addendum No. 50 to EIR No. 36, based on the City
Council’s determination that the document was completed in compliance with the
requirements of CEQA and State and local guidelines with respect thereto.
PASSED, APPROVED, and ADOPTED this 14th day of November 2023.
____
John Cruikshank, Mayor Pro Tem
Attest:
Teresa Takaoka, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I, Teresa Takaoka, City Clerk of the City of Rancho Palos Verdes, do hereby certify that
the above Resolution No. 2023-__, was duly-adopted by the City Council of said City at
a regular meeting thereof held on November 14, 2023.
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________
Teresa Takaoka, City Clerk
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Resolution No. 2023-__
Exhibit "A"
ADDENDUM NO. 50
TO
ENVIRONMENTAL IMPACT REPORT NO. 36
The City Council has reviewed the proposed Revision “III” to the Trump National Golf
Club project, which is a request to allow to allow after-the-fact (ATF) grading and
construction over an existing 2:1 slope along the southerly and westerly yard areas of Lot
No. 34 of Tract No. 50667 located at 31925 Emerald View Drive in conjunction with the
requirements of the California Environmental Quality Act (CEQA), as well as State and
Local CEQA Guidelines, and find as follows:
That the approved request would not result in any new or increased impacts to the
environment that are not already analyzed within EIR No. 36, because no significant
impacts will result from the approved changes. Specifically, Revision “III” will not result in
adverse impacts to 1) views from neighboring properties nor the public right-of-way in the
vicinity as the proposed project is limited to the westerly and southerly yard areas of the
project site below the ridgeline of the residence and construction along the project area
is limited up to a height of four feet, so as to protect views from the adjacent neighbor to
the east of the project site, 2) parking or traffic related matters, and 3) geology.
Furthermore, there have been no substantial changes to the project or to the environment
that would cause the project to significantly impact the environment, nor does the
proposed amendment affect a change that would impact the environment in any manner
that was not previously considered and mitigated to the extent feasible.
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RESOLUTION NO. 2023-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING REVISION “III” TO
THE TRUMP NATIONAL GOLF CLUB PROJECT
CONDITIONAL USE PERMIT TO ADD CONDITION NO. Z.14(e)
TO ALLOW LOT NO. 34 OF TRACT NO. 50667 TO ALLOW
THE PROPERTY OWNER TO APPLY FOR A MAJOR
GRADING PERMIT AND MAJOR SITE PLAN REVIEW FOR
AFTER-THE-FACT GRADING AND CONSTRUCTION OVER
AN EXISTING 2:1 SLOPE ALONG THE SOUTHERLY AND
WESTERLY YARD AREAS OF LOT NO. 34 OF TRACT NO.
50667 LOCATED AT 31925 EMERALD VIEW DRIVE
(PLCU2023-0004).
WHEREAS, on June 1, 1992, the City Council adopted Resolution No. 92-53,
certifying Environmental Impact Report (EIR) No. 36 and adopted Resolution Nos. 92-54,
92-55, 92-56, 92-57, approving Vesting Tentative Tract Map (VTTM) Nos. 50666 and
50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit Nos. 162
and 163, Coastal Permit No. 103, and Grading Permit No. 1541 for a Residential Planned
Development (RPD) consisting of a total of 83 single-family dwelling units, an 18-hole
public golf course, and public open space on 261.4 acres on what is now known as Trump
National Golf Club (the “Project”); and
WHEREAS, on August 12, 1992, after finding that an appeal of the City's approval
of the project raised a substantial issue, the California Coastal Commission (CCC) denied
Coastal Permit No. 103, directed the landowners to redesign the Project to address the
concerns raised by the Coastal Commission staff, and remanded the Project back to the
City of Rancho Palos Verdes for reconsideration; and
WHEREAS, on December 7, 1992, the City Council adopted Resolution
No. 92-115 approving Addendum No. 1 to EIR No. 36 and adopted Resolution
Nos. 92-116, 92-117, 92-118 and 92-119 approving Revisions to VTTM Nos. 50666 and
50667, Tentative Parcel Map Nos. 20970 and 23004, Conditional Use Permit
Nos. 162 and 163, Coastal Permit No. 103, and Grading Permit No. 1541 to address
concerns raised by the CCC with regard to adequate provisions for public open space,
public access and habitat preservation; and
WHEREAS, on April 15, 1993, the CCC approved the Revised Project by way of
Coastal Development Permit No. A-5-RPV-93-5 (i.e., Coastal Permit No. 103), subject to
additional conditions of approval; and
WHEREAS, on October 5, 1993, the City Council adopted Resolution No. 93-89
approving Addendum No. 2 to EIR No. 36 and adopted Resolution Nos. 93-90, 93-91, 93-
92 and 93-93 re-approving VTTM Nos. 50666 and 50667, Tentative Parcel Map Nos.
20970 and 23004, Conditional Use Permit Nos. 162 and 163, and Grading Permit No.
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1541 to comply with a Court mandate to provide affordable housing in conjunction with
the project, pursuant to Government Code Section 65590; and
WHEREAS, on November 5, 1993, the CCC adopted revised and expanded
findings in conjunction with the Revised Project; and
WHEREAS, on September 6, 1994, the City Council adopted Resolution No. 94-
71 approving Addendum No. 3 to EIR No. 36 and adopted Resolution Nos. 94-72, 94-73,
94-74, 94-75, 94-76 and 94-77, approving Revision "A" to relocate the golf course
clubhouse from the area southwest of the School District property to an area north of Half
Way Point, locate the golf course maintenance facility and 4 affordable housing units
southeast of the corner of Palos Verdes Drive South and Paseo Del Mar, reduce of the
number of single family residential lots from 83 to 75 and increase the height of the golf
course clubhouse from 30 feet to 48 feet; and
WHEREAS, on January 12, 1995, the CCC approved Coastal Development Permit
No. A-5-RPV-93-005A (i.e., Coastal Permit No. 103), thereby approving its first
amendment to the permit, subject to revised conditions of approval; and
WHEREAS, on September 27, 1995, the CCC approved Coastal Development
Permit No. A-5-RPV-93-005A (i.e., Coastal Permit No. 103), thereby approving its second
amendment to the permit; and
WHEREAS, on February 1, 1996, the CCC approved Coastal Development Permit
No. A-5-RPV-93-005A (i.e., Coastal Permit No. 103), thereby approving its third
amendment to the permit; and
WHEREAS, on March 11, 1996, the City Council adopted Resolution No. 96-15
approving Addendum No. 4 to EIR No. 36 and adopted Resolution Nos. 96-16, and 96-
17, approving Revision "B" to modify the approved alignment of Paseo del Mar ("A"
Street/"J" Bluff Road), revise the conditions of approval regarding several public trails,
and relocate the golf course clubhouse approximately 80 feet to the west of its previously
approved location; and
WHEREAS, on July 11, 1996, the CCC approved Coastal Development Permit No.
A-5-RPV-93-005A (i.e., Coastal Permit No. 103), approving its fourth amendment to the
permit, subject to revised conditions of approval; and
WHEREAS, on September 3, 1996, the City Council adopted Resolution No. 96-
72 approving Addendum No. 5 to EIR No. 36 and adopted Resolution Nos. 96-73, 96-74,
96-75, 96-76 and 96-77, approving Revision "C" to relocate two single family residential
lots in VTTM No. 50667 from the end of Street "A" to the end of Street "C", revise the
boundaries of open space Lots B, C, G and H, convert the split-level lots in VTTM No.
50667 to single-level lots, revise the golf course layout, revise the public trail system,
combine parallel trails easements, construct a paved fire access road west of the Ocean
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Terraces Condominiums and amend several conditions of approval and mitigation
measures to modify the required timing for compliance; and
WHEREAS, on September 9, 1997, the Planning Commission adopted P.C.
Resolution No. 97-44 approving Revision "D" to amend Conditional Use Permit No. 162
(RPD) to modify the minimum rear yard setbacks on lots 6 through 9 to provide an
adequate buffer between the proposed residences and the potential brush fires that may
occur on the adjacent habitat area; and
WHEREAS, on April 21, 1998, the City Council adopted Resolution No. 98-32
approving Revision "E" to amend Conditional Use Permit No. 163 (Golf Course) to modify
the bonding requirements for the golf course improvements; and
WHEREAS, on June 16, 1998, the City Council adopted Resolution No. 98-59,
approving Revision "F" to modify the configuration of Streets "C" and "D" and Lot Nos. 1
through 13 of VTTM No. 50667 for the final location of the Foundation Setback Line and
revise Conditional Use Permit No. 162 (RPD) to address maximum building height; and
WHEREAS, on July 14, 1998, the Planning Commission adopted P.C. Resolution
Nos. 98-26 and 98-27, recommending approval of Addendum No. 6 to EIR No. 36 and
Revision "G" to Conditional Use Permit No. 163 (Golf Course) to the City Council; and
WHEREAS, on August 18, 1998, the City Council adopted Resolution No. 98-76
approving Addendum No. 6 to EIR No. 36 and adopted Resolution No. 98-77, approving
Revision "G” to 1) increase the size of the clubhouse by 18% from 27,000 square feet to
32,927 square feet; 2) increase the size of the maintenance facility from 6,000 square
feet to 9,504 square feet; 3) a 2 foot increase in the upslope height of the maintenance
facility building; and, 4) relocate the maintenance building and reconfiguration of the
maintenance facility parking lot; and
WHEREAS, on February 2, 1999, the City Council adopted Resolution No. 99-10
approving Addendum No. 7 to EIR No. 36 and adopted Resolution No. 99-11, approving
Revision "H" to change 6 of the residential lots within VTTM No. 50667 from flat pad lots
to split level lots, lower the overall pad elevation for each lot, and lowering Street 'B' within
the subdivision, lower the pad elevation for 6 other lots within the subdivision, and modify
the project's mitigation measures and conditions of approval to allow the permitted
construction hours for the entire Ocean Trails project to be expanded to include Sundays
through March 21, 1999; and
WHEREAS, on May 4, 1999, the City Council adopted Resolution No. 99-29
approving Addendum No. 8 to EIR No. 35 and adopted Resolution No. 99-30, approving
Revision “I” to change the design of the eastern portion of the golf course storm drain
facilities from a tunneled pipe system to the existing on-site La Rotonda Canyon: and
WHEREAS, on June 2, 1999, Landslide C at the Ocean Trails site was re-
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activated; and
WHEREAS, on July 20, 1999, the City Council adopted Resolution No. 99-55
approving Addendum No. 9 to EIR No. 36 and adopted Resolution Nos. 99-56, 99-57, 99-
58, 99-59, and 99-60, approving Revision “J” to 1) revise the conditions requiring the
establishment of a maintenance district by eliminating the maintenance district and having
the golf course owner be the sole responsible entity for maintenance thereby excluding
the future residential homeowners; 2) permit the timing of the installation of ornamental
fencing on each residential lot be delayed until prior to issuance of certificate of
occupancy; 3) lower certain residential building pas and convert certain flat level building
pads to split-level pads in VTTM No. 50666; 4) increase the total building area of the
clubhouse by permitting a basement space; 5) revise the hours permitted for golf course
landscape gardening and maintenance by allowing the owner to submit a Maintenance
Plan; 6) delay the payment of traffic impact fees to prior to issuance of Building Permits
for any residential structure located in VTTM Nos. 50666 or 50667, whichever occurs first;
and that the document titled “Ocean Trails Conceptual Public Amenities and Coastal
Access Program, Rancho Palos Verdes Subregion No. 7” dated as received ty the City
on October 7, 1996 was approved as the final Public Amenities Plan, subject to various
conditions of approval; and
WHEREAS, in October 1999, VTTM No. 50667 was recorded with the County of
Los Angeles; and
WHEREAS, on May 16, 2000, the City Council adopted Resolution No. 2000-27
approving Addendum No. 10 to EIR No. 36 and adopted Resolution No. 2000-28,
approving Revision “K” to revise the Final Public Amenities Plan; approve a portion of the
golf course to open for play before all of the required public amenities have been
completed due to delays caused by the failure of Landslide C on June 2, 1999; move the
maintenance building; sewer monitoring at Landslide A be done at least once every 30
days; and the City Geologist approve a monitoring program with respect to Landslide A;
and
WHEREAS, on June 21, 2000, the City Council adopted Resolution No. 2000-38
certifying a Final Supplemental EIR to EIR No. 36, adopting a Mitigation Monitoring
Program, adopting a Statement of Overriding Considerations, and adopted Resolution
Nos. 2000-39 and 2000-40, approving Revision “L” to repair Landslide C; and
WHEREAS, on July 18, 2000, the City Council approved Revision “M” to the
Project, approving an amendment to the Habitat Conservation Plan (HCP), an
amendment to the HCP Implementing Agreement, and approval of a Conservation
Easement over the lower portion of Shoreline Park; and
WHEREAS, on September 5, 2000, the City Council adopted Resolution
No. 2000-58, approving a Mitigated Negative Declaration and adopted Resolution No.
2000-59, approving Revision “N” to change the design of the western portion of the golf
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course drainage facilities from a tunneled pipe system to the existing onsite Forrestal
Canyon; and
WHEREAS, on September 5, 2000, the Applicant withdrew the request for
Revision “O”; and
WHEREAS, on February 20, 2001, the City Council adopted Resolution No. 2001-
14, approving Addendum No. 11 to EIR No. 36 and adopted Resolution Nos. 2001-15,
2001-16, 2001-17, and 2001-18, approving Revision “P” to extend the time to provide 4
on-site affordable housing units for rent from "prior to one year of the opening of the
clubhouse" to "prior to the opening of the 18-hole golf course"; and
WHEREAS, on February 20, 2001, the City Council adopted Resolution No. 2001-
11, approving Addendum No. 12 to EIR No. 36 and adopted Resolution Nos. 2001-12
and 2001-13, approving Revision “Q” to require the developer to reconstruct La Rotonda
Drive rather than resurfacing a portion of Palos Verdes Drive South from La Rotonda
Drive to the eastern City boundary; and
WHEREAS, on September 4, 2001, the City Council adopted Resolution No. 2001-
72, approving Addendum No. 13 to EIR No. 36 and adopted Resolution Nos. 2001-73
and 2001-74, approving Revision “R” to amend Condition I-3 of VTTM Nos. 50666 and
50667, revising the deadline for the completion of La Rotonda Drive and setting a new
completion date for the improvements to Palos Verdes Driver South; and
WHEREAS, on October 16, 2001, the City Council adopted Ordinance 370
(Revision “S”), amending certain provisions of the Rancho Palos Verdes Municipal Code
regarding the City’s golf tax; and
WHEREAS, on August 19, 2003, the City Council adopted Resolution No. 2003-
70, approving Addendum No. 15 to EIR No. 36 and adopted Resolution No. 2003-71,
approving Revision "T" Conditional Use Permit No. 163 (Golf Course) for an expansion
to the Clubhouse Building; and
WHEREAS, on November 5, 2003, the City Council adopted Resolution No. 2003-
90, approving Addendum No. 16 to EIR No. 36 and adopted Resolution No. 2003-91,
approving Revision "U" to Conditional Use Permit No. 163 (Golf Course) for an expansion
to the Clubhouse Building; and
WHEREAS, on April 20, 2004, the City Council adopted Resolution No. 2004-27,
approving Addendum No. 17 to EIR No. 36 and adopted Resolution Nos. 2004-28, 2004-
29, 2004-30, and 2004-31, approving Revision “V” to amend Conditional Use Permit No.
163 (Golf Course) to 1) exclude basement areas of one-story structures from the existing
30% "Maximum Habitable Space" requirement, but require that the basement habitable
area be added to the first floor habitable area in complying with the "Maximum Habitable
Space Square Footage" requirement; 2) change the height of Lot No. 2 to allow for a
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subterranean garage; and 3) permit the construction of retaining walls and access to the
proposed subterranean garage; and
WHEREAS, on June 7, 2005, the City Council adopted Resolution No. 2005-62,
certifying a Mitigated Negative Declaration and adopted Resolution Nos. 2005-63, 2005-
64, 2005-65, and 2005-66, approving Revision "W", amending Conditional Use Permit
Nos. 162 and 163, VTTM No. 50666, and Grading Permit No. 1541 to replace 16
residential lots with a new driving range in VTTM No. 50666; and
WHEREAS, on October 4, 2005, the City Council adopted Resolution No. 2005-
104, approving Addendum No. 18 to EIR No. 36 and adopted Resolution No. 2005-105,
approving Revision “X” amending Conditional Use Permit No. 162 (RPD) to 1) allow a
change in the maximum habitable area for lots 26 through 29 in Tract No. 50667; 2) allow
a change in the maximum building height for lots 24 through 29 in Tract No. 50667; 3)
allow lots 24, 25 and 29 in Tract No. 50667 to grade and construct improvements over
existing 2:1 slope; 4) allow up to 30% of the front and rear façades of all two-story and
split-level structures to have a full two-story façade; and 5) to decrease the lot area of Lot
D within VTTM No. 50666 from 1.4 acres to 1.0 acres; and
WHEREAS, on December 20, 2005, the City Council adopted Resolution No.
2005-141, approving Addendum No. 19 to EIR No. 36 and adopted Resolution Nos. 2005-
142, 2005-143, approving Revision “Y” to allow a temporary 3-month opening of the golf
course and driving range to the public and continue the Indemnity Agreement and
Easement Deed between the City and V.H. Property Corporation pertaining to the City’s
acceptance of “Public Trail Easements” and the resolution accepting said public trail
easements to January 17, 2006; and
WHEREAS, on April 18, 2006, the City Council adopted Resolution 2006-25,
approving Addendum No. 20 to EIR No. 36 and adopted Resolution No. 2006-26,
approving Revision “Z” to amend Grading Permit No. 1541 to allow an additional 3-month
extension of the operation of the golf course and driving range on a temporary basis and
continued the public hearing for an amendment to Conditional Use Permit No. 163 (Golf
Course) to address Waterfall no. 1 and a new back tee at Hole no. 2 to the May 2, 2006
City Council meeting; and
WHEREAS, on May 2, 2006, the City Council adopted Resolution No. 2006-31,
approving Addendum No. 21 to EIR No. 36 and adopted Resolution No. 2006-32,
approving Revision “Z”, amending Conditional Use Permit No. 163 (Golf Course) to allow
a change in the golf course design to permit an increase in height for Waterfall #1 and
new back tees on Hole no. 2; and
WHEREAS, on July 18, 2006, the City Council adopted Resolution No. 2006-55,
approving Addendum No. 22 to EIR No. 36 and adopted Resolution No. 2006-56,
approving Revision “AA” to amend Grading Permit No. 1541 to allow an additional 3-
month extension to the operation to the golf course and driving range; and
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WHEREAS, on October 17, 2006, the City Council adopted Resolution No. 2006-
82, approving Addendum No. 23 to EIR No. 36 and adopted Resolution No. 2006-83,
approving Revision “CC” to amend Grading Permit No. 1541 to allow an additional 3-
month extension to the operation of the golf course and driving range; and
WHEREAS, on February 6, 2007, the City Council adopted Resolution No. 2007-
11, approving Addendum No. 24 to EIR No. 36 and adopted Resolution No. 2007-12,
approving Revision “DD” to amend Grading Permit No. 1541 to allow an additional 2-
month extension to the operation of the golf course and driving range; and
WHEREAS, on March 6, 2007, the City Council adopted Resolution No. 2007-21,
approving Addendum No. 25 to EIR No. 36 and adopted Resolution No. 2007-22,
approving Revision “EE” to amend Conditional Use Permit No. 162 (RPD) Conditions S-
2 and S-3 to permit Lot No. 10 to have a building height of 27 feet as measured from the
point of entry of a proposed subterranean garage level and exterior patio basement level,
while the remainder of the one-story residence maintains the existing required building
height of 16'; and
WHEREAS, on March 20, 2007, the City Council adopted Resolution No. 2007-
30, approving Addendum No. 26 to EIR No. 36 and adopted Resolution No. 2007-31,
approving the appeal and Revision “BB” to Conditional Use Permit No. 162 (RPD) and
approving a Variance to allow a 70-foot tall flagpole; and
WHEREAS, on April 17, 2007, the City Council approved a 4-week extension on
the Special Use Permit for the driving range; continued the public hearing for review of
the Revision “FF” to the May 1, 2007, City Council meeting; and directed Staff to bring
back the permanent opening of the golf course to City Council for final approval; and
WHEREAS, on May 1, 2007, the City Council adopted Resolution No. 2007-50,
approving Addendum No. 27 to EIR No. 36 and adopted Resolution No. 2007-57,
approving Revision “FF” to Grading Permit No. 1541 to allow an additional 6-month
extension to the operation of the driving range; and
WHEREAS, on October 16, 2007, the City Council adopted Resolution No. 2007-
112, approving Addendum No. 29 to EIR No. 36 and adopted Resolution No. 2007-113
approving Revision “HH” to Grading Permit No. 1541 to allow an extension to the
operation of the driving range to December 4, 2007; and
WHEREAS, on December 4, 2007, the City Council adopted Resolution No. 2007-
125, approving Addendum No. 31 to EIR No. 36 and adopted Resolution No. 2007-126
approving Revision “KK” to Grading Permit No. 1541 to allow an extension to the
operation of the driving range to January 18, 2008; and
WHEREAS, on December 18, 2007, the City Council adopted Resolution No.
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2007-132, denying Revision “GG” to Conditional Use Permit No. 163 (Golf Course) for a
12-foot-high ficus hedge located at the western edge of the existing driving range; and
WHEREAS, on January 16, 2008, the City Council adopted Resolution No. 2008-
03, approving Addendum No. 32 to EIR No. 36 and adopted Resolution No. 2008-04
approving Revision “LL” to Grading Permit No. 1541 to allow an extension to the operation
of the driving range to July 18, 2008; and
WHEREAS, on May 20, 2008, the City Council adopted Resolution No. 2008-41,
approving Addendum No. 34 to EIR No. 36 and adopted Resolution No. 2008-42
approving Revision “MM” to allow lot 17 of Tract No. 50667 to grade and construct
improvements over existing 2:1 slopes; and
WHEREAS, on July 15, 2008, the City Council adopted Resolution No. 2008-65,
approving Addendum No. 35 to EIR No. 36; adopted Urgency Ordinance No. 475U
approving Amendment No. 5 to extend the Development Agreement to October 22, 2008;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2008-66 approving Revision “NN” to Grading Permit No. 1541 to
allow an extension to the operation of the driving range to October 22, 2008; and
WHEREAS, on September 16, 2008, the City Council adopted Resolution No.
2008-84, approving Addendum No. 36 to EIR No. 36 and adopted Resolution No. 2008-
85 approving Revision “OO” to allow lot 18 of Tract No. 50667 to grade and construct
improvements over existing 2:1 slopes; and
WHEREAS, on October 21, 2008, the City Council adopted Resolution No. 2008-
103, approving Addendum No. 37 to EIR No. 36; adopted Urgency Ordinance No. 480U,
authorizing an extension to the Development Agreement to January 22, 2009; extended
VTTM No. 50666 consistent with the term of the Development Agreement; and adopted
Resolution No. 2008-104, approving Revision “PP” to Grading Permit No. 1541 to allow
an extension to the operation of the driving range to January 22, 2009; and
WHEREAS, on January 21, 2009, the City Council adopted Resolution No. 2009-
04, approving Addendum No. 38 to EIR No. 36; adopted Urgency Ordinance No. 482U,
authorizing an extension to the Development Agreement to July 22, 2009; extended
VTTM No. 50666 consistent with the term of the Development Agreement; and adopted
Resolution No. 2009-05, approving Revision “RR” to Grading Permit No. 1541 to allow an
extension to the operation of the driving range to July 22, 2009; and
WHEREAS, on September 15, 2009, the City Council adopted Resolution No.
2009-70, approving Addendum No. 39 to EIR No. 36; adopted Urgency Ordinance No.
499U, authorizing an extension to the Development Agreement to March 17, 2010;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2009-71, approving Revision “SS” to Grading Permit No. 1541 to
allow an extension to the operation of the driving range to March 17, 2010; and
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WHEREAS, on March 16, 2010, the City Council adopted Resolution No. 2010-
18, approving Addendum No. 40 to EIR No. 36; adopted Urgency Ordinance No. 507U,
authorizing an extension to the Development Agreement to September 21, 2010;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2010-19, approving Revision “UU” to Grading Permit No. 1541
to allow an extension to the operation of the driving range to September 21, 2010; and
WHEREAS, on September 21, 2010, the City Council adopted Resolution No.
2010-85, approving Addendum No. 41 to EIR No. 36; adopted Urgency Ordinance No.
515U, authorizing an extension to the Development Agreement to March 21, 2011;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2010-86, approving Revision “UU” to Grading Permit No. 1541
to allow an extension to the operation of the driving range to March 21, 2011; and
WHEREAS, on March 15, 2011, the City Council adopted Resolution No. 2011-
13, approving Addendum No. 42 to EIR No. 36; adopted Urgency Ordinance No. 519U,
authorizing an extension to the Development Agreement to September 21, 2011;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2011-14, approving Revision “WW” to Grading Permit No. 1541
to allow an extension to the operation of the driving range to September 21, 2011; and
WHEREAS, on August 2, 2011, the City Council adopted Resolution No. 2011-61,
denying Revision “TT” to Conditional Use Permit No. 163 (Golf Course), for proposed
ficus hedges on the driving range; and
WHEREAS, September 20, 2011, the City Council adopted Resolution No. 2011-
74, approving Addendum No. 43 to EIR No. 36; adopted Urgency Ordinance No. 525U,
authorizing an extension to the Development Agreement to March 21, 2012; extended
VTTM No. 50666 consistent with the term of the Development Agreement; and adopted
Resolution No. 2011-75, approving Revision “XX” to Grading Permit No. 1541 to allow an
extension to the operation of the driving range to March 21, 2012; and
WHEREAS, on November 1, 2011, the City Council received and filed a letter from
the Trump Organization withdrawing their application for Revision “YY” for a proposed
hedge at the western edge of the driving range; and
WHEREAS, on January 31, 2012, the City Council adopted Resolution No. 2012-
03, adopting Addendum No. 1 to Mitigated Negative Declaration; adopted Resolution No.
2012-04 approving Revision “ZZ” to Conditional Use Permit No. 163 (Golf Course), to
allow a New Zealand Christmas Tree hedge ranging in height from 6 feet to 9 feet-8inches
to be planted at the western edge of the driving range; and
WHEREAS, on May 29, 2012, the City Council adopted Resolution No. 2012-37,
approving Revision “QQ” to revise mitigation measures H-1, H-2, B-2, and B-4, to replace
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the approved retaining wall along an existing trail located parallel to and on the ocean
side of the driving range’s southerly berm with a fence, hedge or combination thereof,
remove the operational aspects governing the driving range, and to change the timing of
installation of 0.6 acres of Coastal Sage Scrub; and
WHEREAS, on March 6, 2012, the City Council adopted Resolution No. 2012-18,
approving Addendum No. 44 to EIR No. 36; adopted Urgency Ordinance No. 534U,
authorizing an extension to the Development Agreement to September 21, 2012;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2012-19, approving Revision “AAA” to Grading Permit No. 1541
to allow an extension to the operation of the driving range to September 21, 2012; and
WHEREAS, on August 7, 2012, the City Council adopted Resolution No. 2012-55,
approving Addendum No. 45 to EIR No. 36; adopted Urgency Ordinance No. 537U,
authorizing an extension to the Development Agreement to September 21, 2014;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2012-56, approving Revision “BBB” to Grading Permit No. 1541
to allow an extension to the operation of the driving range to September 21, 2014; and
WHEREAS, on May 21, 2013, the City Council adopted Resolution No. 2013-28,
approving Addendum No. 2 to the Mitigated Negative Declaration; adopted Resolution
No. 2013-29 approving Revision “CCC” to revise Condition K2-B of Conditional Use
Permit No. 163 (Golf Course) to delete the reference of the Applicant having to obtain
Coastal Commission approval of the New Zealand Christmas Tree species for the
proposed hedge on the driving range; and
WHEREAS, on September 16, 2014, the City Council adopted Resolution No.
2014-60, approving Addendum No. 46 to EIR No. 36; adopted Urgency Ordinance No.
561U, authorizing an extension to the Development Agreement to September 21, 2016;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution No. 2014-61, approving Revision “DDD” to Grading Permit No. 1541
allow an extension to the operation of the driving range to September 21, 2016; and
WHEREAS, on August 16, 2016, the City Council adopted Resolution No. 2016-
36, approving Addendum No. 47 to EIR No. 36; adopted Urgency Ordinance No. 587U,
authorizing an extension to the Development Agreement to September 21, 2018;
extended VTTM No. 50666 consistent with the term of the Development Agreement; and
adopted Resolution Nos. 2016-37 and 2016-38, approving Revision “EEE” to Grading
Permit No. 1541 to allow an extension to the operation of the driving range to September
21, 2018; and
WHEREAS, on June 19, 2018, the City Council of the City of Rancho Palos
Verdes adopted Resolution No. 2018-39, approving Revision "FFF" to Conditional Use
Permit No.162 (RPD) to amend Condition No. F1.C (Resolution No. 2008-85) to remove
the requirement to build a solid 5-foot to 6-foot tall wall along the west property line
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adjacent to the properties in the Portuguese Bend Club; consolidate the various
conditions of approval tied to the Project; and update the 1997 Public Amenities Map;
and
WHEREAS, on September 21, 2021, the City Council adopted Resolution No.
2021-47, approving Addendum No. 48 to the Mitigated Negative Declaration, and
adopted Resolution No. 2021-48 approving Revision “GGG” to allow Lot No. 11 to be
constructed at 16 feet from pad of the one-story structure, and 26 feet from the entry to
a subterranean garage and exterior basement patio areas, with a ridge height that does
not exceed 16 feet above the existing pad elevation; and
WHEREAS, on November 16, 2021, the City Council adopted Resolution Nos.
2021-62 (Addendum No. 49) and 2021-63, approving Revision "HHH" to Conditional
Use Permit No. 162 to allow Lot No. 9 to be constructed at 16 feet from pad of the one-
story structure, and 26 feet from the entry to a subterranean garage and exterior
basement patio areas, provided that the ridge height does not exceed 16 feet above the
existing pad elevation; and
WHEREAS, on April 20, 2023, the Applicant submitted an application to the City
of Rancho Palos Verdes requesting approval of Revision "III" to add a condition to the
tract conditions of approval allowing the processing of a Major Grading Permit and Major
Site Plan Review to consider after-the-fact (ATF) grading and construction over an
existing 2:1 slope along the southerly and westerly yard areas of Lot No. 34 of Tract No.
50667 located at 31925 Emerald View Drive; and
WHEREAS, on August 31, 2023, Revision “III” was deemed complete for
processing; and
WHEREAS, on August 31, 2023, a public notice was mailed to all property
owners within a 500-foot radius of the project site and published in the Peninsula News,
informing them of the public hearing and availability of the public notice on the City’s
webpage; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State CEQA Guidelines,
California Code of Regulations, Title 14, Sections 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65952.5(e) (Hazardous Waste and
Substances Statement), on September 13, 2023, copies of the draft Addendum No. 50
to EIR No. 36 were distributed to the City Council in its City Council agenda packet and
on September 19, 2023, prior to taking action on the proposed Revision “III” to the Trump
National Golf Club project, the City Council independently reviewed and considered the
information and findings contained in Addendum No. 50 to EIR No. 36; and
WHEREAS, on September 19, 2023, the City Council held a public hearing to
consider Revision “III”, at which time the City Council, pursuant to Government Code
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54953(b)(3), continued the public hearing to its regularly scheduled meeting on November
7, 2023 in order to provide for at least a quorum of the City Council to participate from
locations within the boundaries of the City in order to consider the requested application;
and
WHEREAS, the City Council meeting on November 7, 2023 was canceled and a
public notice was reissued on October 26, 2023 informing the Applicant, interested parties
and the public about the November 14, 2023 new project hearing date.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The above recitals are true and correct and are hereby incorporated
into this Resolution as set forth herein.
Section 2: The approved Revision “III” is to add Condition No. Z.14(e) to allow
the processing of Planning Entitlements for after-the-fact (ATF) grading and construction
over an existing 2:1 slope along the southerly and westerly yard areas of Lot No. 34 of
Tract No. 50667 located at 31925 Emerald View Drive by modifying Condition No. Z.14
as follows (bold underline for text added and strikeout for text removed):
14. No construction and/or grading on individual lots shall be permitted on 3:1 or
greater slopes, with the exception of the following:
a. Driveway improvements to a partially subterranean garage on Lot Nos. 24
and 25, a basement/patio area for Lot Nos. 24 and 25, and an entry way to
Lot No. 25, provided that the retaining walls associated with these
improvements are designed in a manner that includes landscape planting
to mitigate the impacts of the height of the retaining walls, and an
aesthetically pleasing veneer applied to the retaining walls to blend the
retaining walls into the hillside. A landscape plan and wall veneer design
shall be submitted for review and approval by the Director of Community
Development prior to submittal of plans into Building Division Plan Check.
Said improvements shall be installed prior to issuance of a Certificate of
Use and Occupancy.
b. A pool/spa/patio on Lot 29, as depicted on plans prepared by Envirotechno,
dated May 4, 2005, which were reviewed by the City Council at their
meeting on September 20, 2005, provided that the retaining walls
associated with these improvements shall be stepped in height, and shall
include landscape planting areas and an aesthetically pleasing veneer to
blend the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development prior to submittal of plans into Building Division
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Resolution No. 2023-__
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Plan Check. Said improvements shall be installed prior to issuance of a
Certificate of Use and Occupancy.
c. Grading along the northerly and easterly yard areas of Lot #17 to
accommodate an indirect access driveway in the easterly yard area and
retaining walls/patio areas in the northerly yard area as shown on the Site
Plan/Grading Plan prepared by Tomaro Architecture Incorporated, as
reviewed by the City Council at their May 20, 2008 meeting. These
improvements may be permitted provided that the retaining walls
associated with these improvements are designed in a manner that includes
landscape planting to mitigate the impacts of the height of the retaining
walls, and an aesthetically pleasing veneer applied to the retaining walls to
blend the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development prior to submittal of plans into Building Division
Plan Check. Said improvements shall be installed prior to issuance of a
Certificate of Use and Occupancy.
d. Grading along the easterly and westerly yard areas of Lot #18 to
accommodate an indirect access driveway, retaining walls and patio area
in the easterly yard area and retaining walls in the westerly yard area as
shown on the Site Plan/Grading Plan prepared by C.C. Partners Design
Build, as reviewed by the City Council at their September 16, 2008 meeting.
These improvements may be permitted provided that the retaining walls
associated with these improvements are designed in a manner that includes
landscape planting to mitigate the impacts of the height of the retaining
walls, and an aesthetically pleasing veneer applied to the retaining walls to
blend the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development prior to submittal of plans into building division
plan check. said improvements shall be installed prior to issuance of a
Certificate of Use and Occupancy.
e. Grading and construction along the southerly and westerly yard areas
of Lot No. 34 to accommodate after-the-fact grading consisting of
approximately 395 yd3 of fill with a maximum depth of 5 feet with the
processing of a Major Grading Permit and Major Site Plan Review.
Construction of ancillary site improvements on areas that were
previously a 2:1 slope along the southerly and westerly yard areas
shall be limited up to a maximum 4 feet in height, as measured from
the top of the as-built 2:1 slope to the top of the structure and shall
not result in a significant view impairment as observed from the
viewing area of another property.
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Section 3: Pursuant to Rancho Palos Verdes Municipal Code § 17.60.050(A)
(Conditional Use Permit), in approving the request for Revision “III”, the City Council
hereby finds and determines that:
a. As previously approved through CUP Revisions “X”, “MM”, and “OO”, the City
Council determined that the site is adequate in size and shape to accommodate
after-the-fact (ATF) grading and construction over an existing 2:1 slope along
the southerly and westerly yard areas of Lot No. 34 of Tract No. 50667and for
all of the yards, setbacks, walls, fences, landscaping and other features
required by this title or by conditions imposed under this section to integrate
said use with those on adjacent land and within the neighborhood. Given the
adjacent land uses, project site location, and design, the approval of Revision
“III” is a minor change in the conditions of approval to modify slope conditions
for Lot No. 34 of Tract No. 50667 and does not change this determination.
b. As previously approved through CUP Revisions “X,” “MM,” and “OO”, the City
Council determined that the site for the proposed use relates to streets and
highways sufficient to carry the type and quantity of traffic generated by the
subject use. The approval of Revision “III” for a minor change to modify the lot
type for Lot No. 34 of Tract No. 50667 will not cause any additional traffic-
related impacts.
c. As previously approved by the City Council through CUP Revisions “X,” “MM,”
and “OO”, the City Council determined that there will be no significant adverse
effect on adjacent property or the permitted use thereof as a result of the
proposed grading and construction on 2:1 slopes. Based on analysis of site
conditions including siting of structures and transitional slope conditions
between properties, ancillary structures with a maximum height of up to 4 feet
can be constructed at the top of the southerly and westerly yard areas that were
previously 2:1 slopes on the project site without resulting in an adverse impact
to adjacent properties.
d. As previously approved by the City Council through CUP Revisions “X,” “MM”
and “GGG”, the City Council determined that the proposal is not contrary to the
General Plan. The approval of Revision “III” to allow after-the-fact (ATF)
grading and construction over an existing 2:1 slope along the southerly and
westerly yard areas of Lot No. 34 of Tract No. 50667 is consistent with the
General Plan Land Use Policy No. 2 (p. L-7), to “require all new housing
developed to include suitable and adequate landscaping, open space, and
other design amenities to meet the City’s standard.”
e. As previously approved by the City Council through CUP Revisions “X,” “MM,”
and “OO”, the City Council determined that the site is located within the
"Natural", "Socio/cultural", and "Urban Appearance" overlay control districts
established by Municipal Code Chapter 17.40, and golf course project complies
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with all applicable requirements of that chapter. The approval of Revision “III”
for a minor change to modify the lot type for Lot No. 34 of Tract No. 50667 does
not change this determination.
f. As previously approved by the City Council through CUP Revisions “X,” “MM,”
and “OO”, the City Council determined that necessary conditions related to the
RPD and Mitigation Monitoring Programs adopted through EIR No. 36 to
protect the health, safety, and general welfare, have been imposed. The
approval of Revision “III” for a minor change to modify the lot type for Lot No.
34 of Tract No. 50667 does not change this determination.
Section 4: Any challenge to this Resolution and the findings set forth therein, must
be filed within the 90-day statute of limitations set forth in Code of Civil Procedure §1094.6
and §17.86.100(B) of the RPVMC.
Section 5: The City Clerk shall certify to the passage, approval, and adoption of
this Resolution, and shall cause this Resolution and her certification to be entered in the
Book of Resolutions of the City Council.
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Resolution No. 2023-__
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PASSED, APPROVED, and ADOPTED this 14th day of November 2023.
____
John Cruikshank, Mayor Pro Tem
Attest:
Teresa Takaoka, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I, Teresa Takaoka, City Clerk of the City of Rancho Palos Verdes, do hereby certify that
the above Resolution No. 2023-__, was duly adopted by the City Council of said City at
a regular meeting thereof held on November 14, 2023.
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________
Teresa Takaoka, City Clerk
B-16
RESOLUTION NO. 2023-__
EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
REVISION “III” (PLCU2023-0004)
TRUMP NATIONAL GOLF CLUB
A.GENERAL
1.Within 30 days of approval of Revision "III," the developers shall submit, in
writi ng, a statement that they have read, understand, and agree to all of the
conditions of approval contained in this exhibit.
2.Approval of this Revision "III" is conditioned upon the Applicant entering into an
agreement with the City of Rancho Palos Verdes within 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.AFFORDABLE HOUSING
On-Site
1.In conjunction with Vesting Tentative Tract Map 50667, the developer shall
provide a minimum of 4 dwelling units on-site as rental housing, which shall be
affordable to very low to low income households. These units shall be provided
on-site in conjunction with development of the golf course. Each unit shall
contain at least 850ft² of living space and two bedrooms. A minimum of 2
enclosed parking spaces shall be provided for each unit. The units shall be
available for rent prior to the opening of the 18-hole golf course. A covenant
which guarantees that the affordable units shall not revert to market rate for a
minimum period of 30 shall be recorded no later than the date of recordation of
the final map.
Project management, including tenant selection and income monitoring, shall
be provided in a manner to be approved by the City. First priority for the units
shall be given to very low to low income employees of the Ocean Trails project.
Second priority shall be given to persons within very low to low income levels
worki ng within four miles of the City's coastal zone. Third priority shall be given
to persons within very low to low income levels, regardless of the location of
employment (if employed).
a.The total number of on-site market-rate dwelling units shall be limited to
one dwelling unit per buildable acre of land. However, as an incentive
to the developer to provide affordable housing, the 4 affordable dwelling
units to be provided on-site shall be allowed to exceed the one dwelling
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Page 2 of 64
unit per buildable acre maximum. However, in no event shall more than 63
units (both market-rate and affordable) be constructed on the total project
site, which includes Vesting Tentative Tract Map Nos. 50666 and 50667.
b. The on-site affordable housing units shall be located near the
southeast intersection of Palos Verdes Drive South and Paseo Del
Mar, provided that mechanical methods including, but not limited to
de-watering wells, are utilized to ensure a minimum factor of safety
of 1.5 for the affordable housing units. Additionally, no portion of the
affordable housing units shall be located in areas currently zoned Open
Space Hazard (OH). If the developer is unable to provide for a
minimum factor of safety of 1.5 using mechanical methods, or if the
location of the affordable housing complex is modified for any other
reason, the developer shall submit an application for a revision to this
Conditional Use Permit, for review and approval by the Planning
Commission and City Council PRIOR TO RECORDATION OF ANY
FINAL MAP, OR ISSUANCE OF THE GRADING PERMIT,
WHICHEVER OCCURS FIRST.
c. The size, height, design and placement of the affordable housing
complex shall substantially conform to the plans reviewed by the
Planning Commission, which are entitled "Ocean Trails Clubhouse"
(site plan, floor plans and elevations), prepared by Klages Carter Vail
and Partners, dated May 1, 1994 and dated as received by the City on
August 5, 1994. However, the required parking shall be modified to
include a minimum of eight (8) enclosed garage spaces, pursuant to
Condition D.1 above. PRIOR TO ISSUANCE OF BUILDING PERMITS
FOR THE COMPLEX, the final design of the affordable housing
complex shall be submitted for review and approval by the Director of
Community Development. The developer of the affordable housing
complex shall be required to participate in any Design Review
Committee ("DRC") or similar body processes in place at the City at the
time development and construction plans for the affordable housing
units are submitted.
d. The unenclosed guest parking spaces associated with the affordable
housing complex shall be designed in such a manner as to blend with
the single family residential appearance of the complex. PRIOR TO THE
ISSUANCE OF BUILDING PERMITS FOR THE COMPLEX, the final
design of the guest parking spaces shall be submitted for review and
approval of the Director of Community Development.
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Off-Site
2. In conjunction with Vesting Tentative Tract Map 50666, the developer shall provide
a minimum of 2 dwelling units off-site as rental housing, which shall be affordable
to very low to low income households. The off-site units shall be located in the City,
either withi n the City's coastal zone or within three miles thereof, and shall not
already be designated for or used by persons or families of very low to moderate
income levels. The units shall contain at least 850ft² of habitable space and two
bedrooms. The units shall be available for rent within 30 days after the issuance of
the Department of Real Estate's "White Report" for Tract No. 50666 and prior to
the sale of any residential lot within Tract No. 50666. The developer shall notify
the City within 5 business days after the Department of Real Estate issues the
"White Report". The units shall remain affordable to very low to low income
households for a period of at least thirty years after initial occupancy at the
affordable rate.
Project management, including tenant selection and income monitoring, shall be
provided in a manner to be approved by the City. First priority for the units shall be
given to very low to low income employees of the Ocean Trails project. Second
priority shall be given to persons within very low to low levels working within four
miles of the City's coastal zone. Third priority shall be given to persons within very
low to low income levels, regardless of the location of employment (if employed}.
C. ARCHAEOLOGY AND PALEONTOLOGY
1. PRIOR TO ISSUANCE OF GRADING PERMITS, the project archaeologist shall
submit a protocol to the City for monitoring and for the discovery of archaeological
resources. A qualified archaeologist shall make frequent inspections during the
rough grading operation to further evaluate cultural resources on the site. If
archaeological resources are found, all work in the affected area shall be stopped
and the resources shall be removed or preserved. All "finds" shall be reported
to the Director of Community Development immediately. All archaeological finds
shall be first offered to the City for preservation. At the completion of grading,
the project archaeologist shall submit a report detailing finds, if any.
2. PRIOR TO ISSUANCE OF GRADING PERMITS, the project paleontologist shall
submit a protocol to the City for monitoring and for the discovery of paleontological
resources, A qualified paleontologist shall be present during all rough grading
operations to further evaluate pre-historic resources on the site. If paleontological
resources are found, all work in the affected areas shall be temporarily suspended
and the resources shall be removed and preserved. All "finds" shall be
immediately reported to the Director of Environmental Resources. All
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paleontological finds shall be first offered to the City for preservation. At the
completion of grading, the project paleontologist shall submit a report detailing
findings, if any.
D. BIOLOGY
1. PRIOR TO ISSUANCE OF GRADING PERMITS, OR PRIOR THE
RECORDATION OF THE FINAL MAP, whichever occurs first, the developer
shall submit a Habitat Conservation Plan (HCP) for review and comment by
local wildlife and habitat preservation groups, and subject to approval by the
Planning Commission.
(Resolution Nos. 2005-143: E1, 2016-08: N1)
2. PRIOR TO ISSUANCE OF GRADING PERMITS, the project biological monitor
shall submit a protocol to the City for the monitoring of biological resources in
conformance with the Habitat Conservation Plan and Environmental Impact
Report No. 36. A qualified biologist shall be present during all rough grading
operations to verify and ensure compliance with mitigation measures
contained in Environmental Impact Report No. 36, Supplements thereto, and
project certified Mitigated Negative Declarations, for preservation of biological
resources, and conformance with the conditions and requirements of the
Habitat Conservation Plan (HCP) as described in Condition D.1 above.
3. All construction activities (i.e. grading) will be minimized to the extent feasible
within 300’ of habitat occupied by the gnatcatcher and/or cactus wren during the
breeding season.
4. Construction-related noise levels above 60 decibels A-weighted Leq hourly in or
adjacent to suitable habitat for the gnatcatcher and/or cactus wren shall be avoided
and minimized year-round to the maximum extent practicable, but particularly
during the breeding season (February 15-August 15).
5. Gnatcatcher and cactus wren surveys will be conducted by a qualified biological
monitor possessing a valid 10(a) permit (for the gnatcatcher) and will be subject to
Service approval.
6. A minimum of two pre-construction surveys will be conducted in all suitable habitat
within 300’ of the project site. The first survey will be one week prior to
construction activities and the last survey will occur no more than 3 days prior to
beginning construction or grading for this project.
7. The Wildlife Agencies will be notified immediately of any gnatcatchers and/or
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Page 5 of 64
cactus wrens detected during surveys. The Wildlife Agencies and the project
proponent will coordinate on a strategy (e.g., noise monitoring plan, noise
attenuation barriers, etc.) to avoid and minimize impacts to gnatcatchers and/or
cactus wrens occurring within 300’ of the project site.
8. A survey report will be provided to the Service upon completion of the final survey.
The survey report will contain the date, time, and weather conditions, and all
gnatcatcher, cactus wren and brown-headed cowbird ( Molothrus atery detections
will be plotted on a suitably-scaled topographic map of the survey area.
9. The biological monitor will be present during construction activities. The biological
monitor will have authority to halt localized construction activities if a gnatcatcher
or cactus wren nest is discovered within or adjacent to the project area, and will
contact the Wildlife Agenci es immediately. If a nest is discovered, construction
activities will be restricted within 300’ of the next until the nestlings fledge or
unless other impact reduction measures, to the satisfaction of the Service, are
implemented.
10. Dust resulting from construction in or adjacent to the project site shall be minimized
using biologically sound techniques (e.g., earth watering).
E. BONDS
1. 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.
2. PRIOR TO RECORDATION OF EACH FINAL MAP OR ISSUANCE OF THE
GRADING PERMIT, 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 feature as per
approved plans.
3. PRIOR TO RECORDATION OF EACH FINAL MAP OR ISSUANCE OF THE
GRADING PERMIT, WHICHEVER OCCURS FIRST, the developer shall
post a bond, cash deposit, or other City-approved security to ensure the
completion of all golf course, clubhouse and related improvements,
including: rough grading, landscaping, irrigation, public trails, habitat
restoration, drainage facilities, and other site features as per approved
plans.
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4. PRIOR TO RECORDATION OF EACH FINAL MAP OR ISSUANCE OF THE
GRADING PERMIT, WHICHEVER OCCURS FIRST, the developer shall post
a bond, cash deposit, or other City approved security to cover costs for
construction of a sanitary sewer system, in an amount to be determined by the
Director of Public Works.
5. PRIOR TO RECORDATION OF A FINAL MAP, COMMENCEMENT
OF WORK ON THE WATER SYSTEM SERVING THE SITE , or
issuance of grading permits, the developer must submit a labor and materials
bond in addition to either:
a. An agreement and faithful performance bond in the amount estimated by
the Director of Public Works and guaranteei ng the installation of the water
system; or
b. An agreement and other evidence satisfactory to the Director of Public
Works indicating that the developer has entered into a contract with the
servicing water utility to construct the water system, as required, and
has deposited with such water utility a security guaranteeing payment
for the installation of the water system.
6. A maintenance bond in an amount satisfactory to the City shall be provided to
ensure that the drainage improvements shall be maintained to City's
reasonable satisfaction until such time as the 18 hole golf course opens to the
public and becomes fully operational and is able to undertake said
maintenance.
7. PRIOR TO RECORDATION OF THE FINAL MAP OR COMMENCEMENT OF
WORK ON THE STREET SYSTEM FOR THE SITE, WHICHEVER OCCURS
FIRST, the developer shall post a bond, cash deposit, or other City-approved
security to cover costs for the full improvements of all proposed on-site and off-
site streets and related improvements, in an amount to be determined by the
Director of Public Works. The bonding for said improvements may be posted
in conjunction with the phasing plan as per Resolution No. 2005-62, Mitigation
Measure B.1.
8. The developer shall be responsible for repairs to any public streets which may
be damaged during development of the tract. PRIOR TO ISSUANCE OF
GRADING PERMITS, the developer shall post a bond, cash deposit or City-
approved security, in an amount sufficient to cover the costs to repair any
damage to streets and appurtenant structures as a result of this development.
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9. PRIOR TO THE ISSUANCE OF BUILDING PERMITS FOR THE FIRST
RESIDENCE WITHIN TRACT NO. 50666 OR TRACT NO. 50667,
WHICHEVER OCCURS FIRST, the developer shall post a security, bond, or
cash deposit acceptable to the City in an amount to be determined by the
Director of Public Works to cover the project's fair share of the cost of
signalizing the intersection of Palos Verdes Drive South and Forestall Drive at
Paseo Del Mar, and the intersection of Palos Verdes Drive South and La
Rotonda Drive.
10. The developer shall be responsible for the construction of all public trails
specified in Conditions K.4 through K .19 and shall provide a bond, or other
money surety for the construction of such public trails in an amount to be
determined by the Director of Public Works. Construction of said trails shall
coincide with the rough grading activity within each workable phase and shall
be completed upon acceptance of all street improvements by the City.
Dedication of the public trails shall occur at the time the Final Map is recorded.
11. 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 Director of Public Works.
12. The owners of the golf course parcels, and any successors in interest, shall
maintain to the City's reasonable satisfaction all public parks, trails and open space
areas (Lots A, B, C, D, E, G, H, and J). PRIOR TO RECORDATION OF EITHER
FINAL MAP NO. 50666 OR NO. 50667, subject to review and approval by the City
Attorney and the Director of Community Development, a Declaration of
Restrictions to this effect shall be recorded against the golf course parcels of the
tract. In addition, a maintenance bond in an amount satisfactory to the City shall be
provided to ensure that the owners of the golf course parcels, and any successors in
interest, maintain to the City's reasonable satisfaction all public parks, trails and open
space areas (Lots A, B, C, D, E, G, H, and J) to City's reasonable satisfaction until
such time as the 18 hole golf course opens to the public and becomes fully
operational and is able to undertake said maintenance.
13. PRIOR TO RECORDATION OF THE FINAL MAP OR ISSUANCE OF
GRADING PERMITS, WHICHEVER OCCURS FIRST, a bond, cash deposit,
or combination thereof, shall be posted to cover costs for any geologic hazard
abatement and grading in an amount to be determined by the Director of Public
Works
F. CLUBHOUSE
1. The golf clubhouse shall be located west of the terminus of Street "A" (Paseo Del
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Resolution No. 2023-__
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Page 8 of 64
Mar extension), in the area generally described as east of Forrestal Canyon, south
of the single family Lot Nos. 6, 7, and 8 located on Street "B", and north of Half
Way Point Park, as shown on "Site Plan for Conditional Use Permit Amended
Map No. 2," dated June 19, 1996, prepared by ESCO Engineering Service
Corporation, and dated as received by the City on August 2, 1996. No portion of
the golf course clubhouse shall be located in areas currently zoned Open Space
Hazard (OH).
A minimum factor of safety of 1.5 shall be demonstrated for the clubhouse
structure. If the developer is unable to provide for a minimum factor of safety of
1.5 using mechanical methods, including but not limited to de-watering wells, or if
the clubhouse location is modified for any other reason, the developer shall submit
an application for a revision to this Conditional Use Permit, for review and approval
by the Planning Commission and City Council PRIOR TO RECORDATION OF ANY
FINAL MAP.
2. The size, height, design and placement of the clubhouse shall substantially
conform to the plans reviewed by the City Council, which are entitled "Proposed
Club House Expansion and Remodel", prepared by Envirotechno, dated June 11,
2003 and dated as received by the City on October 30, 2003. The maximum size
of the Clubhouse shall be 41,281ft². Any increases to the size of the structure shall
require approval of an amendment to this Conditional Use Permit by the City
Council. Further, the Basement Space can only be utilized provided that the
developer obtains all necessary approvals and permits from the Building
Department and Fire Department.
3. The public rest rooms on the lower level of the clubhouse shall be increased in
size to include a minimum of 4 water closets in the women's facility and 1 water
closet and 2 urinals in the men's facility. The design, orientation and signage of this
facility shall clearly encourage use by the public visiting the adjacent park and
access trails. The final design of the public restrooms shall be subject to the
review and approval of the Director of Community Development.
4. The height of the clubhouse shall not exceed 30’ in height, as measured from the
highest point of finished grade to the main ridgeline and 38’ in height, as measured
from the grade adjacent to the lowest foundation of the structure to the main ridge
line. However, the stairway tower and two chimneys may exceed the 30’ height
limit, but shall not exceed a maximum height of 38’, as measured from the highest
point of finished grade to the top of the roof feature and 46’, as measured from the
grade adjacent to the lowest foundation of the structure to the top of the roof
feature, in order to provide articulation and visual interest to the building.
G. COMPLETION PER APPROVED PLANS
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1. The developer shall designate appropriate workable phases (portions of the
development to include adjoining areas of grading, construction of the
clubhouse and associated improvements, streets of access, finish grading
phases, supporting off-site improvements and on-site drainage and utility
improvements) that shall be subject to approval by the Director of Community
Development and the Director of Public Works, PRIOR TO THE ISSUANCE
OF GRADING PERMIT.
2. PRIOR TO THE ISSUANCE OF GRADING PERMITS, a construction plan shall
be submitted to the Director of Community Development 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.
3. Any workable phase not under construction which has been scarified through
grading operations shall be irrigated and landscaped within 90 days of grading.
Temporary irrigation lines may be approved by the Director of Community
Development.
4. No building permits shall be issued prior to finish grading within the approved
workable phase of the site in which each lot is located and until the Director
of Community Development 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 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.
6. The developer shall participate in any Design Review Committee ("DRC") or similar
body processes in place at the City at the time development and construction plans
for the clubhouse, golf course, and related facilities are submitted to the City.
7. 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 Community Development for review and
approval. Methods may include, but shall not be limited to, onsite watering and
vegetative planting. As part of the control plan, if feasible, the water used to control
fugitive dust shall not be taken from primary potable water sources. Instead, the
developer shall explore other options such as using reclaimed "grey water" or
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Resolution No. 2023-__
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Page 10 of 64
other non-potable water to control dust on the site during construction, subject to
the review and approval of the Director of Community Development and the Los
Angeles County Health Department.
8. The hours of operation for grading and construction activities shall be limited from
Monday to Friday, 7am to 6pm and Saturday, 9am to 5pm. No grading or
construction activities shall be conducted on Sunday or legal holidays specified in
Section 17.96.920 of the Rancho Palos Verdes Development Code. Trucks and
other construction vehicles shall not park, queue and/or idle at the project site or
in the adjoining public rights-of-way before 7:00 AM, Monday through Saturday, in
accordance with the permitted hours of construction stated above.
9. Flagmen shall be used during all construction activities, as required by the Director
of Public Works.
10. The use of a rock crusher on the site is prohibited.
11. Noncompliance with the above construction and/or grading restrictions shall be
grounds for the City to stop work immediately on the property.
H. DESIGN OF THE GOLF COURSE AND DRIVING RANGE
1. The design and layout of the 18 hole golf course shall substantially conform to the
plans reviewed by the Planning Commission, which are entitled "Site Plan for
Conditional Use Permit Amended Map No. 2," dated June 19, 1996, prepared by
ESCO Engineering Service Corporation, and dated as received by the City on
August 2, 1996. PRIOR TO COMMENCEMENT OF THE CONSTRUCTION OF
THE GOLF COURSE, the final design of the golf course shall be submitted for
review by the Director of Community Development and subsequently submitted for
review and approval by the City Council for compliance with the plan referenced in
this condition. The final design of the golf course shall identify the layout of the golf
course holes and other improvements, including drainage structures, utility
easements, golf cart paths, public trails and beach access. Wherever possible, the
final design of the golf course shall minimize any conflict between the use of the
golf holes and the public trails.
2. Any changes in the project which results in significant changes in the development
characteristics of the approved conceptual plan per Condition H.1 above, shall
require that an application for a revision to the Conditional Use Permit be filed. The
scope of the review shall be limited to the request for modification of any items
reasonably related to the request, and shall be subject to approval by the City
Council. Before any minor changes are made to the development, the Director of
Community Development shall report to the City Council a determination of
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significance.
3. PRIOR TO RECORDATION OF THE FINAL MAP, 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 30% 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.
4. Any artificial water features (water hazards, fountains, artificial lakes, etc.)
associated with the golf course are subject to review and approval by the Director
of Community Development, PRIOR TO THE ISSUANCE OF A GRADING
PERMIT. Such features shall be permitted, subject to the conditions that they be
lined to prevent percolation of water into the soil and are charged with reclaimed
and appropriately treated water when available from related uses after such
features are initially established. The reclaimed water stored in any artificial water
features shall be used to supplement the irrigation systems required to maintain
the golf course. The operation of the water features and reclaimed water shall be
subject to all applicable health code requirements. If there are any violations in this
condition of approval, or if such features create a public nuisance at any time
(visual appearance, odor, etc.). Approval of such features may be revoked
through a public hearing before the Planning Commission, where mitigation
including draining, filling, and re- landscaping may be imposed.
5. Any accessory structures associated with the golf course, including but not limited
to a snack shop, convenience and comfort facilities, or similar structures, shall not
exceed 16’ in height unless a minor revision to the Conditional Use Permit and a
Variance are granted by the Planning Commission.
6. The design and layout of the driving range shall substantially conform to the plans
reviewed by the City Council, which are entitled "Ocean Trails Driving Range/Lot
Layout Proposed amendment Tentative Tract No. 50666, dated February 2,
2005", prepared by ESCO Engineering Service Corporation. PRIOR TO
COMMENCEMENT OF THE CONSTRUCTION OF THE DRIVING RANGE, the
final design/grading permit of the golf course shall be submitted for review and
approval by the Director of Community Development for compliance with the plan
referenced in this condition. The final design/grading plan of the driving range
shall identify the layout of the driving range and other improvements, including
drainage structures, utility easements, golf cart paths, and public trails. Wherever
possible, the final design of the driving range shall minimize any conflict between
the use of the golf holes and the public trails.
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7. Any changes in the project which results in significant changes in the development
characteristics of the approved conceptual plan per Condition H.6 above, shall
require that an application for a revision to the Conditional Use Permit be filed.
The scope of the review shall be limited to the request for modification of any
items reasonably related to the request, and shall be subject to approval by the
City Council. Before any minor changes are made to the development, the Director
of Community Development shall report to the City Council a determination of
significance.
8. Subject to review and approval by the Community Development Department, the
City Geologist and the City's Water Feature Consultant, per Revision "Z" to CUP
No. 163, the Applicant shall be permitted to raise the height of Waterfall #1 and
the Back Tees of Hole #2 according to the "As-Built Topography Plans", dated
September 8, 2005 and November 4, 2005, which were prepared by ESCO
Engineering Service Corporation. The shrubs planted adjacent to and immediately
north of the Back Tees of Hole #2 shall be removed. No landscaping shall be
planted in the immediate vicinity of the Back Tees of Hole #2 that exceeds the
height of the tee elevation and all landscaping in the immediate vicinity shall be
maintained at a height not to exceed the tee height.
I. DRIVING RANGE
1. Revision "EEE", as approved by the City Council on August 16, 2016, permits a
temporary opening of the driving range to September 21, 2018.
2. The Applicant may open the driving range to the public for a temporary period
through September 21, 2018. The Applicant shall operate the site under a public
safety plan, approved by the Director of Community Development and the City
Geologist. Such Plan shall clearly designate any hazardous areas that may be
unsafe. The plan shall show how these areas are signed, fenced and/or secured
from public access. The plan shall also show how participants of the Golf Course
and the public visiting the site will be able to traverse the site without entering into
these hazardous secured areas. During the temporary operation, all of the
improvements needed in the plan shall be maintained to the satisfaction of the
Director of Community Development and the City's Geologist. Community
Development Staff, Public Works Staff and/or the City's Geologist will be visiting
the site during the temporary operation to verify compliance with this condition and
the Safety Plan. The Director of Community Development may revoke this
temporary permit at any time if, in the opinion of the Director of Community
Development, the City Geologist or the Director of Public Works, the temporary
operation may have an adverse effect on the public health, safety and welfare.
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3. Maintenance and/or other project related vehicles shall be prohibited from using
the temporary dirt road that runs parallel and adjacent to Palos Verdes Drive South
within VTTM No. 50666.
4. During the two-year extension of the temporary opening of the driving range, which
was approved through Revision "EEE", every 6-months, the Applicant shall submit
a written report on the status of the driving range and Vesting Tentative Tract Map
No. 50666 to the attention of the City's Deputy Director of Community Development.
Said status report shall include 1) a description of the Applicant's efforts and
progress in obtaining the California Coastal Commission's approval of a Coastal
Permit for the driving range and flag pole; 2) a list of all outstanding remaining
items to be completed/constructed in order to secure permanent opening of the
driving range along with an estimated schedule of completing such items; and 3)
a list of all other outstanding items to complete within Vesting Tentative Tract Map
No. 50666, including, but not limited to, the completion of all public amenities,
dedication of open space, construction of infrastructure to support the subdivision,
and submittal of the Final Map for tract 50666, along with an estimated schedule
for completing such items. The first 6-month status report shall be submitted
between March 14, 2017 and March 21, 2017, the second 6-month report shall be
submitted between September 14, 2017 and September 21, 2017, the third 6-
month report shall be submitted between March 14, 2018 and March 21, 2018,
and the fourth 6-month report shall be submitted between September 14, 2018
and September 21, 2018. If during any time of the two-year period, the Applicant
obtains final permanent opening of the driving range, then subsequent status
reports will no longer be required. All status reports submitted by the Applicant will
be made available to the City Council and the public by City Staff.
J. DRAINAGE
1. Drainage plans and necessary support documents to comply with the following
requirements must be submitted for approval by the Director of Public Works PRIOR TO
THE RECORDATION OF THE FINAL MAP, PRIOR TO THE ISSUANCE OF
GRADING PERMITS, OR COMMENCEMENT OF WORK ON THE DRAINAGE
SYSTEM WITHIN EACH APPROVED PHASE OF THE PROJECT, WHICHEVER
OCCURS FIRST:
a. Provide drainage facilities in accordance with the Storm Water Pollution
Prevention Plan to remove any flood hazard to the satisfaction of the
Director of Public Works and dedicate and show easements on the Final
Map.
b. Eliminate sheet overflow and ponding or elevate the floors of any structures,
with all openings in the foundation walls to at least 12” above the finished
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pad grade.
c. Provide drainage facilities to protect the residential lots and golf course from
high velocity scouring action.
d. Provide for contributory drainage from adjoining properties.
e. Redirect high flow runoff away from the natural drainage courses and
retain low flows to maintain adequate soil moisture conditions.
f. Provide drainage facilities to remove any flood hazard to the satisfaction of
the Director of Public Works and dedicate and show easements on the Final
Map.
g. All on-site surface drainage shall be directed away from the bluff top to
minimize erosion and to protect sensitive plant habitat on the bluff face.
2. PRIOR TO THE ISSUANCE OF GRADING PERMITS, OR PRIOR TO
RECORDATION OF A FINAL TRACT MAP, WHICHEVER OCCURS FIRST,
the developer shall submit a Storm Water Pollution Prevention Plan. The post-
construction portion Storm Water Pollution Plan shall be reviewed and
approved by the Planning Commission. The Storm Water Pollution Prevention
Plan shall incorporate by detail or reference appropriate post-construction Best
Management Practices (BMPs) to:
a. Implement, to the maximum extent practicable, requirements
established by appropriate governmental agencies under CEQA,
Section 404 of the Clean Water Act, local ordinances and other legal
authorities intended to minimize impacts from storm water runoff on the
biological integrity of natural drainage systems and water bodies;
b. Maximize to the maximum extent practicable, the percentage of
permeable surfaces to allow more percolation of storm water into the
ground;
c. Minimize, to the maximum extent practicable, the amount of storm water
directed to impermeable areas;
d. Minimize, to the maximum extent practicable, parking lot pollution
through the use of appropriate BMPs, such as retention, infiltration and
good housekeeping;
e. Establish reasonable limits on the clearing of vegetation from the project
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site including, but not limited to, regulation of the length of time during
which soil may be exposed and, in certain sensitive cases, the
prohibition of bare soil; and
f. Provide for appropriate permanent controls to reduce storm water
pollutant load produced by the development site to the maximum extent
practicable.
3. Furthermore, the Storm Water Pollution Prevention Plan shall contain requirements
to be adhered to during project construction. The pre-construction Storm Water
Pollution Prevention Plan shall be reviewed and approved by the Director of Public
Works. These practices include:
a. Include erosion and sediment control practices;
b. Address multiple construction activity related pollutants;
c. Focus on BMPs such as source minimization, education, good
housekeeping, good waste management, and good site planning;
d. Target construction areas and activities with the potential to generate
significant pollutant loads;
e. Require retention on the site, to the maximum extent practicable, of
sediment, construction waste, and other pollutants from construction
activity;
f. Require, to the maximum extent practicable, management of excavated soil
on site to minimize the amount of sediment that escapes to streets, drainage
facilities, or adjoining properties;
g. Require, to the maximum extent practicable, use of structural drainage
controls to minimize the escape of sediment and other pollutants from the
site.
h. Require, to the maximum extent practicable, containment of runoff from
equipment and vehicle washing at construction sites, unless treated to
remove sediments and pollutants.
4. In accordance with Section 1601 and 1602 of the California Fish and Game
Code, the State Department of Fish and Game, 350 Golden Shore, Long
Beach, California 90802, telephone (310) 435-7741, shall be notified a
minimum of 2 weeks PRIOR TO COMMENCEMENT OF WORK WITHIN THE
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NATURAL DRAINAGE COURSES CROSSING THE SITE.
5. The U.S. Army Corps of Engineers shall be contacted PRIOR TO
ALTERATION OF ANY DRAINAGE COURSES ON-SITE to determine
jurisdiction .and permit requirements, if any, with respect to Section 404 of the
Clean Water Act (as amended 1984).
6. All storm drain facilities shall be designed PRIOR TO RECORDATION OF THE
FINAL MAP and constructed where feasible so as to be accepted for
maintenance by the Los Angeles County Public Works Department, Flood
Control Division, subject to review and approval by the Director of Public
Works. All facilities not in accepted by the County shall comply with Condition
H.5.
7. The owners of the golf course/driving range parcels, and any successors in
interest, shall maintain to the City's reasonable satisfaction all drainage outlet
structures that are not accepted for maintenance by the Los Angeles County
Public Works Department Flood Control Division, that carry storm water
generated by, or passing through, the residential or golf course/driving range
areas on the site to the ocean. PRIOR TO RECORDATION OF EITHER
FINAL MAP NO. 50666 OR NO. 50667, subject to review and approval by the
City Attorney and the Director of Community Development, a Declaration of
Restrictions to this effect shall be recorded against the golf course parcels of
the tract.
8. All drainage swales and any other on-grade drainage facilities, including
gunite, shall be of earth tone color and shall be reviewed and approved by the
Director of Community Development PRIOR TO ISSUANCE OF GRADING
PERMITS.
9. PRIOR TO ISSUANCE OF GRADING PERMITS, the developer shall submit a
hydrology study to the Director of Public Works to determine any adverse
impacts to on-site and/or off-site existing flood control facilities generated by this
project. Should the Director of Public Works determine that adverse impacts will
result, the developer will be required to post a bond, cash deposit, or
combination thereof in an amount to be determined by the Director of Public
Works, which will cover the cost of all on-site improvements and the project's fair
share of the necessary off-site improvements.
10. Subject to review and approval of a permit by the Director of Public Works and
Director of Community Development, the Developer shall be permitted to change
the drainage system within the eastern portion of the Ocean Trails project site,
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which includes portions of the Golf Course and Vesting Tentative Tract Map No.
50667, from a tunneled storm drain system to drain instead into La Rotonda
canyon.
Within 60 days of this approval, the developer shall revise the "Operations
and Maintenance Manual for Groundwater and Ground Movement Monitoring
Facilities at the Ocean Trails Golf Course" to include methods whereby the
canyons on site shall be periodically monitored for erosion and slope failure. The
document shall include methods for immediately repairing failed slope areas to
prevent enlargement of failed areas. The revised Manual shall be submitted for
review and approval by the Director of Public Works and Director of Community
Development within the 60 day period.
The golf course operator shall have the canyons inspected annually during
and immediately following the rainy season, in accordance with the standards
and schedule which have been established by the Director of Public Works,
and at any other time deemed necessary by the Director of Public Works. The
golf course operator shall provide the results of the inspections to the Director of
Public Works within ten (10) working days following each inspection. The golf
course operator shall have any failed or eroded portions of the canyons
immediately repaired to the satisfaction of the Director of Public Works.
PRIOR TO ISSUANCE OF PERMITS TO CONSTRUCT SUCH DRAINAGE
SYSTEM, the developer shall submit proof to the Director of Community
Development, that the developer has obtained the necessary permits and/or
approvals from the following resource agencies: U.S. Army Corps of Engineers,
California Department of Fish and Game, U.S. Fish and Wildlife, and the
California Regional Water Quality Control Board. The developer shall be
responsible for implementing any conditions associated with the resource
agencies permits and/or approvals of this specific drainage request.
11. Subject to review and approval of a permit by the Director of Public Works and
Director of Community Development, the Developer shall be permitted to change
the drainage system within the western portion of the Ocean Trails project site,
which includes portions of the Golf Course and Vesting Tentative Tract Map No.
50666, from a tunneled storm drain system to drain instead into Forrestal Canyon.
Within 60 days of this approval, the developer shall revise the "Operations
and Maintenance Manual for Groundwater and Ground Movement Monitoring
Facilities at the Ocean Trails Golf Course" to include methods whereby the
canyons on site shall be periodically monitored for erosion and slope failure. The
document shall include methods for immediately repairing failed slope areas to
prevent enlargement of failed areas. The revised Manual shall be submitted for
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review and approval by the Director of Public Works and Director of Community
Development within the 60 day period.
The golf course operator shall have the canyons inspected annually during
and immediately following the rainy season, in accordance with the standards
and schedule which have been established by the Director of Public Works,
and at any other time deemed necessary by the Director of Public Works.
The golf course operator shall provide the results of the inspections to the
Director of Public Works within 10 working days following each inspection.
The golf course operator shall have any failed or eroded portions of the
canyons immediately repaired to the satisfaction of the Director of Public
Works.
PRIOR TO ISSUANCE OF PERMITS TO CONSTRUCT SUCH DRAINAGE
SYSTEM, the developer shall submit proof to the Director of Community
Development, that the developer has obtained the necessary permits
and/or approvals from the following resource agencies: U.S. Army Corps
of Engineers, California Department of Fish and Game, U.S. Fish and
Wildlife, and the California Regional Water Quality Control Board. The
developer shall be responsible for implementing any conditions associated
with the resource agencies permits and/or approvals of this specific drainage
request.
K. EASEMENTS
1. Easements shall not be granted or recorded within areas proposed to be granted,
dedicated, or offered for dedication or other easements until after the Final 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 MAP.
2. All easements are subject to review by the Director of Public Works to
determine the final locations and requirements.
3. The developer shall dedicate to the City of Rancho Palos Verdes and record
on the Final Map, a public vehicular access easement, over the full width of the
driveway that provides access to the clubhouse and the large (150 space)
parking lot, from the terminus of Paseo Del Mar to the most westerly end of the
driveway adjacent to Forrestal Canyon.
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L. FENCI NG
1. A complete project fencing plan for each tract (including public trails, habitat
areas, warning signage, and proposed fence and wall details} shall be reviewed
and approved by the Director of Community Development and/or the Design
Review Committee ("DRC"} or similar body if established, 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
Community Development. It shall be the responsibility of the developer to
install this fencing and warning signage to coincide with the construction of
the blufftop 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 Community Development shall be
installed. Fencing of all enhancement areas shall also be required, subject
to the review and approval of the Director of Community Development. Said
fencing shall satisfy all requirements of the project biologist, incorporate a
method to prevent domesticated animals from entering the habitat areas,
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. Protective fencing along all trails and open space areas where there is a
potential conflict between golf course uses and public access uses. In no case
shall permanent netting and netting support poles be installed for the driving
range. However, temporary netting and support poles may be allowed for
temporary professional tournaments provided a Special Use Permit is
obtained as required through Mitigation Measure No. H-3 of Resolution No.
2005-62 for the Driving Range (Revision "W') Mitigated Negative Declaration.
In association with such temporary poles and netting, permanent below grade
support pole sleeves that would accommodate temporary netting support
poles are allowed to be installed as part of the driving range construction.
Such below grade sleeves shall be safely covered when not in use as
determined by the Director of Community Development.
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2. No gates or other devices shall be permitted which limit direct access to the site.
No freestanding fences, walls, or hedges shall be allowed, unless part of the
fencing plan reviewed and approved by the Director of Community Development
as required by Condition No. L.1.
3. 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 Community Development
PRIOR TO ISSUANCE OF GRADING PERMITS OR RECORDATION OF THE
FINAL MAP, WHICHEVER OCCURS FIRST. With the exception of the decorative
fence for all private residential lots as noted in sub-section c and d below, it shall be
the responsibility of the developer to install this fencing prior to sale of any lot within
each workable phase. In regards to the decorative fence for all private residential
lots as noted in sub-section c and d below, the developer shall install said fencing
PRIOR TO THE ISSUANCE OF A CERTIFICATE OF USE AND OCCUPANCY for
each specific lot. Said fencing shall incorporate the following:
a. Vesting Tentative Tract Map No. 50666
A decorative fence, minimum height 5’ and maximum height 6’, which
allows a minimum of 90% light and air to pass through shall be required
along all street side setbacks and within all rear setback areas (along
the rear and side property lines) of all private residential lots. If not
specifically addressed above, said fencing shall be required along all
property lines directly abutting common open space lots. Said fencing
shall meet the minimum standard design requirements of pool fencing.
Fencing located between the residential lots and the driving range shall
be a maximum 6' high decorative wire mesh link with links small enough
to ensure that golf balls from the driving range will not penetrate said
fence. Any change to these criteria must be approved by the Director of
Community Development.
1) This approval is for the re -alignment of the bicycle and pedestrian
trial along the western project boundary, as shown in the plans
approved by the City Council on November 4, 1998, including a 42”
high wood post and cable type fence to be constructed along the
western side of the pedestrian trail.
2) The development shall construct a 30” high slumpstone wall along
the northwestern corner of the entrance from Palos Verdes Drive
South onto Street “C”. The exact location to be determined by the
Director of Community Development.
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3) PRIOR TO APPROVAL OF THE LANDSCAPE PLAN FOR LOT
“D”, the developer shall coordinate with the City and representatives
of the Community Association of Tract 16540 to ensure that the
proposed landscape plans address the concerns of the Community
Association, subject to review and approval by the Director of
Community Development.
b. Vesting Tentative Tract Map No. 50667
Except for Lot Nos. 20 through 23, a decorative, minimum height 5’,
maximum height 6’ fence which allows a minimum of 90% light and air
to pass through shall be required along all street side setbacks and
within all rear setback areas (along the rear and side property lines).
Said fencing shall also be required along the western side property line
of Lot Nos. 34 and 35. If not specifically addressed above, said fencing
shall be required for all property lines directly abutting common open
space lots or the golf course. Said fencing shall meet the minimum
standard design requirements of pool fencing. Any change to these
criteria must be approved by the Director of Community Development.
A decorative, uniform wall or fence shall be required along the rear
property lines of Lot Nos. 20 through 23.
4. Chain link or other wire fencing is prohibited on any portion of any lot within the
project, except as otherwise required by the project biologist for habitat
protection or as required through Condition L-3.a).
5. Within the front and street side setback areas, fences, walls, or hedges up to
a maximum of 24” in height shall be permitted.
6. 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, Supplements thereto, and
project certified Mitigated Negative Declarations, shall be temporary fenced during
construction, subject to the review and approval of the Director of Community
Development.
M. FLAG POLE
1. The conditions found under Section V. of Conditional Use Permit No. 163 pertain
to the approval of Revision BB to the project, as approved by the City Council on
March 20, 2007, and amended on July 17, 2007 and February 16, 2016,
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approves the erection of a 70' tall flagpole near the back tee of Golf Hole #1 for
the purpose of flying the flag of the United States of America. No other flag, object
or display shall be flown form such flagpole without the approval of the City
Council. The Applicant shall be responsible for abiding by all laws related to the
flag of the United States as found in United States Code, Title 4, Chapter 1.
2. Prior to 60 days after final action by the City Council on February 16, 2016, the
Applicant shall dedicate 25ft² (5' x 5') of property around the existing flag pole
base to the City. Upon recordation, the City will henceforth be the owner of
said property and the amenities located thereon. The Applicant shall be
responsible for paying all necessary fees for the preparation of Grant Deed
documents, including the legal description of said property and review by the
City Engineer and City Attorney.
3. Prior to 60 days after final action by the City Council on February 16, 2016 and
prior to recordation of the Grant Deed that dedicates the 25ft² property beneath
the flag pole to the City, the Applicant shall obtain a building permit and a final
on said permit for the flag pole. The Applicant shall be responsible for paying all
necessary after-the-fact penalty fees for such building permit.
4. The Applicant shall be responsible for raising and lowering the flag on a daily
basis in compliance with all laws related to the United States Flag found in
the United States Code, Title 4, Chapter 1. Additionally, the Applicant shall
be responsible for maintaining, including the costs of such maintenance,
the flag, rigging, flag pole, and any landscaping within the 25ft² dedication
area.
5. Prior to 60 days after final action by the City Council on February 16, 2016, the
Applicant shall enter into a Reciprocal Easement Agreement that would allow
the Trump Organization to access the flag pole site for maintenance activities
while also providing an easement over golf course property to allow the City
to access the flag pole site.
6. Prior to 60 days after final action by the City Council on February 16, 2016, the
Applicant shall enter into an Indemnification Agreement that indemnifies the
City against any action associated with the Applicant's
installation/construction of the amenities located on the 25ft² property, as well
as the maintenance and all other activities related to the flag and flag pole.
7. No lighting to illuminate the flag pole shall be allowed.
N. GEOLOGY
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1. PRIOR TO RECORDATION OF THE FINAL MAP OR PRIOR TO ISSUANCE
OF GRADING PERMITS, WHICHEVER OCCURS FIRST, a final grading plan
shall be approved by the Director of Public Works and City Geologist, by manual
signature. This grading plan shall be based on a detailed engineering, geology
and/or soils engineering report(s) and shall specifically be approved by the City
Geologist and/or soils engineer and comply with all recommendations submitted
by them. It shall also be consistent with the vesting tentative tract maps and
conditions, as approved by the City.
2. 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.
3. 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 Director of Public Works.
4. All grading activity on the site shall occur in accordance with all applicable City
safety standards.
5. All graded slopes shall be properly planted and maintained. Within 90 days of
being graded, all open space/slope areas and all areas that will remain
undeveloped shall be hydroseeded and/or planted. 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 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 Community Development may approve
an alternative material or method to control erosion.
6. All of the recommendations of the project geologist, except as modified by the City
Geologist, will be incorporated into the approved grading plan and design of any
structure.
7. 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).
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8. 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.
9. 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.
O. GRADING
1. 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 offsite grading for trails is
proposed or may result.
2. A note shall be placed on the approved grading plan that requires the Director of
Community Development's 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.
3. All of the recommendations made by the Director of Public Works and City
Geologist during their on-going review of the project shall be incorporated into the
approved grading plans.
4. Foundations and floor slabs cast on expansive soils shall be designed in
accordance with Los Angeles County Code Section 2907-i.
5. All grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining
Walls, and Chapter 70, "Excavation and Grading" of the Uniform Building Code.
6. Unless otherwise provided in these conditions of approval or permitted by the
Director of Community Development, the project shall comply with all appropriate
provisions of the City's grading ordinance (Chapter 17.76.040 (formally 17.50)).
7. 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.
8. No construction of permanent structures shall be allowed closer than 25’ landward
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of the Coastal Setback Zone (except for structures associated with public
amenities or unless allowed by another project condition of approval). Grading
within the Coastal Setback Zone shall be limited to that required for
construction of approved trails, parks, vista points, driving range, and golf course
holes, as indicated on the approved site plans.
9. Where feasible, and subject to the review and approval of the Director of
Community Development 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.
10. All proposed retaining walls to be constructed shall be subject to review by the
Director of Community Development with subsequent review by the Planning
Commission, if required, for review and approval pursuant to Chapter 17.76.040
(formally 17.50) of the Rancho Palos Verdes Development Code.
11. No created slopes within the tract shall exceed 2.1, unless approved by the
Director of Community Development.
12. All retaining walls are subject to review and approval by the Director of Community
Development, PRIOR TO THE ISSUANCE OF GRADING PERMITS. Unless
otherwise provided, retaining walls shall conform to the criteria established in
Section 17.50 of the Rancho Palos Verdes Development Code.
P. LANDSCAPING
1. PRIOR TO ISSUANCE OF GRADING PERMITS, the developer shall submit a
preliminary landscape plan to the Director of Community Development for review
and approval of the clubhouse, golf course and appurtenant structures, driving
range, parking lots, and all open space areas within the boundaries of the parcel
maps and/or tract maps, roadway medians and public trails which 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’. Said trees shall be maintained not to exceed 16’ in
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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 Community Development.
e. Landscaping and irrigation plans for all rough graded surfaces which
have been scarified through grading operations.
f. The landscaped entries and buffer zones shall meet the standards for
Intersection Visibility (Section 17.48.070 (formally 17.42.060)), as
identified in the Development Code.
2. PRIOR TO RECORDATION OF THE FINAL MAP OR INSTALLATION OF
THE PERMANENT LANDSCAPING, WHICHEVER COMES FIRST , the
developer shall submit a final landscape and irrigation plan to the Director of
Community Development for review and approval of the clubhouse, golf course,
appurtenant structures, driving range, parking lots, 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 conform to the
California State Model Water Efficient Landscape Ordinance (per State
Assembly Bill 325) and 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’. Said trees shall be maintained not to exceed 16’ in height.
d. The landscaped entries and buffer zones shall meet the standards for
Intersection Visibility (Section 17.48.070 (formally 17.42.060)), as identified
in the Development Code.
e. 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 over-spray.
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f. All high-water use areas shall be irrigated separately from drought tolerant
areas.
g. Irrigation systems shall be on automatic timers and shall be adjusted for
seasonal water needs.
h. Where practical, transitional landscaping on graded slopes shall screen
the project's night lighting as seen from surrounding areas.
3. With the exception of irrigation lines that have been reviewed and approved
by the City Geologist for installation and operation, PRIOR TO
INSTALLATION OF ANY ADDITIONAL IRRIGATION LINES ON ANY
PORTION OF THE PROPERTY, the City Council shall have approved the
Ocean Trails Water Control Plan to ensure that the installation and operation
of said irrigation lines will not contribute water to any known landslide area,
cause any significant erosion or other potentially hazardous conditions.
4. All proposed irrigation within the project, which includes, but is not limited to, all
irrigation for the golf course, driving range, parks, open space lots and private
residential lots, shall be subject to the standards of the Ocean Trails Water
Control Plan as reviewed and approved by the City Council, and other than the
golf course and driving range, shall be consistent with City of Rancho Palos
Verdes Municipal Code Section No. 15.34, "Water Conservation in
Landscaping". With the exception of private residential lots which have been
sold to an individual purchaser, the developer or any subsequent owner of the
golf course parcels (hereinafter "developer''} shall be responsible for submitting
an audit report every 60 days for review and approval by the Director of
Community Development, which details the project's compliance with the Ocean
Trails Water Control Plan and consistency, where applicable , with Municipal
Code Section No.15.34 . If it is determined by the Director of Community
Development, that any irrigation is not in compliance with either the Ocean
Trails Water Control Plan or Municipal Code Section 15.34, or is causing any
impacts to the project site, the developer shall be required to halt all irrigation
in the subject area until any such problem has been remedied to the
satisfaction of the Director of Community Development.
5. PRIOR TO THE INSTALLATION OF LANDSCAPING ON THE GOLF COURSE,
the developer shall submit a green waste management and recycling program for
review and approval by the Directors of Planning, Building and Code Enforcement
and Public Works.
6. PRIOR TO THE ISSUANCE OF GRADING PERMITS, all golf course signage,
including trail signage, shall be subject to a sign permit and subsequent review
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and approval by the Director of Community Development, as part of the landscape
plan required in Condition P.1.
7. With the exception to ficus trees planted on developed single-family residential
properties through the approval of a landscape plan, all other ficus trees being
temporarily stored on the property shall be removed from the property PRIOR TO
JULY 22, 2008.
Q. LIGHTING
1. Exterior lighting for the clubhouse, maintenance facility and affordable housing
complex shall be limited to the Standards of Section 17.56 (formally 17.54.030) of
the Development Code.
2. PRIOR TO ISSUANCE OF BUILDING PERMITS FOR ANY OF THE
STRUCTURES REFERENCED IN CONDITION NO. Q.1, a lighting plan shall be
submitted to the Director of Community Development for review and approval and
there shall be no direct off-site illumination from any light source.
3. Parking and security lighting shall be kept to minimum safety standards and shall
conform to all applicable City requirements. Fixtures shall be shielded to prevent
lighting from illuminating on or towards other properties; there shall be no spill-
over onto residential properties. A trial period of 6 months from issuance of
certificate of occupancy for assessment of exterior lighting impacts shall be
instituted. At the end of the 6 month period, the City may require additional
screening or reduction in intensity of any light which has been determined to be
excessively bright.
4. No golf course or driving range lighting shall be allowed.
R. MAINTENANCE FACILITY
1. The golf course maintenance facility shall be located near the southeast
intersection of Palos Verdes Drive South and Paseo Del Mar and the
affordable housing complex, provided that mechanical methods including,
but not limited to de-watering wells, are utilized to ensure a minimum factor
of safety of 1.5 for the maintenance structure. Additionally, no portion of the
golf course maintenance structure shall be located in areas currently zoned
Open Space Hazard (OH). If the developer is unable to provide for a
minimum factor of safety of 1.5 using mechanical methods, or if the location
of the golf course maintenance facility is modified for any other reason, the
developer shall submit an application for a revision to this Conditional Use
Permit, for review and approval by the Planning Commission and City Council
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PRIOR TO RECORDATION OF ANY FINAL MAP, OR ISSUANCE OF THE
GRADING PERMIT, WHICHEVER OCCURS FIRST.
2. The size, height, design and placement of the golf course maintenance facility
shall substantially conform to the plans reviewed by the Planning
Commission, which are entitled "Ocean Trails at Palos Verdes" prepared by
HRMA Inc., dated as received by the City on July 13, 1998. PRIOR TO
ISSUANCE OF BUILDING PERMITS FOR THE FACILITY, the final design of
the maintenance facility shall be submitted for review and approval by the Director
of Community Development for conformance with the plans approved by the
Planning Commission on July 14, 1998. The Maintenance Facility, including the
75-space overflow parking lot and 25-space employee parking lot shall be
completed and a final certificate of use and occupancy shall be obtained PRIOR
TO THE OPENING OF THE 18-HOLE GOLF COURSE.
3. The maximum ridge height of the maintenance facility shall not exceed a height of
24’ over the equipment storage area and 26’ over the repair shops and offices.
Ridge height certification is required at building framing inspection.
4. The golf course maintenance facility shall be enclosed by a maximum 6’ high,
decorative block wall. The final location of the wall shall be subject to the review
and approval of the Director of Community Development, PRIOR TO THE
ISSUANCE OF BUILDING PERMITS FOR THE FACILITY.
S. MECHANICAL EQUIPMENT
1. No roof mounted mechanical equipment, vents, or ducts, shall be permitted. All
other mechanical equipment shall be screened and/or covered as necessary to
reduce their visibility from public rights-of-way or adjacent properties. Any
necessary screening and covering shall be architecturally harmonious with the
materials and colors of the buildings. Use of satellite dish antennae shall be subject
to the conditions and requirements of Sections 17.41.140 through 17.41.21O of
the Rancho Palos Verdes Development Code.
2. Mechanical equipment shall be housed in enclosures designed to attenuate noise
to a level of 45 dBA at the property lines. Mechanical equipment for food service
shall incorporate filtration systems to eliminate exhaust odors.
T. MITIGATION MONITORING PROGRAM
1. The development shall comply with all mitigation measures of Environmental
Impact Report No. 36, Supplements thereto, and project certified Mitigated
Negative Declarations and the related Mitigation Monitoring Program. Where more
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restrictive language appears in these conditions of approval, the more restrictive
language shall control.
2. All costs associated with implementation of the Mitigation Monitoring Program shall
be the responsibility of the developer, and/or any successors in interest.
U. OPERATION OF THE GOLF COURSE AND DRIVING RANGE
1. Approval of this Conditional Use Permit is contingent upon the concurrent and
continuous operation of the primary components of the project, which are the golf
course, driving range and clubhouse. If either use is discontinued, this Conditional
Use Permit will be null and void. If the landowner or the landowner's successor in
interest seeks to change the uses which have been designated, the landowner
must file an application for a major modification of the Conditional Use Permit with
the City. At that time, the Planning Commission may impose such conditions as
it deems necessary upon the proposed use and may consider all issues relevant
to the proposed change of use, including, but not limited to, whether the entire
Conditional Use Permit should be revoked.
2. The hours of operation of the clubhouse may be limited by the City Counci l
based on the determination that excessive sound is audible from surrounding
residential properties.
3. Deliveries utilizing vehicles over 40’ in length shall be limited to the hours of 5:00
a.m. to 9:00 p.m. Monday through Friday, and 7:00 a.m. to 9:00 p.m. on Saturday
and Sunday. Other vehicles shall be allowed to make deliveries 24 hours a day.
4. PRIOR TO THE OPENING OF THE GOLF COURSE AND/OR DRIVING RANGE,
the use of gardening equipment shall be controlled by a Golf Course Maintenance
Plan which is subject to review and approval by the Director of Community
Development, based on an analysis of equipment noise levels and potential
impacts to neighboring residents. The Plan shall be submitted for formal review by
the Director of Community Development within 3 months after the first day that the
golf course and/or driving range opens for play and annually thereafter for the life
of the golf course and/or driving range. At the 3-month review and at each
subsequent annual review, the Director may determine that the Plan needs to be
revised to address potential noise impacts. The Director may also determine that
additional review periods and/or other conditions shall be applied to the
Maintenance Plan.
Further, if the City receives any justified noise complaints that are caused by the
maintenance of the golf course and/or driving range, as verified by the Director
of Community Development, upon receipt of notice from the City, the owner(s) of
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the golf course shall respond to said verified complaint by notifying the City and
implementing corrective measures within 24 hours from time of said notice.
The Director's decision on any matter concerning the golf course/driving range
maintenance may be appealed to the City Council. This condition shall apply to all
golf course owners, present and future. Any violations of this condition may result
in revocation of this Conditional Use Permit and subsequent cease of golf
course/driving range play.
5. No on-site repair or delivery of equipment and/or materials shall be permitted
before 7:00 a.m. or after 4:00 p.m., except for repair of golf course equipment within
enclosed structure.
6. The operator of the golf facilities shall participate in the City's recycling program.
7. The City hereby reserves the right to increase the golf tax established by
Ordinance No. 291 on the golf course use to which the developer and any
successors in interest to the developer and any owner(s) and/or operator(s) of the
golf course shall not object. Written notice of this condition shall be provided to any
purchaser(s) prior to the close of escrow and/or operator(s) of the golf course prior
to the execution of any lease or contract agreement to operate the golf course.
8. Any future heliport shall be subject to a new and separate Conditional Use
Permit. No heliport is permitted with this approval.
9. The golf course and driving range shall be used during daylight hours (dawn to
dusk) only. There shall be no lighting of the driving range or golf course.
10. If it is determined by the Director of Community Development, that use of the
driving range is causing significant hazardous impacts to public safety resulting
from stray golf balls causing injury to persons or property, upon notice by the
Director, the owner shall change the type of golf ball being utilized for the driving
range from a "regulation" golf ball to a "low-impact" golf ball. If the use of "low-
impact" golf balls does not prove successful in resolving the hazardous impacts,
according to the Director of Community Development, then the Applicant shall
meet the requirements of Mitigation Measure H-4.
11. Through a public hearing, the City Council shall conduct a review of the driving
range and its operations in one year after a Certificate of Use and Occupancy
has been issued for the driving range.
12. The driving range and all practice putting greens shall be available for use by the
general public at all times that the golf course is open to the general public,
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provided that users of the driving range and practice putting greens are dressed
in the same attire that is required to play a round of golf on the golf course. Such
attire shall be as follows:
a. Men must have collared shirt (Turtle Neck and Mock Turtle Neck
acceptable), shorts permissible but need to be Bermuda length; shorts and
or trousers may not be of denim materials (No Levis). Golf shoes
recommended but tennis shoes or any other type of sneaker may be worn
- no soccer cleats, baseball cleats or track cleats/shoes permitted. Trump
National Golf Club is a soft spike facility - hard spiked golf shoes are
prohibited.
b. Women's shirts and blouses must conform to the following; sleeveless tops
must have a collar, sleeved tops need not have a collar. Shorts, Skirts and
Skorts are permitted but need to be Bermuda length; Shorts, Skirts, Skorts
and or Pants may not be of denim materials (No Levis). Golf shoes
recommended but tennis shoes or any other type of sneaker may be worn
- no soccer cleats, baseball cleats or track cleats/shoes permitted. Trump
National Golf Club is a soft spike facility - hard spiked golf shoes are
prohibited.
13. Further, the Applicant shall be permitted to manage the use of the driving range and
putting greens so that those users who have paid greens fees to play on the golf
course will have priority over those who have not paid greens fees. If space is
available, those that have not paid greens fees shall be limited to a maximum of
two hours of practice on the putting green per day.
V. PARK AND OPEN SPACE DEDICATION AND MAINTENANCE
1. PRIOR TO RECORDATION OF THE FINAL MAP, the developer shall pay to the
City of Rancho Palos Verdes, dedicate land, or a combination thereof to satisfy
requirements of the Quimby Act. The land value used to calculate the fee shall be
determined through a MAI appraisal prepared and provided to the City within 60
days of City approval of the project.
2. The developer shall dedicate to the City of Rancho Palos Verdes and record on the
Final Map Lots A, E, F, G, H, I and K, as public open space. Lot A (West Vista
Park) shall be a minimum of 1.5 acres in size. Lot E (West Bluff Preserve) shall be
a minimum of 7 acres in size. Lot F (Halfway Point Preserve) shall be a minimum
of 3.3 acres in size. Lot G (Coastal Bluff Dedication) shall be a minimum of 24.4
acres in size. Lot H (Halfway Point Park) shall be a minimum of 5.1 acres in size.
Lot I(Bluff Top Wildlife Corridor) shall be a minimum of 1.0 acre in size. Lot K (Bluff
Top Public Access Corridor) shall be a minimum of 8.9 acres in size.
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3. PRIOR TO RECORDATION OF THE FINAL MAP, the boundary line between Lot
A (West Vista Park) and Lot No. 12 shall be modified such that the boundary line is
located at the toe of the slope adjacent to the north and east side of the building
pad of Lot No. 12.
4. PRIOR TO ISSUANCE OF GRADING PERMITS OR RECORDATION OF
ANY FINAL MAP, whichever occurs first, the landowner shall record a
restrictive covenant in favor of the City in a form and on terms acceptable to
the City, requiring all land within the golf course and driving range, including
any permanent structures, for golf course, driving range and related
recreational uses to be open to the public. Furthermore, the deed restriction
shall specify that conversion of any portion of the approved facilities to a private
or member-only use or the implementation of any program to allow extended
or exclusive use or occupancy of the facilities by an individual or limited group
or segment of the public is specifically precluded by this permit and would
require an amendment to this permit or a new permit in order to be effective.
W. PARKING
1. PRIOR TO THE ISSUANCE OF ANY GRADING PERMIT for the golf course or
driving range, the developer shall submit a final parking plan reflecting the
parking design for the approved project, including calculations for the number of
parking spaces required for the golf course, driving range, clubhouse and ancillary
uses, and any on-site dining facilities. The parking plan shall be subject to review
and approval by the Director of Community Development. Requests for extensions
may be granted by the Director of Community Development for up to one hundred
eighty (180) days.
2. As part of the final parking plan required in Condition W.1., a minimum of 150
parking spaces and 14 valet parking spaces shall be constructed in a lot on the
west side of the clubhouse, as designated in the parking plan, for golf course,
driving range, clubhouse and public use. A minimum of 45 parking spaces shall
be constructed in a lot on the east side of the clubhouse, as designated in the
parking plan, for public use only during daylight hours and clubhouse use after
dusk. A minimum of 118 overflow parking spaces, 17 valet overflow parking
spaces, and a minimum of 25 employee parking spaces shall be constructed in a
lot adjacent to the golf course maintenance facility, as designated in the parking
plan, for golf course, driving range, clubhouse and public use.
3. All parking areas shall be designed to mitigate or eliminate non-aesthetic noise
and views which may impact surrounding single family and multi-family
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residences, subject to the review and approval of the Director of Community
Development, PRIOR TO THE ISSUANCE OF THE GRADING PERMIT.
X. PERMIT EXPIRATION AND COMPLETION DEADLINE
1. Pursuant to Development Code Section 17.86.070, this permit shall expire within
24 months from the date that the Coastal Permit associated with this Conditional
Use Permit is approved by the last responsible agency, unless a grading permits
for the golf course, and building permits for the clubhouse structure and the lots
within each Vesting Tentative Tract Map have been applied for and are being
diligently pursued. Extensions of up to 1 year each may be granted by the City
Council, if requested in writing prior to expiration.
2. If finished grading and construction of the streets and utilities have not been
completed and accepted within 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 Community
Development Department and is granted by the City Council. Otherwise, a new
Conditional Use Permit must be approved PRIOR TO FURTHER DEVELOPMENT
OF THE TRACTS.
3. If rough grading for the golf course and construction to the point of foundation
inspection for the clubhouse structure has not been completed within 24 months
from the date of building permit issuance, the Conditional Use Permit shall expire
and be of no further effect, unless, prior to expiration, a written request for
extension is filed with the Director of Community Development and is granted by
the City Council. Otherwise, a new Conditional Use Permit must be approved prior
to further development.
Y. PUBLIC AMENITIES PLAN
1. PRIOR TO THE RECORDATION OF THE FINAL MAP, the developer shall
submit design specifications for construction of bike lanes on Palos Verdes
Drive South, and pedestrian and bicycle trails within the boundaries of the
project site for review and approval by the Director of Community Development,
Public Works, and Recreation and Parks, as well as the City's Recreation and
Parks Committee.
2. Palos Verdes Drive South On-Street Bicycle Lanes: As part of the roadway
improvements required above by Condition BB.2, the developer shall construct
to Conceptual Trails Plan standards, a Class II bicycle lane on both the north
and south sides of Palos Verdes Drive South, along the entire length of the
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tract frontage on Palos Verdes Drive South. The bicycle lanes shall connect
with the bicycle lane required along the Palos Verdes Drive frontage of Vesting
Tentative Tract Map No. 50667 (Cross reference California Coastal
Commission, Special Condition 3.A.1).
3. Palos Verdes Drive South Off-Road Bicycle Path: As part of the roadway
improvements required above by Condition BB.2, the developer shall construct
to Conceptual Trails Plan standards, a Class I off-road bicycle path on the
south side of Palos Verdes Drive South, along the entire length of the tract
frontage. This path shall have a minimum tread width of 8’ and an easy to
intermediate level of difficulty. This path shall be separated as much as
possible from the roadway by a grade change and/or landscaping. This bicycle
path shall connect with the bicycle path required along the Palos Verdes Drive
frontage of Vesti ng Tentative Tract Map No. 50667 (Cross reference California
Coastal Commission, Special Condition 3.A.2).
4. Palos Verdes Drive South Pedestrian Trail: As part of the roadway
improvements required above by Condition BB.2, the developer shall construct
to Conceptual Trails Plan standards, a pedestrian trail on the south side of
Palos Verdes Drive South, between the roadway and the bicycle path
described above in Condition Y.3, along the entire length of the tract frontage
on Palos Verdes Drive South. This trail shall have a minimum tread width of
4’ and an easy to intermediate level of difficulty. This trail shall be separated as
much as possible from the roadway by a grade change and/or landscaping.
This pedestrian trail shall connect with the pedestrian trail required along the
Palos Verdes Drive South frontage of Vesti ng Tentative Tract Map No. 50667
(Cross reference California Coastal Commission, Special Condition 3.A.3).
5. West End Bicycle Path: The developer shall construct to Conceptual Trails Plan
standards an off- road bicycle path with a minimum tread width of 8’ and an easy
to intermediate level of difficultly beginning at the northwest corner of the tract
at Palos Verdes Drive South, running south along the short leg of Street "E",
turning east along the southerly side of Street "E", and then southerly through
Common Open Space Lot D to the southwest corner of the driving range and
then running east through Lot B, across Forrestal Canyon, to the parking lot east
of the clubhouse. The portion of the path between the northwest corner and
the southwest corner of the driving range shall be combined with the pedestrian
trail required in Condition Y .6. The final alignment of that portion of the bicycle
path located adjacent to the Portuguese Bend Club shall be at least 32’ away from
the west side property line and shall be reviewed and approved by the City Council
PRIOR TO THE COMMENCEMENT OF GRADING in this approved phase of the
project. A barrier to prevent the use of the path by motorized vehicles shall be
erected at its intersection with Street "E". This path shall cross Forrestal Canyon
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via a bridge constructed by the developer and dedicated for that purpose. The
portion of this path located between the northeast corner of the West Bluff
Preserve and the parking lot east of the clubhouse may be combined with the golf
cart path. This path shall connect with the bicycle path required in Condition Y .13
(Cross reference California Coastal Commission, Special Condition 3.A.4).
6. West End Pedestrian Trail: The developer shall construct to Conceptual Trails Plan
standards a pedestrian trail with a minimum tread width of 4’ on the west side of
the short leg of Street "E" between Palos Verdes Drive South and the northwest
corner of the driving range. The trail shall then go south along side of the bicycle
trail identified in Condition Y .5. The pedestrian trail and bicycle path shall have a
combined tread of 8’ from the bottom of the stairs at the northwest corner of the
driving range to the southwest corner of the driving range. The portion of the
pedestrian trail described above shall have an easy to challenging level of difficulty.
From the southwest corner of the driving range, one segment of the pedestrian
trail shall continue to the Portuguese Bend Overlook and the other segment shall
run east through Lot B, across Forrestal Canyon, to the parking lot east of the
clubhouse. That portion of the trail between the parking lot east of the clubhouse
and the Portuguese Bend Overlook shall be handicapped accessible with a
minimum tread width of 5’. The Director of Public Works may allow a steeper trail
on the handicapped accessible portion, if required by natural grade conditions, but
may further condition the final design of the trail to maximize public safety. A
handicapped accessible, covered rest stop shall be provided at the Portuguese
Bend Overlook. The covered rest stop shall not be required to be constructed if the
Coastal Commission and/or its staff concurs that the structure may be deleted.
This trail shall cross Forrestal Canyon via a bridge constructed by the developer
and dedicated for that purpose, as required in Condition Y.5. This trail shall
connect with the pedestrian trails required in Condition Nos. Y .7 and Y .13. The
final alignment of that portion of the pedestrian trail located adjacent to the
Portuguese Bend Club shall be at least 32’ away from the west side property line
and shall be reviewed and approved by the City Council PRIOR TO THE
COMMENCEMENT OF GRADING in this approved phase of the project (Cross
reference California Coastal Commission Special Condition 3.A.5).
7. Forrestal Canyon Fire Access and Pedestrian Trail and Bicycle Path: The
developer shall dedicate to the City of Rancho Palos Verdes and record on the
Final Map, a 15’ wide fire access easement, with pedestrian and bicycle access,
within Common Open Space Lots B and C, extending from the end of Street "E",
parallel to the western side of Forrestal Canyon, and terminating at the off-road
bicycle path and pedestrian trails required in Condition Nos. Y .7 and Y.8. Within
this easement, the developer shall construct to Los Angeles County Fire
Department standards, an all-weather fire access road. A break-away barrier,
approved by the Fire Department, to prevent the use of the trail by unauthorized
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motor vehicles, but which allows pedestrian and bicycle traffic to pass through,
shall be installed at the entrance to the access easement at the end of Street "E".
This trail shall connect with the pedestrian trail required in Condition No. Y .6 (Cross
reference California Coastal Commission, Special Condition 3.A.10).
8. Paseo Del Mar Off-Road Bicycle Path: The developer shall construct to
Conceptual Trails Plan standards a Class I off-road bicycle path with a minimum
tread width of 8’ and an intermediate level of difficulty beginning at the southeast
intersection of Palos Verdes Drive South and Paseo Del Mar, along the east side
of Paseo Del Mar and "A" Street (Paseo Del Mar extension) within Golf Course Lot
No. 38 to the parking lot on the east side of the clubhouse. This path shall be
separated as much as possible from the roadway by a grade change and/or
landscaping. This path shall connect with the bicycle paths described in Condition
Y .3 and Y .15. (Cross reference California Coastal Commission, Special Condition
3.A.8)
9. Paseo Del Mar Pedestrian Trail: As part of the roadway improvements required
by Condition BB-1, the developer shall construct to Conceptual Trails Plan
standards, a 4’ wide pedestrian trail with an intermediate level of difficultly,
beginning at the southeast intersection of Palos Verdes Drive South and Paseo
Del Mar, along the east side on Paseo Del Mar and "A" Street (Paseo Del Mar
extension) to the small (45 space) public parking lot east of the clubhouse. This
trail shall be separated as much as possible from the roadway by a grade change
and/or landscaping. This trail shall connect with the trails described in Condition
Y .4, Y .6 and Y .15 (Cross reference California Coastal Commission, Special
Condition 3.A.9).
10. West Bluff Preserve Bluff Top Pedestrian Trail: The developer shall construct
to Conceptual Trails Plan standards a soft-footed pedestrian trail with a
minimum tread width of 2’ and an easy to intermediate level of difficulty
beginning at the terminus of the pedestrian trail required in Condition Y .6 (at
the Portuguese Overlook), through West Bluff Preserve (Lot E) along the upper
bluff top to the eastern boundary of Lot E and connecting with the pedestrian
trail required in Condition Y .11 (Cross Reference California Coastal
Commission, Special Condition 3.A.15).
11. West Bluff Preserve Lateral Access Pedestrian Trail: The developer construct
to Conceptual Trails Plan standards a pedestrian trail with a maximum tread
width of 2’ and an easy to intermediate level of difficulty beginning from the
pedestrian trail required in Condition Y .6, within Golf Course Lot 38 and,
parallel to the eastern boundary of West Bluff Preserve (Lot E), to the bluff top
and connecting to the pedestrian trail required in Condition Y.10. This trail may
be combined with the golf cart path (Cross reference California Coastal
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Commission, Special Condition No. 3.A.14).
12. La Rotonda Parking Lot Combined Bicvcle Path and Pedestrian Trail: The
developer shall construct to Conceptual Trails Plan standards a combined
bicycle path and pedestrian trail with a minimum tread width of 8’ and an easy
to intermediate level of difficulty beginning at the west end of the La Rotonda
Parking Lot, south through School District property and Golf Course Lot No. 38
to the Bluff Top Activity Corridor. This combined path/trail shall connect with
the combined off-road bicycle path and pedestrian trail required in Condition
Y .15.
13. Halfway Point Park Pedestrian Loop Trail: The developer shall construct to
Conceptual Trails Plan standards a combined pedestrian and handicapped
accessible trail with a minimum tread width of 5’ and an easy level of difficulty
beginning at the small (45 space) parking lot east of the clubhouse, then
running around the entire boundary of Half Way Point Park (Lot H) to the large
(150 space) parking lot on the west side of the clubhouse. The Director of
Community Development may allow a steeper trail in some areas if required by
natural grade conditions. This trail shall connect with the pedestrian trails
required in Conditions Nos. Y .14 and Y .15, and the combined pedestrian and
handicapped accessible trail required in Condition Y .6. (Cross Reference
California Coastal Commission, Special Condition 3.A.16)
14. Sewer Easement Pedestrian Trail: The developer shall construct to Conceptual
Trails Plan standards a pedestrian trail with a minimum tread width of 4’ and an
easy to intermediate level of difficulty beginning at the eastern boundary of Half
Way Point Park (Lot H), east along the upper edge of "Slide Scarp C" (north of
Golf Hole No. 18) to the bluff edge generally in the center of Golf Course Lot
No. 38. The upper portion of the trail (north of Golf Course Hole No. 18) may
be used by golf carts and maintenance vehicles, and the tread width may be
increased accordingly. This trail shall connect to the pedestrian trails required
in Conditions Y .13 and Y .15 (Cross reference portions of California Coastal
Commission, Special Condition 3.A.13).
15. Bluff Top Activity Corridor Combined Bicycle Path and Pedestrian Trail: The
developer shall construct to Conceptual Trails Plan standards an off-road
bicycle path and pedestrian trail with a minimum tread width of 8’ and an easy
to intermediate level of difficulty beginning from the eastern boundary of Half
Way Point Park (Lot H), running parallel to the bluff top through the Bluff Top
Public Access Corridor (Lot K) to the eastern tract boundary at La Rotonda
Canyon. This combined path/trail shall connect to the combined off-road
bicycle path and pedestrian trails on the west side of La Rotonda Canyon
required in Condition No. Y .12. (Cross California Coastal Commission, Special
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Condition 3.A.12)
16. Bluff Top Activity Corridor Pedestrian Trail: The developer shall construct to
Conceptual Trails Plan standards a soft-footed pedestrian trail with a minimum
tread width of 2’ and an easy to intermediate level of difficulty beginning from
the eastern boundary of Half Way Point Park (Lot H), along the bluff top through
the Bluff Top Public Access Corridor (Lot K) to the eastern tract boundary at La
Rotonda Canyon. This trail shall connect to the pedestrian and handicapped
trail required in Condition No. Y .13 and the bluff top pedestrian trail located in
Vesting Tentative Tract No. 50667 via a bridge across La Rotonda Canyon,
constructed by the developer and dedicated for that purpose (Cross Reference
California Coastal Commission, Special Condition 3.A.11).
17. Halfway Point Park Beach Access Pedestrian Trail: The developer shall
construct to Conceptual Trails Plan Standards a soft-footed pedestrian trail
with a minimum tread width of 4’ and an easy to challenging level of difficulty
beginning at the terminus of the trail required in Condition Y .13 on the eastern
boundary of Half Way Point Park (Lot H) and proceeding down the bluff face
through the upper portion of Half Way Point Preserve (Lot F) and through the
Bluff Dedication Area (Lot G) and terminating at the shoreline. This trail shall
connect with the trail required in Condition Y .13 (Cross reference California
Coastal Commission, Special Condition 3.A.7)
18. The developer shall be responsible for the construction of all public trails
specified in Conditions Y .2 through Y .17. Construction of said trails shall
coincide with the rough grading activity within each workable phase and shall
be completed upon acceptance of all street improvements by the City.
Dedication of the public trails shall occur at the time the Final Map is recorded.
19. The developer shall dedicate to the City of Rancho Palos Verdes and record
on the Final Map a lateral public access easement for passive recreational use
from the 25’ contour line seaward to the tract boundary.
20. Where pedestrian trails or bicycle path are located within a common open
space lot which is not required to be dedicated to the City of Rancho Palos
Verdes or a golf course lot, the developer shall dedicate to the City of Rancho
Palos Verdes and record on the Final Map an easement for public trail
purposes. Bicycle path easements shall have a minimum width of 12’ and
pedestrian trail easements shall have a minimum width of 6’. Where pedestrian
trails and bicycle paths are parallel to each other, the required easements may
be combined into a single easement as follows: 1) the minimum separation
between the adjacent tread widths shall be 3’; 2) the combined easement shall
be a minimum of 18’ where there is a 4’ wide pedestrian tread width and a
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minimum of 19’ where there is a 5’ foot pedestrian tread width (bicycle tread
width is 8’ in all cases).
21. Where pedestrian trails and/or bicycle paths are combined with golf cart paths,
safety measures in addition to signage shall be explored in order to minimize
conflicts between pedestrian/bicyclist and golf carts. Measures that may be
required by the Director of Public Works may include, but are not limited to the
addition of lane striping. If safety problems arise once the pedestrian trails,
bicycle paths and golf cart paths are operational, the Planning Commission
may impose additional requirements, including requiring that the pedestrian
trails and/or bicycle paths not be combined with golf cart paths.
22. PRIOR TO ISSUANCE OF ANY GRADING PERMIT, OR PRIOR TO
RECORDATION OF ANY FINAL MAP, WHICHEVER OCCURS FIRST, the
developer shall submit a detailed 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,
subject to the review of the Recreation and Parks Committee, the Directors of
Planning, Building and Code Enforcement, Public Works and Parks and
Recreation, and approval by the City Council. The Public Amenities Plan shall
be in substantial conformance with the program submitted by the developers
and described in the "Ocean Trails Conceptual Public Amenities and Coastal
Access Program, Rancho Palos Verdes Subregion 7", dated July 1994.
23. The developer shall be responsible for implementation and construction of all
amenities detailed in the Public Amenities Plan as required per Condition Y.22
above. Construction of the public amenities shall coincide with the project grading
activity and shall be completed upon certification of rough grading.
24. The existing remnant from the World War II facilities located at Halfway Point Park
shall be preserved as part of the Public Amenities Plan. A plaque commemorating
the facility and describing its use shall be placed at the location.
25. Dedication of the public trails and open space lots shall occur at the time any Final
Map is recorded.
26. Construction of the public trails and improvements required in the Public Amenities
Plan shall be the obligation of the developer. Construction shall coincide with the
project grading activity for each approved workable phase within each tract and
shall be completed upon certification of rough grading and/or acceptance of street
improvements within each tract. Dedication of the public trails shall occur at the
time any Final Map is recorded.
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Z. RESIDENTIAL LOTS
NUMBER OF RESIDENTIAL UNITS
1. In addition to the four on-site affordable housing units required in Condition B.1,
no more than 23 single family residential units shall be permitted in Tract No. 50666
and no more than thirty six 36 single family residential units shall be permitted in
Tract 50667.
2. PRIOR TO THE ISSUANCE OF ANY BUILDING OR GRADING PERMITS for the
construction of any single-family residence within Tract No. 50667 or opening of
the 18-hole golf course, whichever occurs first, the Developer shall enter into an
agreement with the City, which is satisfactory to the City Attorney, whereby the
developer assumes liability and responsibility for any repairs that are required to
be performed to address land failures or subsidence within the open space lots of
Tract 50667 which are to be accepted by the City.
3. PRIOR TO THE FINAL MAP OF TRACT NO. 50666, the Developer shall enter
into an agreement with the City, which is satisfactory to the City Attorney, whereby
the developer assumes liability and responsibility for any repairs that are required
to be performed to address land failures or subsidence within the open space lots
of Tract 50666 which are to be accepted by the City.
PROJECT DESIGN
4. PRIOR TO THE ISSUANCE OF GRADING PERMITS, a final project site plan shall
be submitted to the Director of Community Development 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 dated as
revised on July 31, 1996, "Ocean Trails Driving Range/Lot Layout Proposed
Amendment Tentative Tract No. 50666", dated February 2, 2005 and Vesting
Tentative Tract Map No. 50667, dated as revised on June 19, 1996.
5. All single family residential development shall conform to the specific standards
contained in this permit or, if not addressed herein, the RS-1 (RPO) development
standards of the Development Code shall apply.
6. 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
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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 City Council. Before any minor changes are made to the
Residential Planned Development, the Director of Community Development
shall report to the City Council a determination of significance.
7. Developers of individual properties shall participate in any Design Review
Committee ("DRC") 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.
8. No grading or construction of permanent structures on any individual lot shall
be allowed closer than twenty-five (25)’ to the Coastal Setback Zone.
COMMON OPEN SPACE BONDS
9. A minimum of 30% of the acreage of each residential Tract No. 50666 and No.
50667, exclusive of the golf course area, shall remain as common open space.
In Tract No. 50666, the lots considered for the purpose of calculating the
minimum required common open space are:
a. Lot A (West Vista Park) at 1.5 acres in size;
b. Lot B (Forrestal Canyon) at 5.8 acres in size;
c. Lot C (Forrestal Canyon Fire Break) at 1.7 acres in size;
d. Lot D (Portuguese Bend Fire Break) at a minimum of 1.0 acre in size,
but up to 1.4 acres in size depending upon the approval of Lot Line
Adjustment(s) between the adjacent property owners within the
Portuguese Bend Club and the property owner(s) of Lot D, wherein any
remaining open space left after the approval of said Lot Line Adjustments
shall be retained as part of Lot D; and,
e. Lot J (Palos Verdes Drive South Frontage) at 2.4 ac
In Tract No. 50667, the lots considered for the purpose of calculating the
minimum required common open space are:
a. Lot A (La Rotonda Drive Frontage) at 0.5 acres in size;
b. Lot B (Palos Verdes Drive South Frontage) at 3.1 acres in size;
c. Lot C (La Rotonda Canyon) at 4.5 acres in size;
d. Lot D (East Vista Park) at 1.2 acres in size; and,
e. Lot H (East Bluff Preserve Fire Break) at 5.0 acres in size.
CC&Rs
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10. PRIOR TO APPROVAL OF THE FINAL MAP, copies of Covenants,
Conditions and Restrictions (CC&R's) shall be submitted to the Director of
Community Development 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.
11. All necessary legal agreements and documents, including Homeowners'
Association, deed restrictions, covenants, dedication of common open space
and development rights, public easements, and proposed methods of
maintenance and perpetuation of all common open space, on-site drainage
facilities and any other hydrological improvements shall be submitted and
approved by the City Attorney and the Director of Community Development
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. The "Development Standards and Design Guidelines" for the project which
identifies 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 M through V 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 copy of the "Development Standards
and Design Guidelines 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 Community
Development and/or "DRC" as described below in Condition N.1 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
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on slopes greater than a 3:1 gradient.
f. Exterior residential lighting shall be limited to the standards of
Environmental Protection set forth in Section 17.56 (formally 17.54} of the
City Development Code.
g. 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
17.48.060 (formally 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. Disposal of cuttings of non-native invasive plant species or any ornamental
plant species shall be prohibited in common and public open space areas.
l. Identification of all public trail easements for pedestrian and bicycle 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.
m. The CC&Rs shall prohibit individual landowners from encroaching into the
public right-of- way. The CC&Rs shall specify that all costs incurred to
remove hardscape/landscape improvements installed by a landowner in
violation of the CC&Rs within the public right-of- way shall be borne by the
landowner. At the time improvement plans for an individual residence are
submitted to the Homeowner's Association (as required in Condition No.
Z.24 and the City of Rancho Palos Verdes (as required in Condition No.
Z.18) for review, the homeowner shall sign a disclosure stating that it is
understood that encroachments into the public right-of-way are
prohibited and all unlawful improvements constructed within the public
right-of-way shall be removed solely at the landowner's expense. This
requirement does not apply to mailboxes, provided that the mail boxes
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do not exceed the minimum requirements of the United States Postal
Service.
n. The requirements of Condition No. P.4 shall be incorporated into the
CC&R's for Tract Nos. 50666 and 50667 subject to review and approval
by the City Attorney and the Director of Community Development.
12. 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 Community
Development.
GRADING FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
13. 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 Community
Development. In addition, grading of up to 1,000yd³ for residential use of an
individual lot shall be subject to review and approval by the Director of
Community Development. Grading in excess of 1,000yd³, or grading to alter
the finished pad elevations shall require approval by the Planning Commission.
14. No construction and/or grading on individual lots shall be permitted on 3:1 or
greater slopes, with the exception of the following:
a. Driveway improvements to a partially subterranean garage on Lot Nos.
24 and 25, a basement/patio area for Lot Nos. 24 and 25, and an entry
way to Lot No. 25, provided that the retaining walls associated with these
improvements are designed in a manner that includes landscape
planting to mitigate the impacts of the height of the retaining walls, and
an aesthetically pleasing veneer applied to the retaining walls to blend
the retaining walls into the hillside. A landscape plan and wall veneer
design shall be submitted for review and approval by the Director of
Community Development PRIOR TO SUBMITTAL OF PLANS INTO
BUILDING DIVISION PLAN CHECK. Said improvements shall be
installed PRIOR TO ISSUANCE OF A CERTIFICATE OF USE AND
OCCUPANCY.
b. A pool/spa/patio on Lot 29, as depicted on plans prepared by
Envirotechno, dated May 4, 2005, which were reviewed by the City
Council at their meeting on September 20, 2005, provided that the
retaining walls associated with these improvements shall be stepped in
height, and shall include landscape planting areas and an aesthetically
pleasing veneer to blend the retaining walls into the hillside. A
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landscape plan and wall veneer design shall be submitted for review and
approval by the Director of Community Development PRIOR TO
SUBMITTAL OF PLANS INTO BUILDING DIVISION PLAN CHECK.
Said improvements shall be installed PRIOR TO ISSUANCE OF A
CERTIFICATE OF USE AND OCCUPANCY.
c. Grading along the northerly and easterly yard areas of Lot #17 to
accommodate an indirect access driveway in the easterly yard area and
retaining walls/patio areas in the northerly yard area as shown on the
Site Plan/Grading Plan prepared by Tomaro Architecture Incorporated,
as reviewed by the City Council at their May 20, 2008 meeting. These
improvements may be permitted provided that the retaining walls
associated with these improvements are designed in a manner that
includes landscape planting to mitigate the impacts of the height of the
retaining walls, and an aesthetically pleasing veneer applied to the
retaining walls to blend the retaining walls into the hillside. A landscape
plan and wall veneer design shall be submitted for review and approval
by the Director of Community Development PRIOR TO SUBMITTAL OF
PLANS INTO BUILDING DIVISION PLAN CHECK. Said
improvements shall be installed PRIOR TO ISSUANCE OF A
CERTIFICATE OF USE AND OCCUPANCY.
d. Grading along the easterly and westerly yard areas of Lot #18 to
accommodate an indirect access driveway, retaining walls and patio
area in the easterly yard area and retaining walls in the westerly yard
area as shown on the Site Plan/Grading Plan prepared by C.C. Partners
Design Build, as reviewed by the City Council at their September 16,
2008 meeting. These improvements may be permitted provided that the
retaining walls associated with these improvements are designed in a
manner that includes landscape planting to mitigate the impacts of the
height of the retaining walls, and an aesthetically pleasing veneer
applied to the retaining walls to blend the retaining walls into the hillside.
A landscape plan and wall veneer design shall be submitted for review
and approval by the Director of Community Development PRIOR TO
SUBMITTAL OF PLANS INTO BUILDING DIVISION PLAN CHECK.
Said improvements shall be installed PRIOR TO ISSUANCE OF A
CERTIFICATE OF USE AND OCCUPANCY.
e. Grading and construction along the southerly and westerly yard areas of Lot
No. 34 to accommodate after-the-fact grading consisting of approximately
395 yd3 of fill with a maximum depth of 5 feet with the processing of a Major
Grading Permit and Major Site Plan Review. Construction of ancillary site
improvements on areas that were previously a 2:1 slope along the southerly
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and westerly yard areas shall be limited up to a maximum 4 feet in height,
as measured from the top of the as-built 2:1 slope to the top of the structure.
and shall not result in a significant view impairment as observed from the
viewing area of another property.
PRIOR TO ISSUANCE OF ANY BUILDING/GRADING PERMITS for
construction of the specific items noted above, the property owner(s) shall
obtain City approval and recordation of an amendment to Final Map No. 50667,
adjusting said map notes to permit such specific construction over 3:1 or
steeper slopes.
15. All retaining walls shall be subject to review and approval by the Director of
Community Development with subsequent reporting to the Planning
Commission, if required, for review and approval pursuant to Section 17.76.040
(formally 17.50) of the City Development Code.
16. Foundations and floor slabs cast on expansive soils will be designed in
accordance with Los Angeles County Code Section 2907-i.
17. All residential building pad elevations shall substantially conform to the final
grading plan for the Final Map in which the lot is located, as approved by the
Director of Community Development. Future landowners are prohibited from
raising or lowering the approved building pad elevations, except for excavations
to accommodate completely subterranean areas (such as basements, wine
cellars and storage areas), as provided for by the Development Code. 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 Control Building Pad Elevation" for each residential
lot, according to the pad elevations specified on the approved final grading plan.
All fees associated with recording said covenants shall be paid by the
developer.
DEVELOPMENT PLANS FOR CONSTRUCTI ON OF INDIVIDUAL RESIDENCES
18. PRIOR TO ISSUANCE OF ANY GRADING OR CONSTRUCTION PERMITS
for individual lots subsequent to the completion of finished pads, final
improvement plans for the particular lot and structure shall be submitted to the
Director of Community Development and/or Design Review Committee
("DRC") or similar body as described below in Condition Z.22 for review and
approval. Said plans shall include, but are not limited to, plot plan, section and
elevation drawings, floor plan, grading and exterior lighting plan. 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,
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fences, walls, accessory structures, and equipment.
19. Unless otherwise specified in these conditions of approval, all structures and
development on individual lots shall comply with RS-1 (RPD) development
standards.
20. All fencing along interior side and front property lines, if not otherwise addressed
in Condition L, shall conform with Section 17.76.030 (formally 17.42) of the
Rancho Palos Verdes Development Code.
21. Chain link or other wire fence is prohibited on any portion of any lot, except as
otherwise required by project biologist for habitat protection or through Condition
L.3.a.
22. Developers of individual properties shall participate in any Design Review
Committee ("DRC") or similar body processes in place at the City at the time
development and construction plans for each individual residence are submitted.
23. Development and construction plans for each individual residence shall comply
with the standards and conditions set forth in the "Development Standards and
Design Guidelines" for the tract and shall be incorporated within the CC&R's for
each tract and attached hereto by reference as Exhibit "B" and hereby included as
a condition of approval. The final version of the "Development Standards and
Design Guidelines" shall be reviewed and approved by the Director of Community
Development PRIOR TO THE RECORDATION OF THE CC&RS. Requests for
approval of individual residences shall be reviewed for compliance with said
conditions and "Development Standards and Design Guidelines" by the Director
of Community Development and/or any Design Review Committee ("DRC") in
place at the time development applications for individual residences are submitted.
24. Upon submittal of proposed development and construction plans for each
individual residence to the Director of Community Development as described
above in Condition Z.18, individual property owners shall provide written approval
of the proposed development obtained from the established Homeowner's
Association or any Homeowner's Association Architectural Committee.
25. Landscape planting and irrigation plans for each residential lot within Tract No.
50666 and Tract No. 50667 shall be submitted to the Director of Community
Development for review and approval PRIOR TO INSTALLATION OF ANY
IRRIGATION SYSTEM.
Further, it shall be the responsibility of each Owner to landscape, irrigate and
maintain the front and rear yard areas of their Lot in a clean and attractive
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condition. Each Owner shall install the front yard landscaping within 120 days of
such Owner's initial occupancy of the dwelling located on the Lot. The rear yard
landscaping shall be installed within 180 days of such Owner's initial occupation of
the dwelling located on the Lot.
26. The developer shall be responsible for keeping the City up to date on the status of
each individual lot landscape plan. This shall take the form of a table that lists all
of the lots, their date of building permit issuance, date of close of escrow, and the
maximum deadline to submit a landscape plan based upon building permit or close
of escrow. The developer shall be responsible for submitting an updated table each
time a building final is issued and at close of escrow. Landscape and irrigation
plans shall be consistent with the standards of the Ocean Trails Water Control
Plan. Furthermore, notwithstanding any exemption contained in Chapter 15.34,
any single-family lot within Tract No. 50666 or No. 50667 shall comply with Chapter
15.34 with respect to irrigation and drought tolerant plantings as determined by the
Director of Community Development.
PRIVATE LOT OPEN SPACE
27. Each residential lot shall provide a private outdoor living area in an amount not
less than four hundred 400ft² for each bedroom in the unit. This area shall be
adjacent to and provide a private, usable area for each dwelling unit.
SETBACKS
28. The following setbacks shall apply for all structures located in Vesting Tentative
Tract 50666:
a. The minimum front yard setback for all structures on an individual lot shall
be 35’.
b. The minimum street side setback on all lots shall be 20’.
c. On lots with a minimum lot size less than 20,000ft² (Lot Nos. 14 through 23),
the minimum interior side yard setback shall be ten 10’ on one side, with a
minimum total of 30’ on both sides.
d. On lots with a minimum lot size between 20,000ft² and 24,999ft² (Lots Nos.
1, 2, 6, and 13), the minimum interior side yard setback shall be 15’ on one
side, with a minimum total of 35’ on both sides.
e. On lots with a minimum lot size of 25,000ft² or greater (Lot Nos. 3 through
5, and 7 through 12), the minimum interior side yard setback shall be 15’ on
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one side, with a minimum total of 40’ on both sides.
f. The minimum rear yard setback for all structures on an individual lot shall
be 35’, with the exception of Lot #22, which may have a rear yard setback
of 30’.
29. The following setbacks shall apply for all structures located in Vesting Tentative
Tract 50667:
a. Except for Lot Nos. 7 through 16, and 18 through 23, the minimum front
yard setback for all structures on an individual lot shall be 35’. On Lot Nos.
7 through 16, and 18 through 23, the minimum front yard setback for all
structures on an individual lot shall be 25’.
b. The minimum street side setback on all lots shall be 20’.
c. On lots with a minimum lot size less than 20,000ft² (Lot Nos. 2-16, 18, 19,
22, 23, 29, 30, 33, 34 and 36), the minimum interior side yard setback shall
be 10’ on one side, with a minimum total of 30’ on both sides.
d. On lots with a minimum lot size between 20,000ft² and 24,999ft² (Lot Nos.
20, 21, 24, 26-28, 31, 32 and 35), the minimum interior side yard setback
shall be 15’ on one side, with a minimum total of 35’ on both sides.
e. On lots with a minimum lot size of 25,000ft² (Lot Nos. 1, 17 and 25), the
minimum interior side yard setback shall be 15’ on one side, with a minimum
total of 40’ on both sides.
f. Except for Lot Nos. 7 through 16, 18, 19, 23, 35 and 36, the minimum rear
yard setback for all structures on an individual lot shall be 35’. On Lot Nos.
11 through 16, 18, 19, 23, 35 and 36, the minimum rear yard setback for all
structures on an individual lot shall be 25’. On Lot Nos. 6, 7 and 8 the
minimum fuel modification zone/rear yard setback for all structures on an
individual lot shall be 50’. However, the fuel modification zone/rear yard
setback on Lot Nos. 6, 7 and 8 may be reduced at the time that individual
residences are proposed on these lots, provided that alternative fire
suppression systems and/or building techniques are incorporated into the
design of the residence, such as water sprinkler systems, fire walls, fire
retardant materials, etc., to the satisfaction of the Los Angeles County Fire
Department and City Building Official. If the fuel modification zone setback
is reduced through this subsequent approval, the rear yard setback on Lot
Nos. 6, 7 and 8 shall not be less than 25’. On Lot Nos. 9 and 10, the
minimum rear yard setback shall be the foundation setback line shown on
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the approved final Phase I Grading Plan.
30. Any other architectural features or appurtenances shall conform to Section
17.48.030 (E) (formally 17.40.030 (E) of the Rancho Palos Verdes Development
Code.
31. Except for driveways, walkways and parking areas, all of the required front and
street-side setback areas shall be landscaped. Driveways, walkways, and parking
areas shall not cover more than 50% of the required front or street side setback
areas. "Turf-block" or landscaped areas that are designed to be driven or parked
over (such as grass strips between paved strips) shall be counted as a driveway
or parking area for the purpose of calculating landscaping in the front or street side
setback area.
32. Except as described below in Condition P.6, no minor or accessory structures,
including but not limited to pool equipment and trash enclosures, shall be permitted
within any required setback area.
33. Trash enclosures and other minor equipment may be permitted within any interior
side yard setback area adjacent to the structure, subject to review and approval of
a Minor Exception Permit.
MINIMUM OPEN SPACE REQUIREMENTS OF INDIVIDUAL RESIDENCES
34. The minimum open space requirement for all lots shall not be less than 60% of the
lot. Lot coverage shall include the building footprint, driveway and parking area,
covered patios, covered walkways, and other accessory structure.
35. The following limitations apply to Maximum Habitable Area of each lot within Tract
No. 50667:
1 22,123 6,637 863 7,500
2 15,197 4,559 1,441 6,000
3 15,988 4796 1,204 6,000
4 14,012 4,204 1,797 6,000
5 12,644 3,793 2,207 6,000
6 18,757 5,627 373 6,000
7 15,413 4,624 1,376 6,000
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8 16,874 5,062 938 6,000
9 22,128 6,638 862 7,500
10 22,981 6,894 606 7,500
11 13,256 3,977 2,023 6,000
12 12,489 3,747 2,253 6,000
13 13,975 4,192 1,808 6,000
14 17,897 5,369 0 5,369
15 18,603 5,581 0 5,581
16 24,389 7,317 0 7,317
17 36,058 10,000 0 10,000
18 25,405 7,622 0 7,622
19 22,726 6,818 0 6,818
20 23,584 7,075 0 7,075
21 23,765 7,130 0 7,130
22 19,771 5,931 0 5,931
23 18,829 5,649 0 5,649
24 29,654 8,896 1,104 10,000
25 30,730 9,219 781 10,000
26 21,875 6,562 938 7,500
27 23,777 7,133 367 7,500
28 21,149 6,345 1,155 7,500
29 19,010 5,703 297 6,000
30 19,443 5,833 0 5,833
31 20,318 6,095 0 6,095
32 21,646 6,494 0 6,494
33 17,533 5,260 0 5,260
34 18,872 5,662 0 5,662
35 16,594 4,978 0 4,978
36 19,705 5,912 0 5,912
NOTES:
a. Lot areas are based on the depiction shown on recorded Final Map No.
50667. Any changes to the lot areas noted above, shall require a Revision
to CUP No. 162 to modify the table above.
b. Total Maximum Habitable Area includes the living area of all structures, and
does not include garage, access, driveways, hardscape, and non-habitable
basements per the Building Code.
c. No structure on any residential lot(s) shall exceed a maximum of 10,000ft².
d. All subterranean basement areas shall be within the boundaries of the
building footprint above.
e. There shall be no changes to the approved pad elevations as a result of the
construction of basements.
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36. The following limitations apply to Maximum Habitable Area of each lot within
Tract No. 50666:
a. Total Maximum Habitable Area of each structure shall not exceed 30%
of the Lot Area as depicted on the final recorded map of Tract No. 50666.
b. Total Maximum Habitable Area includes the living area of all structures,
and does not include garage, access, driveways, hardscape, and non-
habitable basements per the Building Code.
c. No structure on any residential lot(s) shall exceed a maximum of
10,000ft².
d. All subterranean basement areas shall be within the boundaries of the
building footprint above.
e. There shall be no changes to the approved pad elevations as a result of
the installation of basements.
37. Requests to modify the permitted habitable square footage per lot size category
are subject to a Revision to Conditional Use Permit No. 162.
BUILDING FACADES AND ROOFLINES
38. The upper level of all two story residences shall be a minimum of 20% smaller
than the footprint of the structure. On the rear and front facades of two story
residences, and on the rear facade of all split level lots, a maximum 30% of the
second story width shall be permitted to be constructed directly above the first
story below. A minimum 70% of the second story width shall be broken up by
using either of the following two methods:
a. A minimum 6' wide second story setback from the first story facade. The
setback area would be used as an uncovered deck or roof.
b. A minimum 6' wide uncovered balcony attached to and extending from
the second story facade.
39. 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.
40. On Lot Nos. 13 through 23 within Vesting Tentative Tract No. 50666, the main ridge
of the structure shall be parallel to the side property line and generally perpendicular
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to Palos Verdes Drive South.
41. On Lot Nos. 24, 25, 35 and 36 within Vesting Tentative Tract No. 50667, the main
ridge of the structure shall be perpendicular to Palos Verdes Drive South.
42. Roofing materials shall be Class A and non-combustible.
HEIGHTS
43. For the purposes of identifying lot types and approved heights for all primary
structures within Vesting Tentative Tract map No. 50666, Lot 1, and Lot Nos. 9
through 13, are designated as Lot Type A. Lot Nos. 2 through 8 are designated Lot
Type C. Lot Nos. 14 through 23 are designated as Lot Type D.
44. For purposes of identifying approved heights for all primary structures within
Vesting Tentative Tract Map No. 50667, Lot Nos. 4 through 8 and 12 through
13 are designated as Lot Type A. Lot Nos. 1 and 3 are designated Lot Type B.
Lot Nos. 14 through 17 and 30 through 36 are designated Lot Type C. Lot Nos.
18 through 21 are designated Lot Type D. Lot Nos. 22 and 23 are designated
Lot Type E. Lot No. 2 is designated Lot Type F. Lot Nos. 9, 11, 24 and 25 are
designated Lot Type G. Lot Nos. 26 through 29 are designated as Lot Type H.
Lot No. 10 is designated as Lot Type I.
45. Building heights for all residential structures are limited as follows:
a. Lot Type A: 16’
b. Lot Type B: 15’
c. Lot Type C: 26’
d. Lot Type D: 16’ from upper pad, and 26’ from lower pad
e. Lot Type E: 21’ from upper pad, and 26’ from lower pad
f. Lot Type F: 15’ from pad of the one-story structure, and 25.3' from the
entry to a subterranean garage provided that the ridge height does not
exceed 15' from the pad of the one-story structure.
g. Lot Type G: 16’ from pad of the one-story structure, and 26' from the entry
to a subterranean garage and exterior basement patio areas, provided that
the ridge height does not exceed 16' from the pad of the one-story structure.
h. Lot Type H: 26’ from pad of the two-story structure, and 36’ from the
exterior grade of the basement patio area, provided that the patio area is
located in the side yard and that the ridge height does not exceed 26' from
the pad of the two- story structure.
i. Lot Type I: 16’ from pad of the one-story structure, and 27' from the entry
to a subterranean garage and exterior basement patio areas, provided that
the ridge height does not exceed 16' from the pad of the one-story structure.
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46. All heights shall be measured pursuant to Section 17.02.040 of the Development
Code (View Preservation and Restoration Ordinance).
47. The height of all accessory structures shall conform to Section 17.48.050(D)
(formally 17.40.050(C)) of the Rancho Palos Verdes Development Code.
48. The subsequent submittal of a Conditional Use Permit Revision to increase the
maximum building heights to exceed those specified in Condition S.3 above shall
be prohibited. 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 Limit Maximum Building Height" for each residential lot, according to
the height limits specified in Condition S.3. All fees associated with recording said
covenants shall be paid by the developer.
SOLAR SYSTEM
49. 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 ridge line of the structure
on which they are placed.
50. All proposed solar installation shall be reviewed by the Director of Community
Development for consistency with the provisions of the Development Code.
LIGHTING
51. Exterior residential lighting shall be limited to the standards of Section 17.56.030
(formally 17.51.030) of the Development Code.
52. A typical residential unit lighting plan shall be submitted to the Director of
Community Development for review and approval PRIOR TO ISSUANCE OF
BUILDING PERMITS, and there shall be no direct off-site illumination from any light
source.
APPLIANCES
53. All units shall be required to install and maintain in proper working order an
electronic garage door opener for each garage door.
54. 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.
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AA. SEWERS
1. 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.
2. If, because of future grading, or for other reasons, it is found that the
requirements of the Plumbing Code cannot be met on certain lots, no building
permit will be issued for the construction of homes on such lots.
3. Sewer easements are tentatively required, subject to review by the Director of
Public Works to determine the final locations and requirements, PRIOR TO
THE RECORDATION OF THE FINAL MAP.
4. PRIOR TO COMMENCEMENT OF CONSTRUCTION OF THE SEWER
SYSTEM in each approved phase of the project, the developer shall obtain
approval of the sewer improvement plans from the County Engineer Sewer
Design and Maintenance Division.
5. PRIOR TO APPROVAL OF THE FINAL MAP, the developer shall submit to
the Director of Community Development a written statement from the County
Sanitation District approving the design of the tract with regard to the existing
trunk line sewer. Said approval shall state all conditions of approval, if any,
and shall state that the County is willing to maintain all connections to said trunk
lines.
BB. STREETS
1. The proposed on-site streets shall be dedicated for public use on the Final Map
and designed to the satisfaction of the Director of Public Works. PRIOR TO
RECORDATION OF THE FINAL MAP, the developer shall submit design
specifications for the on-site streets to the Director of Public Works for
approval, pursuant to the following specifications:
a. Paseo Del Mar (between Palos Verdes Drive South and "B" Street) shall
be a minimum of 55’ in width, measured from flow line to flow line,
including a 10’ wide median. Parkway widths shall be a minimum of 8’
on each side. The total right-of-way width shall be 71’. The Final Map
shall reflect these standards.
b. "A" Street (Paseo Del Mar extension) shall be a minimum of 36’ in width,
measured from flow line to flow line. Parkway widths shall be a minimum
of 3’ on the north side and 7’ on the south side. The total right-of-way
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width shall be 46’. The Final Map shall reflect these standards.
c. "B" Street shall be a minimum of 40’ in width, measured from flow line to
flow line. Parkway widths shall be a minimum of 8’ on each side. The total
right-of way width shall be 56’. The Final Map shall reflect these standards.
d. "E" Street shall be 34’ in width, measured from flow line to flow line. Parkway
widths shall be a minimum of 8’ along the southerly side along Street "E",
and shall be a minimum of 4’ along the northerly side Street "E". The total
right-of-way shall be 46’. The Final Map shall reflect these standards.
e. A public off-street parking area shall be provided on the southerly side of
Palos Verdes Drive South, between Palos Verdes Drive South and "E"
Street, west of Paseo del Mar, as part of the West Vista Park. Said parking
area shall be at the same grade as Palos Verdes Drive South, shall contain
a minimum of 6 parking spaces, and 1 parking space shall be reserved for
handicapped use. The design of the off-street parking area and any time
restrictions shall be submitted for review and approval by the Director of
Public Works. Public parking and access to this area shall be prohibited
after dusk.
f. On-street public parking shall be provided along "A" Street (Paseo Del Mar
extension). Said on-street parking area shall contain a minimum of 90
parking spaces and a minimum of 5 parking spaces shall be reserved for
handicapped use. The design of the on-street parking area shall be
submitted for review and approval by the Director of Public Works.
g. All streets shall have a vertical type curb. The developer may request roll
type curbs, subject to the review and approval of the Director of Public
Works.
h. Handicapped access ramps which conform to all standards and
specifications in Title 24 of the Uniform Building Code shall be provided at
all sidewalks and at all locations where public trails intersect with streets
and/or sidewalks in or adjacent to the subject development.
i. Cul-de-sacs shall be designed to the specifications of the Director of Public
Works.
j. Street and traffic signs shall be placed at all intersections and/or corners as
specified by the Director of Public Works, shall conform to City Standards,
and shall be shown on a signage and striping plan to be attached to the
street plans.
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k. Sidewalks, where required, shall be concrete, a minimum of 4’ wide, and
located adjacent to the curb.
l. All proposed streets shall be designed in substantially the same alignment
as shown on Vesting Tentative Tract Map No. 50666 Amended Map No. 1,
dated as revised on July 31, 1996, and "Ocean Trails Driving Range/Lot
Layout Proposed Amendment Tentative Tract No. 50666, dated February
2, 2005".
2. The developer shall be responsible for the design and construction of the
realignment of Palos Verdes Drive South from Conqueror Drive to La Rotonda
Drive. Plans for the realignment and reconstruction shall be submitted for
review and approval by the Director of Public Works PRIOR TO ISSUANCE
OF GRADING PERMITS OR RECORDATION OF THE FINAL MAP,
WHICHEVER OCCURS FIRST and shall include a minimum 14’ wide median
from Conqueror Drive to Palos Verdes Drive East and a minimum 10’ wide
median from Palos Verdes Drive East to La Rotonda Drive. In addition, the
developer shall be responsible for the design and construction of curb and
gutter and full median improvements adjacent to the Portuguese Bend Club.
The construction and realignment shall also include provisions for the future
signalization of the intersections at Palos Verdes Drive South and Forrestal
Drive and at Palos Verdes Drive South and La Rotonda Drive, including the
installation of all necessary underground facilities and utilities during
construction so that subsequent installation of signals at either intersection can
be accomplished without requiring future road cuts. With the exception of the
improvements between Conqueror Drive and Ocean Trails Drive, construction
on the improvements noted above shall be completed PRIOR TO ISSUANCE
OF BUILDING PERMITS FOR ANY RESIDENTIAL STRUCTURES OR
PRIOR TO THE OPENING OF THE 18- HOLE GOLF COURSE, WHICHEVER
OCCURS FIRST. Landscape improvements shall be completed PRIOR TO
ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY RESIDENTIAL
STRUCTURES OR PRIOR TO THE OPENING OF THE 18-HOLE GOLF
COURSE, WHICHEVER OCCURS FIRST. For the roadway improvements
and related landscaping between Conqueror Drive and Ocean Trails Drive, the
developer shall complete said improvements PRIOR TO THE ISSUANCE OF
ANY PERMITS FOR HABITABLE STRUCTURES WITHIN TRACT NO.
50666.
Additionally, the developer shall be responsible for the design and re-
construction of La Rotonda Drive, from Palos Verdes Drive South to the end of
La Rotonda Drive. PRIOR TO JUNE 1, 2002 OR IN CONJUNCTION WITH
THE CONSTRUCTION OF PHASE 2 OF PALOS VERDES DRIVE SOUTH,
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WHICHEVER OCCURS FIRST, the developer shall be responsible for
obtaining approval of the structural section of La Rotonda and starting re-
construction. The re-construction shall be completed by November 1, 2002.
Further, subject to review and approval by the Director of Public Works, the
developer shall be responsible for resurfacing of portions of La Rotonda Road.
The re-surfacing shall begin by October 1, 2001 and shall be completed by
November 1, 2001.
Nothing in this condition shall preclude the City from requiring the Developer to
contribute to the cost of reconstructing Palos Verdes Drive South (25th Street)
from La Rotonda Drive to the eastern City limits pursuant to Condition E.8 of
this approval, if it is determined that the construction of the Ocean Trails project
by the Developer has damaged this street segment. If the City and the
Developer do not agree as to whether the construction of the Ocean Trails
project by the Developer has damaged this street segment, then they shall
mutually agree upon a third party geotechnical engineer (the "Engineer'') to
make such determination. The Engineer shall determine, as soon as
reasonably feasible after his or her appointment, as to whether, and the extent
to which, the construction of the Ocean Trails project by the Developer is
responsible for having damaged such street segment. The decision of the
Engineer shall be binding and non- appealable. If the Engineer determines that
the construction of the Ocean Trails project by the Developer is partially or fully
responsible for damaging such street segment, then the Developer shall be
responsible for making a financial contribution towards the reconstruction costs
in proportion to the extent of such damage caused by the construction of the
Ocean Trails project by the Developer. Each party shall pay for the costs and
expenses of its engineer, with the parties sharing equally the cost of the
Engineer. Additionally, if it is determined as set forth above that the Developer
is responsible for making a financial contribution towards the reconstruction
costs, the Developer shall receive a credit against that cost, due to the
additional amount being incurred by the Developer to reconstruct La Rotonda
Drive in accordance with this amended condition. The amount of credit shall be
equal to the difference between (1) the cost of resurfacing 25th Street from La
Rotonda Drive to the easterly City limits plus the cost of resurfacing La Rotonda
Drive from Palos Verdes Drive South to the Fire Access Road, and (2) the cost
to reconstruct La Rotonda Drive from Palos Verdes Drive South to the Fire
Access Road.
3. PRIOR TO THE ISSUANCE OF BUILDING PERMITS FOR THE FIRST
RESIDENCE WITHIN TRACT NO. 50666 OR TRACT NO. 50667,
WHICHEVER OCCURS FIRST, the project shall contribute to the installment
of the following street improvements based on a "fair share" of the cost as
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determined by the Director of Public Works, which will be allotted only to new
traffic:
a. Construction of a second westbound left-turn lane at the intersection of
Hawthorne Boulevard and Palos Verdes Drive West.
b. Construction of a second eastbound left-turn lane and a second
southbound right-turn lane at the intersection of Western and 25th
Street, if approved by the City of Los Angeles. The developer shall be
responsible for contacting the appropriate agencies in the City of Los
Angeles and shall provide necessary documentation to the City of
Rancho Palos Verdes Director of Public Works, including a letter of
approval from the City of Los Angeles, for determination of the project's
fair share of the cost for improvements to the above intersection.
4. The developer shall pay traffic impact fees PRIOR TO RECORDATION OF
THE FINAL MAP in an amount determined by the Director of Public Works
upon the completion of all on-site public improvements, including, but not
limited to, streets, drainage, and utility improvements.
5. PRIOR TO RECORDATION OF THE FINAL MAP, OR PRIOR TO ISSUANCE
OF GRADING PERMITS, WHICHEVER OCCURS FIRST, the developer shall
process an application for vacation of the portions of the street right-of- way
along Paseo del Mar which are to be developed for golf course uses, with the
exception of the portion of the undeveloped Paseo del Mar right-of-way
seaward of the Ocean Terraces Condominiums, which shall be retained for
emergency fire access purposes, pursuant to Condition BB.6.
6. PRIOR TO THE ACCEPTANCE OF THE STREET IMPROVEMENTS BY THE
CITY, the developer shall construct an all-weather emergency fire access road
in the undeveloped portion of the Paseo del Mar right-of- way in compliance
with the plan reviewed and approved by the Los Angeles County Fire
Department. The Director of Community Development shall work with the Los
Angeles County Fire Department to determine the final material used for the all-
weather road surface in order to discourage use of this emergency fire access
road by unauthorized users (such as bicyclists, golfers and roller skaters).
7. Any street names and house numbering plans shall be provided to the City by the
developer for approval by Director of Public Works PRIOR TO THE
RECORDATION OF THE FINAL MAP.
CC. TRASH ENCLOSURES
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1. All trash enclosure walls shall be a maximum of 6’ in height and designed to
accommodate recycling bins and shall have solid, self-closing gates and be
integrated into the building design.
DD. UTILITIES
1. All utilities exclusively serving the site and to and on the lots and golf course shall
be provided underground, including cable television, telephone, electrical, gas
and water. All appropriate permits shall be obtained for their installation. Cable
television, if utilized, shall be connected to the nearest trunk line at the developer's
expense.
EE. VESTING TENTATIVE TRACT MAP NOS. 50666 AND 50667
1. If signatures of record or 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 the preliminary title
report guarantee shall remain open until the Final Map is filed with the County
Recorder.
2. The Final Map shall clearly delineate and label the "Coastal Setback Zone" line as
established in the City's Coastal Specific Plan. A note shall be placed on the map
stating that no permanent structures (except for structures associated with public
amenities or unless as allowed by another project condition of approval) shall be
allowed closer than 25’ to the Coastal Setback Zone. This area shall be designated
on the final map as a "Building/Grading Restriction" area. All residential lots shown
on the Final Map shall provide for a minimum buildable area of 3,000ft² of
contiguous area, exclusive of required setbacks and any portions of the lot located
seaward of the Building Grading Restriction Line, or they shall be eliminated from
the Final Map.
3. The City's fee for processing a Final Map shall be paid within 6 months of
approval of the Vesting Tentative Tract Map by the last responsible public
agency.
4. Pursuant to Development Code Section 17.86.070 (formally 17.67.090), this
approval shall expire 24 months from the date that the Coastal Permit
associated with this Vesting Tentative Tract Map is approved by the last
responsible agency, unless the Final Map has been recorded. Three
extensions of up to 1 year each, may be granted by the City Council, if
requested in writing PRIOR TO EXPIRATION.
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5. The developer shall supply the City with one mylar and one print of the
recorded Final Map within 30 days of recordation of Final Map.
6. 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.
7. PRIOR TO RECORDATION OF THE FINAL MAP, pursuant to Section 66442 of
the Government Code, the subdivider shall obtain clearances from all affected
departments and divisions, including a clearance from the Director of Public Works
for the following items: mathematical accuracy, survey analysis, correctness of
certificates and signatures, etc.
8. PRIOR TO THE APPROVAL OF THE FINAL MAP, for Vesting Tentative Tract
No. 50666, the developer shall submit for review and approval by the City
Council, a revision to Conditional Use Permit No. 162 that improves views by
reducing some of the ridge heights within Vesting Tentative Tract No. 50666.
Revision options available to the developer may include, but are not limited to,
lowering pad elevations, lowering the maximum building height, creating two-
story split level pads which may result in increasing lot size and buildable area,
revising setbacks, or other methods.
9. All natural and created slopes greater than 3.1 shall be designated as Restricted
Use Areas with a note on the Final Map.
10. Unless already dedicated to the City, the developer shall dedicate to the City
vehicular access rights to Palos Verdes Drive South and Paseo Del Mar. A
note to this effect shall be placed on the Final Map.
11. PRIOR TO RECORDATION OF THE FINAL MAP, access to Lots 12 and 13
over Forrestal Canyon shall be provided by a pole for each lot, with a minimum
width of 12’ and access shall be via a shared private driveway, with a maximum
width of 22’. A note to this effect shall be placed on the Final Map
12. WITHIN 30 DAYS AFTER FINAL MAP APPROVAL, BEFORE SALE OF ANY
INDIVIDUAL LOT, OR PRIOR TO ISSUANCE OF BUILDING PERMITS,
WHICHEVER OCCURS FIRST, the developer shall submit to the City a
Covenant to Maintain Property to protect views for each golf course lot and
B-78
Resolution No. 2023-__
Exhibit A
Page 63 of 64
driving range lot. All fees associated with recording said covenant shall be
paid by the developer.
SURVEY MONUMENTATI ON
12. Within twenty-four (24) months from the date of recordation of the Final Map, the
developer shall set remaining required survey monuments and center line tie points
and furnish the center line tie notes to the Director of Public Works.
13. All lot corners shall be referenced with permanent survey markers in accordance
with City Municipal Code. The survey markers shall be inspected and accepted by
the City PRIOR TO THE RELEASE OF THE BOND REFERENCED IN
CONDITION M.1.
FF. WATER
1. The developer shall fund an alternative water source study in an amount not
to exceed $50,000. The purpose of the study shall be to investigate the
feasibility of developing various alternative water sources for support of the golf
course and related facilities including such alternatives as desalinization, reverse
osmosis and other similar technologies, water reclamation, use of de-watering
wells, etc. However, upon written request, the City Council may waive or delay the
requirement to prepare said study.
2. If there are drought conditions at the time the golf course is developed, or if for
any other reason the availability of water is scarce, the developer or its successor
in interest shall contribute its proportionate share of the cost of developing new
water sources for the City, including off-site development, identified in the study
required in Condition FF.1. The City or other responsible agency shall determine
the amount of the proportionate share by conducting the necessary studies.
However, upon written request, the City Council may waive or delay the payment
of the contribution, contingent on a determination by the City Council that an
alternative water source study is necessary pursuant to Condition FF.1.
3. There shall be filed with the Director of Public Works a statement from the
purveyor indicating that the proposed water mains and any other required
facilities will be operated by the purveyor, and that, under normal operating
conditions, the system will meet the needs of the development and developed
tracts. Said statement shall be dated no more than six months PRIOR TO
ISSUANCE OF BUILDING PERMITS FOR THE CLUBHOUSE. Should the
developer receive a qualified "will serve" statement from the purveyor, the City
shall retain the right to require the developer to use an alternative water source,
subject to the review and approval of the City, or the City shall determine that the
B-79
Resolution No. 2023-__
Exhibit A
Page 64 of 64
conditions of the project approval have not been satisfied. Said statement shall be
required PRIOR TO RECORDATION OF THE FINAL MAP.
4. At the time the final subdivision improvement plans are submitted for checking,
plans and specifications for the water system facilities shall be submitted to the
Director of Public Works for checking and approval and shall comply with the
Director of Public Works' standards. Approval for filing of the Final Map is
contingent upon approval of the plans and specifications mentioned above.
5. All lots, golf course, and related facilities shall be served by adequately sized water
system facilities which shall include fire hydrants of the size and type and location
as determined by the Los Angeles County Fire Department. The water mains shall
be of sufficient size to accommodate the total domestic and fire flows required for
the land division. Domestic flow requirements shall be determined by the Director
of Public Works. Fire flow requirements shall be determined by the Los Angeles
County Fire Department and evidence of approval by the Los Angeles County Fire
Department is required PRIOR TO RECORDATION OF THE FINAL MAP,
ISSUANCE OF BUILDING PERMITS FOR THE CLUBHOUSE, MAINTENANCE
FACILITY OR AFFORDABLE HOUSING COMPLEX, WHICHEVER OCCURS
FIRST. The developer shall be responsible for installation of any fire hydrants or
other improvements required by the Los Angeles County Fire Department at the
time the public streets are constructed.
6. Framing of structures shall not begin until after the Los Angeles County Fire
Department has determined that there is adequate firefightin g water and access
available to the said structures pursuant to Condition FF.5.
B-80
C-1
C-2
C-3
C-4
C-5
C-6
C-7
C-8
C-9
C-10
Octavio Silva, Interim Director of Community Development
City of Rancho Palos Verdes
30940 Hawthorne Blvd.
Rancho Palos Verdes, California 90275
Re: 31925 Emerald View Drive
Dear Mr. Silva:
I live next door to the property at issue in this application, and I am strongly opposed to the
application.
Like many of my neighbors (and others throughout the City), I bought my property primarily for
its view. When I purchased this home, it had a magnificent approximately 240-degree view. At
the time of purchase, I understood that nothing could be legally built to obstruct that view.1
What I did not anticipate was that my neighbor would illegally construct a substantial obstruction
to my view.
1 The house next door is situated further to the front of the lot, so it does not impede the view at all.
C-11
As you can see from the photo above, the applicant’s unpermitted improvements sit squarely in
my ocean view to the north.2
It is my understanding that this improvement violates the CC&Rs that govern our properties, as
well as City ordinances regarding construction. Worse, the improper grading has the effect of
increasing the length of their property and making the view impairment even more problematic.
I am aware of people whose philosophy is that they would rather ask forgiveness than permission,
believing that once something is already done, there is a general reluctance to cause it to be
“undone”. I sincerely hope that the City will not resign itself to this kind of thinking and allow
this illegal construction to remain.
Sincerely,
Patrik Eriksson
2 Some additional photos with a closer view are attached to further illustrate the issue.
C-12
From:Richard Warren Properties
To:Octavio Silva; Patrik Eriksson; Debbie Schneider
Subject:Fwd:
Date:Wednesday, September 6, 2023 11:02:13 AM
Attachments:IMG_3031.jpg
IMG_3050.jpg
IMG_3070.jpg
IMG_3071.jpg
IMG_3072.jpg
IMG_3081.JPG
IMG_0023.jpg
IMG_0024.jpg
IMG_0025.jpg
IMG_0025.jpg
IMG_0024.jpg
IMG_3071.jpg
IMG_3081.JPG
IMG_3072.jpg
IMG_3031.jpg
IMG_3050.jpg
IMG_3070.jpg
IMG_0023.jpg
EXTERNAL EMAIL: Do not click links or open any attachments unless you recognize the sender and know the
content is safe!!!.
Hi Octavio,
Please see the attached photos of the neighbors new landscaping-without a plan as far as we
know. In particular-the whole side of the hill-photo #2 has been totally dismantled, a serious
offense in California when it's a coastal zone.
Thank You,
---------- Forwarded message ---------
From: Patrik Eriksson <champsbox@gmail.com>
Date: Wed, Sep 6, 2023 at 10:39 AM
Subject: Fwd:
To: Debbie Schneider <debbie.schneider@balimgmt.com>
Cc: Richard Warren <richard.ca.warren@gmail.com>
Begin forwarded message:
From: Patrik Eriksson <patrik@futurolausa.com>
Date: September 6, 2023 at 10:35:05 AM PDT
To: Patrik Eriksson <Patrik@futurolausa.com>
C-13
Patrik Eriksson
--
Palm Realty Boutique
Richard@WarrenPacific.com
310.902.0084
www.richardwarren.prbhomes.com
DRE 01518362
C-14
C-15
C-16
C-17
C-18
C-19
C-20
C-21
C-22
C-23
C-24
C-25
From:Alexia Frings
To:Octavio Silva
Cc:Hubert Frings; Lian Boyd; Hanson Boyd
Subject:CUP Revision Application for Lian Boyd at 31925 Emerald View Drive
Date:Thursday, September 21, 2023 11:54:35 AM
Attachments:IMG_2617.jpeg
IMG_7088.jpeg
IMG_5373.jpeg
EXTERNAL EMAIL: Do not click links or open any attachments unless you recognize the sender and know the
content is safe!!!.
To Octavio Silva, Interim Director of Community Development:
My dad and stepmother have been married for a long time & share 4 children between them.
The 4 of us were the bridesmaids and groomsmen in their wedding 12 years ago and have
witnessed their love and happy life together. Their togetherness has created a big, loving
family dynamic for us & now us children have expanded the family by getting married and
having our own children. There are now 7 grandchildren in the family and we all love visiting
their home. They worked hard to create a home where we can come together as a family &
they built this home with their grandchildren in mind. They built a sun shade pergola for us for
summertimes so that our kids can be protected & they built a guardrail so that our kids are safe
and don’t fall down the hill. The past two years we have spent birthdays, holidays, and other
family gatherings there. We enjoy sitting in the backyard, watching the kids play, barbecuing,
and swimming in the pool. This family togetherness and joy is something we want to continue
for many years to come. We ask that city officials support our parents in their backyard
improvements, which give our family enjoyment and gives us security for our kids.
I’d like to ask if I can please represent my family by speaking in support of my parents at the
public hearing for 31925 Emerald View Drive taking place on November 7th?
I appreciate your time and consideration.
Sincerely,
Alexia Kovacs
& family- Lian Boyd, Hubert Frings, Oliver Frings, Emily Frings, Hanson Boyd, Joyce Boyd,
Zoltan Kovacs & Stephanie Frings
D-1
From:Lian Boyd
To:Octavio Silva; Hubert Frings; Hanson Boyd; Lian Boyd
Subject:CUP revision, Nov 7, council meeting, Rebuttal, 6 support signatures
Date:Friday, September 29, 2023 2:48:05 PM
Attachments:Rebuttal.pptx
Hikers and Golfers Support Signatures - September 2023.pdf
EXTERNAL EMAIL: Do not click links or open any attachments unless you recognize the sender and know the
content is safe!!!.
Hi Octavio
1) We report to you Patrick aggressively harassed our neighbor who approves of our backyard improvements and
wrote in support of the CUP revision.
Two days ago, Joe came to our area to check on his own house which is under construction next door at Lot 36.
Patrick ran at him and forcefully asked why Joe sent that letter and angrily demanded that he take it back. Joe told
him I like what they did in their backyard, I think it is nice. I will not take back what I said, but I will let the city
decide. Joe felt very uncomfortable with this aggression.
2) I am attaching my Rebuttal 3-slide powerpoint presentation I plan to use on Nov 7, at the City Council public
hearing.
Now we have:
- Lian/Hubert speak for 10 minutes
- Hanson speaks 3 minutes for technical stuff.
- Hubert speak 3 minutes our experience of interactions with Patrick
- Alexia speak 3 minutes on behalf of our family of 8
- Lian rebuttal 3 minutes (attached to this email)
3) Attached a scanned copy of
6 supporters from the neighborhood who signed to support our backyard improvement
Sincerely,
Lian and Hubert
PS: Remember we're leaving next week, on the 4th. If you have any questions, please send them to us before that.
Thanks
D-2
D-3
D-4
View impairment Case # B138366, 01 C.D.O.S.696 Picture below is taken after correction, Houses are facing Catalina Ocean view
Above picture Lot 33 back yard facing Catalina ocean view,
the Red line is boundary line between Lot 33, and Lot 34
View impairment Rebuttal By Lian
The house on top row cant see ocean view , because trees by bottom
row house, the bottom house cant see ocean view either D-5
View Impairment?
or Privacy Infringement ?
Bluff
D-6
On the left: Landscaping Plan
before Trump Grading was done,
by Doug Mottram
One the right: Final landscaping
after Trump Grading. By Mulligan
The pergola on the left is 1.5 to
2.5’ narrower than the pergola on
the right. it was not “built on the 1
to 2 slope”
D-7
From:Lian Boyd
To:Octavio Silva; Hubert Frings; Hanson Boyd; Michael Gina Mullen Seller; Mike Coyle Seller Construction Lead; Lian
Boyd
Subject:Video: President Trump supports our pergola and our backyard improvements
Date:Sunday, October 1, 2023 10:05:05 PM
Attachments:09.29.23 Trump visit Video .mp4
EXTERNAL EMAIL: Do not click links or open any attachments unless you recognize the sender and know the
content is safe!!!.
Dear Octavio
On Sat. Sept 29, 2023 around 12:30pm, we noticed as many as a hundred sheriff deputies around our neighborhood
and the golf course.
As it turns out, President Trump had a surprise visit to the Trump national golf club.
When he got to the 4th green near our property, he got off his golf cart and waved at us and said hi.
He complimented whoever designed and built our house and said "I LOVE IT!"
Then he passed the 4th green and checked the place where the old fountain had been eliminated by Mulligan grading
before driving on the bridge toward the 5th tee.
There, he was particularly interested in our pergola, which he called a "Trellis."
As he got out of his cart, before playing, he shouted our trellis is beautiful! He asked me
"Did you build it (trellis) yourself?" I told him "Yes"
He complimented me by saying "it is beautiful! it is really something."
He wanted me to be happy! To make sure I understood, he used a lot of hand gestures, waving at me, and giving me
a thumbs up,, a fist pump and an okay sign .
After hitting his tee shot, he turned to me again and said I could release this video.
The footage is too long. I cut out the non-relevant parts and am sending it to you.
Is it OK to present it at the City council Public Hearing on Nov 7, 2023?
Could you please review it and allow me to present this as another
support for our backyard improvement?
Thanks a lot!
As always,
Lian Hubert and family
D-8
D-1
EXH-1
EXHIBIT PLAN-EXH2FILE:
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TITLE SHEET NOTES 5
GRADING NOTES
CITY OF RANCHO PALOS VERDES
1.ALL WORK SHALL BE IN ACCORDANCE WITH THE EXCAVATION AND GRADING CODE OF CITY OF PALOS VERDES
AND ANY SPECIAL REQUIREMENTS OF THE PERMIT. ANY VIOLATION WILL RESULT IN STOPPING OF ALL WORK
UNTIL THE VIOLATION IS CORRECTED.
2. NO WORK WHATSOEVER SHALL BE STARTED WITHOUT FIRST NOTIFYING THE GRADING INSPECTOR OR SOILS
ENGINEER.
3. ALL CUT/FILL SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
4. FILL SLOPE SHALL NOT BE STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL AND SHALL NOT HAVE LESS THAN 90%
COMPACTION AT THE FINISHED SURFACE, UNLESS SUPPORTED BY A SOIL STUDY PERFORMED BY A SOILS
ENGINEER.
5. FILL SHALL BE COMPACTED THROUGHOUT TO 90%DENSITY AS DETERMINED BY THE MODIFIED BY ASTM: D-1557-78,
AND CERTIFIED BY SOILS ENGINEER.
6. CUT AND FILL SLOPES SHALL BE PLANTED WITH AN APPROVED GROUND COVER FOR EROSION CONTROL.
7. PLANTED SLOPE SHALL BE WATERED AND MAINTAINED.
8. FILL ARES SHALL BE CLEANED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND INSPECTED BY GRADING
INSPECTOR OR SOILS ENGINEER AND APPROVED SOIL TESTING AGENCY PRIOR TO PLACING FILL.
9. PRIOR TO PLACING FILLS, THE BASINS LEFT BY PULLING TREES SHALL BE INSPECTED AND APPROVED BY THE THE
GRADING INSPECTOR OR SOILS ENGINEER.
10. AS FILLS ARE PLACED, SLOPE BENCHING SHALL BE PROVIDED IF NATURAL GRADE US OVER 5 HORIZONTAL TO 1
VERTICAL, BENCHING SHALL BE MINIMUM WIDTH PER SOILS ENGINEER REPORT.
11. ALL EXISTING FILLS SHALL BE APPROVED BY THE GRADING INSPECTOR OR SOILS ENGINEER OR REMOVED ANY
ADDITIONAL FILLS ARE ADDED.
12. THE EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED, OR CRUSHED IN PLACE AND BACKFILLED,
AND APPROVED BY THE GRADING INSPECTOR OR SOILS ENGINEER.
13. APPROVED EROSION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED DURING THE WHOLE YEAR AND
SHALL BE IN PLACE AT THE END OF EACH DAY'S WORK.
14. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE FROM BEGINNING TO COMPLETION OF GRADING
OPERATIONS PER CITY OF RANCHO PALOS VERDES REGULATION ON CONSTRUCITON SANITATION FACILITY.
15. THE LOCATION AND PROTECTION OF ALL UTILITIES IS THE RESPONSIBILITY OF THE PERMITTEE.
16. THE PERMITTEE SHALL NOTIFY THE ENGINEER AND BUILDING SERVICES WHEN THE GRADING OPERATION IS
READY FOR ROUGH GRADING INSPECTION. WHEN ALL THE WORK INCLUDING INSTALLATION OF ALL DRAINAGE
STRUCTURES AND PROTECTIVE DEVICES HAS BEEN COMPLETED AND REQUIRED REPORTS HAVE BEEN
SUBMITTED.
17. GRADING INSPECTION DURING INSTALLATION IS REQUIRED FOR ALL DRAIN DEVICES. FILL TERRACE BENCHES AND
FILL SLOPES MUST BE APPROVED BY THE SOILS ENGINEER AND DESIGN ENGINEER PRIOR TO TERRACE PAVING.
18. DRAINAGE PIPE THAT WILL UNDERLAY STRUCTURES MUST BE REINFORCED CONCRETE OR CAST IRON AND THE
STRUCTURE FOUNDATIONS MUST BE ENGINEERED BY A FOUNDATION ENGINEER. THE DESIGN ENGINEER SHALL BE
RESPONSIBLE FOR DEPUTY INSPECTION DURING CONSTRUCTION OF THE PIPE AND WILL CERTIFY TO THE
STABILITY AND THAT THE WORK WAS DONE TO HIS SATISFACTION.
19. SUBMISSION OF PROFESSIONAL OPINION THAT THE SUBSOILS HAVE SUFFICIENT STABILITY TO HOLD THE
ADDITIONAL WEIGHT OF THE PROPOSED FILLS WITHOUT SETTLEMENT THAT WILL CAUSE DAMAGE TO PROPOSED
IMPROVEMENT MUST BE SUBMITTED TO THE BUILDING OFFICIALS PRIOR TO PLACMENT OF FILL.
20. ALL TRENCH BACKFILLS IN SLOPE OR LEVEL AREAS OF PRIVATE PROPERTY SHALL BE TESTED AND CERTIFIED BY
THE SITE SOIL TESTING FIRM. THE SOIL CERTIFICATION SHALL INCLUDE THE STABILITY OF THE BACKFILL AND THE
COMPACTION IS 90% OF THE MAXIMUM DRY DENSITY USING THE ASTM: D-1557-78.
21. ALL TRENCH BACKFILLS IN PUBLIC PROPERTY WHERE PRIVATE PROPERTY STRUCTURES OR SLOPES BEAR ON
THEM FOR SUPPORT SHALL BE CERTIFIED BY THE SITE SOIL TESTING FIRM.
22. THE ENGINEERING GEOLOGIST SHALL MAINTAIN PERIODIC INSPECTIONS AND SUBMIT A COMPLETE REPORT AND
MAP UPON COMPLETION OF THE ROUGH GRADING.
23. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST
TO DETERMINE IF ANY SLOPE STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL
HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND NECESSARY
TREATMENT TO THE BUILDING OFFICIAL FOR APPROVAL.
24. WHERE SUPPORTOF BUTTRESSING OR CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE
ENGINEERING GEOLOGIST AND SOILS ENGINEER. THE SOILS WILL SUBMIT DESIGN, LOCATION AND CALCULATIONS
TO THE BUILDING OFFICIALS PRIOR TO CONSTRUCTION. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER WILL
INSPECT AND CONTROL THE CONSTRUCTION OF THE BUTTRESSING AND CERTIFY TO THE STABILITY OF THE
SLOPE AND ADJACENT STRUCTURE UPON COMPLETION.
25. THE DESIGN ENGINEER SHALL EXERCISE SUFFICIENT SUPERVISORY CONTROL DURING GRADING CONSTRUCTION
TO INSURE COMPLIANCE WITH THE APPROVED PLANS.
26. GRADING PERMIT IS REQUIRED WHEN GRADING/EXCAVAION INVOLVES A CUT OR FILL DEPTH OF 3'-0" OR MORE
AND/OR 200 CUBIC YARDS. SUBMIT GRADING PLANS AND SOILS REPORT TOT HE BUILDING DIVISION FOR REVIEW
AND APPROVAL. DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY APPROVED MEANS OF
EXCAVATION. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (USA-1-800-422-4133) PRIOR TO
ANY EXCAVATION.
27. A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS 5'-0" IN HEIGHT OR OVER. ENGINEERED
SHORING PLANS AND CALCULATION MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL.
PER SECTION 3301.2 OF THE UBC, THE HOLDER OF OF A SHORING PEMRIT SHALL NOTIFY IN WRITING ALL THE
OWNERS OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE EXCAVATIONS IS COMMENCE. AN OSHA
PERMIT IS ALSO REQUIRED, A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DIVISION. SHORING
CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION.
28. ALL THE GRADING INSPECTION SHALL BE MADE BY THE CONSULTING GEOLOGIST AND GEOTECHNICAL ENGINEER.
29. AN AS-GRADED SOILS AND GEOLOGY REPORT MUST BE SUBMITTED AND APPROVED PRIOR TO BUILIDING PERMIT
ISSUANCE.
30. FOUNDATION AND/OR RETAINING WALL EXCAVATIONS MUST BE INSPECTED AND APPROVED BY THE CONSULTING
GEOLOGIST AND GEOTECHNICAL ENGINEER PRIOR TO PLACING OF STEEL AND CONCRETE.
31. CERTIFICATION OF THE GRADING TO BE APPROVED ON CITY FORM.
32. FINAL AS-GRADED REPORT SHALL INCLUDE THE FOLLOWING:
a. FILL COMPACTION AND SHEAR TEST DATA.
b. LOCATION OF COMPACTION AND SHEAR TEST DATA PLOTTED ON A COPY OF THE GRADING PLAN.
c. AMOUNT OF NATURAL AND EXISTING FILL REMOVAL IF UNSATISFACTORY MATERIALS HAVE BEEN
ENCOUNTERED.
d. VERIFICATION BY THE GEOTECHNICAL ENGINEER THE FILL MATERIALS SHEAR VALUES MET OR EXCEEDED
DESIGN VALUES UTILIZED IN THE GEOTECHNICAL REPORT.
e. ITEM REQUIRED AS PART OF THE CONDITIONS OF GRADING PLAN APPROVAL.
f. ANY CHANGED SUBSURFACE CONDITIONS REQUIRE DESIGN CHANGES.
g. ANALYSES DEMONSTRATING THAT, BASED ON ANY CHANGED DESIGN, THE SITE WILL BE SAFE FOR INTENDED
USE AND WILL BE IN CONFORMANCE WITH STATE AND COUNTY CODES.
h. SECTION "325" STATEMENT: THE FINAL AS-GRADED REPORT MUST CONTAIN ALL THE ABOVE DATA AND
AS-GRADED PLAN SHOWING ORIGINAL AND FINAL TOPOGRAPHIC CONTOUR LINES, THIS REPORT MUST ALSO BE
COORDINATED WITH THE GEOLOGY FINAL REPORT AND WILL BE KEPT AS PERMANENT RECORD.
1. ALL RIGHT OF WAY CORRECTIONS AND CONSTRUCTION REQUIRED PER PLANNING COMMISSION SHALL BE
IMPLEMENTED.
2. ALL RIGHT OF WAY CONSTRUCTION SHALL CONFORM TO THE CONDITIONS SET IN THE CITY'S GENERAL
PROVISIONS AND STANDARD FOR PUBLIC WORKS PERMITS, ALSO REFERRED TO AS THE CITY STANDARDS, FOUND
ON SHEET 3 OF THOSE PLANS.
SPECIAL NOTES
1. A PRE-GRADING MEETING SHALL BE HELD PRIOR TO COMMENCEMENT OF GRADING. THIS MEETING SHALL BE
ATTENDED BY THE GRADING CONTRACTOR, CO=ITY INSPECTOR AND THE GENERAL CONTRATOR'S
REPRESENTATIVE AND SHALL BE HELD AT THE SITE.
2. SOILS AND GEOLOGY REPORT ARE ATTACHED HEREON AND ARE MADE PART OF THIS GRADING PLAN.
NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES)_ REQUIREMENT
1. OWNER SHALL KEEP THE CONSTRUCTION AREA SUFFICIENTLY DAMPENED TO CONTROL DUST CAUSED BY
GRADING AND CONSTRUCITION. OWNER SHALL SHALL AT ALL TIMES, PROVIDE REASONABLE CONTROL OF DUST
CAUSED BY WIND.
2. THE EXPORT AND IMPORT MATERIAL IN EACH TRUCKLOAD SHALL BE KEPT LOW ENOUGH TO PREVENT SPILLAGE
AND SHALL BE SUFFICIENTLY WET DOWN TO PREVENT DUST.
BOYD RESIDENCE: REAR YARD EXHIBIT
BENCHMARK INFORMATION4
OWNER/PROJECT LOCATION:
LIAN BOYD
31925 EMERALD VIEW DRIVE
RANCHO PALOS VERDES, CA 90275
LEGAL DESCRIPTION:
A.I.N.: 7564-030-011
LOT 34 OF TRACT NO. 50667
M.B.: 1241/71-82
2 1VICINITY MAP PROJECT DATA
CIVIL ENGINEER:
PALOS VERDES ENGINEERING CORP.
550 DEEP VALLEY ROAD, SUITE 273
ROLLING HILLS ESTATES, CA 90274
SURVEYOR:
TIMOTHY KOH
9853 MAPLE STREET
BELLFLOWER, CA 90706
ASSUMED BENCHMARK:
FOUND S&W ON CENTERLINE OF EMERALD VIEW DRIVE
ELEV.: 357.79 FEET
AS-BUILT GRADING EXHIBIT
EXH-1 TITLE SHEET
SHEET DESCRIPTION
SHEET INDEX
EXH-2
3
STAMP
DATE: 06/23/2023
SHEET
JOB#: 01-23-0225
DRAWN: HFL
FILE:
ENGINEER: RAM
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area of fill of 10 c.y. to
cover the existing fountain
feature per separate permit
STAMP
DATE: 06/23/2023
SHEET
JOB#: 01-23-0225
DRAWN: HFL
FILE:
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a a
PROPERTY LINE P/L
ABBREVIATIONS
CENTERLINE C/L
TOP OF CURB TC
FLOW LINE FL
INVERT INV
FINISHED SURFACE FS
FINISHED GRADE FG
FINISHED FLOOR FF
GARAGE FINISHED FLOOR GFF
TOP OF GRATE TG
DOWNSPOUT DS
DRIVEWAY DRWY
CONCRETE CONC
SIDEWALK SDWK
RIDGE R
GRADE BREAK GB
EXISTING EX
OVER-HEAD WIRE OHW
MAXIMUM MAX
TYPICAL TYP
RADIAL (R)
BOTTOM BTM
ELEVATION ELEV
MINIMUM MIN
AS-BUILT GRADING QUANTITIES
QUANTITY
(CY)
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MAX. DEPTH
(FT)
REAR AND SIDE
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0 0 395 5.0'
AS
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EXHIBIT PLAN-C2
EXH2
PRE-DEVELOPMENT CONTOUR-MINOR
LEGEND
PRE-DEVELOPMENT CONTOUR-MAJOR
AS-BUILT CONTOUR - MAJOR
PRE-DEVELOPMENT SPOT ELEVATIONS
AS-BUILT SPOT ELEVATIONS
AREA OF AS-BUILT FILL
APPROVED POOL SITE PLAN CONTOUR-MAJOR
APPROVED POOL SITE PLAN CONTOUR-MINOR
AS-BUILT CONTOUR - MINOR
B
B
APPROVED POOL PLAN SPOT ELEVATIONS
LINEWORK, CONTOURS AND SPOT ELEVATIONS SHOWN IN ORANGE
HEREON REPRESENT THE APPROVED POOL SITE PLAN IMPROVEMENTS
PER PLSR2018-0321 APPROVAL DATE 6/8/2021
LINEWORK, CONTOURS, SLOPE PERCENTAGES AND SPOT ELEVATIONS
SHOWN IN BLUE HEREON REPRESENT THE AS-BUILT TOPOGRAPHIC
SURVEY DATED 5/16/23
NOTES
D-3
340
350
360
340
350
360
330330
370370
340
350
360
340
350
360
330330
370370
STAMP
DATE: 06/23/2023
SHEET
JOB#: 01-23-0225
DRAWN: HFL
FILE:
ENGINEER: RAM
REVISIONS
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C
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:
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E
S
,
C
A
9
0
2
7
5
EXH3
SE
C
T
I
O
N
S
2
EXHIBIT PLAN-C3
1SECTION A-A
SCALE:
HORIZ.: 1"=8'
VERTICAL: 1"=8'
SCALE:
HORIZ.: 1"=8'
VERTICAL: 1"=8'
SECTION B-B
D-4
D-5