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HomeMy WebLinkAboutPC Res 1517 - 1988-09-21 -' " ~ . , ! RESOLUTION No. 1517 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH RECOMMENDING APPROVAL OF VESTING TENTATIVE TRACT MAP 13198 LOCATED IN THE HELLMAN SPECIFIC PLAN AREA The Planning Commission of the City of Seal Beach does hereby resolve: WHEREAS, an application has been filed by Mola Development Corporation, Huntington Beach, CA for Vesting Tentative Tract Map No. 13198, requesting approval for a 133 lot subdivision on 149 gross acres to build 113 single family homes and 660 condominiums: and WHEREAS, the property is described as a portion of the Hellman Specific Plan area and is located north of Marina Hill, West of Seal Beach Boulevard, east of the Haynes cooling channel, and northeast of Pacific Coast Highway: and, WHEREAS, the applicant is proposing to subdivide the property in order to construct roads, a public golf course, wetlands, restoration, 113 single family homes on individual lots, and 660 condominiums on 19 lots, including private recreational facilities. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Seal Beach does hereby make the following findings on Vestin~\, Tentative Tract Map 13198: 1. That the proposed Map is consistent with applicable General and Specific Plans in that the Map would allow the construction of 113 single family homes and 600 condominiums with a gross density of 4.8 dulac, which is consistent with the General Plan designations. 2. That the site is physically suitable for the type of development. 3. That the site is physically suitable for the proposed density of development. 4. That the design of the subdivision is not likely to cause substantial environmental damage because all mitigation measures contained in the Environmental Impact Report (EIR) done for this project have been incorporated as conditions and will be implemented. 5. That the design of the subdivision is not likely to cause serious pUblic health problems because all necessary utilities and services are available to serve the project. 6. The design of the subdivision will not conflict with easements acquired by the pUblic at large for access through, or use of, property within the proposed subdivision because all easements will be adequately preserved, maintained and/or abandoned with new easements created. 7. That discharge of water from the subdivision into the existing community sewer system will not violate existing requirements prescribed by the local regional water quality control bo~rd. 8. That the project attempts tq address the wetlands issues of the site, and'final approval of this wetlands configuration will be., r.equired by the Department of Fish and Game, and the u.S. Corps of Engineers. . e Page 2 - Resolution No. 1517 - Seal Beach Planning Commission 9. That the subdivision map addresses the Gum Grove area, and as much as is possible, seeks to preserve the grove and ensure that new plantings will occur that do not reduce the current number of trees. 10. That the Vesting Map is subject to Federal and State laws, and the Map could be affected if it conflicts with the provisions or enforcement of these regulations and conditions that have been placed on this Map reflecting these regulations. 11. Pursuant to section 15168 of the CEQA Guidelines, a program EIR (87-1) has been prepared by the City of Seal Beach and certified, and this subdivision is within the scope of the certified program EIR, which adequately describes the general environmental setting of the project, its significant environmental impacts, and the alternatives and mitigation measures related to each significant environmental effect, and that no additional environmental documentation is needed. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Seal Beach does hereby recommend to the City Council approval of Vesting Tentative Tract Map 13198, subject to the attached conditions shown as Exhibit "A". PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting held on the ~I ~ day of ~r+p-"",,,--be.-c- , 1988, by the following vote: AYES: Commissioners ~nnPJ R.uUnJ~e, Sa.t~"'fJ C\~.Il,,"j NOES: Commissioners ABSTAIN: Commissioners ABSENT: Commissioners e e INDEX TO CONDITIONS Pages 1 - 5 Prior to Grading Permit Pages 6 - 10 Prior to Final Map Approval Pages 11 - 13 Prior to Building Permit Issuance Pages 14 - 15 Prior to certificate of Occupancy Pages 16 - 23 General Conditions e e (Resolution No. 1517) PRIOR TO GRADING PERMIT 1. Preparation and submittal of a rough and precise Grading plan shall be required, subject to the review and approval of the Department of Development Services. The following information shall be delineated: Methods of drainage in accordance with all applicable City standards. All recommendations submitted by geotechnical or soil engineer and specifically approved by them. Compliance with conceptual grading shown on Tentative Tract Map. A drainage plan and necessary support documents such as hydraulics and hydrology calculations. All flood hazard areas of record. A note shall be placed on the Grading Plan requiring Department of Development Services approval of grading prior to final clearance for foundations of model homes. The Department will inspect the site for accuracy of elevations, slope gradients, etc. and may require certification of any grading related matter. Note on plans that a qualified paleontologist/ archeologist, as appropriate shall be present during rough grading operations. If resources are found, work shall stop in the affected area. All "finds" shall be reported immediately to the Department of Development Services. The paleontologist/archeologist shall attend the pre-grade construction meeting to ensure that this condition and necessary procedures in the event of a "find" are explained. 2. A certified archaeologist shall be retained by the project proponent to perform a subsurface test level investigation and surface collection as appropriate. The report shall evaluate the site and include discussion of significance (depth, nature, condition and extent of the resources), final mitigation recommendations, and cost estimates. Prior to issuance of a rough grading permit, and based on the report recommendations and City pOlicy, final mitigation shall be carried out. possible determinations include, but are not limited to, preservation, salvage, partial salvage or a finding that no mitigation is necessary. e e .. Page 2 Prior To Grading Permit Resolution 1517 3. The developer shall undertake a preconstruct ion trapping and removal program to reduce the population of rodents and small mammals on the site, including the red fox. Trapping shall be done humanely, with release of the red fox in an environmentally compatible area. 4. Note in the grading plans that the project shall comply with the California Division of oil and Gas procedures for proper abandonment of on-site oil wells and for on-site inspection of all oil wells on the site. The project proponent shall notify the California Division of oil and Gas regarding the alteration, modification or abandonment or current or abandoned wells on site. 5. A detailed soils engineering report shall be submitted to and approved by the City Engineer and Building Official conforming to the requirements of the Uniform Building Code, and all other applicable state and local regulations. The soil investigation report shall thoroughly evaluate soil issues related to the site, including, but not limited to: liquefaction, settlement, ground lurching and potential hazardous substances. 6. Prior to grading permit issuance, the subdivider shall provide an updated geotechnical report, verifying the location of the fault "Restricted Use Area" as shown on the subject map. The grading plan shall delineate areas of low, moderate and moderate- to-high liquefaction activity. The geotechnical report shall be prepared by .a geologist registered in the state of California. The city of Seal Beach shall retain a geologist registered in the State of California to review the subject report, at the expense of the subdivider. Upon approval of the subject report, it shall be filed within 30 days to the State Geologist. The preparation review and filing of the Report shall follow the requirements of the Alquist-priolo special Studies Zones Act of 1972. 7. Prior to grading permit issuance, the applicant shall obtain an agreement from the California Department of Fish and Game and a permi t from the U. S . Army Corps of Engineers regarding the wetlands issue. The Tentative Tract Map will have to be amended if it is not in substantial compliance with the wetlands location and size as shown. The jurisdiction, maintenance and control of the wetlands shall be determined and implemented prior to grading permit issuance. The grading plan shall reflect the restoration plan as approved through the review of these agencies. 8. A sedimentation and temporary erosion control plan for all construction work related to the subject tract shall be prepared and approved by the Department of Development Services. o e e Page 3 Prior to Grading Permit Resolution 1517 9. The three areas on the site that currently contain surface hydrocarbons shall be cleaned up under the supervision of the state Health Department. The project proponent shall study the extent of ground water contamination, if any, on the project site. If necessary, a mitigation program should be implemented to restore and maintain water quality standards in the on-site ground water basin. 10. All existing and former sumps shall be investigated to determine if the sumps contain hazardous waste. All existing and former storage tanks and underground pipelines shall be inspected to ensure that no leaks have occurred. 11. A hazard footprint analysis shall be required to identify areas of low risk for placement of residential units, and shall be required prior to grading permit issuance. 12. The project proponent shall conduct a late fall survey and an early winter survey prior to issuance of rough grading of the Monarch's use of the site to determine if the Monarch's use of the site is a temporary or permanent winter roost. 13. The project proponent shall develop a plan with SCE regarding the relocation of electricity lines and towers that are currently on the project site. 14. The project proponent shall consult with Southern California Gas regarding the relocation of gas mains that are currently on the project site. 15. Final oil distribution relocation plan shall be prepared and submi tted to the city Engineer for approval prior to grading permit issuance. 16. During grading watering, paving palliative measures District Rule 403. fugitive dust shall be controlled by regular of construction roads and/or other dust to meet South Coast Air Quality Management 17. Submi ttal of a phasing/security/traffic routing plan is required. Such plan shall include: Route for cut and fill transportation trucks. Construction fencing to isolate/secure construction site and separate the construction phases. Access (entry, exit). . - Page 4 Prior To Grading Permit Resolution 1517 Location of office trailer. Location of model homes (include trap fence and parking lot area). Location of recreation area (to be included with first phase). Plans for hydroseeding and irrigating portion of site which will be vacant over a six month period. Phasing plan shall be reviewed and approved by all City departments. 18. The subdivider shall submit detailed drawings for review and approval of the proposed water system on the project site to the Seal Beach Public Works Department prior to grading permit. 19. The developer shall fund a master plan water study by a consultant chosen by the City to ensure that adequate water capacity exists to service the development. The developer shall be responsible for the construction of water system improvements that may result and are directly related to a shortfall created by this project. These improvements may include, but are not limited to: the construction of an on-site or off-site reservoir, booster pumps, tie-ins and drilling a new well. The resul ts of the study shall be implemented by agreement with bonds/surety devices submitted to ensure that those improvements will be put into place. 20. Prior to project approval, the project proponent shall submi t drainage plans to the City of Seal Beach Public Works Department. Such plans shall demonstrate that the on-site storm drain system is adequate to prevent (a) street flooding in an 10- year frequency storm; (b) sump flooding in a 25-year frequency storm; and (c) structural flooding in a 100-year frequency storm event. Additionally these plans shall demonstrate that the site would be adequately protected from overtopping of the Los Alamitos Retarding Basin under 100-year storm conditions. 21. Prior to grading permit, the subdivider shall submit the subdivision drainage plan showing runoff from each area; the Q's of each of the streets, Q's intercepted by catch basins; and Q's in pipes and other structures. Calculations shall be submitted with references or methods used. 22. The Orange County Surveyors shall approve the exterior boundary of Tentative Parcel Map 86-349 prior to the City of Seal Beach's approval of the grading plan. e e Page 5 Prior to Grading Permit Resolution No. 1517 23. The conceptual Grading Plan shall include noise contours above 65 db CNEA (noise sources to be considered include highway and oil extraction). Highlight which lots will need mitigation measures to reduce noise levels. 24. The subdivider shall submit all supporting calculations for the waste water plan where the point of connection will be the sixteen (16") inch sewer force main in Seal Beach Boulevard, which is also subject to a capacity analysis. 25. Prior to grading permit issuance, the project proponent shall submit a Precise Plan addressing the final design of the Gum Grove area. Prior to any grading, trees shall be marked for removal and/or transplant and verified. Precise Plans shall be submi tted that address the new areas added to Gum Grove Park which extend from the existing tree line to Seal Beach Boulevard. e . (Resolution No. 1517) PRIOR TO FINAL MAP APPROVAL 1. wi thin twenty-four ( 24 ) months from Tentative Tract Map approval, the subdivider shall file a Final Map prepared in accordance with subdivision requirements of the Seal Beach Municipal Code, the State Subdivision Map Act, and applicable condi tions herein unless an extension is granted pursuant to Chapter 21 of Seal Beach Municipal Code. 2. Subdivider shall submit a current title report. 3. provisions for maintenance of community facilities and landscaping shall be in place prior to Final Map approval. 4. Prior to recordation of any Final Map, subdivider shall pay the initial cash deposit for processing, plan check, construction engineering and inspection fees for all public and/or private infrastructure improvements within the City's responsibility excluding those financed by an Assessment District. 5. Prior to recordation of the Final Map, an agreement between the developer and the city regarding a surcharge on the greens fees will be required. It is anticipated that the base of the yearly fee will be the first year deficit shown in the EIR's fiscal report. 6. Building permits for model units may be issued prior to approval of a Final Map. 7. Prior to recordation of Final Map, the subdivider shall prepare plans for and construct or post security guaranteeing construction of all public and/or private infrastructure improvements within the boundary of said Tract Map in conformance with applicable city standards, including but not limited to, the following: A. Curb and gutter/cross gutters. B. Sidewalks including access facilities for physically handicapped persons. C. Drive aprons/approach. D. Street paving/bicycle lanes. E. Street signing and paving. F. Landscaping/irrigation facilities. G. Sanitary sewer service facilities. . . Page 7 Prior to Final Map Approval Resolution 1517 H. Domestic water service facilities. I. Reclaimed water service facilities. J. utility connections (i.e. gas, electric, telephone, cable T.V. facilities). K. Traffic signal systems and other traffic control devices. L. street and paseo lighting. M. storm drains and subdrains. N. Undergrounding of existing and proposed utility distribution lines. O. Lot monumentation. P. Fire hydrants. Q. Bus turnouts and other facilities such as bus benches and bus shelters in accordance with Orange County Transit Turnout Design Guidelines, subject to approval of the City Engineer as to need and location. Approval from the Department of Development Services shall also be required on the actual architectural design on any installed bus stop improvements. R. Improvements to overall water system required by master plan water study. 8. The subdivider shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific location by the ci ty Engineer and other utili ty companies such as telephone, Edison, etc. 9. Prior to the approval of tpe Final Map, subdivider shall post wi th the Development Services Department a minimum $2,000 cash deposit or letter of credit to guarantee the sweeping of streets and cleanup of streets affected by construction activities. In the event this deposit is depleted prior to completion of development or city appearance of public streets, an additional incremental deposit will be required. . e Page 8 Prior to Final Map Approval Resolution No. 1517 10. Prior to approval of the Final Map, all organizational documents for the project, including any deed restrictions, covenants, conditions and restrictions shall be submitted to and approved by the Director of Development Services and City Attorney. A copy of such document shall be submitted to the City upon recordation. CC&R's shall include, but not be limited to, the following conditions: A. The City shall be included as a party to the CC&R's for enforcement purposes. However, the City shall not be obligated to enforce the CC&R's. B. provision for effective establishment, operation, management, use, repair and maintenance of all common areas and facilities including landscaping, common areas, landscaping in public parkways, walks and fences through a Homeowner's Association or equivalent. Membership in said association shall be inseparable from ownership in individual lots. C. Architectural controls which shall include, but not be limited to, provisions regulating roof materials, exterior finishes, walls, fences, lighting, landscaping, etc. D. Non-automotive vehicles, boats, trailers, or non-automotive storage shall not be allowed in any parking, driveway or private street area. Any vehicle with a width in excess of 84 inches shall not be allowed in any parking, driveway, or private street area except for purpose of loading, unloading, making deliveries or emergency repairs. E. Any construction repair modification, or alteration of any buildings, equipment, structures, or improvements on the property subject to a building permit shall be subject to the approval of the Homeowner's Association and the City of Seal Beach Development Services Department prior to building permit issuance. F. The Declarant, the Association, and all Owner(s) shall be required to file the names, addresses, and telephone numbers of each member of the Association Board and/or the Manager for the project before January 1st of each year with the city of Seal Beach Development Services Department. . e Page 9 Prior to Final Map Approval Resolution 1517 G. All owners shall be required to provide subsequent prospective owners with disclosure information. H. The maintenance of storm drains and inlets in common areas to be the sole responsibility of the Homeowner's Association. I. The control of individually-owned residential lot's front yard landscaping. J. Right to entry to common areas for all governmental entities and their employees in the scope of their duties. K. The maintenance of sewer lines to the lift station and pumps shall be the sole responsibility of the Homeowners Association. L. No amendments of CC&R's without City approvals. M. The disclosure document noted in Condition 3.A of Prior to Occupancy shall be incorporated into CC&R's. 11. Prior to Final Map approval, the subdivider shall enter into an agreement and improve or post security with the City of Long Beach to construct the improvements at the corner of Westminster Boulevard and Pacific Cost Highway. Although the City of Seal Beach has conditioned project approval upon the accomplishment of this item, authority for the approval of these improvements rests entirely with the City of Long Beach. Failure on the part of Long Beach to not enforce this condition will not hold up the filing of the Final Map. 12. Southern California Edison has determined that the proposed subdivision will interfere with their rights in regard to this property. Notice sent to the City from Southern California Edison showing the interference has been eliminated shall be filed with the City prior to the approval of the Final Map. 13. All Quimby Parkland dedication fees shall be paid prior to Final Map approval. 14. For the Gum Grove area and trail system, a non-exclusive easement for public use of the trail and improvements shall record concurrently with any Final Map containing the trail. Such easement shall not be modified or terminated without the approval of 2/3 of the voters voting on the matter at a duly called election. . . Page 10 Prior to Final Map Approval Resolution 1517 15. Prior to recordation of any Final Map, all fees due for the processing of the Tentative Tract Map shall be remitted to the city of Seal Beach. 16. Prior to the approval of any Final Map, the deed restriction holding the golf course for the use of the general public shall record concurrently. The deed restriction will also include a provision calling for preferential starting times for Seal Beach residents. Such deed restriction shall not be amended or terminated without the approval of 2/3 of the voters voting on the matter at a duly called election. 17. Prior to recordation of any final map, the developer shall prepare plans and either construct or post security for all off- site improvements, including, but not limited to: A. Pacific Cost Highway and First Street ("A" street). B. Connection from "A" Street to Regency. C. Street light at Regency and Seal Beach Boulevard. D. Modification or removal of street light at Rockwell International (Road "A", Seal Beach Blvd.) E. Construction of driveway connection from Rockwell International to Regency Drive. 18. Developer shall be required to post security for the installation of traffic signals and left turn lanes to permit traffic to turn left into the residential areas or traffic from the residential areas to exit onto the First street extension if a traffic survey conducted by the City Engineer (conducted within the first 36 months of issuance of the first certificate of Occupancy) would indicate that it is required for safe operation. e e PRIOR TO BUILDING PERMIT ISSUANCE 1. Prior to the issuance of building permits, the subdivider shall record a Final Map in conformance with the approved Vesting Tentative Tract Map. 2. In conformance with Assembly Bill 2926, the subdivider shall provide funding to the Los Alamitos School District in accordance with the prevailing regulations at the time construction permits are issued. 3. Prior to building permit issuance, the applicant shall submit for review and approval by the ci ty Attorney, the instrument reserving in perpetuity the recreational use of private parkland approved in this project. 4. Prior to issuance of any building permits, payment shall be made of all required fees, including: All applicable building plan check and permit fees. sanitary sewer and water connection fees. Environmental Reserve tax. Construction Excise tax. 5. Prior to issuance of building permits, project street names and addresses shall be in place to facilitate inspections and general provisions of public services, such as police protection etc. 6. Prior to building permit issuance of any phase of work, the previous soil reports shall be reviewed, and subsequent investigation completed if soils and subsequent investigation completed if soils conditions warrant. The design of the foundation shall be provided after final development plans are completed, and is subject to approval of the City of Seal Beach. 7. Prior to building permit issuance, further soil tests shall confirm that no potential hazardous substances remain in the soil. 8. If, during grading, abandoned oil pipelines or other similar facilities are discovered, these facilities shall be properly abandoned pursuant to the requirements of the Orange County Health Care Agency before grading resumes. 9. Prior to building permit issuance, the existing power lines located at the site shall be placed underground. Existing 66KV lines shall be moved or placed underground, as approved by . e Page 12 Prior to Building Permit Issuance Resolution 1517 Southern California Edison and the city of Seal Beach. All power lines serving the project shall be placed underground. 10. Prior to building permit issuance, the subdivision shall comply with all the requirements of the Orange County Fire Department, including required fire flow and fire hydrants. 11. All roads, driveways, auto courts (all 28 feet or less in width) shall be posted "No Parking - Fire Lane". 12. The construction phasing/security/traffic routing plan shall also be approved by the Fire Department for evaluation of emergency vehicle access. 13. Building design shall be in compliance with the State Energy Conservation Standards to help reduce stationary source (natural gas combustion and power plan) off-site emissions. 14. Note on construction plans that mechanical ventilation systems (enabling windows to be closed) shall be provided within the 22 single-family residences to achieve acceptable interior noise levels of less than 45dB CNEL. All development shall be sound-attenuated against present and projected noise levels to meet City interior and exterior noise standards. 15. Note on construction plans General Notes that building construction shall comply with the energy conservation standards set forth in Title 24 of the California Administrative Code. Energy conservation tactics, such as the use of solar water and space heating technologies, insulated water lines and energy efficient lighting, shall be incorporated into project design. 16. Note in the construction plans that if the foundation covers the abandoned oil well, the project proponent shall provide venting of the well at least 15 feet away from the foundation. The Department of oil and Gas shall review this condition for conformance with state regulations. 17. The developer shall contact property owners along the edge of the golf course area, and meet with those interested regarding conflicts wit golf course operation and anticipated measures to mitigate these safety concerns. The developer shall provide the City with a list of owners contacted, and those consulted, and what measures will be taken. . . Page 13 Prior to Building Permit Issuance Resolution 1517 18. A construction schedule shall be established which includes a limitation on heavy earth moving activities to between the hours of 7:00 a.m. and 3:30 p.m. as approved by the Director of Development Services. All construction requirements of Chapter 13D of the Municipal Code of Seal Beach shall be enforced. 19. Prior to building permit issuance, the developer shall provide the City with a copy of the statement to be signed by each homeowner which shall contain a disclosure document of seismic nature of the area. 20. Prior to building permit issuance, additional acoustical analysis shall be undertaken and mitigation measures developed to ensure that noise from arterial highways and the existing three (3) oil wells in the northern portion of the property does not exceed residential interior or exterior noise compatibility criteria (respectively 45 and 65 Dba CNEL). possible mitigation measures include construction of masonry block walls around either the pumps or residences, and/or converting the pumps from gas to electricity. The provision of a mechanical ventilation system may also be necessary to achieve an acceptable interior noise level of less than 45dB CNEL. Noise mitigation will also be required for the seven (7) wells along Seal Beach Boulevard, and will include converting pumps from gas to electricity, and/or construction of concrete masonry walls around the pump site. Subject noise analysis and mitigations will need to be incorporated into the Construction site Plan at the time of plan check procedures. 21. Prior to issuance of building permits for the 250th dwelling uni t, construction of the clubhouse and ancillary improvements shall begin. 22. Prior to building permit issuance on any permit (except model homes), all improvements to Gum Grove area shall be completed. 23. Prior to building permit issuance approval, all improvements to Gum Grove area shall be completed. . e PRIOR TO CERTIFICATE OF OCCUPANCY 1. Prior to any certificate of Occupancy, all street improvements, both on-site and off -si te , including landscaping signage and intersection signals, shall be completed and approved by the city of Seal Beach. 2. Prior to any certificate of Occupancy, all public infrastructure improvements, including water, sewer, storm drain, lighting systems, fire hydrants, utilities, including cable television, shall be completed and approved by the City of Seal Beach. 3. Tenant/Home Buyer Notifications: A. The subdivider shall submit a document separate from the Deed which will be an information notice or a disclosure of issues pertinent to tenants and/or home buyers. Such document shall be incorporated in the sales literature. Such document will provide information on the following: Seismic nature of the area and related mitigations. Wetlands regulations. Schools existing in the area (elementary, middle and high schools). Existing parks and parks to be built. Surrounding uses. B. Subdivider shall notify all potential home buyers of the following districts: Community Facilities District. Maintenance District. Lighting District. 4. Prior to any Certificate of Occupancy, the improvements to the wetlands shall be completed, along with the implementation of the jurisdictional entity that will maintain the wetlands and the maintenance program. The developer shall be responsible for maintaining the wetlands until a jurisdictional entity is identified and this entity must be approved by the Coastal Commission. 5. Prior to any certificate of Occupancy, the improvements to the golf course, including the club house and ancillary improvements shall be completed. If the clubhouse has not been completed, subdivider shall post bond and establish a schedule to . - Page 15 Prior to certificate of Occupancy Resolution 1517 show completion date. If the golf course improvements have not been completed, the project proponent can receive certificates of Occupancy if he shows due diligence to complete the entire golf course area. This determination is subject to the satisfaction of the Director of Development Services. This requirement of completion is not applicable to the night lighting of the driving range. 6. The issuance of a certificate of Occupancy for any residential unit or group of units and golf course, depends upon compliance with all approval conditions applicable to previous phases of the project and with additional conditions as follow: a. Prior to issuance of any Certificates of Occupancy, field testing in accordance with Title 25 regulations may be required by the Building Official to verify compliance with interior noise levels. b. The applicant shall provide funds necessary to establish a Neighborhood Watch program on the site. c. Any damage done to existing street improvements and utilities shall be repaired before issuance of a certificate of Occupancy for the development on any parcel within the subdivision. 7. Prior to certificate of Occupancy, the project proponent shall pay the pro-rata share for the improvement costs for Hellman Ranch Road from "A" Street to Westminster Boulevard. 8. Full street improvements for "A" Street connection to Regency Drive as shown in Vesting Map 13198. 9. Prior to issuance of any Certificate of Occupancy, the security wall along the northern side of "A" Street and the tract wall fence along the golf course and adjoining the existing residences shall be completed. 10. Prior to issuance of any certificate of Occupancy, the security wall along the northern side of "A" Street and the tract wall fence along the golf course and adjoining the existing residences shall be completed. ~ e e GENERAL CONDITIONS 1. Compliance with the Hellman Specific Plan and all applicable requirements of all city codes, including but not limited to, the requirements for public improvements in Chapter 21, and adopted mitigation measures. 2. All public improvement design and construction shall be to the satisfaction of the City Engineer and shall conform to the city of Seal Beach Standard Design Guidelines. 3. The Improvement Security amount required by City'S municipal code and the Subdi vision Map Act, at the option of the City Engineer, can be increased to reflect the estimated increases in improvement costs. The City Engineer shall notify the developer of the increase in writing and the developer shall submit to the city new securities within sixty (60) days of said notification. The City Engineer shall not increase the Improvement Security more than once in any calendar year. 4. The required Improvement Security furnished by the developer is sUbject to the approval of the City Attorney. The City Attorney may reject any and all securities on the basis of the security's form, conditions, execution or the institution from which security is obtained. 5. Condi tions required through the Precise Plan review are hereby incorporated as conditions of this Vesting Tentative Tract Map, and shall be completed at the period of time, phase, or decision point noted in the applicable condition. 6. with the exception of street in the Hellman Specific Plan, all improvements shall conform to Management Agency standards. widths and sidewalks as shown design of private streets and Orange County Environmental 7. Provisions for a convenient bus stop shall be required, subject to the approval of the City Engineer. A bus shelter and bench shall be constructed and placed where the bus turnout will be located. 8. All public parkways and medians shall be landscaped and maintained. All public parkways and median areas shall be maintained by adjacent homeowners associations/property owners. 9. Placement of all above ground public facilities such as signing, street lights, fire hydrants shall be behind sidewalk and when sidewalk are constructed adjacent to the curb. e e Page 17 General Conditions Resolution 1517 10. "A" street is a secondary public street and shall be designed to accommodate a speed rating of forty-five (45) miles per hour. The final design of "A" street is subject to the review and approval of the city Engineer and shall be dedicated to the public. 11. A sewer maintenance district shall be formed in order to maintain the lift station, sewer pumps, and forced main that serve the proposed development. All other sewer lines shall be the responsibility of and be maintained by the adjoining homeowners association/property owner(s). 12. This Vesting Tentative Tract Map shall require the approval of the California Coastal Commission. 13. A minimum eight (8') foot asphalt concrete bicycle lane shall be striped on the north side of "A" street from Pacific coast Highway to Regency Drive. 14. The area from the edge of the paving to the security wall shall be landscaped on the north side of "A" street. Landscaping shall consist of a combination of ground cover, shrubs, and trees and care should be taken to choose plantings which conserve water. This landscaping shall be the responsibility of the adjoining homeowners association/property owners. 15. The maximum street grade shall be 7.0 percent. 16. Prior to any work in the public right-of-way, an Excavation permi t must be obtained and applicable fees paid to the Public Works Department. 17. The proposed sewer and water lines shall be extended to the property line on the northern ridge of "A" street. An eiClht (8") inch sewer line shall be extended from the "A" Stre~t property line to connect with the existing Regenc~ Drive line. 18. Cross gutters shall not be allowed at the following intersections: A. Pacific Coast Highway and "A" street. B. Private streets and "A" street. C. "F" street and Seal Beach Boulevard. D. All other private street intersections. E. Regency and future Hellman Ranch Road. Catch basins shall be installed to intercept flow at these locations. . e Page 18 General Conditions Resolution 1517 19. Seal Beach Boulevard and "A" Street shall have a 4.5 foot concrete sidewalk adjacent to curb with landscaping on the remaining public parkway. Maintenance of the landscape area shall be the responsibility of the adjoining homeowners association. 20. The subdivision shall provide a public golf course of approximately seventy-five (75) acres in size. A deed restriction shall be recorded on the property that the course shall remain open to the general pUblic. Said restriction will read that it cannot be removed without a 2/3 approval by the voters voting on the matter at a duly called election. 21. Insect problems potentially generated by the installation of water hazards shall be controlled through the introduction of mosquito fish (Gambusia sp.), water circulation through the use of pumps, and/or other acceptable mosquito abatement practices. All vector control measures shall be approved in advance by the Vector Control District. Any chemicals required for vector control, as well as fertilizers applied in surrounding areas, shall be non-toxic to the waterfowl that will also be attracted to these water hazards. 22. The connection from "A" Street to Regency Drive shall be completed . along with a connection from Regency Dri ve to Seal Beach Boulevard. The adjoining street light at Rockwell International (Road "A") shall be modified or removed, with the construction of a direct connection from the Rockwell parking lot to Regency Drive. The construction of a traffic signal at the corner of Regency Drive and Seal Beach Boulevard shall be completed. This improvement program shall be subject to the review and approval of the ci ty Engineer and the City shall consult with Rockwell corporation as part of this review.. 23. Since project implementation would impact the existing First Street/Pacific Coast Highway intersection, the existing signal installation at this location shall be modified when the First Street e~tension is constructed. Additional poles and mast arms shall be required. These improvements shall require a permit from Caltrans. Although the City of Seal Beach has conditioned project approval on the accomplishment of the improvements listed above, it is the authority of Cal trans to determine whether to issue the necessary permits. 24. Since the First Street/Pacific Coast Highway intersection and First Street/Regency Drive intersection, and Pacific Coast Highway/Westminster Avenue intersection will be impacted from project implementation, the following improvements shall be provided to mitigate the impact to the subject intersections: . e Page 19 General Conditions Resolution 1517 ( 1 ) a southbound right-turn lane and left turn lane at First street/Pacific Coast Highway intersection; (2) a northbound left-turn lane at the Seal Beach Boulevard/Regency Drive intersection; and (3) an additional northbound left-turn land at the Pacific Coast Highway/Westminster Avenue intersection. 25. Since the proposed project will impact the existing Seal Beach Boulevard/Forrestal Lane intersection, the existing signal installation shall be modified to create a four-way intersection. 26. The subdivider shall pay a proportionate share of the cost of design and installation of the Hellman Ranch Road collector from the corner of Regency Drive and "A" Street to westminster Avenue. Prior to Grading permimt, a traffic study based on actual traffic generation shall be completed by the City and funded by the developer to determine the pro-rata share for a two-land collector road. That money shall be deposited with the City in an interest-bearing account until the road is ready to be built. 27. The Department of Oil and Gas may order the reabandonment of any well when the future construction of any structure over or in proximity of the well could result in a hazard. 28. Subject to the approval of the City Engineer, "STOP" signs shall be installed on the egress driveways to "A" Street. If a study by the City Engineer, at the end of a 36 month period after the first certificate of Occupancy, finds that traffic signals are needed at these driveways, the developer shall install these needed improvements. Prior to the study the developer shall post a bond ensuring their completion, if needed. 29. A bicycle lane shall be striped with appropriate signing installed along the south side and the north side of "A" Street and parking along "A" Street shall be restricted. 30. In accordance with the State's Quimby Act, and the provisions of the City's local codes, the proposed project shall require a dedication of approximately 7.92 acres of parkland, or paYment of in-lieu fees. If fees are accepted, they shall be at the following schedule: A. The appraised value of the approximate 7.92 acres is set at a total dollar figure of $1,888,660. B. The subdivider shall receive the following credits for private facilities, either for the exclusive use of the property owners of the project or open to the general public. A total of ten (10%) percent for the . . Page 20 General Conditions Resolution 1517 golf course, if no assessment district financing i s used that is partially retired by the property owners or the City of Seal Beach. A total of twenty (20%) for the construction of private recreation facilities located in the condominium and single family projects. A total of ten ( 10% ) percent for the construction of improvements in the Gum Grove area. C. The total fee shall range from $1,133,196 to $1,322,062 depending on the credit for the golf course. D. In order to receive a credit, private facilities shall be constructed in compliance with the submitted plans, and in the approved precise plan review. recreational substantial as described E. Improvements to the Gum Grove area shall be constructed as described: 1. The improvements to Gum Grove shall be in substantial compliance with the preliminary plans submitted by the project proponent and approved by the City of Seal Beach. 2. Prior to grading permit, appropriate steps shall be taken in Gum Grove area to remove affected trees and stumps infected with the Eucalyptus Longhorn Borer. The basis for determination to remove infected or dangerous trees shall be in the study prepared by the City within the program EIR done by Golden Coast Environmental Services and dated May 15, 1987. Trees set for removal shall be marked, and the consultant that prepared the initial study shall verify removal. The project proponent shall pay for this verification. Any healthy tree located outside of the protected grove area shall either be protected in place and incorporated into the golf course or transplanted into the grove area. .' e e Page 21 General Conditions Resolution 1517 3. All trees removed due to the Longhorn Borer or other causes shall be replaced on a one- by-one basis in the protected grove area. The percentage breakdown for replacement trees shall be at the following rates: (1) 48" (2) 36" (3) 24" ( 4 ) 15G 15% 15% 60% 15% The following species are acceptable as replacement trees: (1) Eucalyptus Globulus (2) Eucalyptus Camaldulenis An irrigation plan shall be submitted for the Gum Grove area and shall utilize deep watering techniques. The irrigation plan shall be subject to the review and approval of the Department of Development Services. F. The preliminary plan shall serve as the basis for future submi ttals. The design of the trail system shall be as shown on the plan, with a four (4') foot wide decomposed granite path, level and edged with redwood or other material acceptable to the city. A minimum of five (5) picnic areas shall be included in the plan, level with decomposed granite material. If possible, existing park benches should be used for proposed picnic areas. New picnic tables shall be constructed of a vandal-resistant material, and the final picnic table selection will be subject to review and approval of the Department of Development Services. Pedestrian access shall be provided at Avalon Avenue and shall be designed to provide security at off-hours. The Police Department shall review and approve of the security measures at this pedestrian access location. The project proponent shall also provide removable bollards at the entrance, a park bench and drinking fountain. to ~ .' . ., . . Page 22 General Conditions Resolution 1517 G. The area of the proposed Park that extends from the existing tree line to Seal Beach Boulevard shall incorporate the following design consideration. The minimum buffer width for the Park shall be twenty-five (25') feet. The project proponent shall submit a plan which shows how many trees will be planted into the new park area, and how they conform with tree density in existing grove area. The city of Seal Beach will use the services of Golden Coast Environmental to ensure that plan is checked and verified to assure the new plantings do reach the current density level of Gum Grove Park. A trail system shall be required to Seal Beach Boulevard, and subject to security measures noted in section F. 31. Approximately 2,500 feet of the existing IS-inch water main on the project site shall be upgraded. 32. Prior to consideration of night lighting of the driving range area, the developer shall prepare a night lighting study, taking into consideration, but not limited to, the following standards: a. only the front one-fourth of the driving range shall be lit. b. Lighting shall consist of sharp-cut-off fixtures or equivalent, ip order to confer direct rays to the premises only and prevent rays or glare into neighboring properties. The height of the fixtures shall not exceed 20 feet. c. Screening shall be provided in order to further mitigate light and glare. The location, sizes, and type o~ screening shall be approved by the Development Servi~~s Department. d. Use Qt the lights on the driving range shall be allowed only after the item has been approved in a public heari~g! pefore the Planning Commission with residents notified within a 300-foot radius. '" CI ... 'r . 1> . . Page 23 General Conditions Resolution 1517 33. The project proponent shall dedicate storm drain and sewer easements to the City of Seal Beach. 34. Catch basins, if located at the end of a cul-de-sac or knuckle should be connected into the storm drain system. * * * EMK: jf/h.14