Rancho Palos Verdes City Council
   

MEMORANDUM

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL

FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT

DATE: APRIL 29, 2003

SUBJECT: PROPOSED AMENDMENTS TO THE OCEAN TRAILS PROJECT

Staff Coordinator: Gregory Pfost, AICP, Deputy Planning Director

 

RECOMMENDATION

That the City Council receive a presentation from Ocean Trails describing the complete scope of amendments proposed for the Ocean Trails project and affirm the review process (either the Director of Planning, Building and Code Enforcement, the Planning Commission and/or the City Council review) for each amendment.

BACKGROUND

In June 1992, the City Council approved the Ocean Trails project, which, at that time, included an 18-hole golf course, public open space and 83 single-family residential lots. Since June 1992, the project has been revised several times. The project as currently entitled includes an 18-hole golf course, 75 single-family residential lots, 4 on-site affordable housing units, a Clubhouse, Maintenance Building, open space lots, and a variety of public amenities.

On June 2, 1999, Landslide C failed - affecting more than 17 acres of the property and significantly impacting habitat areas, public trails and the golf course. Since the landslide failed, the developer has obtained the necessary approvals and has commenced construction on a Landslide Repair Plan. Rough Grade completion of the landslide repair is expected to occur in late April/early May.

Ocean Trails has indicated that the full 18-hole golf course could open as early as mid-August. Staff has notified Ocean Trails that because of conditions of approval and/or previous Council directives, the City will not permit opening of the 18-hole course until all of the following have been completed:

  • City Geologist approval of the final as-built geotechnical report for the entire golf course (addressing the golf course, clay cap, landslide repair, etc), thereby allowing a certificate of occupancy to be issued for the golf course; and,
  • Completion of various public amenities including public trails and Ocean Trails Park, the on-site affordable housing units, the maintenance building and initial planting phase of habitat restoration; and,
  • Completion of Palos Verdes Drive South, which includes adjacent off-road bikeway/trails.

According to the attached schedule prepared by Ocean Trails, the landslide repair and all of the physical construction related items noted above should be completed in time to open the full 18-hole golf course in mid-August of this year. Of course it will also be equally important for Ocean Trails to obtain the City Geologist's approval on the final as-built geotechnical report before the City permits the opening of the 18-hole course.

It is also important to note that in the fall of 2003, the Ocean Trails project changed ownership. It is currently owned by VH Property Corp, a company owned by Mr. Donald Trump. At a Community Leader's breakfast meeting held on November 9, 2002, Mr. Trump expressed that he would like to make some improvements to the project. Since the Community Leader's Breakfast, City Staff has been working with Ocean Trails Staff in regards to the proposed revisions to the project. As of the printing of this report, although Staff has a relatively good conceptual understanding of what is being proposed, the application is currently incomplete, pending the submittal of additional detailed information.

Ocean Trails has indicated that they would like to start construction on the golf course related improvements as soon as possible so as not to delay the opening of the 18-hole course in mid-August. According to Ocean Trails, other improvements are not as time sensitive and can be processed over the next year.

Based upon the time sensitivity in completing many of the improvements by mid-August, as expressed by Ocean Trails, and a need to ensure that the Council and the public are aware of the entire scope of all proposed improvements to the site as opposed to a piecemeal approach to reviewing project amendments that has happened in the past, the Ocean Trails Ad Hoc Subcommittee directed Ocean Trails to make a presentation before the Council of their entire scope of proposed improvements as soon as possible. Subsequently, Ocean Trails' presentation was scheduled for the April 29, 2003 meeting. The purpose of the meeting is two-fold; one, for Ocean Trails to provide a presentation of all their proposed amendments to the City Council and the public, and two, have the Council affirm the review process for the proposed amendments. It is important to note that at the April 29th meeting, there will be no final decisions made on any of the proposed amendments to the project. All of the proposed amendments will require additional review and approval by the Director, Planning Commission and/or the City Council.

 

DISCUSSION

The Review Process:

Considering Ocean Trails' timing needs, it is important to first determine which body [either the Director of Planning, Building and Code Enforcement (Director), Planning Commission, or City Council] is responsible for making a decision on the proposed improvements. The following existing conditions of approval for the project should be used in making this determination:

Conditional Use Permit No. 163 - Condition F-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 Planning, Building and Code Enforcement and subsequently submitted for review and approval by the Planning Commission 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. (emphasis added)

Conditional Use Permit No. 163 - Condition F-2: Any changes in the project which results in significant changes in the development characteristics of the approved conceptual plan per Condition F.1 above, shall require that an application for a revision to the Conditional Use Permit shall 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 Planning Commission. Before any minor changes are made to the development, the Director of Planning, Building and Code Enforcement shall report to the Planning Commission a determination of significance. (emphasis added)

Conditional Use Permit No. 163 - Condition F-5: 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 Planning, Building and Code Enforcement, 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. (emphasis added)

Based upon the content of these conditions, Staff feels that, according to Condition F-2, any "significant changes" to the golf course design, which was initially approved by the Planning Commission, should be reviewed by the Planning Commission, and that any "minor changes" can be approved by the Director. Further, condition F-5 implies that water features were anticipated for the golf course, and that these water features shall be "subject to review and approval by the Director".

It is Staff's opinion that if the proposed improvements to the golf course are relatively minor, do not have a potential to impair a view, will not cause geologic impacts, do not impact trail safety, nor cause any other significant impacts, then, according to the conditions noted above, a decision on the proposed improvements can be made by the Director. Further, it is Staff's opinion that if the waterfalls do not impair a view, do not cause any significant visual impacts, and their construction has been approved by the City Geologist, then Condition F-5 authorizes the Director to make the decision on the proposed waterfalls. However, it is important to note that as noted in Condition F-2, the Director must still report said minor changes to the Planning Commission. Additionally, the Director's review and reporting to the Planning Commission is appealable to the Planning Commission as well as to the City Council.

Below, Staff has prepared a decision matrix summarizing the proposed revisions and Staff's interpretation as to which body should be responsible for reviewing said revisions. As shown, Staff has divided the matrix into what the Applicant has indicated as time sensitive and those that are not time sensitive. It is Ocean Trails' intent on completing all of the time sensitive items prior to the opening of the 18th hole. As stated above, one of the purposes of this meeting is for the Council to affirm Staff's position on what body is to make the decision on the proposed amendments.

 

Decision to be made by:

Request

Director

Planning Commission

City Council

Time Sensitive (critical for opening 18-hole course in August) according to Applicant

Hole 1: revise fairway, revise green, add new waterfall

X

   

Hole 2: add new tee

X

   

Hole 3: add new tee

X

   

Hole 4: add new tee, waterfall and easement over residential lot

X

Hole 5: add new tee and lot line adjustment

X

   

Hole 7: add new tee

X

   

Hole 9: add new tee

X

   

Hole 16: add new tee

X

   

Hole 17: add new waterfall

X

   

Hole 18: revise back tee (tower tee)

Withdrawn

   

Landslide C area course modifications creating new back tees for Holes #1 and #12

X

   

Non-Time Sensitive (not critical for opening 18-hole course in August) according to Applicant

Driving Range/Hole 11 modifications/VTTM No. 50666

   

X

Clubhouse Improvements: additions to the building

 

X

 

Clubhouse Improvements: minor improvements such as new tile, painting, small architectural features, etc.

X

   

Changes to the Development Standards of Tract No. 50667

   

X

Description of Proposed Amendments:

The following is a brief description of each proposed amendment, as currently submitted by Ocean Trails, and a brief analysis and Staff's interpretation as to which body, in Staff's opinion, is responsible for reviewing said amendment.

Hole #1: Revise the fairway, revise the green and add two waterfalls

As shown in the attached plans, Ocean Trails is proposing to:

  • Move the existing green to the east, allowing the shot from the tee to move further towards the east and away from Ocean Trails Drive.
  • Move the existing cart path from the east side of the fairway to the west side of the fairway.
  • Construct a 24'-6" high waterfall on the north side of the new green, imbedded into and no higher than the existing mound.
  • Construct a 10'-0" high waterfall on the south side of the green.
  • Construct 3 ponds associated with the proposed waterfalls.
  • Retaining walls to support the waterfalls with faux-rock facades.
  • Minor contour grading in the fairway and near the green.

The proposed waterfalls will be constructed below the height of the existing mound on the north side of the existing and proposed green. Although some property owners in the upper-eastern portion of the Seaview tract may see the waterfalls, because they are constructed below an existing mound and are lower than other surrounding mounds, there will be no view impairment caused by the waterfalls.

The applicant's geologist has submitted a report supporting the installation of the waterfalls. The City's geologist has reviewed the report and, as noted in the attached letter dated March 12, 2003, has indicated that in regards to all of the proposed improvements, "The most significant geotechnical issue will be the control of water infiltration. We believe this can be accomplished through appropriate design and construction techniques". As noted in the letter, the City's Geologist, among other things, is requiring the developer to address this issue by installing groundwater monitoring devices in the vicinity of the waterfalls. Additionally, it is important to note that as part of the re-construction of Lake 9, which is located immediately north of the landslide repair area, the City not only requires the City Geologist's review and approval of the lake design, but also required a separate Lake Consultant to review and approve the plans. The same Lake Consultant will also be required to review and approve of all the proposed waterfalls prior to construction. In addition to review of the reports and plans prior to construction of the waterfalls, Staff would condition the project to require on-site monitoring by the City's Geologist and Lake Consultant during construction.

Further, specifically in regards to the construction of waterfalls at Hole #1, the City's Geologist has noted that the proposed waterfalls are to be constructed above a site where excess rock from the overall grading operations for the Ocean Trails project was buried. The applicant's geologist will need to address this issue and all other issues expressed by the City's Geologist and the City's Lake Consultant prior to the approval, permitting and construction of the waterfalls.

Because there will be no view impacts, existing Condition F-5 permits water features subject to approval by the Director, and the construction of the waterfalls will be reviewed and approved by both the City Geologist and the Lake Consultant prior to construction, it is Staff's interpretation that the decision on the proposed changes to Hole #1 can be made by the Director.

Hole #2: Add two new tees

As shown in the attached plans, Ocean Trails is proposing to:

  • Add two new tees that would be constructed closer to the green then the existing tees.
  • Minor contour grading in the fairway.

These improvements are relatively minor as there are no view impacts. The increase in grade elevation for the tees will range from approximately 0' to 5' above existing grade. As such, it is Staff interpretation that the Director can make the decision on these improvements.

Hole #3: Add one new tee

As shown in the attached plans, Ocean Trails is proposing to:

  • Add one new tee to be located in back of all existing tees. It will include the construction of a 7' high retaining wall.

This improvement is relatively minor as there will be no view impacts. The increase in grade elevation for this tee will range from approximately 0' to 7' above existing grade. As such, it is Staff's interpretation that the Director can make the decision on these improvements.

Hole #4: Add new tee and new waterfall

As shown in the attached plans, Ocean Trails is proposing to:

  • Add one new tee to be located in back of all existing tees. It will include the construction of a 7' high retaining wall.
  • Construct a 16'-0" high waterfall on the slope of existing residential Lot #34 of Tract #50667.
  • Construct a pond associated with the proposed waterfall.
  • Establish an easement on Lot #34 covering the area of the waterfall.
  • Retaining walls to support the waterfall with faux-rock facades.

These improvements are relatively minor as there are no view impacts. The waterfall will be visible from some residential units within the Ocean Terrace Condominiums. The increase in grade elevation for this tee will range from approximately 0' to 7' above existing grade. The proposed waterfall would be subject to review, approval and inspection by the City's Geologist and City's Lake Consultant prior to construction. Without seeing the content of the easement document Staff has initial concerns about a waterfall that serves the golf course while being located on a residential lot owned by a separate property owner. Staff feels that a Lot Line Adjustment to include this portion of the residential lot into the golf course property and ownership is a more appropriate method. During review of the Lot Line Adjustment Staff would make sure that the residential lot still met the development standards required for this lot. The proposed easement and Lot Line Adjustment are Director level decisions for any property. As such, it is Staff's interpretation that the Director can make the decision on these improvements.

Hole #5: Add one new tee

As shown in the attached plans, Ocean Trails is proposing to:

  • Add one new tee to be located in back of all existing tees. It will include the construction of a 2' high retaining wall.
  • Re-direct an existing trail in front of the proposed new tee.
  • Lot Line Adjustment to re-adjust the existing property line to include the new tee as part of the golf course lot as opposed to it being located in an open space lot.

This improvement is relatively minor as there will be no view impacts. The change in grade elevation for this tee will range from approximately -2.5' to +3.5' above existing grade. Although Staff was initially concerned regarding the safety of pedestrians using the public trail since the revision would re-locate the public trail in front of the proposed new tee, the applicant has indicated that this tee will only be used for professional tournaments when the trail would be closed to the public. The applicant has indicated that the new tee will be blocked off during normal golf play. Staff would condition the project to abide by these requirements. As such, it is Staff's interpretation that the Director can make the decision on these improvements.

 

Hole #7: Add one new tee

As shown in the attached plans, Ocean Trails is proposing to:

  • Add one new tee to be located in back of all existing tees. It will include the construction of a 2' high retaining wall.

This improvement is relatively minor as there will be no view impacts. The change in grade elevation for this tee will range from approximately -2' to 4' above existing grade. As such, it is Staff's interpretation that the Director can make the decision on this improvement.

Hole #9: Add one new tee

As shown in the attached plans, Ocean Trails is proposing to:

  • Add one new tee to be located in back of all existing tees.

This improvement is relatively minor as there will be no view impacts. The increase in grade elevation for this tee will range from approximately 0' to 3' above existing grade. As such, it is Staff's interpretation that the Director can make the decision on this improvement.

Hole #16: Add one new tee

As shown in the attached plans, Ocean Trails is proposing to:

  • Add one new tee to be located in back of all existing tees. It will include the construction of a 7' high retaining wall.

This improvement is relatively minor as there are no view impacts. The change in grade elevation for this tee will range from approximately 0' to -7' below existing grade. As such, it is Staff's interpretation that the Director can make the decision on this improvement.

Hole #17: Add new waterfall

As shown in the attached plans, Ocean Trails is proposing to:

  • Construct a 25'-0" high waterfall into an existing slope on the north side of the existing cart path and green of Hole #17.
  • Construct a 7'-0" high waterfall to the south of the first waterfall, between the existing cart path and green of Hole #17.
  • Construct 3 ponds associated with the proposed waterfalls.
  • Retaining walls to support the waterfalls with faux-rock facades.

These improvements are relatively minor as there are no view impacts. The waterfalls will be visible from existing Condominium units located in the Ocean Terrace Condominium project, from future residences of Ocean Trails, and potentially from other residences located landward of Palos Verdes Drive South. The proposed waterfalls would be subject to review, approval and inspection by the City's Geologist and the City's Lake Consultant prior to and during construction. As such, it is Staff's interpretation that the Director can make the decision on these improvements.

Hole #18: Revise back tee (tower tee)

The request to modify this tee has been withdrawn.

Landslide C Area Course Modifications Creating New Back Tees for Holes #1 and #12

As of the printing of this report, Staff had not received revised plans for the Landslide C area modifications that create new back tees for Holes #1 and #12 as they were still being prepared by the Applicant's Engineer. Although Staff has not received the plans, Staff has spoken with Ocean Trails and has a good understanding of what is being proposed with the revision. Ocean Trails is proposing to:

  • Add an additional back tee for Hole #1, and move the existing tees for Hole #1 slightly to the west.
  • Add an additional back tee for Hole #12.
  • Make minor contour changes to the fairway and green of Hole #9.
  • Make minor changes to the boundary of Lake #9.

Although Staff has not seen the revised plans, Staff has reviewed the previously submitted plans and is aware of the proposed changes to the previously submitted plan. It is important to note that these changes are being made and a revised plan is being submitted to address some of Staff's concerns expressed to the Applicant pertaining to the potential for view impairment and impacts to trails. After speaking with the Applicant it appears that the revised plan will address Staff's concerns. As such, if the plan is revised as the Applicant has noted to Staff then, Staff feels that these improvements are relatively minor as there would be no view impacts. The increase in grade elevation for the back tee for Hole #1 will range from approximately 6' to 12' above the previously approved grade in the landslide repair plan. The increase in grade elevation for the back tee for Hole #12 will range from approximately 0' to 20' above the previously approved grade in the landslide repair plan. Based upon Staff's initial analysis, it is Staff's interpretation that the Director can make the decision on these improvements. However, the Applicant will be submitting the revised plans prior to the April 29, 2003 meeting. If, after reviewing the actual plans, Staff determines that the revised proposal may have an impact upon views, then Staff would recommend changing the decision maker to the Planning Commission. Staff will provide a verbal update to the City Council regarding Staff's recommendation at the April 29th meeting.

Driving Range/Hole #11 Modifications/Vesting Tentative Tract Map No. 50666

The developer is proposing to modify Vesting Tentative Tract Map No. 50666 by removing some of the residential lots located in the most southern portion of the tract, and replacing the residential lots with a driving range. The project would include revisions to Hole #11 and the public trails that are near the proposed driving range. Unfortunately, as of the printing of this report, Staff has not received any preliminary plans depicting the proposed layout. Nevertheless, the project is considered a significant re-design of the project and would require approval of an amendment to both Conditional Use Permits, the Grading Permit and VTTM No. 50666. Issues to be addressed would include, but not be limited to, potential view impairment, safety, lighting, geology, grading, access, and hours of operation. This project would require City Council review and approval through a separate public hearing at a later date.

Clubhouse Improvements: Additions to the Clubhouse Building

Ocean Trails is proposing to:

  • Add a new outdoor patio terrace area to the south (ocean) side of the main level of the existing Clubhouse.
  • Add new building area to the south side of the lowest floor, which would be located under the proposed patio terrace area described above. This new building area would include new offices and storage.
  • Remodel the interior of the Clubhouse so that the "Café Pacific" restaurant is moved to the location of the fine dining restaurant (room with painted ceilings) and the previous "Café Pacific" room would be converted to a Golfer's bar area. The fine dining restaurant would be moved upstairs where existing offices are currently located.
  • Provide windbreakers to the existing outdoor terrace area on the south side of the existing Ballroom, which would provide for additional outdoor dining area.
  • Construct a new valet stand to be located in the entry courtyard.

At this time, absent a complete set of plans, it is difficult to identify what process the proposed changes will require. Issues to be addressed in the review of proposed modifications to the Clubhouse include, but are not limited to, view impairment, geology, parking, hours of operation, noise, and aesthetics. Based upon the preliminary plans and the existing conditions of approval for the Clubhouse Building, which require review of the Clubhouse Building by the Planning Commission, it is Staff's interpretation that the proposed improvements identified above would require Planning Commission review of an amendment to CUP No. 163.

Clubhouse Improvements: Minor improvements

Ocean Trails is proposing to:

  • Replace existing red tile with new travertine tile.
  • Re-paint the Clubhouse Building.
  • Add various architectural features and trim to the Clubhouse Building to enhance its appearance.

At this time, absent a complete set of plans, it is difficult to identify what process these minor changes will require. However, it appears that many of these items can proceed without further review, such as changing out the existing floor tile, which Staff has already directed Ocean Trails to proceed with. If any of the proposed improvements would create a view or aesthetic impact to the building, Staff would require Planning Commission review.

Changes to the Development Standards for Residential Lots of Tract No. 50667

In the past, Ocean Trails has expressed to Staff a desire to adjust some of the Development Standards (setbacks, open space requirements, amount of habitable space, etc) for residential lots within Tract No. 50667 in order to permit larger structures on the lots. This would involve a change to the conditions of approval for Conditional Use Permit No. 162. The decision on such a change would be required by the City Council through a public hearing. Although Ocean Trails has not formally submitted an application for this amendment, Staff would expect an application to be submitted over the next year.

ADDITIONAL INFORMATION

Detailed Plans:

As noted in the beginning of this report, the project application is currently incomplete, pending the submittal of additional detailed information. The analysis provided in this report is based upon the plans submitted prior to the printing of this report. If additional detailed information is submitted that would cause any significant changes to the plans to the extent that the change could be considered significant, Staff will forward such changes to the Planning Commission as required by the current conditions.

Habitat:

One of the items that Staff requested of the Applicant was a detailed description of the proposed habitat impacts. According to the Ocean Trails Habitat Conservation Plan, the Ocean Trails project was to provide at least 20 acres of restored habitat in non-active play areas of the golf course. Typically, these areas of habitat occur on the sides of the existing fairways. Many of the proposed improvements will be located in existing areas of established habitat. According to a letter from the Project Biologist, after the golf course revisions have been constructed there will be more than 20 acres provided, and there will actually be a net increase in new habitat. However, at this time the application lacks specific information pertaining to the impacts to existing habitat. Staff will require this information prior to any approval that has the potential to impact habitat areas. Further, the approved HCP requires that modifications to the project need to be reviewed by the U.S. Fish and Wildlife Service as well as the California Department of Fish and Game. Staff would also require Ocean Trails to obtain approval from these agencies.

Environmental Analysis:

Those amendments to the project that are determined not to be significant and are generally consistent with the prior approval, will not require any additional environmental review per the California Environmental Quality Act (CEQA). However, those changes that are significant and require amendments to the Conditional Use Permits, Grading Application and/or VTTM No. 50666 will require additional review per CEQA.

Public Notice:

Notice of the April 29, 2003 meeting was mailed to all property owners within a 500' radius of the project site, the Ocean Trails interested parties list, sent via the City's Ocean Trails List Serve site, and published in the Peninsula News. Additional notification will be provided for the proposed revisions that require further Planning Commission and/or City Council review.

CONCLUSION

As shown above, and as discussed in the body of this report, it is Staff's interpretation that the proposed time-sensitive revisions to the golf course do not require more than a Director level decision. Based upon the submitted plans, Staff feels that the proposed revisions will not be of a significant departure from the golf course design as previously approved by the Planning Commission. Although the proposed revisions will cause some visual changes to the course, specifically noting the proposed waterfalls, these changes will not create any additional view impairment to surrounding properties.

Further, specifically related to the waterfalls, Staff feels that the conditions of approval for the project (see "Background" section above) anticipated water features and such water features could be permitted on the site provided that the proper geotechnical review and approval was obtained. As noted in the attached letter by the City's Geologist, although there are some outstanding issues related to the proposed waterfalls, specifically related to the potential for water infiltration, the City Geologist felt that those issues could be addressed through appropriate design and construction techniques. Based upon this position, and the fact that all of the designs, construction plans and inspections for the proposed waterfalls would be subject to review and approved by the City's Geologist and the City's Lake Consultant prior to and during construction of said waterfalls has led to Staff's interpretation for Director review.

As such, Staff recommends that at the April 29, 2003 meeting, the City Council:

  1. Permit Ocean Trails Staff to give an overall presentation of the proposed improvements to the Ocean Trails project.
  2. Permit Staff to give a follow-up presentation of Staff's interpretation as to what body needs to approve said improvements.
  3. Ask questions of Ocean Trails Staff and City Staff.
  4. Allow for public input.
  5. Affirm Staff's interpretation as to which body shall formally review the proposed changes to the Ocean Trails project.

FISCAL IMPACT

There are no Fiscal Impacts to the City as a result of this decision.

Respectfully submitted:

Joel Rojas, AICP

Director of Planning, Building

and Code Enforcement

Reviewed,

Les Evans

City Manager

 

ATTACHMENTS:

Ocean Trails Preliminary Construction Schedule, dated March 27, 2003

Letter from the City Geologist (Cotton Shires and Associates) dated March 12, 2003

Letter from the City Geologist (Cotton Shires and Associates) dated March 14, 2003

Plans Depicting the Proposed Improvements