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TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT DATE: MAY 20, 2003 SUBJECT: REVIEW OF THE PROPOSED WATER FEATURES AT THE OCEAN TRAILS PROJECT Staff Coordinator: Gregory Pfost, AICP, Deputy Planning Director RECOMMENDATION That the City Council conditionally approve the proposed water features at the Ocean Trails project. 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 by June 15, 2003. Ocean Trails has indicated that the full 18-hole golf course could open as early as mid-August. At the April 29, 2003 City Council meeting, Ocean Trails provided a presentation of all the proposed improvements envisioned over the next year at the Ocean Trails site. Ocean Trails noted that they would like to start construction on some of the improvements soon so as not to hold up the opening of the full 18-hole course. As shown in the table below, at the meeting, the Council determined what review process was necessary for each of the proposed improvements.
As shown in the table above, at the April 29th meeting, the Council determined that the proposed water features were to be reviewed and approved by the Council. As such, the purpose of this report is to obtain a decision from the City Council pertaining to the installation of new water features at Ocean Trails. DISCUSSION Attached for the Council's review are two sets of plans: 1) an 11"x17" set showing the water features as drawn by the designer (Di Giacomo); and 2) a blue-line detailed grading plan depicting all of the golf course changes, including the water features as prepared by the project's engineer (ESCO). Below, Staff has provided a description of each of the proposed three water features and an analysis that addresses a variety of issues pertaining to each water feature, such as geology, view, aesthetics, habitat, noise, safety and/or lot line adjustments. Hole #1: Revise the fairway, revise the green and add two waterfalls As shown in the attached plans, Ocean Trails is proposing to:
Geology: As shown in the attached letter dated May 13, 2003, the City's Geologist, Cotton Shires Associates (CSA), supports the construction of the proposed water feature at Hole #1. As part of the construction of the proposed water feature, the developer will be installing an additional water-monitoring well that will identify any increase of water into the subsurface area near the water feature. Additionally, as conditioned, the detailed structural plans for the water features will be reviewed and approved by the City's Geologist and the City's Lake Consultant prior to issuance of building permits. Further, the City's Geologist and Lake Consultant will inspect the installation of the water features during construction. 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. Although the City's geologist was initially concerned regarding the construction of the water features above the rock fill, the applicant's geologist has responded to this issue by noting that construction techniques would resolve the City Geologists concerns. The applicant's geologist also indicated that the removal of some rocks would be necessary and that these rocks would either be used on site for surficial decorative rock or will be broken down and disposed of off site. The current conditions of approval for the Ocean Trails project do not permit the use of a rock crusher on site. Further, they do not permit exporting of material without approval of a revision to the Grading Permit. For clarity, these conditions have been added to the conditions of approval for these specific improvements. The City's Geologist will attend the May 20, 2003 City Council meeting to address any specific geologic questions of the Council. View: 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 and/or associated ponds from the side, and other property owners located at a higher elevation may see the upper pond, because the features are constructed below an existing mound and are lower than other surrounding mounds, there will be no view impairment caused by the waterfalls, ponds or retaining walls. Visual: As noted above, the waterfalls and/or ponds may be seen from some existing property owners in the Seaview Tract, and the upper pond will most likely be seen from other property owners located at higher elevations. However, the visual appearance of the proposed water features is directed towards the south (the tee of Hole #1) as opposed to the existing residences located north of the water feature. Further, the visual impacts of the waterfall and pond areas will be negligible as the features will be an aesthetic enhancement to the site. Habitat: As noted at the April 29th meeting, according to the Ocean Trails Habitat Conservation Plan (HCP), 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. Prior to the failure of landslide C, there was actually 22.41 acres of habitat planted in the golf course play areas. The proposed improvements to Hole #1, including the proposed water feature, will impact existing habitat by removing 0.47 acres and replanting 0.28 acres. Although the specific improvements to Hole #1 will result in a decrease of 0.19 acres (0.47 acres - 0.28 acres = 0.19 acres), as shown in the attached letter dated April 29, 2003, addressed to the U.S. Fish and Wildlife Service from Dudek and Associates (project biologist), the overall impact to habitat on the site as a result of all of the proposed golf course improvements and re-construction of the landslide will result in a net 0.23 acre increase in the total amount of habitat (increase to 22.64 acres) than what was existing prior to the landslide in June 1999. This is a 2.64-acre net increase over what was required in the approved HCP. The 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. Although Ocean Trails' Biological Consultant has initiated discussions with both of these resource agencies and has sent the attached letter for their review and support, Staff has added a condition of approval requiring a letter from the resources agencies approving the proposed changes prior to issuance of any permits for the proposed improvements. Noise: At the April 29th meeting, some members of the Council expressed a concern regarding potential noise impacts related to the proposed waterfalls. The waterfall at Hole #1 will be located approximately 320' from the closest future residence within Vesting Tentative Tract No. 50666 (located on the western side of Ocean Trails Drive), approximately 430' from the affordable housing site, and approximately 600' from the nearest existing residence on the northern (inland) side of PVDS. The proposed water feature appears to be located a substantial distance away from existing and proposed residential structures, in that noise impacts appear to be insignificant. As noted at the April 29th meeting, the waterfalls would be turned off during non-golf hours. To ensure that there will be no noise impacts, Staff recommends the attached condition that regulates the hours of operation for the waterfalls to daytime use only, ensures that the waterfalls do not generate noise levels in excess of 65 decibels at the property line of the golf course (similar to existing Development Code requirements that regulates the location of mechanical equipment to no more than 65 decibels and 3' from property line), requires a noise consultant to verify the noise level, and requires the developer to make changes to the project if the project exceeds the 65 decibel level. Based upon the distance of the waterfalls from neighboring residences and the proposed condition of approval regarding noise levels, Staff does not believe that there will be any significant noise impacts related to the proposed waterfalls. Hole #4: Add new waterfall As shown in the attached plans, Ocean Trails is proposing to:
Geology: As shown in the attached letter dated May 13, 2003, the City's Geologist, Cotton Shires Associates (CSA), supports the construction of the proposed water feature at Hole #4. As determined by the City Geologist, no additional water monitoring wells will be necessary for this proposed water feature. However, as noted under the Hole #1 waterfall discussion, as conditioned, the detailed structural plans for the water features will be reviewed and approved by the City's Geologist and the City's Lake Consultant prior to issuance of building permits. Further, the City's Geologist and Lake Consultant will inspect the installation of the water feature during construction. View: The proposed waterfall will be constructed into the side of an existing slope. There will be no view impacts associated with this waterfall. Visual: The waterfall will be visible from some residential units within the Ocean Terrace Condominiums. However, similar to the Hole #1 water feature, the visual impacts of the waterfall and pond areas will be negligible as the features will be an aesthetic enhancement to the site. Habitat: The proposed water feature improvements to Hole #4 will not impact existing habitat, as it is located on an existing residential lot that has not been planted with habitat. Noise: The waterfall at Hole #4 will be located approximately 40' from the closest future residential pad within Tract No. 50667 (Lot #34), and approximately 280' from the Ocean Terrace Condominiums. Although a sufficient distance from the existing Ocean Terrace Condominiums, Staff was initially concerned regarding the proximity to the future residential building pad located just above the waterfall. The waterfall designer has indicated that the noise will be minimal given that it is down slope and directed away from the building pad. As noted at the April 29th meeting, the waterfalls would be turned off during non-golf hours. To ensure that there will be no impacts, this waterfall will also be subject to the same noise conditions as the water feature at Hole #1, which regulates the hours of operation for the waterfalls to daytime use only, ensures that the waterfalls do not generate noise levels in excess of 65 decibels at the property line of the golf course (similar to existing Development Code requirements that regulates the location of mechanical equipment to no more than 65 decibels and 3' from property line), requires a noise consultant to verify the noise level, and requires the developer to make changes to the project if the project exceeds the 65 decibel level. Based upon the proposed condition of approval regarding noise levels, Staff does not believe that there will be any significant noise impacts related to the proposed waterfalls. Safety Staff was initially concerned regarding the proximity of this water feature to the residential lot immediately adjacent to the water feature and the potential for persons, especially children, to have direct access to the water feature. However, the depth of the pond areas for this water feature, and all other water features will be less than 2 feet, and a 5' high fence (per existing conditions of approval) is required to be constructed between the residential lots and the golf course/open space lots. As such, there are no potential safety impacts. Lot Line Adjustment According to the Municipal Code, review and approval of a Lot Line Adjustment is a Director level decision. During review of the Lot Line Adjustment Staff would make sure that the residential lot still meets the development standards required for this lot. A condition of approval has been added requiring approval and recordation of the Lot Line Adjustment prior to issuance of permits for the water feature. Hole #17: Add new waterfall As shown in the attached plans, Ocean Trails is proposing to:
Geology: As shown in the attached letter dated May 13, 2003, the City's Geologist, Cotton Shires Associates (CSA), supports the construction of the proposed water feature at Hole #17. No additional water monitoring wells will be installed for this proposed water feature, as existing monitoring wells are close enough to this water feature to provide sufficient monitoring. Similar to Hole #1, as conditioned, the detailed structural plans for the water features will be reviewed and approved by the City's Geologist and the City's Lake Consultant prior to issuance of building permits. Further, the City's Geologist and Lake Consultant will inspect the installation of the water features during construction. View: The proposed waterfall will be constructed into the side of an existing slope. There will be no view impacts associated with this waterfall. Visual: The waterfall will be visible from some residential units within the Ocean Terrace Condominiums, from future residences of Ocean Trails (Tract No. 50667), and potentially from other residences located landward of Palos Verdes Drive South. However, similar to the Hole #1 water feature, the visual impacts of the waterfall and pond areas will be negligible as the features will be an aesthetic enhancement to the site. Habitat: The proposed water feature improvements to Hole #17 will not impact existing habitat as this area was impacted by the landslide repair and never included habitat. Noise: The waterfall at Hole #17 will be located approximately 1,650' from the Ocean Terrace Condominiums. Although a sufficient distance from the nearest residential structures to ensure that there will be no impacts, this waterfall will also be subject to the same noise conditions as the water feature at Hole #1, which regulates the hours of operation for the waterfalls to daytime use only, ensures that the waterfalls do not generate noise levels in excess of 65 decibels at the property line of the golf course (similar to existing Development Code requirements that regulates the location of mechanical equipment to no more than 65 decibels and 3' from property line), requires a noise consultant to verify the noise level, and requires the developer to make changes to the project if the project exceeds the 65 decibel level. Based upon the proposed condition of approval regarding noise levels, Staff does not believe that there will be any significant noise impacts related to the proposed waterfalls. ADDITIONAL INFORMATION Water Usage: At the April 29th City Council meeting, some members of the Council were interested in the amount of water that would be added to the Ocean Trails site as a result of the proposed water features. The applicant has supplied the following information for each of the water features for the Council's consideration. For comparative purposes, the applicant has also provided additional information pertaining to the existing lakes and irrigation for the entire golf course. Proposed Water Features
Existing Lakes
Golf Course Irrigation
Public Notice: Although not a public hearing, a courtesy notice of the May 20, 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. CONCLUSION 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 and will be a visual enhancement to the property. Further, the City's Geologist supports the proposed water features. 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 recommendation for approval of the water features. As such, Staff recommends that the City Council permit the proposed water features as per the conditions of approval attached as Exhibit A. ALTERNATIVES In addition to Staff's recommendation, the following additional alternatives are available to the City Council:
FISCAL IMPACT There are no Fiscal Impacts to the City as a result of this decision. Respectfully submitted: Reviewed, ATTACHMENTS:
Exhibit A Ocean Trails - Water Features at Holes #1, #4 and #17 Conditions of Approval Approved by the Rancho Palos Verdes City Council on May 20, 2003 General: Within 15 days of this approval, the owner shall submit a statement in writing that they have read, understand and agree to all the conditions of approval listed below. Failure to provide said written statement shall render this approval null and void. The Director of Planning, Building and Code Enforcement is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. Approval of this project does not, in any way, cause any changes to any of the conditions of approval or mitigation measures previously adopted for the Ocean Trails project. All previously adopted conditions of approval and mitigation measures shall remain in effect and are to be satisfied. Failure to adhere to any of these conditions shall result in the Planning, Building and Code Enforcement Department’s suspension of this permit, a stop on all construction work, and possible closure of the golf course. Planning, Building and Code Enforcement Staff, Public Works Staff and/or the City’s Geologist will be visiting the site during construction and operation of the Golf Course to verify compliance with these conditions. This approval is for the installation of three (3) water features located at Holes #1, #4 and #17 of the Ocean Trails Golf Course as shown on the plans presented to the City Council at the May 20, 2003 City Council Meeting (plans prepared by ESCO, dated April 23, 2003, and plans prepared by DiGiacomo, dated received May 8, 2003). Specifically, the project includes the following: Hole #1: Revise the fairway, revise the green and add two waterfall
Hole #4: Add new waterfall
Hole #17: Add new waterfall
Lot Line Adjustment 6. Prior to issuance of building permits to construct the waterfall at Hole #4, the developer shall obtain approval from the Director of Planning, Building and Code Enforcement and record a Lot Line Adjustment between Residential Lot #34 of Tract No. 50667 and Golf Course Lot #38 of Tract No. 50667. The purpose of the Lot Line Adjustment to ensure that the entire water feature is located on Golf Course Lot #38 and not on Residential Lot #34. View All proposed improvements (including, but not limited to, decorative rock) shall be constructed below the height of the existing earthen mounds located directly north of the proposed waterfall. Prior to issuance of building permits to construct the waterfall at Hole #1, the developer shall submit a height certification and an as-built plan in a form acceptable to the Director of Planning, Building and Code Enforcement identifying the exact elevation of the existing earthen mounds located directly to the north of the proposed waterfall. Prior to issuance of a Final Building Permit, the developer shall submit a height certification and as-built plan in a form acceptable to the Director of Planning, Building and Code Enforcement showing that all proposed improvements have been constructed below the elevation of the existing earthen mounds described in the previous sentence. If it is determined by the Director of Planning, Building and Code Enforcement, that any improvements are constructed higher than the previously existing earthen mounds, then the developer shall be responsible for revising the project to reduce the height of those improvements. Noise The water features shall only be operated during daylight hours. Further, the water features and/or related equipment shall not generate a noise level in excess of 65 decibels at any property line of the golf course. No later than 3 months after the issuance of a Final Building Permit, the developer shall pay for a City hired Noise Consultant to inspect the site and verify that the noise level of the water features and/or related equipment complies with the 65 decibel level noted above. If it is determined by the Director of Planning, Building and Code Enforcement, that the water features and/or equipment exceed the 65 decibel level at any time, then the developer shall immediately make changes to the project to comply with the 65 decibel noise level, or the operation of the water features shall cease. All costs associated with the Noise Consultant shall be paid by the developer through a Trust Deposit with the City. Habitat Prior to issuance of any permits, and prior to construction for the proposed water features and/or improvements to the golf course, including removal of any existing vegetation, the developer shall submit proof, satisfactory to the Director of Planning, Building and Code Enforcement, that the U.S. Fish and Wildlife Service and the California Department of Fish and Game have approved of the proposed improvements and removal of existing habitat. The proposed project and re-establishment of habitat areas shall comply with the requirements of the Ocean Trails Habitat Conservation Plan and Implementation Agreement. All habitat established as a result of the proposed improvements shall be reflected in a status report within the annual habitat monitoring report submitted to the City. Safety Subject to review and approval by the Director of Planning, Building and Code Enforcement, prior to issuance of a Final Building Permit and operation of the water features located at Hole #4, the developer shall be required to install a decorative, minimum height five (5) feet, maximum height six (6) feet fence between Lot #34 and the Golf Course as required in Condition F-1 of Conditional Use Permit No. 162, as amended. 12. The depth of water for all ponds shall be less than 24". Geology 13. The City's Geologist and Lake Consultant shall review and approve of all detailed engineering plans for construction of the water features and related golf course improvements prior to issuance of any permits and start of construction. Plans should include design for lake liners, drainage, hardscape and grading. Plans shall be accompanied by a design geotechnical report, which will include the following: GEOTECHNICAL/ GEOLOGIC MAP: Using the project grading plan(s) as a base map, a geologic map should be prepared including the following elements:
2) GEOLOGIC CROSS SECTIONS: Typical geologic cross sections should be prepared. Geologic cross sections should include the following:
3) GEOTECHNICAL DATA: Geotechnical data utilized in analysis and design of the project should be presented in the design geotechnical report including the following:
4) DISCUSSION AND RECOMMENDATIONS: The following discussion and recommendations should be incorporated into the design geotechnical report:
14. At the completion of construction, a set of as-built civil drawings will be submitted to the City along with an As Graded Geotechnical Report. The As Graded Geotechnical Report shall include:
15. Prior to issuance of a Final Building Permit, the project geologist shall revise the Operations and Maintenance Manual for the golf course to incorporate the monitoring of groundwater associated with the proposed water feature improvements. 16. The City's Geologist and Lake Consultant shall inspect the construction of the proposed water features and golf course improvements. The developer shall be responsible for the costs associated with these inspections 17. The Director of Planning Building and Code Enforcement may revoke this Permit and the continued use of the water features at any time if, in the opinion of the Director of Planning, Building and Code Enforcement, the City Geologist or the Director of Public Works, that the proposed water features may have an adverse affect on the public health, safety and welfare 18. The use of a rock crusher on the site is prohibited. 19. All grading shall be balanced on-site (a.k.a. the Ocean Trails project site). However, should earth, rock or other material be required to be hauled from the project site, approval by the City Council of a revision to the grading permit, pursuant to the requirements of the Development Code, shall be obtained. | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
