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FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT
DATE: DECEMBER 20, 2005
SUBJECT: REVISION "Y" TO THE TRUMP NATIONAL GOLF CLUB PROJECT
Staff Coordinator: Gregory Pfost, AICP, Deputy Planning Director
That the City Council: 1) adopt Resolution No. 2005-__, approving Addendum No. 19 to Environmental Impact Report No. 36 for Revision "Y"; 2) adopt Resolution No. 2005-__, amending Grading Permit No. 1541 for Revision "Y"; 3) adopt Resolution No. 2005-__, amending Vesting Tentative Tract Map No. 50666 for Revision "Y", to permit a temporary 3-month public opening of the golf course and driving range; 4) authorize the Mayor and City Clerk to execute the Indemnity Agreement and Easement Deed between the City and V.H. Property Corporation pertaining to the City's acceptance of "Public Trail Easements"; and 5) adopt Resolution No. 2005-__, accepting said public trail easements within the Trump National Golf Club project.
The Applicant has requested that the golf course and driving range be allowed to open to the general public for a temporary 3-month period while the Applicant continues to address the conditions of approval that need to be satisfied prior to the opening of the 18-hole course. Staff has reviewed the status of all of the outstanding conditions of approval and believes that they are being addressed or will be addressed in a manner to warrant a conditional temporary opening of the golf course and driving range. Furthermore, the Applicant, the Applicant's Geologist and the City Geologist have been working diligently in reviewing the outstanding geologic issues. While the City's Geologist, Cotton Shires Associates (CSA) has not given a final approval on all of the reports; they have completed an initial review of most of them. CSA feels that since these items are relatively minor, could be addressed by the Applicant's Geologist over the next few months and there is no potential risk to public safety, a temporary opening of the golf course could be granted.
If the Council approves the temporary opening at tonight's meeting, the first day of the 3-month temporary opening period will not begin until the three City conditions (see pages 6, 9 and 10 of this report), which were requested by the City's Geologist and the City's Lake Consultant, have been satisfied by the Applicant, and the Coastal Commission Staff has verified that the Coastal Commission's outstanding conditions of approval (see pages 14 and 15 of this report) have been addressed, including the City acceptance of Founder's Park. Staff estimates that the City and Coastal Commission conditions could be addressed within the next 30 days resulting in a potential temporary opening during the month of January.
Notwithstanding, at the time this report was prepared, the City Attorney and the Applicant's Attorney were still working on resolving some last minute issues pertaining to the final documents ("Easement Deed" and "Indemnity Agreement") for the Council's acceptance of the public trails, which is part of Revision "Y". It is anticipated that these issues will be resolved over the next couple of days. If they are, Staff will distribute a supplemental packet to the Council that contains the final documents and resolutions. If they are not, Staff will provide a status report at the December 20th Council meeting.
On November 1, 2005, the City Council first heard the Applicant's request to open the golf course prior to completely satisfying all the conditions of approval, and after evaluating the proposal concluded that the developer's request was premature and that it would be best to continue the public hearing to December 6, 2005 when the status of some of the outstanding conditions remaining to be satisfied could more effectively be evaluated. Specifically, at the November 1st meeting, the Council felt that given the geologic history associated with this site, it is prudent for the City Geologist to at least have a first review of the necessary as-built geologic reports prior to determining whether to permit the golf course to open. Also, certain geologic monitoring issues that the City Geologist had determined imperative to be addressed still needed to be addressed prior to any opening. The City Geologist (CSA) has completed their initial review of the outstanding geologic issues and their findings along with Staff's recommendation on the non-geologic issues are now being posed to the City Council.
As discussed in the attached letter dated December 12, 2005, CSA addresses the various outstanding geologic issues related to the opening of the golf course. In regards to CSA's issue pertaining to the condition of existing monitoring wells, and specifically the potential movement identified in Inclinometer SI-5A, after reviewing the Applicant's Geologist's response, CSA still disagrees with the Applicant's Geologist's contention that this particular inclinometer is defective as CSA does not believe that the Applicant has sufficiently proven that the inclinometer is defective. However, given the very slight amount of potential movement, CSA believes that the golf course can be allowed to temporarily open, provided that the monitoring of this Inclinometer and other monitoring devices in the area are read more frequently.
In regards to the Driving Range, while CSA disagrees with the Applicant's Geologist pertaining to the geologic model associated with Landslide A, which is located directly south of the Driving Range, CSA feels that since there are no buildings constructed that would require a 1.5 factor of safety, and the grading associated with the driving range is minimal and would not adversely affect the stability of Landslide A, a temporary opening of the driving range can be permitted.
While CSA feels confident that as conditioned the geologic issues have been addressed sufficiently to ensure that there will be no adverse impacts to public safety, it is still important to note that the mechanics of shutting down the temporary opening of the golf course or driving range if all of the remaining work yet to be finaled/completed has not been finaled/completed during the temporary 3-month opening may be difficult. While Staff recommends that a temporary opening include a condition requiring the developer to come back to the Council for any future extensions of the initial 3-month opening, and that the City certainly would have the right to close the course for public safety reasons or not extend the temporary opening if the conditions of approval still were not fully satisfied, it will be more difficult to close a course that already has been open to the public than waiting to open the course until all items have been completely satisfied.
In addition to the geologic issues, there are other non-geologic conditions of approval that need to be addressed prior to the opening of the 18-hole golf course. Below, Staff has provided a matrix that identifies all the remaining conditions to be satisfied, their current status, and Staff's recommendation as it relates to the temporary opening of the golf course and driving range. Below the matrix, Staff has provided more detail on each outstanding issue.
CSA = Cotton Shires and Associates (City's Geological consultant on this project)
CC = Converse Consultants (Trump National's Geological consultant on this project)
HCG = Hilts Consulting Group (City's Water Feature consultant on this project)
1. Geologic Approval of the Final As-Built Plan/Geology Report for the Golf Course:
Grading Permit No. 1541, as adopted by the City Council, includes the following condition of approval:
"13. All grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining Walls, and Chapter 70, "Excavation and Grading" of the Uniform Building Code."
Chapter 70 of the Uniform Building Code (UBC) requires that upon final completion of grading, the following information be submitted for review and approval: 1) an As-built Grading Plan showing as graded surface elevations, drainage patterns, drainage facilities and that the work completed was done in accordance with the grading plan; 2) a report by the project soils engineer with a summary statement that indicates that the work is in accordance with the approved soil engineering report and the UBC; 3) a report prepared by the engineering geologist including a final description of the geology of the site, any new information disclosed during grading operations, and a summary statement that indicates that work is in accordance with the approved engineering geologist report and the UBC; and 4) a statement of conformance to said as-built plan and the specifications from the grading contractor. Basically, review and approval of the as-built report is the final step necessary before permanently opening the course for public play - it acts as a Certificate of Use and Occupancy.
Given the magnitude of this project, the developer's geologist has segmented the as-built report into separate reports covering different areas and submitting them at different times. As shown in the matrix above, the review of these reports are at different stages.
At the November 1st meeting, the City's Geologist (Cotton Shires Associates - CSA) had not completed their initial review of many of these reports. CSA has now completed an initial review on most of the reports and has prepared comment letters of which the developer's geologist (Converse Consultants) is in the process of responding to.
As shown in the attached December 12, 2005 letter from CSA, while some reports are not completed, it is the opinion of CSA that the golf course can be temporarily opened for play without unduly exposing the public to high risk provided certain actions are taken. Of primary importance is for CC to perform a site reconnaissance of current conditions at the site and prepare a written statement on their findings and recommendations addressing public safety. As such, Staff recommends that the temporary opening be permitted under the following conditions:
Both of these conditions have been added to the Grading Permit for the project as shown in the attached draft Resolution.
2. Geologic Approval for the Driving Range
On June 7, 2005, the City Council approved Revision "W" for a proposed driving range. The owner must now obtain final approval from the California Coastal Commission. The owner has submitted an application to the California Coastal Commission for such revision, however, according to Coastal Staff, it is currently incomplete. Anticipating that the driving range would not be reviewed by the Coastal Commission prior to the LPGA tournament held at the end of September, the Applicant applied for and received approval of a Coastal Permit from the City on July 8, 2005. The Coastal Permit allowed the owner to proceed with the construction and "temporary" operation of the Driving Range (as conditionally approved by the City Council on June 7, 2005) for the proposed LPGA tournament. The "temporary" operation of the Driving Range was only to be for the LPGA event and would not be open to the public until the California Coastal Commission had approved the permanent Driving Range. More specifically, the following conditions of approval were added to the Coastal Permit:
"3. Approval of Case No. ZON23005-00325 is for the temporary construction and operation of a Driving Range prior to the California Coastal Commission review and approval of the Permanent Driving Range as approved through Revision "W" by the City of Rancho Palos Verdes. More specifically, this approval allows the owner to proceed with the construction of the Driving Range (as conditionally approved by the City Council on June 7, 2005 through Revision "W") and temporarily operate the Driving Range for their proposed LPGA (Ladies Professional Golf Association) Golf Event."
"4. The temporary operation of the Driving Range will only be for the proposed LPGA event to be held between September 26, 2005 and October 2, 2005. The Driving Range shall not be open to the general public or used for any other event until the California Coastal Commission has approved the permanent Driving Range.
If the California Coastal Commission does not approve of the permanent Driving Range, then the owner shall remove all improvements associated with the development and operation of the proposed driving range."
While an application has been submitted to the California Coastal Commission for the driving range, the developer's application has not been heard and therefore no approval from the California Coastal Commission has been granted. According to Coastal Commission Staff, the application cannot be taken to the Coastal Commission until geologic approval of the driving range has been granted by the City's geologist.
Although the developer has submitted a geologic report pertaining to the construction of the driving range, the developer has not yet obtained final approval from the City's geologist on said report. The main reason for not obtaining final geologic approval is due to the dispute between the developer's geologist and the City's geologist pertaining to the sub-surface configuration of Landslide A, and the related Foundation Setback Line that determines where structures may be built. The Council may recall that Landslide A is located between the driving range and the Pacific Ocean. A Geologic Peer Review Board was set up to settle the dispute pertaining to the configuration of Landslide A. At the time that the Peer Review Board was set up, residential lots were affected by Landslide A as opposed to the driving range that exists today.
While the Board has issued a draft report on the Landslide A issue, this report has not been finalized, as it is pending a meeting of all parties to discuss the reports draft recommendations, which include, amongst other items, the need for additional subsurface investigation. While Staff has encouraged the Applicant to move forward with setting up a meeting to so that the Panel may final their report, the developer has not indicated a desire to do so at this time. Staff is aware that part of the reason in delay, is the developer's continued work on the Clubhouse expansion geologic report, which was recently submitted on November 15, 2005 and is currently being reviewed by the City's geologist and the Peer Panel members. The developer feels that there is a link between the subsurface geologic investigations related to the Clubhouse expansion and the Landslide A issues.
While the developer contends that a driving range should be able to be constructed regardless of the subsurface geology as there are no related structures and it is no different than Holes #10 and #11 which are constructed over Landslide A, the City's geologist cannot approve a report for the driving range as the developer's geologist is still using a geologic model that the City's geologist disagrees with. The developer did prepare a stability analysis using both the Applicant's Geologist's geologic model and the City's Geologist's geologic model and found that the driving range would have a negligible affect on the stability of landslide A using either model. Upon reviewing the stability analysis, in a letter dated August 18, 2005, the City's Geologist indicated that "Based upon our review of the proposed driving range grading should not adversely affect the stability of the Landslide A region".
Accordingly, the Applicant has two options: one, the Applicant's geologist needs to change the Landslide A model so that the City's Geologist can approve the driving range report, or two, obtain the Peer Review Panel's approval for the developer's Landslide A model, thereby overturning the City geologist's decision.
The City's Geologist supports a temporary opening of the driving range, as the construction of the range does not appear to affect the stability of the Landslide A region. However, as noted in the December 12, 2005 letter from the City Geologist, their recommendation for a temporary opening is based upon continued monitoring of various monitoring devices. As such, Staff has proposed the condition noted in Section 3 below.
Staff and the Applicant have met with Coastal Commission Staff who support the City's approval of another Coastal Permit allowing the temporary opening of the driving range, while the permanent driving range geologic issues of dispute are being worked out by the Panel. As such, the Applicant has submitted an application for a Coastal Permit to allow a temporary opening of the driving range. Staff is currently processing this application. Temporary use of the driving range cannot be permitted until the City's Coastal Permit is approved by the Director of Planning, Building and Code Enforcement.
3. Water and Land Movement Monitoring
Per the Development Agreement between the City and the Applicant, the Applicant is required to submit quarterly monitoring reports that summarize, amongst a variety of other geologic monitoring tasks, the monitoring of the various inclinometers and water monitoring wells on the subject property.
The Applicant has submitted quarterly monitoring reports to the City for review since the monitoring devices were installed. After reviewing the latest monitoring report, the City's Geologist (CSA) requested that the developer's geologist repair 1) certain monitoring devices, 2) provide an explanation regarding the reading of a specific monitoring device, and 3) provide an explanation of why other monitoring devices are no longer needed as determined by the developer's geologist, Converse Consultants.
CSA's main concern is in regards to the second item noted above. Specifically, upon reviewing the monitoring report dated April 11, 2005, CSA identified a slight displacement at the elevation of the bentonite layer in one of the inclinometers (SI-5A) within Landslide A. As the Council may be aware, an inclinometer measures land movement, and a bentonite layer is often the slip plane of a landslide. The displacement, monitored on March 4, 2005, was approximately 0.04 inches. Further displacement was again monitored on May 13, 2005 at approximately 0.06 inches, and then again on August 2, 2005 at what appears to be approximately 0.08 inches (the exact measurement on August 2nd is unclear as the submitted plot was at a different scale than the previous two plots of March 4th and May 13th). In a May 23, 2005 letter and September 13, 2005 letter, CSA requested that Converse address this issue. On October 31, 2005, a letter from Converse Consultants was submitted to the City. The City's Geologist is currently reviewing the October 31st letter and additional data that was requested and submitted during the month of November.
As shown in the attached December 12, 2005 letter, CSA believes that the temporary opening can occur provided that continued monitoring of this specific inclinometer occur at 2-week intervals over the 3-month period. As such, Staff has proposed the following condition:
This condition has been added to the Grading Permit for the project as shown in the attached draft Resolution.
4. Lakes #8 and #16 Improvements
As part of the Peer Review Panel's review of the Clay Cap/Clubhouse Expansion issue, they required the developer to comply with one of CSA's recommendations - that the City's Lake Consultant (Hilts Consulting Group - HCG), who has been responsible for reviewing the construction of the re-built Lake #9, Waterfall #1 and Waterfall #17, review existing Lakes #8 and #16 and provide any recommended actions pertaining to those lakes. In a June 3, 2005 letter, HCG made certain recommendations pertaining to these two existing lakes.
The Applicant has begun construction on some of the improvements to Lakes #8 and #16 as directed by HCG, but has not completed all of them.
As shown in the attached letter dated December 12, 2005, HCG has not identified any public safety concerns that would prevent the temporary 3-month opening. However, HCG recommends the following conditions be complied with prior to the opening and during the 3-month period:
Both of these conditions have been added to the Grading Permit for the project as shown in the attached draft Resolution.
5. City Planning Staff Review of Final As-Built Plan:
The Council approved Conditional Use Permit No. 163, for the golf course and related structures/uses, includes the following conditions:
"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 City Council for compliance with the plan referenced in this condition. The final design of the golf course shall identify the layout of the golf course holes and other improvements, including drainage structures, utility easements, golf cart paths, public trails and beach access. Wherever possible, the final design of the golf course shall minimize any conflict between the use of the golf holes and the public trails."
"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 be filed. The scope of the review shall be limited to the request for modification of any items reasonably related to the request, and shall be subject to approval by the City Council. Before any minor changes are made to the development, the Director of Planning, Building and Code Enforcement shall report to the City Council a determination of significance."
Staff has completed a review of the final as-built plan, comparing it to the original grading plan. With the development and construction of a golf course, changes to provide contouring, sand traps and revisions to fairways, tees and greens are to be expected. In review, Staff focused on consistency in grade elevations, general layout, required amount of habitat acreage on the golf course, trail and park locations, and any changes that may cause impacts to adjacent neighbors. With two exceptions, Staff has found that the completed golf course, trails, parks, etc are in substantial compliance with the original plan.
The first exception is in regards to the height of Waterfall #1. Since the November 1, 2005 Council meeting, the Applicant has submitted an engineered survey showing that the height of this Waterfall is taller than originally approved. Staff is concerned regarding these improvements as they may affect existing ocean views from the Seaview neighborhood.
The second exception is in regards to the new back tees for Hole #2, which are located just inland of Waterfall #1 discussed in the preceding paragraph. These tees are also higher than originally planned and subsequently may impair views.
The Applicant acknowledges that these improvements are higher than what was previously approved and has therefore submitted an amendment to CUP No. 163 to address the increase in height.
As this issue can be addressed during the temporary opening through the Council's review of the CUP amendment request, Staff does not feel a need to hold up the temporary opening of the golf course to address this issue.
6. Palos Verdes Drive South Landscaping/Roadway Improvements:
The Council approved Vesting Tentative Tract Map Nos. 50666 and 50667 include the following condition (portion thereof):
"I-3. The developer shall be responsible for the design and construction of the realignment of Palos Verdes Drive South from Conqueror Drive to La Rotonda Drive…In addition, the developer shall be responsible for the design and construction of curb and gutter and full median improvements adjacent to the Portuguese Bend Club…Construction on the improvements noted above shall be completed prior to issuance of building permits for any residential structures or prior to the opening of the 18-hole golf course, whichever occurs first. Landscape improvements shall be completed prior to issuance of a Certificate of Occupancy for any residential structures or prior to the opening of the 18-hole golf course, whichever occurs first..."
In summary, the condition requires full street improvements and landscaping from the Portuguese Bend Club entrance (Conqueror Drive) to La Rotonda Drive.
While most of the Palos Verdes Drive roadway improvements have been completed, the roadway improvements between Ocean Trails Drive and Conqueror Drive have not. While the developer has indicated that they could landscape the median at this time, they are still seeking permission from Cal-Water for a water hook up to supply irrigation. In addition to the median landscape improvements, the developer is still required to widen the eastbound lane 1-2 feet, install a trail and landscaping on the seaward side of the roadway, make curb and gutter improvements in front of the Portuguese Bend Club, and install a left turn pocket in the median to access Tract No. 50666. The developer has indicated that they wish to wait to complete these improvements as they are related to the development of Phase II, which is the development of Tract No. 50666.
Initially, the condition of approval for the Palos Verdes Drive Street improvements did not include a timing mechanism on when the improvements needed to be completed. On April 20, 2004, the City Council approved Revision "V" to the project, which allowed modifications to the design standards of the residential lots within Tract No. 50667. Through this approval, Condition I-3 above was modified to provide the current timing mechanism for when the street improvements needed to be completed - "prior to the opening of the 18-hole golf course". Staff acknowledges that the current property owner, and in fact the prior property owner, had always intended to construct the PVDS roadway improvements in 3 phases, the last phase being the section between Conqueror Drive and Ocean Trails Drive. This was to be the last phase in order to coincide with the development of Tract No. 50666, which was the final phase of the project development. While the driving range has been completed, other improvements to Tract No. 50666 have not. The developer is requesting that Condition I-3 be changed to permit these remaining improvements to be constructed prior to the issuance of any permit for a residence within Tract No. 50666. Staff supports this request as these improvements are directly related to the development of Tract No. 50666. This is consistent with other conditions of approval that permit a delay in the construction of certain trails within Tract No. 50666 prior to the development of residential units within the tract.
As such, Staff recommends that the condition be modified as such (bold underline text for new text and strikethrough text for text to be removed):
"I-3. The developer shall be responsible for the design and construction of the realignment of Palos Verdes Drive South from Conqueror Drive to La Rotonda Drive…In addition, the developer shall be responsible for the design and construction of curb and gutter and full median improvements adjacent to the Portuguese Bend Club…With the exception of the improvements between Conqueror Drive and Ocean Trails Drive, construction on the improvements noted above shall be completed prior to issuance of building permits for any residential structures or prior to the opening of the 18-hole golf course, whichever occurs first. Landscape improvements shall be completed prior to issuance of a Certificate of Occupancy for any residential structures or prior to the opening of the 18-hole golf course, whichever occurs first. For the roadway improvements and related landscaping between Conqueror Drive and Ocean Trails Drive, the developer shall complete said improvements prior to the issuance of any permits for any habitable structure within Tract No. 50666.
7. Final on Trails/Parks/Landscaping throughout the Site:
The Council approved Public Amenities Plan requires certain trails and parks to be completed prior to the opening of the 18-hole golf course. The related conditions are as follows:
"The following trail improvements, interpretive signs and trail fencing shall be installed and open for use by the public prior to commencement of play on the golf course… the trails shall be improved to the standards required in the project conditions of approval (contained in Resolution Nos. 96-73 and 96-74) and depicted on the approved Trail Plan of the final Public Amenities Plan, including the installation of permanent fencing and signage, prior to the commencement of play on the golf course.
Additionally, the California Coastal Commission requires that the City accept certain public trails prior to the opening of the golf course.
The City's landscape architect consultant and Staff have conducted an on-site inspection of the required trails and parks noted above. All of the trails/parks noted above have been installed. At the November 1, 2005 meeting, Staff reported that there was a punch list of minor items that need to be addressed for some of the trails and parks. This list addresses trail signage and minor improvements. The developer has been working to address all of the items. The only items remaining deal with some additional trail signage. The Applicant has indicated that the signage is on order and can be installed prior to the end of the 3-month temporary opening.
In regards to the trails that are to be accepted by the City as part of the Coastal Commission conditions of approval, the Applicant has submitted an Easement Deed for these trails and subsequent Indemnity Agreement for the Council's review and acceptance. If the Council accepts these trail easements, they will need to be recorded prior to opening the golf course for play. As noted in the Executive Summary above, at the time this report was prepared, the City Attorney and the Applicant's Attorney were still working on resolving some last minute issues pertaining to the final documents ("Easement Deed" and "Indemnity Agreement") for the Council's acceptance of the public trails, which is part of Revision "Y". It is anticipated that these issues will be resolved over the next couple of days. If they are, Staff will distribute a supplemental packet to the Council that contains the final documents and resolutions. If they are not, Staff will provide a status report at the December 20th Council meeting.
Given that the remaining items on the punch list deal with trail signage, do not cause significant impacts to health, safety and welfare, and can be completed within the timeframe of the requested temporary opening, Staff feels that complete compliance with these conditions should not hold up a temporary opening of the golf course.
Affordable Housing Units
As the Council may recall, the on-site Affordable Housing Units are required to be made available prior to the opening of the golf course to the public. The units have been leased to persons who qualify at affordable levels. As such, this issue, which was still outstanding at the November 1st Council meeting, has been addressed.
California Coastal Commission Conditions of Approval
As the Council may know, in addition to the many City conditions of approval and mitigation measures that the developer must comply with, there are also many California Coastal Commission conditions of approval that must be complied with. While some of those conditions mirror the City's conditions others do not. Many of the Coastal Commission's conditions require compliance prior to the opening of the 18-hole course. Recently, the developer requested the Coastal Commission Staff permit the developer to open the golf course and driving range. The Coastal Commission Staff responded with a letter indicating that the existing permit does not allow the opening of the golf course until they meet the conditions as required in the current permit. Their letter outlined the various conditions that need to be satisfied. Below is a summary of the items that still need to be addressed through the Coastal Commission prior to the opening of the golf course and driving range:
A. City Acceptance of Founder's Park: While the Council approved the acceptance of the Park and related Indemnity Agreement, and the City sent such documents to Trump National on August 22, 2005, these documents have yet to be signed by Trump National, and as such they have not been recorded. Trump National has requested some very minor revisions to the documents prior to recordation. These revisions have been completed and are being reviewed by Staff. Staff anticipates that this issue may be resolved and the acceptance may be recorded prior to December 20th.
B. City Acceptance of Certain Trails: The City is required to accept certain trails in the project prior to the Commission's authorization for the golf course to open. This issue is part of tonight's agenda.
C. Installation of Signs: Certain signs are required to be installed. The Applicant has recently installed many signs at the project site. Staff assumes that the Coastal Commission Staff will soon make an inspection to verify that all necessary signs have been installed.
D. Habitat Installed to Meet Slide Repair Mitigation: On September 20th, City Staff, Coastal Staff and the Resource Agencies met to inspect various project habitat areas. On October 20, 2005, the City received verification from the Resource Agencies that they are satisfied with the habitat installation. Staff assumes that the Coastal Commission Staff is satisfied with this response in meeting their condition.
The Coastal Commission Staff is charged with ensuring that the conditions noted above are satisfied. As such, the developer will also need to obtain Coastal Staff approval that the necessary conditions of approval have been met prior to actual play on the golf course.
In addition to the Staff recommendation, the City Council may also wish to consider the following alternative:
There are no Fiscal Impacts to the City as a result of this decision.
Joel Rojas, AICP
Director of Planning, Building
and Code Enforcement
Resolution No. 2005-__, adopting Addendum #19
Resolution No. 2005-__, approving Revision "Y" to Grading Permit No. 1541
Resolution No. 2005-__, approving Revision "Y" to VTTM No. 50666
Resolution No. 2005-__, accepting the Easement Deed for certain public trails
Indemnity Agreement and Easement Deed for certain public trails
Letter from CSA dated December 12, 2005
Letter from HCG dated December 12, 2005